Etiang v Uyoga & 3 others (Environment & Land Case 259 of 2007) [2022] KEELC 3851 (KLR)
The bottom line
#The court confirmed a buyer who purchased land under an irrevocable power of attorney keeps the property, even after the original owner sells it to someone else.
What this practically means
#Executive summary
#Key legal issues
#Validity of the irrevocable special power of attorney
The special power of attorney dated October 22, 2002 was specific to the suit property, valid and irrevocable; the purported revocation was invalid and fraudulent.
The court held that a special power of attorney limits the donee's powers to one specific matter, and an irrevocable special power of attorney does not lapse, is continuing, and cannot be revoked. The 2nd defendant's claim that he signed under duress was rejected as dishonest because he never reported the alleged duress to police, waited until 2004 to revoke, and then transferred the property to his sister, indicating an intent to defeat the plaintiff's prior purchase.
Whether the transfer to the 1st defendant was fraudulent
The sale and transfer by the 2nd defendant to the 1st defendant in 2004/2005 was intended to defraud the plaintiff and could not take effect, as the property was no longer available for sale having been bought by the plaintiff in 2004.
The court found the transfer between the 2nd defendant and Richard Ndubai itself not fraudulent since the 2nd defendant had authorised Ndubai to deal with the property. However, the subsequent agreement between the 1st and 2nd defendants, executed after the plaintiff had purchased the property, was intended to defraud the plaintiff. Notably, the 1st defendant, the registered proprietor, never attended court to give evidence, undermining her defence.
Bona fide purchaser status of the plaintiff
The plaintiff, who purchased the suit property from Richard Ndubai under the irrevocable power of attorney for Kshs 3,200,000 in 2004 and took possession, was a bona fide purchaser for value.
The plaintiff entered a sale agreement on May 20, 2004 for Kshs 3,200,000, received a specific power of attorney from Ndubai, took possession and has lived on the property since. The 4th defendant had communicated regarding rent arrears clearance and transfer fees, and the plaintiff quietly enjoyed possession. Against a collusive later sale to the 2nd defendant's sister, the plaintiff's earlier purchase for value prevailed.
Legal principles established
#- An irrevocable special power of attorney does not lapse, is continuing, and cannot be revoked by the donor.
- A purchaser who acquires property under a valid irrevocable power of attorney for value is a bona fide purchaser for value whose title prevails over a subsequent collusive transaction by the donor.
Court orders
#- 1.Permanent injunction restraining the 1st, 2nd and 3rd defendants, their servants, agents, workers and employees from dealing, transacting, evicting, transferring and/or in any other manner dealing with plot number 528 Mikindani
- 2.A declaration that all transactions made with regard to the suit property between the 1st and 2nd defendants were fraudulent, illegal, unlawful, and wrongful and void ab initio, and that the same be cancelled and/or deleted forthwith
- 3.A declaration that the plaintiff is the absolute owner of plot number 528 Mikindani and that the 4th defendant be compelled to register the plaintiff as the legal owner of the suit property
- 4.Costs of the suit to the plaintiff
- Jurisdiction invoked
- Original civil jurisdiction over land disputes (title to plot number 528 Mikindani); specific provision not stated in the judgment
Key timeline
#Practical implications
#Frequently asked questions
#Cite this brief
#Cite this brief
Caselaw, "Etiang v Uyoga & 3 others (Environment & Land Case 259 of 2007) [2022] KEELC 3851 (KLR)", Case Analysis (2022). Not stated in judgment. Source: https://new.kenyalaw.org/akn/ke/judgment/keelc/2022/3851/eng@2022-07-28
Suggested citation format for research notes or client memos. Always verify the original judgment before relying on any point.