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In The Supreme Court of Nigeria On Friday, the 23rd day of June 2006 S.C. 386/2001
Before Their Lordships
Between
And
Judgement of the CourtDelivered by Mahmud Mohammed, J.S.C.
This is an appeal from the decision of the Court of Appeal Lagos Division, delivered on 21-3-2001, allowing the appeal brought to it in this case from the Ruling of the Lagos State High Court of Justice given on 15-10-1999, in which that Court struck out a preliminary objection to its jurisdiction brought under section 16 (2)(a) of the Limitation Law CAP 118 Laws of Lagos State 1994. The Court of Appeal in its judgment allowing the appeal, set aside the Ruling of the trial High Court, sustained the preliminary objection and dismissed the Plaintiffs’ suit as being statute barred.
The Appellants who were the Plaintiffs at the trial High Court filed their action on 5-12-1996 against the Respondent who was the Defendant and claimed in their statement of claim, paragraph 17 as below: -
“17. Whereof the Plaintiffs claim as follows: -
(a) The Plaintiff’s (sic) claim against the Defendant is for possession of 21/2 plots of land situate, lying and being at Ifako, Bariga, Gbagada, Lagos State, the land already adjudged as the property of late David Taiwo Elabanjo (the Plaintiff’s (sic) father) by the Supreme Court of Nigeria in Suit No SC/85/1985- Elabanjo vs. Tijani.
(b) Perpetual Injunction restraining the Defendant, her servants, agents and privies from further trespassing on the land.
(c)
On being served with the Plaintiffs’ Statement of Claim, the Defendant without filing a Statement of Defence to highlight the points of law in her defence to the action, filed a notice of Preliminary Objection challenging the jurisdiction of the trial Court to entertain the suit and specifically claimed: -
“1. An Order dismissing this suit as the Honourable Court lacks the jurisdiction to entertain the suit.”
This relief was claimed by the Defendant in her Preliminary Objection on the ground that: -
“The action is statute barred having been brought in 1996, more than 12 years after the cause of action accrued and outside the prescribed statutory period within which the suit ought to have been instituted.”
After hearing the learned Counsel on both sides on the Defendant’s Preliminary Objection, the learned Judge struck out the objection for being incompetent in the following words: -
“I refer to Order 23 Rule 1 that demurrer shall not be allowed and hold that in the absence of Statement of Defence, the Notice of Preliminary Objection based on statute bar (sic) is incompetent. The Notice of Preliminary Objection dated 14-6-99 is struck out, being incompetent.”
This decision was reached by the trial Court without even looking into the merit of the Preliminary Objection clearly challenging its jurisdiction to entertain the action.
Aggrieved by this decision of the trial Court, the Defendant headed to the Court of Appeal Lagos Division and filed her appeal against the ruling and raised the following two issues in her Appellants’ brief of argument for the determination of the Court.
“1. Whether failure to file a Statement of Defence disentitles or disqualifies an Applicant to raise an objection as to the jurisdiction of a Court of law to entertain a suit.
2. Whether the Respondent’s as Plaintiffs action against the Appellants was not statute barred having been commenced more than twelve (12) years after the cause of action arose.”
After hearing the appeal, the Court of Appeal resolved these issues in its judgment delivered on 21-3-2001 and allowed the appeal holding that the Plaintiffs’ action was statute barred and consequently dismissed the same. The Plaintiffs who faulted this decision of the Court of Appeal terminating their suit against the Defendant have now appealed to this Court seeking a final decision in the matter. The Plaintiffs who are now the Appellants in this Court have raised two issues in their Appellants’ brief of argument, which read: -
“1. Issue One
Whether the judgment of the lower Court was not entered in total disregard of the provisions of Order 23 Rules 1, 2 & 3 of the High Court of Lagos State (Civil Procedure) Rules 1994.
2. Issue Two
Whether the Lower Court was right in holding that the action of the Appellants was statute barred.”
The Defendant now Respondent in this Court also raised two similar issues as identified in the Appellants’ brief though differently framed. The two issues in the Respondent’s brief of argument are: -
“(a) Whether the learned Justices of the Court of Appeal were right in holding that a Defendant can raise an objection as to jurisdiction of a Court without first filing its Statement of Defence; (arising from ground one of appeal);
(b) Whether the learned Justices of the Court of Appeal were right in holding that the suit of the Appellant was statute barred; (arising from ground two of appeal).”
The issues as identified in the Appellants’ Brief of argument shall serve as the basis for the determination of this appeal. Starting with issue one, learned Appellants’ Counsel referred to the provision of Order 23 Rules 1, 2 and 3 of the Lagos State High Court (Civil Procedure) Rules 1994 and argued that the Respondent as the applicant before the trial High Court clearly failed to comply with the provisions of the rules in filing her preliminary objection by failing to file a Statement of Defence. Learned Counsel cited and relied on the decision of the Court of Appeal in the case of Disu v. Ajilowara (2001) 4 NWLR (pt. 702) 76 which according to him represents the law on the application and effect of Order 23 Rules 1, 2 and 3. On practice under Demurrer proceedings, learned Counsel quoted passages from the judgment of this Court in Fadare v. A.G. Oyo State (1982) 1 All N.L.R (Pt. 1) 24 which-was referred to in Onibudo v. Akibu (1982) 1 All NLR (Pt. 1) 194 at 199-200, and submitted that Demurrer Proceedings having been specifically abolished by Order 23 Rule 1 of the Lagos State High Court (Civil Procedure) Rules 1994, the Respondent ought to have filed a Statement of Defence wherein the point of law could have been raised and later canvassed in the Notice of the Preliminary Objection. Other cases relied upon by the learned Counsel on how Preliminary Objection in lieu of Demurrer is raised include Mobil Oil (Nig) Plc. v. I. A. L. 36 Inc. (2000) 6 NWLR (Pt. 659) 146 at 175-176 and Brawal Shipping Ltd v. Onwadike & Co. Ltd. (2000) 11 NWLR (Pt. 678) 387 at 407. Counsel therefore urged this Court to allow the appeal and restore the decision of the trial Court.
