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\fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\fs24\insrsid2052932\charrsid6306522 IN THE SUPREME COURT, FIJI ISLANDS
\par AT SUVA
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\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\insrsid2052932\charrsid6306522 CIVIL APPEAL NO. CBV0002 OF 1998S
\par (Fiji Court of Appeal Civil Action No. ABU0040 of 1995)
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\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\insrsid2052932\charrsid6306522 BETWEEN:
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\par }{\fs24\insrsid2052932\charrsid6306522 Appellants
\par (Original Appellants)
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\par }{\b\fs24\insrsid2052932\charrsid6306522 THE REGISTRAR OF TITLES}{\b\fs24\insrsid6306522\charrsid6306522 
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\par }{\fs24\insrsid2052932\charrsid6306522 Respondents
\par (Original Respondents)
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\par Coram:\tab Hon. Justice John von Doussa \endash  Judge of Supreme Court
\par Rt. Hon. Justice Sir Kenneth Keith \endash  Judge of Supreme Court
\par Hon. Justice Robert French \endash  Judge of Supreme Court
\par 
\par Hearing:}{\fs24\insrsid6306522\charrsid6306522  }{\fs24\insrsid2052932\charrsid6306522 Thursday 10th April, 2003, Suva
\par 
\par Counsel:}{\fs24\insrsid6306522\charrsid6306522  }{\fs24\insrsid2052932\charrsid6306522 Mr. G.P. Shankar for the Appellants
\par The first Respondent appeared in Person
\par Office of the Attorney General for the Second and
\par Third Respondents
\par 
\par Date of Judgment:}{\fs24\insrsid6306522\charrsid6306522  }{\fs24\insrsid2052932\charrsid6306522 Thursday 17th April, 2003, Suva
\par }{\b\fs24\insrsid2052932\charrsid6306522 
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\par This matter arises out of a landlord and tenant dispute which started with the purported service of a notice to quit in April 1985.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 The dispute has been in the Courts ever since. 
\par 
\par On 7 December 1976 the first Respondent became the registered proprietor of 13 undivided 25th shares of land known as }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 Bala}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
 comprising 137 acres and contained in Certificate of Title Volume XI/05 folio 218 (the land).}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
On 15 June 1978 the first Respondent became the registered proprietor of the remaining 12 undivided 25th shares in the land.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
He acquired the land subject to lease No. 53574 which had previously been registered under the provisions of the Land (Transfer and Registration) Ordinance (Cap 120).}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 The lease was in favour of Bhagat Singh as lessee and was for a period of 99 years from 1 January 1954.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 The lessee (the deceased) died in 1987 and the Appellants are the executors and trustees of his estate.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par 
\par Following 
the service of the notice to quit by the first Respondent, the first Respondent commenced two separate actions to which reference is made below regarding the land, but the deceased, and after his death the Appellants, remained in physical possession of th
e land.
\par 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\insrsid2052932\charrsid7145692 
In 1992 the Appellants commenced the proceedings from which the present appeal arises, namely Civil Action No. 254 of 1992 in which the Appellants sought
 orders for relief against forfeiture of the lease, a declaration that the re-entry of the lease by the first Respondent was unfair, unreasonable and unlawful; a declaration to that the re-entry and cancellation of the lease on the Certificate of Title wa
s unlawful;}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 and for an order setting aside the re-entry and cancellation of the lease by the Registrar of Titles.}{\fs24\insrsid6306522\charrsid7145692  }{
\fs24\insrsid2052932\charrsid7145692 As the relief claimed rectification of entries on the Certificate of Title the Registrar of Titles and the Attorney General were added as defendants to the proceedings.}{\fs24\insrsid6306522\charrsid7145692  }{
\fs24\insrsid2052932\charrsid7145692 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\insrsid2052932\charrsid7145692 
The Registrar of Titles and the Attorney General have agreed to abide the decision of this Court, and they have taken no part in the hearing of this appeal.
\par 
\par In an interlocutory judgment given on 10 May 1994 on preliminary issues in Civil Action No. 254 of 1992 Scott J. in the High Court held, contrary to the Appellants\rquote  submissions;
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls5\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls5\adjustright\rin0\lin720\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 that the lease was subject to the provisions of}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 the }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 Agricultural Landlord and Tenant Act (Cap 270) (ALTA)}{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  as the land was, and always had been, rural and therefore }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 agricultural land}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
 within the meaning of }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 ALTA;
\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (ii)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls5\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls5\adjustright\rin0\lin720\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
that the notice to quit was a valid notice, and that the lease was terminated by the proper service of the notice to quit in accordance with the provisions of }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 ALTA;}{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (iii)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls5\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls5\adjustright\rin0\lin720\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 that no right of relief against forfeiture continued to subsist in the Appellants.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\insrsid2052932\charrsid7145692 
In a further decision handed down on 2 December 1994 Scott J. in Civil Action 254 of 1992 considered an application by the Appellants to consolidate that action with two other actions in the High Court namely:
\par }\pard\plain \s21\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 \f38\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard\plain \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls6\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls6\adjustright\rin0\lin720\itap0\pararsid7145692 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
Civil Action No. 854 of 1985 filed by the first Respondent on 18 September 1985 seeking possession of the land.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
This action has not been pursued by the first Respondent although it is still current.
\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (ii)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls6\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls6\adjustright\rin0\lin720\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
Civil Action No. 422 of 1988 filed by the first Respondent on 1 June 1988 in which the first Respondent sought specific performance of an option to purchase the Appellant\rquote s leasehold interest in the land for $25,000.00.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 The option was dated 4 August 1983 and was exercised by the first Respondent on 18 June 1984.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 However by a letter dated 2 March 1984 the deceased purported to repudiate the option and refused to be bound by it.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 This action has not been pursued by the first Respondent although it is still current.
\par }\pard\plain \s21\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 \f38\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs24\insrsid2052932\charrsid7145692 Scott J. refused to consolidate the actions, and}{
\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
then proceeded to deal with the only remaining issue in the case, namely whether the Registrar of Titles had acted lawfully when on 7 and 8 May 1992 he accepted and acted on an application by the first Respondent for cancellation of the lease.}{
\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 The application had been received by the Registrar of Titles on 7 May 1992 and processed the next day.}{\fs24\insrsid6306522\charrsid7145692  }{
\fs24\insrsid2052932\charrsid7145692 His Lordship held that under s.57 of the }{\b\fs24\insrsid2052932\charrsid16591716 Land Transfer Act (Cap 131)}{\fs24\insrsid2052932\charrsid7145692  }{\b\fs24\insrsid2052932\charrsid16591716 (LTA)}{
\fs24\insrsid2052932\charrsid7145692  the cancellation of the lease and 
the removal of its entry from the Certificate of Title was unlawful as the first Respondent had given insufficient prior notice of his intention to apply to the Registrar of Titles before making the application.}{\fs24\insrsid6306522\charrsid7145692  }{
\fs24\insrsid2052932\charrsid7145692 Accordingly it was held that the cancellation by the Registrar of Titles was premature, and the lease should be reinstated.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
A declaration was made accordingly.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 The first Respondent has not disputed this finding.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
We have not been informed whether the first Respondent renewed the application after the elapse of an appropriate period of notice.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 That is not}{
\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 an issue we need to pursue as it is not relevant to the outcome of this appeal.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\insrsid2052932\charrsid7145692 The Appellants by leave appealed to the Court of Appeal against the judgment and findings of}{
\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 Scott J.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 The appeal was dismissed.}{\fs24\insrsid6306522\charrsid7145692  }{
\fs24\insrsid2052932\charrsid7145692 The Court of Appeal:
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls7\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls7\adjustright\rin0\lin720\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 refused an application by the Appellants to admit fresh evidence intended to establish that the land was }{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 exempted}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  land and therefore not subject to certain of the provisions of }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 ALTA; 
\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (ii)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls7\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls7\adjustright\rin0\lin720\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 upheld the finding that the notice to quit was valid, and was properly served;
\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (iii)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls7\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls7\adjustright\rin0\lin720\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
held that the lease was terminated by the first Respondent and forfeiture completed by re-entry effected by the issue and service of the proceedings in Civil Action No. 854 of}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 1985;
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7145692 {\fs24\insrsid2052932\charrsid7145692 (iv) \tab rejected the Appellants\rquote 
 argument that the issue and service of Civil Action No. 422 of 1988 constituted a waiver by the first Respondent of his rights under the notice to quit; and upheld the finding that the Appellants had no subsisting right of relief against forfeiture. 

