Some procedural history
20 The applicant commenced the proceeding on 24 June 2021. From 6 August 2021, 20 case management orders have been made, some on the papers and by consent, to set and adjust timetabling orders. Justice Rofe first made an order for security for costs on 28 October 2021, in the sum of $50,000 calculated to mediation and reserved to the respondent the right to apply for further security. Eventually, after some delay, the applicant complied with that order. Thereafter, the history of non-compliance by the applicant is extensive and regrettable. What follows is a summary.
21 On 19 December 2022, I determined a contested application that the applicant provide further security. I ordered that, to the completion of the trial evidence, security be provided in the sum of $150,000 and that the applicant be required to file its evidence and tender bundle of documents by 4 pm on 30 April 2023. That allowed for a generous period of 132 days for the applicant to provide security. My orders reflected the applicant's evidence as to its financial position and the consequent difficulties in providing security for costs. One matter is that the mortgagee of the proposed development land entered possession and appointed a controller on 12 July 2019. On 13 December 2022, the mortgagee advised the applicant that it had in the exercise of its power of sale, sold the land for $6.4 million which resulted in a shortfall of the amount owing of $5.9 million. It then stated that "interest is continuing to accrue at penalty rates". It may safely be inferred that there is a provision in the mortgage for interest to be capitalised. The applicant remains subject to that external administration.
22 The applicant failed to comply with the orders of 19 December 2022. On 3 May 2023, the respondent applied to dismiss the application. At a contested hearing on 25 May 2023, I ordered that unless by 4 pm on 23 June 2023, the applicant provided the required security then the proceeding is dismissed with costs. I also made an order that the applicant pay the respondent's costs of the application on an indemnity basis payable forthwith. The applicant provided the security.
23 An agreement was reached to vary the timetable for the provision of the applicant's evidence by extending the date to 4 September 2023. Orders were made to that effect by consent on 4 July 2023. On 31 August 2023, the applicant's solicitor Mr Blythman advised that the revised timetable could not be met and requested a six-week extension to 15 October 2023. No explanation for the non-compliance was then provided. The respondent's solicitors did not agree to the variation as proposed. As an alternative, they offered agreement on condition that time be extended as requested, provided that in the event of non-compliance the proceeding be stayed and the respondent have liberty to apply that it be dismissed. Mr Blythman accepted those terms, although at the time proposed a further variation by way of extension. That agreement was formalised by consent orders made on 11 September 2023. The applicant was given until 20 October 2023 to file and serve its witness statements as to fact and opinion evidence and until 26 October 2023, to provide in electronic form a Court book of documents proposed to be relied on. The applicant failed to comply with that order.
24 By interlocutory application accepted for filing on 30 October 2023, the respondent sought an order that the proceeding be dismissed pursuant to s 37P of the Federal Court of Australia Act 1976 (Cth) (FCA Act). That application was heard on 3 November 2023. The proceeding was not then dismissed. Orders were made extending the time for the applicant to provide its witness statements and Court book of documents until 22 November 2023, and the hearing of the respondent's interlocutory application was adjourned to 23 November 2023.
25 One witness statement was filed in compliance with those orders. Another was foreshadowed during oral submissions on 23 November 2023. The respondent's counsel foreshadowed a further application for security for costs.
26 On 14 December 2023, the applicant filed two witness statements without leave. Despite a request for an explanation, a satisfactory one was not forthcoming. A further case management hearing occurred on 8 February 2024. An order was made that any application by the applicant, together with any affidavits in support, for leave to rely on those witness statements or other evidence served out of time, be filed and served by 16 February 2024, and made returnable on 21 February 2024.
27 The case management hearing did not proceed on 21 February 2024 because counsel for the applicant was ill. The matter was adjourned to 4 March 2024. On 4 March 2024, orders were made granting leave to the applicant to rely on certain witness statements, for any further application by the respondent for security for costs to be filed and made returnable on 27 May 2024 and that the trial of the proceeding be set down to commence on 2 December 2024 with an estimate of 10 days. A costs order was made that the applicant pay the respondent's costs of and incidental to the hearing on that day payable forthwith on an indemnity basis.
