Introduction
The Victorian Court of Appeal in Modeca Investments Pty Ltd v Commonwealth Bank of Australia [2017] VSCA 203 has refused to set aside a creditor’s statutory demand for payment of a debt which was the balance of a loan after a mortgagee sale. The debtor had claimed that it had an offsetting claim under s 459H of the Corporations Act 2001 (Cth) (“CA”) because the sale had been at an under value in breach of the mortgagee’s duty of care in exercising the power of sale under s 420A of the CA. However, the Court of Appeal found that the debtor had failed to establish the offsetting claim because it had not attacked the sale process. An alternative claim by the debtor that there was “some other reason” to set aside the demand under s 459J of the CA also failed.
Relevant provisions
Section 420A(1) of the CA provides that, in exercising a power of sale in respect of property of a corporation, a “controller” (defined in s 9 of the CA) must take all reasonable care to sell the property for:
“(a) if, when it is sold, it has a market value — not less than that market value; or
(b) otherwise — the best price that is reasonably obtainable, having regard to the circumstances existing when the property is sold.”
Section 459G of the CA enables a company, upon which a creditor’s statutory demand has been served, to apply to the Court for an order setting aside the statutory demand. On such an application, the company must show one or more of the grounds made available in ss 459H and 459J of the CA which, relevantly, include that:
- the company has an “offsetting claim” (s 459H(1)(b));
- there is “some other reason why the demand should be set aside” (s 459J(1)(b)).
Background
In 2010, the applicant (“company”) had entered into a contract of sale to purchase certain vacant land for $4.05 million. In 2012, the respondent (“bank”) had provided a loan of $1.4 million to the company to assist it to complete the purchase of the land. The company’s obligations to the bank were secured by a registered mortgage over the purchased land and by a guarantee given by the company’s sole director.
In 2015, the company had defaulted in payment and the bank had taken possession of the land as controller. The bank had then:
- obtained a valuation of the land from PPV which expressed the opinion that the open market value of the land for realisation purposes was $1.4 million (exclusive of GST) and that the market value range was $1 million to $1.4 million (exclusive of GST);
- obtained advice from Merc Property as to how to best sell the land to achieve the maximum price; and
- appointed PRD as real estate agent to market and sell the land by way of an informal tender.
The land had subsequently been sold for $1.3 million (plus GST) which did not cover the amount outstanding under the bank loan. The bank served a statutory demand on the company for the shortfall.
Shortly after the bank sale, the purchaser of the land began offering the land for sale through PRD, the agent used by the bank, for $6 million plus GST.
The application to set aside the demand
The company brought proceedings in the Supreme Court of Victoria to set aside the statutory demand under s 459H(1)(b) or, alternatively, under s 459J(1)(b) of the CA.
The company’s main case was that it had a claim which entirely offset and extinguished the bank’s claim. It said that the bank had contravened s 420A(1)(b) of the CA as a result of which the price achieved for the land had been less than the market value, and that, if the contravention had not occurred, the land would have been sold for an amount that would have repaid the amount owing to the bank.
At first instance, the judge was satisfied, without deciding what the market value of the land was, that the land had been sold at an under value but found that this was not sufficient to establish that there was a genuinely arguable offsetting claim under s 459H(1)(b). The trial judge said that the company needed to establish that a want of reasonable care had occurred in the sale process. The trial judge then found that the company had failed to establish this because it had not attacked the sale process. Accordingly, the trial judge dismissed the application to set aside the statutory demand without considering the claim under s 459J(1)(b).
The company sought leave to appeal to the Court of Appeal. The Court of Appeal (Tate, Ferguson and Hansen JJA) granted leave to appeal but dismissed the appeal.
The offsetting claim
Relevant legal principles
The Court of Appeal said (at [18]) that an applicant could establish an offsetting claim under s 459H(1)(b) without having to advance evidence as would be required at the trial of an action for judgment for the amount claimed. The Court further said that the approach taken to whether there was an offsetting claim had been summarised in Malec Holdings Pty Ltd v Scotts Agencies Pty Ltd (in liq) [2015] VSCA 330 at [48]-[49]. In that case, the following points had been made:
- It was not necessary or appropriate for a court to engage in an in-depth examination or determination of the merits of the alleged dispute.
- What the applicant was required to establish was a plausible contention requiring investigation of the existence of either a dispute as to the debt or an offsetting claim.
- What the court was required to determine was whether the dispute or offsetting claim was “genuine “ i.e. that the dispute was bona fide and truly existed in fact, and that the grounds for alleging the existence of a dispute were real and not spurious, hypothetical, illusory or misconceived. The dispute or offsetting claim should have a sufficient objective existence and prima facie plausibility to distinguish it from a merely spurious claim, bluster or assertion, and must also have sufficient factual particularity to exclude the merely fanciful or futile.
The Court of Appeal also said (at [16]) that the accepted approach to the application of s 420A of the CA was as stated in Artistic Builders Pty Ltd v Elliot and Tuthill (Mortgages) Pty Ltd [2002] NSWSC 16; (2002) 10 BPR 19,565 at [126]. In that case, the following points had been made:
- To determine whether there had been a breach of s 420A, a court looked at the process that a controller of property of a corporation had gone through in selling the property.
- The enquiry was whether, in the course of the process, the controller had taken all reasonable care to sell the property for not less than its market value.
- It was not necessary to prove that the property was in fact sold for less than its market value as a controller could breach s 420A, but, through luck, still manage to sell the property for its market value or more.
