Evidence supporting prima facie case:
26 I will now describe the essential elements of the Commissioner's case.
27 Mrs Oswal, an Indian national, together with her husband, Mr Pankaj Oswal (Mr Oswal), was a part owner of the Burrup group of companies which owned and operated an ammonia plant in Western Australia. As at 2010, the Oswals and the Burrup group of companies had a very large exposure to the ANZ Bank, in excess of USD1.5 billion.
28 Also, in 2009 and 2010, the Australian Taxation Office (ATO) commenced and conducted an audit in relation to the taxation affairs of the Oswals and the Burrup group of companies. One of the matters the subject of the audit was a trust referred to as the Burrup Trust of which Mr Oswal was trustee and Mrs Oswal a beneficiary. That audit culminated in assessments issued to Mrs Oswal in February 2011 for tax, interest and penalties which gave rise to a tax-related liability of $178,210,810.14. On 9 August 2011, the Commissioner obtained judgment against Mrs Oswal for $186,321,791.011.
29 On 3 December 2010, the ANZ Bank made demands on Mr Oswal and Mrs Oswal on personal guarantees each had provided in connection with the debts of the Burrup group of companies. On 13 December 2010, the Oswals left Australia and have not returned. On 16 December 2010, the ANZ Bank appointed receivers to entities within the Burrup group of companies. On 24 December 2010, the Mercury mortgage was registered over the Peppermint Grove property and the Dalkeith property.
30 The Commissioner relies in the following matters, taken in combination, as supporting an inference that the Mercury mortgage was an "alienation of property" made with the intention to hinder or delay execution by Mrs Oswal's creditors against the Peppermint Grove property and the Dalkeith property:
(a) the Mercury mortgage was made very soon after financial disaster had, in effect, overtaken the Oswals. The ANZ Bank had made demands on personal guarantees given by the Oswals for in excess of USD1.5 billion and appointed receivers to the Burrup group of companies. Moreover, the Mercury mortgage was made after the ATO had commenced an investigation into the taxation affairs of the Oswals and only shortly before that culminated in very large assessments being issued to Mrs Oswal;
(b) the Mercury mortgage was made at a time after Mrs Oswal departed Australia for the UAE from where they have not returned. The only executed copy of the Mercury mortgage, which is incomplete, purports to be witnessed by a Mr Ramesh Sodum (Mr Sodum) with an address in Western Australia. The evidence indicates that on the date of the purported execution of the Mercury mortgage, 24 December 2010, Mr Sodum was in Australia. Mrs Oswal was not;
(c) aside from the Mercury mortgage, the Peppermint Grove property and the Dalkeith property were unencumbered and available to satisfy Mrs Oswal's unsecured creditors. According to Mrs Oswal's evidence, the Mercury mortgage secures effectively the whole of the equity in the Peppermint Grove property and the Dalkeith property. The natural and probable consequence of the Mercury mortgage was to remove the Peppermint Grove property and the Dalkeith property from the pool of assets available to satisfy the claims of Mrs Oswal's unsecured creditors;
(d) according to Mrs Oswal's evidence given in an affidavit provided pursuant to an order obtained by the Commissioner as ancillary to a freezing order made against Mrs Oswal by the Court, the Mercury mortgage secured amounts advanced by Mercury in 2009 and 2010. Even if this is so, that is not good consideration for the provision of a security. In Re Hyams; Offical Receiver v Hyams (1970) 19 FLR 232 at 254 Gibbs J stated:
It is clear that the mere existence of an antecedent debt is not consideration for the giving of security in respect of that debt; "in order to have consideration for a further security there must be an agreement, express or implied, to give some time or some further consideration, or else there must be an actual forbearance which ex post facto may become the consideration to support the deed" ...
This was quoted with approval by Owen J in Bell v Westpac at [9180]. There is no suggestion in Mrs Oswal's evidence of any further consideration of the kind referred to by Gibbs J.
(e) further, Mrs Oswal's evidence is to the effect that no written loan agreement existed between her and Mercury in connection with the purported advances secured by the Mercury mortgage;
(f) Austrac searches undertaken by the ATO have not produced any evidence to support the assertion that the Mercury mortgage was to secure advances made by Mercury to Mrs Oswal in 2009 and 2010;
(g) the documentation of the Mercury mortgage is, at the least, unsatisfactory. No complete, executed copy of the Mercury mortgage appears to exist. The complete copy produced by Mrs Oswal in her affidavit is unexecuted, undated and names a mortgagee other than Mercury;
(h) the evidence supports an inference that Mercury is a company related to Oswals in some way. The address for Mercury in the UAE, which appears on the Mercury mortgage, is very similar, if not identical, to an address Mrs Oswal has given on court documents. Investigations in the UAE have indicated that the address given in the Mercury mortgage is a residential address and the persons in residence are a family of Indian appearance; and
(i) according to the evidence which was before the Court in Burrup Fertilisers Pty Ltd (Receivers and Managers Appointed) v Oswal (No 7) [2012] FCA 1185 at [38]-[47], the Mercury mortgage was prepared and registered on the instructions of Mrs Oswal and her agents. That evidence does not reveal the involvement of anyone for or on behalf of Mercury. The evidence before the Court in that case does not give the Mercury mortgage the appearance of an independent, arm's length transaction. Further, the evidence before the Court in that matter was to the effect that the mortgage was to secure monies to be advanced and not, as Mrs Oswal deposes, monies already advanced by Mercury. There is no evidence, either from Mrs Oswal or disclosed in Austrac searches, that any such advances were ever made.
31 It is to be recalled that the circumstances of the creation of the Mercury mortgage lie within the knowledge of Mrs Oswal and are not within the knowledge of the Commissioner. As Hill J remarked in Andrew (as trustee for the estate of Ward (dec'd)) v Zant Pty Ltd (rec and mgr apptd) (2004) 213 ALR 812 (Andrew v Zant) at [20], with reference to s 121 of the Bankruptcy Act 1966 (Cth), but equally applicable to s 89 of the Property Law Act, although the onus to make out the relevant intention lies on the moving party, that:
… where all the facts concerning a particular transaction are within the knowledge of persons other than the trustee in bankruptcy (and where, as here the person who was insolvent is dead) a "very slight degree of proof should be sufficient to shift that burden" …