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Tuesday, 3 June 2014

PERSONAL REPRESENTATIVES: DUTIES, APPOINTMENT, LIABILITIES.


PERSONAL REPRESENTATIVES


PERSONAL REPRESENTATIVES
Personal representatives (executors and administrators) are persons who carry out the wishes of deceased persons. They are referred to as executors/executrix where the deceased person (testator/testatrix) dies leaving a Will (testate) and appointing them as such; or referred to as administrators/administratrix where the deceased person dies leaving a Will, or without a Will (intestate) without mentioning who will execute his (testator’s) wish, but are appointed through the process of the Court.
VARIOUS WAYS OF APPOINTING PERSONAL REPRESENTATIVES
Personal representatives could be appointed through any of the following means –
1.      Express appointment of a personal representative – This occurs where the testator in a Will clearly identifies the person he desires to carry out his wishes. In doing this, he is to provide all the particulars like name, address, occupation of the person named in the Will. The appointment clause may be drafted as follows –
“I appoint Abi Soki, Embe, Female, businesswoman of No. 8 Nedu Drive, Bwari, Lagos, as executrix of this Will”.
The reason for this is that it has the advantage of reducing the likelihood of disputes and litigation, and lessens the difficulty in the grant of probate by officials of the registry since the person appointed, is clearly identified.
2.      Implied appointment of a personal representative – This is an appointment that is not expressly made in a Will but may be implied by the tenor of the Will. In the case of In The Goods of Cook (1902) 71 LJ 49, the testator stated that she desired one John Goodrick to pay all her just debts; it was held to be an implied appointment. Thus, in an implied appointment, it states that a person should carry out some tasks like collection of assets of the deceased, payments of debts, etc to fulfil the wish of the deceased person.
3.      Appointment through a nominee in a Will – This occurs where the deceased person does not directly name a person in the Will to carry out his/her wishes, rather nominates another person in the Will to appoint an executor after he is deceased.
4.      Appointment by the court – This occurs where the court exercises its power to appoint a person as personal representatives of a Will. For the courts to make such appointments, the following situations need to occur –
a)      Where the Will does not appoint a personal representative – Order 55 Rule 42 of the High Court Civil Procedure Rules, Lagos.
b)      Where the personal representative is outside jurisdiction.
c)      Where a personal representative or beneficiary applies to court for the appointment of a substituted personal representative.
d)     Where there is a pending suit (lis pendens) on the validity of the Will or for obtaining, recalling or revoking any grant; the court may appoint a general administrator to the estate – section 27(10 of Administration of Estate Law (AEL), Lagos.
e)      Where in a trust, there is a minority or life interest and no personal representative exist to deal with the trust, the court may appoint additional persons as personal representatives to deal with that person.
5.      Appointment by representation – This occurs where there is more than one executor. In the event of any of them dying, the others will carry on the duties of the office of the executor. But where the last one dies having taken probate, any executor of the deceased person’s Will, will be regarded as the executor of the first testator, so long as he obtains probate of the second testator’s Will. In such instances, the second executor cannot take the office of the first executor’s executor without also taking on the office of the original testator’s personal representative, and if he does not want to deal with either taking the office of the first executor’s executor and the office of the original testator’s personal representative, he must renounce both
6.      Executors de son tort (of his own wrong) Under this, such executors are not really appointed but are only persons who have intermeddled with the estate of the deceased person. Due to this, they are taken to be personal representatives of the estate of the deceased person – Order 55 Rule 3 of the High Court Rules Civil Procedure Rules, Lagos, 2004. The executor is de son tort because he has assumed the role of executor without any lawful warrant or authority, but who makes himself liable as executor to the degree of his action due to his intermeddling with the estate. In Re Odutola (2002) FWLR (Pt. 119) 1624 at 1632, the court held that if a person performs any act in relation to the property of a deceased person which indicates an intention in him to take upon himself the administration of the estate of the deceased person, such act is permissible and will be construed as an acceptance by the person of the office of executor or administrator, subject to the proviso that such act is not of nominal a character as to amount only to technical intermeddling. For example, where a person collected the assets and paid the debts of a deceased person. In Long & Feaver v. Symes & Hamman (1832) 3 Hag. Ecc. 771, where some persons inserted an advertisement calling on all persons who had any claim on the estate of the testator to send in their accounts and to pay all money due to the estate to the named persons as his “executors in trust”, it was held that they were executors of the estate. Also, in Adeniyi Jones v. Josephine Martins (1943) 9 WACA 100, where a person collected rent on the property of her deceased brother, the court held that she was liable to the plaintiff to pay for services that were rendered to the deceased brother, while he lived. It should, however, be noted that an executor de son tort (of his own wrong) is liable to make accounts for any assets he deals with.
In circumstances where there is a dispute between the executors or between executors and beneficiaries, or between beneficiaries and the properties under the estate are at some risk, the court may appoint administrator pendent lite (pending suit) to manage the properties pending the resolution of the dispute; and such appointed administrators are liable to account for the period of his administration. In Ladejobi v. Odutola Holdings Ltd. (2002) 1 WRN 94, it was held that such appointed administrator does not need to apply for a grant of letters of administration because the courts takes notice of the appointment. However, such appointed administrators are not to interfere with the estate of the deceased person while there is a pendete lite.
PERSONS WHO CANNOT BE APPOINTED AS PERSONAL REPRESENTATIVES
1.      Infants, though, they can be appointed as personal representatives, they will not be granted representation until they reached the full legal age.
2.      Mentally challenged persons will also not be granted representation because of incapacity.
3.      Native laws and customs also restrict persons who could be appointed as administrators of the estate of a deceased person who dies intestate. For example, a widow under the Yoruba ethnic group cannot be appointed as personal representative because she is regarded to inherit or benefit from the estate of her deceased husband. In Akinnubi v. Akinnubi (1997) 1 SCNJ 202, it was held that a widow is neither entitled to apply for a grant of letters of administration nor to be appointed as co-administrator for her husband’s estate. Such widow can however successfully sue to protect the estate as the next-of-friend to her infant children but not as a guardian ad litem.
PERSONS ENTITLED TO LETTERS OF ADMINISTRATION IN INTESTACY
Section 26 of the Administration of Estates Law, Lagos provides that the court has the discretion to grant administration to persons having regards to the rights of all the parties interested in the estate as well as the materials placed before the court – Asere v. Asere (1992) 6 NWLR (Pt. 197) 316. In Williams v. Ogundipe (2006) All FWLR (Pt. 327) 540 at 552, per Ogunjobi JCA, it was stated that “The concept of interest in this respect is not mythical but legal and provided by the law”. This means that the law has set out persons who could be granted administration of the estate of deceased persons in intestacy.
Section 49(1) of the Administration of Estates Law (AEL), Lagos lays down some guidance on the order of priority of persons who could be granted letters of administration in intestacy –
1.      Husband or wife (spouse) of the deceased person.
2.      Children of the deceased person or the surviving issue of a child who died in the lifetime of the deceased person.
3.      Father or mother (parents) of the deceased person.
4.      Brothers or sisters of the deceased of full blood and the children of such brothers or sisters who died in the lifetime of the deceased person.
5.      Brothers or sisters of half blood of the deceased person or the children of any such half brother or sister who died in the lifetime of the deceased person.
6.      Grandfather or grandmother of the deceased person.
7.      Uncles and aunts of full blood of the deceased person or their children.
8.      Creditors of the deceased person.
9.      Administrator General (where all the preceding persons fail) – Kekereogun v. Oshodi (1971) ANLR 95.
The Court of Appeal in interpreting section 49(1) of the AEL, Lagos held in Williams v. Ogundipe (supra) at 552 & 555, that “from the above deductive conclusion, it is clear that  the surviving spouse and children of a deceased person take priority and exclusive right to the estate of the deceased”, and in a situation where the solicitor to the widow of the deceased person applied as co-administrator along with the widow, he was held to be “... nothing more than a busy body trying to reap where he has not sown.”
Where a person married under the Marriage Act dies intestate, the estate of the deceased person will be distributed according to the provisions of the Administration of Estate Law and not the custom of the deceased person – Obusez v. Obusez (2007) All FWLR (Pt. 374) 227; (2007) 10 NWLR (Pt. 1043) 430.
NUMBERS OF PERSONAL REPRESENTATIVES THAT CAN BE APPOINTED
There is no statutory limitation or restriction as to the number of personal representatives. In practice, it is a minimum of two and maximum of four. Thus, probate will not be granted to more than four persons – section 24(1) of Administration of Estates Law (AEL), 2004.
It is advisable to have a minimum of two in case any of the two persons appointed predeceases the deceased person. However, where more than four persons are appointed, only the first four will be recognised to act as personal representatives while the remaining, if any, will wait till there is a vacancy due to death, renunciation, sickness, etc. to fill any vacant part.
There are several advantages in appointing not less than two personal representatives –
1.      Sole executor may die before the testator and the testator may have to make a codicil to appoint another one. Where there is more than one executor, the others will continue to act even if one of them dies.
2.      More executors to a Will aid in “division of labour” and the sharing of responsibilities among the executors, for example, while one executor can be in charge of funeral expenses, another can be in charge of collection of assets of the deceased person, etc.
3.      Where there is more than one executor, it will facilitate the effective administration of the estate because where other executors are busy or unavailable; the others will act on behalf of the estate.
However, the major disadvantage of appointing more than one personal representative is that it amounts to conflicts among them. In Ibrahim v. Ojomo (2004) All FWLR (Pt. 199) 1285 at 1308, two out of the three administrators signed the deed of lease of the property to the defendant. The third administrator did not consent to the transaction. The Supreme Court set aside the transaction and stated thus –
“... since the right and interest of the administrators or administratrixes of any estate is joint in the estate, they must operate together and the giving out of such right or interest by some of them to any one does not bind the others who do not give their consent thereto”.
QUALITIES OF PERSONS TO BE APPOINTED AS PERSONAL REPRESENTATIVES
1.      Willingness and availability of the person – Personal representatives must be persons who are willing and available to administer the estate. Where they are very busy or unavailable to devote time to the estate of the deceased.
2.      Capability to manage the estate – Personal representatives should be persons of integrity in order to honestly discharge the duties of personal representatives. They should not have any tendency to make unjust gains from the estate.
3.      Persons who has no conflict of interest with the estate of the deceased – Personal representatives should not have any conflict of interest with the estate of the deceased person because any conflict of interest will blur the personal representatives from discharging the functions of his office.
4.      Should be younger than the deceased person – Personal representatives should be younger and in good health, though, there is no rule that prevents older persons from being appointed. The reason is that younger persons have the presumption of not predeceasing the deceased person due to their good health.
5.      Knowledgeable – Personal representatives should have some level of literacy, at least being able to read and write.
6.      Credibility and honesty – Personal representatives should be easy to believe. Thus, inspiring trust and confidence.
7.      Persons that can work in harmony with each other – Personal representatives should be able to work in harmony with each other without conflict among them.
8.      Knowledge of the business of the testator – Where the deceased was involved in some specialised business, the personal representatives should have knowledge of the business the testator was involved in.
9.      Logistics and convenience – Personal representatives should be persons who do not reside outside the country or in a far distant part of the country where the majority of assets of the testator are.
ENTITLEMENT OF REMUNERATION OF PERSONAL REPRESENTATIVES
The general rule is that personal representatives are not entitled to remuneration because their services are gratuitous – Re Orwell.
There are however some exceptions to the general rule. They are –
1.      Where the court makes an order – Where an executor to a Will applies to court for remuneration, the court may use its discretion to compensate the executor, but the court will firstly consider factors like the difficulty of the task performed or being performed, and whether the estate of the deceased person can bear the cost of remuneration. Order 55 Rule 43 of the High Court Civil Procedure Rules, Lagos provides thus –
“The judge may direct that any administrator (with or without the Will annexed) shall receive out of the personal and real estate of the deceased such reasonable remuneration as he shall deem fit not exceeding ten percent (10%) on the amount of the realised property, or when not converted into money, on the value of the property duly administered and accounted for by him”.
2.      Under the rule in Craddle v. Piper (1850) Ch. 107; 41 ER 1422 – The rule in Craddle v. Piper states that a solicitor-trustee or his firm is entitled to profit costs for work done in connection with litigation on behalf of the personal representatives jointly, as long as the costs have been increased by his being one of the parties. It should be noted that the rule applies only to executors/trustees who are law professionals and not to other professionals who are trustees of the Will.
