Comlin Holdings Pty Ltd v Metlej Developments Pty Ltd

Introduction This appeal concerns a claim by the appellant, Comlin Holdings Pty Ltd (Comlin), that it was entitled to a one fifth share in the development of a property situated at South Terrace, Bankstown, New South Wales (the Bankstown Property). Comlin is controlled by Mr Antonios Bassil (known as Tony Bassil). The Bankstown Property was purchased at auction in 2001 by the four respondents, two of which were Metlej Developments Pty Ltd (Metlej), Nova Scotia Developments Pty Ltd (Nova Scotia), Mr Youssef Metlej (also known as Joe Metlej), who died in December 2012, controlled Metlej during his lifetime. Mr Wadih Metlej (known as William Metlej) and Mr Joseph Metlej, who are sons of Youssef Metlej, controlled Nova Scotia. The other two respondents are Kayrouz Constructions Pty Ltd (Kayrouz) and LADS Development Pty Ltd (LADS). Mr Toufic Kayrouz (also known as Terry Kayrouz) controlled Kayrouz and Mr Lichha Kayrouz controlled LADS. The four respondents (together the Venture Group) are members of a partnership that was established in 1997 or 1998 for the purpose of carrying out a development on land at Marrickville.

1. Following their purchase of the Bankstown Property, the Venture Group developed it into a residential complex consisting of three towers with approximately 240 residential units. The Bankstown Property is said to be worth at least $100 million. Following completion of the development, the Venture Group have let out the units in the development.
2. In proceedings brought against the Venture Group in the Equity Division in 2014, Comlin alleged that, at the time of the auction in 2001, an oral agreement was made between itself, on the one hand, and the Venture Group, on the other, to the effect that, although the successful bidder at the 2001 auction was Tony Bassil, the Venture Group would purchase the Bankstown Property on the basis that Comlin would be entitled to a one fifth share in its development. The Venture Group denied that any such agreement was made. They also relied on provisions of the Limitation Act 1969 (NSW) (the Limitation Act) and, to the extent that Comlin relied on equitable causes of action not covered by the Limitation Act, they contended that the Limitation Act applied by analogy. Finally, the Venture Group also relied on defences of laches and abandonment.
3. For reasons published on 28 May 2018, after a four day hearing in November 2017, a judge of the Equity Division (the primary judge) dismissed Comlin's claim. The primary judge concluded that Comlin's claim was barred by the Limitation Act and was independently barred by the defences of laches and abandonment. Further, his Honour concluded that Comlin's evidence was insufficient to establish the agreement on which it sued such that, if its claim were not otherwise barred, it would fail on the facts.
4. By notice of appeal filed on 24 August 2018, Comlin appeals from the orders made by the primary judge, notice of intention to appeal having been filed on 15 June 2018. Comlin has an appeal as of right under s 101 of the Supreme Court Act 1970 (NSW) (the Supreme Court Act).
5. By notice of motion filed on 3 October 2018 (the s 75A Application), Comlin applied for an order that the Court receive further evidence on the hearing of the appeal. The further evidence that Comlin sought to adduce consists of four affidavits (together the Further Evidence). Two of the affidavits were sworn on 16 August 2018 and 1 March 2019 respectively by Ms Betty Bassil, who is Tony Bassil's wife, Youssef Metlej's daughter and William and Joseph Metlej's sister. The other two affidavits were sworn on 13 September 2018 and 5 March 2019 respectively by Mr Michael Abdul-Karim. By notice of motion filed on 4 February 2019 (the Concurrent Hearing Application), Comlin sought an order that the 75A Application be heard concurrently with the appeal.
6. On 19 March 2019, after hearing oral argument and considering written submissions on behalf of all parties, the Court ordered that both applications be dismissed and that Comlin pay the respondents' costs of the applications. The Court reserved its reasons for making those orders. The reasons for those orders now follow.

