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Commercial Action2011

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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[2025] HKCFI 2005-EN-2025-05-16

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

[2025] HKCFI 2005

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

(TRANSFERRED FROM HCA NO 961 OF 2008)

____________

BETWEEN

廈門新景地集團有限公司
formerly known as廈門市鑫新景地房地產有限公司
Plaintiff
and
ETON PROPERTIES LIMITED
(裕景興業有限公司)
1st Defendant
ETON PROPERTIES (HOLDINGS) LIMITED
(裕景興業(集團)有限公司)
2nd Defendant
ETON PROPERTIES GROUP LIMITED
formerly known as
ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
LEGEND PROPERTIES (XIAMEN) COMPANY
LIMITED (利景興業(廈門)有限公司),
a limited company incorporated in Hong Kong
4th Defendant
LEGEND PROPERTIES (XIAMEN) COMPANY
LIMITED (利景興業(廈門)有限公司),
a foreign-owned enterprise incorporated in the
People’s Republic of China
5th Defendant
TAN LUCIO C (陳永栽)6th Defendant
CHUA DOMINGO (蔡黎明)7th Defendant
TAN ENG LIEN MARIANO (陳永年)8th Defendant
KWAN KIE YIP (關基業)9th Defendant
CHEUNG CHI MING (張志明)10th Defendant
MOK PUI HONG (莫沛杭)11th Defendant

____________

Before:Hon Mimmie Chan J in Chambers
Dates of Written Submissions:8, 22 & 29 April 2025
Date of Decision:16 May 2025

_____________

D E C I S I O N

_____________


1.  Pursuant to a judgment handed down on 14 May 2024 (“Judgment”), and by a series of orders made under the Judgment and on 9 September and 15 October 2024 (“Judgment Orders”), this Court ordered the 1st and 2nd Defendants (“Defendants”) to pay to the Plaintiff:

(1) Damages in the amount of RMB 169,044,298.25;

(2) Pre-judgment interest in the amount of RMB 174,272,854.28;

(3) Further interest at the rate of prime +1% on the sum of RMB 169,044,298.25 from 15 May 2024 to 9 September 2024;

(4) Interest on the judgment debt (ie the total sum due under sub-paragraphs (1)-(3) above) at the judgment rate from 10 September 2024 until full payment; and

(5) Costs of this action for assessment of damages, including any costs reserved, with Certificate for 3 Counsel

(collectively, “Judgment Debt”).

2.  Notice of Appeal was filed by the Defendants on 11 June 2024 to appeal against the Judgment (“Substantive Appeal”).

3.  In the course of these proceedings, following the Court’s order on 16 September 2022 and by agreement amongst the parties on 3 October 2024, the Defendants have paid into court an aggregate total of RMB 347,064,070.21 (“Paid-In Amount”). Subsequent to the Judgment and Judgment Orders, the Plaintiff applied on 13 September 2024 for payment out of the Paid-In Amount.

4.  In the interim, the Defendants applied for stay of execution of: the Judgment, the Judgment Orders and another order made by this Court on 3 October 2024, pending final determination of the Substantive Appeal.

5.  Pursuant to a decision handed down on 21 March 2025 as corrected by corrigendum dated 24 March 2025 (“Payment OutDecision”) and by an order drawn up and sealed under the Payment Out Decision (“Payment Out Order”), this Court ordered that RMB 180 million of the Paid-In Amount should be released and paid out to the Plaintiff within 14 days of the date of the Payment Out Decision, and the balance should remain in court until the determination of the Substantive Appeal.

6.  On 25 March 2025, the Defendants made another application to the Court of Appeal for stay of execution of the Judgment and Judgment Orders (“Renewed Stay Application”).

7.  In the Renewed Stay Application, the Defendants’ case is that the Judgment and Judgment Orders should be stayed on condition that the entirety of the Paid-In Amount should remain in court pending the determination of the Substantive Appeal, without any payment being released and paid to the Plaintiff. Alternatively, if the Court of Appeal decides that a portion of the Paid-In Amount should be released to the Plaintiff, the Defendants contend that such portion should be substantially less than RMB 180 million.

8.  On 25 March 2025, the Defendants also applied to this Court for leave to appeal against the Payment Out Decision and the Payment Out Order (“Leave to Appeal Application”). Directions were made on 27 March 2025 for paper disposal of the Leave to Appeal Application. On 28 March 2025, the Defendants wrote to this Court to seek, unilaterally, an interim stay of the Payment Out Order, which was not granted by the Court by correspondence.

9.  The Defendants therefore made the application for interim stay to the Court of Appeal. On 1 April 2025, Chu VP granted the interim stay pending the determination of (i) the Leave to Appeal Application, or (ii) the Renewed Stay Application, whichever is earlier.

10.  This Court will now determine the Leave to Appeal Application pursuant to the directions given.

11.  There are two grounds for the Defendants’ intended appeal against the Payment Out Decision. They contend that:

(1) Having accepted that (i) the Defendants have reasonably arguable grounds in the Substantive Appeal (see paragraph 15 of the Payment Out Decision) and (ii) there is an appreciable risk that the Plaintiff may not be able to repay the Defendants in the event that they are successful in the Substantive Appeal and amounts of the Judgment Debt are paid out to the Plaintiff (see paragraphs 23 and 25 of the Payment Out Decision), it was wrong in principle for the Court to order any of the Paid-In Amount to be released and paid to the Plaintiff; and

(2) In any event, the amount of payment ordered, ie RMB 180,000,000, is arbitrary, unprincipled and plainly wrong. There was no reasonable basis which supported the determination of the appropriate quantum of the sum to be paid to the Plaintiff.

12.  In essence, the Payment Out Decision is a refusal of a full stay of execution as sought by the Defendants, and a decision to allow payment out of a part of the Paid-In Amount pursuant to the Plaintiff’s application. Such a decision is clearly an exercise of the Court’s discretion, which is unfettered (Caline Tai Investment Co Ltd v Ayala International Finance Ltd [1983] 1 HKC 163) – as the Plaintiffs have rightly pointed out.

13.  It is trite, that an appeal against an exercise of discretion will not be entertained unless it can be shown that the judge exercised his/her discretion under a mistake of law, or under a misapprehension as to the facts, or that the Court took into account irrelevant matters or failed to exercise the discretion, or the conclusion which the judge reached in the exercise of his/her discretion was outside the generous ambit within which reasonable disagreement was possible (Hong Kong Civil Procedure 2025 para 59/0/54).

14.  As highlighted in DP World Dijbouti FZCO and Others v China Merchants Port Holdings Co Ltd at §22, the Court of Appeal may only interfere with the exercise of the judge’s discretion in limited circumstance, which are:

"(1) where the judge has misdirected himself with regard to the principles in accordance with which his discretion had to be exercised; (2) where the judge, in exercising his discretion, has taken into account matters which he ought not to have done or failed to take into account matters which he ought to have done; or (3) where his decision is plainly wrong. See The Abidin Daver [1984] AC 398, 420B–C, per Lord Brandon of Oakbrook, which has been followed in a number of cases in Hong Kong, such as China Construction Bank (Asia) Corp Ltd v Shanghai Pudong Development Bank Co Ltd (CACV 14/2016, [2017] HKEC 171, 3 February 2017) at §7.13.”

15.  In Stabilad Ltd v Stephens & Carter Ltd (1999) 1 WLR 1201 at 1206B-D, the English Court of Appeal also explained that the court’s exercise of its discretionary power must take account of the particular circumstances of the specific case before it.

16.  As pointed out in the Payment Out Decision, an appeal does not operate as a stay of execution. In considering whether a stay of execution should be granted, the applicant has to demonstrate not only that there are grounds in the proposed appeal, but that there are good reasons to deprive a successful litigant of the fruits of the litigation, locking up funds to which the successful plaintiff is prima facie entitled pending an appeal.

17.  The relevant legal principles which were considered were outlined at paragraphs 16 to 18 of the Payment Out Decision.

18.  As Counsel for the Defendants have pointed out, the issues of the stay of execution and the payment out are two sides of the same coin. Reading the Payment Out Decision as a whole, it should be appreciated that the substance of the decision is to release a part of the Judgment Debt, and to stay execution only on the remaining balance of the Judgment Debt. This was the result of a balance of the injustice to the Plaintiff of locking up the Paid-In Amount representing at least part of the Judgment Debt when the merits of the Appeal are not entirely in favor of the Defendants, against any injustice to the Defendants in the event that the Judgment Debt should, on appeal, be reduced on any of the grounds relied upon by the Defendants, and the conclusion that there is at least some risk of the Plaintiff not being able to repay the entire Judgment Debt to the Defendants. Implicit is an evaluation of both the merits of the Appeal and the risks alleged by the Defendants as to the appeal being rendered nugatory as a result of the entirety or a substantial portion of the Judgment Debt being reduced.

19.  As the Court explained in the Payment Out Decision, it was not necessary to go into the merits of the arguments already rehearsed before the Court and rejected in the Judgment, and the Court simply accepted that the Defendants can establish the threshold of there being arguable grounds of appeal.

20.  As to how much of the Paid-In Amount should be released, and in deciding on the 50% referred to in paragraph 35 of the Payment Out Decision, the Court adopted a broad-brush approach, on the basis of the prospects of success of the Appeal.

21.  I do not agree that the Payment Out Decision was either wrong in principle, or was arbitrary or plainly wrong. The appellate court may consider that if the discretion had to be exercised by that court, they might have ordered a higher, or lower sum, to be retained or paid out, but that is not sufficient for the court to allow the Appeal. As the Court of Appeal re-iterated in New Sparkle Roll International Group Ltd & anr v Sze Ching Lau & anr[2024] HKCA 336 (at para 68), for an appeal against an exercise of discretion of the court, the well-established principles are that the appeal court must defer to the judge’s exercise of discretion and will not interfere with it merely on the ground that it would have exercised the discretion differently.

22.  It cannot be said that it was plainly wrong to allow payment out of RMB 180 million on the facts and in the circumstances of this case, bearing in mind the fact that the Defendants’ liability has already been established, only quantum is in dispute, the long lapse from the date of the judgment on the Award and the commencement of this action, and the sizeable amount of interest which may be payable.

23.  The Court had duly taken into consideration the merits of the Appeal, the possible risks to the Defendants that the Judgment Debt may be reduced, and the prejudice of further delay to the Plaintiff. I am not satisfied that relevant factors had not been considered, or that irrelevant factors had been taken into consideration.

24.  In the premises, I am not satisfied that the intended appeal has reasonable prospects of success and refuse leave. I make an order nisi that the costs of the Leave to Appeal Application are to be paid by the Defendants to the Plaintiff, with certificate for two Counsel.

 (Mimmie Chan)
 Judge of the Court of First Instance
 High Court

Mr Bernard Man SC, Mr James Man and Mr Jonathan Ng, instructed by Anthony Siu & Co, for the plaintiff

Mr Jat Sew-Tong SC and Ms Astina Au, instructed by Johnson Stokes & Master, for the 1st & 2nd defendants

[2025] HKCFI 1180-EN-2025-03-21

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

[2025] HKCFI 1180

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

(TRANSFERRED FROM HCA NO 961 OF 2008)

____________

BETWEEN

 廈門新景地集團有限公司
formerly known as廈門市鑫新景地房地產有限公司
Plaintiff
 and 
 ETON PROPERTIES LIMITED1st Defendant
 (裕景興業有限公司) 
 ETON PROPERTIES (HOLDINGS) LIMITED2nd Defendant
 (裕景興業(集團)有限公司) 
 ETON PROPERTIES GROUP LIMITED3rd Defendant
 formerly known as  
 ETON PROPERTIES (INTERNATIONAL) LIMITED 
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED 4th Defendant
 (利景興業(廈門)有限公司), 
 a limited company incorporated in Hong Kong 
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED5th Defendant
 (利景興業(廈門)有限公司), 
 a foreign-owned enterprise incorporated in the
People’s Republic of China
 
 TAN LUCIO C (陳永栽)6th Defendant
 CHUA DOMINGO (蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫沛杭)11th Defendant

____________

Before: Hon Mimmie Chan J in Chambers (open to public)
Date of Hearing: 21 January 2025
Date of Decision: 21 March 2025

_____________

D E C I S I O N

_____________

1.  Before this Court are: the application made by the Plaintiff for payment out of money paid into Court by the 1st and 2nd Defendants (“Defendants”) (“Payment Out Summons”); and the application by the Defendants for stay of execution of the judgment and orders of this Court made on 14 May, 9 September, 3 October and 15 October 2024, pending the final determination of their appeal from the judgment (“Stay Summons”).

2.  The Defendants did not object to the Plaintiff’s application to amend the Payment Out Summons (for revising the amounts sought to be paid out), and orders in terms were made on that amendment summons and on the Plaintiff’s application to adduce evidence in response to the evidence of the Defendants.

3.  At the hearing on 21 January 2025, arguments were focused on whether there should be a stay of execution of the judgment and orders pending appeal, whether such stay should be unconditional, or subject to payment into court of further amounts representing the damages awarded, pre-judgment interest, further interest, and costs, or whether any part of the payments already made into court should be returned and released to the Defendants, or paid out and released to the Plaintiff.

4.  The relevant history of the proceedings is as follows.

5.  After trial of the action, judgment was handed down on 14 May 2024 (“Judgment”). By a series of orders made by the Court under the Judgment and on 9 September and 15 October 2024, the Defendants were ordered to pay to the Plaintiff:

(1)  Damages in the amount of RMB 169,044,298.25;

(2)  Pre-judgment interest in the amount of RMB 174,272,854.28;

(3)  Further interest at the rate of prime +1% on the sum of RMB 169,044,298.25 from 15.5.2024 to 9.9.2024;

(4)  Interest on the judgment debt (ie the total sum due under sub-paragraphs (1)-(3) above) at the judgment rate from 10.9.2024 until full payment;

(5)  Costs of this action for assessment of damages, including any costs reserved, with Certificate for 3 Counsel

(collectively, “Judgment Debt”).

6.  Notice of Appeal was filed by the Defendants on 11 June 2024 (“Appeal”).

7.  On 16 September 2022, the Court had allowed the Plaintiff’s application for interim payment under Order 29 rule 13, and the Defendants were ordered to pay into court RMB 27 million. Payment was duly made.

8.  After the Judgment, on 13 September 2024, the Plaintiff applied for payment out (initially of the interim payment of RMB 27 million), and on 26 September 2024, statutory demands were served on the Defendants for payment of the amounts due under the Judgment.

9.  On 24 September 2024 the Defendants applied for stay of execution of the Judgment Debt pending the Appeal. On 3 October 2024, the parties agreed that upon the Defendants’ complying with their undertaking to pay into court a sum of RMB 320,064,070.21, the Plaintiff would withdraw the statutory demands served on the Defendants and undertake not to take any enforcement actions against the Defendants pending determination of the Appeal, or the Payment Out Summons and Stay Summons, whichever is the earlier.

10.  Hence, the total amount now in court is RMB 347,064,070.21. The Plaintiff claims that the current amount in court does not in fact take into consideration costs and post-judgment interest. Post-judgment interest alone, calculated up to December 2024, is in excess of RMB 35 million.

11.  By the Payment Out Summons, as amended, the Plaintiff seeks an order that: (1) the entire sum of RMB 347,064,070.21 in court; alternatively (2) RMB 52,219,051.14; or further alternatively RMB 27 million, be paid out of court to the Plaintiff, in partial settlement of the outstanding Judgment Debt.

12.  On the Plaintiff’s case, the alternative sum of RMB 52,219,051.14 sought represents the amount argued by the Defendants at trial to be the net profit ie the damages payable to the Plaintiff for the breach complained of by the Plaintiff, together with pre-judgment interest which should be awarded.

13.  The other alternative of RMB 27 million was the interim payment allowed by the Court before trial.

14.  The parties are not in disagreement over the legal principles which govern an application for stay pending appeal.

15.  It is not appropriate or desirable to go into the merits of the appeal (Star Play Development Ltd v Bess Fashion Management Co Ltd [2007] 5 HKC 84, Ng Yuk Pui Kelly v Dung Wai Man & Ors[2021] HKCA 134), but I am prepared to accept, on broad brush approach, that there are reasonably arguable grounds of appeal.

16.  The Plaintiff highlighted that an arguable appeal is only the minimum requirement before a stay can be considered. There must be other circumstances which justify depriving the successful party of the fruits of the judgment, and as the Plaintiff pointed out, there has already been a lapse of 18 years from the date of the arbitral award, in October 2006, which the Plaintiff was seeking to enforce. I accept that there will be grave prejudice to the Plaintiff if execution and enforcement should be stayed, and further delay means further denial of justice to the Plaintiff.

17.  As the learned editors of Hong Kong Civil Procedure 2025 highlighted at para 59/13/1 (with the cases cited therein), an appeal does not operate as a stay, and a stay will only be ordered if the Court is satisfied that there are good reasons for doing so. “The court does not ‘make a practice of depriving a successful litigant of the fruits of his litigation, and locking up funds to which prima facie he is entitled’, pending an appeal”. Where the appeal is against an award of damages, a stay will normally be granted only where the appellant satisfies the court that, if the damages are paid, then there will be no reasonable prospect of his recovering them in the event of the appeal succeeding, and if a stay is granted, the court should impose terms which so far as possible can ensure that the respondent is paid without delay if the appeal fails.

18.  It is recognized that a stay is likely to be granted where the appeal would otherwise be rendered nugatory.

19.  The Defendants’ main complaint and ground to seek a stay and to resist any condition being imposed on the stay is that the Plaintiff in this case is a company incorporated on the Mainland, which has no known assets within the jurisdiction of Hong Kong from which the Defendants can seek to recover any money paid to the Plaintiff, in the event that the Defendants’ Appeal should succeed, such that the Appeal would be rendered nugatory. Its Mainland incorporation and presence is not denied by the Plaintiff, and it has not identified any assets in Hong Kong which can be used to repay the Defendants if and when required to do so.

20.  The Defendants further highlighted the fact that there are heightened risks of non-recovery from the Plaintiff in this case, because it has a history of delayed compliance with costs orders, and the fact that the Plaintiff and its branches on the Mainland are subject to multiple litigation and enforcement proceedings on the Mainland (involving judgment sums exceeding RMB 36.9 million). The Defendants further claimed that according to a company search report from a Mainland online platform conducted on 20 December 2024, the Plaintiff has a “poor credit rating”.

21.  It was pointed out that the Plaintiff has a history of unexplained and repeated delay in paying the taxed costs in these proceedings for up to 8 months. The Defendants drew attention to the fact that in 2 instances, payment was only made by the Plaintiff after a statutory demand was served upon it.

22.  The Plaintiff claims that the delay in payment was necessitated by foreign exchange control policies, but I have to agree with the Defendants, that such policies and procedure should not have resulted in the delays in this case which were in terms of months. As for the explanation that it was reasonable for the Plaintiff to defer settlement of taxed costs until after payment out of court has been determined, again, this cannot be accepted as a valid answer, when costs orders take effect when they are made, and court orders are meant to be complied with by parties. There is no order made by the Court that payment of costs can be deferred until any event.

23.  There is force in the Defendants’ submission that the delay in payment means either that the Plaintiff did not have the sufficient and necessary funds to settle the costs orders promptly, or it chose deliberately not to make prompt settlement. On either case, there is room for the Court to conclude that there is a real risk that in the event that the Appeal is successful, the Plaintiff would not make repayment, or repay promptly, any amount paid to it by the Defendants.

24.  In the context of the outstanding judgments which were made against the Plaintiff or its branch offices, the Defendants have pointed out that a company and its branch offices are regarded as the same legal entity in the Mainland, and at least one of the Plaintiff’s branch office is subject to 7 enforcement actions for judgment debts in the aggregate of RMB 2,858,118. In addition, the Plaintiff itself has judgment debts exceeding RMB 34,085,155 arising from 5 enforcement actions. The fact that some of the debts are owing from the Plaintiff in its capacity of a guarantor does not reduce the risk of enforcement action being taken by creditors against the Plaintiff. The Plaintiff only pointed out that some of the enforcement proceedings have been stayed, or temporarily withheld.

25.  Considering together the Plaintiff’s poor credit rating on the Mainland, the fact that there are litigation and enforcement proceedings against the Plaintiff there, and taking heed of the history of the Plaintiff’s delay in compliance with costs orders made in these hostile proceedings, I accept that there is an appreciable risk that the Plaintiff may not be able to repay the Defendants, in the event that they are successful in the Appeal and amounts of the Judgment Debt have been paid out to the Plaintiff. There has been no evidence from the Plaintiff as to its financial resources, apart from its bare assertion that it is able to pay its outstanding and due debts.

26.  The Defendants maintain that on their part, they had been able to make substantial payments into court so far, which should demonstrate that they have the means to do and there is no serious risk that the Plaintiff will not be able to enforce the Judgment after the Appeal is determined. Nor is there any specific evidence of any dissipation of assets on the part of the Defendants.

27.  Given the history in these proceedings, and the fact that the Plaintiff’s steps in the action have been resisted by the Defendants on all fronts, I have reservations as to whether the Defendants would cooperate and make prompt payment of the Judgment Debt, if their Appeal should be dismissed, and there is no further money left in Court. The Defendants did make payment into court, but only when ordered to do so in September 2022 when the Court granted interim payment on the Plaintiff’s application, and after Judgment in October 2024, only after statutory demands had been served on them and in order to avoid winding up proceedings. The fact that the Defendants were able to or had access to resources to make payment when compelled to do so, does not persuade me that they will do so promptly and voluntarily in the event that the Appeal is dismissed.

28.  The Plaintiff has also drawn attention to the fact that the Defendants are priate companies and their assets and liabilities are unknown to the Plaintiff, and there are uncertainties whether they have substantial assets available for enforcement after the Restructuring referred to in the Judgment.

29.  In all the circumstances of this case, I am prepared to grant a stay only on condition that there is an amount remaining in Court, to which the Plaintiff can look for recovery and enforcement of the Judgment should the Appeal be decided in the Plaintiff’s favour. The question is whether this should be the entire amount already paid in, or a lesser sum.

30.  The Plaintiff’s case is that the full amount of the Judgment Debt should remain in court, as the Appeal is not arguable and there are no additional reasons to deprive the Plaintiff of the fruits of the Judgment and to stay execution.

31.  The Plaintiff in fact claims that additional payment should be made into Court by the Defendants, of sums ranging from RMB 35,119,462.93 to RMB 39,433, 751.55 for post-judgment interest, depending on whether stay of execution is ordered on the entire Judgment Debt, the Defendant Contended Amount or the interim payment ordered. The smallest additional payment for interest, added to the amount currently in court, would bring the sum sought by the Plaintiff to RMB 382,064,070.21.

32.  Alternatively, it was argued that the Plaintiff is “indisputably entitled to RMB 52,219,051.14”, which amount should be paid out to the Plaintiff, or at the least, remain in Court. This is because the Defendants had contended at trial that the Plaintiff should only be entitled to receive a sum of RMB 36,533,356.73 (“Defendant Contended Amount”), together with pre-judgment interest to run from 20 October 2017, which would amount to RMB 15,685,694.41. The Plaintiff argued that on the Defendant’s case, the Plaintiff is entitled at least to this total sum of RMB 52,219,051.14, and there is no reason why this amount should not be immediately paid out to the Plaintiff.

33.  The Defendants submitted that the Defendant Contended Amount had only been put forward by the Defendants for the sake of argument at trial, not on the basis that the Defendants claimed or accepted that the Defendants should be liable for the amount, but only as a “reality check”, and simply to assist the Court in assessing the reasonableness of the sum claimed by the Plaintiff as damages. On behalf of the Defendants, Mr Yu reminded the Court again, of the point made at trial that the Plaintiff had not adduced any evidence of its own of what its alleged loss was, or would be, and had instead relied on what the Plaintiff claimed to be the case which was apparent from the Defendants’ accounts and documents. The Defendant Contended Amount was explained, in submissions made at trial, to be prepared on a “very rough and ready basis”, and to demonstrate that the figure represented roughly what the Plaintiff itself had estimated in 2003 to be its net profit of around RMB 27 million (the estimate referred to in paragraph 107 of the Judgment), such that the amount claimed and computed at trial was totally unreasonable and unjustified.

34.  The parties do not dispute that the Court has a discretion on whether to impose terms and what terms to impose, as a condition of the grant of a stay. The Court may of course take into consideration the grounds and merits of the Appeal in deciding on the terms. In this case, the Appeal is on whether the quantum of damages was correctly assessed, on the basis adopted by the Court. Part of the grounds of the Appeal concern whether pre-judgment interest for over 16 years should be allowed, which on its own came to RMB 174,272,854.28. Merely because this sum can be readily isolated and extracted from the Judgment Sum, if the entire pre-judgment interest is held to be not payable, the principal amount of damages comprising the Judgment Debt is RMB 169,044,298.25.

35.  Simply proceeding on the basis that if the Defendants succeed on the Appeal, the amount of damages awarded under the Judgment may be reduced, and taking a broad brush approach on the reduction which may possibly be made, 50% of the amount now paid into court would be in the region of RMB 173,532,035, and not substantially far off from the aforesaid figure of RMB 169,044,298.25 in the context of the case.

36.  50% of the amount now in Court, with additional provision for post-judgment interest as referred to at paragraph 31 above, is $191,032,035.

37.  Taking a broad brush approach, I will order that RMB 180 million of the amount now in court should be released and paid out to the Plaintiff within 14 days, and the balance should remain in court until the determination of the Appeal.

38.  The costs of the application (including any costs reserved) should be in the cause of the Appeal, with certificate for 2 counsel.

  (Mimmie Chan)
Judge of the Court of First Instance
High Court

Mr James Man and Mr Jonathan Ng, instructed by Anthony Siu & Co, for the plaintiff

Mr Benjamin Yu SC, Mr Richard Khaw SC, Ms Bonnie YK Cheng and Ms Astina Au, instructed by Johnson Stokes & Master, for the 1st & 2nd defendants

[2024] HKCFI 2807-EN-2024-10-15

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

[2024] HKCFI 2807

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

(TRANSFERRED FROM HCA NO 961 OF 2008)

____________

BETWEEN

 廈門新景地集團有限公司
formerly known as 廈門市鑫新景地房地產有限公司
Plaintiff

and

 ETON PROPERTIES LIMITED
(裕景興業有限公司)
1st Defendant
 ETON PROPERTIES (HOLDINGS) LIMITED
(裕景興業(集團)有限公司)
2nd Defendant
 ETON PROPERTIES GROUP LIMITED
formerly known as
ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司),
a limited company incorporated in Hong Kong
4th Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司),
a foreign-owned enterprise incorporated in the People’s Republic of China
5th Defendant
 TAN LUCIO C (陳永栽)6th Defendant
 CHUA DOMINGO (蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫沛杭)11th Defendant

____________

Before:Hon Mimmie Chan J in Court
Date of Written Submissions:9 October 2024
Date of Ruling:15 October 2024

_____________

R U L I N G

_____________

1.  This is the ruling on the further submissions filed by the parties on the issue of post-judgment interest.

2.  On 14 May 2024, this Court handed down Judgment whereby the 1st and 2nd Defendants (“Defendants”) were ordered to pay damages to the Plaintiff in respect of the Defendants’ breach of the promise to abide by an arbitral award. By the Order made on 9 September 2024, the damages payable were finally quantified and as a result, the Defendants are liable under the Judgment to pay to the Plaintiff damages in the sum of RMB 169,044,298.25 (“Principal”), and interest on such damages in the sum of RMB 174,272,854.28 for the period from 27 October 2006 to the date of the Judgment.

3.  The remaining issue in dispute is whether post-judgment interest should be payable, at judgment rate, on the Principal sum of damages only, or on the pre-judgment interest of RMB 174,272,854.28 as well.

4.  The Plaintiff claims that the Defendants should be ordered to pay further interest on the entire judgment debt inclusive of pre-judgment interest, at judgment rate from 10 September 2024 until full payment. The Defendants contend that they should only be liable for further interest on the Principal, at judgment rate.

5.  I agree with Counsel for the Plaintiff, that of all the Hong Kong authorities cited by the parties in this case, only the decision of Chow J (as His Lordship then was) in Waddington Ltd v Chan Chun Hoo Thomas HCA 3291/2003, 6 December 2016 is directly on the disputed question of a judgment debt and whether it includes pre-judgment interest. There was no issue raised in the other cases, as to whether a judgment creditor can seek post-judgment interest on pre-judgment interest, and there was no decision made by the courts, nor any discussion or analysis made in the decisions, on this issue.

6.  In Waddington, the dispute was precisely whether post-judgment interest is payable on pre-judgment interest under section 49 of the High Court Ordinance (“Ordinance”) (Issue 3 as identified in the Decision). At paragraph 18, the Court observed:

“As a matter of principle, pre-judgment interest forms part of the “judgment debt” for the purpose of section 49 of the High Court Ordinance and therefore also carries interest from the date of the judgment until satisfaction: see Novoship (UK) Limited v Vladimir Mikhaylyuk [2013] EWHC 89 (Comm) at paragraphs 21-23, 32-38 and 40; Miliangos v George Frank (Textiles) Ltd (No 2) [1997] QB 489 at 494E-F.

19. As in relation to the post-judgment interest on the Judgment Sum, I consider that the post-judgment interest on the Shortfall should also be paid into court.”

7.  The decision in Waddington referred to and relied on Novoship (UK) Limited and others v Vladimir Mikhaylyuk and others [2013] EWHC 89 (Comm). In Novoship, there was dispute as to whether interest under section 17 of the Judgments Act 1838 (“Act”) should be calculated from the date on which judgment on the principal sum due was given, or from the later date on which judgment on the interest payable was issued. Christopher Clarke J (as he then was) explained as follows (from paragraghs 32 to 38 of the judgment):

“32. In respect of pre-judgment interest -- that is to say interest on the principal sums down to 14 December 2012 -- the position is that there has been no judgment which determines what is the amount due. At the hearing on 14 December, the questions of rate and compounding were determined, and an estimate of some US$ 48 million was given in respect of the relevant interest.

33. I ordered the making of an interim payment of US$ 30 million, although that is subject to a stay. But no sum in respect of the totality of the interest has yet been fixed, or, save as to the US$ 30 million, ordered to be paid.

34. The claimants say that in those circumstances I should order that interest on interest should run from 14 December, pursuant to the power given to the court under CPR 40.8(2) to order that interest run from a date before the date, i.e. today, when judgment is given in respect of the interest down to 14 December.

…

37. The Nikitin defendants say that if the claimants are to get Judgments Act interest on the principal from 14 December, they should only get Judgments Act interest on the interest on and from tomorrow. The claimants will already be getting interest on the principal from 14 December. They should not get interest on the interest down to 14 December from 14 December as well. The fact that they might have got such interest if all the calculations had been in place, and there was time to argue the interest issue, on 14 December, cannot justify them getting interest on interest when those conditions did not exist.

38. I have come to the conclusion that the interest calculation should be carried down to 14 December, and that there should be Judgments Act interest on the interest thus calculated thereafter.”

8.  On behalf of the Defendants in this case, it was argued that the judgment in Novoship turned on an unanalyzed passage in the UK White Book at 40.8.9, and on the language of the English CPR 40.8, whereas the issue now in dispute turns on the interpretation of sections 48 and 49 of the Ordinance.

9.  To start, section 48 of the Ordinance allows simple interest to be included “in any sum for which judgment is given”, at such rate as the Court thinks fit on “all or any part of the debt or damages in respect of which judgment is given”.

10.  Section 49 states:

“(1) Judgment debts shall carry simple interest –

(a) at such rate as the Court of First Instance may order; or

(b) in the absence of such order, at such rate as may be determined from time to time by the Chief Justice by order,

on the aggregate amount thereof, or on such part thereof as for the time being remains unsatisfied from the date of the judgment until satisfaction”.

11.  In turn, section 17 of the Act which was considered by the English Court in Novoship provides as follows:

“1 Every judgment debt shall carry interest at the rate of 8 per cent per annum from such time as shall be prescribed by rules of court until the same shall be satisfied and such interest may be levied under a writ of execution on such judgment.

2. Rules of court may provide for the court to disallow all or part of any interest otherwise payable under subsection 1.”

12.  CPR 40.8 highlighted by Counsel for the Defendants as applicable only to Novoship states:

“(1) Where interest is payable on a judgment pursuant to section 17 of the Judgments act 1838 … the interest shall begin to run from the date that judgment is given unless –

…

(b) the court orders otherwise.

(2) The court may order that interest shall begin to run from a date before the date that judgment is given.”

13.  Paragraph 40.8.9 of the English White Book reads:

“Where there is a judgment for debt or damages, normally it will include the principal sum (say £50,000) plus any interest awarded by the court (say £5,000) and the total sum (£55,000) will constitute the judgment debt. Such a judgment may be not only a judgment given at the end of a contested trial, but a consent order or a judgment on admissions.”

14.  It is clear from the judgment in Novoship that the Court had throughout been considering the meaning of a “judgment debt” as provided for in section 17 of the Act, when it referred to the authorities and the texts considered in the judgment. I do not agree that CPR 40.8 (which provides for interest payable “on a judgment” pursuant to section 17 of the Act) can make a material distinction when this Court considers and decides on the meaning of “judgment debts”, as provided for in section 49 of the Ordinance. In Novoship, the Court concluded that a judgment debt is one under a final judgment, when there is a quantified sum in the entirety which the judgment debtor is obliged by the terms of the judgment to pay, and that such final judgment creates the judgment debt and carries interest from the time of the judgment.

15.  Chow J accordingly found in Waddington that pre-judgment interest forms part of the “judgment debt” as used in section 49, such that interest is payable thereon from the date of judgment. With respect, I agree.

16.  Counsel for the Defendants referred to the case of Cyberworks Audio Video Technology Limited (In Compulsory Liquidation) v Mei Ah (HK) Company Limited[2020] HKCFI 2792, which set out (at paragraph 12) a helpful summary of the legal principles governing the Court’s jurisdiction to award pre-judgment interest under section 48 of the Ordinance. These include the following:

(1) The aim of an award of interest is to compensate the plaintiff for being deprived of the money later awarded during the relevant period until the award.

(2) The award of interest is not intended as punishing the paying party, but to achieve appropriate restoration of the monies deprived.

(3) In the absence of contrary evidence, the settled practice is that the award of interest should reflect the theoretical cost to the plaintiff of borrowing the sums withheld, usually taken to be the prime rate +1%.

(4) Though most claims to interest sound in the award of simple interest, the court has jurisdiction in equity to award compound interest.

17.  On behalf of the Plaintiff, it was submitted that no distinction should be made between the Principal, and pre-judgment interest thereon, as they comprise an entire judgment debt and merge in the Judgment, such that the Plaintiff has only one cause of action for the entire judgment sum after judgment is entered (referring to Virgin Atlantic Airways Ltd v Zodiac Seats UK Ltd [2014] AC 160 at para 17 and Forever International Capital Limited v Ng Chun Sing[2019] HKCFI 2796 at para 23).

18.  Counsel for the Defendants argued that to hold that “judgment debts” as used in section 49 of the Ordinance should comprise both the amount of damages and pre-judgment interest would effectively be allowing the Plaintiff to recover compound interest on the pre-judgment interest component, and pointed out that this together with the merger submission had been rejected in Strategic Technologies Pte Ltd v Procurement Bureau of the Republic of China Ministry of National Defence [2023] EWHC 754 at para 82.

19.  On reviewing the judgment in Strategic Technologies, the Court simply stated that it preferred the defendant’s approach over the claimant’s suggestion, that pre-judgment interest on the judgment should be merged into the judgment debt thereby including an element of compounding, since the defendant’s approach on simple interest reflected the actual wording of the Singapore judgment in the case, and the Singapore Civil Law Act 1909 which expressly stated that it did not allow the giving of interest upon interest. It appears that the case is distinguishable.

20.  In Novoship, the English Court also considered the question of compound interest, and observed as follows (at paragraph 90 of the judgment):

“In ordinary course a successful claimant gets his judgment for principal and interest at the same time, at any rate in a case which is not as sizable as this one.

Depending on the facts of the case, that interest may have been compounded, as it is in the present case at quarterly basis. He is then entitled from the date of judgment to interest on the sum of the principal and the interest. But any compounding ceases. Simple interest on the interest down to the date of judgment is some recompense for the absence of further compounding after the date of the judgment.”

