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Civil Action2000

廖景如 v. 姚黎李律師行及另二人

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52566-EN-2006-05-26

廖景如 v. 姚黎李律師行及另二人

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HCA 8189/2000

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

ACTION NO. 8189 OF 2000

______________________

BETWEEN

廖景如Plaintiff
And
姚黎李律師行1st Defendant
莊勝地產代理有限公司2nd Defendant
中原物業顧問有限公司3rd Defendant

______________________

Coram:   Before Master Roy Yu in Chambers

Date of Hearing: 4 May 2006

Date of Handing Down Ruling: 26 May 2006

_______________________________

RULING ON PRELIMINARY ISSUE

_______________________________

 

1.  The 1st Defendant applied for taxation of their bill pursuant to a consent order dated 16th March 2005 whereby the Plaintiff’s case was dismissed and he had to pay the costs of the 1st Defendant, to be taxed if not agreed.  There was no agreement and the 1st Defendant submitted their bill for taxation.

2.  The Plaintiff filed a list of objection and enclosed therewith a number of letters which had been marked “without prejudice”.  The 1st Defendant objected to their production as evidence and request the document be expunged.

3.  In support of the application, the 1st Defendant has filed one affirmation.  And the Plaintiff has also filed an affirmation in opposition.

The Law

4.  The 1st Defendant asked for expunging of the letters on the ground that they are privileged communications.  It is not disputed that whether a letter is privileged does not depend on whether it is label as “without prejudice”.  The true nature of the communication should be considered.

5.  In a judgment by Mr. Justice Seagroatt in Meng Zhu Lin also known as Mong Chu Lam v. Xie Xiao and others HCPI 722 of 2001, at paragraphs 34 and 35, His Lordship said –

“It is clearly established that the heading “Without Prejudice” does not conclusively or automatically render privileged a document so marked.  For example where a letter is so marked, but the contents of which amount not to an offer to negotiate but merely to an assertion of the party’s rights or an attempt to argue that his case is well founded, it is not privileged [see Buckinghamshire County Council v Moran 1989, 2AER 225].  Sometimes a letter contains material relating to the assertion of rights and the strength of its case, as well as an offer in settlement.  The latter aspect can properly be considered as having been made “Without Prejudice” whereas the former material is not so covered.  In fact it would be quite pointless to seek to put it under that umbrella of privilege.

In my view it follows that a letter may be mixed in its content.  Part of it contains what is clearly a “Without Prejudice” offer and part of it is simply concerned with a statement of the issues and an assertion of the rights of the writing party.  If a court were to conclude that the mere use of the term “Without Prejudice” afforded a blanket cover for all material which was unrelated to negotiations with a view to settlement, it would dilute the principle involved – I am conscious that many practitioners unwittingly use the term on letters which either wholly or in part are entirely unrelated to such negotiations.  That practice should be strongly discouraged.”

6.  I agree entirely with the said ruling of Mr. Justice Seagroatt.

7.  Ms. Chan of P.C. Woo & Co., solicitors of the 1st Defendant, also referred me to the case of Rush & Tompkins Limited v. Greater London Council and Another [1988] 3 WLR 939, at 942, Lord Griffiths stated the reason for exclusion of without prejudice communication:

“The "without prejudice rule" is a rule governing the admissibility of evidence and is founded on the public policy of encouraging litigants to settle their differences rather than litigate them to a finish. It is nowhere more clearly expressed than in the judgment of Oliver LJ in Cutts v Head ([1984] 1 All ER 597 at 605-606, [1984] Ch 290 at 306): "That the rule rests, at least in part, on public policy is clear from many authorities, and the convenient starting point of the inquiry is the nature of the underlying policy. It is that parties should be encouraged so far as possible to settle their disputes without resort to litigation and should not be discouraged by the knowledge that anything that is said in the course of such negotiations (and that includes, of course, as much the failure to reply to an offer as an actual reply) may be used to their prejudice in the course of the proceedings. They should, as it was expressed Clauson J in Scott Paper Co v Drayton Paper Works Ltd (1927) 44 RPC 151 at 156, be encouraged freely and frankly to put their cards on the table ...  The public policy justification, in truth, essentially rests on the desirability of preventing statements or offers made in the course of negotiations for settlement being brought before the court of trial as admissions on the question of liability." The rule applies to exclude all negotiations genuinely aimed at settlement whether oral or in writing from being given in evidence.”