28 In May 2024, the solicitors engaged in correspondence to reach agreement as to the provision of further security for costs by the applicant. Agreement was not reached. Security for costs was next addressed at the case management hearing on 27 May 2024. The orders made on that day are important. They were:
1. Pursuant to section 56 of the Federal Court of Australia Act 1976 (Cth), Rule 19.1 of the Federal Court Rules 2011 (Cth) and Subsection 1335(1) of the Corporations Act 2001 (Cth) the applicant is to provide security for the respondent's further costs of the proceeding up until the first day of the hearing, in the amount of $550,000, with such security to be in a form that is satisfactory to the Registrar of the Federal Court.
2. The applicant is to provide security for costs pursuant to Order 1 by 4.00 pm on or before 30 September 2024.
2A. Any application by the applicant to vary orders 1 and 2, which is supported by affidavit evidence is to be filed and served by 4.00 pm on 14 June 2024, with any such application returnable at 10.15 am on 21 June 2024.
3. If the applicant does not provide the security in the amount required by Order 1 and by the time required by Order 2 and no application is filed or served pursuant to Order 2A, the proceedings will be stayed until further order and the respondent has liberty to apply for the dismissal of the proceeding.
4. The respondent is to file and serve any witness statements and expert reports from any person intended to be called as a witness at the trial by 4 pm on 15 August 2024.
5. The applicant is file and serve any witness statements and expert reports strictly in reply by 4 pm on 16 September 2024.
6. The legal practitioners for the parties are directed to attend before a Registrar of this Court on a date to be appointed by the Registrar on or before 30 September 2024, to do the following:
(a) agree and settle a chronology of the material events;
(b) agree and settle a statement of agreed facts in chronological order;
(c) agree and settle a list of issues for determination at the trial; and
(d) agree on the common documents for the trial that will be tendered without objection, limited to those documents that are material and which will be referred to in the evidence.
7. The applicant is to file and serve a list of the persons intended to be called in its case to give evidence at the trial, which list must be limited only to those witnesses able to give material evidence as to disputed facts and which is cross-referenced to witness statements made by the witness by 4 pm on 7 October 2024.
8. The respondent is to file and serve a list of the persons intended to be called in its respective cases at the trial, which list must be limited only to those persons able to give material evidence as to disputed facts and which is cross-referenced to witness statements made by the witness by 4pm on 14 October 2024.
9. Subject to further order and any evidence objection pressed at the trial, the evidence-in-chief from each witness will be adduced by adoption of his or her witness statements save that viva voce evidence must be lead as to any disputed conversation and which evidence will be excised from the adopted witness statements.
10. Subject to any further order of the Court, a witness in evidence-in-chief must not be led on evidence that is not set out in a witness statements of the witness.
11. On or before 31 October 2024, each of the experts in common fields of expertise are required to attend before a Registrar of the Court on a day to be appointed by the Registrar as facilitator pursuant to the Expert Evidence practice note (GPN-EXPT) to do the following:
(a) conduct the conference required by paragraphs 7.4 to 7.9 of the practice note;
(b) identify the matters upon which the experts agree;
(c) identify the matters upon which the experts disagree, together with a short statement of reasons as to why; and
(d) prepare a joint expert report in accordance with paragraphs 7.10 to 7.11 of the practice note.
12. The applicant is to file and serve a court book in electronic format by no later than 4 pm on 7 November 2024 which complies with the Court practice direction for eBooks (GPN-eBOOKS) as a single paginated PDF document to be divided into five parts:
(a) Part A: Current pleadings;
(b) Part B: Witness statements or affidavits to be relied upon by the parties, separately divided as between the applicant and the respondent;
(c) Part C: The agreed chronology and list of material events;
(d) Part D: The documents listed in strict chronological order, with those documents about which there is a dispute as to admissibility or which are to be treated as confidential to be clearly identified; and
(e) Part E: The joint expert reports and the outcome of the attendance of the experts before the Registrar.
