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\f36\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid1073314 IN THE HIGH COURT OF FIJI
\par AT LAUTOKA
\par CIVIL JURISDICTION
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\par }\pard \s15\qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid14053681 CIVIL ACTION NO. HBA0}{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 010 OF 1998L}{
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\par }{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 Plaintiff
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\par }{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid1073314 Defendant
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\par }{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 Counsel for the Applicant: Mr. J. Boseiwaqa}{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid1073314 
\par Counsel for the Defendant: Ms. Natasha Khan
\par 
\par Date of Hearing & Judgement}{\f0\lang2057\langfe1033\langnp2057\insrsid14053681\charrsid1073314 : }{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid1073314 13 April 2004}{\f0\lang2057\langfe1033\langnp2057\insrsid879249\charrsid1073314 
\par 
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This matter comes before the court by way of an appeal from the decision of the Learned Magistrate sitting at the Magistrates Court, Ba on the 27}{\f0\lang2057\langfe1033\super\langnp2057\insrsid9141199\charrsid879249 th}{
\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249  February 1998.}{\f0\lang2057\langfe1033\langnp2057\insrsid879249  }{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 It would appear that the proceedings were fi
rst commenced on the}{\f0\lang2057\langfe1033\langnp2057\insrsid879249  }{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 27}{\f0\lang2057\langfe1033\super\langnp2057\insrsid9141199\charrsid879249 th}{
\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249  March 1991 but for the purposes of these proceedings, it is the judgment of the Learned Magistrate to which I have referred that is relevant.
\par 
\par The plaintiff/appellant relevantly sought vacant possession of lands occupied by the defendant by Notice dated 15}{\f0\lang2057\langfe1033\super\langnp2057\insrsid9141199\charrsid879249 th}{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
 March 1990.}{\f0\lang2057\langfe1033\langnp2057\insrsid879249  }{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
The plaintiff/appellant by its lawyers sought the payment by the tenant/defendant of a premium pursuant to section 13 of the Agricultural Landlord and Tenant Act (Cap. 270).
\par 
\par Section 13 of that Act relevantly provides:
\par 
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Subject to the provisions of this Act relating to the termination of a contract of tenancy, a tenant holding under a contract of tenancy created before or extended pursuant to the provisions of this Act\'85..shall be entitled to be granted a single 
extension (or a further extension, as the case may be) of his contract of tenancy for a period of twenty years, unless -
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{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls57\adjustright\rin720\lin2160\itap0\pararsid879249 {\b\i\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
the contract of tenancy was created before the commencement of this Act and has at the commencement of the Agricultural Landlord and Tenant (Amendment) Act, 1976 an expired term of more than thirty years:
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Provided that, notwithstanding the provisions of section 14, a premium equivalent to one year\rquote s rent shall be payable in full in advance on the first day of the first year and of the eleventh year of such extension.\'94}{
\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
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\par The Notice dated 15}{\f0\lang2057\langfe1033\super\langnp2057\insrsid9141199\charrsid879249 th}{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249  March 1990 in paragraph 2 seeks payment of one year\rquote s premium.
\par 
\par Paragraph 3 of the Notice makes to the tenant and offer to purchase the freehold and paragraph 4 of the Notice states and I quote: -
\par 
\par }\pard \s15\ql \li720\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid879249 {\b\i\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 \'93
If the premium of $445.00 is not paid within three months of the service of this notice upon you, our client will take further actions.\'94}{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid1073314 
\par }{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 There is no indication given in the Notice as to what further action the landlord intended.
\par 
\par Section 37 of the Agricultural Land and Tenant Act relevantly provides: -
\par 
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A landlord may terminate his contract of tenancy and may recover possession of an agricultural holding \endash 
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{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls58\adjustright\rin720\lin2160\itap0\pararsid879249 {\b\i\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 \'85\'85\'85\'85\'85\'85}{\b\i\f0\lang2057\langfe1033\langnp2057\insrsid9141199 

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\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid1073314\charrsid1073314 
\par {\pntext\pard\plain\s15 \b\i\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \s15\ql \fi-720\li2880\ri720\widctlpar{\*\pn \pnlvlbody\ilvl0\ls59\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls59\adjustright\rin720\lin2880\itap0\pararsid879249 {\b\i\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 where the tenant is not cul
tivating or operating such holding according to the practice of good husbandry and the interests of the landlord are materially prejudiced thereby; or}{\b\i\f0\lang2057\langfe1033\langnp2057\insrsid9141199 
\par }\pard \s15\ql \li0\ri720\widctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid1073314\charrsid1073314 
\par {\pntext\pard\plain\s15 \b\i\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 \hich\af0\dbch\af0\loch\f0 (ii)\tab}}\pard \s15\ql \fi-720\li2880\ri720\widctlpar{\*\pn \pnlvlbody\ilvl0\ls59\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls59\adjustright\rin720\lin2880\itap0\pararsid879249 {\b\i\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
if any part of the rent in respect of the holding is in arrear for a period of three months or more or if any lawful term or condition of the tenancy which capable of being remedied is not performed or observed by the tenant:
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid1073314 
\par }\pard \s15\ql \li1440\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin1440\itap0\pararsid879249 {\b\i\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
Provided that, if the tenant pays the rent in arrear or, in the case of breach or non-observance of any lawful term or condition of t
he tenancy, the tenant makes good such breach or non-observance within three months of the notice to quit, the notice to quit shall deemed to be cancelled and of no force and effect.\'94
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
\par }\pard \s15\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 The appellant submits that the Notice dated 15}{
\f0\lang2057\langfe1033\super\langnp2057\insrsid9141199\charrsid879249 th}{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249  March 1990 serves a tw
o fold purpose, that is, a Notice pursuant to section 13 seeking the payment of the premium to which the landlord is entitled and secondly, serving the purpose of a Notice to quit pursuant to section 37 in the event that the premium is not paid within the
 time set forth in the Notice, that is three months.