\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\fs24\insrsid2052932\charrsid7145692 
The grounds of appeal stated in the notice of appeal to this Court directly or indirectly challenge the conclusions of the Court of Appeal on each of these matters.
\par 
\par Before turning to the grounds of appeal we deal with two preliminary matters.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
\par 
\par The first Respondent contends that the appeal is incompetent.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 It was instituted by the Appellants under the Supreme Court Decree 1991 which permitted an appeal as of right 
to the Supreme Court from a final decision in any civil proceedings where the matter in dispute is of the value of $20,000.00 or upwards or where the appeal involves directly or indirectly a claim to or question respecting property or a right of the value
 of $20,000.00 or upwards.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
By notice of motion dated 14 December 1998 the first Respondent applied to a sitting of this Court to have the appeal dismissed on the ground of non-compliance with a requirement to give security for costs, and on the ground that 
the value of the Appellants\rquote  leasehold interest in the land was less than $20,000.00.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
The Supreme Court on 4 March 1999, upon receiving an undertaking from the Appellants to prosecute the appeal with all diligence, extended the time for the giving of secur
ity for costs and ordered that in the event that security was not given before 5 March 1999 the appeal would stand dismissed.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
The first Respondent in his written case contends that the Supreme Court did not deal with the second limb of his application.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 He 
contends that the valuation evidence placed before the Supreme Court on that occasion is sufficient to establish that the amount in issue does not meet the required threshhold.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 

\par 
\par It is not clear to us that the Supreme Court did not have regard to the second limb of the first Respondent\rquote s submissions on the notice of motion.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
In any event, we are satisfied that the value of the leasehold interest is at least $20,000.00.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
The lease, were it not for the steps taken by the first Respondent to terminate it, would have more than 50 years to run.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
The valuation put forward by the first Respondent estimates the freehold market value of the land to be $109,800.00.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
The valuer seeks to value of the leasehold interest by assessing an annual rental value, and then capitalising that rental over ten years arriving at a valuation of $10,200.00.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
In our opinion that approach grossly undervalues the leasehold interest.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 We also note that the first Respondent in 1984 agreed to purchase the leasehold for $25,000.00.}{
\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 In our opinion the appeal is competent as of right under the Supreme Court Decree, 1991.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
\par 
\par The second preliminary issue is that by notice of motion dated 28 March 2003 the Appellants applied to have this appeal adjourned pending the outcome of an application to an Agricultural Tribunal for relief against forfeiture.}{
\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 For three reasons we ruled against an adjournment.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
First, the dispute between the parties is nearly eighteen years old, and no steps should be allowed which further protract the dispute.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 Secondly, there is in pl
ace an order of the High Court restraining the Agricultural Tribunal from proceeding with the application that is before it.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 Thirdly, }{\fs24\insrsid8201951\charrsid7145692 
s.62 (}{\fs24\insrsid2052932\charrsid7145692 3) of }{\b\fs24\insrsid2052932\charrsid8201951 ALTA }{\fs24\insrsid2052932\charrsid7145692 provides that a tribunal should not entertain any application for adjudication upon any issue which has b
een decided between the same parties by any court of law.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 Whilst the decision of the Court of Appeal remains, }{\fs24\insrsid8201951\charrsid7145692 s.62 (}{
\fs24\insrsid2052932\charrsid7145692 3) would prevent the tribunal from entertaining an application for relief against forfeiture.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 For the second and third of these reasons, the
re would be no utility in granting the adjournment sought by the Appellants.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 
\par 
\par We now turn to the issues raised by the grounds of appeal. 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7145692 {\b\fs24\insrsid2052932\charrsid7145692 Validity of the notice to quit
\par }{\fs24\insrsid2052932\charrsid7145692 
\par Under this heading}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 we deal with the issues raised in grounds 1 to 5 and 8 of the notice of appeal.}{\fs24\insrsid6306522\charrsid7145692  }{\fs24\insrsid2052932\charrsid7145692 

\par 
\par The notice to quit given by the first Respondent is in the following terms:
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6361398 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6361398 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Denmark House
\par 40 Weghorn Street
\par Ipswich, Queensland 4305
\par AUSTRALIA
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6361398 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6361398 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Mr. Bhagat Singh
\par P.O. Box 3623
\par Samabula
\par Suva
\par FIJI
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6361398 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6361398 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 22 April 1985
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li720\ri0\widctlpar\tx630\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6361398 {\b\i\fs24\ul\insrsid2052932\charrsid7145692 NOTICE TO QUIT
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\b\i\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6306522 {\b\i\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 TAKE NOTICE}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 that as lessee of the land known as \lquote Bala\rquote  as contained in registered lease number 53574 you are }{
\b\i\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 HEREBY}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  given three (3) months notice to Quit the said land on the ground of contravention of the }{
\b\i\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Agricultural Landlord and Tenant Act}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
, namely placement of a first registered mortgage on the said lease without prior approval of the lessors.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6361398 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
However, should the said mortgage be removed from the said lease within the said three months, this Notice shall be deemed cancelled and of no force and effect.}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6361398 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6361398\charrsid6306522 
\par }\pard \ql \li1440\ri0\nowidctlpar\tx720\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid6361398 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 (Signed)
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7145692 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85.

