Monday, 28 May 2012
Smegh (Ile Maurice) Ltée v Dharmendra Persad
[2012] UKPC 23
Privy Council
Appeal No 0009 of 2011
JUDGMENT
Smegh (Ile Maurice) Ltée (Appellant) v Dharmendra
Persad (Respondent)
From the Supreme
Court of Mauritius
before
Lord Hope
Lord Brown
Lord Mance
Lord Dyson
Lord Sumption
JUDGMENT
DELIVERED BY
LORD DYSON
ON
28 May 2012
Heard on 29
March 2012
Appellant
Anil
Gayan SC
Ms
Jane Jouanis
Instructed by M Mardemootoo)
Respondent
Sunil
Bheero
LORD DYSON:
1. The appellant (“Smegh”) runs La Plantation Hotel in
Mauritius. The respondent (“Mr Persad”)
was employed by Smegh as its financial controller at a monthly salary of Rs
47,125 from 25 October 1988 until he was summarily dismissed on 25 March
2005. He instituted proceedings in the
Industrial Court of Mauritius on 31 March 2005 claiming 3 months’ wages in lieu
of notice and severance allowance for unjustified dismissal. On 13 October 2008, Mr Magistrate B Marie
Joseph (VicePresident of the Court) found in his favour and awarded him the sum
that he claimed with interest at 12% per annum on the severance allowance plus
costs. Smegh’s appeal was dismissed with
costs on 22 June 2010 by the Supreme Court (A.F. Chui Yew Cheong and G. Angoh).
2. The relevant statutory provisions are to be found in the
(now repealed) Labour Act 1975 (“the 1975 Act”). A contract of employment may be terminated on
notice (section 31) or summarily for misconduct (section 32(1)(b)). The worker must be afforded an opportunity to
answer a charge of misconduct (section 32(2)(a)) and a dismissal must be
effected within 7 days of the completion of a hearing held for that purpose
(section 32(1)(b)(ii)(A)). A worker
whose employment has been unjustifiably terminated may refer the matter to an
officer of the Ministry of Labour and Industrial Relations; and where such a
reference does not result in the matter being satisfactorily settled, the
worker may lodge a complaint with the Industrial Court (section 32(3)(b)). A worker, who has been in continuous
employment for 12 months or more and whose employment has been terminated, is
entitled to a severance allowance (section 34) unless (section 35(1)) he is
dismissed for misconduct in accordance with section 32(1)(b). The amount of severance allowance payable to
the worker shall be half a month’s remuneration for every 12 months where the
worker is remunerated at intervals of not less than one month (section
36(3)). Section 36(7) provides that “The
Court shall, where it finds that the termination of the employment of a
worker.....was unjustified, order that the worker be paid a sum equal to 6
times the amount of severance allowance specified in subsection (3)”.
3. The dismissal of Mr Persad was based on 3 charges of misconduct. The first charge alleged:
“Whilst being the Financial
Controller at La Plantation Hotel, on about 25th September 2004, you took it
upon yourself without the authority of the General Manage o[r] the Resident
Manager to give instructions to Reservations Department not to present any
bills to guests Barone Vincenzo upon departure as allegedly all the expenses
for their stay in the hotel for period 25.09.04 to 07.10.04 would be settled by
one Mr Vincente Panasiti from Switzerland.
On or about 09.10.04, you
caused to be sent the invoices to Mr Vincente PANASITI in Switzerland and gave
the assurance to management that payment would be effected at latest 31st
October 2004, and that you would personally in case of default guarantee
payment.
As at 06.12.04, no such
payment has been effected and this is to the prejudice of La Plantation Hotel.”
Mr and Mrs Barone were
guests of the hotel. Mr Panasiti is Mrs Barone’s father. The bill was eventually settled on 30
December 2004.
4. The second charge alleged:
“Whilst being the Financial
Controller at La Plantation Hotel, in breach of your duties, you failed to
ensure that contracts were duly established for exhibitors at La Plantation
Hotel for the period September to November 2004 with the result that monthly
fees could not be recovered from some exhibitors to the prejudice of the hotel
namely:-
Exhibitors Sept 04 Oct
04 Nov 04
B N Baichoo Nil Nil Nil
Cie
Historic Marine Nil Nil Nil
Cie
Paradise Art Nil Nil Nil
Mr Ronney Nil Nil
Nil
Mr Teeluckdharry Nil Nil
Nil
5. The third charge alleged:
“Whilst being the Financial
Controller at La Plantation Hotel, you failed to ensure that all creditors of
the hotel were paid evenly with the result that some were regularly paid whilst
others were not so paid and this to the detriment of the suppliers causing
damage to the reputation of the hotel.”
6. These charges were first notified to Mr Persad by Smegh’s
letter dated 15 December 2004 which, after setting out the charges in full,
stated: “Management takes a serious view of the above charges, any of which if
established will amount to gross misconduct capable of justifying dismissal”.
7. Mr Persad had been suspended from employment on 1 December
2004. Smegh set up a disciplinary
committee meeting on 22 March 2005 to consider the three charges and to give
him an opportunity to answer them as required by section 32(2)(a) of the 1975
Act. Both Mr Persad and Smegh were
represented by counsel. The committee
comprised one person, Mr Achanah Chiniah.
Evidence was given by Mr Persad and several witnesses on behalf of
Smegh. It is not clear whether the
General Manager (Mr Clerbout) gave evidence, but he was certainly present. The report of the hearing does not purport
to be a complete record of what was said, but it is the only evidence of what
occurred. It states that Mr Clerbout was
“at the disposal of the committee”.
The first charge
8. According to the report of the hearing, the evidence was
mainly directed to the complaint that Mr Persad was responsible for the delay
in securing payment of the hotel bill and that he had failed to keep his
promise to settle the bill himself. The
report notes that Mr Clerbout “was very upset about the failure of Mr Persad to
keep his promise to settle the outstanding bill on behalf of the Vincenzo
family”. There is no reference to a
complaint that Mr Persad had not been authorised to instruct the Reservations
Department to look to Mr Panasiti to settle the Barones’ bill. Counsel for Mr Persad is recorded as having
said that, as financial controller, Mr Persad had “enough authority to be
lenient towards guests. But in this
particular case he kept the GM aware of the progress of the case”. The committee found that, in failing to have
the bill settled as promised to the General Manager, Mr Persad cast a doubt in
the mind of Management as to his being a reliable member of the senior staff;
his statement that he kept the General Manager aware of the progress in the
settlement of the account “was at no time indicated to the Committee by the
[General Manager]”; and with modern means of communication, “it should not have
been so difficult to get payment effected”. The committee’s “recommendation”
was that Mr Persad was “blameworthy as he was unable to convince the Committee
that he did everything within his possibilities to ensure prompt payment by/or
on behalf of guests Vincenzo”.
9. At the hearing before the Industrial Court, Mr Persad
admitted having given instructions to the Reservations Department not to claim
payment from Mr Barone on the basis that the bill would be settled by Mr
Panasiti. He said that he had been
authorised to do so by the General Manager.
