4639/98 BLUECREST HOLDINGS PTY LTD V KARREN HOLDINGS PTY LTD & MINSKIE HOLDINGS PTY LTD
JUDGMENT
1 Proceedings numbered 3978/98 were commenced in the Equity Division by Summons filed on 18 September 1998 by Australian Security Estates Pty Ltd (ASE). The defendants to that Summons are Bluecrest Holdings Pty Ltd (In Liquidation) (Bluecrest) and John Edward Star (Mr Star). Mr Star was appointed liquidator of Bluecrest on 3 July 1998 by resolution in a voluntary winding up.
2 The Summons sought orders that Bluecrest withdraw two caveats over two properties owned by ASE and that Mr Star sign and deliver such withdrawals to ASE. The Summons also sought leave pursuant to s 471B of the then Corporations Law to proceed against Bluecrest.
3 On 17 December 1998 the Court granted leave to Bluecrest and Mr Star to file a Defence and Cross-Claim and to join Atifame Pty Ltd (Atifame) as second cross-defendant. On the same date Bluecrest filed a Defence and Cross-Claim in which the cross-claimants were named as Bluecrest and Star and the cross-defendants were named as ASE and Atifame. The Cross-Claim sought declarations that ASE was indebted to Bluecrest and that Bluecrest had a caveatable interest in a property owned by ASE. It also claimed in damages.
4 Proceedings numbered 4639/98 were commenced on 13 November 1998 in the Equity Division by Summons filed by Bluecrest as plaintiff against Karren Holdings Pty Ltd (Karren Holdings) and Minskie Holdings Pty Ltd (Minskie Holdings) as defendants. Bluecrest sought orders extending two caveats over two properties owned by Karren Holdings and Minskie Holdings.
5 On 11 December 1998 the Court granted leave, by consent, to Karren Holdings and Minskie Holdings to join Mr Star as a cross-defendant to the proceedings and to file and serve any Cross-Claims against Bluecrest and Mr Star by 16 December 1998. It is apparent that although leave was granted no such Cross-Claims were ever filed.
6 On 17 December 1998 the Court granted leave to Bluecrest to file an Amended Summons in 4639/98 which added a claim for damages. The Court also made consent orders that proceedings 3978/98 and 4639/98 be heard together and that the evidence in one be evidence in the other. The Court also ordered, by consent, that both proceedings be referred pursuant to Pt 72 of the Supreme Court Rules to Mr Colin J Walker for enquiry and report into certain questions in relation to building and accounting issues in relation to building work which had been performed by Bluecrest on five properties. Two of these properties were owned by ASE, one was owned by Atifame, one was owned by Karren Holdings and another was owned by Minskie Holdings. ASE, Atifame, Karren Holdings and Minskie Holdings have been referred to throughout the proceedings as the owner companies or the Byrnes Group.
7 Mr Walker resigned as Referee and on 10 March 1999 I made consent orders referring the whole of both proceedings to the Honourable Andrew Rogers QC (the Referee) for enquiry and report. The orders included orders that Bluecrest and Mr Star file and serve Points of Claim, that the Byrnes Group file and serve Points of Claim and Points of Defence to Bluecrest and Mr Star's Points of Claim and that Bluecrest and Mr Star file and serve Points of Defence to the Byrnes Groups Points of Claim.
8 The Byrnes Group claimed (a) damages and other monies from Bluecrest arising out of alleged breaches by Bluecrest of building contracts between it and each of the companies in the Byrnes Groups; (b) damages from Bluecrest arising from the lodgment of caveats by Bluecrest over the properties the subject of the building contracts and (c) damages from Mr Star arising from the lodgment by Bluecrest of the same caveats.
9 Bluecrest and Mr Star claimed against each of the companies in the Byrnes Group (a) damages, referred to as a claim in debt, or a quantum meruit in respect of building work carried out by Bluecrest for each of the companies in the Byrnes Group; (b) interest; (c) costs and (d) an extension of the caveats lodged by Bluecrest over the five properties the subject of the four building contracts.
10 On 19 May 1999 the Referee issued his First Interim Report which was adopted by the Court on 8 June 1999. By the adoption of that report the Referee's finding that the building contracts were made on the dates which they bore was adopted. This was a finding adverse to the contention of the Byrne Group that the building contracts were entered into other than on that date. The significance of that finding was that the insurance provisions of the Home Building Act 1989 (NSW) (the Act) which came into force on 1 May 1997 did not operate in relation to the contracts other than the contract between Bluecrest and Atifame.
11 The matter proceeded before the Referee and on 29 August 2000 he published a Second Interim Report. That report records the Referee's decision that Bluecrest had breached s 7(2)(a) of the Act in that the contract did not contain the name of the person holding the relevant licence. The effect of such a finding is that, pursuant to s 10(3) of the Act, Bluecrest is not able to maintain any contractual claim but is able to make a quantum meruit claim. A further consequence of that finding is that Bluecrest had no caveatable interest in the properties.
