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Monday, 18 February 2013

NIGERIAN WILLS LAW



A Will is defined as “a document by which a person (called the testator) appoints executors to administer his estate after his death, and directs the manner in which it is to be distributed to the beneficiaries he specifies” – Re Barnett, Dawes v. Ixer (1908) 1 Ch. 402.
A Will could also be defined as a testamentary instrument voluntarily made, executed and attested to law by which a person makes a deposition of his real property, to take effect after his death. The maker of the document is called a testator (or testatrix where the maker is female).
Until the death of the testator, a Will is a mere declaration of intention.  Thus, it could be changed as often as the testator wishes. For that reason it is described as Ambulatory, meaning that it roves, that is, moves, unfixed until the death of the testator when it crystallizes into an instrument of disposition. A beneficiary under a Will where the testator is still alive has a mere “Spes” or “Hope and not any interest in the property as the testator can always change his mind at any point in time. This character distinguishes a Will from a conveyance or other dealings inter vivos in property, which has immediate effect or has effect from a known date in the future.
From the above, a Will is ambulatory because it “speaks from the grave upon Death” for this same reason it is testamentary (the book of Hebrews 9:16-17).
Section 9 of the Wills Act, and section 4 of the Wills Law of Lagos State requires that every Will shall be in writing; it therefore invalidates a nuncupative (oral) Will. However, under customary law, an oral will is valid. In Bankole v. Tapo (1961) 1 All NLR 140, an oral disposition of land by a testator was upheld to be sufficient to transfer the property to the beneficiary.
Though, the essence of the requirement of a Will to be in writing is to prevent fraud. It should be, however, noted that for an oral Will to be valid under the customary law, it must satisfy the following conditions –
1.      It must be made voluntarily;
2.      The testator must be of a sound mind – Banks v. Goodfellow (1870) LR 5 QB 459;
3.      It must name the beneficiary or beneficiaries - ;
4.      It must be in the presence of witnesses – Ayike v. Ibiduni (1959) 4 FSC 280;
5.      It must identify the property.
CODICILS
A codicil is a mini and supplementary Will by which a testator changes what is contained in a Will by adding, altering or revoking. All principles on capacity and validity of a Will apply to codicils also.
TYPES OF WILLS
There are several types of Wills. They are –
1.      STATUTORY WILLS – This is regulated by the relevant statute. Strict compliance is required for the validity of the Will.
2.      NUNCUPATIVE (ORAL) WILLS – This is an oral Will made before two or more credible witness. It is not a condition precedent that the maker of this type of Will must be on his death bed (death-bed wishes) in order to be valid – Adeyinka v. Ibidunni (1959) 4 FSC 282.
3.      WRITTEN CUSTOMARY WILLS – There is no consensus on the acceptability of this type of Will in Nigeria. It does appear however that acceptability by the surviving members of the family and the genuineness of the written document purporting to be ‘customary Will’ may confer some measure of validity on the gifts contained in it.
4.      MUTUAL WILLS – This is where two or more persons execute the same Will, conferring mutual benefit or reciprocal benefits on each other. It is common between husband and wife. In this, none of the testators can revoke or amend without the consent of the other.
5.      JOINT WILLS – This is like a mutual Will, but it is where two or more persons execute the same Will by which they give out their personal or joint properties to beneficiaries of their choice. Though it is in one document, it is seen as separate Wills of the testators.
6.      HOLOGRAPH WILLS – This is a Will made in the handwriting of the testator which lacks some of the basic pre-conditions for a valid Will. In most cases, holographic Will may not preclude intestate devolution of the estate of the testator.
7.      PRENUPTIAL WILLS – This is a Will made by any of the spouses before marriage. Generally, marriage under the Act revokes a Will by operation of law.
8.      PRIVILEGED WILLS – This is another form of nuncupative Will but made by a certain category of persons accorded special privilege to make a Will without necessarily complying with the statutory requirements. This category includes persons in active military service, regardless of his rank – section 11 of the Wills Act, 1873.
9.      CONDITIONAL WILLS – This is a Will that is executed by a testator and made subject to a condition.
ADVANTAGES OF MAKING A WILL
1.                     A will displaces the application of the rules of customary law to a person’s estate upon intestacy – Sogbesan v. Adebiyi (1941) 16 NLR 26.
2.                     The testator has a satisfaction of having ordered his affairs before his death, that is, the case of family property which would have resulted upon intestacy would be forestalled. The devise will operate to vest separate and individual interest not communal interest upon each beneficiary. It will also specify the quantum of interest of each beneficiary.
3.                     A will displaces the application of the rules of statutory devolution, that is, the rule in Cole v. Cole (1898) I NLR 15; section 49 of the Administration of Estates Law, Laws of Lagos State.
4.                     The testator has the satisfaction of benefiting those he loved or owed a duty of care – Maja v. Johnson.(1951) 13 WACA 290
5.                     The testator has the benefit of appointing people he trusts as his executors, who has the duty to carry out his wish.
6.                     Trusted persons can be appointed as guardians of testator’s infants (young children).
7.                     Executors of a will’s power of execution arises immediately upon death not contingent on the Will being proved as in the case with issuance of letters of administration upon intestacy. Thus, wide powers can be conferred on executors.
8.                     It gives the testator the opportunity of making specialty gifts, that is, showing generosity to other people e.g. organisation donation for whatever purpose.
9.                     The testator is given the opportunity to give his funeral directives.  Point to note – is that; this should be in a separate document kept in a place or with a person accessible for it when needed.
10.                 Upon the death of the last of those issued a grant of letters of administration, a fresh grant has to be applied for and obtained. Whereas, by transmission, the executors of the Will of the last surviving executor could complete the winding up of the estate of a testator. Thus, probate is cheaper to secure than letters of administration.
PERSONS THAT CAN MAKE A WILL
Every person with a sound mind can make a Will. Section 3 of the Wills Act, 1837 provides thus –
“It shall be lawful for every person to devise, bequeath, all properties or dispose of, by his Will executed in manner hereinafter required, all real estate and all personal estate which he shall be entitled to, either at law or in equity, at the time of his death, and which, if not so devised, bequeathed or disposed of, would devolve upon the heir at law...”.
Thus, persons of requisite statutory age, with a sound disposing mind and memory can make a Will notwithstanding his tribe, religion, or physical status – Apatira v. Akanke (1944) 17 NLR 149.
The following persons can also make a Will –
1.      A MOSLEM
The nature of a Moslem to make a Will depends on the State where the testator is domiciled (residential home). In States that apply the Wills Act, testators have unrestrained right to dispose their properties notwithstanding their Islamic faith.