After the guests had departed from the hotel, the invoice was mistakenly
sent to Mr Barone instead of Mr Panasiti.
It was returned by Mr Barone and sent to Mr Panasiti who settled
it. He also said that, as financial controller,
he enjoyed certain privileges (“cession”) which he could have used to cover the
cost of the Barones’ stay if the bill had not been settled. He was extensively cross-examined.
10. The Court said (correctly) that the burden was on Smegh to
prove that (i) Mr Persad had given instructions not to present a bill to the
Barones without the authority of the General Manager; (ii) he had said that the
bill would be settled by Mr Panasiti; (iii) on 9 October 2004, he forwarded the
bill to Mr Panasiti and gave an assurance that the bill would be settled by 31
October, failing which he would settle it himself; and (iv) by 6 December, the
bill had not been settled. Mr Persad
said that he been authorised by the General Manager to present the bill to Mr
Panasiti rather than the Barones.
Subject to that, he admitted facts (i) to (iv). The General Manager did not give evidence at
the trial. Instead, Smegh called two
more junior employees neither of whom testified that Mr Persad had no
authorisation from the General Manager.
11. Mr Persad called two witnesses whom he had not called at the
committee meeting. These were Mr Cooroopdass and Mr Rajkumarsingh. Mr Cooroopdass had joined the Appavou Group
(of which Smegh forms part) in 1989. He
was Chief Executive Director of the Group at the time of the dismissal of Mr
Persad. He retired in February 2005 after a disagreement with the Group. Mr Rajkumarsingh joined the Appavou Group in
March 1999. At the time of his
resignation in January 2005, he was Group Internal Auditor, Financial Director
and Assistant Managing Director of the Group.
Mr Cooroopdass was unable to give any evidence directly bearing on the
first charge, although he said that he found the reasons for the suspension of
Mr Persad to be somewhat vague and he thought that there appeared to be “some
sort of a building up of a case”. Mr
Rajkumarsingh said that he personally enquired into the issue which had led to
the disciplinary proceedings. He found
that the hotel records showed (correctly) that the Barones were included in the
list of debtors. Everything was in
order. He also noted that the reason for
the delay in payment was that the bill had not included details of the hotel’s
bank account. At that time, it was the
accountant who was responsible for following up debtors. The Magistrate was clearly impressed with Mr
Persad as a witness. The judgment
includes the following:
“On the other hand, the
Plaintiff maintained that he discussed with the General Manager and sought his
green light before giving the instructions he gave, which version the Defendant
failed to satisfactorily rebut. He also
gave a cogent and plausible account of the circumstances in which the guests
were introduced to him and he accepted to facilitate the special treatment they
were given. He did not rest content with
his sole word that everything was in order in as much as the guests were duly
included in the debtors’ list, there were plausible explanations as to the
delay in the settlement of the bill and that the bill was duly paid
subsequently. As a matter of fact, he
called an appropriate witness in the person Mr Rajkumarsingh who confirmed all
this. This witness impressed me as a
witness of truth and his evidence stands both unshaken and unrebutted. Of note also, the Plaintiff readily accepted
to sort out the matter and even offered to settle the debt personally. This is indeed a conduct that tends to show
his good faith in the matter.
In the light of the
observations set out above, I consider that it would be unreasonable to hold
that there had been some sort of shortcoming on the part of the Plaintiff in
relation to the problem subject matter of the first charge amounting to gross
misconduct. In fact, I would even go to
the extent of saying that this charge was not justifiable.”
12. The Court of Appeal said that the material issue was whether Mr
Persad acted without the authorisation of the General Manager. After a brief review of some of the
Magistrate’s findings, they said that they would not interfere with his appreciation
of the evidence and his findings because he had not misdirected himself or made
findings which were manifestly wrong, perverse or unwarranted.
The second charge
13. Mr Persad is the only witness whose evidence on this charge is
recorded in the report of the committee meeting. He said that it was not his responsibility to
deal with the contracts of exhibitors at the hotel. That was the responsibility of the General
Manager and the Resident Manager. The
Committee found that it was one of Mr Persad’s main duties to leave no stone
unturned to obtain revenue from all sources, including from the exhibitors; he
should have ensured that the contracts were finalised to enable prompt payment;
the responsibility was his and not that of Miss Hema Persad, who was only one
of his assistants; and being Head of the Accounts Department, he had to devise
ways and means to follow closely the operation of the department, especially
where revenue was concerned.
14. Before the Industrial Court, Mr Persad said that it was the
practice in all the hotels in the Appavou Group for the General Manager or the
Deputy General Managers to draft contracts with exhibitors. As Financial Controller, he was only
concerned with the execution of the contracts.
In the case of the particular exhibitors in question, there were no
contracts. His evidence was supported in
terms by Mr Cooroopdass. He said that
the Financial Controller would normally only become aware of the existence of a
contract on being informed by the General Manager. Mr Rajkumarsingh confirmed that contracts
with exhibitors were the responsibility of the Resident Manager and the
Entertainment Manager. The follow-up of these contracts was the responsibility
of the Accountant. Mr Ramen gave
evidence on behalf of Smegh. As a Human
Resource Manager, he said that he was familiar with the organisation of all the
hotels in the Group. He said that in all
the hotels the responsibility for the drafting and signing of contracts with
exhibitors lay with the Financial Controller.
But he admitted in cross-examination that he had never worked at the La
Plantation Hotel and when it was put to him that Mr Rajkumarsingh had said that
contracts with exhibitors were the responsibility of the Resident Manager, he
said that he did not have anything to say about that.
15. The Magistrate preferred the evidence of Mr Persad’s witnesses
to that of Mr Ramen. He held that Smegh
had failed to substantiate the second charge and found that there was no proof
of shortcomings amounting to gross misconduct as alleged.
16. The Court of Appeal dismissed the appeal in relation to the
second charge for the same reasons as it dismissed the appeal in relation to
the first charge.
The third charge
17. Mr Persad told the committee that, as there was a cash flow
problem, payment of debts had to be made on an agreed priority basis. The committee said that it was “in doubt
whether payment was effected justifiably so that all the suppliers were
receiving a fair consideration”. It
“recommended” that Mr Persad had caused
prejudice to the image of the hotel by discriminating among the suppliers in
the payment of their bills.
18. Before the Magistrate, Smegh did not call any evidence to
substantiate the third charge. Mr
Persad said that the selective payment of particular creditors could not be
avoided in view of the hotel’s cash flow difficulties and that the decisions
that were made were with the agreement of the General Manager. This evidence was corroborated by Mr
Cooroopdass. The Magistrate accepted
this evidence and made the same findings in relation to the third charge as he
had done in relation to the second charge.
Likewise, the Court of Appeal treated the appeal in relation to the
third charge in the same way as in the appeal relation to the other charges.
