Further factual matters
12 I start with the information contained in Mr Strazdins' affidavit. Mr Strazdins deposes to the fact that the property was valued by Colliers Jardine as at 1 January 2008 and that that firm expressed the opinion that the market value of the property for the existing use, assuming completion of Greenhouse 3, was $8 million and that the market value of the property on a vacant possession basis, exclusive of GST, assuming completion of Greenhouse 3, was $6.1 million. Rabobank took a Memorandum of Mortgage over the property in February 2001 and that Memorandum of Mortgage was stamped with a note, "total security" ($2,800,000). Rabobank also took charges over the assets of the companies.
13 Mr Strazdins states that the companies had a management agreement with a company called P'petual Holdings Pty Limited ("P'petual") which was a Sydney-based company directed by Mr Zhong Lai "Michael" Gao. As I have previously said, the companies defaulted on the loan to Rabobank in August 2002. Mr Strazdins states that he believes that Mr Gao had discussions with an officer of Rabobank, Mr Peter Caves, in August 2002. Mr Strazdins states that he believes that these discussions culminated in an agreement, as at early December 2002, that Mr Gao or his nominee would have possession of the property, become Rabobank's customer and buy the property from Rabobank for the amount the companies owed Rabobank. Mr Strazdins states that he believes that Rabobank took control of the property in 2002 and that at that time they were owed approximately $2.9 million by the companies. Mr Strazdins states that P'petual remained in possession of the property for more than a year.
14 In late December 2002 or early January 2003, Rabobank obtained a valuation from a valuation firm called McGees. The property was valued by McGees as at 13 December 2002 on a completed basis as a going concern at $5 million GST exclusive, on an "as is" basis as a going concern at $1.5 million GST exclusive, and on a forced sale basis at $500,000 GST exclusive. Mr Strazdins states that, in October and November 2003, Rabobank sold the property to Hydroponics Farm Pty Ltd ("Hydroponics") (a company controlled by Mr Gao) for approximately $2.72 million. Rabobank approved finance in favour of Hydroponics in the sum of $4.08 million.
15 Mr Strazdins states that Rabobank has not lodged with the Australian Securities and Investments Commission the forms required to be lodged by a controller of property under ss 427(1(b)), 427(2), 427(4) and 432 of the Act.
16 It seems that, between March 2003 and August 2005, the liquidators conducted some investigations into the transactions involving the control and sale of the companies' property. The liquidators also took action against the directors of the companies and that action consumed a good deal of their time and resources between 2005 and 2008. Mr Strazdins states that while the action against the directors was "legally successful", it did not yield funds net of the costs involved.
17 Mr Strazdins states that the proceeding by the companies against Rabobank was issued on 28 October 2009 which was the last day before the causes of action pleaded "might have become statute barred".
18 In his affidavit, Mr Strazdins states:
"21. The proposed Examination Summonses are as follows:
(a) The defendant, the documents being all documents including but not limited to:
(i) the property;
(i) its files in connection with:
(A) the plaintiffs; and
(B) Mr Gao, P'petual, Hydroponics and entities associated with them.
(ii) those of its employees and agents; and
(iii) those of its agent and solicitor, Mr Obst (while acknowledging that parts of this file may attract legal professional privilege).
(b) (Deferred to be considered after documents have been disclosed), possible examination of:
[4 persons are named; Mr Davis is not one of them]
22. I respectfully submit that within the meaning of section 596B of the Act:
(a) I am eligible applicant applying for the summonses;
(b) For the reasons that follow, each of the proposed examinees may be able to give information about the examinable affairs.
The Defendant (documents)
23. Access to the defendant's files in connection with its dealings with the property, the plaintiffs and the purchaser and related parties are needed to:
(a) identify answers or further information in connection with the examinable affairs;
(b) ensure the correctness of the facts relied upon by the plaintiffs and to ensure that there are no facts or circumstances that might amount to a plausible defence in connection with the matters set out in the statement of claim generally; and
(c) make a decision as to what further examinations (if any) are necessary or convenient and in connection with which particular topics."
19 I turn now to evidence put before me concerning correspondence which passed between the parties between May 2009 and the issue of the examination summons. On 11 May 2009, the solicitors acting for the liquidators wrote to Rabobank asking the bank if it would permit them to inspect all files relating to the sale of the property. The solicitors said that if Rabobank did not agree then they were instructed to make an application for production in anticipation of action in accordance with Rule 32 of the South Australian Supreme Court Civil Rules 2006. In addition, the solicitors for the liquidators enclosed a notice of demand for books of the companies under s 530B(4) of the Act.
20 On 1 June 2009, the examinee, on behalf of Rabobank, wrote to the solicitors for the liquidators and advised them that Rabobank had had time to retrieve and review the relevant files, and that the bank was responding to the notice under s 530B(4).