In Adesubokan & Ors. v. Yanusa (1971) All NLR 227, where the testator, Yunusa Atanda Saibu, a native of Lagos died without sharing his properties equally amongst his children, the plaintiff/respondent challenged the validity and sought a declaration that the probate dated 29/6/66 granted to the defendant be revoked as the said Yunusa Atanda Saibu (deceased) was a Moslem, died as a Moslem, and left heirs and wives who were all Moslems. The trial court set aside the probate on the ground that the testator has right to make a Will and must ensure equal share of his properties amongst his sons since his properties were located in Zaria. On appeal, the Supreme Court held that the Maliki Law which favours equal distribution clearly violates the provisions of the Wills Act, 1837 under which a testator can dispose of his properties, real and personal, as he pleases.
By section 34(1) of the High Court Law, nothing in the High Court Law shall deprive any person of the benefit of any native law or custom including Moslem law which is not incompatible directly or by implication with any law being in force. And in the above case, the Wills Act, 1837.
It must, however, be noted that in States where they have their own Wills Law having restriction on Moslem testators who are Moslems can only make Wills in accordance with Islamic injunctions on inheritance, which is in accordance with the Maliki Law. For example, section 3(1) of the Wills Law, Oyo State; and section 3(1)(b) of the Wills Law, Jigawa State.
It has been suggested that it is better for a Moslem in these States (Oyo and Jigawa) not to border to make Wills, as the mode of disposition is already spelt out for them under the Maliki Law – Prof. Sagay.
2.      BLIND OR DISABLED PERSON
A disabled person can validly make a Will. Notwithstanding his disability, a blind person can validly make a Will – Insitful v. Christian (1951) 13 WACA 347; Agidigbi v. Agidigbi (1996) 6 NWLR 454.
However, when a blind person is making a Will, it must be shown that the Will was read over to him and he perfectly appeared to understand the contents affixing his hands to it. Order 49, Rule 23 of the High Court of the Federal capital Territory, Abuja provides that where the testator is blind or illiterate, a court shall not grant administration with the Will annexed unless the court is satisfied by proof or by what appears on the face of the Will that the Will was read over to the deceased before its execution or that he had at that time knowledge of its contents – Henry Charles Christopher v. Samuel Insutful Tawiah 13 WACA 347.
THE PRINCIPLE OF DUE EXECUTION OF A WILL
A Will requires some formal as well as informal or intrinsic conditions to be valid. The formal requirements are that the Will must be in Writing and must be duly executed.
Section 4 of the Evidence Act provides that a document [Will] shall not be deemed to have been made by a person unless the document or the material part thereof was written and signed or otherwise acknowledges its authenticity.
Where a Will is regular on its face, it enjoys the presumption of due attestation. This is the implication of the common law maxim – Omnia praesumuntur rite esse acta. Thus, the court will deem that a Will is duly executed where it appears on its face to be ex facie regular based on the Omnia maxim.
As long as it is clear what the intention and wishes of the testator are, the court will not, except in few cases, allow formalities to frustrate those intentions – Rolleston v. Sinclair (1924) 2 IR 157. Presumption will be made in favour of Wills which on their faces appear regular even where the witnesses are unable to recollect the circumstances of the execution of the Will.
In Foot v. Santon (1856) 164 ER 489, a Will was attested by two persons and neither of them recollected the circumstances, although they recognised their signatures. The Will was presumed duly executed.
The presumption of due execution will apply depending on the circumstances of each case. Where the Will appears ex facie to have been duly executed, the presumption applies. If the form is irregular and unusual, the presumption will not apply. In the case of In the Estate of Randle (Nelson v. Akofiranmi) (1962) ANLR 130, the court applied the presumption of due execution to admit the Will to probate, even though the testator only put his thumb-impression and the witnesses signed above the thumb-impression. Since the Will had an attestation clause, it was presumed as duly executed. The court further held that the guiding principle should be a consideration of the “whole circumstances of the case”.
BURDEN OF PROOF OF DUE EXECUTION OF A WILL
The burden of proving is on the propounder of the Will. Thus, the onus is on the party who propounds it to show clearly that prima facie, it is duly executed (primary burden of proof). If this is discharged, the burden will shift to the other party challenging its proper execution (secondary burden of proof) to prove that the Will is not properly executed or that it is tainted with fraud or forgery – Adamu v. Ikharo (1988) 4 NWLR (Pt. 89) 478.
It should be noted that proving due execution of Wills may be in the reversed order in courts because in Civil cases, “the party who asserts must prove”, but this is not the case in probate cases (it is the reverse).
The propounder must also prove testamentary capacity – that the document is the last Will of a free and capable testator. Once it has been proved that a Will has been executed with due solemnities by a person of competent understanding and apparently a free agent, the burden of proving that it was executed under influence is on the party who alleges it – Johnson v. Maja (1951) 13 WACA 920.
Positive and relative evidence must be proved in proving due execution of Wills, and the evidence must be affirmative – Lawal Osula v. Lawal Osula (1995) 9 NWLR (Pt. 419) 259; (1993) 2 NWLR. The presumption is not rebutted for failure of witnesses to remember or know details – Blake v. Knight Vol. 163 E. R 821. If witness states that there was no due execution and this is not rebutted, the Will, will be pronounced against it.
EXCEPTIONS TO THE PRINCIPLE
Section 276(1) of the Armed Forces Act makes an exception to the general principles of due execution of Wills.
Section 105 of the Act states that a Will made by a person subject to service law shall be valid for disposing of any money or personal property which is due or belongs to him at his demise if it is in writing and signed or acknowledged by him in the presence of, and in his presence attested by one witness, being an officer of the forces or any government official.
This means that under the Act, a Will made by a person does not require the general presence of at least two witnesses, but only one witness, and the witness must be either an officer of the armed forces or any government medical officer. However, such a Will must satisfy the following conditions –
1.      The testator must have a sound mind;
2.      The Will must be his act, the exercise of his voluntariness;
3.      The Will must be in writing; and
4.      The testator must sign or acknowledge the Will.
TESTAMENTARY CAPACITY OF A TESTATOR
Testamentary capacity means legal capacity to make a Will. The law requires that a testator must have a sound disposing mind both at the time of giving instructions and execution of the Will.
Section 3 of the Wills Acts 1837 as earlier stated gives freedom of testation to everybody. Testamentary capacity of a person makes a person’s freedom of testation subject to any customary law relating thereto to which a testator was subject in his life time. Thus, a person’s right of testation was held by the Supreme Court to be limited by the customary law relating to that class of property as it is provided by customary law not to be devisable by will. The locus classicus are Lawal Osula v. Lawal Osula (supra), Agindingbi v. Agindingbi (supra), etc.