Discussion
19. It is accepted on behalf of Smegh that the Court of Appeal
applied the correct test. In other
words, the appeal could only succeed if the Industrial Court erred in principle
by asking itself the wrong question or making findings which were perverse or
manifestly wrong. In G. Planteau De
Maroussem v Dupou [2009] SCJ 287, the Supreme Court of Mauritius held that the
question whether an employee has been unjustifiably dismissed was a matter for
the court and not the employer’s disciplinary committee. The court said:
“The aim of a disciplinary
committee, as we have said, is merely to afford the employee an opportunity to
give his version of the facts before a decision relating to his future
employment is reached by his employer.
It is no substitute for a court of law, nor has it got its
attributes. Furthermore, the employer is
not bound by the recommendations of the disciplinary committee and is free to
reach its own decision in relation to the future employment of his employee,
subject to the sanction of the Industrial Court”
20. The Board agrees. It
would be remarkable if the exclusive jurisdiction to decide whether a worker
has been unjustifiably dismissed in a particular case were to be vested in the
employer. The denial to workers of the
right of access to a court to decide such a question could only be achieved by
the clearest statutory language. It is
unnecessary to look further than sections 32(3)(b) and 36(7) to see that the
1975 Act explicitly recognises the court’s jurisdiction. Section 36(7) could not be clearer: “The
Court shall, where it finds that the termination of the employment of a
worker....was unjustified....” (emphasis added). Mr Persad invoked this jurisdiction when he
issued proceedings in the Industrial Court.
The findings of the committee have no statutory status. The committee is simply the means by which
Smegh discharged its obligation under section 32(2)(a) to afford Mr Persad an
opportunity to answer the charges made against him. Section 32(2)(a) provides that, in the absence
of such an opportunity, the dismissal is deemed to be unjustified. It does not provide that the findings of a
committee are conclusive. The obligation
to afford an opportunity to be heard is no more than an obligatory part of the
employer’s internal procedure for dismissing an employee.
21. None of this has been seriously in issue in the present
appeal. Rather, the argument focused on
a principle which found expression in The Northern Transport Co Ltd v Radhakisson
[1975] SCJ 223 and has been restated more recently in Mauritius Co-operative
Savings and Credit League Ltd v Khulshid Banon Muhomud [2012] SCJ 107. In Northern Transport, the worker who had
been dismissed gave one account of the facts to his employer (on the basis of
which the employer dismissed him) and a completely different account to the
Court which was deciding whether the dismissal had been unjustified. The Supreme Court said:
“The Magistrate in finding
for the respondent accepted the version given in Court by the respondent which
is contrary to the one he gave to his employer on the day of the occurrence and
which led to his dismissal. In so doing
the Magistrate made a wrong approach to the problem posed to him as the issue
he has to decide was whether the appellant was justified, on the facts before
him at the time, to dismiss the respondent. ”
22. In Mauritius Co-Operative Savings, the employer sought to rely
on allegations before the Magistrate which did not form part of the charges
which were considered by its disciplinary committee. The Supreme Court applied Northern Transport
and held that the Magistrate had been right not to have regard to the new
allegations in deciding whether the termination had been justified.
23. The Board would endorse the approach adopted in both of these
cases. The question whether an employer
justifiably dismisses a worker must be judged on the basis of the material of
which the employer is or ought reasonably to be aware at the time of the
dismissal. If the dismissal is justified
on that material, it is not open to the worker to complain on the basis that
there was other material of which the employer was not, and could not
reasonably have been, aware which, if taken into account, would have rendered
the dismissal unjustified. The Board
does not understand the correctness of this principle to have been in issue in
the present case.
24. Thus, if Mr Persad succeeded before the Industrial Court on the
basis of a case which he did not run before the committee and/or of which Smegh
was not and could not reasonably have been aware at the time of the dismissal,
then the Northern Transport principle would have been infringed by the Court
and the appeal should have been allowed.
25. There is no suggestion that Mr Persad changed his account in a
material respect in relation to any of the 3 charges. The version he gave to the committee was
essentially the same as that which he gave to the Court. After giving a full account of his case in
relation to all the charges (including his case that he had been authorised by
the General Manager to give the controversial instructions to the Reservations
Department), Mr Persad told the Court that “he had explained all this at the
disciplinary hearing” (p 180 line 20 of the Record). The only respect in which there is any
material difference between the account recorded in the committee’s report and
the evidence given at the trial is that, in relation to the first charge, the
former contains no clear reference to evidence by Mr Persad that he had been
authorised by the General Manager to give the instructions to the Reservations
Department. But the Magistrate accepted
the entirety of Mr Persad’s evidence.
This must have included his statement that he had explained the whole of
his case to the committee. It should
also be noted that the report records (p 246 of the Record) that Mr Persad
denied all the charges. The first
allegation set out in the first charge was that he had instructed the
Reservations Department to send the Barones’ bill to Mr Panasiti without the
authority of the Resident Manager. This
was a serious allegation. It is
inherently unlikely that Mr Persad did not give evidence on this important
point. It is unfortunate that the report
contains no reference to what Mr Persad said about the allegation of lack of
authority. But as already stated, the
report does not purport to be comprehensive.
26. In the argument before the Board, much was made by counsel for
Smegh of the fact that Mr Persad called witnesses who had not given evidence
before the committee, notably Mr Cooroopdass and Mr Rajkumarsingh. It is true that the Magistrate was impressed
by the evidence of these witnesses and relied on it as corroborating the
account given by Mr Persad. But the
Board does not consider that this means that there was an infringement of the
Northern Transport principle. First, the
principle should not be extended to preclude a worker from relying in court on
fresh evidence which does no more than support the case which he has always
run. As was said in G. Planteau De
Maroussem, an employer’s disciplinary committee is no substitute for a court of
law. It is the court which is given the power
to decide whether a dismissal was justified.
In the present case, the fresh evidence did no more than corroborate Mr
Persad’s account which, in material respects, the committee had rejected and
the Magistrate accepted. Secondly, at
the time of the dismissal, Mr Coorropdass and Mr Rajkumarsingh were senior
executives of the Group of which Smegh formed part. They gave evidence about matters which lay
within their own spheres of responsibility.
Their knowledge of such matters must be imputed to Smegh. In any event, Smegh could have taken
statements from them and called them to give evidence before the
committee. In these circumstances, Smegh
cannot be heard to say that it was unaware of what they could say.
Conclusion
27. This appeal must be dismissed.
The Magistrate reached a conclusion on the facts which was plainly open
to him. He heard the witnesses and made
an assessment of their evidence. His
decision was not perverse or manifestly ill-founded. Indeed, the contrary was barely argued before
the Board. The only point of substance
that was pressed on the Board was that to some extent the Magistrate based his
findings on evidence that was not deployed by Smegh before the committee. But for the reasons given, this cannot avail
it on the facts of this case. Since the
decision of the Magistrate cannot be impeached, the Court of Appeal was right
to dismiss the appeal.
28. The Board would merely add that much of the difficulty raised
by this case has resulted from the fact that the record of the hearing before
the committee was incomplete in material respects. It is important that employers accurately
record what is said at disciplinary hearings so as to reduce the scope for
subsequent dispute. It is also good
practice to supply a copy of the record to the worker as soon as possible after
the completion of the hearing. This was
not done in the present case.
29. Submissions on costs should be made in writing within 28
days.