21.  In the Judgment, I already found against the Defendants on the general question of delay, and whether any delay on the Plaintiff’s part was the predominant cause of its being put out of its money. A period of 14 months has already been disallowed in the Plaintiff’s claim for pre-judgment interest, for its inaction after being ordered to make election between maintaining the Statutory Judgment and obtaining a judgment for damages. However, as is clear from the staggered history of the litigation between the parties in this case, the Plaintiff has been kept from the use of the money ultimately awarded to it, for a substantial period of time, since October 2006. Acknowledging that an award of interest is not to punish the paying party, I consider that to allow interest on pre-judgment interest in this case is consistent with the underlying rationale for awarding interest, to encourage the prompt satisfaction of judgment debts. The Defendants in this case should be discouraged from further delaying payment under the Judgment.

22.  For the above reasons, I will make the following order on post-judgment interest:

“Interest shall run on the judgment debt (inclusive of pre-judgment interest as ordered in paragraphs 2 and 3 of the Order dated 9 September 2024) at the judgment rate from 10 September 2024 until full payment.”

 (Mimmie Chan)
 Judge of the Court of First Instance
 High Court

Mr Bernard Man SC leading Mr James Man and Mr Jonathan Ng, instructed by Anthony Siu & Co, for the plaintiff

Mr Benjamin Yu SC, Mr Richard Khaw SC, Ms Bonnie Cheng and Ms Astina Au, instructed by Mayer Brown, for the 1st and 2nd defendants

  

[2024] HKCFI 2373-EN-2024-09-09

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

[2024] HKCFI 2373

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

(TRANSFERRED FROM HCA NO 961 OF 2008)

____________

BETWEEN

 廈門新景地集團有限公司
formerly known as 廈門市鑫新景地房地產有限公司
Plaintiff
 and 
 ETON PROPERTIES LIMITED1st Defendant
 (裕景興業有限公司) 
 ETON PROPERTIES (HOLDINGS) LIMITED2nd Defendant
 (裕景興業(集團)有限公司) 
ETON PROPERTIES GROUP LIMITED
formerly known as
ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED4th Defendant
 (利景興業(廈門)有限公司),
a limited company incorporated in Hong Kong
 
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED5th Defendant
 (利景興業(廈門)有限公司),
a foreign-owned enterprise incorporated in the People’s Republic of China
 
 TAN LUCIO C (陳永栽)6th Defendant
 CHUA DOMINGO (蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫沛杭)11th Defendant

____________

Before: Hon Mimmie Chan J in Court
Date of lodgment of Redfern Schedule: 23 August 2024
Date of Ruling: 9 September 2024

___________

R U L I N G

___________

1.  On 14 May 2024, Judgment was handed down, whereby the Plaintiff was awarded damages.

2.  From paragraphs 95 to 101 of the Judgment, this Court referred to the experts’ evidence on the valuation of the retail units of the development. At paragraph 95, it was explained that for the reasons set out in the Judgment, Mr Leung’s valuation based on the use of the Bundled Transactions was preferred, subject to the adjustments proposed by Mr Lau, which were dealt with in paragraphs 97 to 100 of the Judgment.

3.  At paragraph 97, the Court first agreed that a bulk discount was reasonable and accepted the Plaintiff’s case for an upward adjustment of 7.5% for the Bundled Transactions. From paragraphs 98 to 100, the Court stated its acceptance of the adjustments made by Mr Lau, for the frontage, size, and layout of the retail units, as well as the post-valuation-dates transactions included by Mr Leung.

4.  At paragraph 101 of the Judgment, the parties were directed to submit the final figure, after taking into account the adjustments allowed by the Court.

5.  The parties finally submitted, on 23 August 2024, a Redfern Schedule, setting out each party’s computation of the figures for the disputed valuation of the retail units.

6.  As this Court explained to the parties when directions were given in May 2024 for the compilation of the final figures, this is not the occasion to reopen the findings made in the Judgment, nor is it appropriate or necessary for detailed submissions to be made again on the adjustments and the valuation. The Judgment already made findings as to the valuation preferred and the adjustments allowed – apart from the actual final figures to be computed. It should be a matter simply of making calculations by reference to the evidence of the experts already filed and considered at trial.

7.  Reading paragraphs 93 to 101 of the Judgment, it should be clear and the intention of the Court was to accept Mr Leung’s methodology for valuation of the retail units, but with the locational adjustments adopted by Mr Lau for frontage, size and layout of the units. Mr Leung’s valuation had included post-valuation-dates transactions, which were stated at paragraph 100 of the Judgment to be accepted by the Court and (according to Table 15 of Mr Leung’s Amended Final Report) were assessed on the basis of a -5.4% adjustment for time.

8.  Therefore, on the basis of the Redfern Schedule, the valuation of the retail units is RMB 89,060,490 (for Retail L1) and RMB 32,948,677 (for Retail L2).

9.  As for the dispute as to the “project management costs”, and whether these should be included in ascertaining the costs of the development, to be deducted in the assessment of the net profits, this Court already explained the approach adopted for the assessment at paragraphs 101 to 106 of the Judgment. In essence, the costs of and profits from the development were to be based on the 5th Defendant’s audited statements, which figures were used as a “proxy” in the exercise. The Court considered that it was for the Defendants to establish their assertion that further or additional items of costs should be deducted from the sales income as recorded in the accounts. The Court explained in the Judgment the amounts which were accepted on the evidence to be deductible, and those which were not. Sales and administrative expenses in particular were dealt with at paragraphs 130 to 133. No “project management costs” as contended by the Defendants were considered by the Court to have been shown to be deductible, and no such deduction was allowed.

10.  Based on the above, the figures reflected in “Approach 4” submitted by the parties should represent the final award for damages.

  (Mimmie Chan)
Judge of the Court of First Instance
High Court

The plaintiff was represented by Anthony Siu & Co

The 1st and 2nd defendants were represented by Mayer Brown

[2024] HKCFI 1291-EN-2024-05-14

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

[2024] HKCFI 1291

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

(TRANSFERRED FROM HCA NO 961 OF 2008)

____________

BETWEEN

 廈門新景地集團有限公司
formerly known as 廈門市鑫新景地房地產有限公司
Plaintiff

and

 ETON PROPERTIES LIMITED
(裕景興業有限公司)
1st Defendant
 ETON PROPERTIES (HOLDINGS) LIMITED
(裕景興業(集團)有限公司)
2nd Defendant
 ETON PROPERTIES GROUP LIMITED
formerly known as
ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司),
a limited company incorporated in Hong Kong
4th Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司),
a foreign-owned enterprise incorporated in the People’s Republic of China
5th Defendant
 TAN LUCIO C (陳永栽)6th Defendant
 CHUA DOMINGO (蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫沛杭)11th Defendant

____________

Before:Hon Mimmie Chan J in Court
Dates of Hearing:4-7, 11-13 September 2023 and 26 September 2023
Date of Judgment:14 May 2024

_______________

J U D G M E N T

_______________

Background

1.  This is the judgment on the trial of assessment of damages in this action which was first commenced in 2008. The dispute concerns an Agreement made between the Plaintiff and the 1st and 2nd Defendants dated 4 July 2003 (“Agreement”), under which the Plaintiff had agreed to purchase and the 1st and 2nd Defendants agreed to sell their shareholding in the 4th Defendant (“Shares”), in order for the Plaintiff to obtain the right to develop Lot 22 in Xiamen (“Land”) which was held in the name of the 5th Defendant. The dispute has been made the subject matter of an arbitration which was commenced in 2005, and proceedings in the Court of First Instance, the Court of Appeal and the Court of Final Appeal in Hong Kong, with several judgments of the different levels of the Court having been handed down.

2.  In brief, the 1st and 2nd Defendants were the shareholders of the 4th Defendant, which in turn held 100% of the shares in the 5th Defendant, and the 5th Defendant held the Land which was to be developed. Under the Agreement, the 1st and 2nd Defendants warranted that they had absolute control over the 4th and 5th Defendants, and in consideration and upon payment (by installments) of the price of RMB 120 million, the 1st and 2nd Defendants were to transfer their Shares in the 4th Defendant to a company designated by the Plaintiff, to enable the Plaintiff to obtain the right to develop the Land in the name of the 5th Defendant, and to obtain the right to profits from the development.

3.  The Agreement provides for the laws of the PRC to be the governing law.

4.  After the Plaintiff had paid a sum of RMB 5 million as deposit, the 1st and 2nd Defendants failed to deliver possession of the Land to the Plaintiff and instead, purported to terminate the Agreement by a notice dated 14 November 2003. On 8 August 2005, the Plaintiff commenced arbitration proceedings against the 1st and 2nd Defendants before the CIETAC tribunal (“Arbitration”), seeking the continued performance of the Agreement.

5.  By the time of the commencement of the Arbitration, development of the Land had already commenced in around May 2005, on the basis of a design which had been submitted by the 5th Defendant, and approved by the relevant Mainland authorities. Shortly after the commencement of the Arbitration, and without the knowledge of the Plaintiff and the tribunal, the Defendants carried out a restructuring of its group (“Eton Group”), as a result of which the 1st and 2nd Defendants’ shareholding in the 4th Defendant was transferred to another entity, the 3rd Defendant, within the Eton Group (“Restructuring”).

6.  On 27 October 2006, the arbitral tribunal issued an award in the Arbitration (“Award”). The tribunal rejected the claims made by the Defendants that the Agreement was illegal under PRC law, and also rejected the Defendants’ claim that it was impossible to perform the Agreement. It found that an agreement was binding upon the parties once it was executed, and that although any change in circumstances may make it difficult for the parties to perform the agreement, the allegations of invalidity and impossibility of performance in this case could not constitute justifiable reasons for the Defendants to discontinue performance of the Agreement without the consent of the Plaintiff.

7.  Accordingly, by the Award, the tribunal ordered the Defendants to pay damages to the Plaintiff for breach of the Agreement, and further, to “continue to perform the Agreement”.

8.  Focusing on the key developments which are relevant to the assessment of damages, and leaving aside the various detours and distractions in the course taken by the parties in this action, the Plaintiff first applied for and obtained from the Hong Kong Court leave to enforce the Award in Hong Kong. On 31 October 2007, judgment was entered by the Hong Kong Court in terms of the Award (“Statutory Judgment”). The Defendants applied to set aside the Statutory Judgment, on the ground that performance of the Award was impossible by reason of the fact that, as a result of the Restructuring, the 1st and 2nd Defendants could no longer transfer the Shares in the 4th Defendant to the Plaintiff, and further, the Land could not be delivered to the Plaintiff for redevelopment, since 99% of the residential units developed had by then already been sold.

9.  The Plaintiff then commenced HCA 961/2008 (later relisted as HCCL 13/2011) in May 2008, as a common law action to enforce the Award.

10.  The Defendants’ application to set aside the Statutory Judgment was dismissed by Reyes J on 24 June 2008, as the judge was not satisfied that the Agreement was substantially incapable of performance. On appeal, His Lordship’s judgment was affirmed by the Court of Appeal, Le Pichon JA taking the view that there was no insuperable impediment to the transfer of the 4th Defendant’s Shares to the Plaintiff from the 3rd Defendant, particularly when the alleged impossibility of performance was self-inflicted by the Eton Group.

11.  In August 2008, the 1st and 2nd Defendants returned to the CIETAC tribunal to seek a determination that the Agreement could no longer be performed, and that the parties should be discharged from the Agreement. That application was dismissed by the tribunal. The tribunal rejected the claims made by the 1st and 2nd Defendants that the transfer of the shareholding from the 3rd Defendant to the Plaintiff was impossible as a matter of fact, as the Restructuring was a breach of the Agreement and not a ground for lawful termination. Further, the tribunal was not satisfied that the objectives of the Agreement could not be met.

12.  Although the Defendants made a further attempt to seek a ruling from the tribunal as to the “alternative approaches” which could be taken to meet the purpose of the Agreement, the tribunal rejected the application on the basis that the Award was final, and there was no remaining matter which could be determined according to the PRC Arbitration Law.

13.  In the common law action, the Plaintiff’s claims were initially dismissed by the Court at first instance. However, on appeal, the Court of Appeal allowed its claim in respect of the 1st and 2nd Defendants’ breach of their implied promise, that they would honour the Award obtained by arbitration in accordance with a valid submission under the Agreement (“Implied Promise”). At paragraph 114 of the judgment of the Court of Appeal of 15 April 2016 (“CA Judgment”), Yuen JA explained that the essential ingredients of the new and fresh cause of action on an Award, which is separate and independent from an action based on breach of the underlying contract, are simply a valid submission of the dispute to arbitration, an award in favor of the plaintiff, and the defendant’s failure to honour it.

14.  On the Defendants’ application, the Plaintiff was compelled by the Court of Appeal to elect between maintaining the Statutory Judgment and obtaining a judgment for damages for breach of the Implied Promise. It elected in favor of the judgment for damages on the common law action on the Award, and the Statutory Judgment was accordingly set aside. In October 2017, judgment was entered against the 1st and 2nd Defendants, for their payment to the Plaintiff of damages for breach of the Implied Promise.

15.  The 1st and 2nd Defendants’ appeal to the Court of Final Appeal in the common law action was dismissed, with a judgment handed down on 9 October 2020 (“CFA Judgment”).

16.  The trial on quantum for assessment of the damages allowed by the Court of Appeal had initially been stayed in April 2018, pending determination of the Defendants’ application for leave to appeal to the CFA. Such trial finally proceeded in September 2023, 17 years after the issue of the Award.

Issues in dispute

17.  From the submissions made by Counsel, the issues in dispute which require determination by this Court for assessment of damages are:

(1) How should the Plaintiff’s damages be assessed?

(2) What is the relevant date for assessment of damages?

(3) What is the quantum of damages to be awarded?

(4) Is the Plaintiff required to give credit for the sum of RMB 1,275,000 awarded by the tribunal as damages?

(5) Is the Plaintiff entitled to pre-judgment interest?

The basis or approach in assessing damages

18.  As this Court explained, at paragraph 24 of the Decision handed down on 3 August 2021 (on the Defendants’ application for striking out), the Plaintiff’s action is one for breach of the Implied Promise, and the object of awarding damages for breach of the cause of action based on the Implied Promise is to put the Plaintiff, so far as money can do it, in the same situation as if the contract had been performed (Robinson v Harman (1848) 1 Ex 850, 855). In this case when the Implied Promise is to perform the Award, the Plaintiff’s damages are to be assessed on the basis as if the Award had been complied with. As held in the CA Judgment and the CFA Judgment, the Implied Promise, as a contractual obligation, is separate and distinct from the obligations created by the underlying Agreement between the parties and under which the Award was issued.

19.  The difference between Counsel in their submissions as to the proper counterfactual to be adopted for assessing the Plaintiff’s damages lies in this distinction between the performance of the Agreement, and the performance of the Award. It is true that in this particular case, the distinction is fine and can at times be easily blurred. The Award in this case is for the Defendants to continue to perform the Agreement, and hence it may be argued that the counterfactual to be considered is the performance of the Agreement, in accordance with its terms. However, it must not be forgotten that the Implied Promise is to perform the Award, which in this case is for the relevant Agreement to be performed, and so to find the counterfactual for assessing damages for breach of the relevant obligation, what has to be considered are the circumstances if the Award had been duly performed, after it was issued by the tribunal in October 2006.

20.  It should also be borne in mind that this Court is exercising its powers as the enforcing court, and as the CFA has highlighted and explained in the CFA Judgment, the enforcing court has flexibility in the remedial measures to be granted, such that it is able to “fashion an appropriate remedy to give effect to the Award”, as distinct from any remedy that might have been claimed in the arbitration itself and which might have been within the jurisdiction and powers of the tribunal to have granted.

21.  Again highlighting the fact that this Court is enforcing the Award, and the Implied Promise or the relevant contract being considered is the Award, what has to be construed and considered is the Award. It is only upon construing the Award that the Court can reach a conclusion as to the meaning of the Award being performed, and what would have happened had the Award been performed. I would also point out at this stage that an arbitral award should as a matter of construction be read generously, in a reasonable and commercial way (Zemalt Holdings SA v Nu-Life Upholstery Repairs Ltd [1985] 2 EGLR, CNG v G & G[2024] HKCFI 575), and in accordance with the expectations of commercial persons who are parties to the arbitration agreement.

The Award and what it contemplated

22.  In the Award, the tribunal considered and set out the nature of the Agreement. It stated that:

“… in a strict sense, the Agreement in this case is neither an agreement of share transfer nor an agreement of transfer of land use right. It is a complicated arrangement of rights and obligations closely related to transfer of shares.”

23.  The tribunal continued to describe the Agreement as follows:

“The Arbitral Tribunal considers that the Agreement in this case is a share transfer arrangement made between the parties for the contractual purpose of assigning and obtaining the right to develop and obtain earnings from the development of the No 22 Land. To this end, the Applicant agrees to pay the Respondents RMB 120 million by installments, and progressively obtain the right to develop and make earnings from the No 22 Land. After the amount is paid in full, the Applicant is further entitled and obligated to purchase all the shares in Hong Kong Legend for HK $2. On analysis of the provisions of the Agreement in this case, the subject matter of the Agreement is neither the shares in Hong Kong Legend nor the right to use the No 22 Land held by Xiamen Legend. The subject matter of the Agreement is the contractual right to buy and sell the shares in Hong Kong Legend that has an indirect effective control over the No 22 Land. The amount of RMB 120 million is the consideration for the Applicant to obtain the contractual right to acquire all the shares in Hong Kong Legend for HK $2, and also the consideration for the Respondents to obtain the contractual right to sell the shares in Hong Kong Legend for HK $2.” (Emphases added)

24.  Counsel for the 1st and 2nd Defendants sought to emphasize the fact that the tribunal had pointed out that the Agreement is not one for the sale and purchase or transfer of the shares in the company. It was pointed out that the tribunal had referred to the Agreement as a complicated arrangement of rights and obligations.

25.  The observations made by the tribunal should be read in context, and the Award must be read as a whole.

26.  In the context of the transaction as reflected by the terms of the Agreement, and how the transfer of shares and of the right to the Land was structured, it is of course correct for the tribunal to point out in the Award that the Agreement cannot simply be described as either an agreement just to transfer the shares, or as an agreement just to transfer the land use right. However, reading the Award, it is clear that the tribunal perfectly understood and explained its construction of the Agreement as to the purpose of the parties in entering into the Agreement.

27.  It is also pertinent that the Defendants in the Arbitration had alleged and made a counterclaim in the Arbitration that the Agreement was illegal under PRC law, as being an illegal transfer of land, or was made for illegal purposes, and/or to achieve an illegal transfer of the land use right, and being in contravention of Mainland regulations, with references made to the Land Administration Law, the Implementation Rules for the Land Administration Law, and other Mainland regulations. In that context, the tribunal had to consider and in the Award deal with the issues of whether the Agreement was illegal or invalid by reason of its being an agreement to transfer land use right, or for the alleged illegal purpose of enabling the Plaintiff to make earnings from the Land (which arguments were all rejected).

28.  The tribunal therefore explained in the Award that the Agreement was not simply an agreement of share transfer, nor an agreement of transfer of land use right. It pointed out that the main provisions of the Agreement are all about the rights and obligations of the parties before the conditions for transfer of shares in the 4th Defendant occur, further explaining:

“The Arbitral Tribunal considers that such arrangement fully indicates that the true intent of the parties is to progressively transfer the right to develop, operate and make earnings from the No 22 Land and, after all the terms and conditions provided in the Agreement are met, to sign the legal instrument on transfer of shares in the target company and to handle the specific procedures. In other words, the main rights and obligations of the parties in the Agreement in this case do not involve how to transfer the shares in Hong Kong Legend in detail but involve how to perform certain specific obligations to cause the said transfer of shares to be effected ultimately.” (Emphases added)

29.  The tribunal recognized and highlighted the fact that the share transfer procedures were positioned at the end of the entire transaction or arrangement under the Agreement, and that because this was not a common practice in the domestic real estate development market, the Agreement could “not be simply defined as an agreement of share transfer”.

30.  In considering whether the Agreement was one for transfer of land use right, the tribunal pointed out that “making earnings from land development by means of acquiring the shares in the company holding the land use right to become the shareholder or capital contributor of the said company” fully complies with the PRC Company Law, the Land Administration Law and other laws and regulations of the Mainland. It concluded that the practice was not an illegal transfer of land in “other forms”, notwithstanding that the Plaintiff’s admitted purpose of the Agreement was for “obtaining the earnings from development and operation of the No 22 Land” and that that was to be achieved by share acquisition.

31.  Suffices it to say that in the Award, the tribunal dismissed the Defendants’ defence that the Agreement was to conceal any illegal purpose, or was unlawful or invalid in any way.

32.  Finally, the tribunal found in the Award that there was no reason not to perform or to discontinue performance of the Agreement on the ground, as the Defendants alleged, that it was impossible to do so. The reason was stated as follows:

“The Arbitral Tribunal considers that an agreement shall be binding upon the parties thereto once the agreement is executed. Even though any change in circumstances makes it difficult to perform the agreement during its performance, the parties shall exert reasonable efforts in good faith to perform the Agreement completely and fully other than purely emphasize external causes. In this case, as stated by the Respondents, the Agreement is a framework agreement, whose performance may be difficult due to various uncertainties. This needs close cooperation between the parties and reasonable efforts to seek alternative approaches to meet the purpose of the Agreement. The Respondents’ allegations cannot constitute justifiable reasons for impossibility to perform the Agreement and discontinuing the performance of the Agreement without consent of the Applicant.” (Emphases added)

33.  It was for all the above reasons that the tribunal ordered that the 1st and 2nd Defendants “shall continue to perform the Agreement”, and dismissed the counterclaim of the Defendants.

34.  It is in my judgment demonstrably clear that the tribunal had considered that the contractual purpose of the arrangements under the Agreement was for “assigning and obtaining the right to develop and obtain earnings from the development of” the Land. As the Plaintiff emphasized, the purpose as stated in the Award was for the Plaintiff to “progressively obtain the right to develop and make earnings from” the Land, and that after payment, the Plaintiff was “entitled and obligated” to purchase the shares, and the 1st and 2nd Defendants likewise were “entitled and obligated” upon collection of the price to sell all the shares in the 4th Defendant. As clearly pointed out in the Award, the RMB 120 million was for the Plaintiff “to obtain the contractual right” to acquire and, for the 1st and 2nd Defendants, to sell all the shares in the 4th Defendant.

35.  Despite the emphases made by the 1st and 2nd Defendants as to all the intricate and complicated arrangements, duties and rights of the parties provided for under the Agreement and leading up to the transfer of the Land and the Shares in the 4th Defendant, the intention of the parties and, ultimately, the purpose of the Agreement was to transfer the Shares in the 4th Defendant to the Plaintiff, for the purpose of enabling the Plaintiff to attain the right to develop the Land and to obtain the earnings from the development of the Land. The order that the 1st and 2nd Defendants were to continue to perform the Agreement must and can only be for attaining this purpose. If the Award is to be performed, it is also for the objective of enabling the Plaintiff to attain the stated purpose of the Agreement, as found and accepted by the tribunal. Sensibly, objectively and commercially read, as an award should be, I can see nothing in the Award that can suggest otherwise.

The relevant counterfactual

36.  In the Re-amended Statement of Claim (“SOC”), the Plaintiff seeks loss and damage by an award of equitable compensation or by means of an award of damages. It claims (at paragraph 35(5) of the SOC) that if the Court refuses to grant relief enabling it to become the sole shareholder of the 4th Defendant, its loss and damage is:

“the difference between (i) the existing value of the entire shareholding·in the 4th Defendant (which includes the entire interests in the Land or its sale proceeds held by its wholly-owned subsidiary, the 5th Defendant) and (ii) the sum of RMB 120,000,000 which the Plaintiff agreed to pay under the Agreement for the acquisition of the same.”

37.  According to the Plaintiff, the 1st and 2nd Defendants were in breach of the Implied Promise. The Plaintiff claims that had these Defendants performed the Implied Promise, the Plaintiff would simply have reaped the benefit of the 5th Defendant’s development of the Land. According to the Plaintiff’s Statement of Case in Respect of Loss, filed on 11 December 2020 for the trial on quantum of damages, the Plaintiff seeks “the value of the entire shareholding in the 4th Defendant, which includes the entire interests in the Land and/or its sale proceeds received by the 5th Defendant”. It has not pursued its remaining claim, for compensation for the diminution in value of the shareholding in the 4th Defendant, and loss of opportunity to improve the development of the Land and to maximize the profits.

38.  The Plaintiff’s case is that damages should be assessed as at 27 October 2006, which is the date of the Award, and when the 1st and 2nd Defendants should have honored the Award in accordance with their Implied Promise. The Plaintiff claims that it is entitled to pre-judgment interest, from the date of the Award (and alternatively from the date of the Writ or the date of pleading paragraph 35(5) of the SOC) to the date of judgment to be handed down.

39.  Counsel for the Defendants criticize the Plaintiff’s case as having adopted the wrong counterfactual for assessing the Plaintiff’s damages. They highlighted the fact that the Agreement which was ordered to be performed was NOT for the transfer of the Shares of the 4th Defendant, but involved a much more complicated arrangement of rights and obligations between the parties.

40.  Counsel pointed out that the Plaintiff’s case is on the basis that the Award contemplated the continued performance of the Agreement by way of transfer of the 4th Defendant’s shareholding or benefits from the development to the Plaintiff, the argument being that had the 1st and 2nd Defendants performed the Award by transferring the shareholding of the 4th and 5th Defendants to the Plaintiff, the Plaintiff would have adopted the design of the Defendants and continued the development of the Land based on such design, and further, performed the agreements entered into with the purchaser under the pre-sale. Leading Counsel for the Defendants highlighted that allowing the Plaintiff’s claim for damages on such basis amounted to rewriting the Award, because the tribunal had not regarded the Agreement as one for the transfer of shares, but that it was for a different arrangement.

41.  Counsel for the Defendants emphasized the fact that the tribunal only directed the 1st and 2nd Defendants to continue to perform the Agreement, and not some modified version of the Agreement.

42.  According to the 1st and 2nd Defendants, the Plaintiff is not entitled to claim damages by reference to the actual development which had been carried out by the 5th Defendant, and it amounts to a claim for disgorgement of the Defendants’ profits. Instead, damages should be assessed on the reasonably anticipated profits that the Plaintiff would have made, if it had developed the Land according to its own (and not the 5th Defendant’s) design and the Plaintiff’s own schedule, as contemplated under the Agreement. In this regard, Counsel for the Defendants argued that the Plaintiff has not properly pleaded nor proved the losses suffered by the Plaintiff, as there is no evidence of how it could have built its own development on the Land with its design, what steps it could have taken in furtherance of the Agreement, whether it was able to carry out the development, and what its costs and/or profits would have been. In particular, the Defendants relied on the fact that even on the Plaintiff’s own estimate made in 2004, the profits it had expected from the project contemplated under the Agreement was only RMB 27 million, without taking into account finance costs. The Defendants claim that, by way of contrast, the Plaintiff is now seeking damages in excess of RMB 190 million on the gross development value of the Land, and a sum of RMB 300 million in respect of the net profit of the development.

43.  The 1st and 2nd Defendants further contend that damages should be assessed as at April 2005, when the Plaintiff would have obtained an arbitral award if the Plaintiff had not delayed in taking action, as it ought reasonably to have known by November 2003 that the 1st and 2nd Defendants would not continue to perform the Agreement. Counsel highlighted the injustice of having to compensate the Plaintiff for any period before its claim for damages had been properly introduced and pursued, bearing in mind that the damages claim was only added in paragraph 35(5) of the SOC after it had obtained leave to re-amend on 21 December 2011. When the action was first commenced, there was no claim at all for damages, and the Plaintiff did not elect for damages in lieu of maintaining the Statutory Judgment until 20 October 2017.

44.  The 1st and 2nd Defendants further contend that the Plaintiff must give credit for the damages already assessed and allowed by the tribunal in the Arbitration, and that the Plaintiff is not entitled to interest for the entire period of time between the date when the cause of action arose and the date of judgment, because the Plaintiff had delayed in making its claim and delayed in electing for damages.

45.  As pointed out in the earlier part of this Judgment, the differences in the counterfactual scenarios submitted by Counsel in this case turn on what is envisaged to have been performed, had the relevant contract been performed.

46.  The Defendants argued that the tribunal did not regard the Agreement as one for share transfer, such that it would be wrong for the Plaintiff to argue its case on the basis that had the Defendants performed the Award by transferring the shareholding of the 4th and 5th Defendants to the Plaintiff, the Plaintiff would have adopted the design of the Defendants and continued the development of the Land based on such design, and performed the agreements with the end-purchasers. They emphasized that the design of the actual development was the 5th Defendant’s, and not the design of the 1st and 2nd Defendants. They also emphasized that the 1st and 2nd Defendants no longer controlled the Shares in the 4th Defendant after the Restructuring, and that there is no evidence as to how the Plaintiff and the 1st and 2nd Defendants could have continued to perform the Agreement by close cooperation and making reasonable efforts, when there were other crucial steps under the scheme of the Agreement which came before the transfer of the Shares. It was claimed that the Plaintiff could not focus on the transfer of the Shares in the 4th Defendant as the only step in the performance of the Agreement, to be carried out, before the Plaintiff could reap any profits.

47.  Counsel for the Defendants further argued that it was wrong for the Plaintiff to place reliance on the earlier judgments of the Courts, in contending that the Hong Kong Courts had throughout affirmed the Plaintiff’s claim that there was to be a prospective transfer of the Shares in the 4th Defendant under the Agreement. It was argued that the statements in the judgments were not made in the context of ruling on any entitlement of the Plaintiff to damages, and at a time when the Plaintiff’s case was viewed as a claim made in constructive trust (which claim was ultimately abandoned/rejected).

48.  According to the 1st and 2nd Defendants, what was ordered under the Award was the continued performance of the Agreement, in accordance with the terms of the Agreement, and this in turn contemplated that the Plaintiff had to carry out the development of the Land itself, in accordance with its own design (as envisaged under the Agreement), and that whatever profits or benefits the Plaintiff might have reaped could only be referable to its own development, and not to the actual development as completed by the 5th Defendant on the basis of the 5th Defendant’s more superior design.

49.  The Plaintiff’s claim is that by the time of the Award in October 2006, the Defendants had already taken substantial steps in developing the Land. The 5th Defendant had submitted a new design for the development on the Land, and its design had been approved by the authorities in October 2004 and January 2005. By the time of the termination of the Agreement in November 2003, the Defendants’ development work on the Land had already commenced (in May 2005), and sales of the residential units had started in June 2006, with 95% of the residential units sold by the end of 2006. As highlighted by the Defendants, the tribunal was aware that construction activities based on the Defendants’ design had already taken place on the Land.

50.  In this regard, Counsel for the Defendants argued that for the assessment of damages, any impossibility of performance under the relevant contract is irrelevant, such that the Court should not take into account the fact that the development of the Land and the sales of the units which had already commenced could not (by October 2006) be undone. It was contended that this is all in accordance with the established principles set out in Robinson v Harman 154 ER 363 and British Gas Trading Ltd v Shell UK Limited [2020] EWCA Civ 2349. The normal measure of damages entitles a buyer to the value of the performance promised, even if it is impossible (McGregor on Damages (21st ed, 2022) para 8-142A. The court should simply assume that the relevant breach did not occur.

51.  Counsel further argued that any compensatory damages for the Defendants’ breach cannot extend to the profits of the 5th Defendant, since it is not the obligation of the 1st and 2nd Defendants under the Award to perform by giving the Plaintiff the benefit of the development based on the 5th Defendant’s design and from the 5th Defendant’s sales. It was emphasized that the Award did not hold that the Plaintiff was entitled to adopt the 5th Defendant’s design and to continue the development based on such design, and that the transfer of shares was only to occur after the Plaintiff has fulfilled its obligations under the Agreement, and that there was no evidence as to the Plaintiff’s fulfillment of or that it could fulfil such conditions.

52.  Having carefully considered the submissions made by the parties, and the findings and conclusions made in the Award, I cannot accept the submissions made for the Defendants as to the performance of the Agreement as envisaged by the Award, nor as to the date for assessment of the damages for non-performance of the Award.

53.  It is significant that by the time when the Award was issued in 2006, the Defendants had already informed the tribunal as to the state of the works which had already been carried out and the activities which had taken place on the Land. Essentially, the design of the development had already been completed and approved, construction had already commenced on the approved design of the Defendants, such construction had already been partially completed, and 80% of the residential units developed or to be developed on the Land had been sold by July 2006. Against such background, the tribunal nevertheless ordered the Defendants in October 2006 “to continue to perform the Agreements”, with the “exhortation” (as highlighted by the Defendants) that the parties should cooperate and use reasonable efforts to seek alternative approaches to meet the purpose of the Agreement. The tribunal had referred in the Award to such “purpose” as being to obtain the right to develop and obtain earnings from the development of the Land, progressively. As Counsel for the Plaintiff pointed out, the “continued performance of the Agreement” which was ordered by the tribunal involved and must include the transfer of the Shares of the 4th Defendant to the Plaintiff.

54.  The fact that there was no express order for the Defendants to procure the transfer of the Shares to the Plaintiff, does not detract from the fact that the tribunal had ordered the Defendants to perform the Agreement in the progressive manner it had referred to, all in order to achieve the purpose of enabling the Plaintiff to obtain the right to develop the Land and to obtain earnings therefrom.

55.  I agree with Mr Man SC that it would be against common sense, and indeed nonsensical, to read the continued performance of the Agreement as ordered under the Award as meaning that the Plaintiff was obliged to take the Land, to restart development, which inevitably meant (on the actual facts of the case) demolishing all that had been built, and sold, by the time of the Award, and to construct a new development by seeking fresh approval of the Plaintiff’s own design, merely to enable the Plaintiff to perform what it had originally agreed to carry out under the Agreement, if it had not been breached by the 1st and 2nd Defendants.

56.  In Mr Man’s words, the submissions made for the Defendants as to what they say should be the proper counterfactual for the “continued performance of the Agreement” amount to saying that the tribunal had ordered the parties to build a different development with a different design, on the Land, 18 months before the Award.

57.  On his part, Mr Man submits that when a serious document such as a contract, or an order made by an arbitral tribunal, is being interpreted, there is a presumption against construing it to mean nonsense. On the facts and in the particular context of this rather unusual case, I have to agree that the Award can only be read, sensibly and commercially, to mean that the Agreement was to be performed by the parties with the facts prevailing and the realities existing at the time when the Award was issued in October 2006. This, in my view, is borne out by the fact that the Award was expressed to direct the parties to continue to perform the Agreement - by implication meaning that the situation on the ground and the status of the development was to continue, instead of being overturned or changed fundamentally, as the Defendants’ counterfactual suggests.

58.  Mr Yu SC argued that the Court should not be rewriting the Agreement by contemplating performance in any way other than as provided for under the Agreement. However, in this context, it is pertinent to recall the observations made by Ribeiro PJ in the CFA Judgment (at para 126), that the orders made by the enforcing court are more flexible and that the court is able to fashion an “appropriate remedy” in order to give effect to the Award. It is the Award which is being enforced by this Court. In my view, as distinct from an order to enforce the Agreement, and what the parties should be ordered to do to perform the Agreement, an order to enforce the Award need not be hamstrung in the same way, and the Court can give a fit, appropriate and just remedy which takes into account all the circumstances in which the Award was made, at the time it was made.

59.  Even the tribunal recognized the need for flexibility, as it made it clear, after having been appraised of the progress already made in the development of the Land, that with regard to the performance of the Agreement and the change in circumstances and the uncertainties which made performance difficult, it required “close cooperation between the parties and reasonable efforts to seek alternative approaches to meet the purpose of the Agreement”. This indicates that the tribunal could not have been envisaging the strict adherence to the precise terms of the Agreement, when “continued performance” was ordered.

60.  In my judgment, the tribunal’s reference to the parties’ continued performance and to their exerting “reasonable efforts in good faith to perform the Agreement completely and fully” must be a reference to their doing so on the basis of the conditions and the situation as at the date of the Award.

61.  The Defendants have made submissions, that the Plaintiff has presented no evidence to suggest that the 1st and 2nd Defendants would have been able to procure the transfer of the 4th Defendant’s Shares to the Plaintiff, or that the Eton Group must be able to reverse the effect of the Restructuring, such that the Plaintiff cannot claim that it would have been able, had the Award been performed, to reap the profits and benefit of the development. Its repeated complaint is that the Plaintiff has ignored the fact that the Plaintiff had to carry out many other acts under the Agreement before it could have compelled the 1st and 2nd Defendants to transfer the Shares to it.