\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid672614 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid672614 for lessors}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1783118 {\fs24\insrsid2052932\charrsid1783118 
\par There is no dispute that the deceased without the consent of the first Respondent mortgaged}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid1783118  }{\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
the land to Westpac Banking Corporation.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid672614 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par The Court of Appeal cited with approval the decision of the Court of Appeal in }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Ram Lochan Regan v Satya Nand Verma}{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid10431445 [}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 1965}{\fs24\lang2057\langfe1033\langnp2057\insrsid10431445 ]
}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  11 FLR 240 which decided that while no particular form was required to constitute a valid notice to quit, nevertheless it was necessar
y that the notice be addressed to the right person, properly describe the premises to which it relates, be plain and unequivocal and expire at the proper time.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 The Appellants contend that }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Ram Lochan Regan v Satya Nand Verma}{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  is distinguishable as that case concerned a }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 protected lease}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 governed by the Fair Rents Ordinance, whereas the circumstances of the present case are covered by different legislation.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 We do not think the case can be distinguished on this basis.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
The Court of Appeal in }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Ram Lochan Regan v Satya Nand Verma}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
 at 244 adopted well recognised principles regarding notices to quit stated in }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 Foa on Landlord and Tenant}{
\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 ,}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  7th Ed. at p.598.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 See also }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{
\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 Woodfall, Landlord and Tenant,}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
 Looseleaf Ed. Vol 1, 17.245-17.246.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 In our opinion the same principles apply in this case.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
Those general principles are, however, subject to particular statutory provisions that have application in a particular case (and in this respect reference must be made to s.38 of }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid3031515 
ALTA}{\fs24\lang2057\langfe1033\langnp2057\insrsid3031515\charrsid8201951 ).}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11089106 {\fs24\insrsid2052932\charrsid11089106 
\par In the present case the notice to quit was addressed to the right person and it correctly described the leasehold premises.}{\fs24\insrsid6306522\charrsid11089106  }{\fs24\insrsid2052932\charrsid11089106 
However the Appellants challenged the validity of the notice of the following grounds:
\par 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls8\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls8\adjustright\rin0\lin720\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 the lessor was not named in the notice to quit, and the notice therefore lacked clarity;
\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (ii)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls8\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls8\adjustright\rin0\lin720\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
the expiry time was not in accordance with the statutory power under which the lessor sought to terminate the tenancy;
\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (iii)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls8\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls8\adjustright\rin0\lin720\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 the lessor purported to rely on a statutory power under }{
\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid3031515 ALTA}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 , but the lease was governed by }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid3031515 LTA;

\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (iv)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls8\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls8\adjustright\rin0\lin720\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 The first Respondent did not have valid title as lessor which permitted him to give a notice to quit;
\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (v)\tab}}\pard \ql \li720\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls8\pnrnot0\pnlcrm\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}
\aspalpha\aspnum\faauto\ls8\adjustright\rin0\lin720\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 the notice was invalid as it does not claim compensation.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 We take these matters in turn.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16598487 {\fs24\insrsid2052932\charrsid16598487 
\par We agree entirely with the Court of Appeal that the notice to quit did not lack clarity because the name of the lessor was not stated in the notice.}{\fs24\insrsid6306522\charrsid16598487  }{\fs24\insrsid2052932\charrsid16598487 
The notice correctly identified the registered lease by number.}{\fs24\insrsid6306522\charrsid16598487  }{\fs24\insrsid2052932\charrsid16598487 The Certif
icate of Title unequivocally identifies the first Respondent as the registered proprietor of the land, and therefore identifies the first Respondent as the lessor.}{\fs24\insrsid6306522\charrsid16598487  }{\fs24\insrsid2052932\charrsid16598487 
It is not necessary, as the Appellants contend, that for the first Respondent to be identified as the lessor a separate entry be recorded on the Certificate of Title to that effect.}{\fs24\insrsid6306522\charrsid16598487  }{
\fs24\insrsid2052932\charrsid16598487 It is sufficient}{\fs24\insrsid6306522\charrsid16598487  }{\fs24\insrsid2052932\charrsid16598487 that the Certificate of Title records the first Respondent as the registered proprietor.}{
\fs24\insrsid6306522\charrsid16598487  }{\fs24\insrsid2052932\charrsid16598487 The lessee, on receiving the notice to quit, could have been in no doubt about the identity of the lessor.
\par 
\par We consider that the notice to quit was stated to expire at the proper time.}{\fs24\insrsid6306522\charrsid16598487  }{\fs24\insrsid2052932\charrsid16598487 
For reasons given later in this judgment, we consider that it is clear that the contract of tenancy constituted by the lease was governed by the provisions of ALTA.}{\fs24\insrsid6306522\charrsid16598487  }{\fs24\insrsid2052932\charrsid16598487 
The Appellants contend that to be valid the notice to quit should have given only one month\rquote s notice.}{\fs24\insrsid6306522\charrsid16598487  }{\fs24\insrsid2052932\charrsid16598487 They rely on }{\fs24\insrsid3031515\charrsid16598487 s.37 (}{
\fs24\insrsid2052932\charrsid16598487 1}{\fs24\insrsid3031515\charrsid16598487 ) (}{\fs24\insrsid2052932\charrsid16598487 b}{\fs24\insrsid3031515\charrsid16598487 ) (}{\fs24\insrsid2052932\charrsid16598487 i) and (ii) of ALTA for this submission.}{
\fs24\insrsid6306522\charrsid16598487  }{\fs24\insrsid2052932\charrsid16598487 The first Respondent however contends that the proper period was three months as the relevant provision of ALTA under which the notice was given is }{
\fs24\insrsid3031515\charrsid16598487 s.37 (}{\fs24\insrsid2052932\charrsid16598487 1}{\fs24\insrsid3031515\charrsid16598487 ) (}{\fs24\insrsid2052932\charrsid16598487 c}{\fs24\insrsid8201951\charrsid16598487 ) (}{\fs24\insrsid2052932\charrsid16598487 
ii).}{\fs24\insrsid6306522\charrsid16598487  }{\fs24\insrsid2052932\charrsid16598487 
\par 
\par Section 37(1}{\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 ) of }{\b\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid3031515 ALTA}{\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  relevantly reads:}{
\lang2057\langfe1033\langnp2057\insrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5591159 {\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 "\tab 
A landlord may terminate his contract of tenancy and may recover possession of an agricultural holding
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 \tab \'85..
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5591159 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 (b) by one months' written notice to quit
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5591159 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 (i) \tab 
where the tenant sublets, assigns or subdivides such holding without having previously obtained the consent in writing of the landlord which consent shall not be unreasonably withheld; or
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 (ii).\tab 
where the tenant commits a breach of any term or condition of the tenancy which is not capable of being remedied and the interests of the landlord are materially prejudiced thereby;
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5119918 (c}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 ) \tab 
by three months' written notice to quit
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5591159 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 
(i) where the tenant is not cultivating or operating such holding according to the practice of good husbandry and the interests of the landlord are materially prejudiced thereby; or
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 (ii
) if any part of the rent in respect of the holding is in arrear for a period of three months or if any lawful term of condition of the tenancy which is capable of being remedied is not performed or observed by the tenant:
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid5119918 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159 \'85"}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid5591159\charrsid5591159 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4987407 {\fs24\insrsid2052932\charrsid4987407 
\par The obligation under ALTA alleged by the notice to quit to have been contravened arises under the statutory conditions and covenants prescribed in s.9 of ALTA, in particular }{\fs24\insrsid13385710\charrsid4987407 s.9 (}{
\fs24\insrsid2052932\charrsid4987407 1}{\fs24\insrsid3031515\charrsid4987407 ) (}{\fs24\insrsid2052932\charrsid4987407 e}{\fs24\insrsid3031515\charrsid4987407 ) (}{\fs24\insrsid2052932\charrsid4987407 
ii) which provides that the following covenant is implied in every contract of tenancy of an agricultural holding subsisting at or after the commencement of the Act (29 December 1967) on the part of the tenant;
\par 
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13385710 {\b\i\fs24\insrsid6306522\charrsid13385710 "}{\b\i\fs24\insrsid2052932\charrsid13385710 
not to part with the possession of, mortgage, assign, sublet or otherwise alienate the holding or any part thereof without the consent}{\b\i\fs24\insrsid6306522\charrsid13385710  }{\b\i\fs24\insrsid2052932\charrsid13385710 
 in writing of the landlord previously obtained, which consent shall not be unreasonably withheld, and then, only in accordance with the provisions of this Act;}{\b\i\fs24\insrsid6306522\charrsid13385710 "}{\b\i\fs24\insrsid2052932\charrsid13385710 

\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13385710 {\b\i\fs24\insrsid2052932\charrsid13385710 
\par }{\fs24\insrsid2052932\charrsid13385710 The breach of the implied covenant constituted by the unauthorised grant of the mortgage was capable of being remedied by the discharge of}{\fs24\insrsid6306522\charrsid13385710  }{
\fs24\insrsid2052932\charrsid13385710 the mortgage by the tenant.}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 Section 37(1}{\fs24\insrsid13385710\charrsid13385710 ) (}{\fs24\insrsid2052932\charrsid13385710 b) of }{
\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710  did not apply in the circumstances of this case which are covered by }{\fs24\insrsid13385710\charrsid13385710 s.37 (}{\fs24\insrsid2052932\charrsid13385710 1}{
\fs24\insrsid13385710\charrsid13385710 ) (}{\fs24\insrsid2052932\charrsid13385710 c}{\fs24\insrsid13385710\charrsid13385710 ) (}{\fs24\insrsid2052932\charrsid13385710 ii).}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 
A period of three months was the appropriate notice period.