These cases arose from the Benin Customary law relating to the devolution of the property where a testator lived and died called Igiogbe. The testator’s first son is by customary law the rightful heir to the Igiogbe and a person cannot by his will based on statutory freedom of testation devise the property to any other person not being his first sonIn Egharevba v. Oruonghae (2001) 11 NWLR (pt 714) 318, the Court of Appeal sitting in Benin reiterated this position. The section would also seem to limit the freedom of testation of a person who practices the Moslem faith. Such a person’s testamentary freedom especially in the States that have adopted the Sharia as part of the States’ Laws is limited by Islamic injunction with respect to devolution of the property of a person of Moslem faith. The person’s freedom of testation is limited to devising by Will not more than one-third (1/3) of his estate. The remaining two-third (2/3) shall be divided amongst recognized beneficiaries in a manner provided by the Sharia Adesubokan v. Yinusa (supra).
Also, section 2 of the Wills Law of Lagos State which operates to protect the interest of persons not favoured or disinherited by the testator but who have legal claims on him e.g. his wife or wives, or husband, or children of the deceased. Such a person can apply to the court for adequate provision on the ground that the deceased did not make reasonable financial provision for the applicant. The court in that case can intervene to ensure there is equity in the distribution. This right is only exercisable within six (6) months of grant of probate following which it becomes statute barred.
a.                   Section 7 of the Wills Act, 1837 puts the age at which a person acquires testamentary capacity at twenty one (21) years. Section 7 provides that no Will made by any person under the age of twenty one (21) shall be valid. However, under section 6 of the Wills Law, Lagos, Testamentary capacity in Lagos State is eighteen (18) years. Section 3(i) of the Family Law Reform Act of England 1969 puts the age of Testamentary Capacity of Wills made from 1st January 1970 at eighteen (18) years also. The only exception to this rule are people who are allowed to make privileged Wills by virtue of section 11 of the Wills Act, that is, a seaman or mariner at sea or Soldier in actual Military Service in respect of his personal estate. Such a privileged testator is also not restricted by the formalities of execution and witnessing laid down in section 9 of the Wills Act.
b.                  The testator must not be unduly influenced by any other person. The will must be truly his.  He must have knowledge of and approve every part of it – Eyo v. Inyang (2001) 8 NWLR (pt 715) 304.
c.                   There must also be a mental state of the testator. A person is said to have mental capacity to make a Will when he is corpus mentis, that is, has a  sound and disposing mind at the time he gave instructions, and at the time he executed the Will – Adebajo v. Adebajo (1971) 1 ANLR 599.
A person is said to have mental capacity as laid down in Banks v. Goodfellow (supra), where it was held that what constitutes a sound and disposing mind is a question of fact that a person who can converse rationally and conduct his business is not sufficient to prove mental capacity. The most prominent issues of incapacity arise from unsound mind, senility, drunkenness and undue influence. The propounder of a Will has to prove the testator’s mental capacity where it is in issue.
The following tests were put forward in the judgment by Cockburn C.J. in the case of Banks v. Goodfellow (supra) –
1.                  The testator must understand the nature of the act that he is making his will and its effect.
2.                  He must understand and recollect the extent of the property of which he is disposing.
3.                  He must understand and appreciate the nature and extent of the claims upon him by both of those whom he is including from his Will.
4.                  The manner in which the property is distributed must be rational that no disorder of the mind has poisoned his affection or perverted the exercise of his will.
EFFECT OF BEING A WITNESS IN A WILL
Though anybody can be a witness, but there are grave consequences on the witness or spouse of the witness especially as the gifts made in the Will are concerned. It is however not advisable for a beneficiary to be a witness because according to section 15 of the Wills Act, the Will remains valid notwithstanding its attestation by a beneficiary. The witness-beneficiary and the spouse of the witness-beneficiary, and the spouse lose the benefit of any gift made to them. Thus, a witness who benefits under a Will loses any property or benefit taken. The same rule applies to the spouse of a witness (that is, a spouse at the time of attesting the Will, and not one who marries a witness after attesting the Will). However, a witness who benefits is not prevented from testifying to prove the execution of such Will or its validity.
Section 8 of the Wills Law, Lagos State provides the following –
1.      A person attesting a Will shall not benefit under the Will; any gift made to such person shall be utterly null and void.
2.      The disqualification of gifts to beneficiary-witness extends to his or her spouse, that is, the spouse of a witness to a Will cannot take any benefit under the Will.
3.      A benefiting witness is only disqualified from taking the gift made under the Will, but he is a competent witness to testify on the facts of due execution of the Will.
4.      Where the Will is still duly executed, if the signature of the benefitting witness is disregarded, the benefitting witness can still benefit from the right made in the Will. This is in cases where there are at least three (3) witnesses to the Will, the beneficiary can still keep his gift if the courts discountenance the attestation of the beneficiary so that there will be at least two (2) witnesses to validate the Will.
A solicitor owes the client the duty to explain to him that a beneficiary or spouse cannot be a witness to a Will due to the consequences, but where the solicitor fails to do such, he will be held liable for negligence – Ross v. Counters (1980) Ch. 297.
EXCEPTIONS TO THE RULE THAT A WITNESS CANNOT BENEFIT UNDER A WILL
These are –
1.      Gifts made for settlement of debt.
2.      Marriage between witness and spouse-beneficiary after execution of a Will.
3.      Witness or spouse holding gift in trust for another person.
4.      Where a gift is confirmed in another Will.
5.      Where there are more than two (2) witnesses.
6.      Where attestation is not mandatory (privileged Wills).
7.      Where beneficiary signs a Will not as a witness but merely to confirm acceptance of legacy less than his entitlement.
8.      Gifts in a Will saved from revocation under the doctrine of relative revocation.
HOW A WILL CAN BE PROVED (VALIDITY OF A WILL)
In Ize-Iyamu v. Alonge (2007) All FWLR (Pt. 371) 1570 at 1587, the trial court held that for a Will to be valid –
1.      It must be in writing;
2.      It must be signed by the testator or his representative, and dated;
3.      The signature of the testator must be witnessed by at least two witnesses;
4.      The witnesses must attest and subscribe the Will in the presence of the testator; and
5.      The signature of the testator shall be at the foot or end of the Will – section 4(1) of the Wills Law, Lagos State. Though this is no longer necessary as the signature can be anywhere, as long as there is a signature and it is apparent from the face of the Will that the testator intended by his signature to give effect to the will – Wills Amendment Act 1852.