62.  However, the 1st and 2nd Defendants’ inability to transfer the Shares of the 4th Defendant, and the Plaintiff’s inability to perform its part of the Agreement, were largely if not entirely due to the Defendants’ own fault and breach of the Agreement. It lies ill in their mouth now to complain of these inabilities or impossibilities, when it was they which had prevented the Plaintiff from performing its part under the Agreement. By accepting their case, the Court would effectively be permitting the Defendants to benefit from their own breach, and this cannot be condoned.

63.  I do not consider that the decision in British GasTrading Ltd v Shell UK Limited [2020] EWCA Civ 2349 is of assistance to the Defendants in this case, in their criticism of the counterfactual proposed by the Plaintiff. In British Gas, the Court applied the cardinal principle of assessing damages for breach of contract, as established in Robinson v Harman, that the innocent party is entitled to be put in the same position as he would have been in if the defendant had not broken the contract. The court reaffirmed that this requires a careful analysis of the contract. At paragraph 77 of the judgment of Lord Justice Males, it was explained:

“Damages must therefore be assessed on the basis that the party in breach had performed its obligation. That is not, or at least is not necessarily, the same as saying that damages should be assessed as if the party in breach had taken steps to avoid being in breach of contract in the first place.

As Toulson LJ emphasised in Durham Tees Valley Airport, it is therefore of critical importance to construe the contract in order to identify the obligation of which the defendant is in breach. ...” (Emphasis added)

64.  British Gas was clearly and succinctly explained in McGregor on Damages, at para 8-142A:

“In that case, the Court of Appeal held that sellers of gas under long term agreements had breached terms of those agreements that obliged the sellers to maintain a capacity to deliver natural gas at a specified rate. Although the sellers had met their delivery obligations to the buyers, the buyers argued that in order to avoid being in breach of their capacity obligation the sellers would have served variation notices reducing the capacity which they were required to maintain, which would in turn have reduced the price to the buyers by £61 million. Males LJ, in the leading judgment, held that the relevant counterfactual was what the sellers were required to do, which was to maintain the relevant capacity, even though this was impossible for them to do. The counterfactual was not concerned with what the sellers might have done if they had known that they were in breach, but did not do, namely to issue variation notices. Hence, only nominal damages could be awarded. Both Andrews LJ and Peter Jackson LJ recognised the curiosity of this conclusion, which arises because performance was impossible and if the sellers had known that they were in breach then their likely action may have been to issue the variation notice. But the normal measure of damages entitles a buyer to the value of performance promised even if it is impossible. And the counterfactual for the recovery of consequential losses depends upon a finding of what would have happened if the seller had not been in breach. It does not ask what would have happened if the seller had known that it would be in breach.”

65.  The decision thus focused on the importance of identifying the obligation of which the defendant is said to be in breach. The counterfactual to be considered then is that the defendant had performed that obligation. The fact that the relevant obligation could not in actuality have been carried out is not material. The particular facts of British Gas illustrated the point that the counterfactual was not concerned with what the sellers might have done if they had known they were in breach. The variation notices which the sellers should have served were found not to be a contractual obligation of the sellers, and were hence irrelevant. The further act which could have been done by the party in breach, but had not been carried out, does not arise on the facts of the present case to be relevant to the counterfactual being considered.

66.  Applying British Gas to this case simply means that the obligation of which the 1st and 2nd Defendants were in breach under the Implied Promise is their obligation to continue to perform the Agreement in 2006 in order to meet the purpose of the Agreement. The relevant counterfactual is simply that the 1st and 2nd Defendants would have procured the transfer of the Shares of the 4th Defendant to the Plaintiff, to enable the Plaintiff to obtain the benefits of the development of the Land held by the 5th Defendant. The fact that it was no longer possible to procure the transfer of the Shares is irrelevant for the Court’s assessment of damages. If it was claimed that development of the Land was for some reason also impossible, this would likewise be an irrelevant consideration. Whether the Land could be developed on the basis of the Plaintiff’s design similarly makes no difference.

67.  The Plaintiff has pointed out that under the express terms of the Agreement, it was free to decide the development details of the Land. There was nothing in the Agreement which required the Plaintiff to build in accordance with its design only. The development of the Plaintiff’s design might have been what the Agreement and the parties had contemplated in July 2023 when the Agreement was executed, but as Mr Man sought to emphasize, it was not and could not be what the Award ordered in October 2006. I agree.

68.  The Plaintiff’s witness, Mr Xu, stated in his evidence that if the Award had been performed by the Defendants, the Plaintiff would simply and realistically have adopted the Defendants’ design and continued the development on the Land based on that design. As Mr Man stressed, it follows from such evidence that the Plaintiff would have obtained the profits of the actual development based on the Defendants’ design, and it would be absurd for the Defendants to suggest to the Court that if the Defendants had complied with the Award in October 2006, the Plaintiff would have demolished what had already been built by the Defendants on the basis of their approved design, terminated all the sale and purchase agreements made with purchasers in October 2006, and have a new development built from scratch, on a design of its own.

69.  The Plaintiff’s cause of action is for breach of the Implied Promise, and the Implied Promise could only have been made by the time the Award was issued in October 2006. The Plaintiff’s claim for damages is not for breach of the Agreement made in 2003. The counterfactual must be as if the Defendants had performed in accordance with the Award in 2006, and the position in which the Plaintiff would have been, in 2006. The Court considers the position then, and fashion a remedy for the Plaintiff which would give effect to the Award and be appropriate, and realistic, in those circumstances in 2006. In enforcing the Implied Promise to abide by an arbitral award, the Court cannot order what would be seen and regarded by commercial businessmen to be unrealistic, or impractical, to the extent of being non-sensical.

70.  In conclusion, I accept the counterfactual propounded for the Plaintiff, that damages should be assessed on the basis that the Plaintiff would, in 2006, have been in a position to have obtained the Shares in the 4th Defendant and be entitled to obtain the earnings from the development of the Land, this being the entire purpose of the Agreement at the time when it was made and as accepted by the tribunal in the Award. The counterfactual proposed for the Defendants, that damages should be assessed on the basis of the profits the Plaintiff would have made from its development of the Land, according to the Plaintiff’s design and not the 5th Defendant’s, and to be assessed not as at the date of the Award but as at 30 April 2005, is more theoretical than realistic. It is not consistent with the aim of the enforcing Court when it is endeavouring to grant a remedy to compensate a claimant in circumstances when it has clearly suffered loss as a result of the defendant’s breach.

71.  The further argument made for the Defendants is that to allow damages on the Plaintiff’s counterfactual, without any evidence from the Plaintiff as to its own case of the development costs and earnings, would amount to seeking the Defendants’ disgorgement of profits. This, the Defendants argued, was impermissible when damages for breach of contract should be compensatory of the claimant’s true loss, and it has not been shown that there are exceptional circumstances in this case to warrant damages being assessed on any different basis.

72.  It was emphasized for the Defendants that there had never been any guarantee that had the Award been performed, the Plaintiff would have obtained the same profits on the development as the 5th Defendant had, because much would depend on the specific steps taken by the Plaintiff in furtherance of the Agreement, the design the Plaintiff was to adopt, the extent to which it was able to carry out the development, and the costs involved in the construction on the Land in accordance with the Plaintiff’s own design. Counsel for the Defendants further placed reliance on the principles set out in One Step (Support) Ltd v Morris-Garner [2019] AC 649, that compensatory damages for breach of contract are generally are not the same as the economic value of the right to performance, as an asset. The Court should not award damages designed to deprive the contract breaker of any profit he may have made as a consequence of his failure in performance.

73.  One Step concerned damages for the breach of covenants not to compete, and the essential question for the Court was whether the claimant was entitled to damages assessed by reference to the amount which would notionally have been agreed in hypothetical negotiations between reasonable parties as the price for releasing the defendants from their covenant obligations. It was held that “negotiating damages” were only available where, because the breach of contract for which damages were sought had resulted in the loss of a valuable asset created or protected by the right infringed, and the damages so assessed would effectively be compensating the claimant for his true loss. The Court considered in One Step that the relevant defendants’ breach of contract had not resulted in the loss of a valuable asset. The claimant should only be entitled to damages for the loss of profits and goodwill resulting from the defendants’ competition in breach of covenant, and however difficult the quantification may be, the loss should be assessed in the conventional manner, by measuring as accurately as could be done on the available evidence, the financial loss which the claimant had actually sustained.

74.  As Lord Reed himself observed in One Step, “a case is only an authority for what it actually decides”. Paragraph 1 of his judgment sets out the issue considered in One Step: “in what circumstances can damages for breach of contract be assessed by reference to the sum that the claimant could hypothetically have received in return for releasing the defendant from the obligation in which he failed to perform?” The particular type of breach, and the type of “negotiating damages” considered in One Step, do not arise in the present case. However, the judgment of Lord Reed set out a detailed and useful analysis of the different categories of damages awarded for breach of contract, for tortious invasion of rights to tangible property, and for infringement of intellectual property rights, as well as the general principles governing common law damages, and damages in equity. Some of the passages have been relied upon by Counsel for the Defendants, and other passages have been relied upon by Counsel for the Plaintiff. It is of assistance to consider the relevant observations on damages, as a whole.

75.  At paragraphs 34 to 38 of Lord Reed’s judgment, important general principles are set out:

“34. The compensatory nature of damages for breach of contract, and the nature of the loss for which they are designed to compensate, were explained by Lord Diplock in Photo Production Ltd v Securicor Transport Ltd [1980] AC 827, 848-849. As Lord Diplock stated, a contract is the source of primary legal obligations upon each party to it to procure that whatever he has promised will be done is done. Leaving aside the comparatively rare cases in which the court is able to enforce a primary obligation by decreeing specific performance of it, breaches of primary obligations give rise to “substituted or secondary obligations” on the part of the party in default. Those secondary obligations of the contract breaker arise by implication of law:

‘The contract, however, is just as much the source of secondary obligations as it is of primary obligations ... Every failure to perform a primary obligation is a breach of contract. The secondary obligation on the part of the contract breaker to which it gives rise by implication of the common law is to pay monetary compensation to the other party for the loss sustained by him in consequence of the breach ...’ (p 849)

35. Damages for breach of contract are in that sense a substitute for performance. That is why they are generally regarded as an adequate remedy. The courts will not prevent self-interested breaches of contract where the interests of the innocent party can be adequately protected by an award of damages. Nor will the courts award damages designed to deprive the contract breaker of any profit he may have made as a consequence of his failure in performance. Their function is confined to enforcing either the primary obligation to perform, or the contract breaker’s secondary obligation to pay damages as a substitute for performance (subject, according to the decision in Attorney General v Blake, to a discretion to order an account of profits in exceptional circumstances where the other remedies are inadequate). The damages awarded cannot therefore be affected by whether the breach was deliberate or self-interested.

36. It follows from the principle in Robinson v Harman that the language of election is not appropriate in a discussion of the quantification of damages for breach of contract. The objective of compensating the claimant for the loss sustained as a result of non-performance (an expression used here in a broad sense, so as to encompass delayed performance and defective performance) makes it necessary to quantify the loss which he sustained as accurately as the circumstances permit. What is crucial is first to identify the loss: the difference between the claimant’s actual situation and the situation in which he would have been if the primary contractual obligation had been performed. Once the loss has been identified, the court then has to quantify it in monetary terms.

37. The quantification of economic loss is often relatively straightforward. There are, however, cases in which its precise measurement is inherently impossible. As Toulson LJ observed in Parabola Investments Ltd v Browallia Cal Ltd (formerly Union Cal Ltd) [2010] EWCA Civ 486; [2011] QB 477, para 22:

‘Some claims for consequential loss are capable of being established with precision (for example, expenses incurred prior to the date of trial). Other forms of consequential loss are not capable of similarly precise calculation because they involve the attempted measurement of things which would or might have happened (or might not have happened) but for the defendant’s wrongful conduct, as distinct from things which have happened. In such a situation the law does not require a claimant to perform the impossible, nor does it apply the balance of probability test to the measurement of the loss.’

An example relevant to the present case is the situation where a breach of contract affects the operation of a business. The court will have to select the method of measuring the loss which is the most apt in the circumstances to secure that the claimant is compensated for the loss which it has sustained. It may, for example, estimate the effect of the breach on the value of the business, or the effect on its profits, or the resultant management costs, or the loss of goodwill: see Chitty on Contracts, 32nd ed (2015), paras 26-172 - 26-174. The assessment of damages in such circumstances often involves what Lord Shaw described in Watson, Laidlaw at pp 29-30 as ‘the exercise of a sound imagination and the practice of the broad axe’.

38. Evidential difficulties in establishing the measure of loss are reflected in the degree of certainty with which the law requires damages to be proved. As is stated in Chitty, para 26-015:

‘Where it is clear that the claimant has suffered substantial loss, but the evidence does not enable it to be precisely quantified, the court will assess damages as best it can on the available evidence.’

In so far as the defendant may have destroyed or wrongfully prevented or impeded the claimant from adducing relevant evidence, the court can make presumptions in favour of the claimant. The point is illustrated by the case of Armory v Delamirie (1721) 1 Str 505, where a chimney sweep’s boy found a jewel and took it to the defendant’s shop to find out what it was. The defendant returned only the empty socket, and was held liable to pay damages to the boy. Experts gave evidence about the value of the jewel which the socket could have accommodated, and Pratt CJ directed the jury

‘that, unless the defendant did produce the jewel, and shew it not to be of the finest water, they should presume the strongest against him, and make the value of the best jewels the measure of their damages: which they accordingly did.’”

(Emphases added)

76.  The judgment then continued with a discussion on damages awarded in lieu of injunctions, which involve an award of damages based on the value of the right infringed, such right being treated as an asset with a commercial value. In this context, there was an analysis of whether the method of assessment of damages in the Wrotham Park case [1974] 1 WLR 798 could be justified on compensatory principles. At paragraph 59, His Lordship referred to the judgment of Bingham MR in Jaggard v Sawyer [1995] 1 WLR 269, 281-282 and observed:

“59. That analysis [of restitution being the basis of the award of damages] was rejected in Jaggard v Sawyer. Bingham MR, with whose judgment Kennedy LJ agreed, stated at [1995] 1 WLR 269, 281-282:

‘I cannot, however, accept that Brightman J’s assessment of damages in the Wrotham Park case was based on other than compensatory principles. The defendants had committed a breach of covenant, the effects of which continued. The judge was not willing to order the defendants to undo the continuing effects of that breach. He hadtherefore to assess the damages necessary to compensate the plaintiffs for this continuing invasion of their right. He paid attention to the profits earned by the defendants, as it seems to me, not in order to strip the defendants of their unjust gains, but because of the obvious relationship between the profits earned by the defendants and the sum which the defendants would reasonably have been willing to pay to secure release from the covenant.’

He continued, in a passage of wider significance to the issues in the present case, by citing with approval a passage in the judgment of Megarry V-C in Tito v Waddell (No 2) [1977] Ch 106, 335, when he said, in relation to Wrotham Park Estatee case:

‘If the plaintiff has the right to prevent some act being done without his consent, and the defendant does the act without seeking that consent, the plaintiff has suffered a loss in that the defendant has taken without paying for it something for which the plaintiff could have required payment, namely, the right to do the act. The court therefore makes the defendant pay what he ought to have paid the plaintiff, for that is what the plaintiff has lost.’

60. Millett LJ commented at p 291:

‘It is plain from his judgment in the Wrotham Park case that Brightman J’s approach was compensatory, not restitutionary. He sought to measure the damages by reference to what the plaintiff had lost, not by reference to what the defendant had gained.He did not award the plaintiff the profit which the defendant had made by the breach, but the amount which he judged the plaintiff might have obtained as the price of giving its consent.The amount of the profit which the defendant expected to make was a relevant factor in that assessment, but that was all.’”

(Emphases added)

77.  In One Step, after analyzing the different bases for awards of damages for different categories of breaches, Lord Reed in his judgment pointed out in his conclusions, first at paragraph 91, that damages for breach of contract depend on considering the outcome if the contract had been performed. Paragraph 95 of the judgment then sets out a summary of the conclusions reached by His Lordship. Of relevance is the conclusion made that there may be different methods of and approaches to quantifying damages, and in the case (by way of example) of awarding damages in lieu of an injunction or in substitution for specific performance, it is for the court to judge what method of quantification, in the circumstances of the case before it, will give a fair equivalent for what is lost by the refusal of an injunction or order. At paragraph 96(6), Lord Reed explained that common law damages for breach of contract are intended to compensate the claimant for loss or damage resulting from the non-performance of the obligation in question, and that they are normally based “on the difference between the effect of performance and non-performance upon the claimant’s situation”.

78.  Applying the general principles on the award of damages for breach of contract as observed in One Step, the obligation under the contract has first to be identified, and in the present case, such obligation under the Implied Promise has already been identified to be the duty to continue to perform the Agreement. Following the principle of compensating the Plaintiff for the loss sustained as a result of the non-performance of such obligation, the Court should then consider the difference between the Plaintiff’s actual situation and the situation in which it would have been if the primary contractual obligation under the Award had been performed. In monetary terms, the Plaintiff’s loss would be the profits from the development of the Land if the Defendants had continued to perform the Agreement, and transferred or procured the transfer of the Shares to the Plaintiff - irrespective of whether such transfer was possible, and whether or not the 1st and 2nd Defendants had further interests in the 4th and 5th Defendants as a result of the Restructuring. As Mr Man submitted, the fact that such loss of the Plaintiff coincides with or mirrors the amount of the 5th Defendant’s profits does not mean that damages have been designed to deprive the Defendants of their profits, or to order them to disgorge their profits made as a consequence of their failure in performance. Nor does it, per se, mean that the Plaintiff is entitled to an order for restitution. As illustrated by the examples used in Lord Reed’s judgment in One Step, the consideration and use of the 5th Defendant’s profits in the assessment of damages is only a tool utilised, or technique of estimation employed in the exercise, for arriving at the value of the Plaintiff’s true loss. The Court is simply doing its best (with “the exercise of a sound imagination and the practice of the broad axe”) to quantify such loss, when it is clear that the Defendant’s non-performance of the Agreement has resulted in substantial loss and damage to the Plaintiff.

79.  On Mr Man’s submission, the Court should assess damages as best it can on the evidence available, and this is so even if the evidence does not enable the Plaintiff to precisely quantify its loss. Citing Chitty on Contracts (34th edn) paragraph 29-019, it was submitted that the loss of profits suffered by the claimant as a result of a defendant’s breach of contract frequently depends on many speculative factors, but the courts will always attempt to assess the amount of the loss, as best it can. The law does not require a claimant to perform the impossible, nor does the Court apply the balance of probability test to the measurement of the loss.

80.  I also accept Mr Man’s further submission, that the Court will not allow difficulty of estimation to deprive a plaintiff of a remedy to which it is found to be clearly entitled, particularly where that difficulty is itself the result of the defendant’s wrongdoing. In the process, the Court is aided by the principle of reasonable assumptions, and it is fair to resolve uncertainties about what would have happened but for a defendant’s wrongdoing, by making reasonable assumptions which err on the side of generosity to the plaintiff where it is the defendant’s wrongdoing which has created those certainties (Yam Seng Pte Ltd v International Trade Corporation Ltd [2013] 1 All ER 1321, para 188).

81.  In the present case, it has been pointed out by the different levels of the Hong Kong Court that the alleged impossibility of transferring the Shares of the 4th Defendant to the Plaintiff was solely as a result of the Restructuring of the Eaton Group, and this was entirely the Defendants’ own and deliberate doing and procuring. If the Defendants seek to claim and rely on the fact that the Plaintiff had not carried out any part of what had been envisaged to have been performed by the Plaintiff under the Agreement, such as using its design to build the development and thereafter taking steps to continue the development on the Land, these were completely due to the Defendants’ own refusal to deliver the Land to the Plaintiff, and the Defendants’ wrongful termination of the Agreement at the early stage of the development.

82.  In conclusion, I am prepared to accept Mr Man’s approach of assessing damages, by looking at what the Defendants had made by way of profits from the development of the Land, and treat these as reflective of the profits which the Plaintiff would have been able to obtain and receive, if only the Defendants had been in the position to transfer the Shares to the Plaintiff as envisaged by the Agreement. Ordering these profits to be paid over to the Plaintiff would compensate the Plaintiff for the Defendants’ breach and non-performance of the Implied Promise, by their failure to comply with the Award that they were to continue to perform the Agreement in 2006.

Quantum of damages

83.  Mr Man’s proposition to the Court was that the Plaintiff’s damages should be equivalent to the profits generated from the 5th Defendant’s existing development, and quantified by the value of the 4th Defendant’s Shares which (the Plaintiff submits) is the gross development value of the 5th Defendant’s development of the Land as at 26 October 2006, minus the costs associated with the development, which include (for the Plaintiff) the price of RMB 120 million. From the outset of these assessment proceedings, Mr Man had always taken the stance that the exercise of ascertaining the profits should be a simple one, of looking at the actual expenses incurred and deducting them from the sales proceeds actually obtained by the Defendants.

84.  There are expert reports filed on issues of quantum. By order of the Court of 25 October 2022, leave was granted for expert evidence to be adduced. This was after a contested hearing, when submissions were made as to firstly, the questions to be addressed by the experts, and secondly, whether leave for expert evidence should be confined to property valuation (as submitted by the Plaintiff), or should be extended to the subjects of construction costs valuation, and accounting and tax issues (as submitted by the Defendants). After hearing the parties, the Court allowed leave for expert evidence on all the 3 subjects, and for the engagement of experts to answer the 3 questions formulated by the Plaintiff and the Defendants respectively:

(1) what would be the net profit of a development on the Land upon completion reasonably expected to be obtainable as at 30 April 2005 on the assumption that the Plaintiff’s design of the development as approved by the authorities on 7 November 2003 was to be used (“Question (a)”);

(2) what was the gross development value (“GDV”) of the Land on 27 October 2006, on the basis of the actual development built by the 5th Defendant, and what the 5th Defendant actually achieved by way of sales (“Question (b)”); and

(3) what was the GDV of the Land on 27 October 2006, on the basis of the actual development built by the 5th Defendant but what the 5th Defendant ought to have achieved by way of sales having regard to the prevailing marketing conditions (“Question (c)”).

85.  Pertinently, I did not include in the directions of 25 October 2022 (“October Directions”) any confinement of the expert evidence to which question or questions are to be addressed by the experts from the 3 fields. The intention was to leave it to the parties to decide for themselves whether to adduce expert evidence on any or all of the 3 questions, and which expert should (within their competence) address the questions formulated.

86.  Accordingly, although leave was granted to adduce expert evidence on the 3 questions, it was always open to either party to decide whether its expert(s) were to address the questions for which leave was granted generally, to both parties. Moreover, so long as the expert has the qualification to address the 3 questions, the October Directions did not contain any restriction as to the subject matter to be addressed by which particular expert/experts. There is therefore nothing in the October Directions to confine Kong, Mao or any other expert to deal with any particular one of the 3 questions only, as Counsel for the Defendants appear to suggest. So long as a party has reasonable notice of the matters to be addressed by the expert, who is an expert to assist the Court, I see no basis or justification from the language of the October Directions to exclude accounting expert evidence on Questions (b) and (c), even if those questions were not proposed by the Plaintiff.

87.  According to Annex 1 of the submissions of Counsel for the Defendants, the expert assessments of the quantity surveyors on construction costs and the assessments of the accounting experts are only relevant to Question (a). I have already rejected the use of Question (a) as the relevant counterfactual.

88.  On the Plaintiff’s part, it confirmed that it will not pursue assessment of damages on the basis formulated in Question (c).

89.  It should be highlighted at the outstart that in the assessment of damages in this case, the Court is not seeking to ascertain, from the 5th Defendant’s accounts or otherwise, the actual net profits made by the 5th Defendant from the development, and to order the Defendants to pay over these actual net profits to the Plaintiff. Instead, the Court is seeking to assess (to the best it can, on the available evidence) the profits which the Plaintiff would have been able to receive from the development of the Land, if the Defendants had continued to perform the Agreement in compliance with the Award, and proceeded to transfer the Shares of the 4th Defendant to the Plaintiff, at the time envisaged, in October 2006. In its attempt to put the Plaintiff in a situation it would conceivably be in at the time of the Award in October 2006, on the basis that it would be nonsensical and uncommercial to expect and require the parties to demolish the buildings completed by that time and to rewind the sales already concluded, the Court has to grapple and deal with the difficulties of calculating the costs of the development and the effect of performance of various obligations under the Agreement retrospectively, when the time scheduled for payment and other performance under the Agreement had already passed, in October 2006. Faced with these difficulties and abnormalities, the Court is prepared instead to look at and include in its calculations and assessment the actual costs incurred and the actual sales proceeds received by the 5th Defendant, on the basis of the 5th Defendant’s design being used, as this should reasonably be the most proximate to the actual loss and damage sustained by the Plaintiff. If necessary, the Court will then make adjustments to these actual figures, on the basis that it must have been reasonably necessary for the Plaintiff to incur any further expenses and make additional expenditure before it could receive any profit. I agree with Counsel for the Plaintiff that these adjustments should be made only if it can be established to the reasonable satisfaction of the Court, on clear and credible evidence, that the expenses should reasonably be deducted or be included in the final figures.

Carparks valuation

90.  The Court was informed that the parties have agreed to split the differences in the expert valuation of the carpark spaces. The remaining difference relates to the valuation of the residential units and the retail units of the development.

Residential units valuation

91.  In relation to the residential units, Counsel for the Plaintiff pointed out that the Plaintiff’s expert Mr Lau and the Defendant’s expert Mr Leung have produced unit rates for 27 October 2006 which are very similar: RMB 9,200/square meter for Mr Lau’s Approach 2 and RMB 9,144/square meter for Mr Leung. The total value assessed by Mr Lau under his Approach 1 (RMB 585,461,855) and the total value assessed by Mr Leung (RMB 585,925,984) are also very close.

92.  Under Approach 1, Mr Lau calculated the GDV of the residential units by multiplying the actual average sales unit rate achieved by the 5th Defendant in September 2006, by the gross floor area of the actual development. Under his Approach 2, the GDV was calculated by multiplying the unit rate derived from adjusted sales comparables by the gross floor area of the actual development.

93.  As a starting point, I am reluctant in this case to consider valuation and to make assessment on the basis of or by reference to comparables – if there is another option. This is because the actual development and the comparables used by the experts are located in Xiamen. This Court is not familiar with the location of the Land and how the development thereon actually and commercially equates with the comparables used by the experts. In Hong Kong, and no doubt elsewhere, the location of the property is of prime importance when it is valued. A residential development in Repulse Bay on Hong Kong Island can hardly be compared with a residential development in Wanchai, or in Jordan, Kowloon. Necessary and meaningful adjustments will likewise have to be made if one compares a retail development in Causeway Bay with one in Tuen Mun, or in Tsim Sha Tsui. Even with assistance from the experts, who differ in their opinions on whether the comparables are appropriate, this Court cannot make a useful correlation between the comparables and the development on the Land in question.

94.  Of Mr Lau’s 2 approaches, I therefore prefer his Approach 1. This valuation of his (RMB 585,461,855) is in fact very close to Mr Leung’s (RMB 585,925,984). I will accept Mr Man’s proposal, to adopt a figure of RMB 585,693,919.50 which is the average of these 2 valuations, as a rough estimate of the value of the residential project in the hands of the 5th Defendant as at 27 October 2006.

Retail Units valuation

95.  With regard to the retail units, I have already stated my reluctance to rely on comparables and Mr Lau’s valuation included retail comparables which do not even contain specific information of the exact addresses and characteristics. On his part, Mr Leung used 2 bundled transactions of a total of 14 retail units in the actual development on the Land (“Bundled Transactions”). This basis is preferred, subject to the adjustments proposed by Mr Lau, which I will deal with below.

96.  I have taken into account Mr Leung’s unsatisfactory performance in court, as he was (to the Court’s surprise) unable to explain the formula he used for calculating the adjusted unit rate of the property, which to some extent cast doubt on whether his valuation report was prepared by him and whether he had knowledge of the detailed contents thereof with regard to the valuation. His reference to and use of materials prepared by his colleague, and given to Mr Leung in the course of his giving evidence without prior leave of the Court, was totally unprofessional, and cast doubts as to whether he understood his duties as an expert of the Court. Nevertheless, as invited by Counsel for the Defendants, the Court should consider the quality of his report as a whole and decide on whether his methodology and calculations are reasoned and justified, which I have done, instead of dismissing them summarily.

97.  On behalf of the Plaintiff, it was contended that it is inappropriate to rely solely on the data derived from the Bundled Transactions, which were all concluded with the same group of purchasers, within a very short time, in essentially one deal. The Plaintiff argued that it is common for purchasers to get a bulk discount from the seller, even in a good market. On his part, Mr Leung considered that a bulk discount is not necessary, when the real estate market demonstrated high activity levels and the retail market was rising rapidly in 2005. Applying common sense, I would agree that a bulk discount can be reasonably expected from a seller, even in an active market, and accept the Plaintiff’s case that a 7.5% upward adjustment is appropriate for the Bundled Transactions.

98.  I have also considered Mr Lau’s evidence on the locational adjustments to the retail units on L1 and L2 respectively of the development. He has analyzed the floor plan of L1 and L2 of the development respectively, explaining how the retail units along the eastern side were most popular, those along the northern side were considered second best, and those along the southern side were considered to have the least locational advantage. Mr Lau further explained the location of and the access to the staircases and the passenger lifts, and expressed the opinion that those units with more available access to the staircases and the lifts would command better value. In particular, Mr Lau analyzed the transacted unit rates on L1 and L2, which demonstrated that there was a marked difference of 19% and 9% for the highest and lowest transacted unit rates on the two floors, and that the differences in values between the two levels showed that the locational considerations for L1 and L2 retail units were different. Mr Lau’s conclusion was that adjustments for locational differences of retail units on L1 cannot be applied to the retail units in the same location on L2.

99.  In my judgment, Mr Leung was not able to give any satisfactory answer or explanation to the above criticisms made by Mr Lau.

100.  On the basis of his analyses, Mr Lau made adjustments for frontage, size, and layout of the retail units of the development, and produced an adjusted valuation. I accept these adjustments, but also agree to include the post-valuation-dates transactions which Mr Leung had included. As the Defendants pointed out, there is no evidence of unforeseeable major changes in market sentiment after the date of valuation.

101.  It will be for the parties to submit for the Court’s confirmation the appropriate final figure, after taking into account the adjustments I have allowed. The parties should be able to agree on small figures if there is any uncertainty in calculations.

Costs of the actual development

102.  I have found against the counterfactual of assessing damages on the basis of the net profit obtainable as at 30 April 2005 on the assumption that the Plaintiff’s design was to be used. I reject 30 April 2005 being used as the relevant date, because the counterfactual should be on the basis of the Implied Promise being performed in October 2006.

103.  The counterfactual contended by the Defendants involve expert evidence on the estimation of the total construction costs of a notional development to be built 20 years ago, on the basis of the limited evidence of the preliminary design plans of the Plaintiff, and is inevitably filled with inherent uncertainties. I agree with Mr Man, that it would be extremely difficult if at all possible for the Court to reconstruct the counterfactual contended by the Defendants and the costs involved with any degree of accuracy, when there is no available evidence of the concrete design and details of the features to be built, including by way of example, the windows, window frames, tiles and lifts to be incorporated in the Plaintiff’s design. Mr Man was quick to point out that this was due to the 1st and 2nd Defendants’ breach of the Agreement when they terminated it at an early stage of the development. This all goes towards supporting the conclusion that the Plaintiff’s counterfactual should be preferred by the Court to arrive at a fair assessment, doing the best it can in the circumstances.

104.  Hence, the exercise is to ascertain the costs of the actual development which incorporates the 5th Defendant’s design, in order to assess the net profit or the neccessary deductions to be made, as an indicator of the damages to be awarded to the Plaintiff. In this regard, the Plaintiff pointed out that the Defendants have refused and failed to produce documents of the 5th Defendant which can show the time and price at which units of the Property were sold and the costs and expenses incurred in respect of the actual development. The Plaintiff argued that by reason of the Defendants’ failure to produce these relevant documents, adverse inferences should be drawn that the documents of the 5th Defendant, if produced, would have exposed facts unfavourable to the Defendants.

105.  On the Defendants’ part, they claim that it is the Plaintiff which has failed to produce documents to prove its own loss in the sense of its expected return and costs from/of the development, and it cannot rely on the Defendants to establish the Plaintiff’s case, nor is it entitled to draw any adverse inference against the Defendants when its own failure to prove its case should result in dismissal of its claims.

106.  Whilst the Court would be prepared to adopt a pragmatic approach, and can accept that the Plaintiff must have sustained loss as a result of the Defendants’ breach, and further, to be flexible in the grant of an appropriate remedy to the Plaintiff to compensate it for its loss, I bear in mind that the general burden of proof of damage is on the Plaintiff, and am not persuaded that the Court needs to or should draw any adverse inference against the Defendants by reason only of their failure to produce the 5th Defendant’s underlying records of sales and costs. On the Plaintiff’s case, the costs of the actual development can already be deduced from the 5th Defendant’s audited statements and as pointed out in the preceding paragraphs, I am prepared to proceed on those figures (as a “proxy”, the term used by Counsel) to ascertain the costs of and profits from the development as built on the Defendants’ design, and not on some hypothetical figures based on a design originally envisaged but which was not finalized by the Plaintiff in 2003. I am also prepared to accept that where the Defendants dispute the costs and profits alleged or relied upon by the Plaintiff, on the basis that some other or further item of costs should be deducted from the sales income recorded in the accounts, then the Defendants have to establish their assertion, but always bearing in mind that it is the Plaintiff which has the burden to prove its case.

107.  The Defendants have highlighted the fact that according to a document produced at trial and referred to as “Appendix 7”, which was appended to an Integrated Report dated 19 April 2003 on 4 pieces of land including Lot 22, the calculations, projections and estimates made of the Plaintiff’s investment in and development of the Land show estimated construction costs of RMB 152 million, and estimated sale proceeds of RMB 390 million. Based on the figures representing estimated construction costs and sale proceeds as contained in Appendix 7, the Defendants’ calculation of the estimated net profit was (according to the witness statement of Mr Mok of 17 February 2012) RMB 27 million (without taking into account any cost of finance), with construction and development costs estimated at RMB 183.6 million (equivalent to a unit rate of RMB 2,136 per square meter). The Defendants argued that these estimates were substantially lower than the damages now sought by the Plaintiff on the basis of the net profit or gross development value of the Land.

108.  The Plaintiff’s evidence on Appendix 7 is that it was a document prepared by the Plaintiff in April 2003 for the reference of the 6th Defendant. Appendix 7 was prepared at a time which coincided with the peak of the SARS pandemic affecting the region, and according to the Plaintiff, the profit projection made in Appendix 7 was on the conservative side. The Plaintiff’s own design was only produced later, in October 2003, and on the Plaintiff’s case, any estimates prepared in April 2003 were not and could not have been accurate and should not be used as the basis of assessing the Plaintiff’s actual loss or damage caused by the Defendants’ breach in 2006, by which time the development had substantially evolved. The Plaintiff’s costs expert, Wang, considered that estimates of construction costs contained in Appendix 7 cannot be accurate as it was not even prepared by quantity surveyors. The Plaintiff’s accounting expert, Kong, also considered that it was not helpful to rely on Appendix 7 as it was merely an estimate which was not supported by any actual data.

109.  In my judgment, Appendix 7 is not appropriate for the exercise of assessment in this case, simply because Appendix 7 was prepared on the basis that the Plaintiff’s design was to be used. I have found that the relevant counterfactual should be on the basis that the development was to be continued, in 2006, in its actual state of the 5th Defendant’s design having been adopted. The costs should naturally be assessed on that same basis, ie how much costs would have to be incurred to build the project on the 5th Defendant’s design which, incidentally, the Defendants claim to be far more superior than the Plaintiff’s design and more attractive to purchasers. I would accept therefore that it would have been more expensive to build as per the 5th Defendant’s design, than as envisaged under Appendix 7.

110.  According to the 5th Defendant’s audited statements, the costs of the actual development using the 5th Defendant’s design were RMB 585,586,246.33. This, as summarized by the Plaintiff’s accounting expert (Kong), is derived at by deducting the net profit recorded in the accounts from the recorded sales income received by the 5th Defendant. These costs were recorded to include project development costs (which include the land acquisition price and construction costs), taxes and other surcharges, and expenses such as for sales, management and financing.

111.  On the Plaintiff’s case, various amounts have to be deducted from the total operating costs of the development as reflected in the 5th Defendant’s accounts, when costs are considered for the purpose of assessing the Plaintiff’s damages.

