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{\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 IN THE HIGH COURT OF FIJI \par AT SUVA \par CIVIL JURISDICTION \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 CIVIL ACTION NO: HBC 337 OF 1999 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 BETWEEN:}{\lang2057\langfe1033\langnp2057\insrsid6883904\charrsid6883904 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid6883904 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 FIJI DEVELOPMENT BANK \par }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Plaintiff \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 AND:}{\lang2057\langfe1033\langnp2057\insrsid6883904\charrsid6883904 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid6883904 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 ENDEAVOUR YOUTH INVESTMENT \par CO-OPERATIVE SOCIETY LTD. \par }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 1st Defendant \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 AND:}{\lang2057\langfe1033\langnp2057\insrsid6883904\charrsid6883904 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid6883904 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 ILIESA DUVULOCO & KELERA DUVULOCO \par }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 2nd Defendants \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par }{\lang2057\langfe1033\langnp2057\insrsid6883904 Counsel}{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 :}{\lang2057\langfe1033\langnp2057\insrsid6883904\charrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Mr D. Sharma for Plaintiff \par }{\lang2057\langfe1033\langnp2057\insrsid6883904 :}{\lang2057\langfe1033\langnp2057\insrsid6883904\charrsid6883904 Mr}{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 R. Singh for 1st and 2nd Defendants \par \par }{\lang2057\langfe1033\langnp2057\insrsid6883904 Hearing}{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 :}{\lang2057\langfe1033\langnp2057\insrsid6883904\charrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 28th April 2000 \par }{\lang2057\langfe1033\langnp2057\insrsid6883904 Judgment}{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 :}{\lang2057\langfe1033\langnp2057\insrsid6883904\charrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 5 th May 2000 \par \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid6883904\charrsid6883904 JUDGMENT}{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par This is an application for vacant possession under Order 88 of the High Court Rules.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 The application was made by summons and affidavit on 27th July 1999. \par \par The affidavit of Salote Tavainavesi sworn on 23rd July complies with Order 88 Rule 3 of the High Court Rules.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 The facts of the case are that the first Defendant is a registered proprietor of CT No. 6708 at 277 Princes Road, Suva.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 The second Defendants are directors of the first Defendant, which is a registered co-operative. \par \par On 8th July 1992, the property was mortgaged to the Plaintiff Bank.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 The initial amount advanced was $120,000 in 1989.}{ \lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 In 1992, a further advance of $450,000 was agreed to.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{ \lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Monthly instalments were to be $6,680.00.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 The interest charged was 8% per annum on the first $200,000 advanced and 11% per annum on the balance from 1st January 1997. \par }{\lang2057\langfe1033\langnp2057\insrsid6883904 \par }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Clause 6 of the Mortgage reads as follows: \par }{\lang2057\langfe1033\langnp2057\insrsid6883904 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin720\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \'93 That upon the power of sale becoming exercisable hereunder it shall be lawful for the Mortgagee at any time and from time to time without giving to the Mortgagor any notice to do all or any of the following: \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par }\pard \ql \li1440\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin1440\itap0\pararsid3101012 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 To enter upon and take possession and/or enter into}{ \b\lang2057\langfe1033\langnp2057\insrsid6883904 }{\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 receipt of the rents and profits of all or any of the said land and t o manage the same and to pull down, rebuild, alter and add to any of the existing buildings or improvements and to do all such things as the Mortgagee may deem necessary to manage and efficiently carry on the said land or to obtain income therefrom and fo r any such purposes to employ managers, workmen and otherwise to act in all respects as the Mortgagee in its absolute discretion may think fit.\'94 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par The Plaintiff says that the first Defendant defaulted in its payments and the Plaintiff issued a Demand Notice on 31st January 1997.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 The Plaintiff advertised the property for sale.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 However in July 1999, the second Defendants moved into the property and have refused to vacate. \par \par The Plaintiff asks for vacant possession, an order restraining the Defendants from damaging the property, and costs. \par \par The Defendants say that they have paid the full amount due to the Plaintiff, that the Demand Notices were wrongly issued, that they disagree with the accounts of the loan account provided by the bank, that the Minister for Co-o peratives had not consented to the 11% interest rate charged by the Bank, and that the Plaintiffs should provide full and detailed accounts to the court. \par \par In reply, in an affidavit sworn on 14th February 2000 Salote Tavainavesi provided another set of accounts, this time based on an 8% per annum interest rate, which shows that the first Defendant was still in default to the tune of $347,727.00.}{ \lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 She states that in any event the Defendant agreed to pay interest at 8% on the first $200,000 and 13.5% thereafter , in an agreement with the Plaintiff dated 4th May 1992 (Annexure C). \par \par In a final affidavit sworn on 9th March 2000 the second Defendant says that he disputes the accounts and that he had made a payment of $80,000.00 that was not shown in the accounts. \par \par The application was heard on 28th April 2000.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Both counsel were helpful in their submissions.}{ \lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Counsel for the Plaintiff submitted that a dispute on the total due was not relevant in an Order 88 application for vacant possession, unless the power of sale and re-entry was not exercisable because there was no default at all.