THE CHANDOS STREET PROPERTY
On 7 November 1996, in consideration of the sum of $15,000, Conpac was granted an option to purchase the Chandos Street property, for future development, for a purchase price of $1.1 million. The option was to be exercised prior to 5.00 pm on 31 January 1997. At some time prior to 30 January 1997 the directors of Conpac decided to exercise the option, but on the basis that the purchase and development was to be carried out by Conpac not in its own right, but as trustee of the Conpac Number One Unit Trust ("the Trust"). The units in the Trust were to be held by directors of Conpac or entities associated with the directors. On 30 January 1997 Conpac was appointed as trustee of the Trust under a Deed made that day. On 31 January 1997 Conpac, presumably after exercising its option, entered into a contract to purchase the Chandos Street property for $1.1 million. The deposit of $110,000 (which included the option fee) payable on the execution of a contract was paid out of Conpac's funds.
The evidence before me did not disclose why the directors elected to proceed with the purchase by Conpac as trustee of the Trust rather than in its own right. One obvious inference that might be drawn was that the directors were concerned that Conpac's financial situation was, or would become, such that it was preferable for the project to be carried out for the benefit of the directors of Conpac rather than for the benefit of Conpac or its creditors.
By early 1997 Conpac was in financial difficulties. However, that did not stop its directors from continuing to use its funds and assets for the acquisition and development of the Chandos Street property. In addition to providing the initial deposit of $110,000, Conpac provided a further $60,000 for costs incurred in relation to the project prior to settlement of the purchase on 11 April 1997. By 11 April Conpac was in severe financial difficulties yet on that day it advanced a further $219,632 and charged all of its assets in favour of the Commonwealth Bank of Australia ("CBA") to secure an advance to it of $775,000 from the CBA to enable it to pay the balance of the purchase price payable on settlement. The advance was also secured by a mortgage by Conpac as trustee of the Trust over the Chandos Street property. After 11 April 1997 Conpac made further advances of approximately $35,000. A further CBA bill was drawn down in the sum of $82,000 on 5 May 1997. It appears that prior to the administrator being appointed to Conpac on 6 June 1997, save for the CBA loan which was secured over Conpac's assets, all of the funds for the purchase and development were advanced by Conpac out of its own funds and little or nothing was contributed by the holders of the units in the Trust.
According to the reconciliation statement prepared by the liquidator in respect of the Chandos Street property between 6 November 1996 and 5 June 1997 Conpac made payments or incurred liabilities in its own right in respect of the Chandos Street property in the sum of $1,282,198. The liquidator informed creditors on 8 January 1998 that subject to an audit he was carrying out, Conpac was still owed $1,208,373 in respect of the Chandos Street transactions. No audit of those transactions was ever carried out by the liquidator.
The use of Conpac's funds and assets for the benefit of its directors involved another Conpac project. During the first half of 1997 Conpac was completing a development at 82-92 Cooper Street, Surrey Hills ("the Cooper Street property"). During April and May 1997 Conpac's directors accelerated the completion of that project, apparently to enable the funds to be realised from its completion to be utilised for the Chandos Street property. By 6 June 1997, when the administration commenced, Conpac had received in excess of $970,000 in respect of its projects, including Cooper Street, but was unable to utilise any part of that sum as it had been frozen by the CBA as security for the debt owing by Conpac to CBA in respect of the Chandos Street property. I interpolate that the applicants relied on the Cooper Street property on several issues but in my view its main significance, for present purposes, is the intended use by the directors of the funds raised from it or part thereof for the Chandos Street project.
After Conpac went into voluntary administration BCL Construction Management Pty Ltd ("BCL"), another company associated with the directors of Conpac, was appointed trustee of the Trust. BCL proceeded to arrange for the refinancing of the Chandos Street project so that the funds advanced by Conpac could be repaid and the mortgage to the CBA, which had been assigned to Conpac upon payment of its indebtedness to the CBA, could be discharged. The liquidator entered into a deed of repayment with BCL in respect of the funds advanced which were to be repaid with interest at a commercial rate.