112.  First, the Plaintiff explained that the land acquisition price of RMB 84,962.158 (“Land Acquisition Cost”) which was shown to have been paid by the 5th Defendant was not contractually to be borne by the Plaintiff. In support of this, the Plaintiff referred to and relies on:

(1) Article 10(2) of the Agreement, under which all costs relating to the Land (which must include the Land Acquisition Cost) which were incurred before delivery of the Land to the Plaintiff were to be borne by the 1st and 2nd Defendants.

(2) Article 3 of the Agreement, which provides that all shareholder loans of the 4th and 5th Defendant were to be waived.

(3) Article 9(1) of the Agreement, which provides that all liabilities incurred by the 5th Defendant before 31 December 2003 were to be borne by the 1st and 2nd Defendants, and shall be discharged before 31 December 2003.

(4) The recitals to and provisions of the draft agreement for sale and purchase of the Shares, and of the draft assignment of debt, which provide for a mechanism to assign to the Plaintiff the 4th Defendant’s shareholder loan owed to the 1st and 2nd Defendants, upon the Plaintiff’s payment of the price of RMB 120 million.

113.  The Land Acquisition Cost was paid by the 5th Defendant before 2003 through the 4th Defendant’s equity investment (of RMB 42,969,000), and a shareholders loan from the 4th Defendant (of RMB 41,993,158) which was funded by the 1st and 2nd Defendants. The Plaintiff pointed out therefore that since it was not required under the Agreement to pay any sum corresponding to the 4th Defendant’s equity investment, and the loans to the 4th Defendant would be discharged or assigned to the Plaintiff before the share transfer, the effect of Articles 3 and 9(1) of the Agreement is that apart from paying the price of RMB 120 million, the Land Acquisition Cost was not to be borne by the Plaintiff. This appears to be accepted by the Defendants’ accounting expert.

114.  According to the Plaintiff, since the Land Acquisition Price had been recorded in the audited statements of the 5th Defendant as being part of the total operating costs, it was necessary to deduct the sum of RMB 84,962,158 from the total costs of the development when the Plaintiff’s damages are calculated. The Plaintiff would however have to give credit to the price of RMB 120 million payable by it under the Agreement.

115.  Bearing in mind the provisions contained in the Agreement which are referred to at paragraph 112 above, I accept the Plaintiff’s submissions.

116.  A further issue relating to the calculation of the costs of the development is the funding costs: (1) of the price of RMB 120 million to be paid under the Agreement; and (2) of other development costs. This includes what the funding costs comprised, the duration of such funding costs, and the interest rate. The question for my consideration and determination is whether “funding cost” should be included in the calculation of the costs of the development, to be deducted when ascertaining the profit to which the Plaintiff was entitled if the Award had been performed.

117.  Counsel for the Defendants have referred to the report of the Plaintiff’s accounting expert, Kong, where she opined that if the financing cost of RMB 120 million is to be taken into account, the relevant costs would be RMB 4,659,054.90. If the financing cost of development and construction costs only (and not the RMB 120 million) are to be taken into account, then Kong considered that the relevant financing costs would be RMB 2,553,630.49.

118.  The Defendants argued, in the context of the ascertainment of the “net profit” of the development as may be gathered from the 5th Defendant’s accounts, that funding costs should only be calculated with respect to development costs but not the price of RMB 120 million to be paid under the Agreement. On the Defendants’ argument, the RMB 120 million should not be counted as the cost of the land when it was the 5th Defendant, and none of the parties to the Agreement, which was to remain the holder of the right to use the Land. On the Defendants’ case, the RMB 120 million was only the consideration which the Plaintiff had to pay under the Agreement to acquire the right to develop the Land in the name of the 5th Defendant, and not the consideration for acquiring the Land itself. The RMB 120 million which the Plaintiff had to pay has to be taken into account when deciding the Plaintiff’s alleged loss, but from the perspective of the 5th Defendant, the only land price is RMB 87,567,817.29.

119.  Counsel for the Plaintiff in fact argued that the relevant funding costs should be negligible, since the Plaintiff would have been able, if the Award had been performed, to utilize the sale proceeds received by the 5th Defendant to immediately repay any loan borrowed by the Plaintiff for the purpose of settling the RMB 120 million due under the Agreement.

120.  In the light of the evidence and submissions, I will not give consideration to funding costs for RMB 120 million when assessing the costs which have to be incurred in the development.

121.  Again, it is to be borne in mind that the expert evidence of Kong and Mao (the Defendants’ expert) were essentially on Question (a), on the premise of the completion of the development as at 30 April 2005. The counterfactual I am considering is the position in which the Plaintiff would have been, in October 2006, had the Defendants performed in accordance with the Award, at a time when the development had been completed upon the Defendants’ refusal to deliver the Land to the Plaintiff in accordance with the time schedule stipulated or contemplated under the Agreement (eg for payment of the price of RMB 120 million by the instalments provided for). I am not persuaded that the basis of Kong’s calculation of the funding cost (by reference to the time due for payment of the instalments of RMB 120 million) is applicable when the consideration is what the parties should have done by way of continued performance of the Agreement in October 2006.

122.  There is the further issue of whether account should be given of the fact that there would have been funding costs of the development costs of the completion of the project (other than the land price). In this regard, I accept that in the ordinary course, it would have been necessary to arrange for funding of the works for the project, and that costs would have to be incurred some time before the actual commencement of building works, from the planning stage which would require the engagement of architects, consultants and other professionals and for the preparation of the necessary designs and submissions for approval. Mao (the Defendant’s expert) considered that funding costs would have been required around 7 months before the commencement of construction works, and construction on the 5th Defendant’s design commenced in May 2005. Mao further opined that on the evidence, the permit for pre-sales was only obtained on 15 June 2006, sales were only completed on 27 October 2006, and interest for funding should be calculated up to 31 October 2006.

123.  This is reasonably acceptable.

124.  The exact calculations of funding costs were made by Kong and Mao on the basis of the figures on costs and sales revenue as estimated by the costs and property valuation experts. Counsel for the Defendants pointed out that in relation to Kong’s assessment of the funding costs, her own admission was that the floating rate of interest for loans could substantially vary amongst different enterprises, and that it was difficult to derive any uniform interest rate for a particular period of time even in relation to identical types of loans within the same industry. Kong had referred in her report to an entrusted loan advanced by an associated company of the 5th Defendant, to support her proposition that the upward floating rate of interest should be less than 20%. On behalf of the Defendants, Counsel pointed out that this rate, for the loan from an associated company, was not representative of the interest rates offered by commercial banks and in Mao’s opinion, 20% did not represent the industry standard. In Mao’s view, an upward adjustment rate of 30% should be used instead.

125.  In my considered view, Mao’s evidence makes commercial sense and I accept her opinion as to the duration of the period and the rates of interest, in respect of the funding costs for development costs apart from the land price.

126.  However, there is no sufficiently clear evidence to persuade me that the legal expenses of RMB 17,298,853.29 recorded in the 5th Defendant’s accounts for the period from 2007 to 2012 are related to the development and should be deducted as a cost of the development. The same applies to the donation expenses of RMB 8,250,000, and the recorded bad debts loss of RMB 333,000,643.31. These are not allowed.

127.  There was much debate amongst the accounting experts and Counsel as to whether land appreciation tax was payable in respect of the development. However, I have been reminded by Mr Yu in Closing that this dispute concerns only Question (a) put to the experts, on the basis of the relevant counterfactual being completion of the project in April 2005 in accordance with the Plaintiff’s design. I was informed that both experts agree that land appreciation tax is payable in the counterfactual contemplated in Questions (b) and (c), with a relevant date of 27 October 2006. The experts do not dispute that land appreciation tax was payable for projects completed and sold after 1 January 2006.

128.  According to the summary of the accounting experts’ assessments, there appears to be a dispute over Kong’s calculation of the land appreciation tax payable (of RMB 101,194,431.25) for Question (b). According to Mao, a sum of RMB 25,755,597.24 should be deducted from the costs actually incurred by the 5th Defendant and as reflected in its audit reports. From my understanding of paragraph 3.7 of Mao’s supplemental report, her evidence is that upon her review of the 5th Defendant’s audit reports, she inferred that it was “highly probable” that the 5th Defendant had completed the settlement of the land appreciation tax in 2009, and had paid the settlement amount in 2010. The 5th Defendant’s audit report for 2009 shows an “account payable” of RMB 25,755,597.24, but as payment of the sum was not made in 2009, it was not possible for the 5th Defendant to obtain an invoice for the account payable in 2009, and without the invoices, the account payable would not be recognized as a deductible item for settlement of the land appreciation tax. This, Mao explained, was her “inference” drawn from the 5th Defendant’s tax documents but she had not made further inquiries. In Mao’s opinion, when calculating the land appreciation tax payable (on the basis of the income and costs) the account payable of RMB 25,755,597.24 should be deducted from the total project development costs actually incurred by the 5th Defendant.

129.  I do not accept Mao’s opinion on the deduction to be made. What it comes to is that there were no invoices at the relevant time to support the alleged payable or costs of the development to justify deductions for the purposes of land appreciation tax. Nor has Mao or the Defendants produced for the purpose of these proceedings any documents or invoices (not available in 2009 but since obtained by the 5th Defendant) to evidence the costs payable. It has not been established to my satisfaction that what the Defendants allege are deductible as costs should, on any evidence, be deducted.

130.  Kong and Mao further disagree as to the assessment of sales and administrative expenses as an item of expense to be deducted as costs. Kong assessed sales expenses on the basis of 1.57% of the sales revenue of the actual development and administrative expenses on the basis of 1.47% of such revenue. Her approach was to take the actual expenses incurred and as shown in the 5th Defendant’s audited accounts, and to calculate the ratio these expenses bore to the actual revenue.

131.  The Defendants’ expert, Mao, assessed the sales and administrative expenses at 3.5% and 2% respectively, by adopting the percentages used by the Plaintiff in Appendix 7. The Defendants’ case is that the percentages of 1.57 and 1.47 as adopted by Kong are inappropriate, since the sales and advertising expenses of the 5th Defendant had been kept lower because of the fact that services had been rendered to the 5th Defendant by associated companies within the Eaton Group, and that a developer like the Plaintiff would have to incur higher costs in the absence of the support and free services of the Eaton Group companies.

132.  On the Plaintiff’s part, Counsel argued that it would not be appropriate to adopt the percentages used in Appendix 7 (as Mao had done), since Appendix 7 was prepared on the basis of the Plaintiff’s design being used (instead of the 5th Defendant’s).

133.  I accept that the estimates made in Appendix 7 were based on the Plaintiff’s design which was entirely different to that of the 5th Defendant ultimately used. Whereas I would not accept the costs estimates used in Appendix 7 at a time when the design was at a very preliminary stage of planning and as yet unfinalized, I consider that the Plaintiff’s estimates of the requisite sales and administration expenses of the development should not be vastly different, whatever the design of the buildings may ultimately be. As was pointed out for the Defendants, the Plaintiff itself was an experienced developer of properties and it should have a good idea of the projected expenses usually budgeted for the sale, administration and development of a project of the type concerned. I will accept the 3.5% and 2% budgeted by the Plaintiff itself for the sale and administrative expenses.

134.  Overall, I accept the Plaintiff’s assessment of damages, but with adjustments to be made as indicated in the preceding paragraphs. The net profit from the development, assessed after deducting the necessary costs and the consideration of RMB 120 million from the sale proceeds, represents the value of the shareholding in the 4th Defendant which the Plaintiff would have obtained under the Agreement, if the 1st and 2nd Defendants had performed in accordance with the Award.

Is the Plaintiff required to give credit for RMB 1,275,000?

135.  In the Award, the tribunal ordered the 1st and 2nd Defendants to pay the sum of RMB 1,275,000 for breach of the Agreement. The Defendants now claim that the Plaintiff should give credit for this amount, which overlaps with and should be subsumed under the Plaintiff’s claim for breach.

136.  I do not accept such submission. The RMB 1,275,000 was awarded by the tribunal as damages for breach of the Agreement, for delay in the Defendants’ performance, or its non-performance, of the Agreement, in circumstances when the tribunal did not accept that the Defendants’ performance could be excused by reason of illegality, or impossibility, or otherwise.

137.  In this action, the Plaintiff is seeking damages for the Defendants’ breach of the Implied Promise to comply with the Award, which ordered the Defendants to continue to perform the Agreement. As the Hong Kong Courts have made it abundantly clear, this is a separate cause of action from that under the Agreement. The amount awarded by the tribunal for breach of the Agreement is not subsumed under the Plaintiff’s present claim, for breach of the Implied Promise in respect of the Award.

Interest and delay

138.  Finally, there is the question of whether the Plaintiff is entitled to seek interest on the damages awarded, for the entire period from the date of the Award to the date of the judgment on assessment. The Defendants claim that there has been a total delay of 17 years from the Award to the trial on quantum, and in particular a delay of 11 years from the date of the Award to October 2017 when the Plaintiff finally elected to have judgment for damages (in lieu of the Statutory Judgment in terms of the Award).

139.  Having considered the overall conduct of the parties and the manner of progress of the relevant proceedings, I am of the view that the delay in obtaining judgment on the damages claim cannot be attributed to the Plaintiff only. The Plaintiff’s claim and the proceedings commenced have been resisted by the Defendants every step of the way: consistently, relentlessly and on the whole effectively so far as causing delay, costs and difficulties is concerned.

140.  As Counsel rightly pointed out, the cause of action on the Implied Promise arose in 2006 when the Award was issued. The Plaintiff had taken immediate steps to enforce the Award on the Mainland in 2007, which enforcement steps were of course strenuously resisted by the Defendants. After its unsuccessful attempts in enforcement on the Mainland, the Plaintiff commenced proceedings in Hong Kong on 31 October 2007 to apply for the Statutory Judgment. It was only in the course of the Defendants’ opposition to these enforcement proceedings that the Defendants disclosed the Restructuring for the first time, which Restructuring (according to the Defendants) made transfer of the Shares pursuant to the Agreement impossible. The Plaintiff then commenced these proceedings on 27 May 2008 as a common law action to enforce the Award (and subsequently relisted the action on the Commercial List). The amendment in December 2011 of the plea in the SOC for damages, once made, date back to the original pleading in May 2008.

141.  The Defendants complain of the delay in the Plaintiff’s plea for damages which was only made in December 2011, and that the Plaintiff’s election to pursue the damages claim under the Implied Promise instead of the Statutory Judgment was only made in October 2017. According to Counsel for the Defendants, it would be unjust to compensate the Plaintiff for the period before its damages claim was properly introduced and pursued, between 2006 to 2017. According to the Defendants, until the election was made in 2017, the Plaintiff did not have proper basis to contend that it had been kept out of any money.

142.  As Mr Man submitted, there is no suggestion (and it is highly dubious) that the Defendants would have immediately made payment or accepted liability for damages, if the Plaintiff had made its election earlier, and before 2017. Any delay in the election was not, on the facts of this case, the predominant cause of the Plaintiff being put out of its money, or of its being deprived of the fruits of the judgment. As Mr Man also highlighted, the Defendants had been keeping and had free use of funds which, if the Defendants had duly performed its obligations under the Award, they would not have had. The Defendants’ duty under the Award was to act in accordance with the Award, to continue to perform the Agreement or to pay damages, as the alternative of performance. The Plaintiff has been deprived of the money or the value of the Implied Promise which it ought to have received in October 2006, and it cannot be denied that the predominant cause of this is that the Defendants have been opposing the common law action on the Award persistently and steadfastly until today.

143.  Given the unique facts and circumstances of the claim, and the fact that the matter has been pursued on appeal all the way to the Court of Final Appeal for resolution of the complex issues raised, I am not satisfied that the delay in this case is due to any neglect on the Plaintiff’s part to pursue its claims, or that the Plaintiff has been kept out of the fruits of the judgment in its favour by its own fault. I have only been troubled by the period of about 18 months from the time the Court of Appeal held, in April 2016, that the Defendants were liable for breach of the Implied Promise and that the Plaintiff was entitled to elect between maintaining the Statutory Judgment and obtaining a judgment for damages, until October 2017 when the Plaintiff made the election for damages. I have taken into consideration the fact that the parties made steps after the handing down of the CA Judgment to apply for leave to further appeal to the Court of Final Appeal. However, this cannot explain the delay of 18 months for the election which was finally ordered by the Court of Appeal in October 2017. Exercising my discretion, I will disallow a period of 14 months during this interim, in the Plaintiff’s claim for interest.

Conclusion

144.  The sums to be awarded await the Plaintiff’s computation after making the deductions or additions as indicated in this Judgment.

145.  The Court allows interest (with the deduction in time as provided for above) at the rate of prime +1% from 27 October 2006 to the date of judgment, with costs of the action for assessment of damages, including any costs reserved, with Certificate for 3 Counsel.

 (Mimmie Chan)
 Judge of the Court of First Instance
 High Court

Mr Bernard Man SC leading Mr James Man and Mr Jonathan Ng, instructed by Anthony Siu & Co, for the plaintiff

Mr Benjamin Yu SC, Mr Richard Khaw SC, Ms Bonnie Cheng and Ms Astina Au, instructed by Mayer Brown, for the 1st and 2nd defendants

  

[2022] HKCFI 3269-EN-2022-10-24

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

[2022] HKCFI 3269

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

(TRANSFERRED FROM HCA NO 961 OF 2008)

____________

BETWEEN

 廈門新景地集團有限公司
formerly known as 廈門市鑫新景地房地產有限公司
Plaintiff

and

 ETON PROPERTIES LIMITED
(裕景興業有限公司)
1st Defendant
 ETON PROPERTIES (HOLDINGS) LIMITED
(裕景興業(集團)有限公司)
2nd Defendant
 ETON PROPERTIES GROUP LIMITED
formerly known as
ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司),
a limited company incorporated in Hong Kong
4th Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司),
a foreign-owned enterprise incorporated in the People’s Republic of China
5th Defendant
 TAN LUCIO C (陳永栽)6th Defendant
 CHUA DOMINGO (蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫沛杭)11th Defendant

____________

Before: Hon Mimmie Chan J in Chambers (Open to Public)

Dates of Written Submissions: 13, 20 and 23 September 2022

Date of Decision: 24 October 2022

_____________

D E C I S I O N

_____________


1.  On 18 August 2022, this Court handed down a decision granting leave (inter alia) to the Defendants to amend their Statement in Response (“Decision”). An order nisi was made that the costs of the amendment summons are to be paid by the Defendants to the Plaintiff, with certificate for Counsel.

2.  Both the Plaintiff and the Defendants have applied to vary the costs order made.

3.  The definitions and nomenclature in the Decision are adopted herein.

4.  The Defendants seek the costs of the amendment summons incurred from 25 June 2022, being 28 days after the amendment summons was issued, on the basis that the Plaintiff had resisted the application for amendment, but had failed. It was argued that the order they propose is the usual order to be made when a party unsuccessfully resists an application for leave to amend, relying on Lessy SARL v Pacific Star Development Limited [1996] 2 HKLR 1 and Daimler AG v Leiduck [2018] 1 HKLRD 1188.

5.  Costs are in the discretion of the Court, and orders of costs are made on the facts and circumstances of each case.

6.  I do not agree that the amendment summons had been unreasonably resisted by the Plaintiff. The arguments made in opposition were reasonable and had to be carefully considered by the Court, before reaching the decision that the Defendants should not be shut out from arguing their case on the proper basis and date to be considered for assessment of damages, which question should be fully argued and determined at trial. At paragraph 24 of the Decision, it was expressly pointed out that one (if not the main) reason for allowing the amendment was the necessity for the Court at the assessment stage to consider all the circumstances of the case, including any delay, as may cause injustice to the parties.

7.  The Defendants’ application for variation is accordingly not allowed. The costs of and occasioned by the Defendants’ summons for variation are to be paid by the Defendants to the Plaintiff, and summarily assessed.

8.  With regard to the Plaintiff’s application for variation, the Defendants do not oppose the variation to provide for the costs of “and occasioned by” the amendment summons to be paid to the Plaintiff. It was argued whether these costs should cover only, and be stated to include only, the costs incurred by the Plaintiff in consequentially amending its Statement of Reply. “Costs of and occasioned by” are easily understood and are normally dealt with on taxation. The matter could have been easily resolved between the parties if they can only sensibly confer and identify the matters which are disputed.

9.  I vary the order nisi to provide that the costs of and occasioned by the amendment summons namely the Plaintiff’s costs of consequentially amending its Statement of Reply be paid by the Defendants to the Plaintiff, with certificate for Counsel, to be taxed if not agreed. To discourage unnecessary applications to the Court, I do not allow to any party any costs for the Plaintiff’s application for variation.

 (Mimmie Chan)
 Judge of the Court of First Instance
 High Court

Mr James Man and Mr Jonathan Ng, instructed by Anthony Siu & Co, for the plaintiff

Mr Richard Khaw SC and Ms Bonnie Cheng, instructed by Mayer Brown, for the 1st and 2nd defendants

[2022] HKCFI 3213-EN-2022-10-18

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

HTML content

HCCL 13/2011

[2022] HKCFI 3213

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

(TRANSFERRED FROM HCA NO 961 OF 2008)

____________

BETWEEN

 廈門新景地集團有限公司
formerly known as 廈門市鑫新景地房地產有限公司
Plaintiff

and

 ETON PROPERTIES LIMITED
(裕景興業有限公司)
1st Defendant
 ETON PROPERTIES (HOLDINGS) LIMITED
(裕景興業(集團)有限公司)
2nd Defendant
 ETON PROPERTIES GROUP LIMITED
formerly known as
ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司),
a limited company incorporated in Hong Kong
4th Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司),
a foreign-owned enterprise incorporated in the People’s Republic of China
5th Defendant
 TAN LUCIO C (陳永栽)6th Defendant
 CHUA DOMINGO (蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫沛杭)11th Defendant

____________

Before: Hon Mimmie Chan J in Chambers (Open to Public)

Dates of Written Submissions: 13 and 27 September 2022

Date of Decision: 18 October 2022

_____________

D E C I S I O N

_____________


1.  On 18 August 2022, this Court handed down a Decision, granting leave to the Defendants to amend their Statement of Response and to adduce expert evidence. On 30 August 2022, the Plaintiff applied for leave to appeal against the Decision.

2.  The nomenclature used in the Decision is adopted herein and below.

3.  The grounds of the intended appeal are, in gist, that the Court erred in failing to conclude that the amended pleading is bound to fail at trial; in accepting that the Plaintiff’s loss can be assessed at the date of April 2005, which was before the accrual of the Plaintiff’s cause of action in October 2006; in failing to have regard to the impact of the Defendants’ applications on the trial date; and in finding that the issues proposed for the experts are relevant and necessary as a result of the amendments sought.

4.  The intended appeal is against an exercise of the Court’s discretion and case management powers to allow the amendments and the expert evidence. The threshold for such an appeal is high. As Kwan JA reiterated in the case of Mimi Kar Kee Wong Hung v Severn Villa Limited, HCMP 2192/2011, 12 January 2012, at paragraph 31, an appellate court will not generally interfere with a judge’s exercise of discretion unless the judge has misunderstood the law or the evidence, or the exercise of his/her discretion was plainly wrong such that it was outside the generous ambit within which reasonable disagreement is possible. On appeal, the appellate court is not asked to re-exercise the discretion on the facts of the case.

5.  In the more recent case of DP World Djibouti FZCO and ors v China Merchants Port Holdings Company Limited[2022] HKCA 84, the Court of Appeal highlighted again (at paragraph 22 of the Judgment) the fact that an appellate court adopts a cautious approach in relation to the weight given by the judge to facts taken into account when exercising its discretion. The fact that the appellate court would have given more weight than the judge to one of the many factors to be taken into account in the exercise of the discretion is not a ground for interfering.

6.  It was argued for the Plaintiff that the appeal is on law, in that the Court had applied the wrong legal principles in failing to recognize that the proposed amendment, referred to as the P-Design Argument, is doomed to fail, and accepting that the Plaintiff’s loss can be assessed at a date before the accrual of the Plaintiff’s cause of action in October 2006.

7.  It has to be emphasized that properly read, the Decision did not accept any contention as to when the Plaintiff’s damages should be assessed, nor did it contain any finding as to how and when the Plaintiff’s damages should be assessed. It was clearly pointed out, at paragraph 14 of the Decision, that how damages should be assessed, and the basis of assessment, including the date to be taken into account for the purpose of assessment, are all questions for determination at trial. At the amendment stage, the Court should not conduct a prolonged investigation of the merits, and shut out a litigant from arguing its case at trial.

8.  Bearing in mind the nature of the Plaintiff’s claims and the remedies sought, this Court did not consider that it was readily apparent at the interlocutory stage that the amendments sought are bound to fail at trial. The reasons have been set out in paragraphs 10 to 24 of the Decision and will not be repeated here. It was pointed out in particular (in paragraph 24) that for the remedies sought by the Plaintiff in this case, the Court would have to consider whether it would be unjust or inequitable for damages to be assessed at a particular date, and that this will have to be done in the light of all the circumstances of the case including whether there was any delay. This may arguably include the consideration of what the parties had contracted to do under the Agreement and the parties’ position in April 2005 as contended by the Defendants, but there was no conclusion as to whether damages should be assessed in April 2005, as this is a matter which should and can only be decided at trial.

9.  Whether there was delay in the application for amendment, and any impact thereof on trial, was considered in paragraph 13.

10.  Given the high threshold required to succeed in an appeal against the exercise of the Court’s discretion and case management powers, I am not satisfied that the intended appeal has reasonable prospects of success. I am not persuaded that the Decision involved any misunderstanding of the law or any erroneous application of the relevant principles, or that the Court had taken into account irrelevant matters, or failed to take into account matters which ought to have been considered, such that the Decision is plainly wrong.

11.  The application for leave to appeal is dismissed with costs to the Defendants, with certificate for Counsel, to be summarily assessed if not agreed. The order nisi shall be made absolute unless application for variation is made within 14 days. The Defendants are at liberty to file and serve their Statement of Costs within 7 days and the Plaintiff is at liberty to file and serve its Statement of Objection within 7 days thereafter.

 (Mimmie Chan)
 Judge of the Court of First Instance
 High Court

Mr Bernard Man SC leading Mr James Man and Mr Jonathan Ng, instructed by Anthony Siu & Co, for the plaintiff

Mr Benjamin Yu SC, Mr Richard Khaw SC and Ms Bonnie Cheng, instructed by Mayer Brown, for the 1st and 2nd defendants

[2022] HKCFI 2650-EN-2022-09-16

厦門新景地集團有限公司 formerly known as 厦門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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[2022] HKCFI 2650

HCCL 13/2011

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO. 13 OF 2011

(TRANSFERRED FROM HCA NO. 961 OF 2008)

____________

BETWEEN

 厦門新景地集團有限公司 formerly known as
厦門市鑫新景地房地產有限公司
Plaintiff
 and 
 ETON PROPERTIES LIMITED
(裕景興業有限公司)
1st Defendant
 ETON PROPERTIES (HOLDINGS) LIMITED
(裕景興業 (集團) 有限公司)
2nd Defendant
 ETON PROPERTIES GROUP LIMITED
formerly known as ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(厦門) 有限公司), a limited company
incorporated in Hong Kong
4th Defendant
 LEGEND PROPERTIES (XIAMEN)COMPANY LIMITED
(利景興業 (厦門) 有限公司),
a foreign-owned enterprise incorporated in the People’s Republic of China
5th Defendant
 TAN LUCIO C (陳永栽)6th Defendant
 CHUA DOMINGO (蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫沛杭)11th Defendant

____________

Before:  Hon Cheng J in Chambers

Date of Hearing:  16 June 2022

Date of Decision:  16 September 2022

_____________

D E C I S I O N

_____________

1.  By summons of 17th August 2021 (“the Summons”) the Plaintiff seeks interim payment against the 1st and 2nd Defendants in the amount of RMB 122,400,000.[1]

A.  THE BACKGROUND

2.  The lengthy history of the transactions and proceedings between the parties was set out in the judgment of Yuen JA in Xiamen Xinjingdi Group v Eton Properties Ltd [2016] 2 HKLRD 1106 (“the CA Judgment”) at [2] to [95] and Ribeiro PJ in Xiamen Xinjingdi Group Co Ltd (廈門新景地集團有限公司) v Eton Properties Ltd (裕景興業有限公司) (2020) 23 HKCFAR 348 (“the CFA Judgment”) at [6] to [79]. For present purposes, the following are the key events as taken from those judgments.

3.  The 5th Defendant, a foreign-owned enterprise established in the PRC, held the right to develop and use a piece of land in Xiamen (“the Land”). The 5th Defendant was wholly owned by the 4th Defendant, a company incorporated in Hong Kong. Before the events in this action, the 4th Defendant had issued only two shares, one to the 1st Defendant and the other to the 2nd Defendant. The 1st and 2nd Defendants each executed a declaration of trust on 25th June 1993 stating that it held its share on trust for a BVI company which was a wholly owned subsidiary of the 3rd Defendant. The Defendants were part of a group of companies involved in real property (“the Eton Group”).

4.  On 4th July 2003, the Plaintiff and 1st and 2nd Defendants entered into an agreement (“the Agreement”). Under the Agreement, the 1st and 2nd Defendants warranted that they had “absolute control” over the 4th and 5th Defendants. The Plaintiff agreed to purchase the right to develop and use the Land by acquiring the shares in the 4th Defendant, and thus the 5th Defendant. It was agreed that after the Plaintiff paid the transfer price of RMB 120,000,000, the 1st and 2nd Defendants would transfer all the shares in the 4th Defendant to an entity designated by the Plaintiff.

5.  On 14th November 2003, the 1st and 2nd Defendants wrote to the Plaintiff giving notice that performance of the Agreement would be discontinued. The Plaintiff refused to accept the termination or return of the deposit.

6.  The Land should have been, but was not, delivered to the Plaintiff by 4th January 2004. Instead, the Defendants took steps to develop the Land themselves.

7.  On 8th August 2005, the Plaintiff commenced a CIETAC arbitration against the 1st and 2nd Defendants in Beijing.

8.  A week before the first hearing of the arbitration, and unbeknown to the Plaintiff, the Defendants carried out a restructuring of the Eton Group. On 16th November 2005, 9,998 newly-issued shares in the 4th Defendant were allotted to the 3rd Defendant. On 6th April 2006, the 1st Defendant transferred its single share in the 4th Defendant to the 3rd Defendant, and the 2nd Defendant declared itself trustee of its single share in favour of the 3rd Defendant. Consequently, the 4th Defendant’s 10,000 issued shares were held beneficially by the 3rd Defendant (in place of the 1st and 2nd Defendants) so that the 3rd Defendant, via the 4th Defendant, held the 5th Defendant which owned the rights to the Land. It followed that the promise contained in the Agreement that the 1st and 2nd Defendants would, on completion of the development, transfer their shares in the 4th Defendant to the Plaintiff, could not be performed. The Plaintiff was unaware of the restructuring, which was not disclosed by the 1st and 2nd Defendants until 2nd January 2008.

9.  On 27th October 2006, the CIETAC tribunal (“the Tribunal”) made an award (“the Award”). The Tribunal:

9.1  recorded that the 1st and 2nd Defendants had repudiated the Agreement and that the Plaintiff had refused to accept termination;

9.2  described the Agreement as “neither an agreement of share transfer nor an agreement of transfer of land-use right”, and held that the subject matter of the Agreement was the contractual right to buy and sell the shares in the 4th Defendant that had an indirect effective control over the Land;

9.3  rejected the 1st and 2nd Defendants’ challenge to the legality and validity of the Agreement, and their argument that performance was impossible;

9.4  decided that the Plaintiff’s claim for continued performance of the Agreement should be supported, and ordered that the 1st and 2nd Defendants “shall continue to perform the Agreement”.

10.  On 31st October 2007, A Cheung J (as he then was) granted leave to enforce the Award pursuant to s.2GG of the Arbitration Ordinance (then Cap.341), and entered judgment in its terms, ordering that the 1st and 2nd Defendants “shall continue to perform the [Agreement]” (“the Statutory Judgment”).

11.  On 2nd January 2008, the 1st and 2nd Defendants applied to set aside the Statutory Judgment. It was said that performance of the Award was impossible because of the change of shareholding of the 4th Defendant, and as more than 90% of the units in the development on the Land had been sold. Whilst the Plaintiff had been aware of the 5th Defendant’s construction and sales activities, it had not hitherto been aware of the restructuring of the Eton Group.

12.  With that realisation, on 27th May 2008, the Plaintiff started the current proceedings (initially listed as HCA 961/2008 and re-listed as HCCL 13/2001), being a common law action to enforce the Award. The action was also brought against the 3rd, 4th and 5th Defendants who were not parties to the Agreement or the arbitration. The Plaintiff sought declarations that the 2nd and 3rd Defendants each held their shares in the 4th Defendant on constructive trust for the Plaintiff.

13.  Meanwhile, the 1st and 2nd Defendants’ applications to set aside the Statutory Judgment were dismissed by Reyes J, who was not persuaded that the Agreement was substantially incapable of performance. The 1st and 2nd Defendants’ appeal to the Court of Appeal was dismissed.

14.  The 1st and 2nd Defendants then returned to the Tribunal, applying for a determination that the Agreement could no longer be performed and seeking a ruling that the parties be discharged therefrom. The Tribunal rejected this in its second award (“the Second Award”) of 22nd April 2009. It was not satisfied that the objectives of the Agreement were incapable of being met, and reiterated that it had made an order for continued performance.

15.  The 1st and 2nd Defendants made one further approach to the Tribunal. Seizing on the Tribunal’s observation in the Award that the Agreement needed “close cooperation between the parties and reasonable efforts to seek alternative approaches to meet the purpose of the Agreement”, the 1st and 2nd Defendants wrote to the Tribunal seeking a ruling on those alternative approaches. The Tribunal rejected the application, stating that it had “adjudicated the case fully” and “did not leave out any matter which would need to be further determined according to the PRC Arbitration Law and the Arbitration Rules of the Arbitration Commission”.

16.  There were then various interlocutory applications, including the Plaintiff’s application for leave to amend the Writ and Statement of Claim, thereby expanding the action to add claims in tort for inducing breach of contract and conspiracy against additional defendants. On 21st December 2011, the Plaintiff obtained leave to re-amend its Statement of Claim to add an alternative claim in paragraph 35(5) for damages or equitable compensation in the event that the relief it had been pressing for, namely transfer of the shares in the 4th Defendant, should prove unachievable. Reyes J also gave directions for expert evidence regarding the valuation of the 4th Defendant to be adduced in connection with that plea.

17.  On 3rd February 2012, the Court of Appeal (in HCMP 13, 15, 18, 21/2012, unreported, 14th February 2012) ordered a split trial, postponing the issues of quantum raised by paragraph 35(5) of the Re-Amended Statement of Claim (“theRASOC”) to be dealt with after the outcome of the trial was known.

18.  The Plaintiff’s claims were tried before DHCJ Stone QC on 8th March 2012, and dismissed.

The CA Judgment

19.  Subsequently, the Court of Appeal allowed the Plaintiff’s appeal against the dismissal of the common law action on the Award. In the CA Judgment, Yuen JA explained that:

19.1  a party who successfully obtains an arbitral award can bring a common law action on the award, as an independent cause of action. Such a party has a cause of action separate and distinct from the breach of the underlying contract which led to the arbitration, even though the award arises from the substantive contract. This is because when the parties submit their dispute to arbitration, a mutual promise arises by implication of law that the award will be honoured; if the losing party does not honour the award, there is a breach of the implied promise, normally causing loss to the successful party; this creates a new cause of action. The new cause of action replaces the original cause of action, so that a claim for damages under the new cause of action is not a claim for damages under the original substantive agreement (at [104] to [114]);

19.2  a court enforcing an award by way of a common law action on the award is not hamstrung by the precise terms of the award in the same way that it would be if enforcing it under the statutory route. As with all breaches of promise, an innocent party is entitled to the full range of remedies, including damages (at [165] to [166], [177]);

19.3  the Plaintiff was entitled to make an informed choice between maintaining the Statutory Judgment for continued performance and obtaining instead a judgment for damages in the present action, with the Statutory Judgment being set aside (at [201] to [202]).

20.  The Plaintiff subsequently elected a remedy in damages; the Court of Appeal ordered that the Statutory Judgment be set aside and that judgment be entered in HCCL 13/2011 in favour of the Plaintiff for damages against the 1st and 2nd Defendants for breach of the implied promise to honour the Award. The 1st and 2nd Defendants applied for leave to appeal to the Court of Final Appeal.