\par 
\par The argument that the notice to quit is bad because the lease was governed by the }{\b\fs24\insrsid2052932\charrsid3031515 LTA}{\fs24\insrsid2052932\charrsid13385710  is without substance.}{\fs24\insrsid6306522\charrsid13385710  }{
\fs24\insrsid2052932\charrsid13385710 We note that this submission is inconsistent with the position adopted by the Appellants elsewhere in their submissions where and when it suits them to contend that the lease was governed by }{
\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710 .}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 The contention regarding the period of notice just discussed provides an example. 
\par 
\par The submission that the lease is governed by}{\b\fs24\insrsid2052932\charrsid3031515  LTA}{\fs24\insrsid2052932\charrsid13385710  is based on s.8 (3) of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710 
 which provides that an instrument of tenancy if registrable under }{\b\fs24\insrsid2052932\charrsid3031515 LTA}{\fs24\insrsid2052932\charrsid13385710  shall be registered in accordance with the provisions of that Act, and notwithstanding s.60 of }{
\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710  all the provisions of}{\b\fs24\insrsid2052932\charrsid3031515  LTA}{\fs24\insrsid2052932\charrsid13385710  shall apply to the instrument of tenancy and 
all dealings relating thereto.}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 Section 60 of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710  provides:
\par }{\b\i\fs24\insrsid2052932\charrsid13385710 
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13385710 {\b\i\fs24\insrsid6306522\charrsid13385710 "}{\b\i\fs24\insrsid2052932\charrsid13385710 \tab 
Except as is in this Act expressly provided, nothing contained in this Act shall affect prejudicially any power, right or remedy of a landlord or tenant or other person, vested in or exercisabl
e by him by virtue of the provisions of any Act or by, under or in respect of any contract of tenancy or other contract.}{\b\i\fs24\insrsid6306522\charrsid13385710 "}{\b\i\fs24\insrsid2052932\charrsid13385710 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13385710 {\b\i\fs24\insrsid2052932\charrsid13385710 
\par }{\fs24\insrsid2052932\charrsid13385710 The effect of these provisions is that}{\b\fs24\insrsid2052932\charrsid3031515  LTA}{\fs24\insrsid2052932\charrsid13385710 , which deals with the registration of transactions and priorities, applies to the lease, b
ut there is nothing in }{\b\fs24\insrsid2052932\charrsid3031515 LTA}{\fs24\insrsid2052932\charrsid13385710  which modifies or qualifies the provisions of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710 
 as to the termination of}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 a tenancy for breach of a statutory condition or covenant implied under s.9 of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{
\fs24\insrsid2052932\charrsid13385710 .
\par 
\par We consider that the effect of ss.8 and 60 of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710  is not to exclude the lease from the provisions of}{\b\fs24\insrsid2052932\charrsid3031515  ALTA}{
\fs24\insrsid2052932\charrsid13385710 .}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 Indeed if the sections had this effect, all contracts of tenancy that are registered under }{\b\fs24\insrsid2052932\charrsid3031515 LTA
}{\fs24\insrsid2052932\charrsid13385710  would be excluded from }{\b\fs24\insrsid2052932\charrsid3031515 ALTA,}{\fs24\insrsid2052932\charrsid13385710  and quite clearly that would be contrary to the intention of }{\b\fs24\insrsid2052932\charrsid3031515 
ALTA}{\fs24\insrsid2052932\charrsid13385710 .}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 As the Court of Appeal observed in Soma Raju v Bhajan Lal }{\fs24\insrsid10431445 [}{\fs24\insrsid2052932\charrsid13385710 1976}{
\fs24\insrsid10431445 ]}{\fs24\insrsid2052932\charrsid13385710  22 FLR 163 at 176,}{\b\fs24\insrsid2052932\charrsid3031515  ALTA}{\fs24\insrsid2052932\charrsid13385710  is a special Act dealing with rights in agricultural land.}{
\b\fs24\insrsid6306522\charrsid3031515  }{\b\fs24\insrsid2052932\charrsid3031515 LTA}{\fs24\insrsid2052932\charrsid13385710  is a general Act dealing with the registration of}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 
interests in land and priorities conferred by registration, and does not displace the special provisions of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710  in its application to agricultural land.}{
\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 In that case, the Court of Appeal held that a contract of tenancy under }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710 
 was a creature of statute, and could only be determined in the manner provided by }{\b\fs24\insrsid2052932\charrsid3031515 ALTA.}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 
Counsel for the Appellants argues that this Court should not follow the decision of the Court}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 of Appeal in }{\fs24\ul\insrsid2052932\charrsid8201951 Soma Raju v Bhajan Lal}{
\fs24\insrsid2052932\charrsid13385710 .}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 We reject that submission.}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 
The principal judgment of the Court of Appeal, delivered by Spring JA, is a carefully reasoned judgment relying on the provisions both of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710  and }{
\b\fs24\insrsid2052932\charrsid3031515 LTA.}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 We agree with those reasons.
\par 
\par The effect of s.8 of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710  is to extend the registration provisions of }{\b\fs24\insrsid2052932\charrsid3031515 LTA}{\fs24\insrsid2052932\charrsid13385710 
 to contracts of tenancy in registrable form.}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 Its effect is not to exclude contracts of tenancy in registrable form from the provisions of }{
\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710 .}{\fs24\insrsid6306522\charrsid13385710  }{\fs24\insrsid2052932\charrsid13385710 Section 60 is expressed to be }{\b\i\fs24\insrsid6306522\charrsid3031515 "}{
\b\i\fs24\insrsid2052932\charrsid3031515 Except as is in this Act expressly provided \'85.}{\b\i\fs24\insrsid3031515\charrsid3031515 "}{\fs24\insrsid2052932\charrsid13385710  making it clear that the express provisions of }{
\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710 , such as ss.9, 37 and 38 continue to apply. That this result is intended is made clear by }{\fs24\insrsid3031515\charrsid13385710 s.9 (}{
\fs24\insrsid2052932\charrsid13385710 2) of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid13385710  which provides:
\par 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6306522 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \tab 
Every contract of tenancy shall be deemed to contain the following clause}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid13385710\charrsid6306522 : ---}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13385710 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid13385710\charrsid6306522 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid13385710 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
This contract is subject to the provisions of the Agricultural Landlord and Tenant Act, and may only be determined, whether during its currency or at the end of its term, in accordance with such provisions.}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 All disputes and differences whatsoever arising o
ut of this contract, for the decision of which that Act makes provision, shall be decided in accordance with such provisions.}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 

\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par The argument that the first Respondent did not have valid title as lessor to give the notice to quit is not one that is open as a matter of law, or as a matter of fact on the evidence.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par 
\par As a matter of law the Appellants are estopped from denying the title of the lessor under whom they hold possession.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 In }{
\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 Woodfall, Landlord and Tenant}{\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid8201951 "}{
\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid8201951 ,}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  Looseleaf Ed. Vol 1, 1.037 the learned authors say:
\par 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6306522 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
It is one of the first principles of the law of estoppel, as applied to the relations between landlord and tenant, that a tenant is estopped from disputing the title of his landlord.}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 This applies to written and oral tenancy agreements as well as leases under seal.}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Thus a lessee cannot dispute his lessor\rquote s title by setting up an adverse title, whilst retaining possession...}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
It is no answer to a notice to quit that in law the landlord does not hold title to the premises}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 :}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  See }{
\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Stratford v Syrett}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  [1958] 1 QB 107.
