ASIC's Evidence
50 ASIC, at the Penalty Hearing, tendered a substantial number of documents in the Court Book which were identified in a list of material relied upon which was submitted to chambers during the first day of the hearing on 29 September 2021 and marked P-1. These documents were collectively tendered as a single exhibit. ASIC also read [1]-[5], [9] and [10] of the Third Affidavit of Mr Tracy sworn 22 September 2021 as well as Annexure "JMT8", being a copy of the Second Supplementary Report dated 14 September 2020 of Mr Tracy (Tracy Second Supplementary Report).
51 Mr Tracy's Second Supplementary Report provided comments on, and set out his opinions with respect to six issues:
(1) a typographical omission, relating to a missing comma;
(2) the "compliant third class of asset" for the M Core Fixed Income Notes as described by Mr Mawhinney in his affidavit dated 8 September 2020;
(3) the assertion by Mr Mawhinney in his affidavit dated 8 September 2020 that the units in the unit trust are a valid security;
(4) the assertion by Mr Mawhinney in his affidavit dated 8 September 2020 that Mr Tracy's First Expert Report contained certain errors;
(5) the assertion by Mr Mawhinney in his affidavit dated 8 September 2020 that Mr Tracy's First Expert Report incorrectly asserted that there were instances where Core Notes did not maintain first-ranking security over assets; and
(6) the assertion by Mr Mawhinney in his affidavit dated 8 September 2020 that Mr Tracy was misinformed as to the security structure of the Mayfair Products.
52 As to the typographical omission, Mr Tracy deposed that he did omit to include a comma and that this should be corrected. Mr Tracy however did not waiver with respect to the substance of his findings, in particular, that PAG Holdings (Australia) Pty Ltd (PAG), as security trustee (with one exception) did not hold direct first-ranking asset security over the Australian real property assets which were the primary assets of each trust.
53 As to the "compliant third class of asset" described by Mr Mawhinney in his affidavit dated 8 September 2020, Mr Tracy deposed that the security was appropriately described by him in his First Expert Report as well as his First Supplementary Report dated 12 August 2020 (First Supplementary Report). Mr Tracy deposed that the observations made by Mr Mawhinney, in his 8 September 2020 Affidavit did not change his opinion, as expressed in his First Report and First Supplementary Report, in particular, that PAG, as security trustee did not hold direct first-ranking asset security over:
(i) the Australian real property assets which are the primary assets of a number of the trusts (with one exception); or
(ii) loans advanced which are the primary assets of Jarrah Lodge Unit Trust No 1 (JLUT).
54 Mr Tracy maintained that it was unclear if PAG, as security trustee, had security over deposits paid for Australian real property assets.
55 As to Mr Mawhinney's assertion that the units in the unit trust were a valid security, Mr Tracy noted that, as it appeared to him, there were many instances where the security was put in place after the relevant dates, and sometime after each relevant property was acquired, deposits paid, or the loans were advanced. Mr Tracy deposed that the implication of this delayed securitisation is that, in many instances at the time when the Core Note investor funds were used to acquire and make deposits on Australian real property, Sunseeker Holdings Pty Ltd (Sunseeker Holdings) had not yet entered into a Specific Security Deed (SSD) or registered its security over the units in the majority of trusts on the Personal Property Securities Register (PPSR). Mr Tracy deposed that this meant that its interests were likely to be unsecured at the relevant dates and that all other dates leading up to the registration of the relevant property on the PPSR. Mr Tracy maintained that his opinion did not change with respect to the nature of the security over the Australian real Property assets and the loans advanced which are the primary assets of JLUT. Mr Tracy maintained that, based on the information made available to him, it was unclear if PAG, as security trustee had security over deposits paid for Australian real property assets.