As for the Respondent, her learned Counsel also referred to the provisions of Order 23 Rules 1, 2, and 3 of the Lagos High Court (Civil Procedure) Rules, 1994 and pointed out that the objection of the Respondent to the Appellants’ action was not brought under the provisions of the Rules but under Section 16 (2) (a) of the Limitation Law CAP 118 Laws of Lagos State 1994, which enjoined the Appellants to file their action against the Respondent within 12 years after the cause of action had accrued. Learned Counsel pointed out that the steps taken by the Respondent/applicant in raising her Preliminary Objection before filing her Statement of Defence were in line with the decisions in Egbe v. Alhaji (1990) 1 NWLR (pt. 128) 546 at 591; Onibudo & Ors v. Akibu & Ors (1982) All NLR 207 at 214; Odive v. Obor & Anor (1974) NSCC 103 at 107; Kotoye v. Saraki (1994) 7 NWLR (Pt. 357) 414 at 466; and State v. Onagoruwa (1992) 2 NWLR (pt. 221) 33 at 48, because the Preliminary Objection was challenging the jurisdiction of the trial Court. Counsel observed that issue of jurisdiction needed not to have been pleaded in a Statement of Defence before it could be raised, provided the Objection is supported by enough material on which a decision could be taken by the Court. With regard to the cases of Fadare v. A.G. Oyo State (Supra); Mobil Oil (Nig) Plc v. I. A .L., 36 Inc. (Supra) and Brawal Shipping Ltd v. Onwadike & Co. Ltd (Supra) cited and relied upon by the Appellants, learned Counsel believed that the decisions were made per incuriam and that in any case, the failure of the Respondent to comply with Order 23 Rules 1, 2 and 3, is a mere irregularity which had been cured by the provisions of Order 5 Rule 1 of the same Lagos High Court Rules.
In the reply brief, the Appellants maintained that rules of Court are meant to be obeyed and that the Respondent having regard to the decisions in several cases particularly the case of Ekpan v. Uyo (1986) 3 NWLR (Pt. 26) 63 at 73, is bound to comply with Order 23 Rules 1, 2 and 3 of the Lagos High Court Rules, stressing that it is not correct that the decisions of this Court on the interpretation of Order 23 Rules 1, 2 and 3, were given per incuriam. Learned Counsel concluded that it is settled law that statute of limitation must be pleaded and proved if the decision of this Court in the case of Savannah Bank v. Pan Atlantic (1987) 1 NWLR (Pt. 49) 212 at 259, is taken into consideration because objection on statute of limitation does not amount to a challenge of the jurisdiction of Court. The case of Madukolu & Ors v. Nkemdilim (1962) 1 All NLR (Pt. 4) 587 at 589-590 was also relied upon.
The complaint of the Appellants in their first issue in this appeal is that the Court below in its judgment entered in favour of the Respondent in allowing her appeal, was in complete or in total disregard of the provisions of Order 23 Rules 1, 2 and 3 of the High Court of Lagos State (Civil Procedure) Rules, 1994. These rules, which are relevant in this respect, are: -
“1. No demurrer shall be allowed.
2. Any party shall be entitled to raise by his pleading, any point of law and unless the Court or Judge in chambers other wise orders, any point so raised shall be disposed of by the Judge who tries the cause at or after the trial.
3. If in the opinion of the Court or a Judge in chambers, the decision of such point of law substantially disposes of the whole action, or of any distinct cause of action, ground of defence, set off, counter-claim, or reply therein, the Court or Judge may thereupon dismiss the action or make such other order therein as may be just.”
By these rules quoted above, there is no doubt whatsoever that proceedings by way of demurrer have been abolished by Rule 1 and in its place Rules 2 and 3 are to be used by parties in raising any point of law in their pleadings, namely, Statement of Claim, Statement of Defence, Counter-claim or reply to a Counter claim for determination and disposal by the learned trial Judge in the cause of the hearing of the matter or in the judgment at the end of the trial. The rules plainly deal with the procedure to be followed by parties wishing to rely on points of law to raise issues for determination in the course of the trial of the action or after the trial in the final judgment of the trial Court. Indeed the application of Order 23 Rule 1 of the Lagos State High Court (Civil Procedure) Rules 1994 was explained by this Court in Mobil Oil (Nig) Plc. v. I .A .L. 36 Inc. (2000) 6 NWLR (Pt. 659) 146 at 175-176 relied upon by the Appellants where Iguh J.S.C. said: -
“I think I should point out that an application by way of demurrer under the Federal High Court (Civil Procedure) Rules 1976 must not be confused with or mistaken for an application in lieu of demurrer applicable presently in Lagos State and Western State. In the latter class of applications, the points of law desired to be raised by the Defendant in a preliminary issue are required to be set out in the Statement of Defence before such application in lieu of demurrer is raised.”
By this dictum, all what is being explained is that a Defendant wishing to rely on points of law to raise a preliminary issue, is required to set out such points of law in the statement of Defence before the preliminary issue is regarded as properly raised.
Returning to the present case, it is important to examine the application of the Respondent at the trial High Court reproduced at page 5 of the record of this appeal. It reads: -
“Notice of Preliminary Objection Brought Pursuant to
(i) Section 16 (2) (a) Limitation Law CAP 18 Laws of Lagos State, 1994.
(ii) Inherent powers of the Honourable Court.
TAKE NOTICE that this Honourable Court will be moved on Monday the 5th day of July, 1999 at the hour of 9. 00 O’clock in the forenoon or so soon thereafter as Counsel may be heard on behalf of the Defendant/Applicant for: -
(i) AN ORDER dismissing this suit as the Honourable Court lacks the jurisdiction to entertain the suit.
(ii) AND FOR SUCH further order(s) as the Honourable Court may deem tit to make in the circumstances.
Ground For The Application
This action is statute barred having been brought in 1996, more than 12 years after the cause of action accrued and outside the prescribed statutory period within which the suit ought to have been instituted.
AND FURTHER take Notice that the Defendant/Applicant in addition to the Affidavit in support intends to rely on all processes already filed before the Honourable Court in the determination of this Preliminary Objection.