JOHNSON v. MAJA 13 WACA 290

FACTS
It has to do with the Will of the late Alfred Latunde Johnson, who died on the 7th April, 1950. The Will was dated the 27th November, 1943, and a codicil to it was executed on the 27th July, 1945.
The executors applied for a grant of probate; but the testator’s widow lodged a caveat against the grant.
The executors as plaintiff sued the testator’s widow as defendant and asked the court to declare in solemn form for the Will and codicil, while the widow, as defendant, challenged the Will upon three (3) grounds namely –
1.      That it had not been executed as required by law;
2.      That the testator was not of sound mind, memory and understanding at the time of the execution; and
3.      That the execution was obtained by the undue influence of a woman named Agnes Jokotade who was the mistress of the testator.
At the trial, the judge found that each of the allegations had been proved, and he pronounced against the Will and declared that, so far as the Will was concerned, the testator had died intestate.
On appeal, argument was addressed to the West African Court of Appeal by both counsel upon the question as to where the onus lies in cases of this kind where one party propounds a Will, and the other party challenges not only its execution, but also the mental capacity and free will of the testator.
Lewey J. A. Observed as follows –
“A testator has every right to change his mind at any time before his death provided it is conclusively proved to the satisfaction of the Court that at the time of his executing the Will, he was a free agent and under no influence and that the Will was properly executed.”

On issue No. 1 above – “that it had not been executed as required by law”,
The court stated that what is there to be said as to proof of the execution of a Will? An examination of the Will shows that it appears to bear the signature of the testator, that it has the usual attestation clause in the form required by law, and that it was witness by Bright Wilson, and A. S. O. Coker.

On issue No. 2 – “that the testator was not of sound mind, memory and understanding at the time of the execution”,
The court stated that it has to do with the testamentary capacity of the testator. Mr. Bright Wilson [a witness], in his evidence, not only said that it was the testator who brought the Will to him for its execution to be witnessed, but stated that the testator was normal at the time, and that he was in active practice as a barrister and solicitor. Two medical men were called, Dr. Omololu and Dr. Maja, both of whom had regularly attended the testator and had also been personal friends of his for years. Each described the cerebral affections from which the testator at one time suffered, but each testified that his mental condition was normal in 1943 when he signed his Will, and indeed two years later in 1945, the year when he executed a codicil to it. There seems to be no dispute that it was the testator himself who prepared this lengthy Will with its numerous and somewhat complex provisions, and that he himself initialled each page of it.
The evidence shows, furthermore, that he continued in the active practice of his profession for some years after the date of the Will, and that he lived for over six years afterwards.
On issue No. 3 – “that the execution was obtained by the undue influence of a woman named Agnes Jokotade who was the mistress of the testator”,
The court stated that it is not disputed that when the doctors, in the early part of the year, ordered him to rest, the testator retired to a farm in the country where for some weeks he was away from his wife and was visited by Agnes Jokotade.
Some evidence was also given as to the aggressive and over confident attitude of Agnes Jokotade about this time, and the testator’s bank pass-book was produced showing a number of payments at various dates to Agnes Jokotade, the amounts of which were certainly considerably larger during the period in question.
The court stated however that the defendant/respondent has failed to discharge the onus laid upon her. For it must be remembered that something far stronger than reprehensible, or even unnatural, conduct in a husband or father is required in these cases. The immoral conduct of the testator, his preference for his provision for her are far from being sufficient to show that the execution of his Will was obtained by Agnes Jokotade’s undue influence. There is indeed, nothing that can be found to connect Agnes Jokotade directly with it. And there is no evidence that Agnes Jokotade even “persuaded” the testator to make his 1943 Will, much less that it was by her fraud or her coercion that it was executed – even taking account of the varied forms which coercion may take.

HELD
The court held that the onus of proof shifts. In the first stage, where there is a dispute as to a Will, those who propound it must clearly show by evidence that prima facie all is in order: Thereafter, the burden is cast upon those who attack the Will and they are required to substantiate by evidence the allegations they have made. The decision must ultimately depend upon a consideration (having regard to the shifting burden of proof), of the value of all the evidence given by both sides.
The plaintiffs sufficiently discharged the burden of establishing a prima facie case and the defendant/respondent failed to prove affirmatively the charges made. The court set aside the judgment of the trial court and substituted therefore a judgment pronouncing in solemn form for the testator’s Will and the codicil thereto.
The court further held that the Will stands and is effective; no useful purpose can be served by an examination of the law as to republication by a codicil.
The appeal was allowed and the judgment of the lower court was set aside.



