3.      Where there is a charging clause in the Will – A charging clause in a Will is a declaration by the testator allowing or permitting his executors to charge and be entitled to their usual professional fees rendered by such professional in the administration of the estate of the testator.
There is no statutory format for a charging clause. An example is –
“I authorise that any of my trustees who is a solicitor or other persons engaged in any profession or business shall be entitled to charge and be paid all professional or other charges for business done, services rendered or time spent by him or his firm in the administration of my estate or this trusts, including acts which a trustee not engaged in any profession or business could have done personally.”
However, where there is a charging clause, the executors should not be witnesses in the Will as they will lose any gift including professional fees that they are entitled to under the Will – section 8 of Wills Law, Lagos; section 15 of Wills Act; In Re Pooley (1889) Chd. 1.
PERSONAL REPRESENTATIVES WITHDRAWING OR RENOUNCING REPRESENTATION
Renunciation of representation is the express refusal by a person to take up probate or grant of letters of administration.
An executor can renounce his appointment as executor, which must be a positive act and not a passive act. Thus, any person appointed as a personal representative is at liberty to refuse it. Renunciation has to be expressly signified in writing to the Probate Registrar, and might therefore be required to file form for renunciation or file an affidavit disclosing his renunciation; and the fact that an executor does nothing is not evidence of renunciation, renunciation must be complete and not partial. Therefore, he must renounce administration of the whole estate – Paul v. Moodie 81 ER P. 706.
Also, renunciation by an executor can be withdrawn at any time – Order 55 Rule 67(3) of the High Court Civil Procedure Rules, Lagos. He can do this with the permission of the Probate Registrar. He must however, adduce exceptional circumstance for the leave or permission for withdrawal to be given – proviso to Order 55 Rule 67(3) of the High Court Civil Procedure Rules, Lagos.
However, whatever thing that is done by other person upon the grant of administration with the Will attached before the withdrawal of the renunciation by the executor remains valid.
There are circumstances in which a personal representative cannot renounce representation. These are –
1.      Where a person renounces representation, he can only gain back his office with the leave and permission of the court and only where this would be for the benefit of the estate and of persons interested in the estate. The fact that a person was wrongly advised to renounce probate does not entitle him to retract his renunciation – In the Goods of Gill (1873) LR. 3, P & D. 113.
2.      Where an executor fails to accept or renounce probate, the court may issue what is referred to as ‘Citation’ calling on the person to formally accept or renounce probate. Order 55 Rule 7 of the High Court Civil Procedure Rules, Lagos, provides that the court may of its own or on the application of any person claiming an interest under a Will, give notice to the executors therein named, to come in and prove the Will, or to renounce probate, and they, or some or one of them, shall within twenty (21) days after notice, come in and prove or renounce accordingly.
DUTIES OF PERSONAL REPRESENTATIVES
Personal representatives have enormous duties and responsibilities in respect of the estate of the testator which they administer.  They therefore owe the following duties –
1.      To prove the Will by applying to the probate registry – A will can be proved in common form (if it is not contested or challenged), or in solemn form (if it is challenged).  Personal representatives have the duty to ensure the general nature of the Will is effected by applying for probate at the probate registry, and proving the Will especially if it is contested by any person.  The testator can be and is usually cited to obtain or refuse probate.  Where he intermeddles with the estate without taking out probate, he can be compelled to take probate. If any named executor in the Will of the deceased person takes possession and administers or otherwise deals with any part of the property of the deceased, and does not apply for probate within three (3) months after the death, or after the termination of any suit or dispute respecting probate or administration, he may, independently of any other liability, be deemed to be in contempt of the court, and shall be liable to such fine not less than fifty thousand naira (N50,000), as the judge may deem fit to impose – Order 55 Rule 8, Lagos.
In instances where there is more than one executor, all the executors have the right to apply for probate.  Thus, probate cannot be granted to some of the executors to the exclusion of others, otherwise the probate so granted may be revoked unless any of them had previously renounced probateAdesoga v. Probate Registrar (2000) LHCR 7.
2.      To ensure the testator is given decent burial – Personal representatives have the duty to ensure the testator is given a befitting burial.  In some cases, the testator may have left instructions on how he would like his burial to be conducted, which may not and should not be contained in the will.
3.      To collect and gather properties in the estate, and exhibit on oath – Personal representatives have a duty to ascertain the nature and value of the estate, to gather all the items of property constituting the estate wherever they are for the purpose of settling any liabilities against the estate and also for the sharing to persons who are entitled under the Will or incidences of intestacy – Admin-General & Public Trustee v. Ilobi (1972) ECSLR 587.  When the Probate Registrar is an executor, he needs not wait for the grant of probate to take steps to preserve the estate. In Ogbe & Ors v. Ogbe (unreported) Suit No: 8/3/1969 High Court of the Midwest, Benin Judicial Division per Irikefe J, the executors of the will of the deceased, took out a writ seeking an order of injunction to restrain the widow of the deceased from further meddling with the estate.  The contention of the widow that the executors had no locus to bring the action until they were granted probate was rejected by the court.
It should be noted that a personal representative will only be liable for loss resulting from his failure to act if he has acted unreasonably.
4.      To pay out all liabilities and debts of the testator – Personal representatives have the foremost duty of payment of the debts and liabilities of the deceased person. All debts and liabilities of the testator and those arising from the estate would be paid out of the estate, including capital transfer tax. Thus, the real and personal properties of a deceased person are primarily meant for the payment of the deceased person’s debt – section 36(1) of Administration of Estates Law, Lagos. Personal representatives must exercise due diligence in the payment of debts owed to all creditors and entitlements of all beneficiaries; else, they would be personally liable for any loss suffered by a creditor or beneficiary as a result of their indolence. The personal representatives must also pay for funeral expenses, testamentary and administration expenses.  These are essentially –
a)      Cost of obtaining a grant of probate or letters of administration;
b)      Cost of gathering assets in the estate of the deceased person; and
c)      Administration expenses, such as solicitor’s fees, fees for valuers and other professional fees made for and on behalf of the estate.
5.      To ascertain beneficiaries entitled to the estate and Distribute the Assets – Personal representatives have a duty to ascertain the beneficiaries that are entitled under the Will and distribute the estate in accordance with the wishes of the testator as expressed in his Will or under the rules of intestacy.  Where they fail to conduct adequate search, they might be liable to a beneficiary that suffers loss as a result of their negligence. Where the administrator is granted Letters of Administration over personalty, whether or not it includes realty depends on the provision of the applicable Administration of Estate Law – Shobogun v. Sanni (1974) All NLR 816; Ugu v. Tabi (1997) 7 NWLR (Pt 513) 368.
The mode of payment of debts and liabilities depends on whether the estate is solvent or insolvent.
Where the estate is solvent – Part II of the Schedule to Administration of Estates Law, Lagos, the order of application of assets shall be –
a)      Property of the deceased person that has not been disposed by Will, subject to retention of funds sufficient to meet pecuniary legacies.
b)      Property of the deceased person not specifically devised or bequeathed in residuary gift subject to retention of funds sufficient to meet pecuniary legacies.
c)      Property of the deceased person specifically devised, charged or bequeathed for the payment of debts.
d)     Properties specifically devised or bequeathed that are rateable according to value.
e)      Funds retained to meet pecuniary legacies.
f)       Property appointed by Will under a general power rateable according to value.
Where the estate is insolvent – Part I of the Schedule to Administration of Estates Law, Lagos, the order for distribution shall be –
a)      Funeral, testamentary and administration expenses.
b)      All local rates and taxes due from the deceased at the time of his death.
c)      All wages and salary of any clerk or servant in respect of services rendered to the deceased during four (4) months before the period of death.
d)     Wages of labourer or workman.
e)      Amounts in respect of compensation under the Workmen’s Compensation Act.
6.      Duty of Care – Personal representatives have the duty of reasonable care in the management of the estate.  He must not waste the estate’s assets.  Where he does such, he and his personal estate would continue to be liable to the estate of the deceased, even after his deathsection 19 of the Administration of Estates Law, Lagos.
7.      Duty to Act in Good faith – Arising from the fact that they are in a fiduciary relationship with the estate of the deceased, personal representatives have a duty to act in good faith in their administration of the estate of the deceased.  They must not convert the assets in the estate for their own use; otherwise they would be liable for such conversion.
8.      Account and Inventory – Personal representatives have a duty to maintain proper account and records of the estate.  He should also maintain an inventory. He might be required to exhibit on oath in the court a true and perfect inventory and account of the real and personal estate of the deceased section 14 of the Administration of Estate Law, Lagos. Personal representatives must therefore keep the account of the estate and also of their dealings with the estate. The account shall be open for inspection by persons interested in the estate.
9.      To Issue Assent – Both real and personal assets comprised in the estate of the deceased are vested in the personal representatives.  Title to assets in the estate, especially in the case of realty would only pass where the executor grants assent to the beneficiaries thereofsection 3 of the Administration of Estate Law, Lagos.
Once an assent is issued, the executor is divested of the legal estate in such property – Wise v. Whitburn (1924) 1 Ch 460; Cappa Ltd v. Pereira (1966) 1 All NLR 57.  The assent vests the legal estate in the beneficiary.  For an assent to be valid, it must be in writing, signed by all the executors that prove the Will, and must contain the names of the beneficiary – Renner v. Renner (1961) All NLR 233. The personal representatives cannot refuse to execute an assent without a good cause. They are liable to be compelled to give the assent – Martin v. Wilson (1913) 1 IRR 470. However, in Unoka v. Agili (2007) NWLR (Pt. 1044) 122 where it was held that a beneficiary has no right to sue for the protection of the assets in the estate of a testator; that the real estate or chattels-real vest in the executors who are the representative of the testator and heir at law to the estate of the testator.
LIABILITIES OF PERSONAL REPRESENTATIVES
The liabilities of a personal representative are –
1.      Liability for Waste and Conversion – Where an administrator converts to his use or waste assets in the estate, he and his estate shall be liable and even if he dies, his estate shall continue to be liable. Where a personal representative commits a breach of any of their duties, which results in a loss to a creditor or beneficiary, he is said to have committed devastavit (wasting of the assets in the estate of the deceased person). Where there are multiple grantees, each is responsible for his actions. A personal representative may be liable for the actions of another representative in the following instances:
a)      He acquiesced in the breach by another personal representative; or
b)      The breach arose from a breach of the duty of the personal representative.
2.      Liability to Creditors or Beneficiaries – Where personal representatives wrongfully distribute the assets as a result of negligence or not being aware of the existence or whereabouts of a beneficiary or creditor, they may incur personal liability in favour of that beneficiary or creditor.
3.      Where he intermeddles with the estate without taking out probateWhere he intermeddles with the estate without taking out probate, he can be compelled to take probate. If any named executor in the Will of the deceased person takes possession and administers or otherwise deals with any part of the property of the deceased, and does not apply for probate within three (3) months after the death, or after the termination of any suit or dispute respecting probate or administration, he may, independently of any other liability, be deemed to be in contempt of the court, and shall be liable to such fine not less than fifty thousand naira (N50,000), as the judge may deem fit to impose – Order 55 Rule 8, Lagos.
4.      To pay inheritance and other estate taxes – Personal representatives are liable to pay inheritance and other estate taxes that may be imposed on the estate he is administering. Thus, he cannot postpone payment of the taxes since this is part of the liabilities of the estate.
5.      Liability for co-representation – The estate of the deceased person is not divisible but joint in the sense that they agree in their actions. Therefore, one representative cannot claim that he will administer one part while the other representative will administer the other parts and none of them can release his interest to the other – Ibrahim v. Ojomo (2004) All FWLR (Pt. 199) 1285.
6.      Liability as executor de son tort – Where a person, without authority, intermeddles with the estate of a deceased person, he does that with grave consequences, and will therefore be liable to the extent of what he received from or realised out of the estate. He will also bear any of the following liabilities –
a)      Liability for any loss suffered by the estate;
b)      Liability to pay for services rendered to the estate during the period of intermeddling or in the lifetime of the deceased;
c)      Liability to creditors.
d)     Liability for personal expenses.
e)      Liability to pay fine.
f)       Liability for Inheritance Tax.
g)      Liability for citation.
ACCOUNTS TO BE MAINTAINED AND FILED BY PERSONAL REPRESENTATIVES