Dated this 14th day of June, 1999.”
On the face of this application, one cannot but agree entirely with the learned Counsel to the Respondent that the point of law raised by the Respondent in the application before the trial High Court is not an ordinary point of law that could have been raised under Order 23 of the Lagos State High Court (Civil Procedure) Rules 1994. The application was plainly brought under the provisions of the Limitation Law, CAP 18 of the Laws of Lagos State, 1994 to challenge the jurisdiction of the trial Court that it has no jurisdiction to entertain the Appellants’ action for their failure to bring the action within the period of 12 years prescribed by the law. As the Respondent being Defendant had perceived that the action as constituted before the trial Court against her was not worth defending, was perfectly justified in refusing to avail herself of the provisions of Order 23 of the High Court Rules, by filing her Statement of Defence before raising her objection against the jurisdiction of the trial Court. This is because the law is trite that an objection that a Court has no jurisdiction to entertain a matter or action is certainly not an ordinary point of law contemplated under Order 23 Rules 2 and 3 of the Lagos State High Court Civil Procedure Rules. Issue of jurisdiction is very fundamental. It can be raised at any stage of the proceedings in the High Court, the Court of Appeal and in this Court by the parties or suo motu or by the Court itself. See Oloriode v. Oyebi (1984) 1 SCNLR 390; (1984) 5 SC 1; Oloba v. Akereja (1988) 3 NWLR (Pt. 84) 508 and Kotoye v. Saraki (1994) 7 NWLR (Pt. 357) 414 at 453-454. Therefore it was perfectly in order for the trial Court, which heard the Preliminary Objection to have ruled on it one way or the other, rather than striking it out on the ground that no Statement of Defence was filed before it was brought. The trial Court was wrong in taking this stand as found by the Court below whose judgment was not given in total disregard of the provisions of Order 23 of the Lagos High Court Rules as assumed by the Appellants because being an issue of jurisdiction, these rules cannot dictate when and how it can be raised.
It is now beyond argument that because issue of jurisdiction is regarded as a threshold issue and a lifeline for continuing any proceedings, objection to it ought to be taken at the earliest opportunity as was done in the present case if there are sufficient materials before the Court to consider it and a decision reached on it before any other step in the proceedings is taken because if there is no jurisdiction, the entire proceedings are a nullity no matter how well conducted. See Ndaeyo v. Ogunnaya (1977) 1 SC 11; Chacharos v. Ekimpex Ltd. (1988) 1 NWLR (Pt.68) 88; Oloba v. Akereja (1988) 3 NWLR (Pt. 84) 508; Bakere v. Attorney General of the Federation (1990) 5 NWLR (Pt. 152) 516 and Jeric (Nigeria) Ltd v. Union Bank of Nigeria Plc. (2000) 15 NWLR (Pt. 691) 447. It is quite clear from these decisions of this Court that at any stage sufficient facts or materials are available to raise the issue of jurisdiction, or that it has become apparent to any party to the action that it can be canvassed, there is no reason why there should be any delay in raising it. In Petrojessica Enterprises Ltd v. Leventis Technical Co. Ltd (1992) 5 NWLR (Pt. 244) 675 at 693, Belgore J.S.C. put it plainly thus: -
“ Jurisdiction is the very basis on which any Tribunal tries a case; it is the lifeline of all trials. A trial without jurisdiction is a nullity. This importance of jurisdiction is the reason why it can be raised at any stage of a case, be it at the trial, on appeal to Court of Appeal or to this Court; afortiori the Court can suo motu raise it. It is desirable that Preliminary Objection be raised early on the issue of jurisdiction; but once it is apparent to any party that the Court may not have jurisdiction, it can be raised even viva voce as in this case. It is always in the interest of justice to raise issue of jurisdiction so as to save time and costs and to avoid a trial in nullity”.
In the instant case, all the circumstances and attributes outlined in the Petrojessica v. Leventis Technical (SUPRA), were on the ground when the Respondent filed her Preliminary Objection at the trial Court which erroneously refused to rule on it on the alleged ground that it was not competent having been filed before filing a Statement of Defence. To say, as did the trial Court and canvassed by the Appellants in their arguments before this Court, that objection to jurisdiction should only be taken after the filing of a Statement of Defence, is indeed a misconception. This entirely depends, on what materials were available. Objection to jurisdiction could be taken on the basis of the Statement of Claim as in Izenkwe v. Nnadozie (1953) 14 WACA 361 at 363; Adeyemi v. Opeyori (1976) 9-10 SC 31 and Kasikwu Farms Ltd v. Attorney-General of Bendel State (1986) 1 NWLR (Pt. 19) 695. It could be taken on the evidence received as was the case in Barclays Bank of Nigeria Ltd v. Central Bank of Nigeria (1976) 1 All NLR 409; or by a motion on notice supported by affidavit giving the facts upon which reliance is placed as in National Bank (Nigeria) Ltd v. Shoyeye (1977) 5 SC 181 at 194. Infact, it could be taken even on the face of the writ of summons before filing Statement of Claim. See Attorney-General Kwara State v. Olawale (1993) 1 NWLR (Pt. 272) 645 at 674-675 and the recent decision in Arjay. Ltd. v. Airline Management Support Ltd. (2003) 7 NWLR (pt. 820) 577 at 601 where Onu, J.S.C. was confronted with the issue of raising preliminary objection on jurisdiction before a Federal High Court before filing a Statement of Claim as required by Order XXVII, of the Federal High Court Rules CAP 134, Laws of the Federation of Nigeria, 1990, had this to say: -
“I agree with the Appellants to the effect that the Preliminary Objection in question challenged the jurisdiction of the trial Court to entertain the action. This is not a demurrer application in which case there should be a Statement of Claim in place, the facts of which the Appellants would be required to admit before bringing their objection. I agree with the Appellants’ submission that there is a difference between an objection to jurisdiction and a demurrer. I agree with them that an objection to the jurisdiction of the Court can be raised at any time, even when there are no pleadings filed and that a party raising such an objection need not bring application under any rule of Court and that it can be brought under the inherent jurisdiction of the Court. Thus, for this reason, once the objection to the jurisdiction of the Court is raised, the Court has inherent power to consider the application even if the only process of Court that has been filed is the writ of summons and affidavits in support of an interlocutory application, as in the case in hand.”