8.  For the general rule that without prejudice communication is to be excluded from evidence, Ms. Chan accepts that there are exceptions.  She rightly refers me to the case of Unilever Plc v. The Procter & Gamble Co. [2000] 1 WLR 2436.  Walker LJ listed out the most important instances of such exceptions –

(1) As Hoffmann LJ noted in the first passage set out above, when the issue is whether without prejudice communications have resulted in a concluded compromise agreement, those communications are admissible. Tomlin v Standard Telephones and Cables Ltd [1969] 3 All ER 201, [1969] 1 WLR 1378 is an example.

(2) Evidence of the negotiations is also admissible to show that an agreement apparently concluded between the parties during the negotiations should be set aside on the ground of misrepresentation, fraud or undue influence. Underwood v Cox (1912) 4 DLR 66, a decision from Ontario, is a striking illustration of this.

(3) Even if there is no concluded compromise, a clear statement which is made by one party to negotiations, and on which the other party is intended to act and does in fact act, may be admissible as giving rise to an estoppel. That was the view of Neuberger J in Hodgkinson & Corby Ltd v Wards Mobility Services Ltd [1997] FSR 178 at 191, and his view on that point was not disapproved by this court on appeal ([1998] FSR 530).

(4) Apart from any concluded contract or estoppel, one party may be allowed to give evidence of what the other said or wrote in without prejudice negotiations if the exclusion of the evidence would act as a cloak for perjury, blackmail or other 'unambiguous impropriety' (the expression used by Hoffmann LJ in Forster v Friedland [1992] CA Transcript 1052). Examples (helpfully collected in Foskett's Law & Practice of Compromise (4th edn, 1996) p 153-154 (para 9-32)) are two first-instance decisions, Finch v Wilson (8 May 1987, unreported) and Hawick Jersey International v Caplan (1988) Times, 11 March. But this court has, in Forster v Friedland and Fazil-Alizadeh v Nikbin (1993) Times, 19 March, warned that the exception should be applied only in the clearest cases of abuse of a privileged occasion.

(5) Evidence of negotiations may be given (for instance, on an application to strike out proceedings for want of prosecution) in order to explain delay or apparent acquiescence. Lindley LJ in Walker v Wilsher (1889) 23 QBD 335 at 338, noted this exception but regarded it as limited to 'the fact that such letters have been written and the dates at which they were written'. But occasionally fuller evidence is needed in order to give the court a fair picture of the rights and wrongs of the delay.

(6) [and others not relevant to this case]

The letters

9.  The case was initiated by the Plaintiff in 2000.  He claimed against 3 defendants.  The 2nd and 3rd Defendants had taken proceedings respectively to strike out the claim against them, and succeeded with costs in their favour.  The 1st Defendant had not applied to strike out the Plaintiff’s claim.  Instead, the 1st Defendant invited the Plaintiff to settle the case on the basis that the Plaintiff should have the claim dismissed with cost to the 1st Defendant.  The invitation was set out in a letter dated 30th May 2001 from P.C. Woo & Co. to the Plaintiff, marked “without prejudice”.  The Plaintiff responded on 4th June 2001, also marked “without prejudice”.  The 1st Defendant does not ask to expunge these 2 letters, and they are not relevant to the taxation one way or the other.

10.  The first letter under protest is a letter by P.C. Woo & Co. to the Plaintiff dated 13th August 2001 (“letter A”).  It is marked “without prejudice”.  The first paragraph refer to a telephone conversation between the Plaintiff with Ms. Ling of P.C. Woo & Co. stating

“ …you indicated that you were prepared to pay our client’s legal costs.  You enquired about our legal costs to date.

We are instructed to inform you that our legal costs (assuming on party and party basis) to date is in the region of $200,000.”

11.  P.C. Woo further stated in the letter that if the case is not settled, the 1st Defendant might apply for costs on indemnity or solicitor and own client basis at the trial.  No term of settlement was offered.