Findings of the Primary Judge

1. Before describing the Further Evidence in more detail, it is desirable to say something more about evidence before the primary judge and the principal findings made by his Honour. The critical factual issue before his Honour was what happened during and immediately after the auction of the Bankstown Property that took place on 13 September 2001. The auction was attended by Tony Bassil, Youssef Metlej, Terry Kayrouz and Dan Kayrouz (known as Donny Kayrouz). Donny Kayrouz is the son of Lichha Kayrouz.
2. Tony Bassil gave evidence on behalf of Comlin. Comlin also adduced evidence from Mr Albert Chahine and Mr Raymond Boumoussa.
3. Tony Bassil's evidence at trial was that, in about March or April 2001, he proposed to Youssef Metlej that they buy the Bankstown Property together and develop it. He said that Youssef Metlej responded that he was interested because he. Terry Kayrouz and William Metlej were looking for sites for another development. Tony Bassil said that, on the day before the proposed auction, he spoke to Youssef Metlej and reminded him that the auction was taking place on the following day. He said that Youssef Metlej told him that he would be there with Terry Kayrouz and that "we" would buy the property together. Tony Bassil told Youssef Metlej that he would be there with his cheque book to pay the deposit and Youssef Metlej replied that that was "good".
4. Tony Bassil said that he took a cheque book with him to the auction and, at the auction, sat behind Youssef Metlej and Terry Kayrouz, who were sitting together. He said that he made the winning bid of $6.6 million, after which he went into the signing room with representatives of the vendor, where he was presented with a contract. He asserted that he filled out the contract, with Comlin as the purchaser, and signed it, but that, as he was taking out the cheque to pay the deposit, Youssef Metlej and Terry Kayrouz, and probably Donny Kayrouz, came into the signing room.
5. Tony Bassil asserted that statements were then made to the effect that the Venture Group wanted to buy the Bankstown Property and that he replied that he had bought it and that, if they wanted it, he would be one of their partners. He asserted that Youssef Metlej said that they would make him a partner, which he understood meant he would be entitled to one fifth of the profit. He said that he then asked for a copy of the contract and the agent gave him a copy of the first page of the contract. He said that, after he received that copy, he left the signing room. The principals of the Venture Group remained, waiting for William Kayrouz to arrive to sign the contract.

Findings as to the Alleged Agreement

1. On the other hand, Tony Bassil's diary entries from 2 August 2001 onwards recorded offers by Youssef Metlej to involve Tony Bassil in the purchase of the Bankstown Property. They also recorded Tony Bassil being involved in discussions with Mr Chahine, planning to take his cheque book to the auction and placing the successful bid of $6.6 million. Most significantly, the primary judge said, an entry on 13 September 2001 recorded Tony Bassil making an agreement, apparently with Youssef Metlej, to be a "silent partner" and receive a one-fifth share of the profits from the Bankstown Property. His Honour accepted that the diary notes showed that Tony Bassil was prepared to go into business in relation to the Bankstown Property, because he offered to do so, on a number of occasions. However, his Honour considered that there were five important difficulties with, or shortcomings in, Comlin's case.
2. The first difficulty was the lack of commercial logic in the alleged arrangement. His Honour found that the principals of the Venture Group were experienced and capable businessmen, who, between them, had the resources and the skills needed to undertake a large scale property development of the type in question. They did not need Tony Bassil's help to buy the Bankstown Property or to carry out the proposed development. His Honour considered that, if the agreement alleged by Comlin had been made, Comlin would have been required to contribute its share of the purchase price and development costs. His Honour did not consider that the experienced and tough minded principals of the Venture Group would have allowed Comlin to share in profits without contributing to the costs.
3. The second difficulty referred to by the primary judge was that, according to the diary notes, the agreement under which he was to be a "silent partner" was made after he had already surrendered his interest as highest bidder at the auction. Tony Bassil's entry of 13 September 2001 recorded that he said "Good luck you can have it" and "walked away" before the contract was signed.
4. The third difficulty referred to by the primary judge was the lack of evidence of any agreement with the principals of the Venture Group, apart from Youssef Metlej. His Honour observed that, if he were to accept Comlin's case, he would have to reject the evidence of Terry Kayrouz that he and Donny Kayrouz sat separately and the evidence of both Terry Kayrouz and Donny Kayrouz that nothing unusual happened at the auction. His Honour considered that the evidence of Terry Kayrouz and Donny Kayrouz was not inconsistent with Tony Bassil's diary note and that, even if Tony Bassil made the winning bid, he may have done so under some prior arrangement with Youssef Metlej that allowed Youssef Metlej to take the benefit of the bid if he wished. Alternatively, if there was no prior arrangement, Tony Bassil may have been prevailed upon to give up the benefit of the bid and to "walk away" without Donny and Terry Kayrouz realising what had happened. His Honour considered that the diary note did not establish that the exchange with Youssef Metlej, in which Tony Bassil surrendered the winning bid, happened in the signing room while Donny and Terry Kayrouz were present. The diary note did not refer to them at all. His Honour considered that the wording attributed to Youssef Metlej, "I want it", suggested that Youssef Metlej alone persuaded Tony Bassil.

