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{\title IN THE HIGH COURT OF FIJI (AT SUVA)}{\author Amelia Rasovo}{\operator blake_r}{\creatim\yr2004\mo8\dy30\hr11\min17}{\revtim\yr2004\mo8\dy31\hr9\min58}{\version3}{\edmins2}{\nofpages3}{\nofwords979}{\nofchars5582}{\*\company Judicial Department}
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\qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 IN THE HIGH COURT OF FIJI}{
\b\fs24\lang2057\langfe5129\langnp2057\insrsid8001923\charrsid8001923 
\par }{\b\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 (AT SUVA)
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 CIVIL ACTION HBC 110 OF 2001S
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Between:
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 THE ATTORNEY GENERAL
\par }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Plaintiff
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 and
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 FIJI FOOTBALL ASSOCIATION
\par }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 First Defendant
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 and
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 CHIEF EXECUTIVE OFFICER
\par FIJI FOOTBALL ASSOCIATION
\par }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Second Defendant
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 and
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 HAROLD BINGHAM
\par }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Third Defendant
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par I.Tuiloma for the Plaintiff
\par M.S.D. Sahu Khan for the Defendant
\par 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 JUDGMENT
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par These are proceedings for the possession of premises known as Government Quarters 170 Beqa Place Veiuto brought pursuant to Section 169 of the Land Transfer Act (Cap 131-the Act).
\par 
\par The following affidavits were filed:
\par 
\par {\pntext\pard\plain\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \ql \fi-720\li1440\ri0\widctlpar{\*\pn \pnlvlbody\ilvl0\ls3\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1440\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
Vilitati Mataitini, Executive Officer Quarters, Public Service Commission, 14 September 2001;
\par {\pntext\pard\plain\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 \hich\af0\dbch\af0\loch\f0 (ii)\tab}}\pard \ql \fi-720\li1440\ri0\widctlpar{\*\pn \pnlvlbody\ilvl0\ls3\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1440\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Bob Sant Kumar, Executive Secretary Fiji Football Association, 17 October 2001;
\par {\pntext\pard\plain\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 \hich\af0\dbch\af0\loch\f0 (iii)\tab}}\pard \ql \fi-720\li1440\ri0\widctlpar{\*\pn \pnlvlbody\ilvl0\ls3\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1440\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Vilitati Mataitini, 9 November 2001; and
\par {\pntext\pard\plain\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 \hich\af0\dbch\af0\loch\f0 (iv)\tab}}\pard \ql \fi-720\li1440\ri0\widctlpar{\*\pn \pnlvlbody\ilvl0\ls3\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1440\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Barma Nand, Director of Lands, 19 March 2002.
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par Although paragraph 3 of Mr. Kumar\rquote s affidavit objected to the use of Vilitati Mataitini\rquote s first affidavit Dr. Sahu Khan did not argue the point at the hearing and no obvious breach of Order 41 was apparent to me.
\par 
\par In summary Mr. Nand\rquote s evidence was that the Director of Lands is the registered proprietor of the land upon which Quarters 170 is constructed (Barma Nand\rquote 
s affidavit paragraph 1 and Exhibit BN 1) and that the Quarters were let to Mr. Washington Gonzales a football coach
, for a three year period commencing 19 November 1997 at a monthly rental of $76.92 (Exhibit BNC 2) following a request received on about 5 November 1997 by the Permanent Secretary for Youth Employment Opportunities and Sports from the first Defendant.

\par 
\par Vilitati Mataitini\rquote s evidence was that Mr. Gonzales retired from his position with the first Defendant sometime towards the end of the three year period but that the Quarters were not handed back to the Director of Lands.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Notices to quit was served on the second Defendant in April 2000, August 2000 and October 2000 but were not complied with.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 On 9 January 2001 a final notice to quit was sent to the third Defendant who is apparently the first Defendant\rquote 
s President and who was by then residing in Quarters 170.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 The third Defendant did not vacate.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 The originating summons was filed on 14 September 2001.
\par 
\par The Plaintiff\rquote s case is that it is the registered proprietor of the land bringing proceedings against a lessee or tenant of the premises who has not complied 
with the legal notices to quit and/or whose lease has expired (see Section 169 (a) (c) of the Act).
\par 
\par Under the provisions of Section 172 of the Act the person in possession has the burden of establishing a right to the continued possession of the premises.
\par 
\par On behalf of the Defendants Dr. Sahu Khan advanced three arguments.