ADEBAJO v. ADEBAJO (1971) ALL NLR 599

FACTS
The main issue is the validity of the Will.
The plaintiff is the widow and one of the persons entitled to share in the estate of Isreal Adebayo Ogunyeade Adebajo (deceased) who died on the 25th day of July, 1969, in the event of intestacy and to have as such a grant of letters of administration of the estate of the said intestate. The plaintiff accordingly claims a declaration that Isreal Adebayo Ogunyeade Adebajo died intestate.
The plaintiff further asserted that at the time when the alleged Will was executed, the testator did not know and approve of its contents. Thus, the deceased at the time when the said alleged Will purports to have been executed was not of sound mind, memory and understanding.
The defendants rebutted the plaintiff’s claim and asserted that the deceased personally gave instructions to A. Osijo, Esquire, Barrister-at-Law, to whom he gave detailed and sensible instructions about the dispositions contained in the said Will.
That the deceased at the time of giving instructions to the said A. Osijo, Esquire, and at the time of executing the said Will was of sound mind, memory and understanding and knew and approved the contents of the said Will and acknowledged his approval thereto; and that the said Will was executed with due solemnities by the deceased with a complete understanding and as a free agent without any undue influence or coercion as alleged or at all.

HELD
The court stated that if there be no date to a Will, or if there be an imperfect date only, one of the attesting witnesses or some other person present at the time of execution must supply evidence of the date of execution, if evidence of execution on a definite date cannot be obtained, evidence as to the execution between two definite dates should be given by both witnesses. If neither of the attesting witnesses nor any other person can depose to execution between two definite dates, evidence must be given showing that search been has made and no Will of presumably later date had been found. If the date given in the Will is not the true date of execution, evidence of the correct date should be given by an attesting witness or some other person present at the execution.
On the evidence in this case, there was no doubt that the Will was in fact not made on the 21st day of January, 1969 but on the 25th June, 1969 and executed on that day. The fact that the date of the execution differed from the date of the Will was of no consequence.
The court also stated that the burden of proving due execution, whether by presumption or by positive evidence, rests on the person setting up the Will. Although those propounding the Will must satisfy the court that the testator was of sound disposing mind, yet if the Will is rational on the face of it and is shown to be duly executed and no other evidence is offered, the court will pronounce for it, presuming that the testator was mentally competent. Slight evidence of mental capacity will not disturb this presumption.
The court further stated that the burden of proving unsoundness of mind lies on those who allege it. But when the whole evidence is before the court, the decision must be against the validity of the Will, unless it is affirmatively established that the deceased was of sound mind when he executed. Also, a party who puts forward a document as being the true last Will of the deceased must establish that the testator knew and approved of its contents at the time when he executed it.
The court held that based on the evidence before it, there was more than enough to satisfy the conscience of the court that the instrument so propounded was the last Will of a free and capable testator and to remove any suspicion which might have been cast on the Will. The evidence affirmatively showed that the testator knew of and approved the contents of the Will.
The action brought by the plaintiff was dismissed.

DEDUCING OF TITLE


After the exchange of contract, the purchaser becomes entitled to the property in equity and the vendor is deemed to hold the land in trust for him till he pays, and all conditions therein fulfilled. The essence of this is to deduce a good root of title from the vendor.
In MEPC Ltd. v. Christian-Edwards (1978) 3 All ER 795, it was stated the reason for this is because before the contract is exchanged, there is no obligation on the vendor to establish that he is the owner of the title which he intends to convey, but once the contract has been exchanged, he is under duty to do so.
HOW A VENDOR CAN DEDUCE TITLE
However, the obligation on the vendor to deduce title depends on whether the title is registered under the Registration of Titles Law (RTL) or not.
Where the title is registered, the vendor has no obligation to deduce his title because the purchaser has the right to inspect the register of titles in order to discover the vendor’s right. On the other hand, where the title is not registered, but registered as an instrument or deed, the vendor shall deduce his title.
A good title is that which dates back to a certain number of years and it is the duty of the purchaser to make the search.
The following should be noted –
1.      In the former Northern and Eastern Regional State, the requirement is 40 years – section 2 of Vendor & Purchaser Act 1874.
2.      In Abia State, the period has been reduced to a period of 30 years as the “period of commencement of title which a purchaser of land may require” – section 70(1) of Abia State Law of Property.
3.      In the former Western Regional State, a vendor is required to deduce his title for a period of 30 years – Section 70(1) of Property & Conveyancing Law (PCL).
4.      In Lagos State, the right of an owner of land ceases after 12 years of adverse possession. But it must first be established that the owner has been dispossessed or has discontinued possession – Majekodunmi v. Abina (2002) FWLR (Pt. 94) 1358.
The requirements of these years are intended to help the vendor in deducing his title, and he has been in occupation of land for such years, he is to satisfy the purchaser to have the effect of passing the original rights of the landlord of the land to the occupiers.
According to the combined effect o sections 17 and 21 of the Limitation Law of Lagos State, facts or statements recited in a document, which is 20 years old, raises the presumption of regularity of the documents and the person named in the document will not be prevented from denying such facts.
One means of deducing title is by the vendor producing the abstract/epitome of title, which are both documents of summary evidence of the history and types of the title of the vendor. In Oakden v. Pike (1865) Ch. 620 at 622, the court defined abstract of title as a document which contains with sufficient clearness and sufficient fullness the effect of every instrument which constitutes part of the vendor’s title.
Abstract of title is a précis (summary) of contents and of events affecting the land in course of devolution from original owner or grantee to the current vendor. Thus, it contains a review of previous owners, liens, encumbrances, mortgages, easements, or any other matters that affect the ownership of the property.
Epitome of title is a schedule of events or transactions affecting the land arranged in a chronological order of devolution accompanied with copies of documents of title. That is, it contains a schedule of documents and events which constitute the title and is accompanied by photocopies of the documents.
The solicitor should satisfy himself if the abstract/epitome of title has the following matters –
1.      It commences with a proper root of the title.
2.      Particular documents are in law capable of having their supposed effect whether the parties had the power to buy, convey, or otherwise deal with the property.
3.      That there are no subsisting encumbrances except those that are disclosed in the contract.
4.      That all abstracted mortgages and charges have been duly discharged.
5.      That all the documents are in order in respect of execution, consent requirement, stamping and registration.
ADVANTAGES OF ABSTRACT/EPITOME OF TITLE
1.      It reveals to the purchaser if there are any defects in the vendor’s title.
2.      It helps the purchaser in raising requisitions on title.
3.      It is very useful to the purchaser’s solicitor when he is writing the report on title.
DISADVANTAGES OF THE ABSTRACT/EPITOME OF TITLE
1.      There are possibilities of making errors in preparing the abstract.
2.      Preparing abstracts is longer than making photocopy.
3.      More time is spent in examining the abstract against the original.