13. The applicant is to file and serve an outline of opening submissions adopting the format of the agreed list of issues for determination and limited to no more than 20 pages, minimum 12-point typeface, one and a half line spacing, by 4 pm on 14 November 2024.
14. The respondent is to file and serve an outline of opening submissions, limited to no more than 20 pages, minimum 12-point typeface, one and a half line spacing, by 4 pm on 21 November 2024.
15. Liberty to apply.
29 Amongst other submissions made on 27 May 2024, by Mr G Clarke KC for the applicant, was the following exchange:
MR CLARKE: The position, if I can outline it, is this. What my client proposes is that $200,000 be provided by way of security, cash or guarantee, to the satisfaction of the registrar with the first tranche of 100 on 31 August, and the second tranche on 30 September. And might I indicate, the source of the moneys - - -
HIS HONOUR: There's a funder now, is there?
MR CLARKE: I'm sorry, your Honour?
HIS HONOUR: There's a funder now, is there?
MR CLARKE: No. No. That's part of the problem, your Honour. There is no litigation funder. After a very long period of time and serious attempts, that is not in place. Hope springs eternal, but the fact of the matter is that, until now and going forward, it's anticipated that Hera will be self-funding this litigation.
HIS HONOUR: Self-funding or the directors or shareholders will be advancing some money.
MR CLARKE: That's correct. And, so far as the further security, your Honour, I'm instructed that those moneys will be paid - provided, I should say - by Mr Konstandellos, who is the director of Hera, from funds that he will receive from a development that he has undertaken in a different matter, which is expected to come to fruition and provide the release of funds prior to those dates so that Mr Konstandellos is not sitting on his hands doing nothing; he's out there working and he proposes to fund the litigation, in part, in that way.
HIS HONOUR: Sometimes, applications against corporate parties are resolved quite quickly if the directors and shareholders give a personal undertaking.
MR CLARKE: Yes, your Honour, but such an undertaking would be problematic because we don't apprehend that my learned friend's clients would accept such an undertaking. Cash - there's nothing like cash. And it's also the case, your Honour, that the first tranche of $50,000 was provided in cash or guarantee. Then the second $120,000, provided in two lots of 60, were also provided to the registrar in the usual way, and we've taken it that it's appropriate that that course of conduct should continue.
30 The quantum of the security then ordered was based on expert evidence adduced by a costs consultant engaged for the respondent. The applicant did not provide satisfactory competing evidence. That explains why order 2A was made. I was concerned that the applicant should have an opportunity to vary the security orders by adducing adequate competing evidence. On 14 June 2024, the applicant engaged that liberty and filed an application for revision of the quantum of the security to $291,000 to be provided by a personal guarantee from Nickolaos. The applicant relied on an affidavit made by Nickolaos on 14 June 2024. It contained argumentative material, submissions and his inexpert assessment (undertaken with his solicitor) of the assessor's expert report. The hearing of that application occurred on 21 June 2024. The applicant was then represented by different counsel, who was inadequately briefed at short notice. An adjournment application was refused. Thereafter the hearing was stood down to enable discussions to take place. On resumption, the applicant discontinued its application and consented to an order that it pay the respondent's costs on the standard basis forthwith. The affidavit of Nickolaos was not ultimately read.
31 A Registrar of this Court assessed and issued a certificate of taxation in favour of the respondent on 11 June 2024 in the sum of $73,653 pursuant to the orders made on 4 March 2024. The applicant did not pay that amount. On 1 August 2024, the solicitors for the respondent served a statutory demand upon the applicant for those costs. A covering letter threatened that if the demand was not met by 5 August 2024, instructions would be sought to make a winding up application. The demand was not met, and no application was made by the applicant to set it aside. A consequence is that the respondent has the benefit of the statutory presumption of insolvency. No winding up application has been filed.
