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}{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 CIVIL JURISDICTION}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 CIVIL ACTION NO. 392 OF 2003 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Between: \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 SOFIA SHANAZ SHAH}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par f/n Dildar Shah}{\lang2057\langfe1033\langnp2057\insrsid8210934\charrsid16127981 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid8210934\charrsid16127981 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid8210934\charrsid16127981 and}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid8210934\charrsid16127981 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 ALEEM SHAH}{\lang2057\langfe1033\langnp2057\insrsid8210934\charrsid16127981 \par }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 f/n Shorat Ali Shah}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par Plaintiffs \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 and \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 NIMILOTE M. FIFITA}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par Defendant \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }{\i\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Mr. N. Shivam}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 for the Plaintiffs \par }{\i\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Mr. N. Nawaikula}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 for the Defence \par \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3416618 {\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 JUDGMENT}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par This is a s.169 application under the Land Transfer Act, Cap. 131 (the \lquote Act\rquote ). \par \par By summons filed 18 September 2003 the plaintiffs seek an order for immediate vacant possession of the property situated at 25 Kabatia Place, Namadi Heights, Suva comprised in Certificate of Title No. 27242 and described as Lot 8 on Deposited Plan No. 4585 known as \'93Tamavua\'94 situated in the District of Suva on the Island of Vitilevu (hereafter referred to as the \'93property\'94). \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Background history \par }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par On 17 October 2003 the defendant appeared before Scott J (now Judge of Appeal) and asked for 7 days to file an affidavit in reply}{\lang2057\langfe1033\langnp2057\insrsid15558816\charrsid16127981 to the plaintiff\rquote s affidavit. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 This was granted but he failed to do so by the adjourned date of 24 October 2003.}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 No one }{\lang2057\langfe1033\langnp2057\insrsid15558816\charrsid16127981 appeared on his behalf either. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 So I made the order sought. \par \par Then on 31 October 2003 the defendant through his counsel Mr. Nawaikula applied to set aside the said order and by consent on 2 March 2004 it was set aside. \par \par The defendant has opposed the summons which I heard on 31 March 2004. \par \par I have before me the following affidavits for my consideration: \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Affidavit of plaintiff in support of the summons for Ejectment \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Affidavit in reply of the defendant \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Further two affidavits of the defendant \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Affidavit in Reply of Dildar Shah the previous owner of the property \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Affidavit of the plaintiffs. \par }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par On 31 March 2004 I had for my consideration the oral submission of Mr. Shivam and the written and oral submissions of Mr. Nawaikula. \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Plaintiffs\rquote case \par }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par The plaintiffs say that they are the registered proprietors of the pr}{\lang2057\langfe1033\langnp2057\insrsid15558816\charrsid16127981 operty (vide C.T. No. 27242). }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 They require the property for their own use so they caused a Notice to Quit to be served on the defendant but he has not vacated. \par \par Dildar Shah in his affidavit stated that the defendant failed to exercise his option to purchase the property as}{\lang2057\langfe1033\langnp2057\insrsid15558816\charrsid16127981 he could not afford to do so. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Mr. Shah could not keep the property as the mortgagee proceeded to}{\lang2057\langfe1033\langnp2057\insrsid15558816\charrsid16127981 exercise its powers of sale. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The defendant ha}{\lang2057\langfe1033\langnp2057\insrsid15558816\charrsid16127981 s not paid rent for two years. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 On 29 January 2001 the defendant admitted that he owed rent in the sum of $5400.00 (vide letter from defendant being annexure \lquote A\rquote to Shah\rquote s affidavit). \par \par The second plaintiff in his affidavit stated that he purchased the property when it was advertised for sale}{\lang2057\langfe1033\langnp2057\insrsid15558816\charrsid16127981 by the Mortgagee.}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 He paid $170,000.00 for it financed by Westpa}{\lang2057\langfe1033\langnp2057\insrsid15558816\charrsid16127981 c Banking Corporation Limited. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 He says that he and his niece are \lquote bona fide purchasers for value\rquote of the property and to meet repayments they want to put the property on rent. \par \par The plaintiffs say that they are not aware of any arrangements between the previous owner Dildar Shah and the defendant. \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Defendant\rquote s contention \par }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par In his affidavit in response the defendant outlined in great detail how he became interested in purchasing the property from the previous owner Dildar Shah (the father and brother respectively of the plaintiffs). \par \par The defendant entered into a written agreement}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (Annexure \lquote A\rquote to defendant\rquote s affidavit sworn 20 October 2003}{ \lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 ). }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 That agreement stated, inter alia, that \lquote this agreement can be terminated at one month\rquote s notice on either side\rquote and that \lquote if the landlord decides to terminate this Agreement earlier he shall ref}{\lang2057\langfe1033\langnp2057\insrsid15824478\charrsid16127981 und the balance of the rent\rquote .}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par \par Under the Agreement the defendant became the tenant of the property at a rental of $800 per month but had agreed to }{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 pay $6000 as \'93advance rental\'94. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 He also had the option to buy the property at an agreed price. \par \par The defendant\rquote s counsel submits that the \'93Plaintiffs have committed fraud against the defendant, the defendant has exercised his option to purchase and the plaintiffs have taken the property subject to that because they have full and complete knowledge of that fact, the defendant has raised issues against the plaintiffs which were pending in Civil Action No. 245/2003, that the defendant has a pending tenancy agreement and that the seller of the property has colluded with the plai nt}{\lang2057\langfe1033\langnp2057\insrsid16127981 i}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 ffs and deny the defendant\rquote s right.\'94 \par \par The defendant alleges that the transfer of the property by Dildar Shah took place wh}{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 ile C.A. 245/2003 was pending. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 That action was \lquote abruptly withdrawn for the reason only to entitle Mr. Dildar Shah to transfer the property to the plaintiffs\rquote , the defendant says that the transfer is therefore \lquote unlawful, or at least because he is a}{ \lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 tenant with an option to buy. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The plaintiff hereby takes the propert}{ \lang2057\langfe1033\langnp2057\insrsid284888\charrsid16127981 y subject to that obligation.\rquote }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par \par The defendant\rquote s counsel submits that the \lquote Plaintiffs and their father and brother have committed intentiona}{\lang2057\langfe1033\langnp2057\insrsid7999001\charrsid16127981 l fraud and deceptive tactics. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The Defendant wants to take out an action against them on his right under the agreement with the transferor and by virtue of his tenancy agreement to buy this property\rquote . \par \par The defendant\rquote s counsel also submits that in his further affidavit the defendant}{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 has added \lquote more allegations\rquote . }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 He says that the defendant has \lquote tendered evidence that he has paid the deposit towards the purchase of the same property and the defendant has put the court on notice that he has filed another action No. 69/2004 in which extensive allegations of fraud are contained against both defendants and their father and bother Mr. Dildar Shah }{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 who sold the property to them.\rquote }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Determination of the issue \par }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par The undisputed fact is that the plaintiffs are the registered}{\lang2057\langfe1033\langnp2057\insrsid15824478\charrsid16127981 proprietors of the property.}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par \par The procedure under s.169 is governed by sections 171 and 172 of the Act}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 which provide respectively as follows:- \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15824478 {\lang2057\langfe1033\langnp2057\insrsid15824478\charrsid16127981 \'93s.171. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 On the day appointed for the hearing of the Summons, if the person summoned does not appear, then upon proof to the satisfaction of the Judge of the due service of such summons and upon proof of the title by the proprietor or lessor and, if any consent is necessary, by the production and proof of such consent, the judge may order immediate possession to be given to the plaintiff, whic h order shall have the effect of and may be enforced as a judgment in ejectment.\'94 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15824478 {\lang2057\langfe1033\langnp2057\insrsid15824478\charrsid16127981 s.172. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 If the person summoned appears he may show cause why he refuses to give possession of such land and, if he proves to the satisfaction of the judge a right to the posse ssion of the land, the judge shall dismiss the summons with costs against the proprietor, mortgagee or lessor or he may make any order and impose any terms he may think fit.\'94 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par It is for }{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 the defendant to \lquote show cause\rquote . }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 For the reasons hereinafter appearing I find that the defendant has not done so. \par \par The defendant has stated that there is a pending action No. 69/2004 against the plaintiffs and Dildar Shah (the previous owner of the property}{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 ) alleging fraud against them. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Because of the pendency of that action he wants that this action be not heard. \par \par The defendant should realize that the pendency of an action is no bar to the hearing of the summons for possession and this proposition has the support in the Fiji Court of Appeal case of }{ \b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Dinesh Jamnadas Lalji and Anor v Honson Limited}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 F.C.A. Civ. App. 22/85 where Mishra J.A. said: \par }{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93At the hearing, the appellants\rquote main submission was that, as proceedings relating to the same matter were already before the Supreme Court, the ap}{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 plication should be dismissed. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The learne d Judge, quite correctly in our view, held that existence of such proceedings was, by itself, not a cause sufficient to resist an application under section 169 of the Land Transfer Act.\'94 (emphasis added). \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par Also in Muthusami s/o Ram Swamy v Nausori Town Council (Civ. App. No. 23/86 F.C.A.) Mishra J.A.}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 expressed the same view as above in the following words: \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid3145971 {\lang2057\langfe1033\langnp2057\insrsid15824478\charrsid16127981 \'93\'85..that mere institution of}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 proceedings by Writ did not by itself shut out a claim under section 169 of the Land }{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 Transfer Act in a proper case. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 It was for the appellant to show, on affidavit evidence, some right to remain in possession which would make the granting of an order under section 169 procedure improper.\'94 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par Although the defendant has alleged fraud, and which is also the subject matter of the said action instituted by the defendant, there are no complicated questio}{\lang2057\langfe1033\langnp2057\insrsid15824478\charrsid16127981 ns of fact to be investigated. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The procedure under }{\lang2057\langfe1033\langnp2057\insrsid15824478\charrsid16127981 s169 is most appropriate here. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 On this aspect in Ram Narayan s/o Durga Prasad v Moti Ram s/o Ram Charan (Civ. App. No. 16/83 FCA) Gould J.P. said: \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9899512 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93\'85 the summary procedure has been provided in the Land Transfer Act and, where the issues involved are straightforward, and particularly where there are no complicated issues of fact, a litigant is entitled to have his application decided in that way.\'94 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par On the requirements of section 172 the Supreme Court in }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Morris Hedstrom Limited v. Liaquat Ali}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (Action No. 153/87 at p2) said as follows and it is pertinent: \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9899512 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93 Under Section 172 the person summoned may show cause why he refused to give possession of the land and if he proves to the satisfaction of the judge a right to possession or can establish an arguable defence the application will be dismi}{ \lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 ssed with costs in his favour. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The Defendants must show on affidavit evidence some right to possession which would preclude the granting of an order for possessio}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 n under Section 169 procedure. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 That is not to say that final or incontrovertible proof of a right to remain i n possession must be adduced. What is required is that some tangible evidence establishing a right or supporting an arguable case for such a right, must be adduced.\'94 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par The requirements of section 172 have been further elaborated by the Fiji Court of Appeal in }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Ajmat Ali s/o Akbar Ali and Mohammed Jalil s/o Mohammed Hanif}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (Action No. 44 of 1981 \endash judgm}{\lang2057\langfe1033\langnp2057\insrsid16127981 ent 2.4.82) where it is stated:}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93It is not enough to show a possib}{ \lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 le future right to possession. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 That is an acceptable statement as far as it goes, but the sec tion continues that if the person summoned does show cause the judge shall dismiss the summons; but then are added the very wide words \'93or he may make any order and impos}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 e any terms he may think fit\'94. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 These words must apply, though the person appearing has failed to satisfy the judge, and indeed are often applied when the judge decides that an o}{ \lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 pen court hearing is required. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 We read the section as empowering the judge to make any order that justice}{ \lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 and the circumstances require.}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 There is accordingly nothing in section 172 which requires an automatic order for possession unless }{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 \'93cause\'94 is immediately shown. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (emphasis mined) \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par I have borne the above passage in mind in determining this action. \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Indefeasibility of title \par }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par The principle of indefeasibility of title comes }{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 into operation in this action. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 On this aspect the following sec}{ \lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 tions 38, 39 and 40 of the Act }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 are relevant to this case and are to be borne in mind in considering the issue before the Court. \par \par Section 38 provides: (registered instrument to be conclusive evidence of title). \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9899512 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93 No instrument of title registered under the provisions of this Act shall be impeached or defeasible by reason of or on account of any informality or in any application or document or in any proceedings previous to the registration of the instrument of title\'94. \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par Section 39 provides: (estate of registered proprietor paramount, and his title guaranteed): \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Section 39(1) \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93Notwithstanding the exist ence in any other person of any estate or interest, whether derived by grant from the Crown or otherwise, which but for this Act might be held to be paramount or to have priority, the registered proprietor of any land subject to the provisions of this Act , or of any estate or interest therein, shall except in case of fraud, hold the same subject to such encumbrances as may be notified on the folium of the register constituted by the instrument of title, thereto, but absolutely free from all other encumbran ces whatsoever except:- \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 the estate or interest of a proprietor claiming the same land, estate or interest under a prior instrument of title registered under the provisions of this Act; and}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 so far as regards any portion of land that may be by wrong descript ion or parcels or of boundaries be erroneously included in the instrument of title of the registered proprietor not being a purchaser or mortgagee for value or deriving title from a purchaser or mortgagee for value; and}{ \lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 any reservations, exceptions conditions and powers contained in the original grant. \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 39(2)}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Subject to the provisions of Part XIII no estate or interest in any land subject to the provisions of this Act shall be acquired by possession or user adversely to or in derogation of the title of any person registered as the proprietor of any estate or interest in such land unde}{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 r the provisions of this Act.\'94 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (emphasis added) \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par Section 40 states: (purchaser not affected by notice): \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Except in the case of fraud, no person contracting or dealing with or t aking or proposing to take a transfer from the proprietor of any estate or interest in land subject to the provisions of this Act shall be required or in any manner concerned to inquire or ascertain the circumstances in or the consideration for which such proprietor or in any previous proprietor of such estate or interest is or was registered, or to see to the application of the purchase money or any part thereof, or shall be affected by notice, direct or constructive, of any trust or unregistered interest , any rule of law or equity to the contrary notwithstanding, and the knowledge that any such trust or unregistered interest is in existence shall not of itself be imputed as fraud}{\lang2057\langfe1033\langnp2057\insrsid16127981 (emphasis mine)}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par In the said sections of the Act there is reference to \lquote indefea}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 sibility of title\rquote and \lquote fraud\rquote .}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The defendant alleges \lquote fraud\rquote on the part of the plaintiffs. \par \par It is clear from the affidavit evidence before me that, as required by law, no particulars of al}{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 leged \lquote fraud\rquote have been given. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 They are just}{\lang2057\langfe1033\langnp2057\insrsid3145971\charrsid16127981 wild and general allegations. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 As against these allegations, the Court has before it the plaintiffs as the registere}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 d proprietors of the property. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Even in the said civil action 69/2004 wherein there is allegation of fraud, t}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 he issue has not been decided. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 In any case as I see it this s169 application can be dealt with independently of the other case without having to await the outcome}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 of the decision in that case. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The defendant cannot rely on the purported agreement wherein he said he had an option to purchase. \par \par The issue of fraud has been raised by the defendant in this action as well as in the said pending civil action. \par \par The defendant said that he had challenged \lquote vacant possession\rquote in the said civil action 245/03 as well but that action was later withdrawn. \par \par Fraud is alleged on the part of the \lquote plaintiffs and their father an}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 d uncle who is the transferor\rquote .