\par 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
As a matter of fact the Appellants have pleaded in Civil Action No. 854 of 1985 by way of counterclaim that the f
irst Respondent improperly obtained the registration of a foreclosure of mortgage that caused him to become the registered proprietor of the 12 undivided 25th shares of the land which he did not already own on 15 June 1978.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Whilst the entry recording the f
irst Respondent as the registered proprietor remains on the Certificate of Title, the first Respondent is entitled to rely on the indefeasibility of his title as owner of the land and to rely on his registration as proof of title; see }{
\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid3031515 LTA s.38.}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
 As a matter of law the Appellants are also estopped in the circumstances of this matter from disputing the title of the first Respondent in Civil Action No. 854 of 1985.
\par 
\par }\pard\plain \s21\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 \f38\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
Finally, on the question of the validity of the notice to quit}{\f0\lang2057\langfe1033\langnp2057\insrsid6306522 ,}{\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  it is contended that
 the notice is invalid as it did not include a claim for compensation.}{\f0\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid3031515 Section 38(1)}{
\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  of }{\b\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid3031515 ALTA }{\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 provides:
\par }\pard\plain \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932 "\tab 
A right of re-entry or forfeiture under any proviso or stipulation in a contract of tenancy for a breach of any covenant or condition, express or impl
ied, in such contract of tenancy shall not be enforceable, unless and until the landlord serves on the tenant notice
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\b\i\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \ql \li1440\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls16\pnrnot0\pnlcltr\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls16\adjustright\rin0\lin1440\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 specifying the particular breach complained of; and
\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\b\i\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (b)\tab}}\pard \ql \li1440\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls16\pnrnot0\pnlcltr\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls16\adjustright\rin0\lin1440\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 if the breach is capable of remedy, requiring the tenant to remedy the breach; and

\par }\pard \ql \li0\ri0\nowidctlpar{\*\pn \pnlvlcont\ilvl0\ls0\pnrnot0\pndec }\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\b\i\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (c)\tab}}\pard \ql \li1440\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls16\pnrnot0\pnlcltr\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls16\adjustright\rin0\lin1440\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 in any case,}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 requiring}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 the}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 tenant}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 to}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 make}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 compensation in 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
money for the breach, and if the tenant fails, within a reasonable time thereafter to remedy the breach, if it is capable of remedy, and to make reasonable compensation in money, to the satisfaction of the landlord for the breach.}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\insrsid2052932\charrsid2052932 Section 38 must, of cou
rse, be read with s.37 which prescribes the circumstances where a landlord may terminate a contract of tenancy, and specifies periods of notice.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
In this case the Appellants contend that for the notice to quit to be valid, it was required by }{\fs24\insrsid3031515\charrsid2052932 s.38 (}{\fs24\insrsid2052932\charrsid2052932 1}{\fs24\insrsid3031515\charrsid2052932 ) (}{
\fs24\insrsid2052932\charrsid2052932 c) to state that the tenant make reasonable compensation in money for the breach of covenant alleged.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The Court of Appeal dismissed this argument in a sentence, saying that }{\fs24\insrsid8465542 
\par 
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8465542 {\b\i\fs24\insrsid6306522\charrsid3031515 "}{\b\i\fs24\insrsid2052932\charrsid3031515 
it is well settled that omission from the notice of any request for compensation does not invalidate the notice but merely disentitles the landlord from recovering compensation in a subsequent action for forfeiture and damages for breach of covenant.}{
\b\i\fs24\insrsid6306522\charrsid3031515 " }{\b\i\fs24\insrsid2052932\charrsid3031515 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\insrsid2052932\charrsid2052932 
\par }{\b\fs24\insrsid2052932\charrsid8201951 Section 38(1)}{\fs24\insrsid2052932\charrsid2052932  is in a form commonly found in statutes relating to tenancies and leases.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
In material respects it is in the same terms as }{\b\fs24\insrsid8201951\charrsid8201951 s.105 (}{\b\fs24\insrsid2052932\charrsid8201951 1)}{\fs24\insrsid2052932\charrsid2052932  of the }{\b\fs24\insrsid2052932\charrsid3031515 Property Law Act (Cap 130)}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 and s.146 of the }{\b\fs24\insrsid2052932\charrsid3031515 Law of Property Act 1925 (UK).}{\b\fs24\insrsid6306522\charrsid3031515  }{\fs24\insrsid2052932\charrsid2052932 
The provision has its genesis in s.14 of the }{\b\fs24\insrsid2052932\charrsid3031515 Conveyancing and Law of Property Act 1881 (UK).}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 The leading case 
on whether compensation must be claimed in a notice to quit is }{\fs24\ul\insrsid2052932\charrsid16591716 Lock v Pearce}{\fs24\insrsid2052932\charrsid2052932  [1893] 2 Ch. 271.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
That was a decision under s.14 of the }{\b\fs24\insrsid2052932\charrsid3031515 Conveyancing and Law of Property Act 1881.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
A notice given under the section required the lessee to remedy a breach of covenant but did not require payment of compensation in money.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The notice was nevertheless held to be good.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 Lord Esher M.R. at 276 said:
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2052932 {\b\i\fs24\insrsid6306522\charrsid2052932 "}{\b\i\fs24\insrsid2052932\charrsid2052932 
Therefore it seems to me that the meaning of the section is that the breach must be remedied if it can be, and there must be compensation besides that, if there is anything for which to compensate.}{\b\i\fs24\insrsid6306522\charrsid2052932  }{
\b\i\fs24\insrsid2052932\charrsid2052932 I go further, and say that the lessor need not, if he does not want any compensation, ask for it.}{\b\i\fs24\insrsid6306522\charrsid2052932  }{\b\i\fs24\insrsid2052932\charrsid2052932 
If he does not want compensation, why should he ask for what he does not want?}{\b\i\fs24\insrsid6306522\charrsid2052932  }{\b\i\fs24\insrsid2052932\charrsid2052932 
The effect of his not asking for it, to my mind, is that if he obtains an order in an action of ejectment, requiring the lessee to remedy the breach, he cannot subsequently ask for any further compensation.}{\b\i\fs24\insrsid6306522\charrsid2052932  }{
\b\i\fs24\insrsid2052932\charrsid2052932 That seems to me the proper meaning of the section.}{\b\i\fs24\insrsid6306522\charrsid2052932 "}{\b\i\fs24\insrsid2052932\charrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par Lindley L.J. at 279 said:
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\b\i\fs24\insrsid2052932\charrsid2052932 
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2052932 {\b\i\fs24\insrsid6306522\charrsid2052932 "}{\b\i\fs24\insrsid2052932\charrsid2052932 
Supposing the lessor does not want compensation, is the notice to be held bad because he does not ask for it?}{\b\i\fs24\insrsid6306522\charrsid2052932  }{\b\i\fs24\insrsid2052932\charrsid2052932 There is no sense in that.}{
\b\i\fs24\insrsid6306522\charrsid2052932  }{\b\i\fs24\insrsid2052932\charrsid2052932 The meaning is to be found by looking a little further on.}{\b\i\fs24\insrsid6306522\charrsid2052932  }{\b\i\fs24\insrsid2052932\charrsid2052932 
The sub-section begins by saying that the right of re-entry or forfeiture shall not be enforceable unless proper notice is given and the lessee fails within a reaso
nable time afterwards to remedy the breach and to make reasonable compensation in money to the satisfaction of the lessor.}{\b\i\fs24\insrsid6306522\charrsid2052932  }{\b\i\fs24\insrsid2052932\charrsid2052932 
The sense of that is that the lessor must tell the lessee what he wants done.}{\b\i\fs24\insrsid6306522\charrsid2052932  }{\b\i\fs24\insrsid2052932\charrsid2052932 The lessee is entitled to know what his landlord compla
ins of, and, if his landlord is entitled to compensation, whether he wants compensation.}{\b\i\fs24\insrsid6306522\charrsid2052932 "}{\b\i\fs24\insrsid2052932\charrsid2052932 
\par }\pard\plain \s19\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 \b\i\f38\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard\plain \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
Kay L.J. agreed with the other members of the Court.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
This decision of the Court of Appeal has been consistently applied ever since; see for example }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Woods v Tomlinson & Anr.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  [1964] NZLR 399, }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Civil Service Co-operative Society, Limited v McGrigor}{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  [1923] 2 Ch. 347, }{\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Rugby School (Governors) v Tannahill}{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  [1935] 1 KB 87, and }{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Woodfall, Landlord and Tenant}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522  Looseleaf Ed. Vol 1, 17.133.
