The
present application was filed on 7 March 2008 and has raged on with
various twists and turns, culminating in the hearing before me.
The
background facts are that, on 25 May 2007, the applicants (the
Gurupiras) and the second respondent (Muir) entered into an agreement
whereby Muir sold to the Gurupiras two (2) issued shares ...
The
present application was filed on 7 March 2008 and has raged on with
various twists and turns, culminating in the hearing before me.
The
background facts are that, on 25 May 2007, the applicants (the
Gurupiras) and the second respondent (Muir) entered into an agreement
whereby Muir sold to the Gurupiras two (2) issued shares in the first
respondent (the company). The company is the registered owner of
a certain piece of land situate in the District of Salisbury Town
measuring 3,066 square metres commonly known as 98 Churchill Ave,
Gunhill, Harare held under Deed of Transfer Number 39/76 (the
property). The shares entitled the holder to an exclusive right of
occupation and use of the property.
The
applicants aver that they paid the purchase price in instalments.
They then encountered problems when they intended to make the final
payment as Muir became evasive. The Gurupiras then filed a court
application, in HC6660/07, seeking to compel Muir to furnish them
with her banking details to enable them to make payment of the
balance of the purchase price. They finally paid the balance on 13
February 2008 by cheque.
On
11 December 2007 Muir and the sixth respondent (Leggatte) signed a
Shareholders Agreement in terms of which 98 shares in the company
were issued and allotted to Leggatte. The Gurupiras got wind of the
agreement and they instituted the present proceedings on 7 March 2008
against the company and Muir seeking the following relief;
“Whereupon,
after reading documents filed of record and hearing counsel it is
hereby ordered that:-
IT
IS ORDERED THAT:-
1.
The 3rd
respondent is hereby interdicted from transferring the property known
as No. 98 Churchill Avenue, Gunhill, Harare also known as a certain
piece of land situate in District of Salisbury Town Lands measuring
3,066 square metres under Deed of Transfer dated 7 January 1976
(Registration Number 39/76).
2.
The sale of the property to any unknown third party be and is hereby
set aside.
3.
The property in paragraph 1 above be transferred to Asswell Africa
Gurupira and Jean Jane Gurupira and the 2nd
respondent is directed to sign all the necessary documents to
transfer.
4.
Should the 2nd
respondent fail or refuse to sign the necessary documents to effect
transfer the 4th
of 5th
respondent is hereby directed to sign all the necessary documents to
effect the transfer by 3rd
respondent to 1st
and 2nd
applicants.
5.
The 1st
and 2nd
respondents shall bear all the costs of this application on an
attorney client scale.”
The
application was served by the Deputy Sheriff on both respondents by
placing in a letter box. None of the respondents responded, and, on
21 May 2008, the Gurupiras obtained default judgement. On 16 June
2008, the Gurupiras took transfer of the property into their names.
On 23 July 2008, they made an ex
parte
application, in the Magistrates' Court, for the eviction of the
company and Muir and it was granted. On 24 July 2008 the company and
Muir and all those claiming occupation through her were evicted.
That
is when the company, as represented by Leggatte, became aware of the
default judgment, and, on 22 August 2008, it applied for rescission
of the default judgement in Case No. 4211/08. The matter was referred
to trial after material disputes of fact became apparent. The trial
was held before MAFUSIRE J, and, on 19 March, judgment was handed
down. The court made the following order;
“DISPOSITION
In
the circumstances, this matter is disposed of as follows:
1.
The default judgment granted by this court on 21 May 2008, in
HC1393/08, is hereby set aside.
2.
The Registrar of Deeds is hereby ordered and directed to cancel Deed
of Transfer No. 4778/08 over certain piece of land situate in the
district of Salisbury, called Stand 12896 Salisbury Township of
Salisbury Township Lands, measuring 3,066
square
metres, dated 16 June 2008 in the name of Asswell Africa Gurupira and
Jean Jane Rudo Gurupira and to restore the prior Deed of Transfer No.
39/76.
3.
The following residual issues shall be determined in the main
application in HC1393/08:
3.1
Whether or not the agreement of sale between the first and second
defendants, namely, Asswell Africa Gurupira, of the one part, and the
third defendant, namely, Sandra Maureen Muir, of the other part, was
duly performed.