}{ \lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Counsel for the Defendants said that the Defendants were not in default at all, that the accounts were inaccurate and that there should be an open court hearing and evidence heard. \par \par On a perusal of all the affidavit material before me, I am satisfied that, whichever interest rate was chargeable on the principal sum, the first Defendant is in default.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{ \lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Although the Defendant disputes part of the accounts, and claims that it paid a sum of $80,000 which is not accounted for, the sum disputed is not in excess of $100,000.}{ \lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 The Defendant is therefore still in default.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{ \lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 A trial on the amount owed is therefore unlikely to make any difference in that respect. \par \par Nor do I consider the Demand Notices to be invalid simply because the Defendant disputes the interest rate charged.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 In any event, after the demand notices were served, the Defendants have not appeared to take any steps to challenge the interest charged, to provide evidence of lack of default, or to provide any accounts of their own. \par \par I am satisfied therefore that the Defendant is in default, and that the power of entry and sale has become exercisable by the Bank.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 The Defendant has raised the issue of the consent of the Minister of Co-operatives to the terms of the loan. \par \par The Co-operative Societies Act Cap. 250 provides by virtue of section 34, that a registered co-operative society shall receive loans under certain prescribed conditions.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{ \lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Regulation 43 of the Co-operative Societies Regulations Cap. 250, provides: \par \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin720\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \'93 A registered society, may, with the consent of the Minister, raise capital by the issue of shares or by the issue of debentures either singly or in a series or by charging or encumbering the present or future assets of the society by way of lien mortgage or other form of charge or security.\'94 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par In this case, the consent of the Minister was obtained before the mortgage was executed.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 In a letter dated 19th June 1992, the then Minister wrote to the Plaintiff in the following terms: \par \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin720\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \'93In accordanc e with the provision of Regulation 43 of the Co-operative Societies Act Cap 250, I endorse the application by the Endeavour Youth Investment Co-operative Society Ltd. to raise additional capital amounting to $450,000.00 at the interest rate of eight per c ent (8%) per annum a rate that may be charged at the discretion of the Fiji Development Bank.}{\b\lang2057\langfe1033\langnp2057\insrsid6883904 }{\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Furthermore, I give my consent to allow the society to charge any or all of its assets to the Fiji Development Bank as security for the purpose of raising the above mentioned loan.\'94 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 This consent was given before the execution of the mortgage (which is of course silent on advances and interest rates) but after the second Defendant had signed an agreement with the Plaintiff, that the interest rate after the first $20 0,000, would be up to 13.5%. \par \par The inference is that the Minister did not consent to an interest rate higher than 8% on the amounts advanced.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 However, I have already found that even if the Bank was not entitled to charge 11% on the amount advanced beyond $200,000, the Defendant is still in default.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{ \lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 The question, therefore of whether or not the total amount owed is the correct amount, is not an issue for an Order 88 application. \par \par The mortgage is valid, because the Minister consented to it before it was executed.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 The mortgage does not purport to specify interest rates.} {\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Under that mortgage the Plaintiff may exercise its power of re-entry and sale on default.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{ \lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 That right is also protected by statute (section 75 of the Property Law Act Cap 30.) \par \par I am satisfied that Order 88 has been complied with and I order vacant possession accordingly. \par \par Counsel for the Defendants did not explain the 2nd Defendant\rquote s presence in the property.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 In a letter to the Bank on 12 July 1999 (Annexure H to Salote Tavainavesi of 23rd July 1999) the second Defendant wrote: \par \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin720\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \'93 For your information I have personally moved into the property yesterday and we will never vacate the premises until we are assured of an offer above $450,000 so that we may recover a fraction of our total investment.\'94 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par In that letter, which is expressed in intemperate terms, the second Defendant does not say that he has become a tenant, or that he has any legal right to occupy the property.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{ \lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 It is interesting that this letter does not suggest that the first Defendant was not in default under the mortgage. \par \par I have not found any evidence that the second Defendants have any right to occupy the property in question.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Order 88 Rule 1(1) (d) allows the court to order delivery of possession of the property by any person who is in possession. \par \par Accordingly, I order in terms of the Plaintiff\rquote s summons of 27th July 1999.}{\lang2057\langfe1033\langnp2057\insrsid6883904 }{\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Costs are to be taxed if not agreed. \par \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 Nazhat Shameem \par }{\b\ul\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 JUDGE}{\b\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\faauto\rin0\lin0\itap0\pararsid6883904 {\lang2057\langfe1033\langnp2057\insrsid7870604\charrsid6883904 \par At Suva \par 5th May 2000 \par }}