Taking into consideration that at the time the Respondent filed her Preliminary Objection to the jurisdiction of the trial Court to entertain the Appellants’ suit, not only the writ of summons and the statement of claim had been filed and served but that the Preliminary Objection was also supported by affidavit with a number of relevant documents exhibited to it together with a counter affidavit filed in opposition thereof, the fact that no Statement of Defence was filed at that stage would not have prevented the trial Court from determining the objection which is quite competent on the adequate materials already before the Court. For this reason, the trial Court was wrong to have struck out the application as rightly found by the Court below.
The cases of Fadare v. A.G. of Oyo State (supra), Mobil Oil (Nig) Plc v. IAL. 36 INC. (supra) and Brawal Shipping Ltd v. Onwadike & Co. Ltd. (supra) cited by the appellant, are not decisions given per incuriam as erroneously assumed by the learned Counsel to the Respondent. However, the circumstances under which those decisions were given are not present in the present case where the point of law involve objection to jurisdiction. Furthermore, the case of Savannah Bank v. Pan Atlantic (supra) relied upon by the Appellants was decided on its own peculiar facts where the defence under limitation statutes generally was considered. In the present case however, a challenge to the jurisdiction of Court was involved under specific provisions of the Limitation Law of Lagos State 1994 whose provisions are not the same as other Limitation Laws generally.
The second issue is whether the Court below was right in holding that the action of the appellant was statute barred. In his argument in support of this issue, the learned Counsel to the Appellants observed that when the Appellants sighted the Respondent on the land in dispute in 1984, there was already a litigation between the predecessor-in-title of the Appellants, and the Predecessor-in-title of the Respondent over a large area of land, portion of which is in dispute in the present case. Learned Counsel pointed out that the suit, which originated from the Lagos High Court, came on appeal to the Court of Appeal and then to this Court where judgment was delivered on 12-12-86. On the facts pleaded in the Appellants’ Statement of Claim, stated the learned Counsel, the question of the doctrine of Lis Pendens was raised regarding the conduct of the Respondent in acquiring the property in dispute but the Court below refused to consider it in its judgment now on appeal. With regard to the date the Appellants’ action accrued in the present case, learned Counsel argued that although the Respondent was sighted on the land in dispute in 1984, the right of action did not accrue to the Appellants until 12-12-1986, when the case on the dispute relating to the title on the larger portion of the land was concluded. This, according to Counsel, turned the Respondent into a party who acquired title to a piece of land while litigation over the control of the land was going on in Court. Relying on the cases of Bamgboye v. Olusoga (1996) 4 NWLR (Pt. 444) 520; Osagie v. Oyeyinka (1987) 3 NWLR (59) 144; Clay Ind. (Nig) Ltd v. Aina (1997) 8 NWLR (Pt. 516) 208 and Alakija v. Abdulai (1998) 6 NWLR (Pt. 552) 1 at 17, Counsel submitted that the Deed of Transfer executed by the Respondent and her vendor for the transfer of title to the land in dispute having been caught by the doctrine of Lis Pendens, is null and void and did not transfer any title in the land in dispute to the Respondent. Learned Counsel finally concluded that as pending litigation over the portion of the land incorporating the land in dispute was not concluded until 12-12-1986, the action of the Appellants filed at the trial Court on 6-12-1996 was not statute barred.
For the Respondent, it was argued by her learned Counsel that the Appellants suit against the Respondent related to land and that under Section 16 (2) (a) of the Limitation Law CAP 118 Laws of Lagos state, no such suit shall be brought after the expiration of twelve years from the date on which the right of action accrued to the person bringing it. Quoting paragraphs 7 to 11 of the Appellants’ Statement of Claim, learned Counsel said it is clear from these paragraphs, particularly paragraph 7, that the Appellants’ cause of action had accrued in August 1984 when the Respondent was sighted on the land in dispute, that on the face of the Writ of Summons, the action was not filed until 5-12-1996, a period of twelve years and four months; that this means the Appellants have lost their right of action and cannot enforce any right whatsoever on the land. In support of this contention, the Respondent’s Counsel placed reliance on Egbe v. Adefarasin (1987) 1 NWLR (Pt. 47) 1; Sosan v. Ademuyiwa (1986) 3 NWLR (Pt. 27) 241 at 243; Ajibona v. Kolawole (1996) 10 NWLR (Pt. 467) 22 at 35-36 and Akibu v. Azeez (2003) 1 SC (Part 1) 71 at 86 and urged this Court to affirm the decision of the Court below that the action of the Appellants was statute barred and dismiss the appeal.
In a short reply in the Appellants’ reply brief, the Appellants insisted that their action was not statute barred because the principle of law that time does not run when litigation on a matter has not ended, applied to their case to shift the date the cause of action arose from August 1984 as pleaded in paragraph 7 of their Statement of Claim, to 12-12-1986 when litigation on the larger portion of the land containing the smaller portion of the land in dispute came to an end.
The second issue under consideration now is whether the Court below was right in holding that the action of the Appellants was statute barred. What has to be determined in this issue is whether the action of the Appellants was filed within the time prescribed by the Limitation Law CAP 118 of the Laws of Lagos State 1994. Sections 16, 17, 19 and 21 of this law, which are relevant provide: -
“16 (1) Subject to the provisions of subsections (2) and (3) of this section, no action shall be brought by a State authority to recover any land after the expiration of twenty years from the date on which the right of action accrued to the State authority, or if it first accrued to some person through whom the State authority claims, to that person.
(2) The following provisions shall apply to an action by a person to recover land: -
(a) subject to paragraph (b) of this subsection, no such action shall be brought after the expiration of twelve years from the date on which the right of action accrued to the person bringing it or, if it first accrued to some person through whom he claims, to that person
(b) if the right of action accrued to a State authority, the action may be brought at any time before the expiration of the period during which the action could have been brought by the State authority, or of twelve years from the date on which the right of action accrued to some person other than the State authority, whichever period first expires.