12.  By a letter dated 18th August 2001 and marked “without prejudice save as to costs”, the Plaintiff requested P.C. Woo & Co. for a breakdown of the estimated costs of $200,000. 

13.  By a further letter dated 13th October 2001, also marked “without prejudice save as to costs”, the Plaintiff offered to dismiss the case and pay a sum of $20,000 in settlement of the 1st Defendant’s costs (“letter B”). 

14.  By a letter dated 8th December 2001, P.C. Woo & Co responded by refusing the offer of the Plaintiff (“letter C”).  They further stated in the 3rd paragraph of letter C that the estimated costs incurred by the 3rd Defendant so far is about $325,000.  A breakdown is attached which set out the number of working hours of 4 fee earners.  It is remarked that disbursement has not been included.

15.  Letter C is also marked “without prejudice” and it is stated expressly in the letter that the breakdown is provided on a strictly without prejudice basis.  The 3rd Defendant shall not in any way be bound by the estimates provided therein.  Then P.C. Woo & Co. set out the proposed settlement that the 3rd Defendant would accept a payment of $260,000 in final settlement of the costs.

16.  In reply to letter C, Plaintiff wrote a letter dated 15th December 2001 (“letter D”).  He refused the offer of settlement proposed by P.C. Woo & Co. and counter-offered $30,000 in settlement of the 3rd Defendant’s costs.

17.  Later, the Plaintiff continued to negotiate with the 1st Defendant for settlement; and succeeded with the consent order herein mentioned. 

18.  The 3rd Defendant filed their bill claiming a sum over $500,000 and the Plaintiff raised objection.  One of the objections is that the amount claimed is much higher than the figures stated in Letter A and C.  There was a letter only shown to me in the hearing by Ms. Chan of P.C. Woo & Co. that the 1st Defendant would not recover more than $430,865, a sum less than the sum set down for taxation.  I assume that is the amount billed by P.C. Woo & Co.  They said they would let the taxing master know after taxation.  I shall come back to this arrangement later herein.

19.  The undisclosed letter also seeks to explain the difference in costs.  The Plaintiff wrote an open letter dated 20th September 2005 (“letter E”), commenting on the costs, and referring to, inter alia, the above letters.  The 1st Defendant also objects to the production of this letter.

20.  In summary, the 1st Defendant asks me to expunge letters A-E.

The Ruling

21.  In all taxation, the taxing master is entitled to direct the production of any document which may be relevant (Order 62 rule 14 (d)).  On the attachment of the letter to the list of objection, I take it that the Plaintiff wishes to produce these letters.  And at the beginning of the hearing, the Plaintiff has confirmed to me that he objects to expunge the said letters.  By agreement of the parties, this is a ruling of a preliminary point, and as such, I have seized of the taxation.

22.  Ms. Chan argues that all the letters are privileged communication and none of these exceptions (stated above) applies to them.  In her affirmation, she explains that the costs figure stated in letters A and C were given in the hope of effecting a quick lump sum settlement on the costs’ issue.  They were purely an estimate and were not intended to accurately reflect the actual amount of professional fees that was then paid and payable by the 1st Defendant to P.C. Woo & Co.  The costs’ breakdown attached to letter C “was created and furnished to the Plaintiff so as to give a general outline of the nature of work that had been done by the various fee earners of the Firm and the estimated time spent.  To save time and costs as the work was done in the course of settlement negotiations, the costs’ breakdown had not been meticulously prepared as a full bill and so it was not an exhaustive one.”

23.  I first deal with letter A.  The material part of the letter on estimate of costs is set out in pargraph10 above.  These are assertion of the 1st Defendant’s cost position.  It is a statement of fact and I cannot see how, at least for this part of the letter, it could be argued to be communication for settlement.

24.  Further, letter A was issued at the time when the 1st Defendant invited the Plaintiff to have the case dismissed with costs to the 1st Defendant to be taxed.  One would have expected information provided under such circumstance to be correct.  It would be for P.C. Woo & Co. to explain the discrepancy.  By expunging this letter, it would create unambiguous impropriety by allowing the solicitors for the 1st Defendant to erase what they have stated in writing. 