The law requires every executor or administrator to maintain the account of the estate of the deceased and to file in Court an account of his administration every twelve (12) months from the date of the grant or the appointment until the completion of the administration – Order 55 Rule 46(1) Lagos; section 14 of the Administration of Estate Law, Lagos; Cooper v. Skinner (1904) 1 Ch 189; Sawyer v. Goddard (1895) 1 Ch 574. Any such Executor or Administrator who fails within the prescribed period to file his accounts shall be liable to a penalty of N100.00 (One hundred naira) for every day of default. Non-payment shall be enforceable by distress, and failing sufficient distress, by imprisonment for a term not exceeding six (6) months – Order 55 Rule 46(1) Lagos. Thus, every personal representative must keep accurate accounts and be ready to render such accounts whenever called upon to do so or as prescribed by law – Thompson v. Dunn (1870) 5 Ch App 573; Sawyer v. Goddard (supra).
The accounts shall include –
1.      an inventory of all assets in the estate;
2.      an account of all monies received on behalf of the estate, purchases made, out of pocket expenses, and other necessary account of the administration;
3.      the vouchers in the hands of the Executor or Administrator relating to the administration of the estate; and
4.      an affidavit in verification – Order 55 Rule 46(9) Lagos.
The accounts shall be opened for the inspection of any person interested in the administration – Order 55 Rule 46(8), Lagos.