WHAT CONSTITUTES A GOOD ROOT OF TITLE
This is a document of title which is sufficient in itself without any extrinsic evidence to establish the title to the land.  In Re Cox & Neve’s Contract (1891) 2 Ch. 109 at 118, a root of title was defined as the “point at which the title can properly commence”.
It should be noted that for a vendor to prove good title, he must deduce his title, that is he must show that himself and his predecessors-in-title have been in possession for a period of thirty (30) years if the property is in the Western States of Nigeria that apply the PCL – section 70 of PCL; or for a period of forty (40) years if the property is in the States that apply the CA.
Notwithstanding the above rule, where title is recited in the conveyance for twenty (20) years and above at the time of the contract, there is presumption of correctness of event so recited – section 130 of the Evidence Act.
Also, title in the registration district does not require deducing as entries in the register are sufficient proof of title – Onagoruwa v. Akinremi (2001) 13 NWLR (Pt. 729) 53.
Elements of a good root title are:
1.                  It must establish both the legal and equitable ownership of the land.
2.                  It must adequately describe the property.
3.                  It must clearly state or describe the owner.
4.                  Nothing on the face of it to cast doubt on its authenticity (integrity).
5.                  It must not be subject to a higher interest.
EXAMPLES OF A GOOD ROOT OF TITLE
1.      A conveyance.
2.      A deed of legal Mortgage.
3.      A deed of gift.
4.      Registered title.
5.      Court Vesting order.
6.      A deed of assignment which transfers the unexpired terms in the lease.
DOCUMENTS THAT MAY NOT CONSTITUTE GOOD ROOT OF TITLE
1.      A Will.
2.      A lease.
3.      Equitable mortgage
4.      Power of attorney.
5.      Certificate of occupancy.
6.      Unregistered deeds.
It should, however, be noted that a certificate of occupancy is issued in evidence of a grant of title to a person in a piece of land. It would therefore be a good root of title only in respect of statutory or customary grant of a right of occupancy pursuant to sections 5 and 6 of the Land Use Act. It would not be a good root of title with respect to a deemed grant under sections 34 and 36 of the Act; Ogunleye v. Oni (1990) 2 NWLR (Pt 135) 745, 752, 774 – 786; Olojunde v. Adeyoju (2000) SC 118, 135-136; Ozungwe v. Gbisi & Anor. (1985) 2 NWLR (Pt. 8) 528, 540.
INVESTIGATION OF TITLE
Investigation is the process of confirming the title of the vendor as deduced by him. It involves anything and everything that will reveal any defects in a property to be purchased.
The purchaser’s solicitor should investigate the title to the vendor after the vendor has deduced his title. Thus, the practice is that as soon as the purchaser receives the abstract/epitome of title, the purchaser should proceed to verify the authencity and genuineness of the documents relied on by the vendor to establish his title.
The major aim of investigation of title is to see if any defect exists in the title deduced by the vendor. It is usually done by way of searches conducted in all places and offices where there may be particulars or details of the property and also on the property itself.
VARIOUS WAYS OF INVESTIGATING TITLE
There is need to conduct a search on the title. Searches can be conducted in the following ways –
1.      Searches at the Lands Registry – The Land Instrument Registration Law of each State establishes a land registry for the State, where documents relating to land within the territory are kept, and it varies from one State to another. The procedure is that –
(i)                 A written application to conduct a search should be made to AGIS stating the particulars of the property.
(ii)               The application should be accompanied by a letter of consent by the owner of the title authorizing the purchaser’s solicitor to conduct the search of the file/property.
(iii)             The application must be accompanied with evidence (bank slip) of payment of search fee paid in a designated bank.
(iv)             The officials at AGIS would conduct the search and complete the search report which is signed by the Registrar of Deeds.
Thus, it is by completion of the relevant form in some States.
2.      Search at the Companies registry – This is situations where the vendor or past owner is a company incorporated under CAMA, apart from the searches at the land registry, there should be a further search at the Corporate Affairs Commission.
3.      Search at Probate registry – This is a search conducted to reveal whether or not probate has been granted and who are the personal representatives.
4.      Traditional evidence – This is a search conducted on the principal members of a family land or on the community and heads of the community where the property is subject to family or community ownership, to confirm that all relevant consents were obtained and that the title is neither void nor voidable.
5.      Physical inspection – This is a personal visit to the title in question in order to find out from neighbours if there is any issue, or to find out for yourself the actual size of the land and whether it conform to the dimensions of the land registry. For example, most landlords place the inscription – “THIS LAND IS NOT FOR SALE” or “CAVEAT EMPTOR”.
6.      Court judgments – This is a search conducted to see if the land is subject to any court litigation, and if any, the outcome of the dispute; or whether the vendor is a personal representative or beneficiary in a probate dispute which entitles him to convey the property.
COMPLETION PROCEDURE
This entails the procedure of preparing the deed of assignment or conveyance, and execution of the deed. It is usually preceded by a completion statement.
Completion is the final stage in the chain of events that started with the contract – Kilner v. France (1946) 2 All ER 83 at 86.
The completion stage means that the purchaser has accepted the title offered by the vendor, or at least, he has waived his right to any objection on title.
The procedure is:
1.      Preparation of deed of assignment/conveyance by purchaser’s solicitor.
2.      Vetting of deed of assignment by vendor’s solicitor.
3.      Engrossed copies (several original copies) to be made by purchaser’s solicitor.
4.      Payment of outstanding purchase price, if any.
5.      Execution of deed of assignment by both parties.
6.      Surrender of original title documents by vendor to purchaser (including keys, if developed); and notice of change of ownership to tenants if already occupied by tenants.
7.      Assignment of insurance policy.
FEATURES OF THE COMPLETION STAGE
1.      The payment of the balance of the purchase money.
2.      The execution of the purchase money.
3.      The delivery of title documents; and
4.      The acquisition of legal title by the purchaser