25.  And for letter C, it again gave an estimate of costs for inviting the Plaintiff to settle.  For the same reason stated in paragraph 24 above, it would be an unambiguous impropriety to expunge this letter.  Further, under the breakdown given under letter C, 75.78 hours of work was done by Mr. Peter Ngai, and 14.85 hours of work was done by Ms. Claudia Ling.  But in the bill for taxation, Mr. Ngai only claims 3 hours 30 mins. of work done but Ms. Claudia Ling claims over 140 hours of work done.  This drastic change in solicitor in charge and the number of hours has to be explained by P.C. Woo & Co.  This by itself would create an impropriety if I remove the breakdown from evidence. 

26.  Letters A & C must fall within the exceptions listed above and may be produced. 

27.  I accept that in letter A, P.C. Woo & Co. only said that costs is in the region of $200,000 and not suggesting that it is $200,000.  And in letter C, P.C. Woo & Co. only said that the estimated costs so far is about $325,000.  By allowing these letters be produced, it does not prevent the 1st Defendant or his solicitors from explaining the discrepancy.  And I am not, at this stage, suggesting that they are bound by the statement on the letters.

28.  Ms. Chan also refers me to the able judgment of Master de Souza.  I have no disagreement with the rule referred to in his judgment. But each case has to be determined on its own facts.  It is found by Master de Souza that “it is abundantly obvious that the interim bill [in his case] was regarded at all times as a privileged document.”  I have no similar finding here.  And the exceptions as set out in Unilver’s case has not been relied on by the parties in Master de Souza’s ruling.

29.  In conclusion, I would allow the Plaintiff to produce letter A and C.  For letters B, D and E, they should be expunged.  But if Ms. Chan considers that she needs to refer to them to explain the discrepancy, I would allow these letters be produced.  I would hear Ms. Chan again on these letters as I have to call the parties back for submission on a further preliminary point.

Second Preliminary Point

30.  The other matter I have to consider is the way how the bill is drafted. 

31.  According to the confidential letter from P.C. Woo & Co. to the Plaintiff, they said that they only charge the 3rd Defendant for $430,865 and costs of taxation, such amount calculated up to 30th June 2005.  But the Bill claims an amount of $493,314.67 and costs of taxation.  This would be more than what the 1st Defendant is liable to pay to P. C. Woo & Co.

32.  P.C. Woo & Co. argue that the 1st Defendant is entitled to tax the full amount of costs as if there is no agreement or cap on the solicitor charges.  The ceiling is to be applied at the end of the taxation and they refer me to Hong Kong Civil Practice 2005, para. 62/App/2 & 3. 

33.  By reading the said paragraphs in the Hong Kong Civil Practice, and in particular, an English Court of Appeal case General of Berne Insurance Co. v. Jardine Reinsurance Management Ltd. and others [1998] 2 AER 301, I have reservation on the reasoning of Ms. Chan.  If P.C. Woo & Co. is wrong on this point, the whole bill has to be re-drafted. 

34.  But I would offer an opportunity for them to argue this point, and I wish to have sight of their retainer agreement with the 1st Defendant which would be relevant.  Hence I would direct the parties to come back for further argument on this second point on a date to be fixed with one hour reserved.

35.  I also grant an order nisi in favour of the Plaintiff for costs of the first preliminary point to become absolute within 14 days, such costs to be taxed if not agreed.

 

 

(Roy Yu)
Master

The Plaintiff, appearing in person.

Ms. R. Chan of Messrs. P. C. Woo & Co. for the 1st Defendant.