EFFECT OF EITHER FAILING TO FILE THE ACCOUNT OR FILING INACCURATE ACCOUNTS
Accounts which are not backed up with those requirements (e.g. audited accounts showing only figures) may not be accepted by the Court.
When an account is filed in Court, the Court shall scrutinize such account and if it appears that by reason of improper, unvouched or unjustifiable entries or otherwise such account is not a full and proper account, the Court shall require the person filing the account to remedy such defects as there may be within such time as the Court may deem reasonable for the purpose, and on failure to remedy such defects within such time, the person who filed such defective account shall be deemed to have failed to file an account within the meaning of the rule and proceedings may be taken against such person accordingly – Order 55 Rule 46(3) Lagos. It shall be the duty of the Registrar to bring to the notice of the Court the fact that any personal representative has failed to file his accounts as required by the Rules– Order 55 Rule 46(4) Lagos. The Court may on the motion of any party interested, or suo motu, summon any personal representative who fails to file the accounts within the prescribed time or in the proper manner, to show cause why he should not be punished. However, the Court may extend the time for filing such accounts – Order 55 Rule 46(5) and (6) Lagos. Any personal representative who has been granted an extension of time to file such accounts, and who fails to file the accounts within such extended time, shall be liable to the penalty – Order 55 Rule 46(7) Lagos.

Precautionary Measures – Some well established basic precautionary measures that may ease compilation of acceptable accounts and forestall future embarrassments are as follows:
1.      Keep proper accounts in a form that will be self-explanatory and ensure accuracy and clarity such that at any given time it is able to offer correct information as to the true position of the estate under administration;
2.      Operate a separate Bank Account in the name of the estate and refrain from lodging estate money into personal account;
3.      Make payments out of the estate account preferably by cheque;
4.      Obtain duly stamped receipts, school and hospital bills, vouchers and invoices etc, submitted preliminary to payments and the stubs of cheques issued in support of expenditure made; it should be noted that an under-aged or a mentally incapable person cannot give a valid receipt for his own share of the estate. Payment should be made to his Guardian for his use and benefit until he attains majority (18 years) or regains mental capacity.
5.      Keep and preserve all counterfoils of receipts issued for all incomes (and materials) into the estate or and all related documents.

When Accounts are desirable – Accounts may be called for by the Registrar in the following circumstances –
1.      Where a complaint of maladministration is lodged in the Registry against an Executor or Administrator.
2.      Where an application is made to the Court for removal/discharge of an Executor or Administrator before administration of an estate is completed.
3.      Where any Executor or Administrator who has been issued a grant himself applied to the Court with a view to surrendering the estate vested in him to the Administrator-General pursuant to Section 32(1) of the Administration of Estate Law, Lagos.
4.      Where, on completion of administration of an estate, Executors or Administrators thereof apply to the Court to be discharged.