32 On 1 August 2024, the respondent's solicitors requested confirmation from Mr Blythman whether the applicant intended to and would provide the security for costs of $550,000 by 30 September 2024. On 6 August 2024, Mr Blythman corresponded with the respondent's solicitor relevantly as follows:
Steps are in train to meet our client's obligation in that regard. This would have occurred sooner but for an unexpected delay in a property settlement which is the source of the funds.
It is certainly our client's intention to provide the security for costs and the amount of $550,000 as ordered on 21 June 2024 (sic).
33 The obligation referred to is the statutory demand. On 13 August 2024, the respondent's solicitors enquired of Mr Blythman when the statutory demand would be satisfied and sought confirmation "that your client has made payment or will make payment imminently". That correspondence was not answered. On 19 August 2024, the respondent's solicitors sent further correspondence to Mr Blythman and relevantly stated:
We refer to our email of 13 August 2024 requesting confirmation that your client has made or will imminently make payment of the debt by 14 August 2024.
Your client has failed to provide such confirmation and Woolworths records indicates that it has still not received payment.
Your email of 6 August 2024 referred to a property settlement being the source of the funds for the payment of the debt. We are instructed to seek proof of your client's capacity to pay, including documents evidencing the property settlement and the amount of monies expected to be received by Hera following settlement. Please provide this information as soon as possible.
In the circumstances, Woolworths continues to have strong concerns about Hera's ability to pay the security for costs that it has been ordered to pay by 30 September 2024.
34 On 11 September 2024, Mr Blythman telephoned a solicitor for the respondent to inform that Nickolaos had passed away within the previous week. In fact, he died on 27 August 2024.
35 On 17 September 2024, the respondent served two expert evidence reports. The time limited to comply with the security orders expired on 30 September 2024. A consequence is that the proceeding was then stayed, and the respondent was then at liberty to apply for dismissal. It did not immediately do so.
36 On 1 October 2024, Mr Blythman emailed the respondent's solicitors on the subject matter of "Court hearing/security for costs" and stated:
The untimely death of Nickolaos Konstandellos (who died intestate) has complicated the finalisation of the property development transaction which was to provide a source for provision of the Security that was to be lodged with the Registrar of the Federal Court by yesterday.
Alternative arrangements were being pursued but as yet are incomplete. It is anticipated that this will be resolved within a week. When we have confirmation, evidence of same will be provided to you and your client's indulgence sought in respect of the short delay that is envisaged.
Meanwhile, Angellique Konstandellos has been appointed as the Director of Hera Project Pty Ltd, replacing her late father.
37 It is not correct that Angellique had by then been appointed as a director of the applicant. The ASIC records state the appointment date was 2 November 2024.
38 On 8 October 2024, the respondent filed a further expert report. On 14 October 2024, the respondent served on the applicant a certificate for costs pursuant to the orders of 21 June 2024 in the amount of $25,900. Payment was demanded within 28 days, failing which the applicant was warned that enforcement steps would be taken. Payment has not been made.
39 On 19 October 2024, the respondent's solicitors corresponded with Mr Blythman as follows:
…
We refer to:
a) Order 1 of the orders made by McElwaine J on 27 May 2024 (May Orders) requiring Hera to pay security for costs in the amount of $550,000 (Security) on 30 September 2024; and
b) Your email of 1 October 2024.
Security for Costs and Hera's financial position
We understand from discussions in mid-September that Mr Konstandellos passed away in September. Both we and Woolworths extend our sincere condolences for the untimely passing of Mr Konstandellos.
Your email of 1 October 2024 said that the untimely death of Mr Konstandellos complicated the "finalisation of the property development transaction which was to provide a source for provision of the Security", that alternative arrangements were being pursued, that it was anticipated that those arrangements would be resolved within a week and evidence of those arrangements would be provided to the Woolworths.
As of today, your client has not paid the Security. Nor has it provided any evidence of the alternative arrangements referred to in your email of 1 October 2024.
Woolworths is sympathetic about Mr Konstandellos' passing, however, as you will appreciate Woolworths has incurred significant costs in preparing its lay evidence and expert evidence to date and continues to incur costs as it finalises its expert evidence. This is in circumstances where your client is in breach of its obligation to provide Security by over two weeks.
Woolworths has serious concerns about your client's financial ability to provide security which is compounded by your client's failure to pay the debt of $73,653 owed by Hera to Woolworths, being unpaid indemnity costs pursuant to the order of Justice McElwaine on 4 March 2024 (Debt). The period for payment of that debt required by the statutory demand passed on 5 August 2024, as stated in our email of 13 August 2024.
Please urgently let us know by 12 pm on 25 October 2024:
1. whether your client will be in a position to pay the Security and Debt and if so, by when; and
2. evidence of your client's ability to pay the Security and Debt within a short but reasonable period.
If your client does not provide a satisfactory response or sufficient evidence by 12 pm next Friday, Woolworths will write to the Court seeking to have the matter relisted at his Honour's earliest convenience.
Lay evidence
Woolworths filed and served its lay evidence comprising of the witness statements of Messrs Brad Karge and Chris Keen on 20 August 2024.
Hera has not yet served any lay evidence in response. Please let us know whether Hera intends to do so and, if so, when. Further, given Mr Konstandellos' death, please confirm whether any additional evidence in chief as to reliance or causation will be led by any other officer of Hera, and if so when we can expect to see such proposed additional evidence in chief.
Expert evidence
We apologise for the delay in finalising our expert evidence. Given your assurances, we have continued to undertake the work to finalise the expert evidence, but please let us know if your understanding or expectation changes.
As Hera has not provided Security, we observe that the proceedings are stayed pursuant to Order 3 of the May Orders.
40 On 23 and 24 October 2024, the respondent filed a further expert report of Mike Cox and a supplementary expert report from him.
41 Mr Blythman provided a response on 25 October 2024 as follows:
We acknowledge receipt of your email of Saturday 19th October 2024 which was not read until last Monday. It has been referred to our client and we have received the following instructions:
1. The Konstandellos Family appreciate the sympathetic response to the sudden death of Nickolaos Konstandellos, who was the sole director of Hera Project Pty Ltd. His daughter Angellique Konstandellos has replaced him in that role.
2. Our client will provide today as much information as it can towards satisfying your requests with respect to the arrangement for the provision of the $550,000 Security for Costs and satisfaction of the existing cost orders.
3. The transaction at 580 Thompsons Road, Sandhurst (Sandhurst), which involves development of a childcare centre, is progressing apace. Settlement of the purchase of the freehold was effected on Monday of this week. The land is valued at $4,750,000 but is encumbered by a first mortgage to Latrobe securing $3,412,500. (See valuation of Savills attached).
4. The application for the planning permit for the subdivision of the land and the construction of the childcare centre on one of the lots has been approved by the City of Frankston (the planning aspects are being handled by specialist practitioners at Best Hooper and the permit itself is expected to be issued on Monday. The effect of grant of the permit (and subject to construction of the building and noting that there is an AFL for the centre operator) is to immediately increase the value of the property estimated to $8,150,000 for the childcare lot alone on Savills' valuation. This means there is equity of well over $3,000,000.
5. The Sandhurst purchase was entered into by the late Nickolaos Konstandellos in 2023 and he nominated Childcare Asset Management Pty Ltd ACN 678 021 817 (Childcare) as the substitute purchaser and settlement took place accordingly.
6. Nickolos Konstandellos agreed with Childcare to forego his interest in the Sandhurst contract in return for Childcare (and its alter ego John LaPenta) agreeing to advance funds to him to satisfy the judgement debt (the subject of your client's statutory demand) and to provide a bank guarantee or such other security as would be acceptable by the Registrar of the Federal Court to satisfy the $550,000 Security for Costs order, to be effected no later than 30 September 2024.
7. The Sandhurst purchase settlement was delayed and as a result the dates had not been met by Childcare. However, it has notified that the payment of $100,000 to meet the two outstanding costs orders will be provided by 6 November 2024.
8. Childcare is arranging provision of the Security for Costs which is expected to be by way of bank guarantee. At this point the entity that will provide the bank guarantee to the Court has not been notified to us but is expected early next week. Provision of the bank guarantee (or the funds) is a term om the agreement that Nickolaos Konstandellos entered with Childcare not long before his death.
As to the litigation we note that the proceeding is stayed pending provision of the Security of Costs to the Court.
We acknowledge the further expert witness statement of Mike Cox of Currie and Brown that we received last evening. As previously requested, would you please let us know if it is intended by your client to file any further witness statements and if so by whom. At this stage we envisage that there will be a further statement by Luciano Pozzebon. The other expert witness statements that you have filed are being considered and may result in further statements from our client's experts.
As referred to above, we anticipate to be in a position to provide more material with respect to the costs matters early next week and we request your client's forbearance while we arrange this.
42 Three observations should be made about that correspondence. No complaint is made about the late service of expert witness statements by the respondent: in particular, it is not said that the service of this material was relevant to the ability of the applicant to satisfy the security orders. There is an express representation that settlement of the Sandhurst property would result in a payment of $100,000 to satisfy the outstanding costs orders by 6 November 2024. The attached valuation report was objectively provided to assuage the concerns of the respondent about the ability of Nickolaos to cause the applicant to satisfy the security orders.
43 On 28 October 2024, the respondent's solicitor requested Mr Blythman to provide an update about satisfaction of the outstanding costs orders and the provision of security by no later than 12 pm on 31 October 2024. Mr Blythman responded at 11:55 am on 31 October 2024 as follows:
At this point I am only in a position to provide a copy of the recently granted Planning Permit in respect of the Sandhurst property, the granting of which significantly enhances its value, as referred to in the Savills valuation that was provided earlier. It is attached.
An agreement has been prepared between Childcare Asset Management Pty Ltd, the registered proprietor of the land, to enable its equity to be utilised to satisfy the outstanding security for costs order. How this may be achieved may depend on the approach taken by the Registrar to the type of security that would be acceptable.
We don't appear to have received a response to our enquiry as to whether your client intends to file any further expert witness statements.
44 The agreement referred to in that letter was not immediately produced. A copy is attached to the affidavit of Angellique. It is dated 20 August 2024. It is a difficult document to interpret. The parties are Nickolaos, Childcare Asset Management Pty Ltd and John LaPenta. The recitals state that Nickolaos and James Podaridis had entered into a contract to purchase the Sandhurst property, a plan of subdivision had been lodged to subdivide into three lots, Childcare intended to undertake a development on lot 2 and Nickolaos had nominated Childcare as the substitute purchaser "for his purchase" (sic). There are seven operative clauses which provide:
AGREEMENT
1. The Company agrees to complete the purchase of Sandhurst including all of Nick's obligations under such contract and his legal costs.
2. The Company agrees to pay to Nick as he directs via his solicitors William Murray:
2.1. $115,000 within (10) business days after the settlement of the property known as 580 Thompsons Rd Sandhurst under the contract of sale;
2.2. $550,000 by way of Bank Guarantee and/ or any other form of security accepted by the Registrar of the Federal Court of Australia with respect to the security of cost in the matter of Hera Project Pty Ltd ats Woolworths ("the Proceedings") by no later than 30's September 2024;
2.3 The balance of the funds due to Nick and/ or his Nominee shall be agreed pursuant to a schedule of payments which shall include the funding of the Proceedings by no later than 1st November 2024;
2.4 Upon the execution of this Agreement all Planning permits and Plans of subdivision plans and all architectural drawings and sketches shall be assigned to the Company; and
2.5 This Agreement is entered into on the basis that the Settlement of the Contract of Purchase of the property known and described as 580 Thompsons Rd Sandhurst is extended for (10) business days from 21st August 2024 and the Notice of Default is withdrawn by the Vendors and that the settlement occurs on or before 31st August 2024. This agreement does not provide Nick and/ or his nominee any right to lodge a caveat over the said property without the written consent of John and James which would have the effect of restricting and constraining the financing requirements with the property to meet the obligations under this agreement.