\par 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\insrsid2052932\charrsid2052932 For these reasons we conclude that the notice to quit was not invalid.}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 
\par }{\b\fs24\insrsid2052932\charrsid2052932 
\par Service of the notice to quit
\par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 \f38\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs24\insrsid2052932\charrsid2052932 
The next issue is whether the notice to quit was validly served in accordance with the requirements s.39 of}{\b\fs24\insrsid2052932\charrsid8201951  ALTA}{\fs24\insrsid2052932\charrsid2052932 .}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 Section 39 provides that any notice or other document required or authorised to be served under}{\b\fs24\insrsid2052932\charrsid8201951  ALTA}{\fs24\insrsid2052932\charrsid2052932 
 may be served in any one of five ways.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 One of those ways is by personal service.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The fact that four other ways are prescribed indicates that the service need not be personal.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The first Respondent sought to serve the notice of quit under each of the following two provisions:
\par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 \f38\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard\plain \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2052932 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \tab 39.}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \'85\'85}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par {\pntext\pard\plain\b\i\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \ql \li1440\ri0\nowidctlpar{\*\pn \pnlvlbody\ilvl0\ls17\pnrnot0\pnlcltr\pnstart1\pnindent360\pnsp120\pnhang 
{\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls17\adjustright\rin0\lin1440\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 by sending it by registered post to the usual or last known}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 place of abode of the person on whom it is to be served;}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 or}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 \'85\'85}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 (c) by leaving it at the usual or last known place of abode of that }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 person; or}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\insrsid2052932\charrsid2052932 
\par It is difficult to understand why the Appellants continue to insist that the notice of quit was not properly served as the evidence is clear that the notice to quit was affixed to the deceased\rquote 
s place of residence at Vesida Place, some four and a half miles from Nasinu, the address at which the proceedings in this matter were later served personally upon the deceased.}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 The notice was thus served on the deceased.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 The Appellants\rquote 
 arguments seeks to divert attention from this obvious fact to a possible difficulty that arises in respect of the first Respondent\rquote s attempt to comply with the method of service specified in }{\fs24\insrsid3031515\charrsid2052932 s.39 (}{
\fs24\insrsid2052932\charrsid2052932 a).}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 As it was not possible at the time through the
 postal authorities to have a mail item delivered by registered post to a residential address, the first Respondent forwarded the notice by registered post to Post Office Box 3623, Samabula, Suva.}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 This was, as the Appellants admit, the deceased\rquote s postal address.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The trial judge took a pragmatic and realistic approach to the issue, saying }{\b\i\fs24\insrsid6306522\charrsid3031515 "}{\b\i\fs24\insrsid2052932\charrsid3031515 
my view is that the section must be read to allow service by registered mail at a post office box.}{\b\i\fs24\insrsid6306522\charrsid3031515  }{\b\i\fs24\insrsid2052932\charrsid3031515 
It seems to me that the post office box is as much an extension of the addressee\rquote s place of abode as is a letter box on the garden gate.}{\b\i\fs24\insrsid6306522\charrsid3031515  }{\b\i\fs24\insrsid2052932\charrsid3031515 
It is certainly much more secure}{\b\i\fs24\insrsid6306522\charrsid3031515 "}{\fs24\insrsid2052932\charrsid2052932 .}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 The Court of Appeal agreed.}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 It is unnecessary for us to decide whether the proper construction of }{\fs24\insrsid3031515\charrsid2052932 s.39 (}{\fs24\insrsid2052932\charrsid2052932 
a) permits service in this way, as the notice to quit was undoubtedly served in accordance with the provisions of s.39(c).}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
\par 
\par It is not to the point for the Appellants to adduce evidence, as they have endeavoured to do, that the deceased was overseas in the months when the first Respondent endeavoured to serve the notice to quit.}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 As we have observed above, s.39 does not require personal service.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The Act is drawn on the footing that a tenant, if he is absent from the premises, will make appropriate and proper arrangements for the oversight of the property and his business affairs during his absence. 
\par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 \f38\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\fs24\insrsid2052932\charrsid2052932 Evidence that the land was }{
\b\fs24\insrsid6306522\charrsid2052932 "}{\b\fs24\insrsid2052932\charrsid2052932 exempted}{\b\fs24\insrsid6306522\charrsid2052932 "}{\b\fs24\insrsid2052932\charrsid2052932  land
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\insrsid2052932\charrsid2052932 Ground 9 of the notice of appeal contends that the Court of Appeal erred in rejecting the tender 
of fresh evidence which was intended by the Appellants to establish that the land was }{\b\i\fs24\insrsid6306522\charrsid3031515 "}{\b\i\fs24\insrsid2052932\charrsid3031515 exempted}{\b\i\fs24\insrsid6306522\charrsid3031515 "}{
\b\i\fs24\insrsid2052932\charrsid3031515  }{\fs24\insrsid2052932\charrsid2052932 from the provisions of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid2052932 .}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 Section 58(f) of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid2052932  permits the Minister to make regulations exempting any agricultural land or contracts of tenancy of such lan
d from the provisions of the Act.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 Regulation 4(c)}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
of the Agricultural Landlord and Tenant (Exemption) Regulations exempts from the provisions of ss.6, 7 and 13 of }{\b\fs24\insrsid2052932\charrsid8201951 ALTA }{\fs24\insrsid2052932\charrsid2052932 
agricultural land delineated in Plans Nos. PP41 and PP42 held by the Director of Lands.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
By the fresh evidence, the Appellants sought to establish that the land fell within the relevant area delineated in Plan PP41.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The Court of Appeal permitted Mr Narayan, a technician from the Lands & Survey Department, to be called to give evidence before the Court.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
He produced a number of plans but the Court was not satisfied that it was possible to positively identify the delineated boundaries on PP41 with the boundaries of the }{\b\i\fs24\insrsid6306522\charrsid3031515 "}{\b\i\fs24\insrsid2052932\charrsid3031515 
Bala}{\b\i\fs24\insrsid6306522\charrsid3031515 "}{\fs24\insrsid2052932\charrsid2052932  land.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 As the evidence failed to satisfy the Court of Appeal that it woul
d establish that the land was within the }{\b\i\fs24\insrsid6306522\charrsid3031515 "}{\b\i\fs24\insrsid2052932\charrsid3031515 exempted}{\b\i\fs24\insrsid6306522\charrsid3031515 "}{\fs24\insrsid2052932\charrsid2052932 
 area, the Court rejected the application to adduce fresh evidence. 