DISCHARGE FROM LIABILITIES

Personal representatives may be discharged from liability for administering the estate of the deceased. Where the Probate Registrar files the final accounts upon the completion of the administration of the estate, and the court is satisfied as to the contents of the accounts, the Probate Registrar would be discharged from the administration bonds entered at the time of application for grant.
Generally, the Probate Registrar, the bondman or guarantor remains liable until the due administration of the estate.  If there is any failure on the part of the Probate Registrar to pay appropriate fees, or file appropriate accounts, the bondman or guarantor may be made liable to forfeit the bond or pay for the inaction of the Probate Registrar – Chief Registrar v. Somefun, where the Probate Registrar failed to pay additional court fees in respect of money received as proceeds of sale of real property of the estate by the Probate Registrar, the court ordered the fees to be paid by the bonds man.
Where the bondsman or guarantor forfeits any bond or pays anything as a result of the action or inaction of the Probate Registrar, they are entitled to indemnity from the Probate Registrar.
Where the estate has been duly administered by the Probate Registrar, the liability of the Probate Registrar or the bonds man ceases; they are accordingly exempted from liability for any loss that may arise subsequently. However, it should be noted that a personal representative can only be discharged from the administration bond by the court at the completion of the administration. That is, after the satisfaction of all legitimate claims on the estate, and the distribution of the residue of the estate, the Probate Registrar must file in court an account of how the administration was conducted.
This discharge may be as a result of –
1.      The Express Provision in the Will – The testator may have provided that the executors would be protected from liability for all acts except that of dishonesty. Therefore, where the loss suffered by the creditor or beneficiary is not as a result of dishonesty or fraud on the part of the executor, the executor would be free of any liability.
2.      Relief obtained from the Beneficiary or Creditors affected – The affected beneficiary or creditor may release the executor from the breach only if he, the affected beneficiary or creditor, is aware of the breach and is of a full age and capacity to make such decision.
3.      Relief from the Court – Where the executor acted honestly and reasonably, and ought fairly to be excused from the breach, the court may relieve him of the liability. To be entitled to court’s relief, he must show that he acted honesty and reasonably, and not negligently.
4.      Plea of Limitation – Just like every cause of action that is subject to statute of limitation, personal representatives can rely on the general plea of limitation, that is, that the cause of action has become statute-barred. Claim by a creditor, for instance, becomes statute-barred if made after six (6) years; but that of a beneficiary can only be statute-barred after twelve (12) years. However, where the personal representatives fraudulently commit the breach or are guilty of converting the assets in the estate into their personal use, statute of limitation will not apply. This period of limitation may be extended for the creditor or beneficiary where it was either concealed by the personal representative or where owing to the disability or other incapacity of the beneficiary or creditor, action could not be initiated on time, or on any other reasonable and justifiable ground.
WINDING-UP OF THE ESTATES
Winding-up of estates of a deceased takes place upon a conclusive administration of the estate under the terms of the probate or the letters of administration. Winding-up is an indication that the estate is fully administered. A major responsibility of a personal representative is to prepare and file final accounts on the administered estate, as this is one instance in which a personal representative is expected to file account.
ETHICAL ISSUES
1.      A solicitor drafting a Will or advising the estate of a deceased person should ensure that persons who take up representation should meet the required qualities personal representatives.
2.      A solicitor who has no interest in the estate should not impose himself in the office of a personal representative.
3.      Where a solicitor is appointed as an executor, he should faithfully administer the estate according to the general nature of the Will, and should refrain from doing anything that will be contrary to the interest of the estate.
4.      Where a solicitor is an executor, he should not instigate, encourage or participate in the appointment of his firm as solicitors to the estate – Rule 47(1) of the RPC.
5.      A solicitor should refrain from charging for remuneration where the Will does not expressly provide for that.


















PROPERTY LAW TAXATION IN NIGERIA


PROPERTY LAW TAXATION

MEANING OF TAX
Tax is a compulsory charge by the Government of a State or Country on the income of an individual, corporation or trust. It could also be said to be an amount of money levied by a government on its citizens or residents and used to run the government, State or Country.
The Oxford English Dictionary defines a tax as “a compulsory contribution to the support of government levied on persons, property, income, commodities, transactions, etc. at a fixed rate mostly proportionate to the amount on which the contribution is levied.
Property practice and transactions in Nigeria are taxable. Where property is acquired or transferred, the parties are to pay taxes to the government under the various tax regimes.
The primary function and objective of tax being imposed by a government is to generate revenue to meet with government expenditure.
BASIC FEATURES OF TAXATION
1.      It should be paid in proportion to the citizen’s income and wealth;

2.      It should be not be random but certain;

3.      It should be levied in a most convenient way;

4.      The cost of imposing and collecting taxes should be minimal; and

5.      It should be convenient and competitive internationally.
TAX JURISDICTIONS
There are specific class of taxes to be collected by the Federal Government in one hand, and the State Government on the other hand. These are –
TAXES COLLECTED BY THE FEDERAL GOVERNMENT
1.      Companies Income Tax.

2.      Withholding Tax on Companies (on companies, residents of the Federal Capital Territory, Abuja and non-residents).

3.      Petroleum Profits Tax.

4.      Value Added Tax.

5.      Education Tax.

6.      Capital Gains Tax (on residents of the Federal Capital Territory, Abuja, bodies corporate and non-resident individuals).

7.      Stamp duties (on bodies corporate and residents of the Federal Capital Territory, Abuja).

8.      Personal Income Tax (on members of the Armed Forces, residents of the FCT, Abuja, members of the Nigerian Police Force, staff of the Ministry of Foreign Affairs, and non-resident individuals).
TAXES COLLECTED BY STATE GOVERNMENT
1.      Personal Income Tax.

2.      Withholding Tax (for individuals only)

3.      Capital Gains Tax (for individuals only)

4.      Stamp duties (on instruments executed by individuals).

5.      Road taxes.

6.      Pools betting and lotteries and gaming and casinos taxes by individuals.

7.      Business premises registration fees.

8.      Development levies (on individuals only).

9.      Taxes for naming of street registration fees in State capitals.

10.  Markets (as regards to the places where finances are involved).

11.  Right of Occupancy fees over lands owned by State Governments in urban areas of the State.
PRINCIPAL TAXES APPLICABLE TO PROPERTY PRACTICE IN NIGERIA
These include –
1.      Capital Gains Tax.