3.2.
Whether or not the first and second defendants should vacate the
premises situate on the property more fully described in paragraph 2
above and which is also known as 98 Churchill Avenue, Gunhill,
Harare.
3.3
Whether or not the transfer of shares in the plaintiff company,
namely, Earthmoving & Construction Company (Private) Limited, by
the third defendant to one John Leggatte, should be set aside.
4.
The plaintiff shall file its notice of opposition or other such
papers in HC1393/08 within ten (10) days of the date of this order,
and, thereafter, the filing of any further documents shall be in
accordance with the Rules.
5.
The costs of the application and of the trial in HC4211/08, and the
costs of the application in HC6660/07 shall all be borne by the first
and second defendants jointly and severally, the one paying the other
to be absolved.”
The
company, in terms of paragraph 4 above, then filed its opposing
papers to the present proceedings on 2 April 2014. It took the point
in
limine,
that, the order sought by the Gurupiras was incompetent in that they
sought transfer of the property and yet they only bought shares in
the company. On the same date, the company filed a counter
application for the eviction of the Gurupiras. Again, on the same
date, Mr
Stevenson
filed a Notice of Opposition for Muir. The parties filed further
papers up to Heads of Argument.
On
22 January 2015, the Gurupiras filed an application for joinder of
Leggatte which he opposed. On 25 February 2016 an order granting
joinder of Leggatte was granted. Further pleadings were filed
pursuant to the order of joinder. Leggatte also adopted the point as
raised by the company. The Gurupiras filed a supplementary affidavit
wherein, inter
alia,
they sought an amendment to the draft order.
The
matter was set down for hearing on 21 May 2015. A day before the
hearing Mr Stevenson filed a document titled “Take notice that the
2nd
respondent hereby files of record a mandate given to her legal
practitioners of record.”
A
supporting affidavit by Mr Moyo,
Leggatte's legal practitioner, is attached. To the affidavit, Mr
Moyo
attached
a letter allegedly written by Muir and delivered to him by Leggatte
who had allegedly received it from Muir's son.
On
the day of hearing, Mr Mpofu
moved for the amendment of the Draft Order. Both Mr De
Bourbon
and
Mr Stevenson
did
not oppose the amendment. It was therefore granted. The amended Draft
Order seeks the following relief;
“WHEREUPON,
after reading the documents filed of record and hearing counsel:
IT
IS ORDERED THAT:
1.
An order declaring the 1st
and 2nd
applicant to be the lawful shareholders of the entire shares in the
1st
respondent (the company) and that any purported transfer or
appointment of directors by the 1st
respondent to the 6th
respondent be deemed null and void.
2.
An order declaring the 1st
and 2nd
applicants to be the lawful owners of the 1st
respondent (the company's) sole immovable property being Stand
12896 Salisbury Township situate in the district of Salisbury
measuring 3,066 square metres known as No.98 Churchill Avenue,
Gunhill, Harare and that the above property be transferred in favour
of 1st
and 2nd
applicants.
3.
An order that the 2nd
respondent be directed to sign all necessary documents to effect
transfer of both the shares and the property.
4.
Should the 2nd
respondent fail to sign the necessary documents to effect transfer of
the shares and the property, the 4th
respondent is hereby directed to sign all necessary documents for 3rd
respondent to effect the transfer to 1st
and 2nd
applicants.
5.
The 1st,
2nd
and 6th
respondents shall bear all the costs of this application on an
attorney and client scale jointly and severally each causing another
to be absolved.”
The
granting of the application to amend the Draft Order disposed of the
point taken by the company and Leggatte regarding the competency of
the order sought by the Gurupiras.
Mr
Mpofu
took the point, in
limine,
that the second respondent was not properly before the court. He
submitted that the default judgment was taken against all
respondents. The company applied for rescission of the judgment. In
the order by MAFUSIRE J, only the company was given leave to defend
the matter. Muir was in default and never applied for condonation.
He
further submitted that Mr Stevenson
deposed to the affidavit opposing the matter. He avers that after the
granting of the default judgement he renounced agency after being
instructed to hand over Muir's files to another legal practitioner.