(3) For the purposes of this Law, a right of action to recover any land which accrued to the Republic or to the Lagos State before the commencement of this Law shall be deemed to have become exercisable by an appropriate State authority on the date on which it first accrued to the Republic or to the Lagos State, as the case may be.
17. Where the person bringing an action to recover land, or some person through whom he claims, has been in possession thereof and has while entitled thereto been dispossessed or has discontinued his possession, the right of action shall be deemed to have accrued on the date of the dispossession or discontinuance.
19 (1) No right of action to recover land shall be deemed to accrue unless the land is in the possession (in this section referred to as adverse possession) of some person in whose favour the period of limitation can run.
(2) Where: -
(a) under the provision of this Law a right of action to recover land is deemed to accrue on a certain date; and
(b) no person is in adverse possession of the land on that date, the right of action shall not be deemed to accrue unless and until adverse possession is taken of the land.
(3) Where a right of action to recover land has accrued, and thereafter, before the right of action is barred, the land ceases to be in adverse possession, the right of action shall no longer be deemed to have accrued and no fresh right of action shall be deemed to accrue unless and until the land is again taken into adverse possession.
21 On the expiration of the period fixed by this Law for any person to bring an action to recover land, the title of that person to the land shall be extinguished.”
On a careful reading of the provisions of the Lagos State Limitation Law reproduced above, it becomes quite clear that the provisions do not merely deny the right of action in section 16 thereof but completely extinguish an existing right or title to land at the expiration of the period of limitation of twenty years for the state and twelve years for other parties from the date of the accrual of the right of action. See Ajibona v. Kolawole (1996) 10 NWLR (Pt. 476) 22 at 35-36 and Akibu v. Azeez (2003) 5 NWLR (Pt. 814) 643 at 667-669, where these provisions of the Lagos State Limitation Law 1994, came under consideration by this Court. The provisions of the law are quite clear and unambiguous. What remains is the application of the law to the facts and circumstances of the present case in which the area of the dispute between the parties in their submissions has been narrowed down to the date on which the Appellants’ cause of action in their claim for possession of 21/2 plots of land, damages for trespass and injunction against the Respondent accrued.
This issue cannot be resolved effectively without stating what a cause of action is all about. A cause of action has been defined in the Dictionary of English Law, Second Impression, page 325 as “the fact or combination of facts which give rise to a right to sue.” This definition had been closely adopted in many decisions of this Court. Some of these decisions are, Egbe v. Adefarasin (No.2) (1987) 1 NWLR (Pt. 47) 1; Savannah Bank of Nigeria Limited v. Pan Atlantic Shipping & Transport Agencies Limited (1987) 1 NWLR (Pt. 49) 212 and Thadant v. National Bank of Nigeria (1972) 1 SC 105. In a recent decision of this Court in P.N. Udoh Trading Company Limited v. Abere (2001) 11 NWLR (Pt. 723) 113 at 129, the term was defined thus: -
“Cause of action had been defined by Courts to mean a combination of facts and circumstances giving rise to the right to file a claim in Court for remedy. It includes all things which are necessary to give a right of action and every material fact which has to be proved to entitle the Plaintiff to succeed.”
In the instant case, the Appellants’ Statement of Claim as Plaintiffs at the trial Court and their Counter affidavit filed by them as Respondents in opposing the Respondent’s Application challenging the jurisdiction of the trial Court, are relevant in tracing the time when the Appellants’ cause of action arose. Paragraph 4 of the Appellants’ Statement of Claim, which disclosed their interest in the land in dispute states: -
“4. The land in dispute forms part and portion of the land sold to late D.T. Elabanjo by virtue of the Deed of Conveyance dated 5th day of November, 1969 and registered as No 19 at page 1 in volume 1305. The survey plan of Elabanjo land and the Deed of Conveyance will be relied upon and also the composite plan of the land in dispute.”
By this paragraph, the Appellants have traced their rights and interest in the land in dispute as representatives of Elabanjo family to 1969. The rights of the Appellants in the land in dispute was however infringed by the Respondent who was seen on the land in August 1984 as pleaded in paragraph 7 of the Statement of Claim as follows: -
“7. The Plaintiff states that when the Defendant was sighted on the land in August 1984, a letter was written to the D.P.O. Pedro Station and the Defendant was warned to steer clear from the land since the action, in respect of the land was still pending at the Court of Appeal.”
In the Appellants’ letter to the D.P.O. Pedro Station dated 15-8-1984, the Appellants visibly complained of alleged acts of trespass on the land against the Respondent who was not infact merely sighted on the land but also brought caterpillar and started preparing the land with the support of hooligans and workers to put up structures thereon. To me, the combination of these facts and circumstances prevailing in August 1984, clearly gave rise to the Appellants’ right to file a claim for the possession of the land in dispute, damages for trespass and injunction restraining the Respondent from committing further acts of trespass on the land and not to have been contented with a complaint to the D.P.O. or wait until after 12 years to seek the same remedy in Court. From the facts and circumstances therefore, I say the cause of action in this case accrued in August 1984. Even if the excuse of the Appellants for their inaction is placed on the situation that litigation on the land in dispute was still going until 12-12-1986 when the dispute ended in this Court, why did the Appellants refuse to seek remedy in Court against the Respondent until 5-12-1996 nearly 10 years after the conclusion of the case which the Appellants themselves stated was not between the present parties in this appeal? The result of the Appellants’ failure to take appropriate action resulted in leaving the Respondent in full control and possession of the 2l/2 plots of land in dispute from August 1984 to December 1996, thereby bringing the Appellants’ action into the full grip of the provisions of Sections 16 (2) (a) and 21 of the Limitation Law CAP 118 of the Laws of Lagos State 1994 earlier quoted in this judgment.