2.      Stamp duties.

3.      Personal Income Tax.

4.      Companies’ Income Tax.

5.      Tenement rates.
CAPITAL GAINS TAX
Section 2(1) of the Capital Gains Tax Act, Cap. C1 LFN 2004 defines Capital Gains Tax as the total amount of chargeable gains accruing to any person in a year of assessment (after deduction) from a taxable asset on disposal of property.
The main reason for taxing capital gains is that capital gains, whether or not realised, are just as must relevant to ability to pay as income liable to income tax and therefore should be taxed on grounds of equity, both vertical and horizontal.
The scheme of the capital gain tax is that for there to be a charge to tax, there must be a disposal but the sum on which tax is charged is merely an arithmetic difference. The sum is between that which is determined under the Act as constituting ‘consideration’, after deduction of certain sums authorised by statute, and a sum that is specified in statute as ‘acquisition cost’ which is sometimes actual expenditure or market value, being treated as if it were expenditure.
Capital Gains Tax are also gains arising from increases in the market value of assets to a person who does not regularly offer them for sale and in whose hands they do not constitute stock-in-trade. There are two types of gains – paper gains and realised gains. While the former relates to gains where the assets appreciate in value while still in the hands of the owner, the latter on the other hand relates to gains when the assets are sold or disposed.
The tax on the gain of the disposed property implies that if no gain is made, the tax cannot be charged; and it should be noted that the chargeable gain is the difference between the cost of the asset and the consideration received on its disposal.
Assets under section 3 of the Capital Gains Tax Act, is defined as all forms of property that are disposable including options, debts, any other currency other that Nigerian currency or any form of property where any capital sum can be derived from the disposition of assets.
Moreover, on all disposed assets, capital gains tax are payable on them. Assets that are disposed occurs where any capital sum is derived from a sale, lease, transfer, an assignment, a compulsory acquisition or other disposition of assets; where asset is acquired by the person paying the capital sum is immaterial. It also includes where any capital sum is received for the use or exploitation of any asset – section 6(1) of the Act. However, under section 7(4) of the Act, it does not include the following – conveyance or transfer by way of security of an interest or transfer or re-transfer on redemption of the security for any sum of money.
The rate of capital gains tax is ten per cent (10%) – section 2(1) of the Act; and the computation of capital gain is the difference between sum accruing to a taxable person from the disposal of chargeable asset and the amount excluded from taxation including expenditure incurred in the acquisition of the country – section 11 of the Act. But under section 12 of the Act, money or money’s worth charged to the income tax or as receipt taken into consideration in the computation of the tax under the Personal Income Tax is excluded from consideration.
In computation of the gains there is what is referred to as ‘allowable income’ because it is not considered in computing the gain. Allowable income is that which is wholly, exclusively and necessarily incurred for the acquisition of the asset, together with the incidental costs. In IRC v. Richard’s Executors (1971), the phrases – wholly, exclusively and necessarily – were said to be subject to a reasonable interpretation. In Administrators of the Estate of Caton v. Couch (1997) 70 TC 10, the cost paid for employing a valuer to value shares in a company with a view to disposing the shares were held to be incidental cost of their disposal that are allowable, while the cost incurred in negotiating for the taxes and cost of appealing against an assessment was held not to be allowable. In Oram v. Johnson (1980) 2 All ER 1, personal labour by the tax payer rather than employing another to renovate the house was held not to be allowable expense since allowable income must be money actually expended.

ALLOWABLE INCOMES
1.      Cost of acquisition of the property by the new owner.

2.      Incidental cost of acquisition.

3.      Expenditure incurred for enhancing the value, state or nature of the asset before disposal.

4.      Expenditure incurred for establishing, preserving or defending the title, or right over the asset.

5.      Incidental costs towards the disposal of asset such as cost of advertising to find a buyer, cost reasonably incurred in making any valuation or apportionment required for the purposes of computing the capital gains, expenses reasonably incurred in ascertaining market value where required for the purposes of capital gains computation.

6.      Fees, commission or remuneration paid to professionals such as surveyors, valuers, solicitors, etc.

7.      Cost of advertisement to find a buyer.
PAYMENT OF CAPITAL GAINS TAX
Every person is expected to pay capital gains tax except the following –
1.      Ecclesiastical, charitable or educational institution of a public character.

2.      Statutory or registered friendly society.

3.      Cooperative society registered under the cooperative society’s law of a State.

4.      Trade unions registered under the Trade Union Act.

5.      Gains accruing to any local government.

6.      Gains accruing to any company and authority established by law to purchase and export commodities from Nigeria – section 27(1) of the Act, or to any corporation for fostering economic development of Nigeria – section 27(2) of the Act.

7.      Disposition by way of gifts – section 40 of the Act.
ELEMENTS OF CAPITAL GAINS TAX
For a liability to capital gains tax to arise –
1.      There must be a disposal of a type relevant to Capital Gains Tax (CGT).
2.      There must be an asset of a type relevant to Capital Gains Tax (CGT).
3.      It must be by a person chargeable to the tax.
4.      There must be a situation on which a chargeable gain which is computed under the Act arises.
STAMP DUTIES
This is provided for under the Stamp Duties Act Cap. S8. LFN 2004. These are taxes imposed on and raised from stamps charged on instruments, parchments and other legal documents. Where a document is stamped, it is taken to be an evidence of payment of duties. Sections 2 and 23 of the Act states that it is payment made on several instruments (conveyances, leases, mortgage deeds, power of attorney, etc.) specified in the Stamp Duties Act.
Some documents like power of attorney in Abuja for example attract duties at a flat or fixed rate. While others attract duties ad volerem. The collection of Stamp duties are divided between the Federal Government and the State.
The Federal Government has the legislative right to legislate on Stamp duties through the National Assembly – Item 58, Part 1 of the 2nd Schedule to the 1999 Constitution, and also to collect stamp duties on –
1.      Corporate instruments, that is, instruments executed by companies.
2.      Duties paid by individuals residing in FCT.
The State Governments charge and collect stamp duties on –
1.      Instruments executed by individuals.
Sections 3 and 5 of Taxes & Levies Act, Cap T2. LFN 2004 provides that duties charged are paid and denoted by impressed stamps only. The rate of three per cent (3%) is charged as Stamp duties on the value of transactions in several States in Nigeria like Kaduna.
Section 163 of the 1999 Constitution provides for the method of sharing the proceeds of tax from capital income tax and stamp duties collected by both the Federal Government and State Governments. However, where taxes are collected by State Governments, the taxes are kept as part of the consolidated revenue funds of the States; but where taxes are collected by the Federal Government, the taxes are paid to the States on the basis of derivation so long as the National Assembly by legislation prescribes a sharing formula. Though none exist. In Attorney-General Ogun State v. Attorney-General Federation & Ors, per Onu JSC, the Supreme Court in interpreting section 163 of the Constitution observed thus –
“... the money is meant to be paid to each State in due course in proportion of which it was derived from that State. [And] .... should be advisedly kept in an account different from the Federation Account.”
It therefore means the Federal Government where it collects such charges should make the payments to the States on the basis of derivation, that is, in proportion to the taxes and charges derived from within their State territory from these heads of taxes. In Attorney-General Federation  v. Attorney-General Abia State & Ors (2001) 11 NWLR (Pt. 725) 689, the Supreme Court held that in the application of the derivation principle under section 162 of the 1999 Constitution, the proceeds must be derived from within the territory of the State.
TIME LIMIT FOR STAMPING INSTRUMENTS AND PENALTY
Where the instruments require the use of adhesive stamp or postage stamp, it is required to be stamped before its execution – section of 12 of Stamp Duties Act.
Any unstamped or insufficiently stamped instruments should be stamped within 40 (forty) days from its first execution – section 23 of the Act. The exception to this rule is 30 (thirty) days where such instruments attracts stamp ad volerem – section 23(3)(a) of the Act.
However, where an instrument is not stamped within the time period stated under section 23 of the Act, the person liable shall be guilty of an offence and liable on conviction to payment of the unpaid duty and a fine of N20 (twenty naira), and where the unpaid duty exceeds N20 (twenty naira) there shall be a further penalty or interest on such duty at the rate of 10% (ten per cent) per annum from the day on which the document was first executed up to the time when the amount of interest is equal to the unpaid duty. In Ogbahon v. Registered Trustees C.C.C.G, the Court of Appeal (Benin Division) rejected the argument that the agreement for sale of land in dispute (Exhibit D2) was inadmissible for not being stamped. The court further stated that “it is trite that where a document is unstamped, it is not inadmissible merely because it was not stamped since the purpose of stamping is to ensure revenue.”
EFFECT OF STAMP DUTY
1.      The instrument is admissible in evidence if it contains Commissioner’s certificate – section 19 of the Act.
2.      The instrument if not stamped is not admissible unless it is paid – section 22 of the Act.
PERSONAL INCOME TAX
This is a tax made payable on profits of an income nature as opposed to profits arising on the disposal of a capital asset.
The preamble to Personal Income Tax Act (PITA), Cap P8. LFN 2004 provides that it is an income tax imposed on individuals, communities and families, and on executors and trustees and also for the assessment, collection and administration of the tax.
TAXABLE PERSONS
The following types of persons are liable to be taxed or charged with income tax –
1.      Individuals – Generally, every individual is liable to pay income tax in his resident State. The resident place is the place available for the individual’s domestic use in Nigeria on a relevant day and does not  into transitory residences such as hotels, etc. Under section 2(2) of the PITA, where an individual has not less than two (2) residential places on a relevant day, regard shall be to either the places in which he usually resides or his nearest to his usual place of work or place in which he usually resides.