Rooplall Beerjeraz, Société Bergio and Société Maido v Mrs Moonesh Amrita Dabee
[2012] UKPC 22
Privy Council
Appeal No 0011 of 2011
JUDGMENT
Rooplall
Beerjeraz, Société Bergio and Société
Maido (Appellants)
v
Mrs Moonesh
Amrita Dabee
(Respondent)
From the Supreme
Court of Mauritius
before
Lord Hope
Lord Brown
Lord Mance
Lord Dyson
Lord Sumption
JUDGMENT
DELIVERED BY
LORD MANCE
ON
28 May 2012
Heard on 28
March 2012
Appellant
Mr Bala Padiachy
Aroughen Aran
(Instructed by Rangasamy Chambers)
Respondent
Sanjay Bhuckory S.C
Vimalen Reddi
(Instructed by Raj Law Solicitors)
LORD MANCE
Introduction
1. Who has priority when the owner contracts to sell a piece of
real property to two successive buyers? The basic rule is that contracts bind
as between the parties but that title depends upon transcription at the
Transcription and Mortgages Offices. An exception exists in case of fraud. Both
courts below held this exception to apply in this case. The primary issue
before the Board is whether they were right to do so. To address this issue it
will be necessary to consider the nature and scope of the exception.
The facts
2. The property in issue (Lot 391) consists of 114 toises
(about 433 sq metres) in Black River.
Its owner at the relevant time was Mr Prem Beerjeraz, now deceased. He
contracted to sell firstly to the respondent, Mrs Amrita Dabee, and secondly to
his own son, Mr Rooplall Beerjeraz, the first appellant. The first appellant
later arranged for the property to be passed as a capital contribution first to
Société Bergio, the second appellant, and then to Société Maido, the third
appellant.
3. The contract for sale to Mrs Dabee was made on 5th December
1989. The price was 134,00 rupees. 35, 000 rupees were paid at once, and it was
agreed that Mrs Dabee would pay the balance in one instalment on 5th December
1993, with interest at the rate of 12% p.a. from 5th December 1989 to 5th
December 1993, payable every three months. Transfer of ownership was only to
take place on signing of the authentic deed to be drawn up by a notary, Mr
Joseph Joson. This no doubt was only to take place after payment of the price
in full. It was further provided that in default of payment of the price or
interest for eight days after a mise en demeure, the vendor could treat the
contract as null, require the purchaser “to quit, leave and forfeit” the
premises upon an order of the Judge in Chambers and retain all the money
actually paid as indemnity. During this period, she could register the
contract, and she did this on 27th July 1992. But she had no title which she
could transcribe in the register kept at the Transcription and Mortgages
Offices under the Transcription and Mortgage Act. The judge, Peroo J, accepted
that Mrs Dabee continued to pay the required interest instalments during this
period.
4. The second contract was made on 31st August 1992. On that
date, Mr Prem Beerjeraz appeared with the first appellant before the same
notary, Mr Joseph Joson, who had been mentioned in the contract for sale to Mrs
Dabee. He contracted to sell the property, lot 391, to his son for 19,950
rupees. This was a sum which the contract recorded that Mr Prem Beerjeraz
“acknowledges having received and cashed from the purchaser before this
presence and in the absence of the notary” and that both parties “declare …
represents the real and actual value of the said land”. On 10th September 1992
M. Joson had this contract transcribed at the Transcription and Mortgages
Office.
5. In ignorance of these events, Mrs Dabee went on 3rd May 1993
to see Mr Prem Beerjeraz with a view to early completion of her purchase by
having the authentic deed signed. Mr Prem Beerjeraz was not there, but the
first appellant, his son, was. The first appellant said nothing of his
purported purchase. Instead, he complained that Mrs Dabee’s registration of her
contract would give him problems and that it should be cancelled. This she
refused. She went at once to Mr Joson asking him to arrange signature of the
authentic deed of sale. She caused a mise en demeure to be served on Mr Prem
Beerjeraz. It was served on the first appellant on behalf of his father by a
Supreme Court usher who explained the nature and effect of the document. It
required Mr Prem Beerjeraz to appear before Mr Joson on 18th May. When Mrs
Dabee attended on that day, she was told by Mr Joson that Mr Prem Beerjeraz was
unwell, and was asked to return on 19th May. On 19th May Mr Joson told her that
Mr Peejeeraz was still unwell. On 24th May Mrs Dabee applied through lawyers
for an interlocutory injunction restraining any disposition of the property. On
the hearing of the application an attorney for Mr Prem Beerjeraz appeared and
said that “there is no objection to the present application”. An injunction was
granted accordingly on 31st May 1993.
6. In March 1994 Mr Prem Beerjeraz was served with a notice to
appear before Mr Joson on 5th April 1994 to sign the authentic deed. He failed
to appear. Mr Joson drew up a notarial deed recording the non-appearance. On 14th May 1994 Mr Prem Beerjeraz was served
with proceedings claiming completion of the sale. His pleaded defence on 7th
November 1994 admitted the grant of the injunction on 31st May 1993, but denied
awareness of most of the steps taken by Mrs Dabee to try to achieve completion
on and after 18th May 1993. It made no mention of any sale to the first
appellant. Its only positive allegation was to “strongly den[y]” that Mrs Dabee
had been paying interest regularly every three months, without any suggestion
that Mr Prem Beerjeraz had terminated the contract or taken any proceedings on
that account. In the event, Peroo J held that interest had been paid punctually.
It may be (the documents before the Board do not show one way or the other)
that interest at 12% p.a. was, understandably, withheld after Mr Prem
Beerjeeraz’s default on 18th May 1993, but, if so, that is not a matter to
which any significance has been attached in subsequent proceedings or attaches
now. In 1996 Mr Prem Beerjeraz died.
7. Mrs Dabee and her husband, Dr Dabee, spent four and a half
years from 25th May 1993 working in Rodrigues and the proceedings continued
slowly. On 13th March 2001, the claim was amended to substitute for Mr Prem
Beerjeraz the curator of his estate. The first appellant and Mr Joson were
added as further defendants, the contract dated 31st August 1992 and its
transcription having by now evidently come to light. It was pleaded that Mr
Prem Beerjeraz, his son and Mr Joson had all acted in bad faith, in connivance
with each other and with the deliberate aim of defrauding Mrs Dabee, and it was
prayed that the contract of 31st August 1992 and its transcription should be
cancelled and annulled accordingly. On
25th March 2002 the first appellant filed a defence alleging simply that he had
bought in good faith “and is now the lawful owner of the said portion of land
and ‘a juste titre’”.
8. On 3rd September 2003 the case came on for trial before
Matadeen J. Only then did the first appellant state through counsel that he had
purportedly sold lot 391 to Société Bergio on 28th February 1997. Searches by
the respondent’s legal representatives revealed that the first appellant had
with a Mr Sundanum formed Société Bergio, that he had contributed lot 391 to
its capital, and that in October
2001 the two of them with
Société Bergio had formed a further company Société Maido, and caused Société Bergio to
contribute lot 391 to its capital. The
claim was amended on 26th February 1994 to join Société Bergio, Société Maido
and Mr Sundanum with the further allegation that all the defendants had been
acting in bad faith throughout. The amended claim also included for the first
time reference to the meeting between Mrs Dabee and the first appellant on 3rd
May 1993. In an amended defence dated 15th July 1994, the first appellant
alleged that Mrs Dabee had made this meeting up.