Guided by the decision of this Court in Egbe v. Adefarasin (No. 2) (supra), the period of limitation in any limitation statute is determined by looking at the Writ of Summons and the Statement of Claim alleging when the wrong was committed which gave rise to the cause of action and by comparing that date with the date on which the Writ of summons was filed. If the time on the Writ of Summons is beyond the period allowed by the Limitation law, the action is statute barred. Looking at the Writ of Summons in the case at hand, the Appellants’ suit claming possession of the 21/2 plots of land in dispute, damages for trespass and perpetual injunction was filed on 5-12-1996. The Statement of Claim of the Appellants who sued in a representative capacity for the Elabanjo family who acquired interest in the larger portion of land containing the land in dispute since 1969, shows that the Respondent trespassed on to the land in August 1984 when she brought a caterpillar to level the land in preparation for putting up structures thereon. On these facts, to say that the cause of action giving the Appellants the right to sue and seek remedy against the Respondent who was in possession arose in August 1984, can hardly be disputed. Thus, by waiting until 5-12-1996 when their action was filed against the Respondent, a period of 12 years and 4 months, the Appellants’ action was, without any doubt filed outside the period of 12 years prescribed by Section 16 (2) (a) of the Limitation Law Cap 118 of the Laws of Lagos State, 1994 for action to recover any piece of land. In other words the Appellants’ action is statute-barred as rightly found by the Court below. Infact the fate of the Appellants does not end with the loss of their right of action alone, their title to the 21/2 plots of land in dispute has also been extinguished under the provisions of Section 21 of the same Limitation Law. To this end, no Court can look into the merit of the Appellants’ suit now dead, to see whether the Respondent had acquired a valid title to the land in dispute or not having regard to the principles of Lis Pendens being relied upon in this appeal by the Appellants.
In the result, this appeal fails and the same is hereby dismissed. The judgment of the Court below delivered on 21-3-2001 is accordingly affirmed.
There shall be
Judgment delivered by Sylvester Umaru Onu, J.S.C.
The two issues that have ultimately arisen for the consideration of this appeal and decisively given in the judgment of my learned brother Mohammed, J.S.C. with which I am in entire agreement, are:
“1. Issue No. 1
Whether the judgment of the lower Court was not entered in total disregard of the provisions of Order 23 Rules 1, 2 & 3 of the High Court of Lagos State (Civil Procedure) Rules 1994.
2. Issue No. 2
Whether the lower Court was right in holding that the action of the Appellants was statute barred, arising from ground two of appeal.”
Commencing with Issue 1, the learned Appellants’ Counsel referred to the provisions of Order 23 Rules 1, 2 and 3 of the Lagos State High Court (Civil Procedure) Rules and argued that the Respondent as the applicant before the trial High Court clearly failed to comply with the provisions of the rules in filing her Preliminary Objection by failing to file a Statement of Defence. He cited and relied on the decision of the Court of Appeal in Disu v. Ajilowara (2001) 4 NWLR (Pt.702) 76, which in his view, represents the law on the application and effect of Order 23 Rules 1, 2 and 3. On practice under Demurrer proceedings, learned Counsel referred us to passages from the judgment of this Court in Fadare v. A. G. of Oyo State (1982) 1 All NLR (Pt. 1) 24 which was referred to in Onibudo v. Akibu (1982) 1 All NLR (Pt. 1) 194 at pages 199 - 200, and submitted that Demurrer proceedings were specifically abolished by Order 23 Rule 1 of the Lagos State High Court (Civil Procedure Rules, 1994, adding that, the Respondent ought to have filed a Statement of Defence raising the point of law and later canvass the same in the Notice of Preliminary objection. Other cases cited in support thereof by learned Counsel on how Preliminary Objection in lieu of Demurrer include Mobil Oil (Nig) PLC v. I. A. L 36 Inc. (2000) 6 NWLR (Pt. 659) 146 at 175 - 176 and Brawal Shipping Ltd v. Onwadike & Co. Ltd (2000) II NWLR (Pt. 678) 387 at 407. Counsel therefore urged us upon the foregoing to allow the appeal and restore the decision of the trial Court.
In response, learned Counsel for the Respondent also referred us to the provisions of Order 23 Rules 1, 2 and 3 of the Lagos High Court (Civil Procedure) Rules, 1994 and stressed that the objection of the Respondent to the Appellants’ action was not brought under the provisions of the Rules but under Section 16(2)(a) of the Limitation Law Cap. 118 Laws of Lagos State 1994, which enacts that the Appellants file their action against the Respondent within 12 years after the cause of action had accrued. Learned Counsel pointed out that the steps taken by the Respondent in raising her preliminary objection before filing her Statement of Defence, were in line with the decisions in Egbe v. Alhaji (1990 1 NWLR (Part 128) 546 at 591; Onibudo & Ors v. Akibu (1982) All NLR 207 at 214; Odive v. Obor & Anor (1974) NSCC 103 at 107; Kotoye v. Saraki (1994) 7 NWLR (Pt. 537) 414 at 466 and State v. Onagoruwa (1992) 2 NWLR (Pt. 221) 33 at 48, because the Preliminary Objection was challenging the jurisdiction of the trial Court. Counsel observed that issue of jurisdiction needed not to have been pleaded in a Statement of Defence before it could be raised provided the objection is supported by enough materials on which a decision could be taken by the Court. Learned Counsel for the Respondent with reference to the cases of Fadare v. A. G. Oyo State (supra); Mobil Oil (Nig) Pic v. I. A. L 36 Inc (supra) and Brawal Shipping Ltd v. Onwadike & Co. Ltd (supra) cited and relied upon by the Appellants, said that the decisions were made per incuriam and that, in any case, the failure of the Respondent to comply with Order 23 Rules 1, 2 and 3, is a mere irregularity which had been cured by the provisions of Order 5 Rule 1 of the same Lagos High Court Rules.
In the reply brief, the Appellants submitted that the rules of Court are meant to be obeyed and that the Respondent having regard to the decisions in several cases particularly the case of Ekpan v. Uyo (1986) 3 NWLR (Pt. 26) 63 at 73, is bound to comply with Order 23 Rules 1, 2 and 3 of the Lagos State High Court Rules, emphasising that it is not correct that the decisions of this Court on the interpretation of Order 23 Rules 1, 2 and 3, were given per incuriam. Learned Counsel concluded that it is settled law that Statute of Limitation must be pleaded and proved if the decision of this Court in the case of Savannah Bank v. Pan Atlantic (1987) 1 NWLR (Pt. 49) 212 at 259, is taken into consideration because objection on Statute of Limitation does not amount to a challenge of the jurisdiction of Court as exemplified in the case of Madukolu & Ors v. Nkemdilim (1962) 1 All NLR (Pt. 4) 587 at 589 - 590.
