REPUBLIC OF KENYA

IN THE ENVIRONMENT AND LAND COURTOF KENYA

AT NYERI

 E.L.C SUIT NO. 304 OF 2015

(Formerly NAIROBI ELC CASE NO 1268 OF 2015)

DAMARIS B WANJIRU MBUGUA..................................PLAINTIFF/ APPLICANT

-VERSUS-

MICHAEL MBUGUA NGARORA.....................1^ST DEFENDANT/ RESPONDENT

SAMUEL NDUATI MACHARIA........................2^ND DEFENDANT/ RESPONDENT

EQUITY BANK LIMITED...................................3^RD DEFENDANT/ RESPONDENT

LAND REGISTRAR, MURANGA COUNTY......4^TH DEFENDANT/ RESPONDENT

THE ATTORNEY GENERAL............................5^TH  DEFENDANT/ RESPONDENT

RULING

1. Before me for determination is the plaintiff’s application dated 7^th December, 2015 seeking to restrain the defendants/ respondents,their agents, servants, employees and anyone from subdividing, selling, disposing of, transferring or alienating land parcel Loc.2/Gacharage/4104 (hereafter  referred to as the suit property) pending the hearing and determination of the main suit. She also seeks that the 3^rd defendant be restrained from releasing the sum of Kshs. 900,000 to the 1^st defendant deposited by the 2^nd defendant. Finally, she prays for mandatory orders against the 4^th defendant to cancel entries made in the register effecting the transfer to the 2^nd defendant and to revoke the said Certificate of Title as well as costs of the application.

2. The application is premised on the grounds stated on the  face of the application and is supported by the applicant’s affidavit sworn on 7^th December, 2015.

3. The applicant depones that she is the wife of the 1^st  defendant since 1964 and has annexed a marriage certificate  as DBW1; that in 2014, she and her husband received the  suit property as part of their inheritance from the 1^st defendant's father.  She further depones that she found out, by sheer chance, that her husband had executed an Agreement for Sale on 26^th November, 2015 (DBW4) selling the suit property to the 2^nd defendant for Kshs 1,500,000. She immediately wrote to the Deputy County Commissioner  (being the Chairman of the area’s Land Control Board) to try  and stop the sale (DBW5). This did not happen and  a search conducted on 1^st December, 2015 (DBW7) revealed that the 2^nd defendant had already been registered as proprietor of suit property. This prompted her to file this suit, seeking that the whole transaction be nullified due to lack of spousal consent on her part.

4. The application is opposed. The 1^st defendant vide his  replying affidavit sworn on 29^th December, 2015 depones  that the suit property does not form part of the matrimonial  property, having inherited it from his father. He averred that  their matrimonial property is Title Number Loc.2/Mairi/80 measuring 16 acres, which he had subdivided among his wife (the respondent) and his children.

5. He further depones that he had already sold the suit property to the 2^nd defendant, having obtained all relevant consents; that 2^nd defendant had already paid him Kshs 1,200,000 (Kshs 900,000 deposited in the 3^rd defendant's bank and Kshs 300,000 in cash) to cater for his medical bills.  He  maintains that the application and  the orders sought are an  abuse of the process of the court and should in fact be dismissed with costs as the applicant is using the suit to settle their matrimonial issues.

6. The 2^nd defendant also opposes this application vide his replying affidavit sworn on 29^th December, 2015.  He depones that he is an innocent purchaser for value having  paid the 1^st defendant Kshs 1,200,000 and acquired a clean title on the basis of “willing buyer, willing seller”.

7. The 3^rd defendant equally opposes the application  through Grounds of Opposition dated 18^th December, 2015 that the Bank is merely a custodian of the funds entrusted to it by the 1^st defendant and thus does not understand why it has been unnecessarily enjoined in the suit as the applicant does not have any claim against it.

8. The 4^th and 5^th defendants opposed the application through a Preliminary Objection as contained in their Statement of Defence.  This objection was later withdrawn on 3^rd March, 2016.

9. In a supplementary affidavit sworn on 17^th February, 2016  she proposes that the 3^rd  defendant be enjoined in the suit as  an interested party subject to the court’s discretion.

10.  The application was heard on 9^th March, 2016. Counsels for  the respective parties reiterated their pleadings as filed. Counsel for the 3^rd defendant did not oppose the granting of  the  prayers for temporary injunction. Counsel for the 4^th and 5^th defendants submitted that some of the prayers sought  (such as revocation of the title) were final orders in nature and could not be granted at this interlocutory stage. 

11.  The conditions for granting an injunction are well captured in the celebrated case of Giella v Cassman Brown and Co. Ltd & Another [1973] E.A. 358, where Spry VP held:

“The conditions for the grant of an interlocutory injunction are now, I think, well settled in East Africa. First, an applicant must show a prima facie case with a probability of success. Secondly, an interlocutory injunction will not normally be granted unless the applicant might otherwise suffer irreparable injury, which would not adequately be compensated by an award of damages. Thirdly, if the Court is in doubt, it will decide an application on the balance of convenience.”

13. I have considered the pleadings of the parties herein. From the prayers sought, I find that some of them have already been overtaken by events; for example the prayer seeking  that the defendants be restrained from subdividing, selling, disposing of, transferring or alienating the suit property. It is not in dispute that the 2^nd defendant has already been registered as proprietor of the suit property. A court  cannot grant orders to restrain that which has already happened.  See the case of Esso (K) Ltd V. Mark Makwata  Okiya, (Civil Appeal No. 69  of 1991).

14.  With regard to the issue raised by the applicant that the suit property is matrimonial property, I hold the view that this is  an  issue to be dealt with at the hearing of the suit as the same will require calling of witnesses and availing of documents. The same is also true of the mandatory orders  sought with regard to the revocation of the title.

16.  For the above reasons, I decline to grant prayers 3, 6, 7 and 8 and direct that the money held by the 3rd defendant be placed in an interest earning account pending the  hearing and determination of this suit.

17.  Costs of both applications shall be in the cause.

Dated, signed and delivered at Nyeri this  10^th day of August 2016

L. N. WAITHAKA

JUDGE

In the presence of:

N/A for the applicant

N/A for the respondent

Court assistant - Lydia