12 The Referee published a Third Draft Interim Report in November 2000. That report was not signed by the Referee until 20 March 2002. There is nothing before me to explain why such a delay occurred. That report records the Referee's decision that the Byrne Group is liable to pay approximately $520,000 to Bluecrest, subject to the Byrne Group's claims for cost overruns and damages. The Byrnes Group's claims were stood over by the Referee pending the adoption of the Reports.
13 Bluecrest was in liquidation when both sets of proceedings were commenced. Orders pursuant to s 471B of the then Corporations Law, granting leave to commence or continue proceedings against Bluecrest were made as follows:
(a) On 18 September 1998 Hodgson CJ in Eq granted leave to ASE to commence and continue proceedings up to and including 22 September 1998;
(b) On 6 October 1998 Registrar Berecry granted leave to ASE to continue proceedings up to and including 30 September 1998. It appears that no order was made in relation to the period 22 September to 6 October 1998;
(c) On 30 October 1998 Registrar Berecry granted leave to ASE to continue the proceedings up to and including 13 November 1998;
(d) On 13 November 1998 Registrar Berecry granted leave to ASE to continue the proceedings up to and including 11 December 1998;
(e) On 11 December 1998 Registrar Berecry granted leave to Karren Holdings and Minskie Holdings to commence and continue proceedings until further order.
14 Of the four companies in the Byrnes Group only Karren Holdings and Minskie Holdings currently have leave to continue proceedings against Bluecrest and that order was granted until further order. ASE has not had any leave to continue the proceedings against Bluecrest and Mr Star since 11 December 1998 and Atifame has never been granted any leave to commence or continue proceedings against Bluecrest.
15 ASE went into liquidation on 3 March 2000 and the other three companies in the Byrnes Group went into liquidation on 11 September 2000. No leave has been granted to Bluecrest or Mr Star to continue the proceedings against the Byrnes Group. These liquidations occurred after the Referee had completed the hearing of the referral, except the Byrnes Group's claims for cost overruns and damages, but before he issued his Third Draft Interim Report.
16 It is unsatisfactory that ASE did not obtain leave to proceed against Bluecrest before the matter was referred to Mr Walker in December 1998 and to the Referee in March 1999. The purpose of a provision by which a party is able to obtain leave has been referred to in a number of cases: Re David Lloyd and Co (1877) 6 Ch D 339 and JJ Leonard Properties Pty Ltd v Leonard (WA) Pty Ltd (1986) 11 ACLR 224. McPherson J in Ogilvie-Grant v East (1983) 7 ACLR 669, in dealing with a stay of proceedings in a compulsory winding up, said that without the relevant restriction a company in liquidation would be subjected to a multiplicity of actions, both expensive and time-consuming as well as in some cases unnecessary (at 672). His Honour continued:
It, of course follows that it is quite impossible to state in an exhaustive manner all the circumstances in which leave to proceed may be appropriate, but in the past they have been said to include factors such as the amount and seriousness of the claim, the degree of complexity of the legal and factual issues involved, and the stage to which the proceedings, if already commenced, may have progressed.
17 Lehane J in Meehan and Anor v Stockmans Australian Café (Holdings) Pty Ltd and Anor (1996) 22 ACSR 123 referred to other factors that may be taken into account in deciding whether to grant leave, including where a great deal may have been done and substantial costs incurred, which if leave were not granted, would be wasted (at 127).
18 Bluecrest was granted leave for the limited purpose of arguing the Motion which seeks to restrain the Byrnes Group from proceeding with a Motion filed 19 April 2002 in which it seeks orders for the adoption of the Referee's Second and Third Interim Reports. The Byrnes Group Motion was placed in the Short Matters List and called on for hearing before me on 7 May 2002. Mr Pesman, of counsel, appeared for the Byrnes Group and Mr Carnovale, of counsel, appeared for Bluecrest and Mr Star.
19 Bluecrest submitted that the Byrnes Group should be restrained because all parties are now insolvent and it is an agreed fact that there is no possibility that any party could recover any judgment from any opposing party. Mr Pesman candidly admitted that the only reason his clients are pursuing any application to adopt the Reports and to proceed with the litigation is to attempt to obtain a costs order against Mr Star personally. In this regard I have already made a consent order granting Mr Star leave to discontinue his Cross-Claim, as second cross-claimant, in 3978/98. Mr Pesman submitted that any entitlement his clients may have against Mr Star "arises not because he is a party to the proceedings but as a result of his position as liquidator of Bluecrest" (para 6(c)). The Byrnes Group are pursuing Mr Star as a non-party, notwithstanding that he was joined as a defendant in 3978/98 in which an order was sought requiring him to sign and deliver withdrawals of caveats. The Motion has been argued on the basis that the costs order that would ultimately be sought would be against a non-party.