COMPLETION STATEMENT
This is also termed “financial statement”. It is prepared by the solicitors as a statement of the financial commitment of the parties and any other financial obligation they are expected to meet towards a successful completion of the transaction. Thus, it is a statement conveying the financial position of the parties to the transaction.
The completion statement curtails the financial movements in respect of the transaction (monies received, monies paid out, and monies left).
A completion statement should contain the following –
1.      The sum being paid or received in respect of the transaction;
2.      An accurate and full statement of all disbursements. For example, to valuers, surveyors, and other professionals, fees, taxes, and other expenses;
3.      The solicitor’s charges;
4.      The sum required to redeem any current mortgage; and
5.      The final amount to be paid before completion or to be paid after completion.
The completion statements must be clear, precise, and comprehensible. Though, the format varies from one firm to another.
However, there are three (3) types of completion statement which should be noted –
1.      Statement prepared by the seller’s solicitor for the seller informing him on how much will be left over on completion by way of net proceeds of the sale, which may be applied towards an allied purchase.
2.      Statement prepared by the seller’s solicitor for the buyer’s solicitor informing him on how much is expected to be paid over on completion.
3.      Statement prepared by the buyer’s solicitor for the buyer informing him of how much will be needed to complete the purchase of the property.
ADVANTAGES OF COMPLETION STATEMENT
1.      It helps the seller to decide in the first place on if he should sell as regards to the expenses that he will incur in the event that he sells and whether to suspend the sale until the property appreciates in value.
2.      It helps the purchaser to calculate his financial obligations as regards to if he can continue with the transaction to conclusion.
3.      It helps in accountability and reduces the chances of fraud being committed on the client.
4.      It helps in the computation of taxes.

What amounts to completion for vendor consists of –
1.                  Conveying with a good root of title the property contracted to be sold.
2.                  Delivering up actual possession and enjoyment.
Whilst, what amounts to completion for purchaser consists of –
1.                  Accepting the title.
2.                  Tendering the engrossed conveyance.
3.                  Obtaining a draft for the payment of the balance of purchase price.
4.                  Taking possession.
The conveyance will be executed at the time and place fixed. It is usually at the office of the vendor’s solicitor; and the conveyance will be duly attested.
After the execution there is the merger of the contract in the conveyance and thereafter, any action arising from the agreement between the parties with respect to the title will be founded on the conveyance.
ITEMS TO BE COLLECTED ON COMPLETION BY THE PURCHASER FROM THE VENDOR
1.                  At least five (5) copies of the duly executed deed (with survey plan attached as it is a requirement of law that survey plan be attached).
2.                  All prior original title documents which relate to the land.
The exceptions are:
(i)                 where the document relates to other land retained by the vendor e.g. a power of attorney relating to other land
(ii)               where it creates a trust which is subsisting
(iii)             where it relates to the appointment or discharge of a trustee of a subsisting trust in which case the vendor will give an undertaking to safe cost and acknowledgement of the purchaser’s rights to production of the document.
3.                  Receipt of payment of all outgoings.
4.                  Keys to the property, if developed.
5.                  Three (3) years Tax clearance certificate of vendor.
6.                  Duly executed form for Governor’s consent (called Form 1C in Lagos State).
7.                  Expired power of attorney, if any.
8.                  Approved building plan.
9.                  Notice of assignment of insurance policy where there is one.
10.              Solicitor’s fees.