27626-CH-2001-03-13

廖景如 訴 姚黎李律師行及另二人

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HCA008189/2000

HCA 8189/2000

香港特別行政區

高等法院

原訟法庭

高院民事訴訟2000年第8189號

_____________

有關
原告人廖景如
對
第一被告人姚黎李律師行
第二被告人莊勝地產代理有限公司
第三被告人中原物業顧問有限公司

_____________

主審法官:高等法院暫委法官關淑馨內庭聆訊

聆訊日期:2001年3月13日

宣判日期:2001年3月13日

判案理由書日期:2001年3月16日

 

_____________________

判案理由書

_____________________

 

1. 本案原告人廖景如先生,就聆案官陳素嫻女士在本年1月10日的命令提出上訴。聆案官就第三被告人,中原物業顧問有限公司(“中原物業”)的申請,根據高等法院規則第18號命令第19條規則,及法庭固有的權力,剔除令狀對中原物業的申索,並撤銷中原物業作為本案的第三被告人。本席經考慮廖先生及代表中原物業的區慶祥大律師的陳述,認為廖先生對中原物業的申索,並無合理的訴訟因由,理應剔除,故此駁回上訴。以下是判決的詳細理由。

2. 中原物業是北京莊勝房地產開發有限公司(“發展商”)在香港的售樓代理,發展商在北京市內二環宣武門地鐵站上蓋興建莊勝廣場,由中原物業代發展商提供售樓資料,及安排買家簽署臨時買賣合同和收取臨時訂金。

3. 約在1995年9月,廖先生從中原物業取得一些售樓資料,包括有莊勝廣場的價目表,列明各單位的面積和售價;第一座第三層的平面圖,列明尺寸;和《展望》季刊的創刊號。季刊由發展商的香港代理,莊勝地產代理有限公司(本案第二被告人)印行。創刊號有以下的敍述:「直至本年九月初,第一座已如期完成三層地庫及到達地面第三層。根據工程進度預算表,莊勝廣場第一座寫字樓將如期于九六年初平頂,並在九六年底正式落成啟用。」

4. 在1995年10月25日,廖先生和中原物業簽訂臨時樓宇認購合同(“臨時合同”),購買莊勝廣場第一座325室(“該單位”),售價以價目表的93%作實,為181,661美元。廖先生向中原物業付臨時訂金30,000港元。中原物業的代表並且在第一座第三層的平面圖及價目表上簽署,確認廖先生同意購買該單位。

5. 廖先生於1995年11月3日在發展商的香港律師,姚黎李律師行(本案第一被告)安排下,與發展商簽署《北京市外銷商品房預售契約》(“預售契約”),購買該單位。預售契約包括以下的條款:

“第一條 莊勝廣場第一座第3樓層325室房屋,建築面積為72.14平方米(含共有共用面積,房屋狀況詳見附件),土地使用面積暫略平方米(含共有共用面積),土地使用期限自房屋產權過戶之日起至2044年3月21日止。

上述各項面積為[發展商]暫測面積,房屋竣工后以北京市房地產管理局實測面積為準。

第二條 雙方同意上述預售房屋售價為每建築平方米美幣2,518.18圓,價款合計為(大寫)美幣零仟零佰壹拾捌萬壹仟陸佰陸拾壹圓整(小寫:美幣181,661/圓)。房屋竣工后,第一條載明的暫測面積與實測面積誤差在3%以內的,不再結算;誤差超過3%的,超過部分按房屋售價進行結算。

第五條 [發展商]須于1996年12月31日前,將房屋交付給[廖先生]。除不可抗力外,[發展商]未按期將房屋交給[廖先生]的,[廖先生]有權向[發展商]追索違約金。...”

6. 廖先生在1995年11月至1997年9月期間,如期向第一被告人繳付該單位的餘款及其他費用。發展商並沒有在1996年12月31日前,將該單位交付廖先生。

7. 在1997年6月25日,第一被告人發信給廖先生,通知他莊勝廣場第一座的建築工程已經完成,該單位可以交付使用,並請廖先生前往第一被告人的辦公室辦理房屋交付使用手續。在1997年7月9日,第一被告人又致函廖先生,說明辦理交付使用手續時,須繳付就有關房屋實測建築面積誤差的補價。該單位的最終測算建築面積,經北京市房管局核實,確定是82.71平方米,比起臨時合同和預售契約的建築面積增加10.57平方米,相差超過14%,廖先生要多付10,581美元作為補價。