- It was not necessary for the court to determine what actually was the market value of the property in order for it to find that s 420(1)(a) had been breached. All that the court needed to find was that the process gone through was not one where all reasonable care had been taken to sell the property for its market value, whatever that market value might be.
Company’s arguments and court’s reasoning
The Court of Appeal said that the company did not challenge the trial judge’s conclusion that an error in the sale process had to be shown but rather submitted that the trial judge had erred in finding that the company had not attacked the process and had not shown negligence in the process.
The company relied on two reports (“Stephen reports”) which had been prepared by a valuer after the sale of the land. The company contended that the Stephen reports revealed material errors in the PPV valuation obtained by the bank, which errors had become those of the bank because it had relied on the PPV valuation. The land had been included in a local council plan which, if approved, would result in the land being rezoned which might have increased the value of the land. The Stephen reports said that it was the land’s future development potential which defined its value rather than its present use and criticised the manner in which the PPV valuation had applied the direct comparison method. According to the Stephen reports, the market value of the land at the relevant time was $1.95 million.
The Court of Appeal, however, said (at [39]) that, given that the Stephen reports had been prepared after the land had been sold, it was arguing backwards to impose on the bank an awareness of ‘errors’ of which it was not shown to be aware. Moreover, the Court said that it remained necessary for the company to show negligence in the process of the sale.
The company claimed that the following matters showed that negligence:
- The company had agreed to buy the land in 2010 for $4.05 million which should have put the bank on enquiry that the PPV valuation was or could have been substantially inconsistent with the true market value of the land.
- After default in payment and prior to the bank sale, the company had engaged Colliers to attempt to sell the land for a price between $7.2 million and $7.6 million and Colliers had recommended that the potential sale price range was some $7 million to $7.6 million. The bank had been aware of this and had not informed PPV of this or considered it.
- There was evidence given by the company’s director that, based on his dealings with other land nearby, the land had a market value of $150,000 to $200,000 per acre and so was worth $4.5 to $6 million at the time of the bank sale, and that a real estate agent in the area had informed him that the land was worth about $200,000 per acre in the current market.
The Court of Appeal, however, found that none of these matters established negligence in the sale process.
As for the company’s agreement to buy the land for $4.05 million, the Court said (at [41]) that market value of a property could fluctuate from time to time especially in the case of vacant land with the possibility of a change in zoning, and that speculation might have inflated the price. Furthermore, the Court said that the purchase in 2010 had been a terms sale, whereas the bank had not sold on a terms contract in 2015. Thus, the Court said that the transactions occurred in a different market, at a different time, and on contracts of a different nature. The Court seemed to take a similar view of the later offer to sell the land for $6 million by the successful purchaser on the bank sale (at [42]).
As regards the Colliers’ recommendation as to price and the authorised selling range, the Court of Appeal made the following points (at [43]):
- The recommendations were not founded upon a valuation such as that provided by PPV, or in the Stephen reports.
- They were provided at a time when the company both needed time and money, and the attempt to sell had quickly fallen away.
- It was axiomatic that a vendor’s desired selling price was not the same thing as market value.
- It was merely speculation that the bank did not inform PPV of Colliers’ recommendation or consider it.
As for the company director’s claims, the Court of Appeal said (at [44]) that they were not supported by evidence, let alone valuation, and could not constitute the basis for an attack on the sale process.
The Court of Appeal then concluded (at [45]) that the trial judge had been correct to conclude that the matters relied on by the company did not attack the sale process. The Court said that there was nothing to link the several matters to the conduct of the sale process and thereby to show negligence or neglect in the course of that process that could have constituted a breach of the duty under s 420A.
The Court had also commented earlier in its reasons (at [36]) that the company’s evidence did not depose as to the manner of the conduct of the sale process, such as, for instance, how PRD marketed the land or otherwise of any relevant action or event in that process, and that a fair reading of its evidence showed that it focused not on the process, but solely on the sale price achieved.
Accordingly, the offsetting claim under s 459H failed.
The “some other reason” claim
In separate proceedings, the bank had sued the company’s director on his guarantee to recover the shortfall. The director had filed a defence and counterclaim which had also maintained that the bank had breached its duty under s 420A(1)(b) and that, if it had not breached its duty, the land would have sold for an amount that would have repaid the amount owing to the bank.
The company contended that, as the issue of the bank’s breach of s 420A and the matter of the alleged shortfall would be determined in the guarantee proceedings, this constituted “some other reason” for setting aside the statutory demand under s 459J(1)(b).
The Court of Appeal, however, said (at [47]) that, the company having failed under s 459H, the existence of the claim under the guarantee did not justify setting aside the statutory demand to await determination of the issue in the guarantee proceedings. The Court went on to say (also at [47]):
“The statutory demand regime relies on speed and enables a presumption of insolvency to arise where there is no genuine dispute as to the debt and where no genuine offsetting claim exists. The merits of the claim are not investigated fully with the benefit of discovery and a trial. As a counterbalance, the threshold for establishing that there is a genuine dispute or offsetting claim is relatively low. Once the presumption of insolvency arises, action can be taken quickly through the winding up process to prevent an insolvent company from continuing to trade. In that context, it is difficult to see how if the debtor has failed to satisfy the genuine dispute/offsetting claim threshold that the mere pleading of a defence or counterclaim by a guarantor challenging the creditor’s right to the debt can give rise to some other reason why the demand should be set aside. Certainly, in this case, there is no basis for it.”
Accordingly, although the Court of Appeal granted leave to appeal, it dismissed the appeal.