The CFA Judgment

21.  The Court of Final Appeal dismissed the 1st and 2nd Defendants’ appeal against the CA Judgment.

22.  The 1st and 2nd Defendants had argued that the action on the Award fell within the arbitration clause in the Agreement as (a) it was an action based on and arising out of the Agreement, and (b) the damages claimed should be viewed as damages for loss of the profits of the development flowing from breach of the Agreement, and were therefore caught by the arbitration clause. The argument was rejected by the CFA. Ribeiro PJ held that:

22.1  the implied promise to honour the Award existed as a contractual obligation separate and distinct from the obligations created by the underlying contract (at [102] to [107]); and

22.2  in an action on the implied promise, at the enforcement stage, the enforcing court could grant relief appropriate to the award. Such relief included damages for failure to perform the award. In the present case, the Tribunal made a non-monetary award requiring continued performance of the Agreement. When it was discovered that the possibility of compelling such performance by requiring transfer of the shares had been frustrated as a result of the restructuring, the enforcing court granted relief in the form of an award of damages (at [117] to [122], [126]).

Subsequent developments

23.  The trial on quantum is fixed to be heard on 4th September 2023.

24.  Subsequent to the hearing before me, Mimmie Chan J in a decision of 18th August 2022 ([2022] HKCFI 2566) gave leave to the 1st and 2nd Defendants to amend their pleadings to add a defence that the Plaintiff’s damages, if any, should be limited to the reasonably anticipated profits which the Plaintiff would have made if it had developed the Land according to its own design and schedule as contemplated under the Agreement.[2] The argument was raised at the hearing before me as well.

Amount of interim payment sought

25.  There is no dispute that on the basis of the audited accounts of the 5th Defendant, which holds the title to the Land, the net profits made by the 5th Defendant from the development of the Land, after deducting the RMB 120,000,000 to be paid by the Plaintiff under the Agreement, were at least RMB 122,400,000. The Plaintiff seeks an interim payment of this sum, together with interest.

26.  In its skeleton argument, the Plaintiff seeks, in the alternative, an interim payment of RMB 27,000,000, being the amount which the 1st and 2nd Defendants earlier considered to be the profits which the Plaintiff would have achieved on its design of the development for the Land.

B.  THE APPLICABLE PRINCIPLES

27.  There is no dispute as to the applicable principles as summarised in Binchuang Resources Co Ltd v Lockwood Group Ltd [2022] HKLRD 221 at [10]:

27.1  The court must be satisfied that if the claim were to go to trial then, on the matter before the judge at the time of the application for interim payment, the plaintiff would succeed in his claim and would obtain a substantial amount of damages.

27.2  The court must be satisfied that the plaintiff will succeed in obtaining judgment on liability on the balance of probabilities. It is insufficient that the plaintiff is likely to succeed; the court must be satisfied that the defendant has no arguable defence or that there are sufficient doubts regarding the genuineness of the defence so that the court would not grant the defendant unconditional leave to defend in a summary judgment application.

27.3  In addition, the court should read RHC O.29 rr.11 and 12 together and ask the single question of whether the plaintiff fulfils the requirements of those rules as a whole, rather than consider separately and exclusively the plaintiff’s entitlement under each rule.

27.4  As to quantum, under r.11 (damages) the court can order an amount as it thinks just, not exceeding a reasonable proportion of damages which in the opinion of the court are likely to be recovered by the plaintiff after taking into account any relevant contributory negligence and any set-off, cross-claim or counterclaim on which the respondent may be entitled to rely, whereas under r.12 (sums other than damages) the amount is that which the court thinks just, after taking into account any set-off, cross-claim or counterclaim on which the respondent may be entitled to rely.

28.  In the present case, of course, no issues as to liability arise.

29.  The object of an application for an interim payment is to alleviate hardship or prejudice to the plaintiff during the period from the institution of proceedings up to the date of trial: Yeung Sek-sung v Cheung For-ming [1991] 1 HKLRD 1 at 5G.

30.  Under O.29 r.11, the court may, if it thinks fit, order the respondent to make an interim payment of such amount as it thinks fit, not exceeding a reasonable proportion of the damages which in the opinion of the court are likely to be recovered by the plaintiff. The approach to this exercise was explained in Newport (Essex) Engineering v Press & Shear Machinery 24 BLR 71 at pp.76-77, cited with approval in Top One International (China) Property Group Company Limited and anor v Top One Property Group Limited and others, unreported, CACV 269/2011, 20th July 2012) at [16]:

“The court has to make an estimate of the damages which are

‘likely to be recovered’;

that is, when the issue is finally determined. The ease or difficulty in making such an estimate will vary enormously from case to case. In some cases it is quite impossible to make a useful estimate without hearing the case out. Are plaintiffs in such cases to be excluded from obtaining an interim payment? I think not, for, on the material available to the court hearing the application, the court may be in a position to say

‘the plaintiff should recover at least £x and is likely to recover more or a great deal more’.

In such a case, I do not think it would be wrong to say that £x itself is a reasonable proportion. In contrast, if the court can say

‘the plaintiff should recover at least £x, but is unlikely to recover more’,

then £x itself becomes the likely award and a reasonable proportion should be something substantially less than £x.

I do not think it desirable that applications for interim payments should turn into long drawn out investigations into the very issues which are to form the subject matter of a future hearing. The wide discretion given to the court, coupled with the safety net for the defendants in rule 17, show that these applications should be decided on a fairly broad approach, with a minimum of expense to the parties.”

31.  In estimating the damages which are likely to be recovered, the court must do so by judiciously weighing the evidence presented to it, giving it such weight that it deserves, and remembering that it is not to conduct an assessment of the damages to be awarded, which is the function of a future court: Top One at [17].

32.  The court must adopt a fairly broad approach, with minimum expense to the parties, and make an estimate, on the evidence that has been adduced, of the likely award of damages, and award a reasonable proportion of that estimate (rather than by making findings on the evidence “on a balance of probabilities” as would be done in an assessment of damages). Of course, the court will decline to award any interim payment if it is not satisfied that the plaintiff is likely to obtain an award of substantial damages: Top One at [18].

33.  Once the court has made that estimate, it must award a reasonable proportion of that estimate, taking into account the financial ability of the plaintiff to repay any overpayment should it transpire, after the assessment of damages has been concluded, that the estimate was wrong, and taking into account the hardship to the defendant from having to make an immediate payment and from being unable to recover any overpayment: Top One at [17].

34.  A factor relevant to the court’s exercise of discretion is the length of time between the application and the trial. In Yeung Sek-sung at 5G, Jones J indicated that an interim award should normally be considered when the trial was unlikely to take place for a long period of time.

C.  ARGUMENTS ADVANCED IN OPPOSITION TO THE APPLICATION

C1.  Argument that Plaintiff is seeking disgorgement of profits

35.  The 1st and 2nd Defendants’ opposition to the present application is primarily based on an argument that the Plaintiff is seeking a disgorgement of profits, rather than compensatory damages on the basis of Robinson v Harman (1849) 1 Exch 850 at 855:

“The rule of the common law is, that where a party sustains a loss by reason of a breach of contract, he is, so far as money can do it, to be placed in the same situation, with respect to damages, as if the contract had been performed.”

36.  As part of this complaint, it was said that the Plaintiff failed to plead and adduce evidence as to how the parties were to continue to perform the Agreement as contemplated in the Award. Mr Benjamin Yu SC, leading counsel for the 1st and 2nd Defendants cited One Step (Support) Ltd v Morris-Garner and another [2019] AC 649 at [36], where Lord Reed said that it is crucial to identify the loss, being the difference between the claimant’s actual situation and the situation in which he would have been had the primary contractual obligation been performed.

37.  However, the Plaintiff in its Statement of Case in Respect of Loss pleaded that the 1st and 2nd Defendants failed to procure the transfer of the entire shareholding in the 4th Defendant, which holds the entire interests in the Land and/or its sale proceeds held by the 5th Defendant, in exchange for payment of the outstanding transfer price. The Plaintiff also pleads that had there not been such a breach, the Plaintiff would have reaped the benefits of the development of the Land, and/or improved the development and sold the remaining units at higher prices, so that the Plaintiff has suffered the loss of the value of the shareholding in the 4th Defendant, including the interests in the Land and/or the sale proceeds received by the 5th Defendant, and the loss of the opportunity to improve the development of the Land and maximise profits. The 5th Affirmation of Siu Yat Fung Anthony in support of the Plaintiff’s application for expert directions said that such directions were needed to assess such losses, and as part of this assessment, it was necessary to assess the gross development value of the Land on the basis of the actual development built by the 5th Defendant and the actual sales achieved.

38.  It is the 1st and 2nd Defendants’ own evidence that by the end of 2006, over 95% of the units had been sold: Tenth Affirmation of Mok Pui Hong paragraph 37(1)(iv).

39.  It is therefore tolerably clear that the Plaintiff’s case is that the situation in which it would have been, had the 1st and 2nd Defendants performed the Award after it was made in 2006, is that the Plaintiff would have paid the outstanding transfer price and taken transfer of the shares in the 4th Defendant, which included the interests in the Land and the sale proceeds held by the 5th Defendant, and reaped the benefits of the existing development, possibly making improvements so as to sell the remaining units at higher prices. The 1st and 2nd Defendants’ breach has meant that the Plaintiff has lost (inter alia) the value of the shares, which can be measured by the net profits made by the 5th Defendant as regards that part of the Land which has already been sold.

40.  I therefore do not agree that the Plaintiff has failed to properly plead a case of compensatory damages.

41.  I further note the 1st and 2nd Defendants had previously argued that the Plaintiff had failed to properly plead its claim for damages under RASOC paragraph 35(5), and that this was rejected by the Court of Appeal. In the CA Judgment, Yuen JA said:

“161. Finally in this area, it was argued by [the 1st and 2nd Defendants] that the plaintiff did not plead specifically what it was that they were required to do.

162. As discussed above, the matters that need to be pleaded in a common law action on the award are: a valid submission to arbitration, an award in favour of the plaintiff and the defendant’s failure to honour the award. In my view, it was not necessary for the plaintiff to particularise what [the 1st and 2nd Defendants] had to do to honour the Award. It was common ground that they have throughout refused to transfer [the 4th Defendant] to the plaintiff. It is not as if [the 1st and 2nd Defendants] had done an act in purported performance of the award, and a dispute has arisen as to whether that act was sufficient performance.”

C1.1  Alternative manner of assessing compensatory damages

42.  However, this does not mean that it necessarily follows that the Plaintiff is likely to recover the damages claimed.

43.  The 1st and 2nd Defendants say that the Award ordered the parties to continue to perform the Agreement, so that ultimately, failure to perform the Award is a failure to perform the Agreement. The Award did not rewrite the terms of the Agreement; and the Agreement did not confer any entitlement on the Plaintiff to reap the profits of a third party to the Agreement (the 5th Defendant). Therefore, any damages to compensate for the profits which the Plaintiff would have made from the development on the Land should be confined to those which the Plaintiff’s design would have generated, and not extend to those which the 5th Defendant’s design actually generated. It was said that the Plaintiff’s design, as approved by the authorities, was a very different one from that which the 5th Defendant actually built on the Land, and that the 5th Defendant’s design was a much improved one and hence led to higher selling prices.

44.  At the time of the hearing before me, the 1st and 2nd Defendants had issued a summons to amend their Statement in Response[3], indicating that they would be seeking to argue at the trial on quantum that (inter alia):

44.1  the assumption on which damages should be assessed was that the 1st and 2nd Defendants were to honour the Award by delivering the Land to the Plaintiff for the Plaintiff itself (rather than the Defendants) to develop the Land (paragraph 25(6)); and

44.2  even if the Plaintiff could prove that it suffered loss, such loss should be limited to the reasonably anticipated profits the Plaintiff would have made if it had developed the Land according to its own design and schedule as contemplated under the Agreement (paragraph 32A(5)(a)).

45.  This would constitute an alternative manner of assessing compensatory damages.

C1.2  What performance of the Award would have entailed

46.  It seems to me that much will turn on what performance of the Award would have entailed, an issue that is disputed between the parties.

47.  Mr Bernard Man SC, leading counsel for the Plaintiff, submitted that the Award showed that the Tribunal had held that the object of the Agreement was for the 1st and 2nd Defendants to assign, and the Plaintiff to obtain, the rights to develop and obtain benefits from the Land, and that this object was to be achieved by the transfer of shares in the 4th Defendant.

48.  Mr Man referred to the following translated parts of the Award (emphases added):

“…In this case, as stated by the [1st and 2nd Defendants], the Agreement is a framework agreement, whose performance may be difficult due to various uncertainties. This needs close cooperation between the parties and reasonable efforts to seek alternative approaches to meet the purpose of the Agreement…”

“…The Tribunal considers that the Agreement in this case is that the parties on both sides arrived at the share transfer arrangement in order to achieve the agreed objective of assigning and obtaining the rights to develop and to obtain benefits from No.22 Lot. To this end, the [Plaintiff] agrees to pay the [1st and 2nd Defendants] RMB 120 million by instalments and progressively obtain the right to develop and obtain benefits from [the Land]. After the amount is paid in full, the Applicant is further entitled and obliged…to purchase the rights and obligations in all the shares in [the 4th Defendant] for HK$2…”

“…The Plaintiff does not deny that the object of entering into the Agreement was to obtain benefits from the development and operation of [the Land] and this object was to be achieved by the share acquisition…If the parties have agreed to carry out the transaction in the form of “positioning the share transfer procedures at the end” and the object of the Agreement is to ultimately obtain the benefits from developing and operating the Land, then it is perfectly normal and understandable that the Agreement in this case used many pages to set out detailed provisions in respect of the Land…”

49.  The submission was that in ordering that the 1st and 2nd Defendants were to continue to perform the Agreement, the Tribunal envisaged that the 1st and 2nd Defendants would fulfil the purpose of the Agreement, assigning the rights to develop and obtain profits from development of the Land.

50.  However, the reference to the object of the Agreement being to obtain benefits from the development and operation of the Land is also consistent with obtaining benefits from the Plaintiff’s development and operation of the Land.

51.  Mr Man further pointed out that Ribeiro PJ had observed (at CFA Judgment [135]) that:

“135. It was evidently on the basis of a prospective transfer of all the shares in D4 in exchange for payment of RMB 120 million that the tribunal made the award requiring D1–D2 to continue to perform the Agreement.”

52.  Mr Yu submitted that Ribeiro PJ’s observations at CFA Judgment [135] were taken out of context, as Sumption NPJ had said at CFA Judgment [179] that the critical feature of the Agreement was that the Land was to be delivered to the Plaintiff well before the shares in the 4th Defendant were to be transferred. However, Sumption NPJ referred to this to explain why the trial judge and the Court of Appeal had been correct to dismiss the claim in constructive trust, as specific performance of the Agreement would not have been granted. This does not detract from what Ribeiro PJ had said at [135] as regards what the Tribunal envisaged in making the Award, requiring the 1st and 2nd Defendants to continue to perform the Agreement: namely, a transfer of the shares in the 4th Defendant in exchange for a payment of RMB 120 million.

53.  On the other hand, Ribeiro PJ was not in that paragraph making any observations as to how the quantum of damages for breach of the Award was to be assessed. Furthermore, earlier on at CFA Judgment [126], Ribeiro PJ had observed that there was “very likely to be a significant overlap” between damages for breach of the Plaintiff’s implied promise and whatever damages might have been awarded by the Tribunal for breach of the Agreement.

54.  Returning to the Award, apart from the observations above, the Tribunal had also said that (emphases added):

“…The Tribunal notes that the [1st and 2nd Defendants] repeatedly emphasise … that it is impossible to perform the Agreement in this case. The Tribunal considers that an agreement shall be binding upon the parties thereto once it is executed. Even though any change in circumstances makes it difficult to perform the agreement during its performance, the parties shall exert reasonable efforts in good faith to perform the Agreement completely and fully other than purely emphasize external causes. In this case, as stated by the [1st and 2nd Defendants], the Agreement is a framework agreement, whose performance may be difficult due to various uncertainties. This needs close cooperation between the parties and reasonable efforts to seek alternative approaches to meet the purpose of the Agreement…”

55.  Mr Yu submitted that in making these comments, the Tribunal could not have been thinking that what the 1st and 2nd Defendants were required to do was to cause the shares in the 4th Defendant to be transferred to the Plaintiff, thereby also transferring the fruits of the 5th Defendant’s development.

56.  Mr Man submitted that it was important not to conflate the Plaintiff’s claim for breach of the 1st and 2nd Defendants’ implied promise with the Plaintiff’s original claim for breach of the Agreement. By the time of the Award, some of what was to be done under the Agreement was no longer possible, but the Tribunal ordered that the parties should nevertheless continue to perform the Agreement, using close cooperation and reasonable efforts to seek alternative approaches to meet the purpose of the Agreement. Since by the time of the Award, steps had already been taken to develop the Land, and pre-sale of units had already started, the Tribunal must have envisaged that the 1st and 2nd Defendants would transfer the shares of the 4th Defendant to the Plaintiff, and therefore the profits made by the 5th Defendant as well. The 1st and 2nd Defendants failed to do this, and the Plaintiff is simply seeking damages for such failure. The Plaintiff’s complaint is about the failure to perform the Award, not the failure to perform the original Agreement. Mr Man cited the judgment of Barma JA in [2018] HKCA 942, where he said (in rejecting the 1st and 2nd Defendants’ application to appeal against the CA Judgment to the Court of Final Appeal) at [10]:

“For the reasons given in our judgment (at [104] to [177]), we consider that it is clear that an action on the award is based not on a breach of the underlying contract, but of a different implied promise that arises when the parties’ dispute is submitted to arbitration. Any remedies granted are therefore not in respect of the original contract, but for the breach of that (later) implied promise. Damages are not, therefore, granted in respect of the loss of bargain under the original contract, but in order to compensate for the non-performance of the award. This is a different breach, and damages may well be different from the loss of bargain under the original agreement.”

57.  However, I agree with Mr Yu that this is not a complete answer. Whilst the breach of the implied promise gives rise to a different cause of action than the breach of the original agreement, the question still remains: what position would the Plaintiff have been in had the Award been performed? Should the damages for this breach be any different from the damages for breach of the original agreement?

58.  Allied to this point is the 1st and 2nd Defendants’ argument that just because it was impossible by the time of the Award for the Plaintiff to have carried out development on the Land by itself, does not mean that the court should assume that the Plaintiff would have obtained the shares in the 4th Defendant, the interests in the Land, and/or the profits of the 5th Defendant. Mr Yu submitted that under the Robinson v Harman[4]approach, issues of impossibility should be ignored, so that damages should be assessed as if the Land could be delivered to the Plaintiff for its development. I accept that it is arguable that on such an approach, damages should not be assessed by reference to the profits actually made by the 5th Defendant. Again, one comes back to the question of what the intention of the Award was – when the Tribunal observed that performance of the Agreement might be difficult, requiring “close cooperation” between the parties and “reasonable efforts” to seek “alternative approaches” to meet the purpose of the Agreement, was it intended that the Plaintiff would acquire the profits earned by the 5th Defendant or the profits as though the original Agreement had been performed?

59.  If the Plaintiff’s view of the Award turns out to be correct, then I agree that the Plaintiff is not seeking a disgorgement of profits, but simply claiming damages so as to put it into the position as if the Award had been performed.

60.  On the other hand, if the 1st and 2nd Defendants’ view of the Award turns out to be correct, then putting the Plaintiff into the position as if the Award had been performed would, at most, be to put the Plaintiff into the position as if the Agreement as originally executed had been performed.

61.  This is an issue which cannot be resolved on the broad approach which governs an application for interim payment, and needs to await the trial on quantum. At this stage, adopting a broad approach, it seems to me that the Plaintiff is likely to recover at least the amount it would have made if it had developed the Land according to its own design and schedule as contemplated under the Agreement.

62.  As to what that amount would be, Mr Man referred to the 1st Supplemental Witness Statement of Mok Pui Hong which was filed on behalf of the Defendants for the purpose of the trial before DHCJ Stone QC back in 2012. There, it was said that the net profits from the development as designed by the Plaintiff would have been just over RMB 27,000,000, based on the Plaintiff’s projections as at April 2003. Mr Man relied on this figure as being the 1st and 2nd Defendants’ own estimate of the Plaintiff’s damages. Mr Yu submitted that this evidence was speculative and could not be relied upon to produce an estimate of damages, citing Lingrade Development Ltd v Secretary for the Environment, Transport & Works (2011) 14 HKCFAR 439 at [21], where in assessing the value of certain statutory compensation, the Court of Final Appeal considered that it was preferable for a valuation to proceed on the basis of actual facts rather than historic projections. However, it has not been suggested that the 1st and 2nd Defendants resile from this evidence, or that it is wrong in some regard. Nor have the 1st and 2nd Defendants at this stage put forward alternative evidence to quantify the profits which the Plaintiff might have made which could, following Lingrade, be said to constitute a more “solid basis”. In the circumstances, I agree that the current state of the evidence indicates that the Plaintiff would have earned just over RMB 27,000,000 had it developed the Land according to its design.

C2.  Other arguments raised by the Plaintiff

C2.1  Secondary performance

63.  Mr Yu submitted that the Plaintiff’s argument ignored the express stipulation in the Agreement for secondary performance by way of a refund of the deposit and transfer price, and payment of compensation equal to 100% of the transfer price paid. However, it is not suggested that this was the performance envisaged in the Award.

C2.2  Circumventing constructive trust ruling

64.  Mr Yu submitted that the Plaintiff’s claim for damages was premised on the Plaintiff being entitled to shares in the 4th Defendant, which was in turn based on the Plaintiff’s claim of constructive trust, which was dismissed by the trial judge and the Court of Appeal, and abandoned (as against the 1st and 2nd Defendants) and dismissed (as against the 3rd and 4th Defendants) in the Court of Final Appeal, and was therefore an attempt to circumvent the ruling against the Plaintiff’s constructive trust claim. However, I agree with Mr Man’s submission that the claim in constructive trust is simply a separate claim to the common law action for breach of the implied promise. The constructive trust claim was predicated on the Plaintiff’s interest in the shares arising at the moment of the Agreement, whereas the claim for breach of the implied promise arose upon the 1st and 2nd Defendants’ failure to honour the Award.

C2.3  Failure to take expenses into account

65.  Mr Yu submitted that the Plaintiff’s case ignored the expenses which had to be incurred by the Defendants in the development of the Land. He referred to the witness statement of Benito Choa, which stated that (1) prior to around March 2005, preliminary preparation work was carried out by employees of Eton Properties (Xiamen) Limited, which was a wholly owned subsidiary of the 1st Defendant, at no cost to the 5th Defendant, and (2) the 5th Defendant obtained interest-free financial assistance from other members of the Eton Group, totaling over RMB 73 million as at the end of 2005. It appears that the 5th Defendant was not charged as it was part of the Eton Group. It was said that had these items of assistance not been provided free of charge, the 5th Defendant would have had to incur more expenses, which would have reduced the profits ultimately earned.

66.  In the light of what I have said in section C1 above, I need not go into this issue. In case I am wrong about that, it seems to me that the answer is that the aforesaid items of expenses were incurred prior to the date of the Award. Had the Award been performed in the manner claimed by the Plaintiff, the Plaintiff would have acquired the 4th Defendant, which owns the 5th Defendant. The Plaintiff would thereby have acquired the benefit of the assistance of the group members. In other words, the breach by the 1st and 2nd Defendants in not performing the Award led to the Plaintiff not being able to enjoy the benefit of this assistance. It is not a benefit for which the Plaintiff needs to give credit.

C2.4  Argument that assessment complex by reason of expert evidence

67.  It was also submitted that the assessment of damages will be a complex and heavily contested exercise, involving expert evidence. It was said that the expert evidence sought by the Plaintiff (the gross development value of the Land) was not consistent with the Plaintiff’s claim to the net profits earned by the 5th Defendant. However, as explained in the Plaintiff’s evidence adduced in support of the expert directions sought by it, the Plaintiff is not seeking to claim the gross development value of the Land, but rather, to assess the total sale proceeds which would arise from the sale of the entirety of the completed development. The profits recorded in the 5th Defendant’s audited accounts do not fully reflect such value as not all of the development has been sold.

68.  As Mr Man submits, therefore, the Plaintiff’s proposed expert issues do not have a bearing on the quantum of the interim payment which it seeks.

C2.5  Discretionary considerations

69.  The 1st and 2nd Defendants also submit that there would be no prejudice to the Plaintiff if no interim payment were to be ordered, as the trial is fixed for September 2023 and judgment will be handed down within six months thereafter. They also point out that the Plaintiff waited for over ten months after the CFA Judgment before applying for interim payment. Moreover, if, as it has indicated, the Plaintiff is content for payment to be made into court, it would not get its hands on the money before trial in any event.

70.  However, this is a case where there is no dispute that the Award, made in 2006, has all along not been honoured, and the Plaintiff has already obtained judgment for the 1st and 2nd Defendants’ breach of their implied promise, with damages to be assessed. Even if it could be said that there no prejudice to the Plaintiff in requiring it to wait longer before seeing any payment being made by the 1st and 2nd Defendants, it seems that this factor carries little weight. Furthermore, Jones J’s observation in Yeung Sek-sung that an interim award should normally be considered when the trial was unlikely to take place for a long period of time was made in the context of a case where the trial would have taken place by the time of the hearing of the application for interim payment – circumstances very different to those in the present case.

C2.6  Difficulty in recovery of payment

71.  Mr Yu submitted that in the event that the 1st and 2nd Defendants were ordered to make an interim payment, the payment should be made into court under O.29 r.13, given the likely difficulties of recovering any such payment from the Plaintiff.

72.  In the 9th Affirmation of Mok Pui Hung, it was pointed out that:

72.1  the Plaintiff is a company incorporated with limited liability under the laws of the mainland with its usual place of business in the mainland;

72.2  there is no evidence that the Plaintiff has any substantial assets in Hong Kong against which the 1st and 2nd Defendants could execute, should it become necessary to do so;

72.3  the Plaintiff has in the past delayed making payments for security for costs by reason of the foreign exchange control policies of the mainland, the most recent occasion being in 2019 when there was a nine-week delay in providing security for costs of the appeal to the Court of Final Appeal, in respect of a sum substantially less than that sought by way of interim payment.

73.  Mr Man indicated that the Plaintiff would be content with payment being made into court. Accordingly, any difficulties in recovery of payment do not militate against an order being made for interim payment.

D.  ESTIMATION OF DAMAGES LIKELY TO BE RECOVERED

74.  Given (1) my view that (a) the Plaintiff’s claim is not for disgorgement of profits, (b) it is not possible at this stage to take any firm view that that the Plaintiff’s method of quantification of damages would prevail at trial, (2) that on the 1st and 2nd Defendants’ own earlier evidence, the net profits which would have been yielded by developing the Land on the Plaintiff’s design would have been just over RMB 27,000,000, and (3) taking a broad approach, it seems to me that the likely award of compensatory damages will be at least RMB 27,000,000. Given that the RMB 27,000,000 was the 1st and 2nd Defendants’ own calculation (and therefore likely to be on the conservative side), I would accept that the figure is, for the purposes of ordering interim payment, a reasonable proportion of what is likely to be recovered by the Plaintiff.

E.  INTEREST

75.  The Plaintiff has also asked for pre-judgment interest pursuant to s.48 of the High Court Ordinance, Cap.4, at a rate of 6% per annum (being HSBC prime rate plus 1%), from 27th October 2006, the date of the Award.

76.  The 1st and 2nd Defendants dispute the Plaintiff’s entitlement to pre-judgment interest on the ground that there is a dispute between the parties as to which of them is responsible for the delay in the resolution of the proceedings. They say, amongst other things, that the Plaintiff only applied to add paragraph 35(5) into the RASOC in December 2011, and delayed in electing to obtain a judgment for damages between the time of the CA Judgment in April 2016 and October 2017.

77.  The court may exercise its discretion to disallow interest for a period or reduce the rate of interest on account of a claimant’s delay: Wan Chi Hing v Strong Master Corporation Limited, unreported, HCA 1554/2013, 8th December 2015, at [28].

78.  It is not appropriate on an application for interim payment to make detailed findings as to the procedural rights and wrongs of the parties, which are matters for the trial judge to consider.

79.  In the circumstances, I decline to order interest at this stage of the proceedings.

F.  DISPOSITION

80.  I order that the 1st and 2nd Defendants are to make an interim payment of RMB 27,000,000 into court within 21 days.

81.  I further make an order nisi that the costs of and occasioned by the Summons should be paid by the 1st and 2nd Defendants to the Plaintiff, with certificate for two counsel, to be taxed if not agreed.

  (Yvonne Cheng)
Judge of the Court of First Instance
High Court

Mr Bernard Man SC leading Mr James Man and Mr Jonathan Ng, instructed by Anthony Siu & Co., for the Plaintiff

Mr Benjamin Yu SC and Mr Richard Khaw SC leading Ms Bonnie YK Cheng, instructed by Mayer Brown, for the 1st and 2nd Defendants



[1]  Figure amended for numerical error as explained in the Plaintiff’s skeleton.

[2]  After the conclusion of the hearing, the Plaintiff’s solicitors wrote a letter of 29th July 2022, seeking to notify the court that the 1st and 2nd Defendants’ application to amend their pleadings in this manner, and the Plaintiff’s application for directions for expert evidence, had been heard before Mimmie Chan J on 27th July 2022. The 1st and 2nd Defendants’ solicitors wrote a letter of 1st August 2022 objecting to what was described as further submissions. It seems to me that all that the Plaintiff did was simply to draw attention to the fact that some of the arguments canvassed before me were also canvassed before Mimmie Chan J.

[3]  Amendments allowed by Mimmie Chan J in [2022] HKCFI 2566.

[4]  In which the fact that the defendant had no title to grant the lease promised to the plaintiff was not a bar to the assessment of damages by reference to the loss suffered by the plaintiff in not having the lease, notwithstanding that it would have been impossible for the defendant to grant the lease.

[2022] HKCFI 2566-EN-2022-08-18

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

[2022] HKCFI 2566

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

(TRANSFERRED FROM HCA NO 961 OF 2008)

____________

BETWEEN  
 廈門新景地集團有限公司
formerly known as 廈門市鑫新景地房地產有限公司
Plaintiff

and

ETON PROPERTIES LIMITED
(裕景興業有限公司)
1st Defendant
 ETON PROPERTIES (HOLDINGS) LIMITED
(裕景興業(集團)有限公司)
2nd Defendant
 ETON PROPERTIES GROUP LIMITED
formerly known as
ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司),
a limited company incorporated in Hong Kong
4th Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司),
a foreign-owned enterprise incorporated in the People’s Republic of China
5th Defendant
 TAN LUCIO C (陳永栽)6th Defendant
 CHUA DOMINGO (蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫沛杭)11th Defendant

____________

Before:  Hon Mimmie Chan J in Chambers (Open to Public)

Date of Hearing:  27 July 2022

Date of Decision: 18 August 2022

_____________

D E C I S I O N

_____________

Background

1.  The dispute between the parties to these proceedings and the history of the litigation between them have been referred to in the numerous decisions of the Court, and will not be repeated here. In brief, the Plaintiff has obtained judgment on liability in its common law action against the 1st and 2nd Defendants, for their breach of the implied promise to honour and perform an arbitral award made on 27 October 2006 (“Award”) in an arbitration commenced by the Plaintiff (“Arbitration”) against the 1st and 2nd Defendants under an agreement dated 4 July 2003 (“Agreement”), under which the Plaintiff had agreed to purchase and the 1st and 2nd Defendants had agreed to sell their shares in the 4th Defendant, for the Plaintiff to obtain the right to develop Lot 22 in Xiamen (“Land”) which right was held in the name of the 5th Defendant.

2.  The applications currently before this Court concern, firstly, the summons issued by the 1st and 2nd Defendants (“Defendants”) for leave to amend their Statement in Response filed on 15 January 2021 for the forthcoming trial on the assessment of damages to be paid by the Defendants. Secondly, there are separate summonses issued by the Plaintiff and the Defendants for directions on expert evidence to be adduced at the trial for assessment of damages, by which they sought to introduce different issues for the experts’ consideration.

Summons to amend

3.  The Plaintiff opposes the amendments proposed to be made to paragraph 32A(5) and 32B of the Statement in Response. At paragraph 32A, the Defendants plead that insofar as the Plaintiff claims damages with reference to the development value of the Land based on the actual development carried out thereon and the profits earned as a result, the Plaintiff is not entitled to claim on such basis.

4.  At paragraph 32A(5), the Defendants seek to plead as follows:

“If and to the extent that the Plaintiff can identify and prove its loss (as to which no admission is made):

(a) such loss (if any) should be limited to the reasonably anticipated profits the Plaintiff would have made if it had developed the Land according to its own design and schedule as contemplated under the Agreement; and

(b) in assessing such loss (if any) account must be taken of all relevant costs, expenses and tax liabilities which the plaintiff would have incurred or borne.”

5.  At paragraph 32B, the Defendants further seek to plead:

“Further, without prejudice to the foregoing, insofar as the Plaintiff alleges that the date of assessment of its alleged loss should be 27 October 2006, being the date of the 1st Award, the 1st and 2nd Defendants refer to the matters pleaded in paragraphs 24, 28 to 32 of their Re-Amended Defence filed on 11 January 2012 in this action and aver that the date of assessment should be no later than April 2005…”

The draft amendment goes on to refer to various matters, to support the contention that the date of assessment should be no later than April 2005, by reference to a Notice to Discontinue Performance of the Agreement (“Notice”) sent by the Defendants to the Plaintiff on 14 November 2003, and the fact that the Plaintiff only commenced the Arbitration on 8 August 2005, 20 months after it received the Notice, and with claims made as to the Plaintiff’s substantial delay. The Defendants seek to plead, at paragraph 32B(4) to (6), as follows:

“(4) Had the Plaintiff commenced arbitration within a reasonable time after November 2003 by, say, February 2004, the Plaintiff would have obtained an arbitral award from the tribunal by no later than April 2005 (assuming the tribunal would take the same time as it did for conducting the arbitration and issuing the 1st Award).

(5) In the premises, the 1st Award would have been granted substantially earlier but for the Plaintiff’s own failure to commence arbitration within a reasonable time. The Plaintiff should not be allowed to adopt the date of the 1st Award (i.e. 27 October 2006) as the date of assessment and thereby take advantage of any upward movement of the property market in Xiamen, PRC, prior to that date.

(6) Further or alternatively, had the development of the Land been carried out according to the Plaintiff’s own design and schedule as contemplated under the Agreement, the Plaintiff would have been able to sell by way of pre-sale most of the units in the development and derived profits therefrom by no later than April 2005.”

6.  In summary, the contention sought to be made by the disputed amendments is that the Plaintiff’s loss should be limited to the reasonably anticipated profits it would have made if it had developed the Land according to the Plaintiff’s own design (as opposed to the design of the 5th Defendant) and the Plaintiff’s schedule as contemplated under the Agreement, and further, that in assessing the value of the development of the Land in accordance with the Plaintiff’s design, the date of assessment should be no later than April 2005. The Plaintiff referred to these disputed amendments as the “Plaintiff’s Design Argument” (“P-Design Argument”).

7.  The Plaintiff opposes the amendments on the basis that the Defendants are late in raising this new substantive defence, that the amendments disclose no reasonable defence and/or amount to an abuse of process, requiring additional expert evidence and causing delay.

The nature of the Plaintiff’s claim and the remedies to be granted

8.  In determining the applications now before the Court, it is necessary to bear in mind the nature of the Plaintiff’s claim and the remedies which the Court is asked to grant at the remaining trial on quantum.

9.  The Plaintiff’s claim is for breach of the Defendants’ implied promise to honour and perform the Award (“Implied Promise”). The Court of Appeal and the Court of Final Appeal have clearly set out in their judgments of 9 October 2020 (“CFA Judgment”) and 15 April 2016 (“CA Judgment”) the relevant basic principles applicable to the Plaintiff’s common law action for enforcement of the Implied Promise made in or relating to the Award. The action is concerned with the law of remedies and is governed by the law of procedure of the lex fori, ie Hong Kong law, and not the governing law of the original Agreement.  Yuen JA made it clear in her judgment that the court of enforcement is not limited to granting relief which mirrors the terms of the Award, but can order damages or equitable compensation, even though the tribunal had only made an award for continued performance of the Agreement.