56 As to the assertion by Mr Mawhinney in his affidavit dated 8 September 2020 that Mr Tracy's First Expert Report contained certain errors, Mr Tracy noted that, while the missing comma should be corrected, the observations made in the Mawhinney Affidavit did not change the opinions as expressed in his First Expert Report and First Supplementary Report, in particular, that PAG, as security trustee (with one exception) does not hold direct first-ranking asset security over the Australian real property, whether acquired or deposits have been paid, nor loans advanced, which are the primary assets of each trust. Mr Tracy described the existence of other securities, including the security over the units in the trusts held by Sunseeker Holdings and granted in favour of the security trustee, PAG at 4.12 to 4.46 of his First Expert Report and 3.10 to 3.21 and 3.24 of his First Supplementary Report, and maintained this was correct.
57 As to the assertion by Mr Mawhinney in his affidavit dated 8 September 2020 that Mr Tracy's First Expert Report incorrectly asserts that there were instances where Core Notes did not maintain first-ranking security over assets, Mr Tracy maintained that these assertions did not change his opinion with respect to his views on the nature of the security over the real Australian real Property assets and the loans advanced which are the primary assets of JLUT. Mr Tracy maintained that, based on the information made available to him, it was unclear if PAG, as security trustee has security over deposits paid for Australian real property assets.
58 As to the assertion by Mr Mawhinney in his affidavit dated 8 September 2020 that Mr Tracy was misinformed as to the security structure of the Mayfair Products, Mr Tracy maintained that the value of the units in each trust is directly referable to the value of the underlying real property less and any prior ranking security interest registered over the relevant property, deposits paid on real property assets, the recoverable value of loans advanced and other liabilities in the trust. Mr Tracy noted that a further relevant consideration is whether the security that exists, is valid and enforceable at the dates when Core Note investor funds were used to acquire the real property and make deposits on Australian real property assets, or loans were advanced. Mr Tracy maintained that the previous findings that he made in his First Expert Report, with respect to the timing of when the security documents appeared to be entered into and registered on the PPSR, compared to the time when Core Note investor funds were used to acquire real property and make real property deposits and loans advanced.
59 Mr Tracy was required by the Defendants to attend for cross-examination. Mr Tracy maintained what he previously stated in his expert reports and did not waiver in the views that he previously expressed. In summary, Mr Tracy confirmed the expert opinion that he gave in his Expert Reports. Mr Tracy gave the following evidence:
(a) Mr Tracy said that his role, as an independent expert witness, was to describe the existence of the security arrangements, and to independently confirm, by reference back to various registers, what security existed at the relevant dates.
(b) Mr Tracy said that his expert reports described the registration of securities and also expressed opinions on enforceability and validity.
(c) Mr Tracy said that the opinions which he expressed in his expert reports were based on his review of the documents that were made available to him in his review, and that he was confident in the opinions that he made in respect of those documents.
(d) Mr Tracy gave evidence that the Core Notes were not generally supported by first-ranking unencumbered asset security.
(e) Mr Tracy said that he expressed significant concerns around the existence of the security, over which the Core Notes were held. Mr Tracy stated that there was a risk that prior registered security holders may be able to escalate their facilities, and that this could lead, potentially, to the appointment of receivers, which ultimately did occur after he had prepared his First Expert Report.
(f) Mr Tracy also said that he expressed concerns in relation to the properties which were acquired in the Mission Beach region, which occurred in a relatively short period of time. Mr Tracy stated that the acquisition of properties in this manner led to a commensurate increase in the value of the properties at that time.
(g) Mr Tracy said that he was concerned about the financial capacity of some of the parties to be able to repay their loans and, in particular, Eleuthera which, based on his review of its balance sheet, showed a negative net asset position indicating a potential issue around the repayment of that loan.
(h) Mr Tracy noted that, in his First Expert Report, he raised concerns about the basis of the four per cent uplift in values that was applied by M101 Nominees in its report to the security trustees, and Mr Tracy also stated that he subsequently expressed concern around the basis of the uplift that was applied to the Dunk Island assets. Mr Tracy stated that these initial concerns had been proven correct given the appointment of the receivers, and then consequently the default interest rate of 48 per cent which is now being charged by Naplend Pty Ltd (Naplend).