Findings about Betty Bassil

1. For the purposes of the present application, the critical aspect of the reasons of the primary judge was his Honour's observation concerning the absence of evidence from Betty Bassil. Comlin has a paid up capital of $100, having been incorporated as a shelf company in 1998. Two weeks later, Tony Bassil and Betty Bassil were appointed as directors and Betty Bassil was appointed as secretary. Betty Bassil remained a director and secretary of Comlin until 2007 when she was replaced by Joseph Bassil, the son of Tony Bassil and Betty Bassil. Tony Bassil formerly owned 50 of Comlin's issued shares and Betty Bassil owned the other 50 shares. His Honour observed that it is not unusual for a proprietary company to be owned by a couple, with both of them being directors, but for one of the spouses to run the company with the passive consent of the other. His Honour considered that it was possible that that was the case with Comlin and that Betty Bassil's directorship and share ownership were purely passive.
2. However, the primary judge found there was nothing to show that Betty Bassil was a merely nominal participant in the affairs of Comlin and observed that there was no evidence about Comlin's corporate governance at all. His Honour considered that, even if Betty Bassil had not been an active director and shareholder of Comlin, it might have been expected that Tony Bassil would have told her about his interest in the development of the Bankstown Property. Indeed, Tony Bassil said in the course of cross-examination that he had done so. His Honour observed further that it must have been clear in advance of the hearing that the Venture Group would suggest, as they did, that Comlin's claim was a recently invented one. His Honour therefore considered that it was "somewhat surprising" for Comlin to have called Mr Boumoussa but not to have called Betty Bassil to give evidence that, if it had existed, would have been far more compelling and immediate. His Honour considered that the failure to call Betty Bassil weakened Comlin's case.

The Further Evidence

1. In support of the s 75A Application, Comlin relied on an affidavit sworn on 3 October 2018 by Mr Peter McKell, a solicitor, and an affidavit sworn on 1 March 2019 by Tony Bassil. Much of Mr McKell's affidavit was admitted only as submission. In his affidavit, Mr McKell referred particularly to the observation made by the primary judge that no evidence had been led from Betty Bassil and asserted that the special grounds upon which the Further Evidence should be received by this Court were as follows:

• Betty Bassil had relevant evidence to give at the trial, which evidence, to a limited extent, supported the existence of the agreement alleged between Comlin and the Venture Group;
• The then solicitor for Comlin, Mr Terry Sperber of Swaab Attorneys, was informed of that evidence and its relevance, but wrongly, in Mr McKell's opinion, decided not to lead the evidence; and
• Mr Abdul-Karim had relevant evidence to give, which supported the case of the existence of the agreement alleged and Mr Sperber was informed of the proposed evidence and its relevance but, in error, in Mr McKell's opinion, decided not to lead the evidence. Mr McKell said that he had been informed that Comlin wished to adduce evidence from Mr Abdul-Karim but that, for some reason known only to Mr Sperber, to whom Mr McKell has never spoken, Mr Abdul-Karim was not called.