WHERE VENDOR MAY NOT SURRENDER TITLE DOCUMENTS
It should be noted that where the vendor cannot for one reason or the other give title documents to the purchaser, he must give an undertaking that he holds the documents in safe custody and production for the purchaser. An example of where this can happen is where a power of attorney is to be executed in regards to four (4) properties, and the attorney is selling only one, he cannot give the purchaser his power of attorney (the document).
PERFECTION OF TITLE
Perfection of title is also termed “post completion”. After completion, the vendor’s solicitor is presumably discharged. But the purchaser’s solicitor still has a lot to do like application for Governor’s consent, payment of stamp duties and registration for conveyance. This is done in order to ensure compliance with relevant statutes and protect the legal validity of his client’s title in the property.
APPLICATION FOR GOVERNOR’S CONSENT
Section 22 of the Land Use Act prohibits alienation of statutory right of occupancy without the consent of the Governor. Thus, it makes it mandatory for the holder of statutory right of occupancy to seek and obtain the consent of the Governor of the State before alienation or sale of interest in land, otherwise the transaction shall be void – Savannah Bank (Nig.) Ltd. v. Ajilo (1989) 1 NWLR (Pt. 97) 305.
In Ugochukwu v. C.C.B Ltd. (1996) 6 NWLR (Pt. 456) 524, the Supreme Court held that it is the duty of a holder of the right of occupancy to seek consent of the Governor to alienate. Therefore, such a person will not be heard to subsequently claim that the consent obtained was void.
However, where the property is subject to a customary right of occupancy, the consent required is that of the local government where the land is situated – section 21 of the Land Use Act.
Section 21 of the Act provides thus:
“It shall not be lawful for any customary right of occupancy or any part thereof to be alienated by assignment, mortgage, transfer of possession, sublease or otherwise however… in other cases without the approval of the appropriate Local Government.
The purchaser should always endeavour to make sure the vendor signs the application letter for consent, in order to prevent the solicitor from denying the fact that he never applied for consent or instructed his (vendor’s) solicitor to do so.
The steps taken to apply for a Governor’s consent may vary from State to State –
In Federal Capital Territory, Abuja –
1.      A written application to the Minister of the Federal Capital Territory seeking for his consent to transfer the named property, stating the consideration for the transaction and the intended assignee.
2.      Inspection and valuation of the land is conducted and recommendation made by the relevant departments on whether consent should be granted or not, and the conditions for the grant of consent.
3.      Payment of the consent fee and other outstanding rents and charges on the property.
4.      Evidence of Tax payment (a Tax Clearance Certificate for three (3) years preceding the year of the transaction).
In Lagos -
1.      The application should be made on Land Form 1C obtainable at the Lands Registry, and the form should be signed by the purchaser and the vendor.
2.      The application form should be submitted with the following –
(i)                 A covering letter addressed to the Director of the Department of Lands and Housing.
(ii)               A certified cheque made payable to Lagos State Government for an amount equal to 7½ (seven and half) to 10 (ten) percent of the consideration passing between the two parties. This is an initial deposit for consent because after the property has been inspected and valued, the actual sum payable will be demanded as consent fee if the deposit does not cover the amount.
(iii)             Current tax clearance certificate of the two parties. In the case of a mortgage, only that of the mortgagor is required.
(iv)             Where one of the parties is a corporate body, the corporate body must supply the revenue certificate papers for its staff remitted to government and the current tax clearance certificates for the directors.
(v)               In the case of a developed property, there shall be a requirement for the building plan.
(vi)             Six (6) copies of the Deed of Assignment for which consent is sought and it shall include the following clause:
“The assignee herein mentioned hereby undertakes to pay all government levies inclusive of land charges that may be imposed from time to time by State Government”.
(vii)           Evidence of payment of ground rent and legal charges up to date.
(viii)         Receipt of payment of Economic Development Levy of the vendor and purchaser.
(ix)             Receipt of payment of charting fees.
(x)               Receipt of endorsement fees.
(xi)             A Certified True Copy (CTC) of the assignor’s land document obtainable from the Lands registry.
Whatever is the case, the application must be accompanied with copies of the deed of assignment with the consent clause endorsed on it in the following form:
I CONSENT TO THIS TRANSACTION
DATED THIS …………………………. DAY OF ……………………………… 20 ….
……………………………….
GOVERNOR
It should be noted that the above duty made by the Governor of a State can also be delegated to the Commissioner of Lands in the same State – U.B.N v. Ishola (2001)15 NWLR (Pt. 735) 47.
The Governor also has the discretion whether or not to consent, and he cannot be compelled to give his consent – Qudus v. Military Governor of Lagos State (1975) C.C.H.C.J 61; Queen v. Minister of Lands and Survey Ex parte Bank of the North Ltd. (1963) N.R.N.L.R 581.
In Savannah Bank (Nig.) Ltd v. Ajilo (supra), the Supreme Court held that failure to obtain the Governor’s consent rendered the transaction null and void. But in Awojugbagbe Light Industries v. Chinukwe (1995) 4 NWLR (Pt. 349) 379, the Supreme Court held that the law now is that the transaction is inchoate (that is, only partly in existence). Therefore, lack of consent will not void the transaction. This was also the case in Ezenwa v. Oko (1999) 14 NWLR (Pt. 637) 95; Savanna Bank Plc. v. Ibrahim (2000) 6 NWLR (Pt. 662) 58.
DOCUMENTS FOR SECURING GOVERNOR’S CONSENT
1)                  Covering letter for application.
2)                  Five (5) copies of duly executed deed.
3)                  Photocopy of CTC of prior deed(s).
4)                  Deposits on consent fees, charting, endorsement fee.
5)                  Current three (3) years Tax clearance certificate of the parties.
6)                  Where a corporate body is involved, then the evidence of PAYEE returns.
7)                  Evidence of payment of tenement rate (if developed); or statement in lieu in the case of undeveloped property. In Lagos State, evidence of payment of land use charges.
8)                  Receipt of payment Development levy.
STAMPING
Stamp duties are taxes imposed on certain transactions. For example, alienation of interest in land. However, penalty may be charged where document is outside thirty (30) days – section 23(1) & (3) of the Stamp Duties Act.
The Act permits the use of adhesive stamp, which must however be cancelled for it to be valid stamping to avoid the use of repeating a stamp already used so that there will not be loss of government revenue.
After the Governor grants consent, the solicitor must ensure that the stamp duties charged on the transaction is paid.
Failure to pay stamp duties makes the instrument –
1.      It will not be accepted for registration; and
2.      Inadmissible in evidence in court – section 22 of the Stamp Duties Act. In Ogbahon v. Registered Trustees CCCG (2001) FWLR (Pt. 80) 1496, a court may order payment of duties (despite lateness) to make the document admissible.
PROCEDURE AT THE STAMP DUTIES OFFICE
1.      The original of the instrument and copies are presented to the Stamp Duties Office for assessment of the duty payable.
2.      The solicitor pays the assessed duty either in a designated bank or the accounts department of the State Board of Internal Revenue and presents the evidence of payment to the Stamp Duties Commissioner. But it is paid to the Federal Inland Revenue Service (FIRS) where it is an incorporated body.
3.      The instrument is accordingly impressed with the stamp (usually in red ink) as evidence of payment of the duty. Between 2½ % and 3% of the value of the property is charged by many States of the Federation as Stamp Duties.
REGISTRATION
Registration is made in order to avoid fraud and problems arising from the suppression or omission of instruments when title is deduced. Although, section 25 of the Land Instrument Registration Law, Lagos provides that registration does not cure defects in the title – Folashade v. Duroshola (1961) All NLR 87.
But, section 2 of the Land Instrument Registration Law, Kaduna provides that the importance of registering the contract or conveyance which alienates interest in land is that it is a document affecting land in which one party confers, transfers, limits, charges or extinguishes in favour of another party a right or title to or interest in land.
The importance of registering documents that alienate land are –
1.      It is an indication that the title is encumbered. This is due to the fact that the presence and evidence of registration will put an intended buyer of land to be cautious and to ensure that the charges have been discharged.
2.      Where an instrument is not registered, it cannot be pleaded because it is inadmissible in evidence and the courts cannot give effect to it, that is, it cannot be used as a document of title to land – Akinduro v. Alaya (2007) All FWLR (Pt. 381) 1653; Atufe v. Oghomienor (2004) All FWLR (Pt. 224) 2061.
3.      It gives priority, that is, the first in time will prevail where there are rival instruments that are registered. This is what is called “he who is first has the strongest right” “qui prior est tempore portoir est jure”.
PROCEDURE AT THE LAND REGISTRY
1.      The original and the counterparts of duly executed and stamped deeds are forwarded to the Deed Registrar for Registration.
2.      The Deed’s Registrar collects the deed and registers it in the Register of Deeds on a particular volume, on a particular page and giving it a particular number. For example:
“This instrument is registered as No. …….. at Page ………. In ……….
Volume ……… of the Lands registry in the office at …………”
3.      Upon the payment of the ad volerem fees at the designated bank, a receipt is issued and the instrument is registered.
4.      The original deed is giving back to the Purchaser of the land, while the counterpart is kept at the registry.