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
\par }\pard \s15\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 The appellant refers the court to the decision of }{
\b\f0\ul\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 Penton v Barnett [1898] 1 Q.B. 276}{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
 as being authority for the principle that if the breach is capable of remedy then ample time must be given to facilitate the remedy and that the period of three months is sufficient time.
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
\par }\pard \s15\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 That does not appear to me to be an issue. 
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
\par }\pard \s15\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 The significant issue as, I said, is whether or not the Notice dated 15}{
\f0\lang2057\langfe1033\super\langnp2057\insrsid9141199\charrsid879249 th}{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249  March 1990 is in effect a notice pursuant to section 37 of the Agr
icultural Landlord and Tenant Act and is therefore a Notice to Quit.
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
\par }\pard \s15\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
To my mind to satisfy the fundamental requirements of a Notice to Quit, it must use words that convey to the tenant the landlord\rquote s demand that the tenant quit the property and deliver po
ssession to the landlord at the expiration of the stated period of time or on the happening of an event.
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
\par }\pard \s15\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
It also seems to me that the regime established by section 37 of the Agricultural Landlord and Tenant Act requires that there be a written Notice to Q
uit which gives to the tenant three months notice and relevantly has a pre-requisite that the rent be in arrears for three months if the Notice is to be founded on the failure to pay rent.
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid879249 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
\par I don\rquote t interpret section 37 as enabling a Notice under section 13 to be read and construed as a Notice to Quit.
\par 
\par In my opinion the Notice dated 15}{\f0\lang2057\langfe1033\super\langnp2057\insrsid9141199\charrsid879249 th}{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
 March 1990 does not amount to a Notice to Quit and certainly the determination of the Learned Magistrate that the Notice was ambiguous in its terms as a finding open to him
 based upon the submissions made to him at that time and accordingly the Orders of the Court will be:
\par 
\par {\pntext\pard\plain\s15 \lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \s15\ql \fi-720\li1440\ri720\widctlpar{\*\pn \pnlvlbody\ilvl0\ls60\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxta .}}\aspalpha\aspnum\faauto\ls60\adjustright\rin720\lin1440\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 The appeal is dismissed;
\par }\pard \s15\ql \li0\ri720\widctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
\par {\pntext\pard\plain\s15 \lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard \s15\ql \fi-720\li1440\ri720\widctlpar{\*\pn \pnlvlbody\ilvl0\ls60\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxta .}}\aspalpha\aspnum\faauto\ls60\adjustright\rin720\lin1440\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 The appellant to pay the respondent\rquote 
s costs assessed in the sum of Seven Hundred and Fifty Dollars ($750.00).
\par }\pard \s15\ql \li0\ri720\widctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 
\par {\pntext\pard\plain\s15 \lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 \hich\af0\dbch\af0\loch\f0 3.\tab}}\pard \s15\ql \fi-720\li1440\ri720\widctlpar{\*\pn \pnlvlbody\ilvl0\ls60\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxta .}}\aspalpha\aspnum\faauto\ls60\adjustright\rin720\lin1440\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 The monies held 
in the Trust Account of Messrs Mishra Prakash & Associates be released to the respondent forthwith.}{\f0\lang2057\langfe1033\langnp2057\insrsid879249 
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid879249 
\par }\pard \s15\qc \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid1073314 {\b\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid1073314 JOHN CONNORS
\par }{\b\f0\ul\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid1073314 JUDGE}{\b\f0\ul\lang2057\langfe1033\langnp2057\insrsid879249\charrsid1073314 
\par }\pard \s15\ql \li0\ri720\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin0\itap0\pararsid1073314 {\f0\lang2057\langfe1033\langnp2057\insrsid879249\charrsid1073314 
\par }{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid1073314 AT LAUTOKA
\par }{\f0\lang2057\langfe1033\langnp2057\insrsid9141199\charrsid879249 13 APRIL 2004
\par }}