Commitment Towards Young Lawyers and Law Student Advancement

Thursday 29 December 2016

SAMPLE OF SEARCH REPORT OF A PROPERTY




GROUP 4 & ASSOCIATES
LEGAL PRACTITIONERS AND SOLICITORS
SUNSHINE CHAMBERS
NO. 5 LAW SCHOOL DRIVE, LAGOS
08138765200
Our Ref________                                                                               Your    Ref___________

TO:                                                                                                      17TH DECEMBER 2016
MR TERRY BAM
NO 6, WUSE ROAD,
ABUJA.

DEAR SIR,
REPORT OF SEARCH CONDUCTED ON PROPERTY REGISTERED AS NUMBER 41 ON PAGE 41 IN VOLUME 1034 IN THE LAND REGISTRY BENIN
Pursuant to your instructions as received on the 10th of November 2016, a search was conducted and the report is as follows:
DATE OF SEARCH: 10/12/2016
PLACE OF SEARCH: Land Registry Office Benin, Edo State.
NAME OF REGISTERED OWNER: MR ENEFAA CHAMBERLAIN
PARTICULARS OF THE PROPERTY: The Property is registered as Number 41 on Page 41 in 1034 at the Land Registry, Benin.
DESCRIPTION OF THE PROPERTY: The Property is a sixty-feed wide warehouse located at 31, Kereku street, Auchi Road, Benin City, Edo State, and is covered by Certificate of Occupancy Numbered 89454d dated 9/07/2013.
NATURE OF TITLE/INTEREST: Statutory Right of Occupancy
ENCUMBRANCES: NIL
COMMENTS: The Title to the Property is sound. The Purchaser is advised to continue with the transaction.

OUR BILL OF CHARGE IS ATTACHED TO THIS LETTER FOR YOUR KIND AND PROMPT CONSIDERATION. Thank You.

Yours faithfully,
____________
Group4 esq
For: Group 4 & Associates
Solicitor
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Tuesday 27 December 2016

CONTRACT OF SALE OF LAND: PRINCIPLE IN ODUSOGA V RICKETTS



                                               
Facts of the case

   The land in dispute is a portion of the Land (4 plots) sold by the administrators of the estate of Babatunde Jemi-Alade deceased in 1965 to the Plaintiff. Mr. Ricketts paid part of the purchase-price to the vendors but failed to pay the balance. He went into possession and surveyed the land, (the entire 4 plots). He however developed only part of it leaving the part now in dispute undeveloped. He bought the 4 plots of Land for $950.00 (Nine hundred pounds) but made a part- payment of $700.00 (seven hundred pounds) for which he was given a receipts. This was in 1965. He did not pay the balance of the purchase price despite repeated demands from the vendors.
             
Relevance to Conveyance Procedure In Nigeria
The Supreme Court laid down some principles that guides conveyance procedure in Nigeria;
v  1. Where the purchaser fails to pay the full purchase price, there is no valid sale, even if the purchaser is in possession. Possession cannot defeat the title of the vendor.
v  2.The three essential ingredients that constitute a valid sale under customary law are;
·         Payment of Purchase Price
·         Purchaser is let into possession by vendor
·         In the presence of witnesses.
v  3. Where part-payment is made by the purchaser and the balance to be tendered within a stipulated time or in absence of a stipulated time within a reasonable time, the vendor cannot rescind from the contract of sale and the purchaser will be entitled to a decree of specific performance.
v 4.  Where the purchaser who has made a part-payment of the purchase price is in default of payment of the balance, there is right in the vendor to rescind the contract of sale and re-sale the property.
v  5. Lastly, a mere receipt of purchase did not confer legal estate to the land in dispute to the purchaser but confers equitable interest.
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JURISDICTION AND COURTS UNDER CIVIL LITIGATION

    

     
JURISDICTION (FOR THE PURPOSE OF BAR PART II VERY IMPORTANT)

The concept of jurisdiction according to Justice Mohammed Bello, “is the blood that gives life to the survival of an action in a court of law and without jurisdiction, the action will be like an animal that has been drained of its blood. It will cease to have life; any attempt to resuscitate it without infusing blood into it would be an abortive exercise
The Court of Appeal in Amechi v. INEC (2008) 5 NWLR (Pt.1080) SC 227, stated as follows: “Jurisdiction is a term of comprehensive import embracing all kinds of judicial action. It is basically the legal right by which judges exercise their authority to hear and determine the subject matter in controversy between parties to a suit. It is the basis, foundation and the conduit of access to court in adjudication under the Nigerian legal system.”
Furthermore, Jurisdiction may be Territorial or Geographical and it could be Divisional Jurisdiction (the judicial division of the court within which to commence an action)
N.B: THE LOCAL VENUE FOR COMMENCING AN ACTION IS BASED ON RULES OF COURT. FAILURE TO COMMENCE AT THE APPROPRIATE JUDICIAL DIVISION OF A COURT THAT HAS JURISDICTION IS NOT USUALLY FATAL AND CAN BE WAIVED

                                                WHILE

STATE OR TERRITORIAL JURISDICTION IS FUNDAMENTAL AND CAN’T BE WAIVED BY PARTIES…..