The decisions below
9. The case came on finally for trial on 15th November 2007
before Peroo J, who delivered judgment on 9th May 2008. At the trial, the first
appellant through his attorney represented not only himself, but also Société
Bergio, Société Maido and Mr Sundanum. During the trial, Peroo J heard evidence
from Mrs Dabee and the first appellant. Mrs Dabee gave evidence of her meeting
of 3rd May 1993 with the first appellant. She was challenged about this. In
re-examination a document, which her husband had prepared and which they had
given to her attorney at the time, was produced to confirm the fact that she
had informed her attorney in 1993 about the meeting of 3rd May 1993, and not
made it up subsequently. The first appellant in response maintained his good
faith in the purchase of lot 391. He said that he had bought hundreds of plots
from his father, and that, when he made and transcribed his contract to buy lot
391 he knew nothing of any prior contract relating to that lot or of any
payments being made by Mrs Dabee. He also said that he had never had any
dealings with her or her husband at any time and that he knew nothing of any
proceedings or injunction against his father until 2001. He at first said that
he did not remember being served with the mis en demeure served in May 1993,
but then asserted that he had passed it to his father without reading it. He
admitted that he had been looking after his father’s properties, but then
qualified that to exclude lot 391, which he asserted had been looked after by
his sister. His answer to questions why he did not disclose until 2003 that lot
391 had been contributed as capital to Société Bergio was that this could be
found out by inspecting the register, and that he did not see why it was
important.
10. Peroo J regarded the first appellant’s evidence as evasive,
untruthful and as indicative of his utter bad faith in the whole process, and
rejected it as untrue. She found that he was aware of the interest which Mrs
Dabee was paying in respect of the land and of the proceedings that she
brought, and that he, and through him also Société Bergio and Société Maido,
acted in bad faith in arranging for lot 391 to be contributed as capital to
these companies. She also found that the notary, Mr Joson, failed to act
responsibly as a notary, knew that Mr Prem Beerjeraz was not going to sign the
authentic deed with Mrs Dabee and yet kept Mrs Dabee in the dark. She relied in
this connection on Mr Joson’s conduct both in witnessing (and transcribing) the
transfer to the first appellant when as notary it was his duty to verify title
and Mrs Dabee’s contract had been registered, and in drawing up the notarial
deed recording Mr Prem Beerjeraz’s non-appearance on 5th April 1994. In the
result Peroo J annulled the contracts under which the property was sold or
contributed as capital to the first, second and third appellants and their
transcription, and declared Mrs Dabee to the lawful owner of lot 391. She also
awarded damages of 200,000 rupees against the estate of Mr Prem Beerjeraz,
against the first, second and third appellants and against Mr Joson.
11. The first, second and third appellants appealed to the Court of
Civil Appeal of the Supreme Court on grounds argued under four main headings,
viz that Peroo J had been (1) wrong to have accepted Mrs Dabee’s version, (2)
wrong to have found that the first appellant was not of good faith, (3) wrong
not to have allowed the appellants to call Mrs Dabee’s attorney as witness (in
relation to the question whether Mrs Dabee had met the first appellant on 3rd
May 1993 and (4) wrong to have reached the conclusion she did in the absence of
any evidence of collusion or connivance between the first appellant and the
notary Mr Joson. The matter was heard before K.P. Matadeen SPJ and Angoh J, who
on 21st January 2010 dismissed the appeal. They reviewed the judge’s findings
in the light of the evidence, concluded that she was entitled to make them and
rejected the first two grounds. They
also rejected the third ground for reasons which the Board need not review,
since it has been abandoned before the Board. As to the fourth ground, they
held that the evidence regarding the notary’s inconsistent conduct gave rise to
an “irresistible” inference that there was “connivance or collusion between the
first appellant and the notary”. In the light of these conclusions, they held
that Peroo J was right to make the orders she did. They cited in support
passages from Dalloz, Droit Civil Vo Transcription Immobilière referred to in
Mahadeo v Ragoobeer (2009) SCJ 29, to which the Board will return later in this
judgment. Finally, the court noted and drew to the attention of the
Attorney-General that Mr Joson’s conduct had been found wanting in another case
decided that very day as well as in further cases referred to in it.
Discipinary proceedings were in fact pursued against Mr Joson, but he died
before their completion.
The appeal to the Board
12. The appeal to the Board is brought as of right pursuant to
formal leave given by the Chief Justice of 8th March 2010. Five grounds were
advanced, but the appellants’ case records the abandonment of the first (the
third before the Court of Civil Appeal), and the second was also abandoned at
the hearing. That leaves grounds (c) to (e), repeating the first, second and
fourth grounds argued before the Court of Civil Appeal. But before the Board
submissions were also made on the nature of any fraud which might constitute an
exception to the general rule that transcription gives title. The appellants in
particular submitted that events subsequent to a second sale and transcription
could not be relevant.
13. Like the Court of Civil Appeal, the Board sees no basis on
which it could or should interfere with the judge’s findings of primary fact.
The matter is moreover now the subject of concurrent findings of fact in two
courts below. Such criticisms as have been made of these findings are wholly
insufficient to justify any interference or further re-examination. The fact
that Dr Dabee, Mrs Dabee’s husband, was not called, and was said to be even
more conversant with the transactions than she was, adds no real weight to
their force.
14. Nevertheless, it is necessary to consider the nature and scope
of the exception which needed to be satisfied if Mrs Dabee was to displace the
prima facie title resulting from the first appellant’s first transcription of
his purchase. This is the critical question. It was, rightly, not suggested
before the Board (any more than it appears to have been in the courts below)
that Société Bergio or Société Maido
could be in any different or better position than that of the first
appellant.
The law
15. Title to immovable property depends upon transcription in the
Register kept at the Transcription and Mortgages Office. Section 5(1) of the
Transcription and Mortgage Act 1873 provides, with one presently immaterial
exception, that:
“no right to immovable property
under a deed or judgment shall be maintained against a third party whose rights
are secured by law over the immovable property to which the deed or judgment
applies, unless the deed or judgment has been transcribed”.
16. Accordingly, where an owner of property contracts to sell it to
two successive buyers, it is prima facie the first buyer to complete his
purchase and to have this transcribed in the Register who will acquire title.
The position in Mauritius equated in this regard with the position established
in France by law of 23 May 1855 up to 1955. Articles 1 and 3 of the law of 23
May 1855 required all acts transferring real property to be transcribed in the
local office of hypothecs and provided that, until such transcription, rights
resulting from such acts could not be maintained against third parties with
rights over the property which they had secured in accordance with the
law. It contrasts with the position at
common law, whereby a contract for the sale of real property passes an
equitable interest binding on a subsequent purchaser of the legal title who
acquires with notice of the prior equitable interest, although it has much
greater affinities with the more modern position established in England as a
result of the Land Charges Act 1925 and 1952 and the Land Registration Act
2002.