}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par \par The defendant alleges that the transfer of the property to the plaintiffs on 12 August 2003 was made when the defendant\rquote s challenge for vacant possession was sti}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 ll pending in 245/03. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 He said that under the said agreement he had the op}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 tion to purchase the property. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 In these circumstances he says that the transfer to the plaintiffs is \lquote unlawful or at least because he is a}{\lang2057\langfe1033\langnp2057\insrsid9520281\charrsid16127981 tenant with an option to buy. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The plaintiffs have taken the property subject to that obligation\rquote . \par \par The defendant further says that \lquote he got involved in this property through the fraudulent intention of Dildar Shah (1st plaintiff\rquote s father) and his brother and both plaintiffs are aware of his dealin}{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 gs\rquote . }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 He said that the \lquote transfer to members of the same family was a way around the law as they try to free themselves from the legal obligations that they have\rquote . \par \par These allegations of fraud have to be looked at in the light of the said agreement between the defendant and Dildar Shah. \par \par I have already stated hereabove what the agreement contained and what was done by the defendant and Dildar Shah under it. \par \par }{\lang2057\langfe1033\langnp2057\insrsid16127981 It is ab}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 undantly clear from the affidavit evidence before me that in terms of the agreement a month\rquote s notice to term}{ \lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 inate the agreement was given. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 All other terms of the agreement were}{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 complied with by Dildar Shah. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The defendant was con}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 siderably in arrears of rent. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 There is no evidence that the defendant exercised his option to purc}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 hase the property at a ny time. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The mortgagee was exercising its power to sell the property and Dildar Shah }{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 tried to protect his property. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The plaintiffs became the bona fide purchasers for value. \par \par On fraud, the mere knowledge, if the plaintiffs had any, about the dealing between Dildar Shah and defendant \lquote shall not of itself be imputed as fraud\rquote (section 40 of the}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 Land Transfer Act Cap. 131). }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 If the defendant has any claim it would be against Dildar Shah and not against the title of the plaintiffs who are the registered propriet ors of the property and entitled to bring this action for vacant possession under s169 of the Act which they are doing. \par \par In considering the \lquote fraud\rquote aspect in this application I have borne in mind the \lquote test of fraud\rquote as stated by Salmon J in the following passage in the New Zealand Court of Appeal case of }{ \b\i\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Waimiha Sawmilling Co Ltd v Waione Timber Co Ltd}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 [1923] N.Z.L.R. 1137 at p.1175: \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9899512 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93 The true test of fraud is not whether the purchaser actually knew for a certainty the existence of the adverse right, but w hether he knew enough to make it his duty as an honest man to hold his hand, and either to make further enquiries before purchasing, or to abstain from the purchase, or to purchase subject to the claimant\rquote s rights rather than in defiance of them. If, knowing, as much as this, he proceeds without further inquiry or delay to purchase an unencumbered title with intent to disregard the claimant\rquote s rights, if they exist, he is guilty of that wilful blindness or voluntary ignorance which, according to the authorities, is equivalent to actual knowledge, and}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 therefore amounts to fraud \'85\'94 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (emphasis mine) \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par On the facts and circumstances of this case fraud has not been established against the plaintiffs to throw doubt on their registered proprietorship. \par \par In this case the defendant alleges that the plaintiffs had notice of the agreement.}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Although the abovementioned statutory provisions provide that a registered proprietor\rquote s title is defeasible for fraud but they also make it clear that fraud is not to be equated with \lquote mere\rquote notice. \par \par \'93Fraud\'94 in the context of the Torrens system was interpreted by the Privy Council in }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Assets Company, Limited v Mere Roihi & Others}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 [1905] A.C. 176 at 210.}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Lord Lindley delivering the judgment of their Lordships said as follows and this is apt in considering the allegation of fraud in the present case: \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93 by fraud in these Acts is meant actual fraud, i.e. dishonesty of some sort, not what is called constructive or equitable fraud \endash an unfortunate expression and one very apt to mislead but often used, for want of a better term, to denote transaction having consequences in equity similar t}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 o those which flow from fraud. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Further, it appears to their Lordships that the fraud which must be proved in order to invalidate the title of a registered purchas er for value, whether he buys from a prior registered owner or from a person claiming under a title certified under the Native Land Acts, must be brought home to the person whose registered title }{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 it impeached or to his agents. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Fraud by persons from whom he claims does not affect him unless knowledge of it is brou}{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 ght home to him or his agents. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The mere fact that he might have found out fraud if he had been more vigilant, and had made further inquiries which he omitted to make, does not of itself prove }{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 fraud on his part. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 But if it be shewn that his suspicions were aroused, and that he abstained from making inquiries for fear of learning the truth, the case is very different, and fraud ma}{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 y be properly ascribed to him. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 A person who presents for registration a do cument which is forged has been fraudulently or improperly obtained it not guilty of fraud if he honestly believes it to be a genuine document wh}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 ich can be properly acted upon.}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par Interestingly the same principles as stated in Assets Co (supra) are found in the Fiji case of }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Caldwell v Mongston}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (A}{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 ction No. 2}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 of 1908, 2 FLR p1). }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 There it was held that it was \'93not competent for the Court to go behind Certificate of Title unless obtained by fraud: or a title has been obt}{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 ained by adverse possession.\'94 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 There C. Major, C.J. found that there was no fraud, but he said: \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9899512 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93\'85 ..it has been contended for the defendant that the plaintiff was not an innocent purchaser for value he well knowing what has been called the defendant\rquote s outstanding interest acquired by statute at th}{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 e time that he purchased Solo. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The contention could not be successfully maintained in that form even if the plaintiff had that knowledge for it would have to be classed as fr}{\lang2057\langfe1033\langnp2057\insrsid9899512\charrsid16127981 aud on the plaintiff\rquote s part. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 But it would not have been that fraud which the Lords of the Privy Council laid down is necessary to establish}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 before a man\rquote s Certific}{\lang2057\langfe1033\langnp2057\insrsid16127981 ate of Title can be done away\'94.}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par The same principles apply in the Acts of Fiji relating to registration of title referred to hereabove. \par \par The following passage from the judgment of Lindley L.J. in }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Asset Co\rquote s}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 case is pertinent in the context of this case showing the strength of the plaintiffs as having a better title than that of the vendor: \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93 In dealing with actions between private individuals, their Lordships are unable to draw any distinction between the first r}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 egistered owner and any other. }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 A registered bona fide purchaser from a registered owner (and that is the case here) whose title might be impeached for fraud has a better title than his vendor, even if the title of the la tter could be impeached by the Crown. \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par In addition to what I have said hereabove on the subject of fraud for the purposes of the present action, I would like to quote the following extract from an article by Peter Butt on \lquote C}{\lang2057\langfe1033\langnp2057\insrsid16127981 onveya}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 ncing and the Rights of Persons in Occupation\rquote in Volume 55 ALJ (1981) 119 at 122: \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid16127981 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93This narrow meaning of the term \'93fraud\'94 in the Real Property Act has been evident in pronounc}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 ements of the High Court also. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 For example, in }{ \b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Butler v Fairclough}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (1917, 23 CLR 78 at 97}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 ), }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Issacs J. said}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 that what was contemplated by \'93fraud\'94 was \'93 actual fraud, moral turpitude (ibid at 90)\'94, and Griffith C.J. said that it imported \'93personal dishonesty or moral turpitude\'94.}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 A few years later, in }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Wicks v.