Also we have PROCEDURAL AND SUBSTANTIVE jurisdiction. PROCEDURAL JURISDICTION IS THE MEANS OR METHODS OF INVOKING THE JURISDICTION OF THE COURT AND CAN BE WAIVED. AN EXAMPLE IS THE REQUIREMENT FOR SERVING PRE-ACTION NOTICE ON CERTAIN BODIES BEFORE COMMENCING AN ACTION OR THE INSTITUTION OF A SUIT OR WRIT OF SUMMON

                                    WHILE

SUBSTANTIVE JURISDICTION IS THE AUTHORITY WHICH A COURT HAS TO DECIDE MATTERS THAT ARE LITIGATED BEFORE IT OR TAKE COGNIZANCE OF MATTERS PRESENTED IN A FORMAL WAY FOR ITS DECISION.

Consequently, in the locus classicus case of Madukolum v. Nkemdilim (1962) 2SCNLR Pt. 342, the Supreme Court laid down that a court is competent to adjudicate when:
(a)    It is properly constituted as regards numbers and qualification of the members of the bench, and no member is disqualified for one reason or another; and
(b)   The subject matter of the case is within its jurisdiction, and there is no feature in the case which prevents the court from exercising its jurisdiction; and
(c)    The case comes before the court initiated by the due process of law and upon fulfillment of any condition precedent to the exercise of jurisdiction.
                                    
                                             COURTS IN NIGERIA
Supreme Court
ESTABLISHED: SECTION 230 (1) CFRN
COMPOSITION: it is composed of the Chief Justice of Nigeria and not more than 21 Justices.s.230 (2) CFRN 1999.
CONSTITUTION: at least 5 justices on Appeals from the Court of Appeal while not less than 7 Justices will sit on the following matters (Original jurisdiction):
a. Disputes between the Federation and a State or between two States
b. Disputes between the National Assembly and the President
By S. 1 of the Supreme Court (Additional Original Jurisdiction) Act 2002 and S. 233(2) of the 1999 Constitution as amended three additional exclusive jurisdictions has been conferred.
c. Disputes between States.S.232(1)(2),CFRN 1999.
d. Dispute between the National Assembly and a State of the Federation in so far as the dispute involves any question whether of law or fact non which the existence or extent of a legal right depends
e. The National Assembly and any State House of Assembly
 QUALIFICATION FOR APPOINTMENT AS A JUSTICE OF THE COURT: 15 years post call experience. See S. 231(3) of the 1999 Constitution as amended.
APPOINTMENT: it is done by the President on the recommendation of the National Judicial Council (NJC) subject to confirmation by the Senate. See S. 231 of the 1999 Constitution as amended (applicable not only to the Chief Justice but to all the justices of the Supreme Court).
APPELLATE JURISDICTION: Exclusive appellate jurisdiction over appeals from the Court of Appeal. Appeals to the Supreme Court could be as of right or with leave. Its decision is final and not appealable. It is the apex Court in Nigeria. See S. 235 of the 1999 Constitution as amended.
REMOVAL OF JUSTICES OF THE COURT: the CJN is removed by the President acting on an address supported by two-third majority of the Senate. Other Justices of the Court are removed by the President on the recommendation of the NJC. See S. 292 of the 1999 Constitution as amended.
NOTE: CONDITIONS FOR INVOKING ORIGINAL JURISDICTION OF THE SUPREME COURT
  1. Must be brought by the ATTORNEY GENERAL of the state or federation-s.20 SC Act
  2. Subject matter of dispute must be one where SG/FG are direct beneficiaries-AGF V. AG IMO; PLATEAU STATE V. AGF.
  3. Must pertain to existence of a legal right
NOTE: ADDITIONAL CONDITIONS FOR INVOKING ORIGINAL JURISDICTION OF THE SUPREME COURT BY NAT.ASS/SHAs.-
This is provided for in  S. 2 Supreme Court (Additional Original Jurisdiction) Act 2002.
PARAGRAPH 1 AND 2 of the Supreme Court (Additional Original Jurisdiction) Act 2002.
STATE HOUSES OF ASSEMBLY
  • There must be a resolution of the house by SIMPLE MAJORITY OF members
  • All members must be PRESENT AND SITTING at the time the resolution is put to vote.
NATIONAL ASSEMBLY ONLY
  • Resolution MUST have been passed by BOTH houses.
  • The resolution is by SIMPLE MAJORITY of members of EACH HOUSE PRESENT AND SITTING at the time of voting.