17. The effect of the French law was considered by the Cour de
cassation in a decision of 7 December 1925 (Bulletin des Arrêts de la Cour de
cassation rendus en matiére civile, Tome CXXVII, 1925; Dalloz, Jurisprudence
Generale 1926, 185). In that case, the Court of Civil Appeal of Poitiers had
granted priority to a second buyer who had bought and transcribed his purchase
in the knowledge of a prior untranscribed oral sale. In granting cassation of
the Court of Civil Appeal’s decision, the Cour de cassation stated the general
principle that the buyer who transcribes first has priority, recognising only
one exception to the ability of a buyer with a contract second in time to
leapfrog in this way a buyer whose contract was first in time, but holding that
the exception did not apply on the facts before it.
18. The Cour de cassation defined the exception as follows:
“Qu’il
n’est fait exception à cette règle qu’il est établi que la seconde vente a été
le résultat d’un concert frauduleux caractérisé par des manoeuvres dolosives
ayant pour but de dépouiller le premier acquéreur”.
It
explained why the exception did not apply to the case before it as follows:
“…..celui qui achète un immeuble qu’il savait vendu antérieurement à un tiers
et qui fait transcrire son titre le premier ne commet aucun fraude en profitant
d’un avantage offert par la loi elle-même à l’acquéreur le plus diligent.”
A critical commentary by
Professor R. Savatier of Poitiers University in 1926 (Dalloz, Jurisprudence
Generale, p.185) summarised the position thus established as being that “la
simple connaissance” by the second buyer of a prior sale was insufficient to
vitiate his title once transcribed.
19. The French law of 23 May 1855 was superseded by decree No.
55-22 of 4 January 1955. Article 28(1)(a) of that law requires publication in
the local office of hypothecs of all acts, even those accompanied by a
suspensive condition, and all judicial decisions effecting or recording the
transfer or creation between living persons of rights over real property, other
than privileges and hypothecs which were to be secured in the manner provided
in the Code civil. Article
30(1) of the decree of 4 January 1955 further provides:
“Les
actes et décisions judiciaires soumis à publicité par application du 1° de
l'article 28 sont, s'ils n'ont pas été publiés, inopposables aux tiers qui, sur
le même immeuble, ont acquis, du même auteur, des droits concurrents en vertu
d'actes ou de décisions soumis à la même obligation de publicité et publiés, ou
ont fait inscrire des privilèges ou des hypothèques. Ils sont également
inopposables, s'ils ont été publiés, lorsque les actes, décisions, privilèges
ou hypothèques, invoqués par ces tiers, ont été antérieurement publiés.
Ne
peuvent toutefois se prévaloir de cette disposition les tiers qui étaient
eux-mêmes chargés de faire publier les droits concurrents, ou leurs ayants
cause à titre universel. …..”
20. The Board has not heard argument as to what if any differences
there may be between transcription of deeds under the law of 1855 and publicity
of acts, including those accompanied by a suspensive condition, under the
decree of 1955. Counsel for Mrs Dabee have suggested in written submissions
that, under French law Mrs Dabee might by reason of the registration of her
contract in the office of hypothecs on 27th July 1992 be able to satisfy the
requirement of publicity under the decree of 1955. Be that as it may be, and
the Board is of course concerned not with French law but with the law of
Mauritius, the subsequent French jurisprudence remains of some interest. In
circumstances where there has been no publicity in the office of hypothecs, the
Cour de cassation has had under the decree of 1955 to consider similar issues
to that addressed by it in its decision of 7 December 1925. The jurisprudence
has undergone two considerable changes.
21. First, from the 1960s onward the Cour de cassation appears to
have moved to an acceptance of knowledge by the second buyer of the first sale as
precluding the second buyer from taking advantage of prior publication: Cass.
3e civ., 22 mars 1968 (RTD civ. 1968, 564) and Cass. 3e, 30 janv, 1974 (Bull.
Civ. 1974, III, no 2). In the first case, the Cour de cassation held that:
“La
connaissance par le second acquéreur de la première vente constitue une faute
au sens de l’article 1382 du Code civil privant son auteur de la possibilité
d’invoquer à son profit les règles de la publicité foncière”.
Article 1382 of the Code
civil provides:
“Tout
fait quelconque de l’homme qui cause à autrui un dommage, oblige celue par la
faute duquel il est arrive a la réparer”.
In the second case, the Cour
de cassation granted cassation of a Court of Civil Appeal decision which had
declared that “il n’y a pas lieu, en l’absence de manoeuvres dolosives, de
s’arrêter à un simple question de bonne ou de mauvaise foi” and that a second
buyer who had bought and transcribed the property in the knowledge of a prior
sale had committed no fault. The Court de cassation held
that:
“l’acquisition
d’un immeuble en connaissance de sa précédente cession à un tiers est
constitutive d’une faute qui ne permet pas au second acquéreur d’invoquer à son
profit les règles de la publicité foncière”.
These decisions are referred
to in notes by Sébastien Pimont of the
University of Savoy in Revue des contrats, July 2010, p895, Professor Grimaldi
of Paris 13 University in Répertoire du notariat Defrénois, 15 mars 2011 no 5,
p.479 and Beatrice Parance in Revue Lamy Droit Civil – 101183, Chronique Droit
des biens (Jan-April 2011).
22. Two recent decisions of the third civil chamber have however
taken a very different line with regard to “simple connaissance”. In the first case, no. 188 of 10 February
2010, the Cour de cassation’s decision granting cassation rested on the short
point, that the Court of Civil Appeal had erred in holding that a second buyer
who had published his title in the office of hypothecs could not resist the
title of a prior buyer whose title had not been published because he had
“partfaitement connaissance” of the prior sale. In the second case, no.
10-10.667 of 12 January 2011, the first buyer had actually begun proceedings on
27 February 2003 against the seller for “la réiteration de l’acte authentique
prevue au plus tard le 30 septembre 2002”, whereupon the seller sold the same
property to the second buyers by contract of 13th March 2003 which was then
published in the office of hypothecs on 18th March 2003. The Cour de cassation
held that it was irrelevant whether the second buyers were, when they
contracted to buy, perfectly aware of the prior sale or of the legal
proceedings brought by the first buyer. Their title had been first published,
and that was all what mattered. Any relevance of article 1382 is by these decisions
relegated to the relationship between the seller and first buyer, without
bearing on the title which may be acquired by a knowing second buyer.
23. The two recent decisions have aroused different reactions.
Addressing the first, Sébastien Pimont
notes the apparent break with the previous jurisprudence, suggests an
alternative analysis on the facts (for which the Board finds no support in the
decision itself), but also observes pertinently that the decision does not
sanction for the future any concert frauduleux in the sense mentioned by the
Cour de cassation on 7 December 1925. Beatrice Parance greets the solution
adopted in the second decision as being “d’une grande clarté”, as breaking
definitively with the previous position and as welcome juridical orthodoxy in a
time of financial crisis which recalls the virtues of a regime where title to
real property is secured by publicity.
