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ELCStruck OutOriginating Summons dated November 3, 2023· [2024] KEELC 335 (KLR)

Gatingi & 19 others v Sanghani (Enviromental and Land Originating Summons E016 of 2023) [2024] KEELC 335 (KLR)

Environment and Land Court
31 January 2024
MOMogeni
2,380 words in judgment
View original judgmentRead on Kenya Law Watch case
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The bottom line

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The Environment and Land Court struck out a Kenyan adverse possession claim because the landowner applicants failed to attach a certified copy of the title deed.

What this practically means

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Executive summary

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This is a ruling of the Environment and Land Court at Nairobi (Mogeni J) delivered on January 31, 2024 on a notice of motion dated November 3, 2023 in which the plaintiffs/applicants sought temporary injunctions restraining the defendant/respondent from interfering with parcels LR No 209/10598 and LR No 209/1011091 pending hearing of an originating summons commenced under Section 38 of the Limitation of Actions Act (Cap 22), claiming some three-quarters of an acre by adverse possession after allegedly 30 years of occupation. The respondent filed a preliminary objection dated November 20, 2023 contending the originating summons was incurably defective for failure to annex a certified extract of title as mandatorily required by Order 37 Rule 7(2) of the Civil Procedure Rules, 2010, and further that he did not own the suit parcels. The court disposed of the preliminary objection first. It found the plaintiffs had annexed no extract of title and no proof that the respondent owned LR 209/10598, while the respondent's title documents referred to different parcels. The court held the omission fundamental and not curable under Article 159(2)(d) of the Constitution, endorsing the Wainaina v Murai, Kweyu v Omuto and John Wambura line of authority. Upholding the preliminary objection, the court found the injunction application could not survive and struck out the originating summons with costs to the respondent, treating the remaining grounds of the objection as moot.

Key legal issues

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Whether failure to annex a certified extract of title to the originating summons under Order 37 Rule 7(2) is a fatal defect

Holding

The omission is fundamental and not curable under Article 159(2)(d); the originating summons is incompetent and is struck out

Reasoning

Order 37 Rule 7(2) mandates that an affidavit supporting a Section 38 Limitation of Actions application be accompanied by a certified extract of title. The applicants annexed none, and no document from either party proved ownership of LR 209/10598. The court held the defect fundamental, endorsed the Kweyu v Omuto and John Wambura line of authorities, and rejected the Article 159(2)(d) technicality argument, following Ismael Busolo Watuko where applicants made no effort to comply with the law.

p. 5

Legal principles established

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  • Annexure of a certified extract of title to an originating summons under Order 37 Rule 7(2) is mandatory and its omission renders the summons incompetent, a defect not curable by Article 159(2)(d) of the Constitution

Court orders

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  1. 1.Preliminary objection dated 20/11/2023 upheld
  2. 2.Originating summons struck out with costs to the Respondent

Authorities

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Legislation

  • Limitation of Actions ActSections 4, 7, 37, 38(1)
  • Civil Procedure Rules, 2010Order 37 Rule 7(1), (2), (3)
  • Constitution of Kenya, 2010Articles 25(c), 50(1), 159(2)(d)
  • Registered Land Act (Chapter 300, repealed)Repealed by Section 109 of the Land Registration Act
  • Land Registration ActSection 26(1)

Cases cited (10)

  • Nicholas Oracha Omeny & another v Richard Olunga Migan & another
    [2018] eKLR
  • Serah Muthoni Kimani v John Wanyoike Gerald
    Nairobi ELC No 791 of 2013 (OS)
  • Francis Gitonga Macharia v Muiruri Waithaka
    [1998] eKLR
  • Wainaina v Murai and others
    (1976-80) KLR 289
  • Macharia Mwangi Maina & 87 others v Davidson Mwangi Kagiri
    (2014) eKLR
  • Ismael Busolo Watuko v Joseph Busolo & 3 others
    (2013) eKLR
  • Kweyu v Omuto
    (1990) KLR 709
  • Symon Gatutu & 587 others v EA PortLand Cement
    (2011) eKLR
  • Douglas Mwangi Muteru v Victoria Mere Dzilla
    (2017) eKLR
  • John Wambura & Anor v Anakletus Wambura
    (2017) eKLR
Jurisdiction invoked
Original jurisdiction under Section 38 of the Limitation of Actions Act (Cap 22) and Order 37 of the Civil Procedure Rules, 2010

Key timeline

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Practical implications

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Frequently asked questions

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Cite this brief

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Cite this brief

Caselaw, "Gatingi & 19 others v Sanghani (Enviromental and Land Originating Summons E016 of 2023) [2024] KEELC 335 (KLR)", Case Analysis (2024). Originating Summons dated November 3, 2023. Source: https://new.kenyalaw.org/akn/ke/judgment/keelc/2024/335/eng@2024-01-31

Suggested citation format for research notes or client memos. Always verify the original judgment before relying on any point.