The proposed further amended statement of claim
4 The proposed further amended statement of claim can be summarised as making the following material allegations.
5 There was a construction loan agreement between Lauvan and Mittabell, as lenders, to fund the construction of a residential apartment project in South Townsville known as the Allure Apartments. The developer, and borrower under the construction loan, was South Townsville Developments Pty Ltd (ST). Repayment of moneys advanced under the construction loan was secured by a first registered mortgage in favour of Lauvan and Mittabell over the development property which was owned by ST. It is pleaded that Mr Danesi was the sole director of Lauvan and Mittabell.
6 On 20 February 2015, ST agreed to sell seven of the residential units in the Allure Apartments to AB Veritas Pty Ltd for $3,080,000. In return for a discharge of their mortgages over the seven units, Lauvan and Mittabell required a reduction of the debt owed to them by ST under the construction loan by an amount of $2,450,000.
7 Although not forming part of the proposed amended pleading, it is common ground that AB Veritas was owned by Aidan Bega, Mrs Bega's son.
8 Having no assets of its own to fund the purchase, on 6 March 2015 AB Veritas obtained approval from Arch Finance Pty Ltd for a loan of $1,820,000 (subsequently reduced to $1,450,000).
9 On 2 April 2015, Mrs Bega agreed in writing with Lauvan and Mittabell to borrow $1,000,000 from them, with Aidan Bega, AB Veritas and ST as guarantors, for the purpose of assisting Mrs Bega with short-term on-lending to family members for proposed commercial investment opportunities (Loan Facility). Mrs Bega granted a first registered mortgage over a property at Denham Court in favour of Lauvan and Mittabell as security for the Loan Facility.
10 Mrs Bega used the $1,000,000 loan funds to assist AB Veritas with payment of the purchase price under the sale contract for the seven units.
11 As at 2 April 2015, the total funds available to AB Veritas to settle the purchase of the seven units was $2,450,000, being $1,450,000 from Arch Finance and $1,000,000 from Mrs Bega.
12 Under the direction of and in accordance with the wishes of Mr Danesi, the following steps were taken in preparation for settlement of the sale on 2 April 2015:
(1) Ross Stathakis was provided with a bank cheque for $1,395,000 by Lauvan and Mittabell made payable to Lauvan;
(2) Lauvan and Mittabell funded the cheque as to $1,000,000 from the loan facility to Mrs Bega which they directed her to draw down on, and as to $395,000 from their own funds.
13 At the settlement conference in Brisbane on 2 April 2015:
(1) Mr Stathakis presented the bank cheque in the sum of $1,395,000;
(2) Arch Finance handed to Mr Stathakis a bank cheque in the sum of $1,450,000 in favour of Lauvan;
(3) a discharge of the mortgages over the seven units was handed to Arch Finance's representative, together with a signed transfer in registrable form, and the duplicate certificate of title; and
(4) the shortfall on the full purchase price was accepted by ST.
14 After completion, Mr Stathakis took the two cheques that had been presented at completion, totalling $2,845,000, and they were deposited to the account of Lauvan.
15 Mrs Bega subsequently defaulted on her Loan Facility from Lauvan and Mittabell who exercised their powers of sale under the mortgage of the Denham Court property and sold it. The mortgage sale resulted in the discharge of the amount owing and yielded a surplus.
16 The payment of the $395,000 referred to at [12(2)] above, which is referred to as the Round Robin payment (on account of it being drawn on Lauvan and Mittabell and repaid to them but reflected as part payment of the purchase price of the seven units and part discharge of the amount owing under the mortgages of the units), was made in the course of trade or commerce.
17 It is pleaded that by making the Round Robin payment, Lauvan and Mittabell engaged in misleading or deceptive conduct or in conduct that was likely to mislead or deceive contrary to s 18 of the Australian Consumer Law (ACL) (Competition and Consumer Act 2010 (Cth) Sch 2).
18 It is also pleaded that Mr Danesi was knowingly concerned in or aided and abetted Lauvan and Mittabell in the pleaded misleading and deceptive conduct. On that basis it is pleaded that Mr Danesi is also liable for Lauvan and Mittabell's contravention of s 18 of the ACL.
19 It is pleaded that by reason of the contravention of s 18 of the ACL, Mrs Bega has suffered loss and damage on the basis that had the Round Robin payment not been made then the sale of the seven units would not have been completed and the loan advance to her of $1,000,000 under the Loan Facility would immediately have been repaid. On that basis, the Denham Court property would not have been sold.