1. In his affidavit of 1 March 2019, Tony Bassil said that, during the preparation for the hearing of the Equity Proceedings, he said to Mr Sperber at Mr Sperber's office and also at counsel's chambers, "on many occasions" prior to 9 October 2017, words to the effect: "I want to use in the case the evidence of my wife and Mr Abdul-Karim in the hearing. The judge should hear it. It is important." Tony Bassil also asserted in his affidavit that he said to Mr Sperber "in the presence of my barrister": "I want you to use my wife's evidence and Michael Abdul-Karim's evidence but you seem to be ignoring that evidence." He asserted that Mr Sperber replied: "Your barrister says there is conflict with your wife giving evidence and Michael Abdul-Karim has been removed from the roll of barristers". Tony Bassil said that he understood by using the word "conflict" Mr Sperber was referring to Betty Bassil being a relative. The affidavit then said: "My barrister agreed with Mr Sperber". And he replied to the effect: "So what. Their evidence is important I believe."

Betty Bassil's Evidence

1. In her first affidavit constituting further evidence, Betty Bassil says that she has not previously been approached to give evidence about her knowledge of the matters deposed to. She asserts that, when Tony Bassil came home from the auction, he said: "The auction for Bankstown happened today. I was the highest bidder. Then your dad said 'he wanted it'. He then rang William to ask can we afford it. William said 'yes'. Your father then said to me after the auction 'we will buy it'. Your Dad promised me something from the auction, because the property still owes us money and I gave up the purchase to him". The affidavit says that Tony Bassil did not specify exactly what the "something" was and she did not ask.
2. Betty Bassil also asserts that Youssef Metlej used to visit her home almost every night before he died as he lived close by. She says that, on one of those visits, she heard Tony Bassil ask him "When am I getting my share of Bankstown?" and that her father replied "We'll give you something from it don't you worry". She asserts that she recalls words to that effect a few times "over the intervening years".
3. Finally, Betty Bassil's affidavit says that at a birthday party in about 2013, Tony Bassil said in front of the whole family, including William: "Your dad promised me my share in the Bankstown project". He said that Donny Kayrouz and Terry Kayrouz said words the effect: "We are not aware of that." Betty Bassil asserts in her affidavit that she remembered Tony Bassil telling her that the Kayrouz family were partners with him in the purchase of the Bankstown Property.