8. 在1997年9月30日,廖先生向第一被告人付清預售契約列明的購樓餘款,又繳付了補價的首期。補價的餘款9,699.25美元,廖先生卻拒絕繳交。故此,發展商和第一被告人沒有為廖先生辦理房屋買賣過戶手續,及按有關規定申領房屋所有權證。

9. 廖先生指稱發展商交付房屋的日期,有7個月的延誤。至於因建築面積相差14%而需繳付的補價,也遠遠超越合理的水平。

10. 在2000年8月15日,廖先生對三名被告人發出傳訊令狀。至於他向中原物業提出的申索,指稱是該被告人「專業疏忽及失職,合謀欺騙及隱瞞事實」。廖先生說他是根據侵權法向中原物業提出訴訟。若非中原物業提供的售樓資料失實及有誤導的成份,他便不會先與中原物業簽訂臨時合同,再和發展商簽署預售契約,而招致後來的損失。再者,中原物業的代表曾在平面圖及價目表上簽署,這行為已確認了該單位的建築面積為72.14平方米。中原物業的行為,已超越其作為普通代理人的身份,顯示出它已為發展商承擔法律上的責任。故此,廖先生向中原物業追討30,000港元,是為他付給中原物業的臨時訂金。

11. 本席認為廖先生的訴訟因由,不能成立,主要原因有以下幾點。

12. 第一,根據廖先生的索償聲請書及他所提出的文件證據,沒有任何或任何充份的資料顯示,中原物業在提供售樓資料的時候(即是1995年9月或10月期間),知道或應該知道(i)單位的建築面積並非72.14平方米;和(ii)發展商不能在1996年12月底或之前交付樓房。沒有這樣的證據,專業疏忽的指稱根本不能成立。

13. 平面圖和價目表的建築面積,是由建築師巴馬丹拿國際公司推算而得。從文件的證據顯示,建築師所推算的面積,不過是發展商的「暫測面積」,並非不能改變,最終的建築面積,在房屋竣工後以北京市房地產管理局實測面積為準,這都在預售契約清楚訂明。本席也不同意廖先生的說法,中原物業在平面圖和價目表上簽署,是確認該單位的建築面積不能變更的行為。

14. 至於發展商須在1996年12月底前交付樓房,廖先生對中原物業的指稱,是源於《展望》季刊創刊號的引述。該創刊號並非由中原物業編輯或印行。再者,據索償聲請書所述,發展商把工程的延誤,歸咎於政府在1996年9月發出通知擴闊道路工程,及在1996年10月施工。根據目前的證據,沒有任何證明,中原物業在1995年9月或10月期間,已知道由於道路擴闊工程,發展商不能在1996年12月底前完工。

15. 第二,即使中原物業有疏忽提供失實的售樓資料(本席已裁定這論點不能成立),廖先生也沒有因為依賴這些失實的資料而導致損失。廖先生其後與發展商簽訂預售契約,他明白這是一份具有法律效力的文件,該契約的第一及第二條款,對建築面積及樓款的差價,有清楚訂明。

16. 第三,本席不同意廖先生所說,中原物業的行為,明顯地超出其作為代理人的身份,需要承擔發展商的法律責任。中原物業和廖先生所簽署的臨時合同,在合同有明確指出賣方是發展商,中原物業是賣方的售樓代理。中原物業所提供的售樓資料,是以發展商代理的身份提供服務。而中原物業向廖先生收取的臨時訂金,作為購樓款的部份,也是代發展商收取。

17. 第四,廖先生在知道發展商未能如期交付樓款,又不合理地收取樓款的補價後(假定發展商真的有違約的行為),廖先生並沒有因為對方違約而終止合同。相反地,他向第一被告人繳付契約的購樓餘款,及樓款補價的首期。廖先生的行為是確認了他和發展商的合約,仍然生效,沒有因對方的違約而終止。他不能向發展商或其代理人,即中原物業,追討發還臨時訂金。

18. 基於以上的原因,本席認為聆案官的裁定,是正確的,故此駁回原告人的上訴,並且命令原告人須支付第三被告人上訴的訟費。

 

 

(關淑馨)
高等法院暫委法官

 

原告人,廖景如先生,親自應訊。

第三被告人,由鄺來興律師行轉聘區慶祥大律師代表。