10.  Particularly significant and material to the consideration of the applications presently made by the parties is the nature of the relief and the remedies to be granted by the Court in the common law action on the Award. The Court of Final Appeal held that it was wrong for the Defendants to argue that the damages claimed by the Plaintiff in the action on the Award should be viewed simply as damages for loss of profits of the development flowing from the breach of the Agreement.  The Court of Final Appeal highlighted the fundamental difference between proceedings at the arbitration as opposed to proceedings at the enforcement phase, and the wide range of remedies open to the enforcing court.  At paragraph 122 of the CFA Judgment, Ribeiro PJ pointed out:

“At the enforcement stage, in an action on the implied promise, the enforcing court may grant relief appropriate to the award. If it is a monetary award for payment within the jurisdiction, it may simply be a judgment enforcing the award as a debt. If it is a non-monetary award which has not been complied with, the court may fashion an apt remedy chosen from the full range of remedies available in an ordinary common law action.”

11.  With the guidance given in the CFA Judgment and the CA Judgment as to the nature of the action for breach of the Implied Promise, such Implied Promise being a separate contractual obligation which is distinct from the obligations created by the underlying Agreement, it is clear that the damages to be awarded for breach of the Implied Promise is for attaining the object of putting the Plaintiff, so far as money can do it, in the same situation “as if the contract (ie the Implied Promise) had been performed”. As Counsel for the Plaintiff correctly pointed out, this involves consideration of a counterfactual scenario, as opposed to the consideration of the actual reality of what has happened. The assessment of damages has to be approached with this in mind.

The disputed amendment application

12.  What is indisputable is that as a general principle, all amendments to pleadings are to be allowed for the purpose of determining the real question in controversy between the parties to the proceedings, or correcting any defect or error in proceedings. As summarized by the court in Hsu Ming Chi v Lam Shu Chit HCCL 8/2013, 22 October 2014, leave to amend should be readily granted before trial unless it can be shown that the proposed amendment is “bound to fail”.  While the court is entitled to have regard to the merits of the case, it should only do so when the merits are readily apparent, so as not to require prolonged investigation. The court will take the applicant’s proposed pleaded case to the highest, when considering whether the proposed amendments are bound to fail such that leave should not be granted.

13.  First, on the question of delay, the trial on quantum is scheduled to take place in September 2023, more than 12 months away.  Even if there were complexities arising from the proposed amendments which may call for further expert evidence, given the history of these proceedings and the time which the parties have already spent in considering the issues arising in this case, I do not regard the application to amend which is made at this stage to be unduly late, such that there is any prejudice to the Plaintiff which cannot be compensated in costs.

14.  The disputed amendments set out the Defendants’ claim as to how damages for breach of the Implied Promise to honour the Award should be assessed. The basis of assessment of the damages to be paid by the Defendants for such breach, including the date to be taken into account for the purpose of the assessment of the Plaintiff’s loss, are questions for determination at trial – and not for final determination as preliminary issues at this stage. As the Court of Appeal pointed out in Natamon Protpakorn v Citibank NA [2009] 1 HKLRD 455 (at para 25) (cited in Hsu Ming Chi v Lam Shu Chit), it is only when the merits are so readily apparent that the court can conclude at the amendment stage that the proposed amendments are bound to fail, that such amendment is not allowed. The court should not undertake a prolonged investigation of the merits, and shut out a litigant from arguing its case at trial. In giving effect to the objectives of the Rules of the High Court, the primary aim in exercising the powers of the court, including the power to allow amendments to be made, is to secure the just resolution of disputes in accordance with the parties’ substantive rights (O1A r 2(2)).

15.  I am not satisfied at this stage that the amendments sought to be made are bound to fail at trial.

16.  The Plaintiff’s position is that its damages should be assessed in order to put it into a position it would have been in had the Award been performed in October 2006 (when it was issued), but that the disputed amendments sought to be made by the Defendants are premised on compensating the Plaintiff’s loss arising from the Defendants’ breach of the Agreement, as opposed to their breach of the Implied Promise to perform the Award. The P-Design Argument contends that the Plaintiff’s loss should be limited to the reasonably anticipated profits the Plaintiff would have made if the Plaintiff had itself developed the Land according to the Plaintiff’s own design and schedule as contemplated under the terms of the Agreement, which profits which the Plaintiff would have been able to reap by April 2005, if it had commenced the Arbitration within a reasonable time after receipt of the Notice served by the Defendants in November 2003.

17.  The Plaintiff highlights the fact that the Award is for performance of the Agreement, and the purpose and object of the parties entering into the Agreement is for the Plaintiff to obtain benefits of the development of the Land through the share acquisition under the Agreement. The Plaintiff pointed out that the different courts have recognized this throughout the proceedings, accepting and emphasizing that the ultimate objective of the sale and purchase of the shares in the 4th Defendant under the Agreement is to enable the Plaintiff to obtain control of the 5th Defendant and thereby to enjoy the income and profits from the development of the Land. According to the Plaintiff, the P‑Design Argument advanced in the proposed amendments concerns the counterfactual scenario of the Plaintiff being able to develop the Land in accordance with its own design and schedule as provided for in the Agreement, had the Defendants performed the Agreement and delivered the Land to the Plaintiff. This is on the premise of awarding damages to the Plaintiff for its loss arising from breach of the Agreement, as opposed to its loss from breach of the Implied Promise.

18.  The Plaintiff pointed out that when the Award was made by the tribunal, it had been made aware of the fact that by October 2006, the Defendants had already taken substantial steps to develop the Land, pre‑sale of all the residential units built on the Land had been almost completed, the interests of third party purchasers were involved, and the development could not be unbuilt by that stage. Counsel for the Plaintiff emphasized that this was part of the factual matrix of the Award.

19.  Since the Award was for the parties to continue to perform the Agreement, the Plaintiff argued that had the Award been performed when it was issued in October 2006, and upon obtaining the 4th Defendant’s shares from the 1st and 2nd Defendants, the Plaintiff could only have, and would have, adopted the existing design which had been submitted by the 5th Defendant before as well as after the purported termination of the Agreement in November 2003, which designs had been approved by the Mainland authorities, and the Plaintiff would have continued the development of the Land through the 5th Defendant, based on the already approved and built design. The Plaintiff emphasized that the Agreement itself provided that the Plaintiff was free to decide the development details of the Land, which would have entitled the Plaintiff to continue to adopt the design proposal submitted on behalf of the 5th Defendant.

20.  In short, Counsel for the Plaintiff pointed out that the tribunal did not, by the Award, order the Defendants to transfer the Land to the Plaintiff in January 2004 for the Plaintiff to develop it in accordance with the Plaintiff’s original design and to sell it in April 2005. The relevant counterfactual scenario, if the Award had been performed, is that the Plaintiff would have obtained the shares in the 4th Defendant and continued the development in accordance with the already approved design, and would have reaped the profits in the development which were vested with the 5th Defendant. Any impossibility of performance of the Defendants’ obligation to transfer the shares in the 4th Defendant is irrelevant.

21.  These submissions will no doubt be made in full and be tested at trial, and may even be accepted by the Court. They support the expert issues proposed by the Plaintiff on the expert summons, but I am not satisfied that the disputed amendments sought to be made by the Defendants should not be allowed on the basis that they are doomed to fail and would have no prospects of being accepted by the Court when the Court decides on the appropriate relief to be granted to the Plaintiff.

22.  It must be borne in mind, and the Court of Appeal has emphasized the fact, that in the common law action on the Award, the Court is considering the grant of equitable compensation in respect of the Defendants’ breach of the Award for the performance of the Agreement.  The CA Judgment made it clear that the common law action gives to the Plaintiff a wide range of remedies (paragraph 115 of the CA Judgment), and that the courts are flexible in the remedies to be granted in a common law action, based on and upon consideration of all the facts and circumstances of the case. The court enforcing an award “is not hamstrung by the precise terms of the award) (paragraph 165 of the CA Judgment), and the jurisdiction of the enforcing court is to be exercised with a view to fashioning an appropriate remedy in order to give effect to the award (paragraph 126 of the CFA Judgment).

23.  Counsel for the Defendants also referred to the CFA Judgment, where it was pointed out that there is very likely to be “a significant overlap” between the damages to be awarded by the enforcing court and whatever damages which might have been awarded by the tribunal for breach of the Agreement.

24.  At the end of the day, in enforcing and giving effect to the Award, the Court must consider what is the fair, equitable and appropriate remedy to grant, in all the circumstances of the case.  Consideration of the situation the Plaintiff would have been in had the Award been performed necessitates consideration being given to the counterfactual situation of the Agreement being performed (as ordered in the Award), as well as to the realities existing at the time when the Award was made. I am not persuaded at this stage that this would preclude the Court’s consideration of the matters set out in paragraph 32A(5)(a) and 32B, particularly in the context of whether it would be unjust or inequitable to the Defendants for damages to be assessed at a particular date contended by the Plaintiff. Whether there was delay in the Plaintiff’s procurement of the Award, whether this is relevant or should have any effect on the relief sought by the Plaintiff, and if there was delay, whether it was caused or contributed to by the Defendants, are matters which are more appropriately to be determined at trial. Even if the P-Design Argument may not ultimately be accepted by the Court in full as the basis of assessment of damages, it cannot be said at this stage that the amendments are bound to fail at trial.

25.  I accordingly allow the amendments sought by the Defendants on their summons.

The expert issues

26.  Having allowed the Defendants’ amendments, I am prepared to grant leave for expert evidence to be adduced on the issues raised in the amended pleading.

27.  In the Statement of Case, the Plaintiff has pleaded its loss in paragraph 11, to include the value of the entire shareholding in the 5th Defendant, including the interests in the Land and its sale proceeds received by the 5th Defendant; compensation for diminution in value of the shareholding in the 4th Defendant; and loss of opportunity to improve the development of the Land and maximize the profits.

28.  The dispute between the parties on the questions to be answered by the experts on damages turns again on the basis of the assessment of damages.  As pointed out in the earlier parts of this Decision, the basis and method of assessment are matters to be determined upon full arguments being made by the parties at trial, on the entirety of the evidence filed. The Plaintiff’s contention is that damages should be reflected by the gross development value of the Land on the date of the Award, on the basis of the actual development built by the 5th Defendant, and either what the 5th Defendant actually achieved by sales, or what the 5th Defendant ought to have achieved by way of sales having regard to the prevailing market conditions. On the Plaintiff’s case, if the Award had been performed, the Defendants would have procured the transfer to the Plaintiff of all the issued shares in the 4th Defendant (which included the entire interest in the Land and in the sale proceeds held by the 5th Defendant), the Plaintiff would have adopted the existing design submitted to the Mainland authorities and would have continued the development, such that it would have reaped the benefits of the development of the Land in accordance with the Award. It follows from this, as contended by the Plaintiff, that one of the heads of loss to be assessed by the Court is the value of the shareholding of the 4th Defendant (which is represented by the value of the Land as developed by the 5th Defendant) as at the date of the Award when the Defendants ought to have honored the Implied Promise. As it is also the Plaintiff’s contention that the Defendants had failed to maximize the profits, it seeks expert evidence on what the 5th Defendant ought to have achieved in sales on the basis of the prevailing market conditions.

29.  On their part, the Defendants contend that the damages should be reflected by the net profit of the development on the Land upon completion obtainable as at 30 April 2005, on the assumption that the Plaintiff’s design of the development as approved by the authorities on 7 November 2003 was to be used. The Defendants argued that the Implied Promise was to honour the Award which required the parties to perform the Agreement on its terms. As pointed out above, the Court should be flexible in deciding on the most apt and appropriate remedy to be granted, and I am not persuaded that the it should be precluded from taking into account the actual realities of the situation and of the parties’ position as of October 2006 when the Award was made. The Plaintiff’s case on the basis of assessment is certainly not unarguable.

30.  Which of the parties’ contentions is correct and should be adopted by the Court will be decided at trial, and it is neither appropriate nor necessary for this to be determined at the interlocutory stage.

31.  The pleadings raise the relevance and necessity of expert evidence on the issues and questions identified by the Plaintiff and the Defendants in their respective summonses. On the complexities of this case and bearing in mind the history of the long drawn out litigation between the parties, I will allow separate experts to be called on the subjects and to answer the questions set out in both the parties’ summonses. As directed, the parties should confer and agree on directions for the preparation and filing of the expert reports in the manner specified by the Court. A draft order to reflect the terms of the leave granted and the time-table for the reports should be submitted for the Court’s approval.

Disposition

32.  Apart from the submission of the draft order and directions for the expert evidence allowed, parties are to confer and submit for the Court’s approval a draft order to be made on the Defendants’ summons to amend, with agreed directions on the timetable for the filing of the Amended Statement of Response and Statement of Reply, if any.

33.  The appropriate order for costs is that the costs of the amendment summons are to be paid to the Plaintiff by the Defendants (which seek the indulgence of the Court), with certificate for Counsel, and the costs of the expert summonses are to be in the cause. Orders nisi are made to such effect and shall be made absolute unless application to vary same is made within 14 days after the handing down of this Decision.

      

(Mimmie Chan)
Judge of the Court of First Instance
High Court

Mr Bernard Man SC leading Mr James Man and Mr Jonathan Ng, instructed by Anthony Siu & Co, for the plaintiff

Mr Benjamin Yu SC, Mr Richard Khaw SC and Ms Bonnie Cheng, instructed by Mayer Brown, for the 1st and 2nd defendants

[2021] HKCFI 2225-EN-2021-08-03

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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[2018] HKCFI 910-EN-2018-04-30

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

[2018] HKCFI 910

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

(Transferred from HCA No. 961 of 2008)

____________

BETWEEN  
 厦門新景地集團有限公司formerly known as1st Plaintiff
 厦門市鑫新景地房地產有限公司 

and

 ETON PROPERTIES LIMITED1st Defendant
 (裕景興業有限公司) 
 ETON PROPERTIES (HOLDINGS) LIMITED 2nd Defendant
 (裕景興業(集團)有限公司) 
 ETON PROPERTIES GROUP LIMITED3rd Defendant
 formerly known as 
 ETON PROPERTIES (INTERNATIONAL) LIMTED 
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED (利景興業(厦門)有限公司, a limited company incorporated in Hong Kong4th Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED (利景興業(厦門)有限公司), a foreign-owned enterprise incorporated in the People’s Republic of China 5th Defendant
 TAN LUCIO C(陳永栽)6th Defendant
 CHUA DOMINGO(蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫沛杭)11th Defendant

____________

Before: Hon Mimmie Chan J in Chambers (Open to Public)
Date of Hearing: 11 April 2018
Date of Decision: 30 April 2018

______________

D E C I S I O N

______________

Background

1.  The litigation between the parties has a long history.  This will not be repeated here in full.  The background set out below only focuses on what is directly relevant to the present application for stay of further proceedings, pending the Defendants’ application for leave to appeal to the Court of Final Appeal.

2.  Pursuant to an arbitration clause (“Arbitration Agreement”) contained in an agreement made on 4 July 2003 (“Contract”) between the Plaintiff, the 1st and 2nd Defendants and others for the development of a piece of land in Xiamen on the Mainland, the Plaintiff commenced arbitration before CIETAC in Beijing in August 2005 (“Arbitration”). The claim made in the Arbitration was for damages of RMB 1,275,000 for late delivery of the land and for continued performance of the Contract. 

3.  On 27 October 2006, an award was issued in the Arbitration, ordering the 1st and 2nd Defendants to pay damages to the Plaintiff in respect of the late delivery of the land, and that the 1st and 2nd Defendants should “continue to perform” the Contract (“Award”).  The tribunal held, in the Award, that the nature of the Contract was “a share transfer agreement … for the contractual purpose of assigning and obtaining the right to develop and obtain earnings from the development of the No 22 Land”, and that the subject matter of the Contract was “the contractual right to buy and sell the shares in (the 4th Defendant) that has an indirect effective control over the No 22 Land”: as summarized in paragraph 59 of the CA Judgment.  The tribunal rejected the Defendants’ argument that it was impossible to perform the Contract.

4.  On 31 October 2007, the Plaintiff obtained leave of the Hong Kong Court to enforce the Award under ss 2GG and 40B of the Arbitration Ordinance Cap 341 which applied to the Arbitration, and by HCCT 54 of 2007 obtained judgment in terms of the Award (“Statutory Judgment”).

5.  The Defendants applied in 2007 to set aside the Statutory Judgment, on the ground that performance of the Contract in accordance with the Award was impossible due to the restructure of the Eaton group of companies to which they belonged, as a result of which the 1st and 2nd Defendants no longer controlled the shares in the 4th Defendant to be able to effect the transfer contemplated under the Contract and the Award.  This application was dismissed by Reyes J on 24 June 2008.  The Defendants’ appeal was dismissed by the Court of Appeal on 22 May 2009.

6.  In May 2008, the Plaintiff commenced these proceedings, namely HCA 961 of 2008 (“2008 Proceedings”) (which later became HCCL 13 of 2011).  This was described as the Plaintiff’s common law action on the Award, by way of enforcement.  In 2010, after further arbitration proceedings had been initiated on the Mainland, the Plaintiff sought leave to amend its statement of claim in the 2008 Proceedings, and the Defendants applied to stay the 2008 Proceedings to arbitration on the Mainland.  The amendments sought (inter alia) to include 6 additional defendants and to include causes of action in conspiracy to defraud and inducement of breach of contract.  On 16 March 2010, Fok J (as His Lordship then was) allowed the amendments and granted the stay.  His decision on the stay of the 2008 Proceedings was reversed by the Court of Appeal on 15 December 2010.  The Appeal Committee refused leave for the Defendants to appeal to the Court of Final Appeal.

7.  The trial of the 2008 Proceedings took place before Deputy High Court Judge William Stone QC (as Stone J then was) in March and April 2012.  By the time of trial, the Plaintiff’s claims, as amended and re-amended, included a claim for damages for loss of the benefit of the Contract and loss of bargain. The Defendants have highlighted that in the Plaintiff’s opening submissions for the trial, it had described its claim as one for specific performance of the Contract or compensatory remedies in lieu, both on the basis that the Contract was valid and subsisting, submitting that if liability could be established, the Plaintiff would elect to claim equitable compensation in lieu of specific performance against the 1st and 2nd Defendants.  By a judgment handed down on 14 June 2012, the trial judge dismissed all the Plaintiff’s claims (“Stone Judgment”).  He considered that the Hong Kong court of enforcement has no jurisdiction to substitute the “continuous performance” Award with a new claim for damages or equitable compensation which had not been contemplated by the tribunal.

8.  The Plaintiff appealed against the Stone Judgment, seeking damages for breach of the Award, on the basis that the Contract had been terminated, which the Defendants highlight is different to the Plaintiff’s claim advanced at trial, which was one for equitable compensation in lieu of specific performance.

9.  On 15 April 2016, the judgment of the Court of Appeal was handed down (“CA Judgment”).  The Court of Appeal held, inter alia, that:

(1) the Plaintiff was entitled to claim damages for loss of bargain, on the basis that the Contract had been terminated, by way of a common law action for breach of an implied promise to honour the Award.

(2) The arbitral tribunal was functus because the 1st and 2nd Defendants had already requested, and the tribunal had rejected the request, for a further ruling on the relief which the Plaintiff could have under the Award.

(3) The Plaintiff had not made an election for remedies and was still entitled to elect between (a) obtaining a transfer of the 4th Defendant pursuant to the Contract or (b) obtaining damages under the Re-amended statement of claim in the 2008 Proceedings.

(4) No order could be made in respect of the Plaintiff’s appeal so far as it related to the claim for damages under the common law action on the Award before the Plaintiff made its election.

10.  The Court of Appeal, in the CA Judgment, directed the parties to consult and to agree directions on the procedure to be adopted, if the Plaintiff should elect for damages.  The Plaintiff did not make any election, until the Court of Appeal, on the Defendants’ application, ordered the Plaintiff on 3 October 2017 to make the election between maintaining the Statutory Judgment for continued performance of the Contract, and obtaining in its place a judgment for damages.  On 9 October 2017, the Plaintiff finally elected for damages.

11.  Accordingly, the Court of Appeal made an order on 20 October 2017, that the Statutory Judgment be set aside, and that judgment be entered for damages against the 1st and 2nd Defendants for breach of the implied promise to honour the Award (“2017 Order”).

12.  On 13 May 2016, both the Plaintiff and the 1st and 2nd Defendants had applied for leave to appeal to the Court of Final Appeal (“CFA”) on the CA Judgment.

13.  On 6 November 2017, the 1st and 2nd Defendants also applied to the Court of Appeal for leave to appeal to the CFA on the 2017 Order.  The Defendants seek to argue in their intended appeals that the Court of Appeal had no jurisdiction to grant to the Plaintiff damages for loss of bargain in a common law action to enforce the Award which only stipulated the continued performance of the Contract, and that it is not the function of an enforcing court to determine questions on a party’s entitlement to damages.  The Defendants argue (inter alia) that where there is a dispute between the parties over the Plaintiff’s entitlement to and the assessment of damages under the Contract, and under the Award for continued performance of the Contract, the court should have stayed the proceedings for arbitration in accordance with the Arbitration Agreement.  The Defendants claim that as the arbitral tribunal had never adjudicated the Plaintiff’s claim for damages for loss of bargain, the tribunal cannot be said to be functus and the Plaintiff’s claim is within the scope of the Arbitration Agreement for proper determination by the tribunal.  They further argue that the Plaintiff had in any event already elected to seek performance of the Contract, by the steps it took with full knowledge (acquired by the time of the commencement of the 2008 Proceedings at the latest) of the restructure of the Eaton group, as a result of which the 1st and 2nd Defendants had lost control of the shares in the 4th Defendant.  The 1st and 2nd Defendants also seek to argue in the intended appeal that it was erroneous for the Court of Appeal to hold that Hong Kong law governs the enforcement of an award by a common law action, and that PRC law which is the lex causa should apply.

14.  The application for leave to appeal was heard by the Court of Appeal on 19 September 2017, and judgment is pending.

15.  Notwithstanding the Defendants’ intended appeal, on 30 November 2017, the Plaintiff applied for directions for the further conduct of these proceedings: for the action to proceed to trial for assessment of damages, and for a case management conference to be fixed.  On 18 December 2017, the Defendants applied for the proceedings to be stayed, until the final determination of their application for leave to appeal to the CFA from the CA Judgment and the 2017 Order, and if leave to appeal is granted, until after the determination of the intended appeal. 

16.  The Plaintiff’s application for directions and the Defendants’ application for stay were heard at the same time on 11 April 2018.

The Court’s power to stay proceedings

17.  The provisions of s 16 (3) of the High Court Ordinance (“Ordinance”) are:

“Nothing in this Ordinance shall affect the power of the Court of Appeal or the Court of First Instance to stay any proceedings before it, where it thinks fit to do so, either on its own motion or on the application of any person, whether or not a party to the proceedings.”

18.  Order 1B rule 1 (2) (e) RHC provides that:

“Except where these rules provide otherwise, the Court may by order - stay the whole or part of any proceedings or judgment either generally or until a specified date or event.”

19.  I do not agree with the Plaintiff, that it is inappropriate for this Court to stay these proceedings by invoking s 16 (3) of the Ordinance or Order 1B rule 1 (2) (e) RHC, and that the Defendants can only apply to the Court of Appeal or the CFA to stay execution of the CA Judgment and/or the 2017 Order.

20.  On behalf of the Plaintiff, Mr Chan SC relies on Secretary for Justice v To Kan Chi (2000) 3 HKCFAR 264 and Joint & Several Liquidators of Kong Wah Holdings Ltd v Grande Holdings Ltd (2006) 9 HKCFAR 795, in which the CFA held that it has the implied power to grant an interim stay of execution pending determination of an application for leave to appeal to the CFA, and the inherent jurisdiction to grant a stay of execution pending appeal, in cases where the judgment does not require payment of money or performance of a duty to fall within s 26 of the Hong Kong Court of Final Appeal Ordinance (“CFA Ordinance”).  Mr Chan contends that these are authorities from our highest court, that it is for the Court of Appeal or the CFA to suspend execution of a judgment, when granting leave to appeal, or when application for leave to appeal is pending.  Mr Chan highlights that one of the matters to be considered, when the court determines an application for stay of execution, is the merits of the appeal and whether there exists an arguable appeal (Star Play Development Ltd v Bess Fashion Management Co Ltd [2007] 5 HKC 84).  The merits of the appeal from a judgment of the Court of Appeal to the CFA should be considered by the Court of Appeal, or the CFA itself, and not by the Court of First Instance.

21.  According to Mr Chan, the application for stay of proceedings in this case is in fact an application for stay of execution, or is akin to an application for stay of execution, for the principles set out in Star Play Development Ltd to apply.  Mr Chan pointed out that these principles were in fact applied in the case of Tang Ying Loi v Tang Yip Ip HCA 2487/2009, unreported, 14 April 2015, when Chow J considered an application for stay of execution after he had directed an account to be taken, and in Zhang Hong Li v DBS Bank (Hong Kong) Ltd [2018] HK CFI 34, when Bharwaney J dealt with an application for stay of proceedings after judgment on liability, and directions had been given for expert evidence on quantum to be decided.

22.  In the present case, there is as yet no order for payment of any amount by the 1st and 2nd Defendants to the Plaintiff, only an order for damages to be assessed.  On behalf of the Defendants, Mr Yu SC emphasized that the case does not fall within s 26 of the CFA Ordinance at all. It was also highlighted that there is no “execution” of a judgment pending appeal which is sought to be stayed by the Defendants.

23.  It is indisputable that the CFA, and the Court of Appeal, have their own powers to stay execution of a judgment, pending appeal or determination of an application for leave to appeal.  However, neither of these Courts has sought to curtail the general and wide powers of the Court of First Instance to stay proceedings which take place before it, in the exercise of its case management and statutory powers, or its inherent jurisdiction to control and regulate the conduct of proceedings before the court.

24.  In Poon Ka Man Jason v Cheng Wai To and ors[2018] HKCFI 771, Au-Yeung J dealt with an application for stay of proceedings.  The stay was not sought pending appeal, but pending determination of a summons compelling the acceptance of a sanctioned payment.  At paragraphs 36 to 43 of her Decision, Au-Yeung J considered the legal principles relevant to the exercise of the Court’s discretion to grant a stay of proceedings:

“ 36. The court has discretion, as a matter of case management, to grant a stay of proceedings generally or until a specified date or event: High Court Ordinance, Section 16(3); Order 1B, rule 1(2)(e) of the Rules of the High Court (“RHC”).

37. Where, as here, the action was commended as of right, the court should only grant a stay when there are “very good reasons” and in “rare and compelling circumstances”.  The stay must not cause injustice to the Plaintiff, and the Defendants must show that continuing the proceedings would be unjust to them. See: Zhang Xiuhong v Liu Wenchen & ors (HCA 2118/2012, 20 July 2017), §34, per Au-Yeung J, citing Ng J’s judgment in AIG Europe Ltd & ors v Fast-Link Express Ltd & ors (HCAJ 114/2014, 10 January 2017), §§9-13.  The ultimate question is what would serve the ends of justice.

38. Exercise of discretion would involve balancing between (1) possible wastage of Court’s time and resources and also parties’ time and costs (if there is no stay) on the one hand and (2) possible delay of the proceedings for a short period of time (if there is a stay on the other hand: see The Al Dhabiyyah [1999] 4 HKC 414, at p 420 A-F.

39. The court must bear in mind that the underlying objectives of the court is to increase cost-effectiveness of court proceedings; ensure that a case is dealt with as expeditiously as is reasonably practicable; promote reasonable proportion and procedural economy in the conduct of proceedings; and to facilitate settlement of disputes; Order 1A, rule (a), (b), (c), and (e) of the RHC.

40. The Defendants submit that there is no real urgency in the accounting exercise having regard to the history of this case.  The Sanctioned Payment Summons and Discovery Summons are pending and the former may be dispositive of the whole action.  There are yet further steps to be taken in respect of the accounting exercise which are complex, involving voluminous documents, re-auditting, further work by the assessor and experts on both sides.

41. On the other hand, the Plaintiff submits that the Sanctioned Payment Summons is misconceived.  There is no good reason for the court to allow the Defendants to retract from the Assessment Order made with consent of all parties.  The stay will deprive the Plaintiff of crucial evidence relevant to the determination of the Sanctioned Payment Summons.  Further, the stay will cause further delay to the accounting exercise.  The Defendants’ assertion that a stay will save costs is overblown and disingenuous.

42. In my view, as a starting point, the Plaintiffs have won on liability since 2013.  The Assessment Order was made by consent after the Sanctioned Payment was made.  The parties are bound to proceed pursuant to the Assessment Order, unless there are very good reasons to justify a stay.

43. Having regard to the parties’ submission, the issues boil down to whether or not the stay will:

(1) Save costs;

(2) Cause delay to the accounting exercise;

(3) Cause prejudice to the Plaintiff; and

(4) As raised by this court on its own volition, justify the imposition of conditions for the stay.”

25.  In the case of The Al Dhabiyyah [1999] 4 HKC 414 (referred to by Au-Yeung J in Poon Ka Man Jason), the Court considered an application for stay of Hong Kong proceedings pending the determination by the Singapore court of a stay application made by the defendant.  In his judgment, Waung J also considered, in some detail, the jurisdiction and power of the court in granting stay of proceedings.  He referred to the decision of the English Court of Appeal in AG v Arthur Anderson Co, 30 March 1988, unreported, and the judgment of Mustill LJ where he stated:

“The question for the learned judge, and for us also when reviewing his decision, is to my mind no more than this, whether the good management of the concurrent sets of proceedings clearly requires the English court, in charge of one set of those proceedings, to decree that a temporary halt should be called - temporary, because we must wait to discover what the American court is going to do.”

Emphasis was placed on the fact that the English Court of Appeal had considered that it was “essentially the exercise of discretion by the learned judge of common sense management of a case”, and that the Court of Appeal saw no basis to interfere with such a decision.

26.  Waung J concluded, from his examination of Arthur Anderson and of the decision in Deaville v Aeroflot Russian International Airlines [1972] 2 Lloyd’s Rep 67, that orders granting stay of proceedings pending the result of foreign jurisdiction disputes are decisions made on the basis that it was the sensible, just and right thing to do, and that the English court had thought it “fit” to do so, pursuant to its inherent jurisdiction, and as confirmed by the English statutory equivalent of our s 16 (3).

27.  With respect, I agree with the analyses and observations made by both Au-Yeung J and Waung J, that this Court has the general and wide power under s16 (3) to stay the proceedings before it, “where it thinks it fit so to do”, and that this is essentially a matter of sensible case management, to be decided with the objectives in mind of what is fair and just, as well as the other matters set out in Order 1A RHC as being the underlying objectives of the RHC (including the powers of management under Order 1B). 

28.  In Eastman Chemical Ltd v Heyro Chemical Ltd [2012] 2 HKLRD 135, Deputy High Court Judge Lisa Wong SC (as Her Ladyship then was) also applied the underlying objectives in Order 1A when she dealt with an application to stay proceedings pending the hearing of a winding up petition, taking into account what would serve the ends of justice between the parties and the administration of justice generally, whether a stay will cause injustice to the plaintiff, whether continuing the proceedings would be unjust, and that a plaintiff commencing proceedings as of right should not be deprived of the right to continue those proceedings in the absence of very good reasons.  No doubt, these are the applicable principles in determining whether proceedings which take place before this Court should be stayed.

Whether a stay should be granted

29.  Having concluded that this Court does have power to grant a stay of the present proceedings, for the assessment of damages pursuant to the Plaintiff’s election and by virtue of the 2017 Order, the Court should consider whether there are very good reasons to justify the stay sought, bearing in mind questions of delay, costs, any prejudice or injustice to either the Plaintiff or the Defendants, and the fair use of the resources and time of the Court.

30.  On the question of delay, the Plaintiff has highlighted the fact that the Award was obtained in 2006, and there should be no further delay to enable the Plaintiff to recover its damages by proceeding with a trial on assessment. Delay to the trial on quantum would prejudice the Plaintiff in terms of the retention of evidence, and the impairment of witnesses’ recollection of events over time.  These are of course relevant and important considerations on the question of ensuring that justice is done for the Plaintiff.

31.  On the other hand, I bear in mind the Defendants’ submission, that the Plaintiff is in part to be blamed for any delay.  The Defendants emphasized that the CA Judgment was handed down on 15 April 2016, and despite the direction made by the Court of Appeal, the Plaintiff had failed or refused to make the election until the 1st and 2nd Defendants issued their summons, and the Court of Appeal ordered the Plaintiff to elect, on 9 October 2017, 6 months after the CA Judgment.  Had the Plaintiff complied with the directions in the CA Judgment, the 1st and 2nd Defendants pointed out that an order for damages could have been obtained by mid-2016, and the delay of which the Plaintiff complains is entirely self-inflicted.

32.  The 1st and 2nd Defendants further pointed out that at all material times, they had been prepared and had urged the Plaintiff to resolve the dispute on the Award by application to CIETAC, and it was the Plaintiff which had refused or failed to seek such resolution, in accordance with the Arbitration Agreement.  Of course, it is the Plaintiff’s case that the tribunal is, or was, functus.

33.  In any event, the CA Judgment was handed down in April 2016, and the 2017 Order was only made on 20 October 2017.  The application for leave to appeal has been heard by the Court of Appeal, and judgment should be handed down in the near future.  The 1st and 2nd Defendants pointed out that any further application to the CFA for leave to appeal, should leave be declined by the Court of Appeal, would not be unduly delayed.

34.  In the overall scheme and history of this litigation, I tend to agree that the delay occasioned by an interim stay pending determination of the application for leave to pursue the intended appeals, or the intended appeals themselves, would not be substantial to cause prejudice to the Plaintiff, which had only elected in October 2017 (more than 10 years after the Award) to forego the claim for transfer of the shares in the 4th Defendant, and to pursue its claim for damages for loss of bargain.  As the Defendants highlighted, the Plaintiff had been aware by the time the 1st and 2nd Defendants applied to set aside the Statutory Judgment, in 2007, of the Eton restructure and the Defendants’ assertion that it was impossible to perform the Contract.   

35.  The further conduct of these proceedings involves the assessment of the Plaintiff’s claim for damages, and this is by no means straightforward.  From the history of the litigation between these parties, it is highly unlikely that they would be able to cooperate or to agree on a sensible timetable for the conduct of these proceedings, in a manner which can minimize the wasting of time and costs, even in the interim of the intended appeals.  The Defendants have already highlighted the fact that the Plaintiff’s claim for damages remains to be properly pleaded and further particularized, and that there will be substantial arguments on the applicable law, the basis of assessment, the losses caused by and properly attributable to the non-performance of the Award by the 1st and 2nd Defendant, and expert evidence on the valuation of the 4th Defendant.  No doubt, there will be further interlocutory applications before the proper trial on assessment.  The Defendants pointed out that there might even be the possibility of the Plaintiff joining additional defendants, should the Plaintiff succeed in its appeal against the CA Judgment.  It can reasonably be envisaged that substantial legal costs will have to be incurred, and that the time and resources of the Court will have to be deployed.

36.  Since this case is on the Commercial List, it is the practice of the Commercial Court to use the 1st Case Management Conference (“CMC”) to issue all necessary directions for discovery, witness statements, and expert evidence, including directions on all the specific questions to be dealt with by the expert, and the timetable for the filing of such expert evidence.  Directions will also be given at the CMC for the case to be set down for trial.  It is not the practice of the Commercial Judge to give directions in a piecemeal fashion. This means that the parties in this case must consider all the possible issues which may be contested and need to be determined, and frame these issues, and give a reliable estimate of the length of trial for dates to be fixed, before the CMC can take place.  If this cannot sensibly be done before the outcome of the application for leave to appeal and the intended appeal is known, there is no point in fixing a CMC immediately. 

37.  If leave is granted to the 1st and 2nd Defendants to pursue their intended appeals to the CFA, and if there is a judgment in their favor, that the Hong Kong court of enforcement has no jurisdiction to award damages for loss of bargain, in a common law action for breach of the Defendants’ implied promise to honour the Award for performance of the Contract, the substantial legal costs and the Court’s valuable time spent in these proceedings would all be wasted.

38.  To the extent that the merits of the application for leave to appeal have to be considered, the power and function of the enforcing court in enforcing an arbitral award requiring performance of the underlying contract, and whether it can award damages for non-performance of such an award do raise questions of great general or public importance for clarification by the CFA.

39.  On the question of prejudice or injustice, the Plaintiff accepts that the trial on assessment and quantum is without prejudice to the position of the 1st and 2nd Defendants in their intended appeals to the CFA.  The Plaintiff has confirmed that it will not contend before the CFA that any steps taken by the 1st and 2nd Defendants in the trial on quantum would amount to any further submission by them to the jurisdiction of the Hong Kong Court.