Mr Abdul-Karim's Evidence

1. The affidavit of Mr Abdul-Karim asserts that, on 13 September 2001, Tony Bassil called him and they had a conversation to the following effect: Tony Bassil: I was the successful bidder on the fall of the auctioneer hammer and purchased the South Terrace Bankstown property in the name of my company, Comlin Holdings, and after I started filling details of the front page of the contract, at the auctioneer office my father-in-law, Youssef Metlej, followed me, and assured me that my company's interest in the development will be protected and I will be a silent partner, with his son, William and their two partners in the Marrickville development, where they made a big profit. Mr Abdul-Karim: Congratulations. Sorry I could not attend the auction, I had a conference with a farmer who had come with his wife all the way from Armidale and is having serious problems; his bank had commercial foreclosure proceedings, and I'm settling their defence.
2. Mr Abdul-Karim also asserts in his affidavit that, within a matter of two or three months after the auction, he understood from Tony Bassil and also from Youssef Metlej that Youssef Metlej and his partners were contemplating submitting new plans to increase the number of units and add commercial outlets to the development of the Bankstown Property. He says that he regularly saw Tony Bassil prior to and after the auction and that Youssef Metlej was often present on those occasions. He asserts that, on several occasions after the auction, Youssef Metlej spoke to Tony Bassil about architect plans to increase the number of units and referred to various issues to do with trades involved in the development. He says that, on one occasion, Youssef Metlej told Tony Bassil about installation of the lifts, the new technology involved and also told him about the number of locks on the doors they had to purchase, the advances made for locks and security and the likely dates when they would start another wing and the expected completion date.
3. Mr Abdul-Karim also asserts, in his affidavit, that he attended with Tony Bassil on three or four occasions with Mr Sperber and that, on one of those occasions, he said to Mr Sperber words to the effect: "I consider myself to be a crucial witness in this matter; at the time I was practising as a barrister and was present at crucial meetings before the auction of the South Terrace property. Further, I was planning to attend the auction but could not. I was at Tony Bassil's home on a number of occasions when the late Youssef Metlej spoke to Tony about the development and on one of those occasions there was a specific discussion whether the completed units would be retained or sold." Mr Abdul-Karim asserts that he had no doubt that Youssef Metlej, being the most senior person in the partnership with the other developers, was speaking on behalf of the partnership. Mr Abdul-Karim also asserts that, at all times after Tony Bassil instructed Mr Sperber to commence legal proceedings, Mr Sperber was aware that prior to, on the day and subsequent to, the auction, he, Mr Abdul-Karim, had intimate and important knowledge of matters and discussions between Tony Bassil and Youssef Metlej relevant to the development of the Bankstown Property.

The Concurrent Hearing Application

1. The s 75A Application was returnable on 15 October 2018, when the Registrar directed the respondents to file and serve any evidence in response to it no later than 5 November 2018. At a further directions hearing before the Registrar on 30 January 2019, counsel for Metlej and Nova Scotia indicated that, if the s 75A Application succeeded, Metlej and Nova Scotia would wish to cross-examine Betty Bassil and Mr Abdul-Karim and would wish to put on their own further evidence in response. Counsel contended that the question of whether the Further Evidence was to be received would have an effect on the way the substantive appeal would be run and that the appeal should not be fixed for hearing until the outcome of the s 75A Application was known.
2. On 7 February 2019, Basten JA fixed the s 75A Application for hearing on 19 March 2019 by a panel of three judges of appeal. At that stage, no date had been fixed for the hearing of the substantive appeal. Arrangements were subsequently made by the President for the same panel to hear the appeal.
3. However, Comlin contended that the hearing of the s 75A Application should be adjourned to be heard concurrently with the substantive appeal and that there was no proper basis for hearing it in advance of the hearing of the substantive appeal. Counsel for Comlin pointed out that no application had been made under s 192A of the Evidence Act 1995 (NSW). Section 192A relevantly provides that, where a question arises in any proceedings, being the admissibility or use of evidence proposed to be adduced or the operation of the provision of the Evidence Act or another law in relation to evidence proposed to be adduced, the court may, if it considers it to be appropriate to do so, give a ruling or make a finding in relation to the question before the evidence is adduced in the proceedings. Such a power may be of considerable benefit in proceedings at first instance, particularly where the tribunal of fact is a jury. It is difficult to see how the provision has any application in the present circumstances.
4. That is to say, there is no question about the admissibility or use of evidence proposed to be adduced or about the operation of any law. Rather, the question is whether Comlin can demonstrate special grounds for this Court to receive further evidence. If special grounds were established and the Court decided to receive the Further Evidence, s 192A may have application if there were a question about the admissibility or use of the Further Evidence. Otherwise, the provision is irrelevant.