(i) Mr Tracy noted that the security which was put in place with respect to a number of the assets, was only done so after the date that the asset was acquired, or it was not registered at the time the assets were acquired. Mr Tracy noted that he raised concerns about the fact that property was acquired using investor funds, and that he did raise this concern with ASIC.
(j) As to the investment scheme and the purchase of property in Dunk Island, it was put to Mr Tracy that the COVID-19 pandemic had a negative impact on tourism to that region and, as a result there was a commensurate negative impact on the ability for property in that area to generate income and capital growth. Mr Tracy considered that it was too far a stretch to conclude that the presence of the pandemic would significantly impact the value of these assets. Mr Tracy pointed to the fact that property prices in many markets, including in many regional markets, significantly increased throughout the pandemic. Mr Tracy considered that it was clear that regional tourism experienced a strong growth during the pandemic, particularly in Queensland. Mr Tracy said that Dunk Island was significantly impacted by Cyclone Yasi and was not a tourist destination at that time, and he was not aware of any significant operations at Dunk Island at that time.
(k) Mr Tracy was asked to assume certain facts and was posed questions in relation to the operations of Eleuthera and the flow of funds between that entity and other entities in the Mayfair Group as well as the ownership structure of these entities.
(l) Mr Tracy said that if Eleuthera was acting as the treasury entity in the Mayfair Group, the transfer of moneys from the noteholders to the various trusts within that group should have been secured, and that any entity in a corporate group that acts as a treasury entity should have such security in place.
(m) As to the value of any security over the debts that were owed to Core Notes investors, pursuant to 2.2(b)(iii) and 2.2(d)(iii) of the First Expert Report, Mr Tracy stated that the form of security was described at 4.8 of this report.
(n) Mr Tracy was asked a series of questions in relation to the security arrangements and the nature of the assets that were secured by the charges in the unit trust. Mr Tracy stated that the real estate was not directly secured and that the investor money which was used to acquire the real estate was ultimately mortgaged to Naplend. Mr Tracy maintained that this is what was described in the reports of the security trustee and what he relied upon when forming conclusions which ultimately made up his reports. Mr Tracy identified that any value which could be ascribed to the units would be an amount which would include the property, less any liabilities against that property. Mr Tracy maintained that the properties that were held by the unit trust had some value based on the representations that were made in the reports of the security trustee, but maintained that he was unable to confirm the value of the properties.
(o) It was put to Mr Tracy that paragraph 16 of his First Expert Report, which had a missing comma misled him into believing that there were two classes of assets, being Australian real estate and cash. Mr Tracy disagreed with that assertion. Mr Tracy said that he filed a further affidavit with respect to that specific question where he acknowledged that there appeared to be a typographical error, but, in any case, it did not impact the analysis that he undertook and what he represented in respect to the security that related to the trusts.
(p) Mr Tracy said that what had been represented to him was that the investor funds had been used to acquire real estate, pay deposits, and make loans, but that the principal asset, was the real estate. Mr Tracy stated that his concern was that the real estate was left in a position where it was able to be mortgaged to a third party, and the lack of security back to the investors over that property created a significant security risk for those investors.
60 The Defendants' senior counsel, Mr Pearce SC, submitted in final address, that I should not accept the evidence of Mr Tracy nor the opinions which he expressed in his expert reports. I do not accept that submission. I found Mr Tracy to be a considered and careful witness. Mr Tracy did not resile from the opinions which he expressed in his First Expert Report dated 12 June 2020, First Supplementary Report dated 12 August 2020, Second Supplementary Report dated 14 September 2020, Third Supplementary Report dated 10 December 2020 and Fourth Supplementary Report dated 20 September 2021 (collectively, Expert Reports) under cross-examination.
61 I accept the evidence Mr Tracy gave and the expert opinions expressed by Mr Tracy in his Expert Reports.