21 On 10 June 2009, the solicitors for the liquidators wrote to the examinee (in his capacity as a representative of Rabobank) calling for a response to the notice issued under s 530B of the Act. On 12 June 2009, the solicitors for the liquidators wrote to the examinee asking for documents and requesting the cooperation of the bank. They again referred to Rule 32 of the South Australian Supreme Court Civil Rules 2006.
22 On 12 June 2009, the examinee, on behalf of Rabobank, responded to the letter dated 10 June 2009 and asserted that Rabobank had complied with its obligations under s 530B(4).
23 It appears that, at about this time, Rabobank engaged the services of solicitors. On 25 June 2009, solicitors acting for Rabobank wrote to the solicitors for the liquidators. On the same day, the solicitors for the liquidators wrote back to the solicitors for Rabobank identifying six categories of documents that they were seeking from Rabobank. Further correspondence followed, the details of which it is unnecessary to relate.
24 On 24 September 2009, solicitors for Rabobank wrote to the solicitors for the liquidators and advised that Rabobank had omitted to lodge accounts as required by s 432 of the Act, that the omission was advertent, and that Rabobank would attend to lodgment as soon as possible. Further correspondence followed. On the day the examination summons was issued (that is, 23 December 2009), the solicitors for the liquidators wrote to the solicitors for Rabobank and said, among other things:
"Our client is requiring production of the documents only on 4 February 2010. Mr Davis is not required to attend in Adelaide to be examined as to completeness of the documents produced on that date, however, our client reserves rights to require him to be present for examination later. We will let you know if/when Mr Davis is required to attend to be examined after inspection of the documents produced."
25 On 24 September 2009, the solicitors for the liquidators wrote again in similar terms to the solicitors for Rabobank.
26 The examinee put evidence before me by way of affidavit. He deposes to the fact that he has not had any dealings with the companies or with Hydroponics Farm Pty Ltd, P'petual Holdings Pty Ltd or Mr Michael Gao in relation to the property, or in relation to the provision of credit by Rabobank in connection with the acquisition or potential acquisition of the property by any such entities. He deposes to the fact that he has not had any involvement in any of the principal dealings or transactions referred to in the Statement of Claim in the proceeding. He deposes to the fact that he does not have any personal knowledge of such matters other than knowledge which he has obtained from Rabobank's files after such transactions and other dealings occurred. He deposes to the fact that his first dealings with the companies occurred in May 2009 when Rabobank received the letter from the liquidators' solicitors dated 11 May 2009. The examinee provides additional details in a later affidavit. He deposes to the fact that he has not undertaken any review of Rabobank's files relating to the sale of the property which was formerly owned by the companies. He deposes to the fact that upon receiving the letter from the liquidators' solicitors dated 11 May 2009, he instructed a lawyer "who was then on secondment with the defendant from an external firm of lawyers to locate the defendant's files and extract certain documents which were described in the notice of demand for books and records". The examinee deposes to the fact that he examined several of such documents for the purpose of responding to questions which the lawyer asked of him in the course of extracting the documents. He deposes to the fact that he did not review all of the documents which were provided in response to the notice of demand. The examinee deposes to the fact that the questions asked of him by the lawyer in connection with the examination of such documents related to issues relevant to the demand for production of the documents, and "were not for any purpose associated with me gaining an understanding of the underlying matters which were the subject of the documents". Finally, the examinee deposes to the fact that he does not have any responsibility on behalf of Rabobank for compliance with the lodgment and notification requirements of Chapter 5 of the Act.
27 The last item of evidence put before me was an affidavit of a solicitor from the firm of solicitors acting for the liquidators. He deposes to the fact that it is intended to examine the examinee as to the following matters:
"4.1 His involvement in the review of the defendant's files in so far as they relate to Park Road, Virginia property and the sale of that property;
4.2 The completeness of the documents to be provided pursuant to section 596C(2), Corporations Act;
4.3 Whether he has in his possession and/or custody any documents as referred to in the examination summons and if not the person that has;
4.4 The branch or branches at which the documents were located;
4.5 An explanation of the documents produced pursuant to section 596D(2) where required and any other matters relating to the examinable affairs that arise from a consideration of the documents following inspection;
4.6 The role of Mr Obst in the marketing and sale of the Park Road, Virginia property;
4.7 The position of Mr Caves and Mr Sundberg of Rabobank at the relevant time;
4.8 Their responsibilities in relation to the marketing and sale of Park Road, Virginia;
4.9 When the defendant considers that it commenced and concluded (if it has concluded) its role as controller of the Park Road, Virginia property;
4.10 Any benefits received by the defendant, as controller, in the form of rent, given that the property was occupied for a period of approximately one year before it was sold; and
4.11 Why the defendant did not give notification that a controller had been appointed, or lodge any reports, and what information would have been contained in those reports had they been lodged."