The s 75A Application

1. Section 75A of the Supreme Court Act applies to an appeal to the court and to an appeal in proceedings in the court. Under s 75A(5), where the decision or other matter under appeal has been given after a hearing, the appeal is to be by way of re-hearing. The court has the powers and duties of the court from whom the appeal is brought, including powers and duties concerning the drawing of inferences and the making of findings of fact. Under s 75A(10), the court may make any finding or assessment, give any judgment, make any order or give any direction that ought to have been given or made or that the nature of the case requires. Section 75A(7) provides that the court may receive further evidence. However, under s 75A(8), where the appeal is from a judgment after a trial or hearing on the merits, the court is not to receive further evidence except on special grounds.
2. It is not possible to formulate a test that should be applied in every case to determine whether or not special grounds exist. However, it is well accepted that, at least in ordinary circumstances, three conditions must be met before further evidence can be admitted [18] . Those conditions are as follows:

• the evidence could not have been obtained with reasonable diligence for use at the trial;
• there must be a high degree of probability that, with the further evidence, there would be a different verdict; and
• the evidence must be credible.

1. Those conditions are not exhaustive and there may be circumstances in which the court might find that special grounds are established even where there is a failure to satisfy all three conditions. On the other hand, it is not automatic that, where special grounds are established, the court will necessarily exercise the power conferred by s 75A(7). By reason of employment of the word "may", the court has a separate residual discretion under s 75A(7).
2. Section 75A should not be construed in a way that would have the practical effect of obliterating the distinction between original and appellate jurisdiction. That follows from the express requirement for special grounds in s 75A(8). The availability of further evidence relevant to an issue in an appeal should not be treated as equivalent to a ground of appeal, proof of which prima facie entitles the appellant to a new trial. The power to admit further evidence exists to serve the demands of justice, and where the admission of evidence would require a new trial, justice will not be served unless the appellate court is satisfied that there is a high probability that the further evidence would have produced a different result if it had been available at the trial. Without that condition being satisfied, it could seldom be in the interests of justice to deprive a respondent of the benefit of the orders made by a trial judge [19] .

Policy Considerations

1. Before dealing with the three conditions outlined above, it is desirable to address policy considerations that may bear on the present application. Comlin was represented by competent legal advisers and the respondents were entitled to assume that those advisers acted in accordance with their instructions. In that regard, there are sound public policy reasons for not facilitating the re-agitation of issues that have been resolved by judicial decision, on the basis of decisions made by those legal representatives.
2. In ordinary circumstances, the actions and inactions of an agent acting within the scope of the agent's authority will be attributed to the agent's principal. There is no reason why that principle should not apply in the context of an application under s 75A. Thus, when deciding whether a litigant has exercised reasonable diligence for the purposes of an application under s 75A, there will be attributed to the applicant the actions and inactions of the applicant's legal representatives. For example, if a party's counsel decides not to read a particular affidavit, the party will not normally be able to establish special grounds for that affidavit to be received on appeal, even if the party exercised reasonable diligence to ensure that the affidavit was in the brief to counsel and, therefore, was a matter outside the hands of the party, acting personally. More significantly, the failure of a legal representative to obtain evidence at all, where reasonable diligence on the part of that legal representative could have obtained it, will likely lead to the same conclusion. Even where a party instructs a solicitor about the existence of a potential witness or witnesses and the solicitor inexplicably fails to act on those instructions, that inaction on the part of the solicitor will ordinarily be attributed to the party. [22]
3. The principles of advocates' immunity also have significance in the present context. While an advocate owes a duty to the client, the duty to the client is subject to the overriding duty to the court. The advocate's duty to the court epitomises the fact that the course of litigation depends on the exercise of an independent discretion or judgment in the conduct and management of the case in which the advocate must have an eye, not only to the client's success, but also to the speedy and efficient administration of justice. In selecting and limiting the number of witnesses to be called, in deciding what questions would be asked in cross-examination, what topics would be covered in address and what points of law will be raised, the advocate exercises an independent judgment so that the time of the court is not taken up unnecessarily, notwithstanding the client may wish to chase every rabbit down its burrow. The administration of justice depends on the faithful exercise by advocates of that independent judgment in the conduct and management of a case [23] .