On 24 October 1997 the liquidator sought the retrospective approval of the Committee of Inspection to the deed of repayment but the approval was not granted. By that stage the Committee had become increasingly concerned about the liquidator's conduct and, in particular, had formed the view that he had been exercising his powers in a manner which benefited the directors and entities associated with them rather than for the benefit of creditors.
At an early stage the liquidator sought and received oral advice from his solicitors as to his rights in relation to the Chandos Street property and any profit realised from it. In substance, he was advised that the advance of the funds constituted a breach by the directors of their fiduciary duties but that as a consequence of the money having been repaid it was unlikely that Conpac suffered any loss. The liquidator was informed that if he could identify a loss then Conpac would have a cause of action against the directors. The solicitors also advised that if it can be established that Conpac would have not experienced cash flow problems had the loans not been made then there might also be a cause of action depending on what, if any, losses can be identified. Although the solicitors adverted to the possibility of claiming the profit realised from the Chandos Street project as a result of the breach of fiduciary duty a pessimistic view was given as to that entitlement. After receiving the oral advice the liquidator conducted little, if any, further investigation into the issues raised by the advice. After the proceedings for his removal were commenced the liquidator requested that the solicitors confirm in writing the oral advice which they had given. He received the written confirmation in April 1998 but did not disclose the contents of the advice he received to the Committee of Inspection.
There are a number of problems with the advice given by the solicitors. Clearly, it was proper for Smith to seek and obtain legal advice in relation to the Chandos Street property. However, the factual basis upon which the advice was based is unclear. Information appears to have been provided to the solicitors by employees of the liquidator from time to time in the most general form. Little specific information was provided as to the financing, by Conpac, of the acquisition of the property. The solicitors appeared to view the amounts provided as a loan which was to be repayable with commercial interest. That view was consistent with a document said to be "a copy of minutes of extraordinary general meeting of Conpac held on 2 October 1996" which was forwarded to the solicitors by an employee of the liquidator. The document, which was unsigned, purports to record a meeting held by two directors of Conpac on 1 October 1996 at which Conpac resolved to advance a maximum of $500,000 for the purchase of the Chandos Street property and provide a guarantee to the CBA. The minutes record that the "Conpac Aust Property Trust No 1 Pty Ltd" is to pay interest at the CBA rate plus 1%.
I have serious concerns as to the validity of the minutes. The minutes are unsigned. According to the liquidator no enquiry was made of the directors as to the minutes or whether the meeting was ever held. The meeting purports to have taken place in October 1996, about five weeks prior to the option being entered into in respect of the property. The minutes refer to a trust which was not established until 30 January 1997. They also refer to a guarantee to the CBA although the CBA loan was not made until 11 April 1997. Whilst these matters do not compel the conclusion that the minutes are a sham they obviously required that a proper investigation be made in relation to their validity prior to the minutes being acted upon as genuine. No such investigation was undertaken.
A further problem with the advice sought was that it was sought very early in the investigation and was based on the assumption that Conpac did not have any beneficial or equitable interests in or rights in respect of the property. The liquidator made no enquiry as to why $15,000 was paid by Conpac on 6 November 1996 in respect of the property. Had such an enquiry been made or had the liquidator conducted the audit that he had informed creditors he was carrying out he would have ascertained that Conpac was the grantee of the option to purchase.
I accept the liquidator's evidence that he only became aware of the option in the course of the hearing before me. However, in my view that only confirms the inadequacy of his investigation. The liquidator conceded as much when he said he did not review the Chandos Street loan account "in detail".
The motives of the directors in appropriating for their own benefit the opportunity presented by the Chandos Street property also called for an inquiry that was never made. No explanation was sought from the directors as to why they used Conpac's funds and assets for their own purposes when Conpac was in financial difficulties. Clearly such matters were critical to the legal rights of the liquidator in relation to the property and the profit of about $1 million that was apparently realised by the directors or their entities upon its redevelopment.