Now, the statement of claim of the Appellants was filed on 7th December 1998. After the Respondent was served, she filed her Preliminary Objection, praying inter alia, for:
“An Order dismissing this suit as the Honourable Court lacks the jurisdiction to entertain the suit.”
The ground for the Application, is stated to be:
“The action is statute barred having been brought in 1996 more than 12 years after the cause of action accrued and outside the prescribed statutory period within which the suit ought to have been instituted.”
The learned trial Judge peremptorily raised the provision of the said Rule and summarily struck out the said Notice of Preliminary Objection in the following words:
“I refer to Order 23 Rule 1 that demurrer shall not be allowed and hold that in the absence of Statement of Defence, the Notice of Preliminary Objection based on statute bar (sic) is incompetent. The Notice of Preliminary Objection dated 14/6/99 is struck out for being incompetent.”
As indeed transpired, learned Counsel for the Respondent/Applicant Mrs. Okpara referred the trial Court to the case of Egbe v. The Hon. Justice Adefarasin (supra) ratio 2.
The learned trial Judge in the first place, grossly misconstrued the purport of Order 23 Rules 1, 2 and 3 which makes no provision that a Statement of Defence must first be filed. Indeed, he never adverted his mind to Section 16(2)(a) of the Limitation Law Cap.118 Laws of Lagos State, 1994. He also never adverted his mind to the fact that it is settled that even mandatory Rules of Court are not as sacrosanct as mandatory Statute or an Act. See Katto v. Central Bank of Nigeria (1991) 12 SCNJ 1 at 17. Also settled is that Rules of Court cannot override statutory provisions of the law. See Alhaji Edun v. Odan Community, Ado Family etc. (1980) 10 S.C 103 at 124.
The essence of the administration of justice, it must be emphasised, is to make access to justice as quickly and as cheap as possible.
Hence, the filing of an objection alone as in the case at hand which disposes of the entire case will definitely make the preparation and filing of a Statement of Defence unnecessary and therefore eliminate the additional time, effort, money and cost in the preparation and filing of a Statement of Defence. This Court in the case of Egbe v. Alhaji (supra) para E - F held that:
“Under Order 22 Rule 3 of the High Court of Lagos State (Civil Procedure Rules, 1972 a Defendant who knows that there is a point of law which can determine the action in his favour in limine can apply to the Court by way of motion or as a point of his pleading to dismiss the action without evidence having been taken.”
This Court also in the case of Alhaji I. Onibudo & Ors v. Akibu (supra) at 214 held that:
“The Preliminary point of law can be taken after the receipt of the Statement of Claim and before any defence is filed. The party in such a case may rely on point of law even if the issues of fact in the Statement of Claim are conceded. If he fails, an order would be made by the Court ordering the filing of a Statement of Defence and the suit would proceed to trial.”
Similarly, in the case of Odive v. Obor & Anor (1974) NSCC 103 at 107, Elias, CJN stated thus:
“The learned trial Judge should have pointed out to Counsel for the Defendant that the Preliminary Objection should have been made after the delivery to him of the Statement of Claim and before filing his Statement of Defence.”
I am of the firm view therefore that the Respondent was in order at the trial Court when she filed her Preliminary Objection on the jurisdiction of the Court without first filing her Statement of Defence.
Consequently, the learned Justices of the Court below were in my view, right in upholding the appeal of the Respondent and dismissing the suit of the Respondents, the Appellants herein.
What must be noted here is that the point of law raised fundamentally affected the jurisdiction of the Court which can be raised at any stage of the proceedings. Infact, this Court in the case of Kotoye v. Saraki (1994) 7 NWLR (Pt. 357) 414 at 466 per Adio, J.S.C. stated that:
“.......... an objection that a Court has no jurisdiction to entertain a matter or an action is very fundamental. It can be raised at any stage of the proceedings in the High Court, Court of Appeal and in this Court by the parties or by the Court.”
See Oloriode v. Oyebi (1994) 1 SCNLR 390; (1984) 5 SC, land Oloba v. Akereja (1988) 3 NWLR (Pt. 84) 508. So, in my opinion, there was nothing wrong with the consideration of it by the Court below especially when in this case, the determination of the question was a main or vital issue.
I am of the view that the issue of jurisdiction raised by the Respondent herein as Defendant in the trial Court was more than a mere procedural matter which requires that a Statement of Defence should contain a point of law before it is set down to be heard before or after the trial. The Preliminary Objection brought by the Respondent herein, in my firm view, in the trial Court clearly showed that it was not brought pursuant to the Rules of Court but brought under the Law relating to the Limitation of Actions under the laws of Lagos State.
This Court in the case of State v. Onagoruwa (supra) per Uwais, J.S.C. as he then was, observed thus:
“Furthermore, the jurisdiction of the Courts to determine an issue as to whether it has jurisdiction is not a procedural matter but a substantive one since any Court without jurisdiction is incompetent to determine a matter and if it does exercise the jurisdiction which it does not possess, its decision is a nullity.”
Hence, I am of the respectful view that the issue of jurisdiction raised as the Preliminary Objection by the Respondent herein need not be pleaded once it could be obvious from the materials before the Court and could be raised by a party and/or even suo motu by the Court. For, as I had the occasion to point out in Kotoye v. Saraki (supra) at - pages 453 - 454 paragraphs A - B:
“......... hence in the instant case, the fact that the Defendant has not included any aspect of the question in his ground of appeal or in the questions for determination formulated in his briefs of argument before the Court below, can in any way curtain (sic) the jurisdiction of the trial Court below to decide whether or not the jurisdiction of the trial Court has been ousted .....”