2.      Partnerships – Every partnership is taxed by the authority where the partnership has its principal office or place of business – section 8(1) of PITA. However, it should be noted that according to section 8(1) of PITA, it is the income of the partners that is taxed and not its income as a going business concern. The chargeable income of partners are –
(i)                 Salary paid to the partners;
(ii)               The interest on capital as agreed between the partners;
(iii)             The leave passages as agreed between the partners; and
(iv)             The share profit or loss at the agreed profit and loss ratio.

3.      Communities and families – Under this, income tax may be imposed on the income of a community by the State authority in which the community may be found. According to section 2(4) of PITA, tax may be charged on either the estimated income of all members of the community or the estimated total income of members whose income it is impracticable to individually assess or the amount of the community where it is impracticable to apportion with certainty to the members of the community. Section 2(5) of PITA went further to state that income of families recognised under any law or custom in Nigeria as family income in which the several interest of individual members of the family are indeterminate or uncertain may be taxed by the State in which the members of the family or customarily receive the income.

4.      Trustees and executors – This is made under section 2(6) of PITA, which provides that the income accruing to trustees of a settlement or trust and executors of the estate of a deceased person may also be taxed by the State authority where the administration of the trust takes place or where the deceased person was last resident.
The charging of income taxes is divided between the Federal Government and the State.
The Federal Government charge income taxes on –
1.      The income of members of the Armed Forces;

2.      Residents of the Federal Capital Territory (FCT) Abuja;

3.      Members of the Nigerian Police Force (NPF);

4.      Staff of the Ministry of Foreign Affairs Abuja; and

5.      Non-resident individuals.
The State Governments charge income taxes on –
1.      Individuals; and
2.      Direct assessment.
CHARGEABLE INCOME
Income tax is charged and paid by any of the above-mentioned taxable person in each year of assessment from a source inside or outside Nigeria on the following –
1.      Gain or profit made from any trade, business, profession or vacation.

2.      Any salary, wage, fee, allowance or other gain or profit from employment including compensation, bonuses, premiums, benefits or other perquisites.

3.      Gain or profit including any premiums arising from a right granted to any other person for the use or occupation of any property.

4.      Dividend, interest or discount.

5.      Any pension, charge or annuity.

6.      Any profit, gain or other payment – section 3(1) of PITA.
EXEMPTIONS OF CHARGEABLE INCOMES
However, under section 19 of PITA, certain incomes are exempted from being charged as personal income tax. They are –
1.      Emoluments of public office holders such as President, Diplomats, Consular Officers;

2.      Income of foreign nationals involved in humanitarian works;

3.      Income of local governments;

4.      Incomes of ecclesiastical, charitable or educational institutions pensions, gratuities;

5.      Death gratuities and compensation;

6.      Income from rents, dividend, interest, royalties, etc. from abroad brought into Nigeria by a Nigerian citizen.
ALLOWABLE INCOME
Certain expenses are allowable for the purposes of ascertaining the income or loss of an individual for any period. Such expenses and outgoings are to be deducted before the computation; they must however be expenses that are wholly, exclusively, necessarily and reasonably incurred by the individual in the production or generation of the income – section 20(1) of PITA. These income include –
1.      Interest paid on money borrowed and employed as capital in acquiring the income;

2.      Interest on a loan for development of an owner-occupier residential houses;

3.      Rent and premium incurred during a period in respect of lands or buildings occupied for the purpose of acquiring the income; and

4.      Expenses incurred for repairs or renewal or alteration of premises, plants, machineries and fixtures employed in acquiring the income – section 21 of PITA.
ASSESSMENT OF INCOME
Section 2, 5th Schedule to PITA, provides that a taxable person is liable to pay tax in the State where he is resident if on the 1st day of January in a year of assessment, he has a place or principal place of residence in that State. However, the percentage made payable as income tax is based on the assessment of the income (the deductions allowed) on taxable persons for each year of assessment.
Section 23 of PITA provides that the income of an individual for each year of assessment from each source of income is the amount of the income of the year immediately preceding the year of assessment from each source, notwithstanding that such person may have ceased to possess that source or that the source has ceased to produce income. Also, section 32 of PITA states that the chargeable income is the amount of the total income of the taxable person excluding the amount exempted under the Act.
In each year of assessment, a taxable person shall, without notice or demand made on him file a return of income together with a statement in writing containing the amount of income from every source of the year preceding the year of assessment and particulars in respect of the income, relief, allowances, and deductions. Under section 42(2) and (3) of PITA, the returns are expected to be filed on oath within 90 (ninety) days from the commencement of every year of assessment; and the individual shall calculate in his returns the tax payable by him – section 44 of PITA. And in circumstances where an individual fails to file returns, the tax authority will assess the individual – section 54(1) of PITA. Further, the authority may also use the returns filed to assess the individual or reject the returns made and use its best judgement to determine the amount of the assessable total or chargeable income of that person and make assessment accordingly.
TAX CLEARANCE CERTIFICATE
Tax Clearance Certificate also referred to as TCC is made for the sole aim of encouraging taxable persons to pay tax. The TCC on the income of a person for the three (3) years immediately preceding the current year of assessment may be issued to a person under the following circumstances –
1.      When the tax has been fully paid;
2.      When no tax is due on his income; or
3.      That he is not liable to pay tax – section 85(1) of PITA.
Assessment Tax Clearance Certificate (ATCC) is required to contain the following information –
1.      The chargeable income;

2.      The tax payable;

3.      The tax paid; and

4.      The tax outstanding or a statement that no tax is due – section 85(2) of PITA.
It is required that where individuals wants to deal with Ministries, Departments or Agencies of governments and commercial banks, such bodies should require for a TCC. Such dealings include –
1.      Application for government loan for industry or business.