40.  The 1st and 2nd Defendants argued that the Plaintiff has no presence or assets in Hong Kong, and that they would have difficulty in enforcing any order of substantial costs against the Plaintiff, should the 1st and 2nd Defendants succeed before CFA.

41.  Bearing in mind the complexity of the further proceedings for assessment of damages, the substantial costs and time likely to be incurred before there can be a hearing for assessment, which is most unlikely to be heard within the next 10 or 12 months, and taking into account the underlying objectives of increasing cost effectiveness of proceedings, promoting procedural economy and ensuring that the resources of the court are fairly distributed, the stay of proceedings sought by the Defendants is in my view sensible and appropriate, in order to save costs, and to avoid unnecessary wastage of court time and resources.

Disposition

42.  I will accordingly grant an interim stay of these proceedings, for an initial period of 6 months, pending the determination of the application for leave to appeal to the CFA.  Thereafter, the parties can either agree to a further period of stay (subject to the Court’s approval), depending on the outcome of the application for leave to appeal, or they can come back for further directions.

43.  As the 1st and 2nd Defendants have been successful in their contested application, the order nisi for costs is that the Plaintiff is to pay their costs of and occasioned by the application for stay, with certificate for two counsel.  The Plaintiff’s application for directions is adjourned, with costs in the cause.

 (Mimmie Chan)
 Judge of the Court of First Instance
 High Court

Mr Edward Chan SC and Mr Justin Ho, instructed by Anthony Siu & Co, for the plaintiff

Mr Benjamin Yu SC and Ms Bonnie YK Cheng, instructed by Mayer Brown JSM, for the 1st & 2nd defendants

91532-EN-2013-12-02

厦門新景地集團有限公司formerly known as 厦門市鑫新景地房地產有限公司 v.ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

------------------------

BETWEEN

 厦門新景地集團有限公司 formerly known as
厦門市鑫新景地房地產有限公司
Plaintiff
 and
 ETON PROPERTIES LIMITED
(裕景興業有限公司)
1st Defendant
 ETON PROPERTIES (HOLDINGS) LIMITED
(裕景興業(集團)有限公司)
2nd Defendant
 ETON PROPERTIES GROUP LIMITED formerly known as ETON PROPERTIES (INTERNATIONAL) LIMITED3rd Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED
(利景興業(廈門)有限公司) a limited company incorporated in Hong Kong
4th Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY
 (利景興業(廈門)有限公司), a foreign-owned enterprise incorporated in the People’s Republic of China
5th Defendant
 TAN LUCIO (陳永栽)6th Defendant
 CHUA DOMINGO (蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫佩杭)11th Defendant

-------------------------

Before: Hon Bharwaney J in Chambers (Open to public)
Date of Hearing: 2 December 2013
Date of Decision: 2 December 2013

----------------------

D E C I S I O N

----------------------

1.  This is an application by the plaintiff for a stay of execution of the taxation of costs pending its appeal to the Court of Appeal from the judgment of Deputy Judge Stone. I have been assisted greatly by the detailed and very helpful submissions that I have received from counsel appearing for the plaintiff as well as for the defendants.

2.  I have been reminded of the principles governing these applications and, of course, these principles are well established.  The same principles apply to this application by the plaintiff for a stay of the taxation of the costs that it was ordered to pay to the defendants.  More often than not, these applications for stay are made by losing defendants who seek a stay of execution of the judgment debt in favour of the plaintiff, but the same principles apply the other way around.

3.  From my reading of the submissions and from the submissions I heard this afternoon, the parties, I think, are content that I approach this application on the footing that the plaintiff has established arguable grounds in support of its appeal to the Court of Appeal. To succeed in this application, it must, of course, go beyond that.  In the absence of proving or satisfying me that it has very strong prospects of success on the appeal, it must go further and demonstrate a good reason why I should grant a stay. 

4.  I am satisfied that the plaintiff has done so. If the plaintiff succeeds in the appeal, the costs incurred on the taxation, which, as I can see from the papers, would be a very substantial exercise that will last a number of days, would be wasted. Moreover, the court’s resources deployed for the taxation of costs would also be wasted.

5.  I have been referred to a number of authorities and I have found them to be of assistance to me on this application.  Keith JA, in Re HY v HT Lee Brothers & Co CACV 307/1999, 29 November 2000, identified many cases that:

“… have stressed the importance for the courts to take a procedural course which avoids the expenditure of unnecessary time and expense involved in the unnecessary taxation of costs.”

6.  Recently, Deputy Judge To, as he then was, referred to this principle in Plus Lucky Ltd v Chin Yuk Lun and others [2003] 3 HKC 80 at page 87, paragraph 15 where he described the principle as one of:

“practicality, common sense and good case management.”

7.  I was also referred to the decision of Jacob J in a decision called Lubrizol Corporation v Esso Petroleum Co Ltd at 1997 FSR 844 where Jacob J said, at page 846:

“To my mind, that raises a matter which has not been canvassed in the authorities before. That is the extent to which the court might, or should be minded, to grant a stay of taxation of costs on the condition that a sum of money be paid meanwhile (subject to terms as to repayment and interest after a successful appeal). The prejudice to the successful party is manifestly alleviated or removed if there is a stay based upon such a condition. I believe that the court can order a stay upon terms of that sort. In many cases, that might be the most appropriate way of dealing with cases of complex and expensive taxation of costs of indeed complex and expensive inquiries as to damages. There is, after all, also the public interest in reducing the pressure on the court system to be considered. Complex (and therefore lengthy) matters which may ultimately prove to have been pointless are to be avoided if possible.”

8.  It is primarily for this reason that I accede to the application for a stay of execution, a reason that applies very much to our case involving four sets of defendants each with very substantial bills of costs that have already been submitted and are ready to be submitted, and which will give rise to complex and expensive taxation proceedings that might be wasted if the appeal is successful.

9.  However, I am also satisfied that should the appeal be dismissed, the grant of the stay that has been sought will delay the defendants from receiving the costs that they are entitled to.  Even if I were to accept the submissions of the plaintiff that the defendants have not acted with diligence in getting their costs taxed, and I have to say, at this point, that I do not accept those submissions, but, even if I did, it cannot be doubted that the stay I grant today will cause further delay.

10.  Even if the defendants act swiftly after the dismissal of the appeal, it will be many months before the defendants can obtain an appointment for the taxation of their costs.  In my judgment, a proper balance between these competing needs can be achieved if I were to make a condition of the stay that I propose to grant that the plaintiff pays into court an amount which could counter balance the delay that is being faced by the defendants.  In this way, the delay to the defendants is ameliorated by the certainty that there is a sum of money in court that they can look to, to satisfy the costs, or a substantial part thereof, that would be awarded to them on the subsequent taxation of those costs.

11.  The quantum of the payment into court is of some concern to me.  Let me first deal with the submission, or, I should say, the last minute submission raised by the plaintiff in relation to its potential tax liability if I were to make such an order.  The defendants were content that I deal with the matter on the basis of the affidavits that have been filed very late, and I am prepared to do so.

12.  I am, of course, not in a position to make a definitive assessment and finding as to the competing opinions of the experts that have been placed before me, but I am impressed by the opinion of Mr Zhang Jiaxing that the provisions of tax law that have been cited by the plaintiff’s expert are not applicable in the present proceedings because the legal costs payable by the plaintiff to the defendants constitute part of a judgment debt and are not legal services, and that, in any event, the legal costs were payable outside the territory of mainland China.

13.  Even if I were wrong in my provisional view of the expert evidence, I would, nevertheless, say that the imposition of tax on an overseas party in its overseas place of residence is, at most, a peripheral factor to be considered by a court in Hong Kong exercising its discretion to make orders which produce procedural justice between the parties before it.  If an overseas plaintiff wishes to invoke the processes of this court, then it must abide by the orders that this court makes.

14.  There is then the other submission which I have to deal with in relation to the quantum of the payment into court.  Mr Wong identified to me certain passages in the Lubrizol case and suggested that a very small part of the actual costs claimed was in fact ordered to be paid into court as a condition of the stay, and he pointed out to me passages in that decision where the learned judge had remarked that the costs claimed appeared to be very startling and, thereby, implying that they were excessively high and most unlikely to be allowed on taxation.

15.  I would approach the question of costs in this way.  I look at the objections raised by the plaintiff against the bill of costs prepared by the 3rd to 5th defendants and see that the objections, if entirely successful, would reduce those claimed costs by some 50 per cent.  Of course, it is most unlikely that objections to bills of costs are entirely successful and, judging from, and tapping into, my past experience in these matters, I should think that the 3rd and 5th defendants, and, in the same way, the other defendants, would appear to have real prospects of at least obtaining an award of costs which is equivalent to some 60 per cent of their bill of costs.

16.  Of course, what I say is not in any way to tie down the hands of the taxing master who must look in great detail at the substance of the objections.  But, taking that amount as a starting point, I can see that there is also the further question of interest accruing on those costs which would accrue at the judgment rate at 8 per cent per annum from the date of judgment until those costs are paid.

17.  Given the timetable that was put before me in relation to the appeal and the likely date of its resolution, it seems to me that there would be a time lapse of almost three years from the date of the judgment and the completion of the taxation proceedings, if I were to award the stay that is sought; assuming, of course, that the appeal is dismissed.  A significant part of this substantial time lapse will result from the stay that I grant.

18.  That factor leads me to increase the 60 per cent of claimed costs, which I have assessed as a realistic proportion of the claimed costs to pay into court, to 65 per cent, and it is, therefore, my order today that there be a stay of execution of the taxation of the costs awarded to the defendants on condition that the plaintiff pays into court an amount equivalent to 65 per cent of the costs claimed by the defendants, less the sum of HK$800,000 in respect of the costs of the 1st to 2nd defendants, this being an amount which is already in court as security for costs of the trial, and less the sum of HK$1 million in respect of the costs of the 3rd to 5th defendants, this, likewise, being an amount which is already in court as security for costs of the trial.

19.  As regards the bills of costs that have not been served on behalf of the other defendants, I suggest that they do so immediately so that the proper amount to be paid into court can be readily ascertained.

20.  Then there is the further question of how much time I should allow the plaintiff to fulfil this condition and, although I have heard submissions that the time it seeks is too long, I am prepared to grant the time sought, which is 10 weeks, given the fact that it is not an easy proposition to arrange for funds from the mainland and given that the funds in question would be very, very substantial, having regard to the substantial amounts of costs that have been claimed by the four sets of defendants in this case.

21.  There were some observations, in the course of the submissions I received this afternoon, as to the impact, if any, on the entitlement to interest on costs at the judgment rate by the payment into court.  Obviously anything I say at this point in time will be obiter, but I am of the firm view that the rationale behind imposing interest at such a high rate of 8 per cent per annum, given current regime of low interest rates, is that the plaintiff has been kept out of money that is rightly his and the defendant, who delays paying that judgment debt, should be made to pay this high rate of interest as a deterrent against delay.  It is the same rationale that results in interest on costs accruing at the rate of 8 per cent per annum from the date of judgment.

22.  But once the amount is paid into court, the rationale can no longer hold good and it is for that reason that I am of the, admittedly obiter, view, and I have to acknowledge that I have not heard full submissions on the point, that for that period of time when the amount remains in court, the interest on costs should not accrue at the judgment rate, but at some other rate.  I would suggest that the proper rate should be 1% over HSBC prime from the date of payment into court until the date of payment out to the defendants, on the basis that the interest earned on the money paid into court is to be paid out to the plaintiff.

23.  The defendants, in my view, have succeeded substantially in this matter and, unless I hear otherwise from Mr Wong, I propose to award the costs of this application to each set of defendants.

[Submissions on costs]

24.  I reiterate what I said earlier that the defendants have succeeded substantially in this matter.  However, I am persuaded by Mr Wong and satisfied that the proper order I should make in this case, where the defendants have, by open correspondence, offered to agree to a stay subject to the condition of payment into court, and which very reasonable offer has been refused by the plaintiff, is that the costs of this application should be the defendants’ costs in the cause of the appeal. 

25.  It is my practice in the commercial court to assess costs summarily for hearings lasting about two hours in the sum of $40,000 and, unless I hear submissions otherwise, I propose to assess costs of today in the sum of $40,000 for each set of defendants.  I am very happy to have senior counsel appear before me, but I do not think this is a proper case for a certificate for two counsel.

[Further Submissions on costs]

26.  I am not persuaded that I should depart from my standard summary assessment of 40,000.  I am sorry, Mr Shieh, I am against you, whilst I am very happy to have you in my court and you are always welcome, I am not persuaded that I ought to certify this matter fit for two counsel and adjust the summary assessment accordingly. I will, however, summarily assess the costs of the 6th defendant in the sum of $48,000, on account of the additional costs incurred to engage the expert on tax liability in mainland China.

[Further submissions on the order for a stay of execution]

27.  I am prepared to vary my order accordingly. That, as far as the 1st and 2nd defendants are concerned, the amount to be paid into court should be 65 per cent of their estimated costs in the sum of $25 million less the sum of HK$800,000 already in court and that, insofar as the 6th defendant is concerned, the amount to be paid into court should be 65 per cent of his estimated costs in the sum of $10 million.

(Mohan Bharwaney)
Judge of the Court of First Instance
High Court

Mr Anson Wong, instructed by Clyde & Co, for the plaintiff

Mr Richard Khaw, instructed by Mayer Brown JSM, for the 1st and 2nd defendants

Mr Paul Shieh, SC & Ms Elizabeth Cheung, instructed by Wilkinson & Grist, for the 3rd to 5th defendants

Ms Kate Poon, instructed by Baker & McKenzie, for the 6th defendant

Mr M C Law, instructed by Woo, Kwan, Lee & Lo, for the 7th to 11th defendants

84466-EN-2012-11-20

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL13/2011

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO 13 OF 2011

(TRANSFERRED FROM HCA NO 961 OF 2008)

--------------------

BETWEEN

 廈門新景地集團有限公司
formerly known as
廈門市鑫新景地房地產有限公司
Plaintiff
 

and

 
 ETON PROPERTIES LIMITED
 (裕景興業有限公司)
1st Defendant
 ETON PROPERTIEIS (HOLDINGS) LIMITED
(裕景興業(集團)有限公司)
2nd Defendant
 ETON PROPERTIEIS GROUP LIMITED
formerly known as ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
  LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED (利景興業(廈門)有限公司), a limited company incorporated in Hong Kong4thDefendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED (利景興業(廈門)有限公司), a foreign‑owned enterprise incorporated in the People’s Republic of China5th Defendant
 TAN LUCIO C (陳永栽)6th Defendant
 CHUA DOMINGO (蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YPI (關基業)9th Defendant
 CHEUNG CHI MING (張志明)10th Defendant
 MOK PUI HONG (莫柿杭)11th Defendant
---------------------

Before: Deputy High Court Judge Stone QC in Chambers (Open to Public)

Date of Hearing: 26 October 2012

Date of Judgment : 20 November 2012

------------------------------------------------

JUDGMENT ON APPLICATION TO VARY
ORDERS NISI AS TO COSTS

-------------------------------------------------

 

The background

1.  On 14 June 2012 this court handed down its judgment in this action.

2.  The result was that the plaintiff’s case against all 11 defendants was dismissed for the reasons given in that judgment.

3.  Paragraph 395 thereof ventured an order nisi that costs were to follow the event, such costs, to be taxed if not agreed, to be paid by the plaintiff to the defendants.

4.  By oversight the order nisi as originally drawn did not certify the case as fit for two counsel.  In the circumstances of this case such certification was a given, the court’s view on the point having been communicated to the parties by letter well before the hearing the subject of this judgment, with the consequence that this aspect was not pursued further.

5.  However, there remained three matters relating to costs, and variation of the order nisi, which have been ventilated at this hearing.

6.  These issues were:

(a)  Should the unsuccessful plaintiff be required to pay only one (1) set of legal costs or the four (4) sets of costs incurred on behalf of the separate ‘tranches’ of defendants?

(b)  Did the case warrant a certificate for 3 counsel?

(c)  What should be the order regarding certain interlocutory reserved costs’ orders?

(a) How many sets of costs should the unsuccessful plaintiff be ordered to pay?

Scope of argument

7.  Representation at trial was thus:

(a)  The plaintiff was represented by senior counsel, Mr Barlow, and by 3 junior counsel, Mr Tsang, Mr Wong and Mr Siu.

(b)  The representation of the defendants broke down into four separate blocs, viz:

 The 1st and 2nd defendants were represented by Mr Yu SC, together with Mr Chan Chi Hung SC and Mr Richard Khaw; the 3rd to 5th defendants were represented by Mr Shieh SC, assisted by Ms Elizabeth Cheung; the 6th defendant was represented by Mr Tong SC, together with Ms Kate Poon; and finally the 7th to 11th defendants were represented by Mr Warren Chan SC, appearing with Mr Law.

8.  Mr Barlow SC, who also appears on this application, took the position that whilst he did not cavil at the defendants’ right to choose to be represented by counsel of their choice, nevertheless his client, the unsuccessful plaintiff, should not be required to pay the bill for 4 separate teams of lawyers, and therefore that the costs’ order nisi should be varied to an order that provided that the plaintiff do pay each of the 4 tranches of defendants one quarter (25%) of their costs of the action, such costs to be taxed if not agreed.

9.  He argued that the circumstances of this case did not warrant such fragmentation of representation, and that the interests of the 11 defendants could as easily have been dealt with by representation by a unified team of counsel, consisting of a leader and a junior or juniors, together with a single instructing solicitor.

10.  Mr Barlow suggested that the fact that the plaintiff had chosen to sue 11 related defendants did not “necessitate” 4 teams of lawyers, and drew the attention of the court to the words of Lindley MR in Bagshaw v Pimm [1900] P 148 at 151 that “it does not at all follow that the Court would allow the costs of appearing separately, however many defendants there might be…”; whilst more recently the English Court of Appeal in SEB TryggLiv Holding Aktiebolag v Manches and others, [2005] EWCA 1237 had reaffirmed the proposition that “Whilst [P&J] had the right to separate representation that did not mean that, if successful, it would necessarily be entirely at [AMB’s] expense.”

11.  Nor, he maintained, did the existence of different causes of action against different defendants make any difference, whilst the bare assertion of a possibility of a conflict of interest in itself was insufficient to justify a departure from the relevant principles.

12.  The plaintiff’s submission seeking to divide one set of costs between the 4 sets of defendants was firmly opposed by counsel appearing for each set of defendants, each of whom sought to justify as reasonable the retention by their respective clients of a discrete legal team in the highly unusual circumstances of this case, and who thus wished to retain the order nisi that costs were to follow the event absent any reduction/fragmentation.  Mr Shieh SC voiced the common refrain when he argued that in the circumstances of this litigation the “four clusters” of defendants each were well justified in retaining their own teams.

Procedural background

13.  In my view the question cannot fairly be decided absent reference to the particular manner in which these proceedings came to involve these 11 defendants – this was not a case in which at the outset a writ was issued by the plaintiff against all 11 defendants.

14.  As the substantive judgment records, this case had its provenance in a separate action, HCCT 54/2007, between the plaintiff and the 1st and 2nd defendants, wherein the plaintiff successfully had registered the 1st Arbitral Award handed down in its favour by the CIETAC Arbitral Tribunal convened to hear the dispute between the plaintiff and the 1st and 2nd defendants arising from the non‑performance by these defendants of an Agreement entered into with the plaintiff regarding the development of a piece of land in Xiamen, China.

15.  However, consequent upon a Court of Appeal hearing on 22 May 2009, nothing further occurred in this first action, which thereafter was left to lie on the court file.

16.  The plaintiff then commenced the present action, HCA 961/2008 (later renamed HCCL 13/2011) by a writ dated 27 May 2008, and it is this second action which is the subject of the judgment of this court handed down on 14 June 2012.

17.  This writ named not only the 1st and 2nd defendants (the defendants to the original action), but 3 additional corporate defendants, namely the 3rd, 4th and 5th defendants, which were associate companies within the ‘Eton Group’.

18.  This extension of scope of this second action had as a primary aim the assertion by the plaintiff of proprietary rights over the shares of the 4th defendant, and further to seek declaratory relief that the 3rd defendant was holding the 9,999 shares in the 4th defendant then registered in the name of the 3rd defendant upon constructive trust for the plaintiff (and likewise that the 2nd defendant was holding the one outstanding share of the 4th defendant on constructive trust for the plaintiff).

19.  At this stage, therefore, there were 5 corporate defendants to the second action, but this did not remain the position.

20.  In the face of a strike out/stay application mounted by the 3rd, 4th and 5th defendants, the plaintiff subsequently sought, and obtained leave to amend in order to add 6 additional individual defendants to the initial 5 corporate defendants, and at the same time added new claims sounding in damages, the plaintiff asserting that the 6th to 11th individuals as now joined to the action had been instructive in and/or were privy to the alleged dishonest conduct of the 1st to 5th corporate defendants; causes of action in conspiracy to defraud and/or for the tort of inducing breach of contract were added to the litigation mix.

21.  The purpose of this ‘thumbnail’ sketch is not to reiterate old ground – this procedural sequence having been described in greater detail in the judgment of 14 June 2012 – but simply to place into appropriate factual context the current argument on the part of the plaintiff that in this action the defendants should have made do with but one set of legal representatives.

22.  It must follow from the plaintiff’s argument that the additional 9 defendants which ultimately were added to the original 1st and 2nd defendants – which alone had been privy to the Agreement with the plaintiff and which remained the ‘common defendants’ within the CIETAC arbitration and the two Hong Kong actions thus arising consequent upon the 1st Arbitral Award – simply should have been absorbed into the existing legal team retained to defend the interests of the 1st and 2nd defendants.

Relevant principle

23.  Mr Barlow was correct in making the broad argument that the courts carefully scrutinize costs’ orders in order to ensure that apparent ‘profligacy’ of representation is not necessarily to be subvented by an unsuccessful plaintiff.  Divers judicial observations readily illustrate that the courts are concerned with weighing, in the exercise of an unfettered discretion, where costs should, or should not, appropriately lie upon resolution of an action.

24.  There has been debate between counsel as to the appropriate benchmark to be adopted when considering the issue of the representation of multiple defendants: is it, as Mr Barlow says, one of ‘necessity’ or, as Mr Shieh argues, a matter of ‘reasonableness’?

25.  In this regard Mr Barlow drew implicit comfort from the observations of Madam Justice Kwan in Hung Fung EnterprisesHoldings Ltd v Agricultural Bank of China [2012] 3 HKLRD 679, wherein her Ladyship observed (at paragraph 100):

“Although the principles in Re Elgindata (No 2) [1992] 1 WLR 1207, 1214A-C continue to apply after the Civil Justice Reform, the approach these days is to regard the proposition that costs should follow the event not as a general rule but only operates to shift to the unsuccessful party the burden of showing why some different approach should be adopted on the facts of a particular case (Chan Mei Yiu Paddy v Secretary for Justice, unrep, HCAL 16/2007, para 5, per Saunders J), the rationale being that a mechanistic adoption of follow the event principle may result in the parties incurring unnecessary costs in civil litigation (Wong KamTong v Tin Shing Court,Yuen Long (IO) (No 2) [2012] 2 HKLRD 1128, paras 10‑13).

26.  In addition, Mr Barlow relied heavily on the observations of Gloster J in SEB Trygg Liv, op cit, (quoted at para 70 of the appellate report), in the following terms:

“…I am concerned that no attempt seems to have been made to limit the representation of the solicitor defendants at trial to one firm of solicitors and one set of counsel, or, at least, with merely junior counsel, if necessary, representing the separate interests of the three different firms. Although I received assistance by way of submission and otherwise from all three sets of counsel, and although in theory at least, there was a conflict between the three firms by virtue of the different dates at which they had been retained, and the different periods when they had acted, that conflict was more apparent than real; in the event the solicitor defendants presented a united front at trial and no cut‑throat defence was seriously advanced or even advanced at all…”

27.  I do not consider the observations of a particular judge in a particular case, and her ruling that the unsuccessful party in that case should pay only 50% of the costs of each of the solicitor defendants to the preliminary issues – a ruling that was upheld on usual principles by the appellate court, which deferred to her Ladyship’s “unique and prodigious grasp of the dynamics of the trial” ‑ is of great assistance in the instant decision this court now has to make on a like issue; all cases are fact‑sensitive, and the present case perhaps represents the high watermark of that proposition.

28.  Nor do I necessarily agree with Gloster J if a fair reading of her Ladyship’s observations leads to the conclusion that the issue of ‘necessity’ should be evaluated only after the event.  Litigation is often opaque at the outset, in stark contrast to the position pertaining once a trial has taken place, when any conclusion as to the ‘necessity’ of particular representation has the inestimable benefit of hindsight, which always provides 20/20 vision; to take one of Mr Barlow’s examples, the fact that no cut‑throat defence actually was run in this case (which it was not) is not, I think, dispositive of the point now in issue.

29.  Accordingly if, as Mr Barlow strongly pressed, ‘necessity’ indeed is the appropriate benchmark when considering the separate representation of multiple defendants, then it seems to me that this must be qualified in terms of the ‘necessity’ of such separate representation being reasonably apparent when viewed through the factual prism existing at the time of the retention of such representation, and not simply as a post‑facto conclusion based upon that which did, or did not, occur at trial.

30.  In the present case therefore, at the time of retention of the representation in question – and as we know in this case eventually there were four ‘cluster’s of defendants and four legal teams – was it reasonable or unreasonable to have taken the view that separate representation was ‘necessary’ in order to guard against the possibility of conflicts of interest arising between the multiple defendants?

Decision

31.  Viewed from that perspective, Mr Barlow’s submission that in this case “a unified team” of counsel and solicitors would have been sufficient for all 11 defendants, that there was no real conflict of interest or possibility thereof, and consequently that the plaintiff should not have to pay for such other ‘unnecessary’ legal representatives, in my judgment was ambitious.

32.  I also consider that it is unjustified, in light of the probably unique procedural background to this case, wherein after impleading the 1st and 2nd defendants in the 1st action [HCCT 54/2007], and successfully registering the 1st Arbitral Award so that it became a judgment of this court for the purpose of enforcement, the plaintiffs then proceeded to ignore the 1st action and the remedy already obtained therein in order to embark on the 2nd action, issued initially against the 1st to 5th corporate defendants prior to subsequent joinder of the 6th to 11th individual defendants, with differing causes of action invoked against all 11 defendants in the ‘original actions’ (summarized at para 80(b) of the judgment), in addition to pursuit of ‘the derivative action’ against 1st defendant and 2nd defendant consequent upon the 1st Arbitral Award.

33.  Accordingly after putting this litigation in train in the convoluted form that ultimately it took, the unsuccessful plaintiff’s submission that it should bear only one set of costs to be divided between the ‘4 teams’, on the basis that only one legal team should have been retained to cater to and for the interests of all defendants, strikes me as a bit rich.

34.  The division of representation between the corporate and the individual defendants, that is, between the 1st to 5th defendants and the 6th to 11th defendants cannot in my view be assailed, not least since part of the plaintiff’s case was that the individual defendants variously had been responsible for the economic torts sought to be laid both at their individual doors and at the door of their respective corporate employers.

35.  Nor do I consider that the differentiation between the 6th defendant and the 7th to 11th defendants should have been characterized as ‘unnecessary’ at the time of considering the representation of this bloc of individual defendants; it would have been surprising if the so‑called “puppet master”(6th defendant) were to be represented by the same legal team that represented the minor individual players, all of whom were said to have been acting ultimately under instructions emanating from the 6th defendant.

36.  The only element of representation in this case which has given me pause for reflection is the issue of separate representation within the ‘corporate camp’, that is, the 1st to 5th defendants.

37.  Could and should the representation of the 3rd to 5th defendants have been added to the existing representation of the 1st to 2nd defendants on the basis that such separate representation was practically ‘unnecessary’?

38.  Putting to one side the fact that Mr Barlow has made what was solely an ‘all or nothing’ application in terms of 1 set of costs to cover all 11 defendants, at the end of the day I have concluded that in the particular circumstances of this case the plaintiff’s contention has not been made out in the instance of the 5 corporate defendants either, and thus that the plaintiff is to pay the costs of the two teams representing these corporate defendants.

39.  Whilst there was some degree of overlap on legal issues – Mr Shieh adopted, for example, Mr Yu’s submissions on the constructive trust allegation – on the issues of ‘knowing receipt’ and conspiracy the 3rd to 5th defendants were on their own, and in my view it would have been difficult properly (and safely) to have had the same legal team for all 5 corporate defendants absent the differentiation that in fact was put in place.

40.  It follows, therefore, that I reject the plaintiff’s application that the order nisi should be varied to provide for payment of 25% of the costs of each of the 4 tranches of defendants.

41.  Accordingly, subject only to the discrete issue regarding certification of the number of counsel, with which I now deal, the substance of the order nisi as to costs is unaffected.

(b)  3 counsel?

42.  This was an application by the 1st and 2nd defendants, by letter dated 25 June 2012, that the order nisi be varied to provide for a certificate for 3 counsel in terms of the costs incurred by the 1st and 2nd defendants.

43.  In mounting his application Mr Chan SC, who was retained in the case as junior silk to Mr Yu SC, rehearsed the complexity arising from the manner in which this case had been advanced against his clients, pointing out the difficult and complex issues of law involved in the ‘derivative action’, which was aggravated, he submitted, by the plaintiff’s failure to identify the juridical basis of the ‘derivative action’ until day 18 of the trial; in addition Mr Chan prayed in aid the complexity of the other causes of action, in particular in relation to the constructive trust issue, as mounted against his clients in the ‘original action’.

44.  Mr Barlow opposed.  He contended that no such certificate was warranted.

45.  Whilst I agree that certification for three counsel is exceptional, I take the view that many and various the challenges the 1st and 2nd defendants had to meet in this trial, with its extraordinary procedural history and, if I may say so, the multiple angles from which the plaintiff’s case was presented, is in this instance sufficient to justify certification for 3 counsel for the trial only.

46.  I so order, subject only to the qualification that I see no reason why the 1st and 2nd defendants should have the advantage of 2 silks and a junior.  Thus, the certification for 3 counsel is to contain the proviso that the fees of the additional silk, namely Mr Chan SC, are to be taxed on the scale adopted for the taxation of fees of senior junior counsel.  Whether this will make any difference in these times of ballooning costs is a matter for the taxing master.

(c) Reserved costs

47.  This court had had little substantive contact with this case until the onset of trial; with one exception, it thus has no personal knowledge of the interlocutory orders reserving costs which I am informed by counsel remain outstanding and which now require adjudication.

48.  Having heard counsel on each of these reserved orders, and having considered the submissions variously made in this regard, I specify below the orders in question, together with the order which now is to stand in place of that hitherto reserved:

(i)  Costs reserved by Reyes J on 21 November 2011 (pursuant to the hearing of the plaintiff’s summons (‘Valuation Summons’) dated 7 December 2011 requesting leave to adduce expert evidence on ‘fair market value’ of the 4th defendant:

Order: Costs of and incidental to the plaintiff’s application by summons dated 7 December 2011 be to the 3rd to 5th defendants, with certificate for two counsel for the hearing of the application on 21 December 2011, such costs to be taxed if not agreed.

(ii)  Costs reserved by Deputy Judge Stone on 14 February 2012 (pursuant to the hearing of the plaintiff’s discovery summons dated 10 February 2012):

Order: No order as to costs.

(iii)  Costs reserved by Burrell J on 6 June 2008 (pursuant to the plaintiff’s summons dated 2 June 2008 (the ‘injunction continuation order’):

Order : Costs of and incidental to the ‘continuation element’ of the plaintiff’s summons dated 2 June 2008, including the costs of the hearing on 6 June 2008, be to the 4th defendant, such costs to be taxed if not agreed.

(iv)  Costs relating to the summons of the 1st and 2nd defendantsdated 4 January 2012 (for strike out/stay of the plaintiff’s claim for equitable compensation and/or damages: listed for Day 1 of trial but not brought on) :

Order : No order as to costs.

(d)  Costs of the applications and of the hearing on 26 October 2012 to vary the order nisi

49.  As indicated to counsel at the conclusion of the various applications to vary the order nisi as to costs, and of the applications to consider the issue of reserved costs, this court takes the view that the appropriate order relating to this hearing on 26 October 2012 should be one of no order as to costs.  I so order.

Order absolute as to costs

50.  Consequent upon the foregoing, the order absolute as to costs is therefore to be in the modified terms following:

(i)  The costs of this action are to be paid by the plaintiff to the defendants, such costs to be taxed if not agreed;

(ii)  Save that as to the costs of the 1st and 2nd defendants the trial is certified as fit for three (3) counsel (to be taxed on the basis of one (1) senior counsel and two (2) junior counsel), the action is certified as fit for two counsel.

(William Stone, QC)
Deputy High Court Judge

Mr Barrie Barlow SC and Mr Anson Wong instructed by Clyde & Co, for the plaintiff

Mr Chan Chi Hung SC, instructed by Mayer Brown JSM, for the 1st and 2nd defendants

Mr Paul Shieh SC and Miss Elizabeth Cheung, instructed by Wilkinson & Grist, for the 3rd to 5th defendants

Miss Kate Poon, instructed by Baker & McKenzie, for the 6th defendant

Mr Law Man Chung, instructed by Woo Kwan Lee & Lo, for the 7th to 11th defendants

Please refer to HCMP13/2012, HCMP15/2012, HCMP18/2012 & HCMP21/2012 for the relevant appeal(s) to the Court of Appeal.

84297-EN-2012-11-09

廈門新景地集團有限公司 formerly known as 廈門市鑫新景地房地產有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NO. 13 OF 2011

(TRANSFERRED FROM HCA NO. 961 OF 2008)

----------------------

BETWEEN

 廈門新景地集團有限公司
formerly known as
廈門市鑫新景地房地產有限公司
Plaintiff
 

and

 
 ETON PROPERTIES LIMITED
(裕景興業有限公司)
1st Defendant
 ETON PROPERTIES (HOLDINGS) LIMITED
(裕景興業(集團)有限公司)
2nd Defendant
 ETON PROPERTIES GROUP LIMITED
formerly known as ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED(利景興業(廈門)有限公司), a limited company incorporated in Hong Kong4th Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED(利景興業(廈門)有限公司), a foreign-owned enterprise incorporated in the People’s Republic of China5th Defendant
 TAN LUCIO C(陳永栽)6th Defendant
 CHUA DOMINGO(蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO(陳永年)8thDefendant
 KWAN KIE YIP(關基業)9thDefendant
 CHEUNG CHI MING(張志明)10thDefendant
 MOK PUI HONG(莫沛杭)11thDefendant
----------------------
Before: Deputy High Court Judge Stone QC in Chambers (Open to Public)
Date of Hearing: 5 November 2012
Date of Judgment: 9 November 2012

-------------------------

J U D G M E N T

-------------------------

 

The applications

1. On 14 June 2012 this court handed down its judgment in this case.  For the detailed reasons given, the plaintiff’s claim failed, and was dismissed against each of the 11 defendants in the action.

2. Such dismissal of the plaintiff’s claim has significance in terms of an injunction order initially granted ex parte by Saunders  J on 27 May 2008, and continued by Order of Burrell J dated 6 June 2008.  The substance of the injunction in question had been to restrain the 2nd to 5th defendants from dealing with the shares in the 4th defendant as held by the 3rd defendant, whilst the 5th defendant had been prohibited from diminishing the value of its assets.

3. Paragraph (1) of the ‘Continuation Order’ reads:

“The ex parte Order made by the Honourable Mr Justice Saunders on 27 May 2008 be continued until the final disposal of this actionor further order”. [emphasis added]

4. The interpretation of this sentence lies at the core of the present debate, and has spawned two applications:

(a)  By summons dated 24 October 2012, the 3rd, 4th and 5th defendants ask for a declaration that the injunction which was continued by Burrell J “has been discharged by the Judgment dated 14 June 2012”;

(b)  By summons dated 25 October 2012, the plaintiff issued a cross-application, the substance of which is contained in paragraph (1) thereof which requests an Order that:

“The injunction order…ordered to be continued until the final disposal of this action or further order…be continued until the outcome of the Plaintiff’s appeal in CACV No 158 of 2012…is available or further order”.

The issues raised

5. Looked at in the round, three distinct issues thus emerge from these applications:

(i) Had the injunction order remained in place notwithstanding the dismissal of the action after trial?;

(ii) If not, should the Court now ‘declare’ that this was the position?;

(iii) If the earlier injunction order no longer remained in place, should the Court regrant the injunction in its original terms pending the plaintiff’s appeal against the dismissal of its action?