20 Bluecrest does not move to have the Referee's Reports adopted and the Byrnes Group moves to have only parts of the Reports adopted and only for the purpose of enabling it to pursue its claims for costs of completing the projects before the Referee and of pursuing Mr Star for costs.
21 The nature of the proceedings essentially involved building disputes with Bluecrest as the Builder and the Byrnes Group as the principal. It is apparent from the material before me that in December 1997 the Byrnes Group effectively took over the building sites from Bluecrest, utilising the equipment already on site and paying Bluecrest's subcontractors directly. The Referee found:
In the light of all of the evidence, the Byrnes Group contracts were not progressing to achieve Practical Completion within the specified periods even prior to December 1997 when the non-payment of progress certificates became acute I am not prepared to report that the non-payment of monies by the Byrnes group entitled Bluecrest to the necessary extensions of time.
22 Mr Pesman submitted that such a finding means that Bluecrest had not proceeded with the contract with due diligence. There was in respect of one of the properties a substantial discrepancy between the actual location of a building slab and the site where it should have been located. The Referee described this error as "so gross that all other things being equal the notice in respect of "that project " was well founded when taken with other defects in workmanship."
23 On a second project the siting of the boundary set back was wrong and the ground floor slab was out of place. There were also no emergency exits from the car park and the internal walls, both in the garage and the upstairs unit, were positioned incorrectly. The Referee found that these defects were "incapable of remedy" and "which again, all other things being equal, would have properly grounded a notice terminating employment". The Referee found that the defects in workmanship at two other sites were sufficiently serious as to warrant notice to terminate Bluecrest's employment.
24 Section 5 of the report is headed "Was Giving Notices Reasonable and in Good Faith?" The Referee stated that the Byrnes Group was required to act reasonably in giving a termination notice and referred to Renard Constructions (ME) Pty Ltd v Minister for Public Works (1992) 26 NSWLR 234 as authority for that proposition. The Referee concluded that the Byrnes Group had not acted reasonably in issuing the Notices of Intention to Determine and the Notices Determining Bluecrest's Employment and noted that Bluecrest was undoubtedly behind in the execution of the contracts and at least so far as two of them were concerned, it had failed to act in a competent manner.
25 The Referee said:
Nonetheless, any question of increase in progress of work after December 1997 did not rest with Bluecrest but with the Byrnes Group as it was controlling both the sites and payments. Thus, when the Notices of Termination were given on 19 February 1998, the Byrnes Group had been in control for at least 2 ½ months … the question remains whether the Byrnes Group, acting reasonably, could in good faith give the Notices of Termination of employment in mid-February. To all intents and purposes, it had terminated the employment of Bluecrest two and a half months earlier but, by not giving notice then, it had Bluecrest continuing to work on the projects for the additional period accumulating liabilities to the subcontractors to the extent that the Byrnes Group had not paid them directly. As well, Bluecrest continued to have its fixed overhead expenses including site managers. By making the payments direct to subcontractors the Byrnes Group was denying to Bluecrest its profit component in the progress certificate issued by the WT Partnership and thereby aggravating its cash flow problems.
Many of the defects alleged it was said were capable of rectification by the subcontractors concerned. However, by taking over the sites the Byrnes Group denied Bluecrest the opportunity of instructing the subcontractors to carry out any necessary rectification work and apparently did not itself require the subcontractors to do so.
The Notices were not issued reasonably or in good faith but were a means of the Byrnes Group avoiding its obligations on the one hand and obtaining the infrastructure of Bluecrest.
… The clear choice that was made by the Byrnes Group was to take over direction and control of the work that was subsequently carried out, in respect of which progress certificates were issued and a claim of set-off made for the cost of the work. That was a clear election or, if you will, acceptance of the benefit of the work.
Again the material which was on the site and not yet affixed was utilised by the Byrnes Group. There was certainly freedom to accept or reject the use of material. The submission that there was no acceptance of the work done by Bluecrest owes everything to the ingenuity of counsel and nothing to the actions of the Byrnes Group.
In the circumstances, the Notices were each invalid. Bluecrest is entitled to maintain its claim in quantum meruit in respect of the projects excluding Mount Colah.
26 The Referee then considered the quantum meruit claim made by Bluecrest and set out the amounts falling due to be paid by members of the Byrnes Group to Bluecrest under that heading. There is no challenge to the quantum meruit findings of the Referee. It is conceded by Mr Pesman that if Section 5 of the report remains and is adopted by the Court any further claims by way of costs overruns of his client will fall away.
27 All of this seems now to be fairly academic. But for the claim the Byrnes Group might make against Mr Star personally to pay its costs it is conceded that no parties will be able to recover any judgment or any costs. The question for determination in this Motion is whether in these circumstances, the proceedings should continue.
28 Section 76(1) of the Supreme Court Act 1970 (NSW) provides that subject to the Rules costs are in the discretion of the Court. Pt 52A, rule 4 limits the circumstances in which costs may be awarded against a person who is not a party. Rule 4 provides relevantly: