As was stated in the foregoing paragraphs, the complexity
of the matter, and the need on my part to appreciate the circumstances of this
case, prompted me to call for the parties' record in the main case. That record
was duly provided and I went through its contents. I, in particular, focused my
attention ...
As was stated in the foregoing paragraphs, the complexity
of the matter, and the need on my part to appreciate the circumstances of this
case, prompted me to call for the parties' record in the main case. That record
was duly provided and I went through its contents. I, in particular, focused my
attention on the respondent's declaration. I did so as I remained alive to the
fact that the declaration forms the substance, or the basis, of the
respondent's cause of action. On going through it, and without applying much
effort to what was contained in the declaration, I realised that its contents
raised more questions than answers. I realised, further, that the declaration
as read together with Annexure J made it very difficult, if not impossible, for
one to ascertain the exact relationship which the parties to this case had
created between themselves. Annexure J is the letter which the respondent,
through its legal practitioners, wrote to the applicant's legal practitioners
on 17 November 2009. The applicant filed that letter as an annexure in support
of its application. The letter, in extenso, reads:
“…, our client's position as outlined earlier on in the
proceedings HC253/08 and our subsequent letter of 20th April 2009.
Your client had the right to occupy the portion described as the area extending from the middle of the
eastern side of the shop floor rectangular in shape, together with the
adjoining offices in the built up area of ZBS measuring approximately 35m2.
This is as per the attached shop floor illustration. Your client's right of
occupation was on the basis of a sublease with the then substantive tenant
Lunar Graphics (Pvt) Ltd which our client ratified. As far as our client is
concerned, when it terminated the substantive tenants' lease, your client's
right was also terminated and your client remained in occupation without
our client's consent.
Our client has, since June 2009, entered into another
lease with the former substantive tenant who
has authority over the whole premises, 360m2 in
size. As Lunar Graphics are the tenant for the whole premises, if your clients
want to regularise their position, they will have to approach Lunar Graphics, for
our client cannot purport to lease out a portion of what they have already
leased to Lunar Graphics.
What our client can only do is, if it is in Lunar
Graphics' best interests and their best interests, ratify any agreement of
sublease that your client may be granted as they have done previously. They
reiterate that they are not due any rentals from you, but from Lunar Graphics
and if you intend to compensate anyone for your unilateral occupation, then it
has to be Lunar Graphics.
It remains that our client, as Lunar Graphics' landlord,
has an obligation to ensure peaceful enjoyment of the whole leased premises and
if your client's position is not regularised within a reasonable time; they
will have no option but to institute proceedings to evict your client from the
premises.”
The contents of the letter, Annexure J, spells in a clear
and succinct manner that there was, or is, no privity of contract between the
applicant and the respondent. The declaration, on the other hand, tends to
suggest that the applicant was, or is, the tenant of the respondent.
Howard Mukundu, who is the respondent's Operations
Executive, deposed to an affidavit in opposition to the application. His
affidavit left the matter which related to paragraph 21.7 of Tatenda Maware's
affidavit totally unanswered. Yet it is within the context of that paragraph
that Annexure J was made part of this application. Paragraphs 16, 17, 18 and 19
of Howard Mukundu's affidavit confused the issues further than where the
declaration and annexure J had left them. He states, in paragraph 16 of his
affidavit that the
issues surrounding the dispute
between the parties centred on the fact whether the applicant was a tenant or
subtenant.
He goes on to state that the
tender of rentals and subsequent acceptance of such tender by the respondent
meant the formalisation of a landlord and tenant relationship.
He states, further, and in the same paragraph that after the acceptance of the tender,
the applicant was obliged to perform in terms thereof. All this,
and many other observed matters which have not been specifically mentioned, run
contrary to the letter and spirit of the contents of annexure J where the
respondent stated, in clear and unambiguous language, that there is no privity
of contract between the applicant and the respondent. The import of the last
sentence of annexure J is that it is Lunar Graphics (Pvt) Ltd and no one else
who has the right to evict the applicant.
Such matters as these are probably the reasons which
prompted the applicant to request the respondent to furnish it with further
particulars.
Accepting, as we must, that there is no privity of
contract between the parties, the issue of the respondent's locus standi in the case cannot be glossed over let alone
be ignored.
The relationship of the parties, it has been observed, is
not as clear as the respondent seems to want to suggest. It is clouded
with many interlocking matters which, in the interests of real and substantial
justice, would have been cleared by the respondent furnishing the applicant
with the particulars which the latter had requested. The answers which the
respondent was going to give would, in all probability, have assisted the
parties to clarify and define the relationship which existed, and exists,
between the parties. The respondent was accordingly not being reasonable
when it refused to furnish the applicant with answers to the questions which it
had posed in the form of an application for further particulars. Counsel who are
seized with this matter know as much as I do that litigation is not like a game
of chess. It is not a game where one party makes a conscious and deliberate
decision to ambush the other and, as it were, catch it unawares, so to speak.
It requires little, if any, emphasis to state that the duty of counsel, as an
officer of the court, is to protect the interests of its own client and to
assist the court to arrive at real and substantial justice in any matter which
is before the court….,.
It has been observed that this case requires further
ventilation of issues. The ventilation would assist the parties to define the
relationship which exists between them. That clarified position will be of
benefit to the parties themselves as well as to the court which will deal with
the main case.
On 8 May 2012, the applicant made, and filed with the
court, a formal application for further particulars. It did so as it realised
that there were issues which required clarification for its own benefit as well
as that of the respondent and, more importantly, the court. The respondent unreasonably
refused to furnish the applicant with the particulars which it had requested.
From the time of the respondent's refusal to furnish the requested particulars
to date, the parties went on what I may refer to as a wild goose chase
with one party making every effort to knock the other down on procedural
technicalities, which exclude the substance of the case, and the other putting
up a spirited fight in an effort to remain in the boxing ring, if you may
favour the comparison. The net effect of all this was that a lot of time was
unnecessarily wasted when it could have been served for the benefit of the
court which was, or is, dealing with the main case and the parties themselves.
Conclusion…,.
(i) …,.
(ii) Within 5 days of its receipt of this order, the
respondent furnishes the applicant with the particulars which it sought from it
on 8 May 2012;
(iii) Thereafter, the matter be, and is hereby, allowed
to proceed in terms of the Rules of this court;
(iv) Each party bears its own costs.