\par 
\par This Court has no transcript of the evidence which was received orally from Mr Narayan.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 No information has been placed before this Cour
t to justify departing from the finding of fact made by the Court of Appeal.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
In these circumstances the Appellants fail to establish that the Court of Appeal erred in rejecting the evidence.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\insrsid2052932\charrsid2052932 More importantly, for another reason this ground of appeal cannot assist the applicants.}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 Even if the land was within an }{\b\i\fs24\insrsid6306522\charrsid8201951 "}{\b\i\fs24\insrsid2052932\charrsid8201951 exempted}{\b\i\fs24\insrsid6306522\charrsid8201951 "}{
\fs24\insrsid2052932\charrsid2052932  area, only }{\b\fs24\insrsid2052932\charrsid3031515 ss.6, 7 and 13}{\fs24\insrsid2052932\charrsid2052932  of }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid2052932 
 would no longer apply to the land.}{\fs24\insrsid6306522\charrsid2052932  }{\b\fs24\insrsid2052932\charrsid8201951 Section 6}{\fs24\insrsid2052932\charrsid2052932  deals with mandatory minimum terms of contracts of tenancy under }{
\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid2052932 .}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 Section 13 provides that in some circumstances contracts of tenancy are extended.}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 Neither of these sections have any relevance to this case.}{\fs24\insrsid6306522\charrsid2052932  }{\b\fs24\insrsid2052932\charrsid8201951 Section 7}{
\fs24\insrsid2052932\charrsid2052932  provides that contracts of tenancy under }{\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid2052932  shall not be terminated except in the manner provided by }{
\b\fs24\insrsid2052932\charrsid3031515 ALTA}{\fs24\insrsid2052932\charrsid2052932 .}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
If the land was exempted land, it would no longer be subject to the protection of s.7, but the tenancy could still be terminated by a notice to quit given under the general law. }{\b\fs24\insrsid2052932\charrsid3031515 Section 9 of ALTA}{
\fs24\insrsid2052932\charrsid2052932  would continue to apply so as to imply the covenant by the tenant against mortgaging the land without consent.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The notice to quit would still be a valid notice as it specified with particularity the matters required to be stated in a valid notice to quit.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
\par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 \f38\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\fs24\insrsid2052932\charrsid2052932 Relief against forfeiture
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\insrsid2052932\charrsid2052932 Ground 7 of the notice of appeal alleges }{\b\i\fs24\insrsid6306522\charrsid16591716 "}{
\b\i\fs24\insrsid2052932\charrsid16591716 that both the primary judge and their Lordships erred in law in wrongly holding that the respondent had determined the lease by re-entry by issuing a writ and statement of claim in Civ
il Action 854/85 and that the appellants right for relief from forfeiture does not subsist\'85}{\b\i\fs24\insrsid6306522\charrsid16591716 "}{\b\i\fs24\insrsid2052932\charrsid16591716 
\par }{\fs24\insrsid2052932\charrsid2052932 
\par Plainly this ground of appeal challenges the finding that the Appellants no longer have a right to relief against forfeiture.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 The same challenge is also made in g
round 6 of the notice of appeal.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
It is less clear whether the ground also challenges the finding that the Respondent lawfully terminated the lease by re-entry by issuing and serving a writ and statement of claim in Civil Action No. 854 of 1985.}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 In so far as the ground of appeal intends to challenge the finding that re-entry occurred by the commencement and service of the proceedings for possession, the ground cannot be sustained.}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 The law is clear that upon the expiry of the proper period stated in a notice to quit, the landlord must effect re-entry to terminate the tenancy and bring about its forfeiture.}
{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 Re-entry may occur by the physical retaking of possession of the premises, or by doing what the law regards as equivalent to actual re-entry, namely the iss
ue and service of a writ for possession:}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 See }{\fs24\ul\insrsid2052932\charrsid16591716 Canas Property Co Ltd v K L Television Services Ltd}{
\fs24\insrsid2052932\charrsid2052932  [1970] 2 All}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 ER 795 at 799 and }{\fs24\ul\insrsid2052932\charrsid16591716 Billson v Residential Apartments Ltd}{
\fs24\insrsid2052932\charrsid2052932  [1992]}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 1 All ER 141.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
Personal Service of the proceedings for possession took place on 27 September 1985.
\par 
\par The trial judge held that the Appellants have no subsisting right to seek relief against forfeiture, and that finding was upheld by the Court of Appeal.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The Court of Appeal reached that conclusion based on }{\b\fs24\insrsid3031515\charrsid16591716 s.37 (}{\b\fs24\insrsid2052932\charrsid16591716 2}{\b\fs24\insrsid3031515\charrsid16591716 ) (}{\b\fs24\insrsid2052932\charrsid16591716 a)}{
\fs24\insrsid2052932\charrsid2052932  of }{\b\fs24\insrsid2052932\charrsid8201951 ALTA}{\fs24\insrsid2052932\charrsid2052932 .}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 Section 37(2) provides:
\par 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
(a) The tenant may, at any time before }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932 the expiry of a notice lawfully}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 given and served upon him under the provisions of paragraphs (b) and}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 (c) of subsection (1) and of section 39, apply to the tribunal for relief}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 against forfeiture and pending the award of the tribunal, such tenant}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 shall not be evicted;
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2052932 {\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 (b) The tribunal shall consider }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932 and decide upon any application}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 made to it under the provisions of}
{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932  this section within the period}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
of twelve months specified in sub-pa}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932 ragraph (ii) of paragraph(f) of}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522  }{
\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 subsection (1) of section 9.}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid6306522 "}{\b\i\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\insrsid2052932\charrsid2052932 
The Court of Appeal noted that the tenant had not applied before the expiry of the notice to an Agricultural Tribunal for relief against forfeiture, and held that the failure to do so brought to an end the Appellants\rquote  right to relief.}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
\par 
\par We have come to the conclusion that the Appellants have lost their right to relief against forfeiture, although for reasons which differ from those given by the Court of Appeal.}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 
\par 
\par The conclusion of the Court of Appeal assumes that the only right which the Appellants had to apply for relief against forfeiture arose under }{\b\fs24\insrsid2052932\charrsid2518405 ALTA}{\fs24\insrsid2052932\charrsid2052932 .}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 We agree with that assumption.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 We have already noted that }{\b\fs24\insrsid2052932\charrsid2518405 
ALTA}{\fs24\insrsid2052932\charrsid2052932  is a special Act which deals with rights in agricultural land.}{\fs24\insrsid6306522\charrsid2052932  }{\b\fs24\insrsid2052932\charrsid2518405 Section 105(2)}{\fs24\insrsid2052932\charrsid2052932  of the }{
\b\fs24\insrsid2052932\charrsid2518405 Property Law Act }{\fs24\insrsid2052932\charrsid2052932 is a general law empowering the High Court to grant relief against forfeiture of a lease.}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 However }{\fs24\insrsid2518405\charrsid2052932 s.105 (}{\fs24\insrsid2052932\charrsid2052932 8}{\fs24\insrsid2518405\charrsid2052932 ) (}{\fs24\insrsid2052932\charrsid2052932 
e) provides that s.105 does not extend to any contract of tenancy of agricultural land which is subject to the provisions of }{\b\fs24\insrsid2052932\charrsid2518405 ALTA}{\fs24\insrsid2052932\charrsid2052932 .}{\fs24\insrsid6306522\charrsid2052932  }{
\b\fs24\insrsid2052932\charrsid2518405 ALTA}{\fs24\insrsid2052932\charrsid2052932  establishes a special regime for the regulation of contracts of tenancy of agricultural land.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
Under that regime Agricultural Tribunals are empowered to grant relief against forfeiture: see }{\b\fs24\insrsid2518405\charrsid8201951 ss.22 (}{\b\fs24\insrsid2052932\charrsid8201951 g) and 37(2).}{\b\fs24\insrsid6306522\charrsid8201951  }{
\b\fs24\insrsid2052932\charrsid8201951 Section 38(2)}{\fs24\insrsid2052932\charrsid2052932  further empowers the Tribu
nal to grant relief against forfeiture on such terms, if any, as to costs or expenses as the Tribunal in the circumstances of the case thinks fit.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
It follows that the only rights which were available to the deceased to apply for relief}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 against forfeiture were those specified in }{\b\fs24\insrsid2052932\charrsid2518405 
ALTA.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\b\fs24\insrsid2052932\charrsid2518405 Section 37(2) (a)}{\fs24\insrsid2052932\charrsid2052932  is in our view procedural in nature.}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 By its terms, it requires that an application for relief against forfeiture where the landlord seeks to terminate}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 the tenancy by notice must be made to the Tribunal before the expiry of the notice.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 However, s.18 of }{
\b\fs24\insrsid2052932\charrsid2518405 ALTA}{\fs24\insrsid2052932\charrsid2052932  which prescribes the powers of the Tribunal includes the power in s.}{\b\fs24\insrsid2052932\charrsid8201951 18 (1}{\b\fs24\insrsid2518405\charrsid8201951 ) (}{
\b\fs24\insrsid2052932\charrsid8201951 d)}{\fs24\insrsid2052932\charrsid2052932  to extend any period of time whether in relation to a notice or otherwise specified in the Act.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
This is a power to extend time limits which are procedural in nature, and in our opinion would authorise an extension of time in }{\b\fs24\insrsid2518405\charrsid8201951 s.37 (}{\b\fs24\insrsid2052932\charrsid8201951 2}{
\b\fs24\insrsid2518405\charrsid8201951 ) (}{\b\fs24\insrsid2052932\charrsid8201951 a).