3. Time of the essence.
4 On the basis that the Default Notice is withdrawn and John and the Company are given the opportunity to settle the property under the Contract of Sate, John and the Company release Nick and Hera Project Pty Ltd from all claims that they may otherwise have and shall indemnify Nick against all claims including for land transfer duty resulting from the purchase and this agreement.
5. James and John being a director of the Company guarantees the performance of its obligations under this agreement.
6. In order to secure the payment to Nick, James, the Company and John hereby charge the Sandhurst land with the obligation for payment of the sums above.
7. This agreement may be executed by the parties using electronic signatures and by counterparts.
45 Settlement of the sale occurred on 21 October 2024 according to Mr Blythman's letter of 25 October 2024. In her affidavit, Angellique frankly deposes that she does not "fully understand that deal" and relies on information conveyed to her by James. In part she deposes that:
(c) …
I understand that notwithstanding the written terms of the agreement, the completion of the on-sale was dependent on permitting (being organised by the purchaser), which was anticipated to have been completed prior to 30 September 2024. I now understand that there has been a delay in permitting the plan of subdivision for this property and Childcare. A copy of the planning permit for the subdivision was issued on 25th October 2024 and is exhibited at AK-1 pages 37-42. The planning permit for the development of the Childcare premises has yet to be issued by the local council. From my discussions with the purchaser, I anticipate that a decision regarding the child care planning permit will be made in four to six weeks (assuming that the permit issue does not need to be resolved by VCAT);
I understand that the quantum of moneys available to Nick (and indirectly to the Applicant) from the on-sale is to determined by an uplift of the value of the property with the relevant permits, this process has been be adversely affected by the delay in permitting from Council and a number of objections. The Applicant now anticipates that the sums available from the on-sale will be insufficient to meet both its own costs and the total of the security for costs ordered, and which might in the future be ordered by the Court.
(d) Advance payments were received from the sale of the Sandhurst property in March, May and July 2024 and were used by Nick to pay senior Counsel, expert witnesses and a number of personal creditors. At that stage, Nick believed that the Sandhurst property would settle before 30 September 2024 and there would be additionally sufficient funds to pay the security for costs as well. Unfortunately, the property was only settled in late October 2024, there are the permitting issues as set out above, and therefore receipt of the balance of the funds will be delayed as set out in the preceding paragraph.
(e) The uncertainty generated by the unknown timing and quantum of moneys available from the sale of the Sandhurst property and from the litigation funding process means that as matters presently stand, the order for security for costs stultifies the proceeding. The applicant will be in a better position to further assess that position after the Sandhurst property is sold and it has received a decision regarding litigation funding.
46 No other evidence was adduced about how the status of the unexpressed further conditions precedent to payment under that agreement were entered into, when these matters were agreed, whether they operate as express variations to the written agreement or whether there is some new agreement that supersedes what is recorded in writing. Another unsatisfactory aspect of this evidence is the contradiction between (e) (being in a better position to make an assessment after the Sandhurst property is sold) and (d) (the sale completed in late October 2024).
47 The applicant failed to pay the two outstanding costs orders by 6 November 2024, despite the representation of Mr Blythman in his correspondence of 25 October 2024. Also, on that day, the respondent served an expert report from a valuer and on 7 November 2024, a supplementary expert report from the valuer.