He was then prevailed upon by interested parties to act on behalf of
Muir. Since the company was directed to file its opposing papers
within 10 days of the order, he felt compelled to do the same for
Muir.
Mr
Mpofu
further
contended that Mr Stevenson
did
not have instructions to deal with this matter.
He
tells some falsehoods on page 136 paragraph 12 when he said Muir's
husband signed the agreement with Legatte on 27 May 2008 and yet, by
then, Mr Muir had transferred his one share to his wife and had
passed on.
The
supplementary affidavit by Mr
Moyo,
in paragraph 2, is at variance with what appears in Mr Stevenson's
affidavit in paragraphs 4 and 5. The position put forward by Mr Moyo
is a false position.
In
response, Mr De
Bourbon
submitted that the entire judgment was set aside for both the second
and sixth respondents. The judgment dealt with the issue of service
of the application on Muir and the company. All the issues that the
court opined might be determined in the matter, in paragraph 3.2 of
the order also involve Muir. She was therefore properly before the
court.
Mr
Stevenson
submitted that at the time default judgment was taken the issue was
transfer of the property and not of shares. He contended that in an
emergency one acts to protect his or her neighbour. If the Gurupiras
had been successful, it would reflect on his client as she is the one
who sold the shares. He submitted that a legal practitioner is
allowed to give evidence. He had sought authority from his client's
relative and the letters had just been found by Mr Moyo.
The fact that he had handed over file HC66660/08 to another legal
practitioner did not prevent him to act in an emergency on behalf of
his client. He was the one best placed to know the position.
In
reply, Mr Mpofu
submitted that the fact MAFUSIRE J opined that the issue of service
might need determination does not make Muir a party. In any event,
service was effected on the domicilium
citandi
in terms of the agreement. If Muir is not happy then she is the one
who must attack it. A Notice of Opposition is filed by the
respondent. The legal practitioner can file a supporting affidavit as
witness. Mr Stevenson
purports to act as an agent when he has no authority. When notice is
given that the issue will be taken up, an attempt is made to validate
the authority. Mr Stevenson
does not do the affidavit himself. Instead, Mr Moyo,
the sixth respondent's legal practitioners, deposes to the
affidavit. Mr Stevenson
filed an affidavit in his own name without purporting to represent
Muir.
The
issue for determination is whether the second respondent, Muir, is
properly before me. I will examine the issue from two angles;
(i)
Firstly,
whether the judgment by MAFUSIRE J gave Muir leave to defend the
matter....,.
In
dealing with the first point, it is important to determine whether
Muir was served with the court application. There is a Return of
Service which was rendered by the Deputy Sheriff which reflects that
the court application was served at No. 98 Churchill Avenue, Gunhill,
Harare. It was served by placing in a letter-box. The service was on
behalf of the first respondent, the company and the second respondent
- Muir. In terms of clause 9 of the agreement between Muir and the
Gurupiras, Muir chose that address as her domicilium
citandi.
It
is trite that the return of service of an officer of the court,
whether he be the Sheriff, the Deputy Sheriff or the Messenger, has
to be accepted as prima
facie
proof of what was stated therein, capable of being rebutted by clear
and satisfactory evidence. See Gundani
v Kanyemba
1988 (10) ZLR 226 (SC).
In
casu,
Muir
has not placed any facts before this court, either in the application
for rescission on in the present matter, that she was not served with
the application. None of the witnesses, in the application for
rescission, could testify on her behalf on that aspect. All that Mr
Stevenson
could say was that he wondered why the application was not served on
his law firm. The answer is to be found in clause 9 of the agreement.
Service of the process other than as stipulated in the agreement
would have fallen foul of that clause.
Having
been served, and after the expiry of 10 days, Muir was therefore
barred. This is provided for in Rule 233(2) of the High Court Rules,
1971. She did not approach the court to seek upliftment of the bar.
The
fact that the company successfully sought rescission of the judgment
does not assist her.
MAFUSIRE
J was clear in his order. He gave the company leave to file its
opposing papers. He did not relate to the position of Muir as she had
not made an application for the order to be set aside. She cannot
therefore cling to the judgment made in favour of the company and
allege that it paved the way for her to file her papers in
opposition.
MAFUSIRE J could not grant what had not been prayed for.