Professor Grimaldi is less exuberant. He too notes that the position
could be different in case of fraud, referring to the Cour de cassation
decision of 7 December 1925 and the general principle that fraud unravels all.
He adds, picking up a point made by Professor Savatier in 1926, that the
distinction between bad faith and fraud is tenuous (ténue). He further observes
that the first buyer who loses priority through not having published his title
can still claim damages (under article 1382) from the seller for the seller’s
bad faith. That is not however relevant on the present appeal.
24. The Mauritian court has had occasion to consider a similar
issue under the 1873 Act. In a recent decision, Mahadeo v Ragoobeer (2009) SCJ
29, Caunhye J was concerned with competition between a court seizure by
memorandum dated 19 May 2001 followed by a purported sale by the debtors (the first
and second defendants) to their daughter and son-in-law (the third and fourth
defendants) on 30 May and 15 June 2001. The memorandum of seizure was
transcribed on 22nd June 2001 and the sale was transcribed on 25 June 2001.
Accordingly, the court seizure had on any view priority. But the judge
nevertheless also went on to cite discussions in Dalloz, Répertoire Pratique Vo
Transcription Hypothécaire (1955) and Encyclopaedia Dalloz Droit Civil Vo
Transcription Immobilière. These drew the distinction between situations of “simple connaissance”
and the situation of “concert frauduleux” or fraud, to which the Cour de
cassation in its decision of 7 December 1925 and Professors Savatier and
Grimaldi in their commentaries had drawn attention. Caunhye J found on the
facts before him that the sale “had all the characteristics of an ‘acte de
complaisance’, dishonestly concocted by the defendants in order to retain the
ownership of the property following its seizure thereby defrauding the
plaintiff of his rights as a seizing creditor ….”. He drew attention to, inter
alia, evidence throwing doubt on whether the third and fourth defendants had
paid any price or covered the registration fees.
25. The present appeal has been presented on both sides on the
basis that the principles stated in the Cour de cassation decision of 7
December 1925 are reflected precisely in the law of Mauritius. Caunhye J in
Mahadeo v Ragoobeer proceeded on the same basis. In other words, under the law
of Mauritius, simple connaissance by the second buyer of the existence of a
previous valid (but as yet not transcribed) contract for sale will not prevent
the second buyer transcribing the second contract and gaining priority over the
prior contract. In view of the way the case has been presented, the Board will
proceed on the same basis without further examination. In particular, it will
not speculate whether there may be any conceivable qualification of such
principles in circumstances where the second contract is made and transcribed
in the knowledge that transcription of the first contract has by agreement
between the seller and first buyer been postponed and the first buyer is
offered no opportunity of earlier completion and transcription. Assuming that
known postponement by agreement of the completion and transcription of the sale
to the first buyer is not by itself sufficient to prevent the application of
the general rule that prior transcription prevails, it must be relevant when
considering whether the circumstances as a whole involved “un concert
frauduleux”
26. The critical question is what is meant by a “concert
frauduleux”. The Cour de cassation in its decision of 7 December 1925 explained
that it had in mind conduct “caractérisé par des manoeuvres dolosives ayant
pour but de dépouiller le premier acquéreur”.
But it did not illustrate such manoeuvres further. The Board would
venture these observations. First, the
primary focus must be on the nature and terms of and the circumstances
surrounding the making and transcription of the second contract. Once
transcription is complete, title is prima facie obtained. However, subsequent
conduct may speak eloquently about the nature, terms and circumstances of the
prior contract and its transcription. Second, the reference to “manoeuvres
dolosives” cannot mean that a concert frauduleux must involve some form of
deceitful contact with or communication to the first buyer at the time of the
second contract of its transcription. On
the contrary, any concert frauduleux is very likely to involve keeping the
first buyer in deliberate ignorance of the second contract until after it has
been both made and transcribed – as happened here. Third, it is clear that the
manoeuvres contemplated by the French caselaw and commentators refer to conduct
of the seller and second buyer designed to oust or defeat the first buyer’s
interest. This still leaves for consideration what sort of conduct - what sort
of contract, terms and circumstances - may be regarded as amounting to a
“concert frauduleux caractérisé par des manoeuvres dolosives ayant pour but de
dépouiller le premier acquéreur”.
27. The commentators have in this connection emphasised the
difficult distinction required to be drawn between bad faith and fraud.
Professor Savatier in 1926 went so far as to suggest that the line between them
disappeared when one started to apply it. Professor Grimaldi called it ténue.
Dalloz in Transcription Hypothécaire (1955), para 324, described it as
“délicate à tracer”, noting that it was all the more so, since it was for each
judge of fact to decide whether in all the circumstances there had been a
concert frauduleux.
28. In current Mauritian caselaw the only authority drawn to the
Board’s attention is Mahadeo v Ragoobeer. It provides a useful starting point
to any discussion of the fine line between simple connaissance and concert
frauduleux. In that case, a second contract with close relatives which they
were not really expected to perform in accordance with its terms and the sole
purpose of which was to defeat a court seizure was not surprisingly regarded as
falling within the exception.
29. Dalloz in Transcription Hypothécaire (1955) also sought in para
325 to derive some examples of indicia and circumstances revelatory of fraud
from prior decisions of the Cour de cassation rejecting challenges to first
instance decisions on the point, recording that:
“La
plupart du temps, les juges du fond retiennent pour caractériser la fraude: la
précipitation avec laquelle le second acquéreur a fait transcrire son titre,
l’absence d’intérét présenté pour lui par l’acquisition, les sur-offres
auxquelles il s’est livré pour decider le vendeur”.
30. Dalloz’s third suggested indication of a concert frauduleux
consists simply in making the seller an offer
he cannot refuse, in order to overbid and so to persuade the seller to
dishonour his bargain with (or, to use an English term, gazump) a buyer with a
prior claim. If this is a relevant
indication, it suggests that not very much more than simple connaissance may be
required to constitute a manoeuvre dolosive. The second, the absence of any
obvious interest in the purchase, suggests that the second buyer is in reality
doing no more than assisting the seller to evade his prior commitment, though
it may perhaps be focused on the type of case where the supposed second buyer
is in reality nothing or little more than a nominee of the first buyer. The
first indication is less easy to grasp, since hasty transcription is what one
might expect of a second buyer conscious of the existence of a prior contract,
and the law, according to the decision of 7 December 1925, is that there is no
fraud in profiting by an advantage offered by the law to the more diligent
buyer (“aucun fraude en profitant d’un avantage offert par la loi ellemême à
l’acquéreur le plus diligent”). So far
as it has significance, it seems to the Board to suggest that relevance may
attach to behaviour which is not merely ordinarily diligent, but unusually
precipitate and only sensibly attributable to a desire to defeat the prior
buyer’s claim.
