(1) Mr Williams did not prepare his report with a conscious appreciation of the obligations imposed by Schedule K (which was applicable at the time it was prepared) or Schedule 7 (which is applicable now).
(2) There is a real difference between the role of an expert retained to advise a client and the role of an expert engaged to give evidence. The former owes his or her primary obligation to the client; the latter owes his or her primary obligation to the Court. It cannot be assumed that those obligations are identical, or that in any given case performance of them would lead to the same outcome in terms of opinion.
(3) For the reasons given by Einstein J in Cassegrain and Campbell J in United Rural Enterprises , there is a real risk that an expert who has not prepared a report under the discipline of the applicable schedule will form an opinion from which, thereafter, he or she would find it difficult to retreat, even if circumstances arise that might raise this as a possibility.
(4) An expert retained to advise a client is not usually confronted with alternative expert evidence. An expert retained to give evidence usually is. In the latter case, the expert's obligations under the applicable schedule require that he or she consider the alternative material, and reconsider his or her position in its light.
(5) Under the usual order for hearing that applies in the Commercial and Technology and Construction Lists, experts are required to confer with a view to defining, refining and where possible limiting the real issues in dispute between them. The ordinary workings of the human mind to which Campbell J pointed in United Rural Enterprises at para [15] might make this process more difficult for an expert who did not start out with an appreciation of his or her obligations under the applicable schedule.
(6) In those circumstances, I think that there is a real risk of significant prejudice to Kimberly if the Colliers material is admitted to prove Mr Williams' opinions.
(7) That prejudice is exacerbated because Mr Williams is not available for cross-examination.
(8) Further, the agreement between Messrs Hillier and Feilich, which appears to draw a distinction between a valuation report and the exercise undertaken by Mr Williams, and which implicitly suggests that the latter is not to be regarded as a valuation, enhances the risk of prejudice.
15 I should also note that in Portal Software, Brereton J at [5] noted that in commercial cases (and in my view in proceedings such as this in the Technology and Construction List) "a higher degree of alertness to strict compliance with procedural requirements may be insisted upon". That was said with reference to the decision of Einstein J in Commonwealth Development Bank of Australia Pty Ltd v Cassegrain [2002] NSWSC 980: a decision that I considered in Investmentsource.
16 Balancing those factors as best I can in this case, and acknowledging the submission that even the affidavit does not suggest that the terms of the Code of Conduct were present to Mr Ryder's mind when he did whatever it was that he did by way of authorising or in preparation of the report, I think that the exercise of the discretion requires that the report should be admitted. It would be otherwise if there were some hotly contested issue in relation to the evidence conveyed by the report; but I infer, from the absence of any opposing evidence, that there is not. Equally, it seems to me, it would be an injustice to permit the defendants to do as at least some of them have done, and use parts of the report for their own purposes, but at the same time deny the plaintiff the use of the report in whole.
17 I am not to be taken as condoning any practice of ex post facto adoption of the requirements of the Code of Conduct. On the contrary, I acknowledge, and adhere to, the proposition that exceptional reasons must be shown why the Court should sanction departures from the requirements of r 31.23. I adhere also to the proposition that the Court should be even more careful, or vigilant, in cases in specialist lists. That is because it is entitled to expect that practitioners in those lists are aware of all relevant requirements, including the requirements of r 31.23. Although it appears that the plaintiff's solicitors may not have possessed that degree of awareness in this case - or if they did, there has been no explanation offered of the departure from the rule - the reasons that I have given suggest to me that the consequences of their apparent ignorance should not be visited, by way of some punishment, on the plaintiff.
18 I referred above to other suggested deficiencies in the report, including, as I have said, some concern that Mr Ryder might not have been the author, and arising from the fact that he does not appear to have inspected the building. To the extent that those matters are not resolved in cross-examination, they may go to the weight of the opinions expressed. They do not, as it seems to me at present, either taken by themselves or in conjunction with the Code of Conduct, suggest that the evidence should be rejected on discretionary grounds under s 135 of the Evidence Act 2005, or that its use should be limited in some way under s 136.
19 For those reasons I admit the relevant paragraph of and annexure to the affidavit of John Ryder sworn 10 December 2008.