I am also satisfied that no proper inquiries were conducted by the liquidator as to the nature and extent of the loss caused to Conpac by the use of its funds and assets for the Chandos Street property. I have great difficulty in accepting the liquidator's evidence that in his view the commitment by Conpac of its funds and assets to the Chandos Street property was not a significant contributing factor to its financial difficulties. As at 6 June 1997 in excess of $1.2 million was owing to Conpac in relation to the Chandos Street property. According to the records before the Court at that date there were approximately 219 creditors of Conpac with claims totalling approximately $3.97 million. The debtors of the company totalled approximately $2.53 million. Although I accept the evidence that Conpac was involved in a number of proceedings clearly the inability to utilise the $970,000 frozen by the CBA as security for the Chandos Street debt at that point of time and the charging of all Conpac's assets to the CBA for Chandos Street were likely to be significant factors which contributed to the financial problems of Conpac. The liquidator did concede that those matters were likely to have made the difference between a successful administration and liquidation.
For present purposes it is unnecessary for me to pursue the matter further as I am satisfied that in all the circumstances the investigation conducted and inquiries made by the liquidator in relation to the Chandos Street property were clearly inadequate. The inadequacy is exacerbated by the fact that the Committee of Inspection had called upon the liquidator "time and again" to investigate those transactions and complained on many occasions that he had not done so.
The evidence before the Court establishes that it is probable that the directors of Conpac determined to use its assets and money for their own personal benefit at a time the company was experiencing, or was likely to experience, financial difficulties. The facts that warrant that conclusion were known or, had proper enquiry been made, ought to have been known by the liquidator.
On the evidence before me the commitment of the assets and funds to the Chandos Street property by Conpac through its directors almost certainly constituted a breach of their fiduciary duties: see Walker v Wimborne (1976) 137 CLR 1. Breaches of ss 232(2), (4) and (6) of the Law may also have occurred. Any breaches which have occurred would have unnecessarily exposed Conpac to the risk of loss and seriously prejudiced its unsecured creditors: see Walker at 7. Remedies for any breach of the duties to which I have referred include the recovery of any loss and more importantly, in the present case, can extend to a requirement on the part of the directors to account for any benefit or gain made by them as a constructive trustee: see Consul Development Pty Ltd v DPC Estates Pty Ltd (1975) 132 CLR 373 and Chan v Zacharia (1984) 154 CLR 178 at 198-199 per Deane J. The liability to account for benefits or gains as a constructive trustee extends not only to the directors but to others who received the benefit or gain with actual or constructive knowledge of the circumstances that constituted the breach of duty. Associated entities or persons with knowledge also become constructive trustees of the gains or benefits for the person to whom the fiduciary duty was owed: see Barnes v Addy (1874) LR 9 Ch App 244, Consul Development at 398 and Equiticorp Finance Limited (in liquidation) v Bank of New Zealand (1993) 36 NSWLR 50 at 101-106 per Kirby P and the cases there discussed. In many cases there is some doubt as to whether the third party has the requisite knowledge but there can be little doubt on that issue in the present case as it appears that at all material times, in effect, the unit holders in the Trust or those who controlled its affairs were the directors of Conpac.
Accordingly, on the basis of the information that was known or ought to have been known by the liquidator:
· the directors of Conpac committed a breach of fiduciary duty in committing the assets and funds of Conpac to the Chandos Street property, and
· the holders of units in the Trust were aware of and participated in the breaches knowing and intending that they were to be the beneficiaries of those breaches.
Obviously there is a strong case for contending that the directors, BCL and the unit holders are liable as constructive trustees to disgorge the profit, or at least a significant part thereof, they received from the Chandos Street property.
I accept that the directors have not been parties to or involved in the present proceeding and, as a consequence, all of the relevant facts have not emerged. It may well be that facts might emerge that place a different complexion on the relevant transactions. However, it is sufficient for the present purposes for me to conclude, as I do, that:
· the failure of the liquidator to investigate adequately or properly the Chandos Street transactions was a serious and significant omission on his part;
· a proper and adequate investigation was, and still is, likely to result in significant benefits for Conpac and its creditors.