\par 
\par The first argument relied on }{\fs24\ul\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Venkanna Rao v. Sanday}{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
 (Suva S.C. Civ 19/77) and was to the effect that acceptance of rent by the Plaintiff in June, August, September and October 1991 (see Exhibits B, C, D and E of Mr. Kumar\rquote s affidavit) amounted to the creation of a fresh tenancy.
\par 
\par The second submission relied on paragraph 4 of Mr. Kumar\rquote s affidavit and in particular on sub-paragraphs (v), (vi), (vii) and (viii) and annexure A.
\par 
\par The third submission was that the papers gave rise to complicated issues of fact which were not suitable for resolution in Section 169 proceedings (see }{\fs24\ul\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
Shyam Lal v. Eric Martin Schultz}{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923  FCA Reps 72/145).
\par 
\par In answer to Dr. Sahu Khan\rquote s first argument Mr. Tuiloma referred me to }{\fs24\ul\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Clarke v. Grant}{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
 [1950] 1 KB 104; [1949] 1 All ER 768 which he suggested is authority for the proposition that the mere acceptance of rent after service of a notice to quit is not evidence of intention to create a new tenancy.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 He particularly emphasised that:
\par 
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 \'93
the mere mistake of his agent in accepting the money as rent which has accrued is no evidence that the landlord was agreeing to a new tenancy.\'94
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par }{\fs24\ul\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Clarke\rquote s}{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923  case was been followed in Fiji in }{
\fs24\ul\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Rao v. Sanday}{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923  (1977) 23 FLR 120 (which overruled the only judgment cited by Dr. Sahu Khan) and }{
\fs24\ul\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Hassan v. Thoms }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 (1984) 30 FLR 1.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 In the words of}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Speight VP:
\par 
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 \'93
the crucial test in these cases of further dealings between landlord and tenant after notice to quit is: has any fresh agreement been reached between parties?\'94
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par As has been seen the final notice to quit was served in January 2001.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 These proceedings were commenced in October 2001.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Dr. Sahu Khan suggested that the acceptance of rent was the clearest evidence of intention to revive the tenancy.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 I do not agree.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 There is nothing to show where or to whom the four post notice payments were made.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Counter clerks accepting payment in the Fiji Civil Service are not legally qualified and are not required to assess the possible legal ramifications of accepting payment.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
The mere acceptance of rent by a PSC counter clerk does not in my opinion provide any worthwhile evidence of an intention by the Director of Lands to revive the tenancy of premises the possession of which t
he Public Service Commission had been attempting to regain for the previous 18 months.
\par 
\par The short answer to Dr. Sahu Khan\rquote s second argument was provided by Mr. Tuiloma.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
All the documentary evidence suggests a three year lease to the FFA for occupation by Mr. Gonzales.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
In answer, Mr. Kumar without naming any of the persons involved suggested that the Quarters were \'93going to be provided to the (first Defendant) on a permanent basis\'94.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 The only material provided to support this suggestion was a letter apparently written by Dr. Sahu Khan in June 2001 exhibited to Mr. Kumar\rquote s affidavit.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 I think it would have been better not to exhibit this letter (see }{
\fs24\ul\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 John Watson v. Bish Limited}{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923  FCA Reps 85/179).}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 The letter refers to the premises being \'93engaged by Fiji FA on a reasonably permanent basis\'94
 (whatever that may mean) but again offers no details of how or when or with whom this agreement was reached.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
It is just because such claims can be so easily made and are so difficult to dispute that Section 59 (d) of the Indemnity Bailment and Guarantee Act (Cap 232) upon which Mr. Tuiloma relied requires contracts}{
\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 relating to land to be in writing.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 In my opinion no writing exists to support the Defendants\rquote  claim.
\par 
\par Although Dr. Sahu Khan took every possible point available to the Defendants I am satisfied that this is a fairly straightforward case of holding over after determination of}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 a tenancy.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
I do not find any complicated issues of fact requiring a trial.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 Vilitati Mataitini\rquote s evidence that the quarters are \'93
desperately needed\'94 for the accommodation of entitled persons was not disputed.}{\fs24\lang2057\langfe5129\langnp2057\insrsid8001923  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
I order the Defendants to give possession of the premises to the Plaintiff by midday 13 June 2002.
\par 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 M.D. Scott
\par Judge
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8001923 {\fs24\lang2057\langfe5129\langnp2057\insrsid3697968\charrsid8001923 
\par 24 May 2002
\par }}