[27] The submission that ING Australia Ltd was the beneficial owner of these shares must be considered by reference to CPT Custodians Pty Ltd v Commissioner of State Revenue for the State of Victoria.[9] The question there was whether the holder of all of the issued units in a unit trust was the "owner" of land which was part of that trust fund, for the purposes of the Land Tax Act 1958 (Vic). Under that Act, the term "owner" was defined to include "every person entitled to any land for any estate of freehold in possession". The Act provided for the liability and assessment of "the owner of any equitable estate or interest in land" as if that estate or interest was legal, and for a deduction for the amount of tax paid by the legal owner. The High Court held that the appellant, even as the holder of all units in the trust, was not an owner of the trust property, having regard to the terms of that trust. The Court emphasised that it was necessary to look at the terms of the trust in question, and to assess what interest, if any, those terms gave to unit-holders, rather than reasoning according to some general notion or understanding of the rights and interests of beneficiaries under any unit trust. So whilst, in general, unit-holders may have rights protected by a court of equity, it did not follow in every case that they would be beneficial owners of the trust property.[10]