THE COURT OF APPEAL
ESTABLISHMENT: See s. 237 of the 1999 Constitution as amended.
COMPOSITION: composed of the President and not more than 70 Justices of the Court (See Court of Appeal Act 2010) but not less than 49.
QUALIFICATION FOR APPOINTMENT: not less than 12 years post-call experience with 3 with customary Law knowledge and 3 with Islamic Law qualification. See S. 238(3) of the 1999 Constitution as amended.
APPOINTMENT: it is done by the President on the recommendation of the National Judicial Council (NJC) while the President of the Court’s appointment is subject to confirmation by the Senate. See S. 238(1) of the 1999 Constitution as amended.
CONSTITUTION: at least 3 Justices sit on a matter. See S. 239(2) of the 1999 Constitution as amended.
ORIGINAL EXCLUSIVE JURISDICTION:
o   It has jurisdiction to determine if a person has been validly elected to the office of the President or Vice President
o   whether his term of office has ceased
o   The office of President or Vice President has become vacant.
o   See S. 239(1) of the 1999 Constitution as amended.
EXCLUSIVE APPELLATE JURISDICTION: It has exclusive appellate jurisdiction on decisions from the Federal High Court, High Court of the States and the FCT, Sharia Court of Appeal, Customary Court of Appeal, National Industrial Court, Code of conduct Bureau, Court Martial and the National and State Houses of Assembly Election Tribunals. See S. 240 of the 1999 Constitution as amended.
FINAL DECISIONS OF THE COURT OF APPEAL:
1. Decisions on appeals from the National and State Houses of Assembly Election Tribunal are final. See S. 246(3) of the 1999 Constitution as amended.
2. Decisions on appeals from the National Industrial Court are final SAVE an appeal on Chapter IV on Fundamental Rights enforcement will further lie to the Supreme Court. See 255 ‘cc’ of the 2nd Alteration Act to the Constitution 2011.
REMOVAL: same as that of the Supreme Court. see S. 292 of the 1999 Constitution as amended.

THE FEDERAL HIGH COURT
ESTABLISHED: S. 249 of the 1999 Constitution as amended.
COMPOSITION: it is composed of the Chief Judge and such other number of Judges as prescribed by an Act of the National Assembly.
CONSTITUTION: at least one judge can sit on a matter. See S. 253 of the 1999 Constitution as amended.
QUALIFICATION FOR APPOINTMENT: At least 10 years post-call experience. See S. 250 (3) of the 1999 Constitution as amended.
APPOINTMENT: It is done by the President on the recommendation of the National Judicial Council (NJC) while the Chief Judge’s appointment is subject to confirmation by the Senate. See S. 250(1) of the 1999 Constitution as amended.
ORIGINAL EXCLUSIVE JURISDICTION: it has an exclusive jurisdiction to sit on the following matters to wit; revenue of the Government/any of its agencies, taxation of companies and persons subject to Federal taxation, customs and excise, banks and banking matters, matters arising from the management of the Companies and Allied-Matters Act, copyright, admiralty/shipping, diplomatic and trade representation, citizenship and aliens/extradition, bankruptcy and insolvency, aviation/safety of aircraft, arms and ammunition, drugs and poisons, mines and minerals; and any matter related to the decision/act of the Federal Government or any of its agencies. See S. 251(1) of the 1999 Constitution as amended.

THE STATES AND THE FCT HIGH COURTS
ESTABLISHED: S. 270 and S. 255 of the 1999 Constitution as amended respectively.
APPOINTMENT: The Chief Judge and other Judges of the High Courts of the States are appointed by the Governor on the recommendation of the National Judicial Council while the Chief Judge’s appointment is subject to confirmation of the House of Assembly. See S. 271(1) of the 1999 Constitution as amended.
While foregoing, the appointment of the Chief Judge and other Judges of the FCT High Court is done by the President on the recommendation of the National Judicial Council and the Chief Judge’s appointment is subject to the confirmation of the Senate. See S. 256(1) of the 1999 Constitution as amended.
QUALIFICATION: at least 10 years post call experience. See S. 271(3) of the 1999 Constitution as amended.
CONSTITUTION: at least one judge can sit over a matter. See S. 273 of the 1999 Constitution as amended.
JURISDICTION of the State High Courts. Is provided under s.272 of the 1999 Constitution. It can assume jurisdiction over any civil proceeding, however limited by s. 251 of the Constitution which deals with exclusive jurisdiction of the Federal High Court
APPELLATE JURISDICTION OF THE HIGH COURT. It has appellate jurisdiction over decisions of Magistrate Courts,Area Courts, Customary Courts


