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HBC0}{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 289J}{ \lang2057\langfe1033\langnp2057\insrsid3159675 .}{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 2004S \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 BETWEEN:}{\lang2057\langfe1033\langnp2057\insrsid3159675\charrsid3159675 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid3159675\charrsid3159675 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 CUL (FIJI) LIMITED}{\b\lang2057\langfe1033\langnp2057\insrsid3159675\charrsid3159675 \par }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 a limited liability \par company incorporated in Fiji and having \par its registered office at c/- Young & Associates, \par Solicitors, 2 Saku Lane, Lautoka. \par PLAINTIFF \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 AND:}{\lang2057\langfe1033\langnp2057\insrsid3159675\charrsid3159675 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid3159675\charrsid3159675 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 THE ROTI SHOP LIMITED}{\b\lang2057\langfe1033\langnp2057\insrsid3159675\charrsid3159675 , \par }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 a limited liability \par company incorporated in Fiji and having its \par registered office at FNPF Place, Dolphins \par Food Court, Victoria Parade, Suva. \par DEFENDANT \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \par Counsel for the Plaintiff: T. Tuitoga: Munro Leys \par }{\lang2057\langfe1033\langnp2057\insrsid3159675\charrsid3159675 Counsel for the Defendant: }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 Ms L. Vaurasi: Muaror & Co. \par }{\lang2057\langfe1033\langnp2057\insrsid3159675\charrsid3159675 \par Date for the Judgment}{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 : 27 October, 2004 \par Time for the Judgment: 9.30 a.m. \par \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 JUDGMENT \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \par This is a section 169 application. \par \par The Plaintiff holds a 10 year lease (Lease No. 460534) with effect from 1.12.1998 over Lot 1}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 DP 6617 on C.T. 24859.}{ \lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 The Defendant runs and operates }{\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \'93The Roti Shop\'94}{ \lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 from part of the Plaintiff\rquote s property under a sub-lease, paying a monthly rent of $400.00.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{ \lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 There are no lease documents, only an oral agreement.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 On 28 May 2004, the Plaintiff served Notice on the Defendant to quit.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 The Defendant must, under s.169 proceedings, show cause why he should not give up possession. \par \par The Defendant first argued that the Plaintiff, to succeed under s.169, must bring itself into one of the three }{\lang2057\langfe1033\langnp2057\insrsid3159675 categories under it, namely, as}{ \lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \par \par }\pard \ql \fi-720\li1440\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid3159675 {\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \'93(a)\tab the last registered proprietor of the land; \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \par {\pntext\pard\plain\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \hich\af0\dbch\af0\loch\f0 (b)\tab}}\pard \ql \fi-720\li1440\ri0\widctlpar{\*\pn \pnlvlbody\ilvl0\ls1\pnrnot0\pnlcltr\pnstart2\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin1440\itap0\pararsid3159675 {\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 a lessor with power to re-enter where the lessee or tenant is in arrear, for such period as may be provided in the lease and, in the absence of any such provision therein, where the lessee or tenant is in arrear for one month, whether there be or be not sufficient distress found on the premises to countervail such rent and whether or not any previous demand has been made for the rent; \par }\pard \ql \li0\ri0\widctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \par {\pntext\pard\plain\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \hich\af0\dbch\af0\loch\f0 (c)\tab}}\pard \ql \fi-720\li1440\ri0\widctlpar{\*\pn \pnlvlbody\ilvl0\ls1\pnrnot0\pnlcltr\pnstart2\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin1440\itap0\pararsid3159675 {\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 a lessor against a lessee or tenant where a legal notice t o quit has been given or the term of the lease has expired.\'94 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \par According to the Defendant, the Plaintiff\rquote s head lease, although purportedly is for ten (10) years, had only an initial 5 year term with option to renew.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{ \lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 There being no evidence of the renewal for a further term of 5 years, the Defendant argued that the presumption is that the head lease had expired in January 2004 thus making the Plaintiff \rquote s Notice to quit of 28 May 2004, invalid since it was no longer the }{\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \'93lessor\'94}{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 for the purpose of s.169 (c) o f the Land Transfer Act. \par \par I am not persuaded by the Defendant\rquote s argument.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 While it is true the Plaintiff\rquote s lease carried a renewal option clause after the first 5 years, the details and the procedures to be followed by the parties before re-newal, as set o ut in paragraph 4 of the Lease, had to be activated at lease 9 months before January 2004 to even allow the Plaintiff to continue its tenancy after January 2004.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{ \lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 The presumption upon one\rquote s reading of paragraph 4 of Lease 460534 is in favour of the Plaintiff and the re-newal in accordance with the parties intentions for a 10 year term. \par \par The Defendant next argued that there was an oral agreement between the parties that the tenancy was to be for 3 years.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 In his affidavit of 21 September 2004, Hari Prasad (f/n Khrishna Prasad) a director of the Defendant company, stated that the oral 3-year tenancy agreement was reached between the parties, after approval had been obtained from the US headquarters of the Plaintiff.}{ \lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 The simple fact of the matter is, as Counsel f or the Plaintiff correctly pointed out, there are no evidence produced to this Court to substantiate the Defendant\rquote s claim.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 The tenancy can be no more than a periodic, in this case, a monthly one.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 The law in such a situation is clear.}{ \lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 A monthly tenancy doe s not become a tenancy for 3 years merely by the inclusion of expression, showing that the parties had contemplated a tenancy of a longer period.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{ \lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 It remains a tenancy that is renewable on a monthly basis.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 So long as it is a periodic tenancy therefore, then it is determinable by notice to quit. \par \par Finally, the Defendant referred to section 55 of the Fair Trading Decree arguing that the head lessor is guilty of unconscionable conduct by, through the Plaintiff, forcing the Defendant to close its business, in fav our of a competitor which will shortly open in the new complex next door.}{\lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 The head lessor is not a party to this proceedings.}{ \lang2057\langfe1033\langnp2057\insrsid3159675 }{\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 At any rate, there are no evidence to substantiate the Defendant\rquote s allegations. \par \par In the end, after having read the evidence and listened to Counsel\rquote s submissions, I am satisfied that the Defendant has not discharged the onus required of it under section 169. \par \par Order is made for vacant possession. \par \par Costs of $200.00 against the Defendant. \par }{\lang2057\langfe1033\langnp2057\insrsid8676589\charrsid3159675 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 F. Jitoko \par }{\b\ul\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 JUDGE}{\b\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3159675 {\lang2057\langfe1033\langnp2057\insrsid15803196\charrsid3159675 \par At Suva \par 27 October 2004 \par }}