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ELCDismissedNotice of Motion application dated 27th May, 2024 (ELC suit filed 2012, Mombasa)· [2024] KEELC 5504 (KLR)

Mawando Limited & another v Thousand Palms Beach Hotel Limited & another; SBM Bank (K) Ltd (Interested Party); Thousand Palms Beach Hotel Limited (Plaintiff to the Counterclaim); Mawando Limited & 3 others (Defendant to the Counterclaim) (Civil Suit 45 of 2012) [2024] KEELC 5504 (KLR)

Environment and Land Court
22 July 2024
6,345 words in judgment
View original judgmentRead on Kenya Law Watch case
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The bottom line

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The Mombasa Environment and Land Court refused to transfer a 12-year-old land dispute to Malindi, finding Mombasa has jurisdiction over Kilifi-located property.

What this practically means

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Executive summary

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The Plaintiffs, Mawando Limited and Zahiq Iqubal Dean, moved the Environment and Land Court at Mombasa by Notice of Motion dated 27th May 2024 under Sections 3A, 15 and 63(e) of the Civil Procedure Act seeking transfer of their 2012 land suit to the Environment and Land Court at Malindi. They argued that the suit property, L.R No. MN/III/736 north of Mtwapa Creek in Kikambala, Kilifi County, falls within Malindi's local limits; that its registration at the Mombasa Lands Registry was an artefact of the repealed Registered Titles Act; and that no prejudice would be suffered since the Plaintiffs' case was not closed. The 1st Defendant opposed, terming the application an afterthought and delay tactic in a part-heard suit filed in 2012. The learned judge framed two issues: territorial jurisdiction and the transfer question, and costs. Reviewing the jurisprudence on jurisdiction, including Owners of Motor Vessel 'Lilian S', Equity Bank v Bruce Mutie Mutuku and Albert Chaurembo Mumba, the court reaffirmed that jurisdiction cannot be conferred by consent or through the overriding objective, and that an incompetent suit cannot be sanctified by transfer. On the facts, however, it held that the cause of action - the alleged fraudulent registration at the 2nd Defendant's Mombasa office - and the balance of convenience anchored the suit in Mombasa, noting Mombasa is markedly closer to Kikambala than Malindi and questioning whether the application amounted to forum shopping. The application was dismissed in its entirety with costs to the 1st Defendant, the court declared itself clothed with territorial jurisdiction, and the part-heard matter was directed to proceed on 30th July and 27th November 2024.

Key legal issues

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01

Territorial jurisdiction over a suit where the property is in Kilifi County but registered at the Mombasa Lands Registry under the repealed Registered Titles Act

Holding

The Mombasa ELC retains territorial jurisdiction; registration of the title in Mombasa and the location of the 2nd Defendant's office where the fraud allegedly occurred anchor the suit in Mombasa, and the property is within a reasonable distance of the Mombasa court

Reasoning

The court held jurisdiction is donated by the Constitution and statute and cannot be conferred by consent or by the overriding objective. Section 15 of the Civil Procedure Act permits suits where defendants reside or carry on business or where the cause of action arose; here the fraudulent registrations occurred at the 2nd Defendant's Mombasa office. The court also weighed balance of convenience, noting Mombasa is closer to Kikambala than Malindi, and suspected forum shopping given the suit is part-heard twelve years after filing.

p. 11
02

Whether an incompetent suit can be transferred to a competent court

Holding

No; a court cannot sanctify an incompetent suit through transfer, but on the facts the court found its own jurisdiction intact and therefore dismissed the application

Reasoning

Relying on Owners of Motor Vessel 'Lilian S', Equity Bank v Bruce Mutie Mutuku, Phoenix of East Africa Assurance and Albert Chaurembo Mumba (restating Kagenyi v Musiramo), the court affirmed that jurisdiction must exist at filing and that no order for transfer lies unless the transferring court has jurisdiction. The court nonetheless went on to find that it did have jurisdiction over the matter, given the cause of action and parties' connection to Mombasa, and thus no question of transferring an incompetent suit arose.

p. 9
03

Costs of the application

Holding

Costs follow the event; the successful 1st Defendant is awarded costs of the application