}{\b\lang2057\langfe1033\langnp2057\insrsid16127981 }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Bennett}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (1921, 30 CLR 80 at 91) Knox C.J. and Rich J. said that \'93fraud\'94, as that term was used in s.43 of the Real Property Act 1900 (N.S.W.) meant \'93 something more than mere disregard of rights of which the person soug}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 ht to be affected had notice\'94. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 In }{ \b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Stuart v. Kingston}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (1923, 32 CLR 309 at 359) Starke J. said: \'93 Fraud will no longer be imputed to a proprietor registered under the Act unless some consciously}{\lang2057\langfe1033\langnp2057\insrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 dishonest a}{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 ct can be brought home to him. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The imputation of fraud based upon the reinforcements of the doctrine of notice has gone.\'94 }{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 And the Privy Council, in a}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 later case, expressed the view: \'93 If the designed object of a transfer be to cheat a man of a known existing right, that is fraudulent, and so also fraud may be established by a deliberate and dishonest trick causing an interest not to be registered and thus fraudulently}{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 keeping the register clear\'85.. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The act must be dishonest, and dishonesty must not be assumed solely by reason of knowledge of an unregister}{\lang2057\langfe1033\langnp2057\insrsid16127981 ed interest (Waimiha, supra).\'94}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Conclusion \par }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par To sum up, s.169 provides a summary and expeditious }{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 method of obtaining possession.}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 This is applicable to cases where there are no complicated questions}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 of fact and legal inferences. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 This is a straightforward case of the plaintiffs as registered proprietors who are entitled to apply for vacant possession. \par \par Despite the imputation of fraud against the plaintiffs I find on the evidence before me and on the authorities the allegation does not hold any water in so far as the present action is concerned so as to affect the plaintiffs\rquote t}{ \lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 itle in question. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 If the defendant has any claim it is against Dildar Shah with whom he had the said agreement and he can have the issue determined in the pending civil action. \par \par The defendant imputes in the plaintiffs knowledge of the agreement with Dildar Shah and this he says gives rise to \lquote fraud\rquote in them. \par \par On this aspect the Court of Appeal in }{\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Hardeo Prasad f/n Badal v Abdul Hamid f/n Ahmed Ali}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 (Civil Appeal No. A}{ \lang2057\langfe1033\langnp2057\insrsid16127981 B}{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 U0059 of 2003 \endash Judgment 19.3.04)}{\lang2057\langfe1033\langnp2057\insrsid16127981 ,}{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 said: \par \par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7159948 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \'93In the words of Salmond J the question is whether he knew for certainty of the existence of an adverse right but did he know enough to make it his duty to hold his hand and either to make further en}{\lang2057\langfe1033\langnp2057\insrsid7556982\charrsid16127981 quiry before taking the lease. }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Was he guilty of}{\lang2057\langfe1033\langnp2057\insrsid7556982\charrsid16127981 the wilful blindness to which }{ \lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 Salmond J refers?\'94 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par As the Appeal Court has said in that case \'93there was no evidence before the Judge\'94 that the plaintiff \'93knew for a certainty of the ex}{\lang2057\langfe1033\langnp2057\insrsid7159948\charrsid16127981 istence of an adverse right\'94. \par \par }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 The situation is the same here and I express the same view which means that what the defendant alleges is insufficient to establish fraud in the plaintiffs for the purpose of this action. \par \par For these reasons I find that the defendant has not \lquote shown cause\rquote to my satisfaction why he should not give vacant possession of the property as required under s172 of the Act. \par \par In the outcome, the plaintiffs, who are the last registered proprietors of the property, for the reasons given hereabove and on the authorities, are entitled to immediate vacant possession of same irrespective of the pendency of the sai d civil action against the plaintiffs and Dildar Shah as defendants. \par \par It is therefore ordered that the defendant give immediate vacant possession of the property to the plaintiffs under the provisions of the Act with costs to be paid by the defendant to the plaintiffs\rquote solicitor in the sum of $400.00}{ \lang2057\langfe1033\langnp2057\insrsid16127981 }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 within 14 days. \par \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15558816 {\b\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 D. Pathik \par Judge \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8210934 {\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 \par }{\lang2057\langfe1033\langnp2057\insrsid3416618\charrsid16127981 At Suva \par 23 June 2004 \par }}