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{\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid10748927\charrsid6382021 
IN THE SUPREME COURT OF FIJI}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid9532665\charrsid6382021 
\par }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid10748927\charrsid6382021 AT SUVA
\par ON APPEAL FROM THE FIJI COURT OF APPEAL
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\fs24\lang2057\langfe1033\langnp2057\insrsid10748927 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\fs24\ul\lang2057\langfe1033\langnp2057\insrsid10748927\charrsid1987068 CIVIL APPEAL NO. CBV 0003/92
\par }{\fs24\lang2057\langfe1033\langnp2057\insrsid10748927 (Fiji Court of Appeal Civil No. 8/91)}{\fs24\lang2057\langfe1033\langnp2057\insrsid10748927\charrsid9532665 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\fs24\lang2057\langfe1033\langnp2057\insrsid9532665\charrsid9532665 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 BETWEEN:}{\fs24\lang2057\langfe1033\langnp2057\insrsid9532665\charrsid9532665 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\fs24\lang2057\langfe1033\langnp2057\insrsid9532665\charrsid9532665 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid6382021\charrsid6382021 SULTAN MOHAMMAD}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid9532665\charrsid6382021 
\par }{\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 Appellant
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 AND:
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid6382021\charrsid6382021 BRYAN CHARLES FERRIER-WATSON
\par DENNIS ALLAN McELRATH
\par DAVID WILLIAM ZUNDEL
\par }{\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 Respondent}{\fs24\lang2057\langfe1033\langnp2057\insrsid10579721 s}{\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid9532665 {\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 
\par }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6382021 Coram:}{\fs24\lang2057\langfe1033\langnp2057\insrsid6382021  The Hon. Sir Timoci Tuivaga, President
\par The Rt. Hon. Sir Robin Cooke
\par The Hon. Sir Anthony Mason
\par 
\par }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6382021 Hearing}{\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 : 17 November 1995
\par 
\par }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6382021 C ounsel}{\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 : D.S. Naidu for Appellants
\par M.S. Sahu Khan for Respondents
\par 
\par }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6382021 Judgment:}{\fs24\lang2057\langfe1033\langnp2057\insrsid6382021  24 November 1995
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid6382021 {\b\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6382021 JUDGMENT OF THE COURT}{\b\fs24\ul\lang2057\langfe1033\langnp2057\insrsid6382021\charrsid6382021 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid9532665 {\fs24\lang2057\langfe1033\langnp2057\insrsid9532665 
\par }{\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 
This is an appeal by leave granted by the Fiji Court of Appeal from a judgment of that Court delivered on 9 November 1992 allowing an appeal from a judgment of Sadal J. delivered on 18 January 1991. The present app
eal was heard in this Court together with the appeal in the case of }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 Venkatamma}{\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 , since the issues are closely similar.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid927295  As occurred in the Court of Appeal, judgments in both cases are being delivered contemporaneously and it will be sufficient for the purposes of the present judgment to treat the reasoning of our }{
\i\fs24\lang2057\langfe1033\langnp2057\insrsid927295 Venkatamma}{\fs24\lang2057\langfe1033\langnp2057\insrsid927295  judgment as incorporated without repetition.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6382021 
\par }{\fs24\lang2057\langfe1033\langnp2057\insrsid927295 
\par As in }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid927295 Venkatamma, }{\fs24\lang2057\langfe1033\langnp2057\insrsid927295 there have been procedural irregularities on both sides and, for the reasons given in our judgment in that case, we have all
owed the present appeal also to proceed and we deal with the case on the merits.
\par 
\par In this case likewise, the appellant is said to have been in possession of and to have }{\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 cultivated the relevant land, Lot 2, Deposited Plan 1439}{\fs24\lang2057\langfe1033\langnp2057\insrsid10579721 ,}
{\fs24\lang2057\langfe1033\langnp2057\insrsid12469239  Certificate of Title 10842, s
ince 1954; a consent order in the same terms was made by the same Agricultural Tribunal on 12 July 1988, an instrument of tenancy in materially similar terms was subsequently executed by the parties and was registered on 24 August 1988, default was made b
y
 the appellant in paying the arrears of rent and the premiums; a late payment was purported to be accepted by the respondents without prejudice; and on 25 August 1987 the respondents applied to the High Court by summons under ss. 169 to 172 of the Land Tr
ansfer Act for an order for possession of the land.}{\fs24\lang2057\langfe1033\langnp2057\insrsid927295 
\par }{\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 
\par In this case the delay in payment was even shorter than that in }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 Venkatamma.}{\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 
 According to information given to us from the bar by counsel for the appellant and not disputed by counsel for the respondents, payment was made on 22 August 1988 discharging the arrears and current rent until 31 December 1988, whereas payment should hav
e been made about 5 August 1988.
\par 
\par The Judge who heard this summons took a different approach from that of the Judge who heard the }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 Venkatamma }{\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 
summons. After mentioning the delay of }{\fs24\lang2057\langfe1033\langnp2057\insrsid2104077 '}{\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 a few days' in paying the agreed amounts, Sadal J. said that the Court had p
owers under s. 172 of the Land Transfer Act to dismiss the summons when all rents are paid as in this case. That was apparently a reference to the second proviso to s.172. For that reason he dismissed the summons with costs to the defendant; but the Court
 of Appeal allowed the appeal and made an order for possession on the agreed termination or expiration of tenancy ground which they had adopted in }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 Venkatamma}{
\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 . They said:
\par 
\par }\pard \ql \li700\ri0\nowidctlpar\faauto\adjustright\rin0\lin700\itap0\pararsid4865554 {\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 It is sufficient for us to say that, for the reasons given in the }{
\i\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 Venkatamma}{\fs24\lang2057\langfe1033\langnp2057\insrsid12469239  appeal, t
he right of the Respondent to remain in occupation of the Appellants' land ceased by virtue of the Tribunal's order as soon as there was default in payment and the tenancy could not be revived by the provisions of s. 172 of the Land Transfer Act. If it is
 
thought that this conclusion is a harsh one because of the brief period of default then we observe that the terms of the Tribunal's order were not imposed on the Respondent but were made by consent. It was the Respondent's obligation to observe the order 
scrupulously.
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid12469239 {\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 
\par For the reasons that we have given in }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 Venkatamma, }{\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 
we are respectfully unable to accept the approach of the Court of Appeal. Accordingly this appeal must be allowed, their judgment vacated and dismissed of the summons at first instance restored. The present appellant will have costs in all three courts.

\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid10579721 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 Sir Timoci Tuivaga
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid10579721 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid10579721 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 Sir Robin Cooke
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid10579721 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid10579721 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 Sir Anthony Mason
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\adjustright\rin0\lin0\itap0\pararsid12469239 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 
\par }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid12469239 Solicitors:
\par }{\fs24\lang2057\langfe1033\langnp2057\insrsid12469239 Pillai Naidu & Associates, Nadi, for Appellants
\par Sahu Khan and}{\fs24\lang2057\langfe1033\langnp2057\insrsid10579721  Sahu Khan, Ba, for Respondents}{\fs24\lang2057\langfe1033\langnp2057\insrsid12469239\charrsid12469239 
\par }}