BEN MIREKU & ANOR. vs. ARCHIBALD OKPON TETTEH & 3 ORS. [2011]DLSC6385

Date	2011-02-09
Suit No.	CIVIL APPEAL NO. J4/23/2010.
Citation No.	[2011]DLSC6385

SOPHIA AKUFFO (MS) J.S.C (PRESIDING)

SOPHIA ADINYIRA (MRS) J.S.C.

ANIN YEBOAH J.S.C.

BAFFOE-BONNIE J.S.C.

SULEY GBADEGBE J.S.C.

GEORGE AGBEKO FOR THE APPELLANT

HON. J. AYIKOI OTOO FOR THE DEFENDANT/APPELLANTS/RESPONDENT.

[2011]DLSC6385
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													<main id="main" class="content" style="min-height: 60rem" >BEN MIREKU &amp; ANOR.<o:p></o:p>[PLAINTIFFS/RESPONDENTS/APPELLANTS]<o:p></o:p>vs.<o:p></o:p>ARCHIBALD OKPON TETTEH
&amp; 3 ORS.<o:p></o:p>[DEFENDANTS/APPELLANTS/RESPONDENTS]<o:p></o:p>[SUPREME
COURT, ACCRA]<o:p></o:p><div style="mso-element:para-border-div;border:none;border-bottom:solid windowtext 1.5pt;
padding:0in 0in 1.0pt 0in">

CIVIL APPEAL NO. J4/23/2010.&nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; &nbsp; DATE: 9TH FEBRUARY, 2011<o:p></o:p>

HON.
J. AYIKOI OTOO FOR THE DEFENDANT/APPELLANTS/RESPONDENT.<o:p></o:p>

<p class="MsoNormal" align="center" style="text-align:center;line-height:115%;
border:none;mso-border-top-alt:solid windowtext 1.5pt;mso-border-bottom-alt:
solid windowtext 1.5pt;padding:0in;mso-padding-alt:1.0pt 0in 1.0pt 0in">JUDGMENT<o:p></o:p>

</div>SOPHIA ADINYIRA (MRS), J.S.C <o:p></o:p>Delivered
the Judgment of the court <o:p></o:p>FACTS <o:p></o:p>The
Plaintiffs/Respondents/Appellants hereinafter (Plaintiffs) are the
beneficiaries and successors of the estate of the late Kwaku Mireku a Kwahu
businessman.&nbsp; The 1st, 2nd, and 3rd
Defendants/Appellants/Respondents (hereinafter Defendants) are the children of
the late Abraham Narh Tetteh, the original owner of Plot No. D 774/3 Okaishie,
Accra, (the subject matter in dispute,) who died in 1941.&nbsp; In November 1965, the late Kwaku Mireku took
a lease of the said land for a term of 32 years from Adjei Tetteh a son of the
original owner.&nbsp; In accordance with the
terms of the said lease agreement, the late Kwaku Mireku demolished existing
structures on the land and constructed a three-storey building with stores for
his own use which he named Mireku House; and a two storey-house for the use of
the lessor.&nbsp; The definite term of the
lease was for 32 years without any renewal clause. <o:p></o:p>By
a letter dated 15 May 1996, the Defendants had their solicitor give notice to
the Plaintiffs of the expiry of the lease on 31 October 1997 and their
intention to recover possession of the Mireku House by 1 November 1997.&nbsp; The Plaintiffs by a letter dated 26 November
1996 acknowledged receipt of the letter and pleaded for a new lease of 50 years
which the Defendants rejected. <o:p></o:p>Thereafter,
the Plaintiffs on 7 August 1997 instituted an action before the High Court
Accra claiming the following reliefs: <o:p></o:p>1. "An order varying the terms of
a lease dated 2 October 1965 between Adjei Tetteh and Kwaku Mireku on grounds
of unconscionability; or <o:p></o:p>2. In the alternative, a declaration
that Plaintiffs are statutory tenants <o:p></o:p>3. Any further order(s) or relief(s)
as the Court may deem fit." <o:p></o:p>In
their statement of claim the Plaintiffs averred that they have had cordial
relationship with the defendants and also created goodwill for their business
in the area.&nbsp; That in 1984/85 there was a
fire outbreak that destroyed a substantial part of the building.&nbsp; The building was not only repaired and
refurbished but a fourth floor was added to it to the knowledge of the
defendants.&nbsp; The Plaintiffs claimed per
Paragraph 12 of their statement of claim that: <o:p></o:p>"Paragraph 12: "The
Plaintiffs aver that it will be unconscionable to terminate the lease and seek relief
under section 18 of the Conveyancing Decree, (NRCD 175). <o:p></o:p>PARTICULARS
OF UNCONSCIONABILITY <o:p></o:p>1. The lease agreement did
not contain any covenant or term against renewal and therefore entitled the
lessees to renewal. <o:p></o:p>2. The Lessee built a 2
storey building for the Lessor for his own use free of rent which building is
now occupied by the family of the Lessor and strangers. <o:p></o:p>3. The lease required the
Lessee to build a 3 storey building for him to enjoy a term of 32 years thus
working into 10 years 8 months for each storey. <o:p></o:p>4. The extension of the 3
storey building into a 4 storey by the Lessee to the knowledge of the Lessor
entitled it to a further term of 10 years 8 months on the basis of the 4 storey
alone."<o:p></o:p>The
1st, 2nd and 3rd Defendants in defence claimed they "were never made aware
of any fire outbreak and of any extension", and that there was a clear
understanding that the lessor would take over the property at the expiration of
the lease.&nbsp; They therefore counterclaimed
for the following reliefs: <o:p></o:p></main>