\par }{\fs24\insrsid2052932\charrsid2052932 
\par However, we think that the Appellants nevertheless encounter a fatal problem under }{\b\fs24\insrsid2052932\charrsid2518405 s.37 (2}{\b\fs24\insrsid2518405\charrsid2518405 ) (}{\b\fs24\insrsid2052932\charrsid2518405 b) of ALTA}{
\fs24\insrsid2052932\charrsid2052932 .}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 We consider that paragraph imposes a limitation upon the exercise of jurisdiction by the tribunal.}{\fs24\insrsid6306522\charrsid2052932  
}{\fs24\insrsid2052932\charrsid2052932 The tribunal in exercise of}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
its power to consider an application for relief against forfeiture must decide the application within the twelve month period specified in s.9(1)(f)(ii) namely within twelve months from the termination of the tenancy.}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 In this case, the tenancy terminated upon service of the writ for possession on 27 September 1985.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
Whilst the tribunal in our view had power to extend the time within 
which to commence proceedings seeking relief against forfeiture, that power could not usefully be exercised beyond a point where it remained possible for the tribunal to consider and decide the application within 12 months of the termination of the tenanc
y.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 In short, when 27 September 1986 had passed, the possibility of obtaining relief against forfeiture came to an end, and no extension of time under }{
\fs24\insrsid2518405\charrsid2052932 s.37 (}{\fs24\insrsid2052932\charrsid2052932 2}{\fs24\insrsid2518405\charrsid2052932 ) (}{\fs24\insrsid2052932\charrsid2052932 a) could alter that position.
\par 
\par }{\b\fs24\insrsid2052932\charrsid2052932 Waiver
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\insrsid2052932\charrsid2052932 In ground 10 of the notice of appeal the Appellants conten
d that the Court of Appeal erred in not holding that the first Respondent by commencing Civil Action No. 422}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 of}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 1988}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 waived his notice to quit and his right to terminate the lease.}{\fs24\insrsid6306522\charrsid2052932  }{
\fs24\insrsid2052932\charrsid2052932 
\par 
\par The proceedings to specifically perform the option to purchase the lessee\rquote s interest in the lease were filed on 16 June 1988, some two years and nine months after the first Respondent had effected re-entry and forfeiture of the lease.}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 The Appellants contend that at the time when Civil Action No. 422 of 1988 was commenced, the f
irst Respondent had alternative and inconsistent rights, namely his rights arising under the notice to quit, and his rights in respect of the option to purchase.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The Applicants contend that the first Respondent elected to exercise his rights in respect of the option and thereby waived the rights arising under the notice to quit.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The Appellants put their argument in these straightforward terms: 
\par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 \f38\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f0\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard\plain \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2052932 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\i\fs24\insrsid6306522\charrsid2052932 "}{\b\i\fs24\insrsid2052932\charrsid2052932 
In effect the Respondent elected to waive the Notice to terminate their lease and decided to purchase lease No. 53574.}{\b\i\fs24\insrsid6306522\charrsid2052932  }{\b\i\fs24\insrsid2052932\charrsid2052932 What else was he going to purchase?}{
\b\i\fs24\insrsid6306522\charrsid2052932  }{\b\i\fs24\insrsid2052932\charrsid2052932 He is therefore estopped from relying on the Notice}{\b\i\fs24\insrsid6306522\charrsid2052932 "}{\b\i\fs24\insrsid2052932\charrsid2052932 .}{
\b\i\fs24\insrsid6306522\charrsid2052932  }{\b\i\fs24\insrsid2052932\charrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2052932 {\fs24\insrsid2052932\charrsid2052932 
The Court of Appeal dismissed this argument saying that the submission failed to recognise that the issue and service of the writ for possession operated as a final election by the first Respondent to determine and cancel the term of the lease.}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 The fact that the proceedings for possession were still pending was of no consequence.
\par 
\par In our opinion the Court of Appeal was correct.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
Further, in a tenancy situation where a period of notice has been given to remedy a breach of a covenant, and the tenancy is then b
rought to an end, for there to be a waiver by the landlord, there must be conduct on his part which indicates an intention to revive the tenancy so that its original terms apply and rent continues to be paid: }{\fs24\ul\insrsid2052932\charrsid10486503 
Clarke v Grant}{\fs24\insrsid2052932\charrsid2052932  [1950] 1 KB 104 at 105-106.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 In the present case the conduct of the first Respondent provides no evidence of}{
\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 an intention to revive the tenancy.}{\fs24\insrsid6306522\charrsid2052932  }{\fs24\insrsid2052932\charrsid2052932 
The Respondent at all times following the re-entry and termination of the lease refused to accept further rent, and demonstrated a determination to recover actual possession of the land.
\par 
\par For these reasons we consider that the appeal should be dismissed with costs.
\par 
\par This matter has been dragging on for far too long and it is in the public interest as well as the interest}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932  of the parties that it be brought to an end as soon as possible.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid2052932  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932 
Counsel for the Appellants in the course of oral argument indicated an intention to continue the dispute in an Agricultural Tribunal.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid2052932  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932 We again draw the attention of the Appellants to the provisions of}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid2052932  }{
\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2518405 s.62 (3) of ALTA}{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932 .}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid2052932  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932 The tribunal is by that subsection prohibited from entertaining any application for adjudication upon any issue which has been decided between the same parties by a court of law.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid2052932  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932 The Supreme Court by this decision has now upheld the decision of the lower
 Courts that the first Respondent has at law re-entered the land and that lease No. 53574 has been terminated.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid2052932  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932 
Further, the Supreme Court has upheld the ruling that the Appellants no longer have any subsisting rights to relief against forfeiture.}{\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid2052932  }{
\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932 In the face of this judgment, for the Appellants to pursue a claim for relief against forfeiture in an Agricultural Tribunal would be a serious abuse of process.}{
\fs24\lang2057\langfe1033\langnp2057\insrsid6306522\charrsid2052932  }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid2052932 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10116816 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Hon. Justice John von Doussa
\par }{\b\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Judge of Supreme Court
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10116816 {\b\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10116816 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Rt. Hon. Justice Sir Kenneth Keith
\par }{\b\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Judge of Supreme Court
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10116816 {\b\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10116816 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 Hon. Justice Robert French
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5787759 {\b\fs24\ul\insrsid2052932\charrsid5787759 Judge of Supreme Court
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10116816 {\b\fs24\ul\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6306522 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid10116816 Solicitors:}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid6306522 

\par }{\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid10116816 Messrs. G.P. Shankar and Company, Ba for the Appellant
\par First Respondent in Person
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10116816 {\fs24\lang2057\langfe1033\langnp2057\insrsid2052932\charrsid10116816 Office of Attorney General, Suva for the Second and Third Respondent
\par }}