THE NATIONAL INDUSTRIAL COURT
It is recognised as a superior Court of Record pursuant to S.6 (altering S. 254’CC’) of the Third Alteration Act 2010 to the 1999 Constitution and the National Industrial Court Act 2004.
COMPOSITION: it is composed of a President and other number of Judges to be determined by the Act of the National Assembly.
CONSTITUTION: at least one judge can sit over a matter or not more than 3 Judges as directed by the President of the Court. See S. 6 (254E) of the Third Alteration Act 2010 to the Constitution.
APPOINTMENT: the appointment of the President and other Judges of the Court is done by the President on the recommendation of the National Judicial Council and the President’s appointment is subject to the confirmation of the Senate. See S. 6 (254B) of the Third Alteration Act 2010 to the 1999 Constitution.
QUALIFICATION FOR APPOINTMENT: A Lawyer with at least 10 years post call experience and has considerable knowledge in the law and practice of industrial relations/employment conditions in Nigeria. See S. 6 (254B (3)) of the Third Alteration Act 2010 to the 1999 Constitution as amended.
JURISDICTION: see section 7 NICA. It has jurisdiction to try the following matters notwithstanding the provisions of sections 251, 257 and 272 of the 1999 Constitution as amended:
ORIGINAL JURISDICTION
1. Related to or connected with any labour, employment, trade unions, industrial relations and matters arising from workplace like conditions of service, health, safety etc
2. Relating to or arising from Factories Act, Trade Dispute Act, Trade Unions Act, Labour Act, Labour Act and any Law or Act relating to labour/employment etc
3. Relating to the grant of any Order restraining any person or body from taking part in any strike, lock-out or any industrial action, or any conduct in contemplation or in furtherance of a strike, lock-out or any industrial action
4. Relating to any dispute over the interpretation and application of the provisions of Chapter IV of the Constitution in relation to employment, labour, industrial relations, trade unionism, employer’s association or any matter which the Court has jurisdiction to hear
5. Relating to any dispute arising from national minimum wage for the Federation or any part thereof and matters connected therewith
6. Relating to unfair labour practice or international best practices in labour, employment and industrial relations matters
7. Relating to any dispute arising from discrimination or sexual harassment at workplace
8. Relating to the application or interpretation of international labour standards
9. Connected with child labour, child abuse, human trafficking or any matter related hereto
10. Relating to the determination of any question as to the interpretation and application of any collective agreement, award/judgment of the Court, term of settlement of any trade dispute, award or order made by an arbitral tribunal in respect of trade dispute, trade union dispute or employment dispute as may be recorded in a memorandum of settlement, trade union/ Constitution etc.
11. Relating to the payment or non-payment of salaries, wages, pensions, gratuities, allowances, benefits and any other entitlement of an employee, worker, political or public office holder, judicial officer or any civil or public servant in any part of the Federation and matters incidental thereto
12. Relating to appealsfrom decisions of the Registrar of Trade Unions, or matters connected to, appeals from decisions or recommendations of any administrative body or Commission of enquiry arising from employment, labour, trade unions or industrial relations;
13. Relating to or connected with the registration of collective agreements; and
14. Such other jurisdiction, civil or criminal and whether to the exclusion of any other Court or not as may be conferred upon it by an Act of the National Assembly.
See S. 6(254C) of the Third Alteration Act 2010 to the 1999 Constitution.
APPELLATE JURISDICTION
1. APPEALS from decisions of the Registrar of Trade Unions, or matters connected to,
2. APPEALS from decisions or recommendations of any administrative body or Commission of enquiry arising from employment, labour, trade unions or industrial relations