Reasoning

Invoking Section 27(1) of the Civil Procedure Act and the Harun Mutwiri, Bidco and Hussein Muhumed Sirat decisions, the court applied the settled principle that the successful party is entitled to costs absent compelling reasons. The application having been dismissed, the 1st Defendant, which alone opposed it, was awarded costs payable by the Plaintiffs.

p. 12

Legal principles established

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  • A suit filed in a court lacking jurisdiction cannot be cured by transfer under Section 18 of the Civil Procedure Act; transfer cannot sanctify an incompetent suit
  • Costs follow the event and the successful party is ordinarily entitled to costs

Court orders

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  1. 1.The Notice of Motion application dated 27th May, 2024 by the Plaintiffs is found to lack merit and is dismissed with costs
  2. 2.An order that the Mombasa Environment and Land Court is clothed with the requisite territorial and geographical jurisdiction to hear and determine the suit to its conclusion without further delay
  3. 3.The part-heard matter to be heard and finalised as scheduled on 30th July, 2024 and 27th November, 2024
  4. 4.Costs of the Notice of Motion dated 27th May, 2024 awarded to the 1st Defendant, to be paid by the Plaintiffs

Authorities

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Legislation

  • Civil Procedure ActSections 3A, 15, 63(e), 18(1)(b), 12(a) and (d), 27(1)
  • Constitution of KenyaArticles 162(2)(b) and 159
  • Environment and Land Court ActSections 4 and 13(1)
  • Registered Titles Act (repealed)Cap 281
  • Land Registration Act2012
  • Appellate Jurisdiction Actnot specified
  • Companies Actnot specified
  • Civil Procedure RulesSection 27(1) (as cited in the judgment)

Cases cited (17)

  • John Mwangi Karanja v Alfred Ndiangui
    [2011] eKLR
  • Kabungu v Zikarenga
    HCCC No 36 of 1995
  • Zacharia Ongera Mongare v National Bank of Kenya Ltd & Another
    (2022) eKLR
  • Kipkemboi Kiptim Mariani v Pauline Awoi
    [2018] eKLR
  • Kharisa Kyango v Law Society of Kenya
    (2014) eKLR
  • Owners of Motor Vessel 'Lilian S' v Caltex Oil (Kenya) Limited
    [1989] KLR 1
  • County Government of Migori v I N B Management IT Consultant Limited
    (2019) eKLR
  • Hon (Lady) Justice Kalpana H Rawal v Judicial Service Commission and others
    Supreme Court of Kenya Civil Application No 11 of 2016
  • Ocheja Immanuel Dangama v Hon. Atoi Aidoko Aliaswan and 4 others
    Supreme Court of Nigeria Case No 11 of 2012
  • Matter of Interim Independent Electoral Commission
    [2011] eKLR
  • Phoenix of East Africa Assurance Co. Ltd v S M Thiga T/A Newspaper Service
    (2019) eKLR
  • Equity Bank Limited v Bruce Mutie Mutuku t/a Diani Tour & Travel
    [2016] eKLR
  • Albert Chaurembo Mumba & 7 Others v Maurice Munyao & 148 Others
    (2019) eKLR
  • Kagenyi v Musiramo & Another
    (1968) EALR 43
  • Harun Mutwiri v Nairobi City County Government
    [2018] eKLR
  • Kenya Union of Commercial, Food and Allied Workers v Bidco Africa Limited & Another
    [2015] eKLR
  • Hussein Muhumed Sirat v Attorney General & Another
    [2017] eKLR
Jurisdiction invoked
Article 162(2)(b) of the Constitution; Environment and Land Court Act, No. 19 of 2011, Sections 4 and 13(1); Sections 3A, 15 & 63(e) of the Civil Procedure Act, Cap. 21

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, "Mawando Limited & another v Thousand Palms Beach Hotel Limited & another; SBM Bank (K) Ltd (Interested Party); Thousand Palms Beach Hotel Limited (Plaintiff to the Counterclaim); Mawando Limited & 3 others (Defendant to the Counterclaim) (Civil Suit 45 of 2012) [2024] KEELC 5504 (KLR)", Case Analysis (2024). Notice of Motion application dated 27th May, 2024 (ELC suit filed 2012, Mombasa). Source: https://new.kenyalaw.org/akn/ke/judgment/keelc/2024/5504/eng@2024-07-02

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