Reasonable Diligence

1. Comlin accepted that the Further Evidence was available prior to the hearing before the primary judge. However, it said, special grounds were established because the then legal representatives of Comlin, having been instructed "to use the evidence in question", did not do so. Comlin asserted that there was "a complete disconnect" between it and its legal team. It asserted that the letter of 9 October 2017 spelt out the concerns of Tony Bassil, as Comlin's managing director, which proved completely valid, in that the primary judge and Comlin were ad idem on the significance and importance of "the evidence in question". Counsel for Comlin contended that its former legal representatives refused to adduce "the evidence" that its managing director had directed them to adduce. Alternatively, he argued, the legal representatives misunderstood Comlin's instructions.
2. As indicated above, a very significant difficulty for Comlin with those contentions is the complete absence of any specificity as to "the evidence in question" referred to by counsel for Comlin and "the evidence of Mrs Betty Bassil and Mr Michael Abdul-Karim", as referred to in the letter of 9 October 2017. It is clear that neither of the prospective witnesses was consulted prior to the trial as to the evidence that they might give. Indeed, in cross-examination, Tony Bassil could not confirm that Betty Bassil would even be prepared to give evidence if asked.
3. An equally significant difficulty for Comlin's contention is the principle that, in the conduct of litigation, the actions and inactions of a party's legal representatives are attributed to that party. As between, Comlin and the respondents, the actions of Comlin's legal representatives must be regarded as binding on Comlin. If Comlin was dissatisfied with the action or lack of action on the part of its legal representatives, it could have terminated their retainer and retained alternative legal representatives. Tony Bassil asserts that he did not do so because the commencement of the trial was imminent. In fact, the letter of 9 October 2017 was written at least four weeks before the commencement of the trial. Comlin must be taken to have elected to accept the advice apparently tendered, notwithstanding that, according to Tony Bassil, it was unhappy with that advice.
4. In that regard, it is highly significant that no attempt was made by the present legal representatives of Comlin to inquire of the former legal representatives, solicitors and senior and junior counsel of considerable experience and standing, as to the advice that was given and why that advice was given. There was no evidence to suggest any antagonism between Comlin and its former legal representatives and nothing to suggest that the former legal representatives would not have co-operated in providing information as to the advice given and the reasons for deciding not to adduce evidence from Betty Bassil and Mr Abdul-Karim. Counsel for Comlin, in the course of the hearing of the s 75A Application, suggested that it might have been appropriate for the respondents to approach the former legal representatives. That suggestion must be rejected. Clearly, the Further Evidence was available at the trial.

Different Result

1. It should be noted that no attempt was made on behalf of Comlin to demonstrate the strength of the grounds of its appeal. That is to say, ordinarily special grounds will not be established unless it can be demonstrated that there is a high degree of probability that, with the further evidence, there would have been a different result.
2. The primary judge concluded that, whether or not there was an agreement that would amount to a partnership or joint venture, Comlin's claim was barred by the Limitation Act and was also independently barred by the defences of laches and abandonment. For there to be a different result on appeal, it would be necessary for Comlin to persuade this Court that the primary judge erred in concluding that Comlin's claim was barred by the Limitation Act and by the defences of laches and abandonment. While the notice of appeal asserts, in grounds 5, 6 and 7, that the primary judge erred in holding that Comlin's claim was barred by the Limitation Act by laches and by abandonment, there is no hint in the notice of appeal, and no attempt was made in the course of the hearing of the s 75A Application to specify the nature of the error made by the primary judge in reaching those conclusions.
3. The Further Evidence goes only to the question of whether or not there was evidence to support a finding that an agreement was made at about the time of the auction in 2001. However, it is difficult to see that the receipt of the Further Evidence would highly probably bring about a different result as to that question. No part of the Further Evidence involved first hand observation of any discussion that could lead to a binding agreement between Comlin, on the one hand, and the Venture Group on the other, as to a partnership or joint venture in relation to the Bankstown Property.
4. In addition, a question left undecided by the primary judge concerned the authority of Youssef Metlej to make an agreement with Comlin that was binding on Kayrouz and LADS. Even if the Further Evidence were to be received, it would still be necessary for Comlin to demonstrate that a finding should be made that any agreement made between Tony Bassil and Youssef Metlej was binding on Kayrouz and LADS. No submissions were advanced on behalf of Comlin in relation to that question, notwithstanding that it was raised specifically by counsel for Kayrouz and LADS.