Indeed, as earlier demonstrated, the learned Counsel to the Respondent cited the case of Lasisi Fadare v. A.G. of Oyo State (supra); Mobil Oil (Nig) Plc v. I.A.L. at pages 175 - 176 (supra) and Brawal Shipping Ltd v. Onwadike pages 387 at 407, (supra) as decisions made per incuriam and urging us not to follow them as the objection was premature but rather to follow Onibudo v. Akibu (supra); Egbe v. Alhaji (supra); Odive v. Obor & Anor (supra) and Bambe & Ors v. Aderinola & Ors (1977) NSCC (Vol II) at lines 4, line 11 - 20 where it was held:
“In construing the provisions of Rule 1, it will be wrong to ignore the provisions of Rules 2 to 4. Order 22 is similar to Order 25 of the Rules of the Supreme Court applicable to England in 1963. Order 22 not only abolishes demurrers but substitutes a more summary process for getting rid of pleadings, which show no reasonable cause of action (1963: the Annual Practice page 571). As the objection taken in the instant case could, if upheld, dispose of the whole action, we are of the view that it comes within the ambit of Order 22. We find ourselves unable to support the view expressed by the learned trial Judge that the objection was premature.”
See also Okoye v. Nigerian Const. & Furniture Co. Ltd (1991) 6 NWLR (Pt.199) 501 at 540 where this Court per Nnameka-Agu, J.S.C. at paragraphs E - G held inter alia: -
“Originally, demurrer, was a form of pleading before it was abolished by the Deodands Act, 1846 whereby proceedings in lieu of demurrer was substituted. The latter procedure, however, retained much of the essential characteristics of the old one. It has remained essentially a question of pleading, under a demurrer, a party objected that his opponent’s pleading in point of law, disclosed no cause of action or ground of defence, as the case may be, when a demurrer was pleaded, the question raised was forthwith and set down for argument and decision. Now under a proceeding in lieu of a demurrer the issue still depends on the pleadings but may be one of law or partly of law and partly of fact, which the trial Judge may generally dispose of before, at or after the trial ....... However under Order 29 Rule 3 of our local rules, it is disposed of before the Defendant’s pleading, if necessary.”
One may ask, that assuming without conceding that the Rules of Court are not complied with as is being alleged, the provisions of Order 5 Rule 1 of the High Court of Lagos State (Civil Procedure) Rules, 1994 is to the effect that non-compliance with the Rules of Court should be treated as a mere irregularity and should not nullify the proceedings. The foregoing expression of the principle of law epitomises the procedural backing my learned brother, Mohammed, J.S.C. had when in this his judgment, he categorically held and I am of the same firm view, that “To say, as did the trial Court and canvassed by the Appellants in their arguments before this Court, that objection to jurisdiction should only be taken after filing a Statement of Defence, is indeed a misconception.” My learned brother went on to demonstrate his stance by cataloguing a body of case law such as Izenkwe v. Nnadozie (1953) 14 WACA 361 at 363; Adeyemi v. Opeyori (1976) 9-10 S.C. 31 and Kasikwu Farms Ltd v. A. G. of Bendel State (1986) 1 NWLR (Pt.19) 695; adding that it could be taken on the evidence received as in the case of Barclays Bank v. Central Bank (1976) 1 All NLR 409; or by a motion on notice supported by affidavit giving facts upon which reliance is placed as in National Bank (Nigeria) Ltd v. Shoyeye (1977) 5 SC 194; that infact, it could be taken even on the face of the writ of summons before filing a Statement of Claim as in Attorney-General Kwara State v. Olawale (1993) 1 NWLR (Pt. 272) 645 at 674 - 675 as well as in the recent decision of this Court in Arjay Ltd v. Airline Management Support Ltd. (2003) 7 NWLR (Pt. 820) 577 at 601, where confronted with the issue of raising Preliminary Objection on jurisdiction before a Federal High Court before filing a statement of claim as required by Order XXVII of the Federal High Court Rules Cap. 134, Laws of the Federation of Nigeria, 1990, I observed as follows:
“I agree with the Appellants to the effect that the Preliminary Objection in question challenged the jurisdiction of the trial Court to entertain the action. This is not a demurrer application in which case there should be a Statement of Claim in place, the facts of which the Appellants would be required to admit before bringing their Objection. I agree with Appellants’ submission that there is a difference between an objection to jurisdiction and a demurrer. I agree with them that an objection to the jurisdiction of the Court can be raised at any time, even when there are no pleadings filed and that a party raising such an objection, need not bring application under any rule of Court and that it can be brought under the inherent jurisdiction of the Court. Thus, for this reason, once the objection to the jurisdiction of the Court is raised, the Court has inherent power to consider the application even if the only process of Court that has been filed is the Writ of Summons and affidavits in support of an interlocutory application, as in the case in hand.”
(Underlining above is for emphasis).
From all I have been saying, I hold that the Respondent herein had no need to file her Statement of Defence before raising the issue of jurisdiction as a preliminary point.
Issue No Two
The second issue for determination is whether the learned Justices of the Court below were right in holding that the suit of the Appellants was statute barred.
The claim of the Appellants relate to land and the relevant provisions are contained in section 16(2) of the Limitation Law Cap.118, Laws of Lagos State.
Section 16(2) of the Law provides:
“The following provisions shall apply to an action by a person to recover land;
(a) subject to paragraph (b) of this subsection, no such action shall be brought after the expiration of twelve years from the date on which the right of action accrued to some person through whom he claims, to that person.”
From the above statutory provision, it becomes clear that the Appellants have twelve years within which to maintain an action relating to the land in dispute with the Respondent. The question then is, what criteria does a Court apply in determining which action is statute barred?
This Court in the case Egbe v. Adefarasin (supra) at pages 3-4 held that:
“A cause of action is thus said to be statute barred if in respect of it, proceedings cannot be brought because the period laid down by the Limitation Law or Act had elapsed.”
As Oputa, J.S.C. succinctly put it:
“How does one determine the period of limitation? The answer is simple – by looking at the Writ of Summons and the Statement of Claim alleging when the wrong was committed which gave the Plaintiff a cause of action |