2.      Application for a Certificate of Occupancy (C of O).

3.      Application for approval of building plans.

4.      Application for transfer of real property.

5.      Application for registration of a limited liability company or of a business name.

6.      Application for allocation of market stalls, etc.
TENEMENT RATES
Tenement rates are charges imposed on houses and buildings within a State. Section 88 of Kaduna State local Government (Administration) Law No. 16 of 2003, defines tenement as “land with building on it which is held or occupied as a distinct or separate holding or tenancy or any wharf or pier but does not include land without building”.
Section 1(j), 4th Schedule to the 199 Constitution confers the power for the assessment of privately owned houses or tenements for the purpose of levying such rates as may be prescribed by the House of Assembly of a State on the local government.
The above provision means that State legislation must prescribe and authorise the charge, while the local governments are the sole beneficiaries.
GROUND RENTS
Ground rents are rent paid, usually annually, by the owner of a building to the owner of the land on which it is built. It is usually charged by the Governor of a State for a grant of right of occupancy. There is also an annually rent on the right and the Governor could revise the rent – section 5 of the Land Use Act.
CONSENT FEES
These are usually not applicable to all property owners but only those seeking to dispose or in any way, transfer their property. The rate charged varies in different States. In some States, it is a requirement for the grant of consent of the Governor of a State for alienation of property subject to a right of occupancy under section 22 of the Land Use Act and also for registering any deed of transfer or mortgage or lease.
The rate chargeable as consent fee depends on the scale adopted in a particular State, but it is mostly between 3% - 5% of the consideration paid on the property transaction.
REGISTRATION FEE
This is a registration rate paid for the grant of consent of the Governor of a State for alienation of property subject to a right of occupancy.
The Land Use Act does not mandate the payment of consent fee or registration fee, which is clearly an administrative act of the Governor of a State or his Commissioner, but many States make it a point of practice.
LIABILITY FOR FAILURE TO PAY TAXES
There are certain civil and criminal penalties that are imposed where taxes are not paid. Unpaid taxes could be recoverable as debt; it remains tax and the fact that it is recoverable as debt does not change its character as proceeds of tax – Attorney-General Lagos State v. Eko Hotels Ltd. (2008) All FWLR (Pt. 398) 235.
The following are situations that may occur when there is failure to pay tax –
1.      Failure to pay tax attracts criminal penalty. Section 40 of the Federal Inland Revenue Service (FIRS) (Establishment) Act No. 13 of 2007 provides that any person who being obliged to deduct any tax, but fails to deduct or having deducted, fails to pay to the Service within 30 (thirty) days from the date the amount was deducted or the time the duty to deduct arose, commits an offence and shall upon conviction be liable to pay the tax withheld or not remitted in addition to a penalty of 10 (ten) percent of the tax withheld or not remitted per annum and interest at the prevailing Central Bank of Nigeria minimum re-discount rate and imprisonment for a period of not more than 3 (three) years.
Also, section 76(4) of PITA provides that where a notice of demand is served on a person to pay income tax and he fails to do so within 1 (one) month of the service of the notice on him, he shall be guilty of an offence. Where a person contravenes the provisions of PITA or any rule or regulation made under it, he is liable on conviction to a fine of N200 (Two hundred naira); and a further fine of N40 (Forty naira) will be paid daily if the offence has to do with failure to furnish a return, statement or information or to keep records and in default of payment, a punishment of imprisonment for 6 (six) months – section 94(1) of PITA.

2.      Any person who gives false information on his tax liability or obtains a TCC through misrepresentation, forgery or falsification will be liable on conviction to a fine of N500 (Five hundred naira) plus twice the tax payable by him or to imprisonment for a term of three years or to both such term and imprisonment – section 85(7) of PITA.

3.      Where a person fails to pay tax, the chattels, lands and other assets of such person may be distrained in order to satisfy the sums that are outstanding against such person. However, it only occurs where assessment is final and conclusive and a demand notice has been served on such person – section 104 of PITA.
ETHICAL ISSUES
1.      A solicitor should advise his clients on reasons why they should pay their taxes not forgetting to tell such client or clients the effect of not paying.
2.      A Solicitor should not refrain from paying his taxes collected from his professional services.






COMPUTATION OF CAPITAL GAIN TAX BASE ON CASE STUDY 5
Chief Alabi Yahaya bought a plot of land from Lagos State Government in 1990 for N50,000.00 (Fifty thousand naira). He completed a building consisting a block of 4 flats (3 bedroom each). He spent N950,000.00 (Nine hundred and Fifty thousand naira) to complete the project. In 2007, he sold the block of flats to Madam Ayinke Gbajumo, the Iyaloja of Mushin market, Lagos for N4 Million (Four million naira).
Omowe, Esq. is the solicitor handling the sale on behalf of the parties. He advised Chief Yahaya not to pay any taxes. Madam Gbajumo wants the sale perfected as quickly as possible as she wants to apply for a mortgage facility from Sky Bank Plc and the  block of flats is to be used as security. Madam Gbajumo has asked Omowe Esq. To do everything possible to assist her so that she does not pay consent and registration fees to government.
The assessment and computation of the Capital Gains Tax (CGT) in respect of the above transaction may be as follows –
DISPOSAL OF A BLOCK OF 4 FLATS
1.      Consideration received           -           N4 Million.
2.      Cost of purchase of property  -           N50,000
3.      Gain made                               -           N3,950,000

Less                            

a)      Building of 4 flats             -           N950,000
Total allowable expenditure                -           N950,000
Gain made minus Total allowable income =                N3,950,000
          – N950,000
          = N3,000,000
CGT ten per cent (10%) of N3,000,000 (N3 Million) = N300,000 (Three hundred thousand naira).
Therefore, Capital Gain Tax (CGT) payable is N300,000.


N. B: in computing Capital Gains Tax (CGT), the difference in the cost of acquiring the asset and the consideration received when disposing it is calculated, after taking into account any allowable expenses

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Saturday, 31 May 2014

ELECTION PETITION: MEANING AND GENERAL PRINCIPLES IN NIGERIA


ELECTION PETITION

MEANING AND GENERAL PRINCIPLES
Election Petition is a petition complaining of an undue election or undue return of a candidate at a general election. It is about the process of the election itself. Anything outside that does not come under election petitions. If it has to do with happenings within a political party, they are intra party disputes. Section 140(1) of the Electoral Act, 2006; ANPP v. INEC (2004) 7 NWLR (Pt 871) 16.
Government and political offices are filled by means of elections; whilst actions instituted for challenging the validity of an election or disputing the return of a candidate are commenced by petitions.
Election petition is a special proceeding guided by a particular electoral law under which the election was held. Thus, it is a proceeding that is sui generis – Yahaya v. Aminu (2004) 7 NWLR (Pt. 871) 159 at 181; Buhari v. Yusuf (2003) 14 NWLR (Pt. 841) 466 at 536.
LAWS REGULATING ELECTION PETITIONS
1.      The 1999 Constitution;
2.      The Electoral Act 2006; and
3.      Federal High Court Rules.