31. Clearly, however, these factors, based on caselaw up to 1955,
are at most only some potentially relevant factors or indications. Drawing in
particular on the dicta in Mahadeo v Ragoobeer and the first and second factors
mentioned by Dalloz, the Board considers that, where the second contract is in
its nature, terms and/or circumstances (including the way in which it is,
whatever its strict terms, really going to be performed) artificial or
uncommercial for reasons connected with a common plan by the seller and second
buyer to defeat the first contract and it is entered into without giving the
first buyer any prior opportunity to transcribe, the conclusion is likely to be
that it involved a concert frauduleux. Further, once it is concluded that it
was the seller’s and second buyer’s common aim in making the second contract to
defeat the first contract and the first buyer was given no opportunity to
transcribe, those facts alone must mean that close scrutiny is required of the
nature, terms and circumstances of and the performance really intended under
the second contract.
Application to the present
case
32. In the present case, the circumstances throughout speak of a
concerted plan by father and son from August 1992 onwards to defeat Mrs Dabee’s
prior contractual claim to the property. Their plan was also characterised by
deceptive manoeuvres vis-à-vis Mrs Dabee: the first appellant’s attempt on 3rd
May 1993 to persuade her to cancel the registration of her contract on grounds
related to the problems that its registration might give him, without
disclosing that he had already himself contracted to buy the property and had
had his title transcribed; Mr Prem Beerjeraz’s failure to refer to or disclose
the sale to the son in the legal proceedings over the many years between 1993
and 2001; his statement through an attorney in May 1993 that there was no
objection to the injunction; his wrongful allegation that Mrs Dabee had not
been paying the interest due; the first appellant’s subsequent failure to
disclose the transfer and transcription of the property to the two companies as
contribution to capital; and the first appellant’s lying and evasive evidence
before Peroo J. There is no doubt about
the existence of deceptive manoeuvres by Mr Prem Beerjeraz and the first
appellant.
33. Two points are however made by the appellants. The first is
that these manoeuvres took place after the contract for sale to and its
transcription by the first appellant. It is argued that all that can be said of
the position as at the date of the second contract and its transcription is
that there was “simple connaissance” of Mrs Dabee’s prior contract on the part
of the father and son. But the Board considers that the father and son’s
conduct, or “manoeuvres” after the second contract and its transcription speak
volumes as to its nature throughout. The contract was clearly made and
transcribed with the aim of defeating Mrs Dabee’s right to the property without
her knowing, and its nature, terms and circumstances call for careful scrutiny
on that basis alone.
34. Turning directly to the actual nature, terms and circumstances
of the contract and its transcription, the Board considers that these also
speak powerfully of a concert frauduleux, designed to defeat Mrs Dabee by a
transaction which was neither at arm’s length nor on ordinary commercial terms,
but was created with that purpose in mind.
The fact that it was between father and son is not of course itself
conclusive, though it is a fact to be borne in mind throughout. But the Board
has particularly in mind the price of 19,950 rupees said to have been paid by
the son under the second contract in August 1992. Mrs Dabee had already paid in
December 1989 35,000 rupees and had contracted to pay a total of 134,000 rupees
by December 1993. Yet the contract dated 31stAugust 1992 recited both parties’
declaration that the price of 19,050 rupees represented “the real and actual
value of the said land”. This cannot
have been true. If it were true, Mr Prem Beerjeraz’s transfer to his son at a
gross under-value seems inexplicable, in the face of the opportunity to make a
sale to Mrs Dabee at seven times the market value. Certainly no explanation was
forthcoming from the first appellant himself, who simply maintained that he had
bought in good faith. If it were assumed
(improbably) that the property was only worth 19,950 rupees and that Mr Prem
Beerjeraz and the first appellant were so keen to defeat Mrs Dabee’s interest
that they were prepared to abandon further performance of her lucrative
contract, the Board would, in the absence of any sensible explanation for such
a transaction, regard this as just as indicative of a concert frauduleux as the
second and third factors suggested by Dalloz (1955), para 325, considered in
para 30 above. Here, to add insult to Mrs Dabee’s injury, Mr Prem Beerjeraz had
already received 35,000 rupees as long ago as 1989 and regular interest at 12%
p.a., and neither he nor his son took any steps at all to repay any sum or even
to disclose to Mrs Dabee the existence of the second contract or its
transcription.
35. The overwhelming likelihood would seem to be that the
declaration of value made by Mr Prem Beergeeraz and the first appellant in the
second contract was inaccurate to the knowledge of both father and son. If both
knew that the real value of the property was many times greater than the
nominal contractual value of 19,050 rupees, and, if 19,050 rupees was really
paid and was all that was paid, then this was either because neither of them
saw the second contract as a real parting with title at all or because the
father was prepared to make a large gift of value to the son; at all events,
the property remained within the family, any transfer between father and son
occurred at an artificially low value, and there may even have been other
advantages in having it in the first appellant’s, rather than his more elderly
father’s, name. A further possibility is that the first appellant had on the
side actually agreed to and did pay a higher price to his father. But that too
would suggest that the second contract was entered into and transcribed not for
legitimate reasons, but to defraud the local registration office, and to avoid
having to fulfil Mrs Dabee’s contract honestly and so having to pay the full
registration fees due.
36. The Court of Civil Appeal opened up a yet further possibility by
noting that, according to the contents of the document confirming that Mrs
Dabee had in 1993 informed her attorney about the meeting of 3rd May 1993, the
first appellant had on 3rd May 1993 accompanied his request that she cancel the
registration of her contract, with a request that she sign a new bordereau
bearing on its face a lower price, and had given the explanation that he would
otherwise have to pay additional registration fees to the authorities on all
his purchases from his father (all being by inference at least nominally at
undervalues). The Court of Civil Appeal appears in this respect to have gone
further than admissible, since the document was not - and Mr Buckory
representing Mrs Dabee was at all stages very properly careful to point out that
it was not - deployed at trial to prove its contents, but merely to displace an
attack on Mrs Dabee’s credibility.
37. On any analysis, however, there was and is in the Board’s view
ample basis on which to conclude that the making and transcription of the
contract between Mr Prem Beerjeraz and the first appellant amounted to a
concert frauduleux within the true meaning and proper scope of the exception
recognised by the Cour de cassation and French commentators as well as by
Caunhye J in Mahadeo v Ragoobeer.
38. The second point made by the appellants is that there was no
sufficient evidence of collusion or connivance between the first appellant and
the notary, Mr Joson. The first answer to this point is that it does not matter
whether or not there was. The exception applies by virtue of the concerted
fraud of Mr Prem Beerjeraz designed to oust Mrs Dabee from any interest in the
property. It matters not whether or not they succeeded in involving a notary as
an accomplice. But, secondly, even if that were not the legal position, the
Board would not quarrel with the Court of Civil Appeal’s assessment that the
extraordinary role played on the face of it by Mr Joson points to a conclusion
that he was indeed an accomplice. His estate has not appealed, or appeared on
this appeal to argue the contrary.
39. In the result, the Board dismisses the appeal by the first,
second and third appellants. Costs must on their face follow the event, unless
good cause is shown to the contrary by submissions made within 14 days of
handing down.
Subscribe to:
Posts (Atom)