Credibility

1. Much of what has been said above also bears on the credibility of the Further Evidence. In addition, the Court was taken to a decision of the Administrative Decisions Tribunal (the Tribunal) of 9 March 2003 ordering that the name of Mr Abdul-Karim be removed from the roll of legal practitioners in New South Wales. The Tribunal made findings against Mr Abdul-Karim in which it characterised his conduct as involving grave impropriety that struck at the core of the relationship that ought to exist between a barrister on the one hand and the court and the client, on the other. The Tribunal referred to nine separate incidents of disgraceful, dishonourable conduct that extended over a considerable period of time, concluding that Mr Abdul-Karim had demonstrated a total failure to understand practice or appreciate the required standards of conduct expected of a barrister.
2. The Further Evidence consists of affidavits. The affidavits were not read on the hearing of the s 75A application but were tendered to indicate the nature of the Further Evidence. Accordingly, this Court has not had an opportunity to assess the credibility of either of Betty Bassil nor Mr Abdul-Karim. The Court is therefore not able to conclude that the Further Evidence is credible.

Conclusion

1. For the above reasons, the Court concluded that the s 75A application should be determined in advance of the hearing of the substantive appeal and that Comlin had not made out special grounds for the receipt of the Further Evidence. Accordingly, the Court dismissed the s 75A application with costs.

Endnotes

1. Comlin Holdings Pty Ltd v Metlej Developments Pty Ltd [2018] NSWSC 761 ("primary judgment") at [122]ff.
2. Primary judgment at [168]-[174].
3. Primary judgment at [174].
4. [2010] NSWCA 359; 5 ASTLR 116.
5. [2010] NSWCA 64.
6. [2012] NSWCA 201 at [165]-[167].
7. (1985) 59 ALJR 481 at 483; [1985] HCA 28.
8. (1986) 162 CLR 1 at 7 (Gibbs CJ, Wilson, Brennan and Dawson JJ); [1986] HCA 33.
9. (2006) 80 ALJR 614; [2006] HCA 9.
10. (2002) 212 CLR 124; [2002] HCA 46.
11. TKWJ at [16] (Gleeson CJ); [26]-[27] (Gaudron J); [95] (McHugh J); [107] (Hayne J).
12. [1989] 1 WLR 497 at 502.
13. (1994) 34 NSWLR 155 at 160 (Clarke JA).
14. (1998) 197 CLR 172; [1998] HCA 67 at [111].
15. (2002) 213 CLR 1; [2002] HCA 28 at [70]-[71] (Gleeson CJ, Gaudron, Gummow and Hayne JJ); see also s 27 (evidence on appeal).
16. Uniform Civil Procedure Rules 2005 (NSW), r 51.53.
17. Hampson v Hampson at [51]-[52] (Campbell JA, Giles JA and Handley AJA agreeing).
18. See Hampson v Hampson [2010] NSWCA 359 at [21] to [23].
19. See CDJ v VAJ (1998) 197 CLR 172 at [111].
20. See CDJ v VAJ at [114].
21. See Hampson v Hampson at [50]-[51].
22. See Hampson v Hampson at [38].
23. See Giannarelli v Wraith (1988) 165 CLR 543 at 555-557.
24. See Giannarelli at 558. DISCLAIMER - Every effort has been made to comply with suppression orders or statutory provisions prohibiting publication that may apply to this judgment or decision. The onus remains on any person using material in the judgment or decision to ensure that the intended use of that material does not breach any such order or provision. Further enquiries may be directed to the Registry of the Court or Tribunal in which it was generated. Decision last updated: 16 April 2019