 THE MAGISTRATE COURTS
It is established by the State Laws.In the North, they are known as District Courts in the exercise of their civil jurisdictions.Magistrates are usually appointed by the State Judicial Service Commissions.
In Lagos, there are no grades of Magistrate Courts but the limit of damages or monetary claim that the Court has jurisdiction to impose/award is N10 million. The constitution of the Court is one.
JURISDICTION OF MAGISTRATE COURT IN LAGOS
By s.28 of the Magistrate Court Law 2009, vest civil jurisdiction over:
a. all personal actions arising from contract, tort, or both, where the debt or damage claimed, whether as a balance of account or otherwise is not more than ten million naira, N10,000,000.00 at the time of filling
b. All actions between landlord and tenant for possession of any land, agricultural, residential or business premises or house claimed under agreement or refused to be delivered up, where the annual rental value does not exceed ten million at the time of filling provided that , in all actions , the claimant may in addition, claim arrears of rent and mesne profits irrespective of the fact that the total claim exceed ten million naira
c. Appointment of guardian ad litem and to make orders, issues and give directions relating to their appointment; and grant of injunctions or orders to stay, waste or alienate or for the detention and preservation of any property, the subject of such action or to restrain breaches of contractor tort, and to handle appeals from the Customary Court
d. Actions of recovery of penalties, charges, rates, taxes, expenses, cost of enforcement of statutory provisions,contributions or other like demands, which may be recoverable by virtue of any existing law

 THE SHARIA COURTS OF APPEAL
In the Federal Capital Territory, FCT, it is compulsory to have it but for other States of the Federation it can be established by any State that requires it. See S. 275 of the 1999 Constitution as amended.
COMPOSITION: It is composed by the Grand Kadi and other Kadis as prescribed by the House of Assembly of the States or the National Assembly if it relates to the FCT. See S.275 (2) (b) of the 1999 Constitution as amended.
QUALIFICATION AND APPOINTMENT: it is either a legal practitioner with 10 years post-call experience with a recognized certificate in Islamic Law OR a non-lawyer who is an Islamic scholar from an approved institution with an experience of not less than 10 years. See S.276 (3) of the 1999 Constitution as amended.
JURISDICTION: it only has appellate jurisdiction from lower Courts (e.g. Area/Sharia Courts) on Islamic personal Law. See S.277 of the 1999 Constitution as amended.
CONSTITUTION: it is presided by at least 3 Kadis. See S. 278 of the 1999 Constitution as amended.

THE CUSTOMARY COURT OF APPEAL OF THE FCT AND THE STATES
In the Federal Capital Territory, FCT, it is compulsory to have it but for other States of the Federation it can be established by any State that requires it. See S. 280 of the 1999 Constitution as amended.
COMPOSITION: it is composed by the President and other Judges. See S. 280 (2) of the 1999 Constitution as amended.
QUALIFICATION, APPOINTMENT AND REMOVAL: apply that of the FCT High Court for the Customary Court of Appeal of the FC T while that of the State High Courts for the ones in the States.
CONSTITUTION: by at least 3 Judges of the Court. See S. 283 of the 1999 Constitution as amended.
JURISDICTION: it has appellate and supervisory jurisdiction on civil matters involving questions of customary Law. See S. 282 of the 1999 Constitution as amended.

THE ELECTION TRIBUNALS
ESTABLISHED: see S. 285 of the 1999 Constitution as amended.
Types of Election Tribunals are:
1. THE COURT OF APPEAL: It sits only on Presidential Election in its original jurisdiction. See S. 239(1) of the 1999 Constitution as amended
2. THE NATIONAL AND STATE HOUSES OF ASSEMBLY ELECTION PETITION TRIBUNALS:It sits on petitions from the States and Federal Legislative Houses elections.
3. GOVERNORSHIP ELECTION TRIBUNAL: It sits on petitions arising from gubernatorial elections of the States.
 APPOINTMENT: The Chairman and other Members of the Tribunals are appointed by the President of the Court of Appeal in consultation with the Heads of the Courts of a State.
QUALIFICATIONS: It is either a Judge of the High Court, Customary Court or at least a Chief Magistrate. See the Sixth Schedule to the 1999 Constitution as amended.
COMPOSITION: it is composed of a Chairman and two (2) members. See the Sixth Schedule to the 2nd Alteration Act of the 1999 Constitution as amended.
CONSTITUTION: it is composed of a Chairman and two (2) members.
QUORUM: a Chairman and one (1) member
 REMOVAL: by the President of the Court of Appeal.

NB: The time for the presentation of election petition is within 21 days after the declaration of results. Judgment of the Tribunal is to be given within 180 days of the filling of the Petition. Appeals arising from election Tribunals are to be dealt with within 60 days of the delivery of the judgment.
The Federal High Court now has Original Jurisdiction on:
a. pre-election or party matters; and
b. to decide whether a person has been validly elected, or the term of office has elapsed of the members of the National Assembly or the State House of Assembly. See S. 27 of the First Alteration Act 2011 to the 1999 Constitution.



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