6. This judgment deals briefly with these three discrete questions.

Issue 1

7. For the plaintiff Mr Thomas Lee argued that, whilst the action had been dismissed after trial, the wording of the Order of Burrell J meant that the injunction “had not ceased to have effect”.

8. Mr Lee maintained that the phrase “until the final disposal of this action or until further order” did not mean that the injunctive relief was, or was intended to, expire at or following trial, and that the position would be different if the phrase “until trial or further order” had been used.

9. For the 3rd-5th defendants Miss Elizabeth Cheung (whose clients primarily were the subject of this interlocutory injunctive relief) submitted that on a plain reading of the terms of the injunction it was envisaged that it would last only until the determination of the trial, given that the duration of the injunction was stated to be “until the final disposal of this action”, which was, of course, HCA 961/2008, as later transferred to the Commercial List under the reference CL 13/2011.

10. Miss Cheung suggested that it could not have been intended by the plaintiff, which had had conduct of the drawing of the Continuation Order, that the injunction in question should continue until some time after the Judgment and pending appeal, and that an appeal from first instance determination sensibly could not be construed as falling within the rubric “this action”.  She added that had it been the intention for the injunction to continue until after the judgment at first instance, the order easily could have contained the additional words “and the conclusion of any appeal therefrom”.

11. For the 2nd defendant, Mr Khaw – whose client did not issue its own application and was involved in the injunctive relief by reason solely of the fact that in respect of  the 10,000 shares in the 4th defendant the 2nd defendant holds just one share on trust for the 3rd defendant – submitted that there was no doubt that the action had finally been disposed of, and that the fact that the plaintiff had decided to take out its own application for new relief spoke volumes about the ‘interpretation argument’ and the fact that the plaintiff well knew that the original injunction had come to an end.

12. I do not think there is any real doubt about this first issue: in my view Mr Lee’s linguistic argument fails, and as a matter of interpretation of the terms of the original 2008 Order, the existing injunction fell co-terminus with the dismissal of the plaintiff’s claim after trial.  I so hold.

Issue 2

13. As to whether the court now should respond to the defendants’ summons and “declare” that this is the position, Mr Lee had two submissions antipathetic to the proposition.

14. First, he took what amounted to a jurisdiction point.  He said that this issue had been a matter for trial, and thus, not having been dealt with at the conclusion of the trial, it no longer was open to this court to rule on the matter, and that this issue now properly is within the purview of the appellate court.

15. If I may say so, I do not consider that this is Mr Lee’s best point.

16. This court, the trial court, remains in the position of clearing up/dealing with procedural matters arising from its judgment of 14 June.  One of these matters is an argument seeking to vary the costs’ order nisi that was made in that judgment.  That hearing was held some 10 days or so ago, and a decision thereon is pending; in fact, it was during that costs’ order nisi hearing that Mr Lee first appeared in this case – he had not appeared on behalf of the plaintiff at trial – and, by consent, the issue of the ‘survival’ or otherwise of the injunctive relief granted in May 2008 was deferred to the hearing the subject of this judgment.

17. So I do not consider that this court is functus and thus has no jurisdiction to deal with this subsidiary aspect of the case, which, it seems to me, can be dealt with only when there has been a reasoned determination of the merits after trial.

18. The second point that Mr Lee pursued of a ‘technical’ nature is that the defendants’ summons of 24 October was impermissible in that it sought declaratory relief, and he emphasised that such power should be exercised sparingly and only where justice otherwise cannot be done – and that this was not such a case.

19. I agree with Mr Lee’s proposition that a court should hesitate long and hard before granting ‘declaratory’ relief in its true form, which is an equitable (or statutory) remedy which serves to establish and/or to clarify the substantive rights of a party.  Nor should there be any question of ‘true’ declaratory relief being granted otherwise than in open court.

20. However, that pointedly is not what is happening in this instance.  True it is that the language of the summons uses the term ‘declaration’, but this is mere semantics: as Miss Cheung pointed out, the summons could as easily have used the word ‘order’ instead of ‘declaration’.

21. I agree.  The Commercial Court looks always to the substance and not the form.  That which is happening in this case, no more and no less, is that the defendants hitherto subject to the existing injunctive remedy are seeking clarification of the juridical position, no doubt mindful of the penal notice endorsed on the injunction order.

22. Effectively this is an application ‘ex abundante cautela’, and the relief sought in fact could have been couched in a number of ways absent using the term ‘declaration’; perhaps better would have been if it had not been thus characterized, but that is nothing to the immediate point, which is that, as the context makes clear, this application is not an application for ‘declaratory relief’ in the manner in which that term properly and usually is understood.

23. In my view, therefore, there is nothing in this alternative objection either, and I see no bar in principle to making a confirmatory order to the effect that the injunction as earlier granted no longer subsists.  As a matter of law either it does, or it does not – and in my view it does not.

Issue 3

24. I turn now to the plaintiff’s own application, and the issue of the regrant of the injunctive relief in like form to that initially granted by Saunders J.

25. This is another curious twist in a case which perhaps has had more than its fair share thereof.  Normally the issue of discharge and regrant of injunctive relief arises in instances of material non-disclosure, wherein as a matter of principle the ex parte relief granted is discharged consequent upon such non-disclosure, but the circumstances remain sufficiently compelling for the court, in the exercise of its unfettered discretion, to ‘regrant’ the interlocutory injunctive relief pending trial; that is, that notwithstanding the non-disclosure the balance of convenience nevertheless continues to lie in favour of such regrant.

26. This case could not be further from that situation.  In this instance there has been a 24 day debate at trial of the many and diverse arguments raised by no less than 6 senior counsel, after which the court has delivered itself of a 135 page judgment dealing with every possible actual (and contingent) issue, ultimately concluding that the case as mounted against all 11 defendants must fail.  In the circumstances perhaps I may be permitted to venture the comment that no stone has been left unturned.

27. In light of the manner in which the plaintiff’s case was conducted at trial, it is odd that Mr Lee now should be instructed by the plaintiff to ask the court, by its summons of 25 October, to “hold the ring” pending appeal of the substantive judgment, and therefore to regrant the injunction in its original terms; pointedly no amendment of these terms was canvassed, no further evidence was filed, and accordingly this was an “all or nothing” application.

28. This regrant application effectively is an application for a stay pending appeal.  In my view there are two limbs to the application, although probably they are no more than two sides of the same coin:

first, whether the relevant benchmark for such stay has been attained by the plaintiff/applicant; and

second, whether non-regrant of the identical injunctive relief would render the forthcoming appeal nugatory.

The benchmark: satisfied?

29. There is substantial agreement between counsel as to the legal requirement, which is that the forthcoming appeal must have “a reasonable prospect of success”.

30. This rubric is the subject of comment in the judgment of Le Pichon JA in SMSE vKL , Civil Appeal No 111 of 2009, a matrimonial proceedings case involving the issue of leave to appeal under Order 59, rule 2B, RHC, in which (at paragraph 17 of the judgment) her Ladyship notes that “Reasonable prospects of success involves the notion that the prospects of succeeding must be “reasonable” and therefore more than “fanciful”,  without having to be “probable” “.  Whilst in the earlier case of Star PlayDevelopment v Bess Fashion Management Co Ltd [2007] 5 HKC 84, Mr Justice Ma (as he then was) usefully reviewed the principles applicable to stay of execution, and held that the existence of an arguable appeal (that is, an appeal with reasonable prospects of success) was “the minimum requirement” before a court would even consider granting a stay.

31. Is there a reasonable prospect of success on appeal in this case?

32. Mr Lee says that indeed this is the case, whilst opposing counsel demur: they submit that that plainly this benchmark is not satisfied, Miss Cheung noting that had the plaintiff been in position of requiring leave to appeal, it would have been highly unlikely to have obtained such leave given that the grounds of appeal against her client predominantly hinge upon the plaintiff successfully overturning findings of fact of the ‘seeing and hearing’ judge.

33. It is always problematic for the trial judge to make this estimation when, as here, in the Notice of Appeal his judgment comes under the sort of attack which Mr Lee characterized as a “robust”, but at the end of the day – and, pace Mr Lee’s concerns, paying no regard to some of the more colorful adjectives with which certain conclusions/findings within the judgment now are assailed – the court is driven to conclude that the failure of the plaintiff on, I think, every significant point of law and every significant issue of fact that was in question in this case does not make for an optimistic assessment of the plaintiff’s chances in the Court of Appeal, and certainly does not enable this court fairly to conclude that the plaintiff has “a reasonable prospect of success” on any such appeal.  I so hold.

34. There is, however, another element in this equation which in my view supplements and reinforces this conclusion.

Appeal rendered nugatory if no regrant?

35. In Star Play, op cit., Ma J had observed that in addition to the “reasonable prospect of success” standard as the “minimum requirement” for the court even to consider granting a stay, where there existed only an arguable appeal, then “the appellant would need to provide the court with additional reasons as to why a stay was justified, for example that the appeal would be rendered nugatory”.

36. This was a line of argument strongly mounted by Miss Cheung and Mr Khaw, whom each submitted that the non-regrant of the injunctive relief in the terms formerly in place could not, in the particular circumstances of this case, possibly lead to the conclusion that, absent  such regrant, the plaintiff’s appeal would be rendered nugatory.

37. Both counsel argued that the abandonment at trial of the remedy of specific performance (as “inefficacious”), and the election to pursue solely monetary relief in the form of equitable compensation fundamentally had moved the juridical goal posts, and therefore it no longer was clear why it was considered necessary to pursue a proprietary remedy in terms of preservation of the 4th defendant’s shares, which had been the original raisond’etre of the injunction when specific performance of the agreement between the plaintiff and the 1st and 2nd defendants as to the development of the Xiamen site had remained in play; thus, they argued, the balance of convenience now irrevocably was tilted against the regrant of an injunction in like terms to that initially obtained by the plaintiff.

38. In addition to this broad approach, Mr Khaw argued that the plaintiff’s constructive trust claim against the 1st and 2nd defendants clearly no longer was sustainable, under either Hong Kong or PRC law, given that at trial there had been acceptance on behalf of the plaintiff that the CIETAC Award could not be taken as equivalent to the grant of equitable relief of specific performance under Hong Kong law, and in fact had confirmed, through its leading counsel, that the plaintiff would seek damages in lieu of performance of the Agreement.

39. These struck me as a compelling submissions, given that there could be no question but that at trial the entire focus of the action had gone from seeking specific performance of the agreement between the plaintiff and the 1st and 2nd defendants to seeking monetary compensation in lieu thereof.

40. Mr Lee (whom, of course, had played no part in the trial) had, I think, no ready response to this line of argument, save to trail his coat with the proposition that the decision/concession to change direction at trial to the remedy of equitable compensation and away from specific performance did not necessarily bind his client, the plaintiff, thereby, it seemed to me, implicitly raising the spectre of an appeal being argued upon an entirely different basis from that which unequivocally had formed the plaintiff’s case at trial –  an eventuality which could not be said to be canvassed in the Notice of Appeal which, as Miss Cheung pointed out, requested an order that “judgment on liability be entered in the Action in favour of the Plaintiff for equitable compensation/damages to be assessed against each of D1 and D2 (in lieu of the existing order for the continued performance of their4 July contract with the plaintiff)…”

41. It follows that, notwithstanding Mr Lee’s sterling efforts in a difficult cause, I decline his client’s application to regrant.  I am unable to see that, absent any such regrant, the appeal would be rendered nugatory, and, as I have observed, there was no application (and no evidence underpinning the same) for any alternative form of injunctive relief in the changed circumstances now existing over 4 years later.

Orders

42. Upon the two applications now before the court I therefore make the following orders:

(a)  On the summons of the 3rd-5th defendants dated 24 October 2012:

(i)  order in terms;

(ii)  there be no order as to the costs of the 2nd defendant.

(b)  On the summons of the plaintiff dated  25 October 2012:

(i)  the application be dismissed;

(ii)  the costs of the application be to the 2nd and the 3rd -5th defendants, such costs to be taxed if not agreed.

Stay of Orders Pending Appeal

43. Mr Lee has indicated that, should the judgment of the court on these two applications go against his client, he will have instructions to appeal these issues to the Court of Appeal.

44. The issue of the possibility of an interim stay was canvassed with counsel, and no objection was made either by Miss Cheung or Mr Khaw to there being a stay/suspension of the foregoing orders pending the plaintiff seeking the assistance of a single judge of the court of appeal.  This seems to me to be eminently sensible since, absent such stay, this course obviates the prospect of an unseemly dash to the door of an appellate judge.

45. With the benefit of reflection the matter could, I think, more appropriately have been dealt with by relevant undertakings on the part of the defendants (which I recall earlier were offered and accepted at the costs’ nisi hearing on 26 October 2012), but in the event, having discussed the mechanics with counsel, I now make an additional order in the terms following with the clear intention of ‘freezing’ the position for a short interim period, viz:

(i)  There be a stay of the foregoing Orders for a period of 21 days from the date hereof;

(ii)  There be no order as to costs.

 (William Stone QC)
 Deputy Judge of the Court of First Instance

Mr Thomas Lee, instructed by Messrs Clyde & Co, for the plaintiff

Miss Elizabeth Cheung, instructed by Messrs Wilkinson & Grist, for the 3rd-5th defendants

Mr Richard Khaw, instructed by Messrs Mayer Brown JSM, for the 2nd defendant

Please refer to CACV158/2012 for the relevant appeal(s) to the Court of Appeal.

82194-EN-2012-06-14

廈門新景地集團有限公司 v. ETON PROPERTIES LTD AND OTHERS

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HCCL 13/2011

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

COMMERCIAL ACTION NOS. 13 OF 2011

(TRANSFERRED FROM HCA NO. 961 OF 2008)

____________

BETWEEN

 廈門新景地集團有限公司
formerly known as
廈門市鑫新景地房地產有限公司
Plaintiff
 

and

 
 ETON PROPERTIES LIMITED
(裕景興業有限公司)
1st Defendant
 ETON PROPERTIES (HOLDINGS) LIMITED
(裕景興業(集團)有限公司)
2nd Defendant
 ETON PROPERTIES GROUP LIMITED
formerly known as ETON PROPERTIES (INTERNATIONAL) LIMITED
3rd Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED (利景興業(廈門) 有限公司),a limited company incorporated in Hong Kong4th Defendant
 LEGEND PROPERTIES (XIAMEN) COMPANY LIMITED (利景興業(廈門)有限公司),a foreign-owned enterprise incorporated in the People’s Republic of China5th Defendant
 TAN LUCIO C (陳永栽)6th Defendant
 CHUA DOMINGO(蔡黎明)7th Defendant
 TAN ENG LIEN MARIANO (陳永年)8th Defendant
 KWAN KIE YIP (關基業)9th Defendant
 CHEUNG CHI MING(張志明)10th Defendant
 MOK PUI HONG(莫沛杭)11th Defendant

____________

Before: Deputy High Court Judge William Stone QC in Court
Dates of Hearing: 8, 9, 12, 13, 14, 15, 16, 19, 20, 21, 22, 23, 26, 27, 29 March 2012 (Openings and Evidence);
16, 17, 18, 19, 20, 23, 24 April 2012 (Final Submissions).
Date of Judgment: 14 June 2012

______________

J U D G M E N T

_______________

 

THIS CASE

1.  This is an unusual case.

2.  It has as its primary focus the relationship between the jurisdiction and powers of the Hong Kong Court and the enforcement of a foreign arbitral award, in the instant case a CIETAC arbitral award (‘the 1st Arbitral Award’); issues of constructive trust and economic torts leaven the substantive legal pot.

3.  Procedurally, the sequence and form of the present action may be unique. 

4.  This case has as its provenance an earlier action in Hong Kong which came into being as a standard Convention enforcement proceeding of the 1st Arbitral Award (‘the 1st action’), thereafter becoming transposed within an entirely separate action (‘the 2nd action’), which named not only the 1st and 2nd defendants originally party to the 1st action, but ultimately was amended to include an additional 9 defendants, and contains within it two distinct juridical strands:

(1) the ‘derivative’ enforcement element of the Arbitral Award as between the plaintiff and the 1st and 2nd defendants; and 

(2) ‘original’ actions founded upon economic torts alleged by the plaintiff against all 11 defendants – comprising the 1st to 2nd defendants of the 1st action, in addition to the 3rd to 5th defendants (each of which are corporate entities related to the 1st and 2nd defendants), and further, the 6th to 11th individual defendants, whom variously are directors/employees of these corporate entities.

5.  Add to this procedural mix a series of interlocutory appeals in both actions, the last of which resulted in the order for a ‘split’ trial upon liability and quantum, and the ingredients thus were in place for a forensic exercise of some complexity.

6.  It follows that any judgment must begin by tracing the background to, and the idiosyncratic development of, a case which has taken 22 days to try, and which variously has occupied the attentions of no less than 6 leading and 7 junior counsel.

THE STORY IN OUTLINE

(i) The Agreement

7.  This dispute has a relatively unexceptional factual origin: at bottom it amounts to no more than a breach of contract case, albeit one of egregious dimension, which arose between the plaintiff and the 1st and 2nd defendants almost a decade ago. 

8.  In July 2003 an Agreement (‘the Agreement’) was entered into between the plaintiff, Xiamen Xinjingdi Group Ltd (‘Xiamen Xinjingdi’) and the 1st and 2nd defendants, Eton Properties Ltd (‘EPL’) and Eton Properties (Holdings) Ltd (‘EPHL’), sister companies incorporated in Hong Kong within that which cumulatively has been referred to in this case as the ‘Eton Group’ of companies.

9.  Both sides of the fence were, and are, property developers, and the subject-matter of the Agreement was the development of a valuable piece of land in Xiamen, PRC.

10.  At the time of the Agreement the land in question – known as ‘Lot 22’ – was owned by the 5th defendant, a PRC company named Legend Properties (Xiamen) Company Ltd (‘Xiamen Legend’), which in turn was held by the 4th defendant, a Hong Kong company of identical title (‘Hong Kong Legend’), the shareholding in which in turn was held by EPL and EPHL.

11.  For immediate narrative purposes further detail is unnecessary, but at any rate this represented the broad corporate structure then in place albeit, as will become evident, this structure subsequently was subject to significant alteration, wherein the shareholding in the 4th defendant, Hong Kong Legend, was changed by virtue of the 3rd defendant replacing the 1st and 2nd defendants as sole shareholder of the 4th defendant – and hence of the holder of the land, the 5th defendant, Xiamen Legend.

12.  The Agreement is wide-ranging in its provisions, but in broad terms it provided that the plaintiff, Xiamen Xinjingdi, would make payments of up to 120 million RMB to the 1st and 2nd defendants, EPL and EPHL, which were to deliver the land to the plaintiff, which thereafter was to carry out construction and development of the land under the supervision of the 1st and 2nd defendants prior to the transfer to the plaintiff of the shares in the 4th defendant holding company.

13.  Apartment units were to be constructed thereon, and it was envisaged in the Agreement that the sales of completed units would be carried out in the name of the 5th defendant, Xiamen Legend, once more under the supervision of the 1st and 2nd defendants.

14.  The Agreement specifically contemplated that upon completion of all necessary steps in terms of the prospective development, that the 1st and 2nd defendants would transfer the shares of the 4th defendant (which then held the 5th defendant) for a consideration of HK$2 to a party nominated by the plaintiff.

15.  The Agreement expressly provided that it was to be governed by the laws of the PRC – Article 12(1) of the Agreement provided that a party in breach “shall bear the liability for breach of contract according to the provisions of the Contract Law of the PRC” – whilst Article 13(2) stipulated:

“The Agreement is governed by the laws of the People’s Republic of China, but the procedure and validity related to the transfer of shares of Hong Kong Legend is governed by the laws of Hong Kong Special Administrative Region.”

16.  Regrettably for the plaintiff, all did not proceed according to plan.

17.  In November 2003, the 1st and 2nd defendants had a change of heart about the bargain which they had struck some months earlier, and, after prior informal advice to the plaintiff of what was to be forthcoming, formal written notice of termination duly was give to the plaintiff.

18.  The practical upshot was that the Xiamen land was not delivered to the plaintiff developer, and instead the 5th defendant, Legend Properties Xiamen, itself began to develop the land, and in fact later sold all, or virtually all, of the completed units thus built within this development on Lot 22.

19.  The plaintiff was unhappy at its loss of bargain.  However, for reasons still unexplained, it was not until some 21 months later, in August 2005, that the plaintiff proceeded in accordance with the arbitration clause within the Agreement, and commenced a China International Economic and Trade Arbitration Commission (‘CIETAC’) arbitration in Beijing, which took place over a period of 4 years and held a total of 3 hearings involving this case.

(ii) The 1st Arbitral Award

20.  The first arbitral hearing of the dispute between the plaintiff and the 1st and 2nd defendants took place on 23 November 2005 and 18 May 2006.

21.  On 27 October 2006 the Arbitral Tribunal delivered its 27 page Award (‘the 1st Award’). 

22.  Under the heading ‘Nature of the Agreement in this Case’ the Tribunal considered “that, in a strict sense, the Agreement in this case is neither an agreement of share transfer nor an agreement of transfer of land use right.  It is a complicated arrangement of rights and obligations closely related to the transfer of shares.”

23.  The Tribunal agreed with the 1st and 2nd defendants/Respondents that the Agreement was a “framework agreement” and that performance “may be difficult due to various uncertainties” which in turn required “close cooperation between the parties and reasonable efforts to seek alternative approaches to meet the purpose of the Agreement.”

24.  In the event, the salient terms of the Award were that:

(1) the 1st and 2nd defendants/Respondents were to pay to the plaintiff/Applicant damages in breach of contract of RMB1.275 million;

(2) that “the Respondents shall continue to perform the Agreement made on July 4, 2003 between the Applicant, the Respondents and the third parties to the case”;

(3) that other arbitration claims mounted by the Applicant were dismissed; and

(4) all the arbitration counterclaims of the Respondents were dismissed.

As will become apparent, it is holding (2) within the Award which has stimulated both the form and content of the present case.

25.  This Award was made by the arbitral tribunal in ignorance of the fact that by that time of that Award the Eton Group had undergone a restructuring, the effect of which had been to render it no longer possible (even if performance otherwise had remained factually possible in light of the development of Lot 22 by the 5th defendant and the onsale of the units erected thereon) for the 1st and 2nd defendants to perform the Agreement with the plaintiff by reason of their replacement by the 3rd defendant as the sole shareholder of the 4th defendant, which in turn was the holding company of the 5th defendant – the effect of which was to preclude the transfer by the 1st and 2nd defendants of the shares of the 4th defendant as ultimately anticipated/required under the Agreement.

26.  This was a matter which did not come to the attention of the arbitral tribunal until later in the day when the 1st and 2nd defendants made two further attempts to argue/clarify its case before the arbitral tribunal.

(iii) Further arbitral activity: the 2nd Award

27.  The first such attempt was on 19 August 2008, when the 1st and 2nd defendants filed an application for arbitration with CIETAC (‘the second arbitration’) seeking an order declaring that the Agreement be terminated on the basis that the terms of Agreement had violated certain mandatory requirements of PRC law and, further, that there had been a change of shareholding in Hong Kong Legend, and that as a consequence the Agreement no longer could be performed.

28.  By its 47 page 2nd Award dated 22 April 2009, the Tribunal dismissed the arguments of the 1st and 2nd defendants/applicants, holding that whilst the Tribunal had jurisdiction to hear the case – “the key facts are different from those of the earlier case, some of which were not disclosed by the 2 applicants when the earlier case was heard” (referring to the change of shareholding in Hong Kong Legend, a fact but recently discovered by the plaintiff during the action for registration in Hong Kong of the 1st arbitral Award) – nevertheless the changes of circumstances now prayed in aid by the 1st and 2nd defendants did not suffice to terminate the Agreement within Article 11 thereof, observing [Translation, internal page 46/47]:

“The Arbitral Tribunal notes that, in respect of the 2 Applicants’ defence of impossibility to perform, the arbitral tribunal of the earlier case had made an order for continued performance of the Agreement. The Arbitral Tribunal also notes that the recognition and enforcement of the earlier arbitral award of the arbitral tribunal are carrying out in the Hong Kong court in accordance with the Hong Kong legal procedures. The Arbitral Tribunal considers that agreements made in accordance with the law shall be legally binding between the parties. The parties should perform their own obligations in accordance with the agreements, and shall not unilaterally vary or terminate the agreement. The Arbitral Tribunal considers that the 2 Applicants’ claim to terminate the Agreement lacks factual, contractual and legal bases, and the Arbitral Tribunal does not support this.”

(iv) Yet further CIETAC activity: ‘Clarification sought’

29.  Having failed before the arbitral tribunal on the first two occasions, on 19 August 2008 the 1st and 2nd defendants filed a yet further application with CIETAC seeking clarification from the tribunal on the meaning of the words “alternative approaches” as contained in the 1st Award within the sentence “within the framework of the Agreement use reasonable efforts to seek alternative approaches in order to meet the purpose of the Agreement”, and requested further directions on how the Award should be performed and/or what relief (including damages or other appropriate relief) the Respondent/plaintiff should have for meeting the purpose of the Agreement.

30.  This further application, however, was not entertained, and was dismissed in short order.

31.  On 27 July 2009 CIETAC noted that the secretariat of the arbitration commission had liaised with the original arbitral tribunal for this case, and had responded as follows:

“The arbitral tribunal adjudicated the case fully based on arbitration request of the Applicant and made ruling based on the Applicant’s arbitration request. After investigation, the Award issued by the arbitral tribunal on 27 October 2006 is final, there is no mistake in relation to writing, typing or calculation which needs to be corrected. Also the arbitral tribunal in the Award did not leave out any matter which would need to be further determined according to PRC Arbitration Law and the Arbitration Rules of the Arbitration Commission. Accordingly the arbitral tribunal does not accept the abovementioned application of the Respondents.”

32.  From a chronological viewpoint, only the 1st Arbitral Award of 27 October 2006 antedated judicial proceedings taken out both by the plaintiff and also by the 1st and 2nd defendants in the PRC and in Hong Kong.

(v) PRC judicial proceedings

33.  So far as PRC judicial proceedings are concerned, these are mentioned merely to record their occurrence, and in the present context amount to no more than forensic by-play.

34.  In March 2007 the plaintiff sought to enforce the 1st Award before the Intermediate People’s Court of Xiamen, only for these proceedings to be dismissed on the basis that the 1st and 2nd defendants, and their assets, were not within Xiamen.

35.  On 16 April 2007 the 1st and 2nd defendants had applied to the Second Intermediate People’s Court in Beijing to set aside the 1st Award, only to withdraw the application on 19 June 2007.

(vi) Hong Kong judicial proceedings

36.  In contrast to the PRC judicial proceedings, the 1st Award precipitated extensive litigation in Hong Kong, with the subsequent 2nd and 3rd applications to CIETAC interfacing with what by that stage were ongoing proceedings before the Hong Kong Courts – to the diverse progress of which I now turn.

1. HCCT 54 OF 2007

(a) First instance proceedings

37.  In October 2007 the plaintiff applied in Hong Kong for enforcement of the 1st Award pursuant to the provisions of section 2GG and section 40B of the then Arbitration Ordinance, Cap 341.

38.  The parties to this action were the plaintiff, qua Applicant, and the 1st and 2nd defendants, qua 1st and 2nd Respondents.

39.  Upon the plaintiff’s ex parte application, by Order dated 31 October 2007 Mr Justice A Cheung (as he then was) granted judgment in favour of the plaintiff to the effect, inter alia, that the Respondents [1st and 2nd defendants] “shall continue to perform its (sic) obligations under the agreement” (at paragraph 2(b) of the Order).

40.  The 1st and 2nd defendants then moved to set aside this ex parte Order.  It was contended on their behalf that in the circumstances prevailing it was impossible to perform the Agreement according to its terms and therefore it would be contrary to fundamental notions of justice and public policy specifically to perform the Award.

41.  Pursuant to this contention affidavit evidence was placed before the court to the effect that the plaintiff/Applicant fully was aware of the construction work then taking place on the Xiamen land, and that as at the date of this evidence (January 2008) 99% of the residential units already had been sold to third party purchasers, and that in any event the ‘Eton Group’ shareholdings had been restructured.

42.  The motion to set aside the ex parte order of Mr Justice Cheung, as argued by the team of counsel now appearing in this action on behalf of the 1st and 2nd defendants, was heard by Mr Justice Reyes on 19  June 2008.

43.  On 24 June 2008 the learned judge rendered an erudite 37 page judgment. 

44.  The result was that Reyes J dismissed with costs the 1st and 2nd defendants’ application to set aside the judgment of A Cheung J, the judge observing that whilst further directions might be required either from the Arbitral Tribunal or the Beijing Court for the purpose of “working out the order to make it work”, he nevertheless emphasized that all he was concerned with at the setting aside stage was whether the plaintiff’s claim was “at least arguable”, and that what was sought by the action before him was for the Award to be converted into a judgment of the Hong Kong court: this meant essentially an order by the Hong Kong court that “the Respondents shall continue to perform the Agreement”.

(b) Appellate proceedings

45.  Having thus failed in their bid to set aside the ex parte Order of Mr Justice A Cheung, the 1st and 2nd defendants sought relief by appealing to the Court of Appeal against the decision of Reyes J refusing to set aside the Order.

46.  The Court of Appeal (Rogers VP., Le Pichon and Hartmann JJA) heard the appeal, CACV 106/2008 and CACV 197/2008, on 22 May 2009, and at the conclusion of the hearing on that day dismissed the appeal, the Reasons therefor subsequently being handed down on 11 June 2009.

47.  Madam Justice Le Pichon wrote the Reasons for Judgment of the Court. Her ladyship specifically rejected the principal argument put forward on behalf of the 1st and 2nd defendants that as the development in Xiamen had been completed and 99% of the units sold, thus it would be contrary to the notion of justice to enforce something no longer possible to perform, and therefore that the Order of the Hong Kong court was tantamount to a decree of specific performance. 

48.  At the same time Le Pichon JA rejected the contention that the plaintiff really was looking for “further stage” remedies such as damages in lieu or an account of profits rather than the right to develop the land, and that it thus would be a matter for CIETAC, from which directions now should be sought, and to which body the appellants undertook to revert for a determination of what alternative remedies the Respondent/plaintiff now should have.  In this context her Ladyship clearly was influenced in her observations and approach by the fact that the restructuring of the shareholding of the Eton Group – which restructuring earlier had taken place by the time of the first arbitration but as yet had not been disclosed – could not in itself constitute to a valid argument for the 1st and 2nd defendants, observing:

“…the impossibility (if any) is self-inflicted…the Eton Group went ahead with the restructuring notwithstanding that the arbitration had commenced. It took a calculated risk and must bear the consequences.”

49.  This judgment of the Court of Appeal appears, on the papers at least, to have been the final act in the brief history of the designated statutory recognition and enforcement action regarding the 1st Arbitral Award, namely HCCT 54 of 2007. 

50.  Nothing further was done to enforce the Order of A Cheung J in HCCT 54 of 2007, which still stands; nor for that matter was any application made by the plaintiff to the CIETAC tribunal in Beijing when it became (or by this stage must have become) abundantly clear that there could be no question of the 1st and 2nd defendants “performing the Agreement made on July 4, 2003”, which had been the central element within the 1st Award.

51.  For all practical purposes this action, and the Order granted therein, remains on the record, albeit it appears now to languish in ‘procedural limbo’.

52.  This was because the plaintiff then commenced a second action consequent upon the Arbitral Award of 27 October 2006 – and it is thisaction, and the relief variously sought by the plaintiff therein, which forms the subject-matter of this judgment.

2. HCA 961 OF 2008 [SUBSEQUENTLY INTITULED HCCL 13 OF 2011]

(a) Commencement of action

53.  By its Writ and Statement of Claim attached thereto, dated 27 May 2008 the plaintiff, Xiamen Xinjingdi, filed suit against not only the 1st and 2nd defendants from the first Hong Kong action, but also against 3 additional corporate defendants – all associate companies within the Eton Group – asserting proprietary rights over the shares in the 4th defendant and seeking declarations that the 3rd defendant held the 9,999 shares in the 4th defendant then registered in its name on constructive trust for the plaintiff, and likewise that the 2nd defendant held the one share then registered in its name on constructive trust for the plaintiff.

(b) Interlocutory disputes

54.  It was after the issue of this new action that Mr Justice Fok (as he then was) found himself seized with a raft of interlocutory applications from each side of the fence: the 1st and 2nd defendants mounted an application for a stay of the action against them on the basis that it should go to arbitration, alternatively that it be struck out, the 3rd, 4th and 5th defendants also sought to stay or strike out the action, whilst the plaintiff resisted these applications and in turn itself sought leave to amend the Statement of Claim by adding 6 additional defendants to the 5 originally named and to add various new claims, in addition to mounting an application for discovery in aid of an interlocutory injunction; this latter relief had been granted by Saunders J on 27 May 2008 upon the application of the plaintiff, and had restrained the defendants from further changing the shareholding structure of the 4th defendant and the 5th defendant from disposing of or diminishing the value of its assets, injunctive relief which was continued on 6 June 2008 by Burrell J “until final disposal of this action or until further order”.

55.  These various interlocutory applications were heard by the learned judge over four days on 22 to 25 February 2010, and he handed down his analytical and detailed 55 page judgment on 16 March 2010.

56.  The acumen of this judgment speaks for itself, and I confine myself to recounting the upshot of these applications.

57.  Upon the plaintiff’s application to amend, Fok J granted leave to amend in red the Statement of Claim (in terms of the second version as was placed before the court, which bore the signature of the plaintiff’s new leading counsel, Mr Barlow SC), which in substance not only permitted the addition to the existing 5 corporate defendants of an additional 6 personal defendants, but also refined the existing constructive trust plea – by identifying two alternative forms of remedy which would facilitate the removal of the corporate restructuring of the 4th defendant – and permitted the bringing of alternative claims in damages against the 6th to 11th individuals asserted to be responsible for the alleged dishonest conduct of the 1st to 5th defendants, and further added causes of action in conspiracy to defraud and/or for the tort of inducement of breach of contract.

58.  In addition, Mr Justice Fok granted the application by the 1st and 2nd defendants for a stay to arbitration, but rejected their application to strike out the action, he dismissed the application by the 3rd to 5th defendants to strike out or stay the action against them, and granted the plaintiff’s application for discovery against the 5th defendant and dismissed the plaintiff’s further discovery application against the 3rd defendant.

59.  So far, so clear, but the matter did not end with Fok J’s cogent disposition of these interlocutory issues, and the issue of the stay of proceedings he had granted in favour of the 1st and 2nd defendants (which, had such order for stay remained extant, in retrospect would have had a profound effect upon the development of this case) was to be the subject of not one, but two, appeal hearings.

(c) Interlocutory appeal

60.  Dissatisfied with the stay decision, the plaintiff took the matter on appeal to the Court of Appeal in CACV 88 and 89 of 2010.

61.  On 15 December 2010 Court of Appeal (Rogers VP, Le Pichon and Kwan JJA) handed down judgment, now reported at [2011] 1 HKLRD 781.

62.  The plaintiff’s appeal was allowed, and the stay order as granted by Fok J was set aside.

63.  The appellate court noted that whilst it might be that the distinction between what should form part of the arbitral award and what should be considered part of the enforcement proceedings had been “blurred”, the Arbitral Tribunal had approved in clear terms the enforcement of the Award underway in Hong Kong notwithstanding the “difficulties which had been created by the defendants, and their machinations, in this case”, and that now it was for the Hong Kong Courts to enforce this Award.

64.  Madam Justice Kwan, with whom Rogers VP and Le Pichon JA agreed, opined that there was a distinction between the determinative jurisdiction and powers and the enforcement jurisdiction and powers of the Court, and that the present action was concerned with the latter, given that the nature of the claim in the action was primarily an action on the 1st arbitration award, not an action on the performance and obligations of the Agreement.

65.  The Court also observed that the plaintiff’s action against the 1st and 2nd defendants was brought on the basis that the defendants were in breach of their implied promise to perform the arbitral award, and that this fell within the enforcement jurisdiction of the court, which had not been ousted by Article 8 of the UNCITRAL Model Law.

66.  Rejected as “immaterial” was the argument that under the registration proceedings [in HCCT 54 of 2007] that the plaintiff had obtained judgment against the 1st and 2nd defendants, and that accordingly there was no need for the plaintiff to sue in a separate action for breach of the defendants’ implied promise to perform the Award – and that the plaintiff was at liberty to bring this action as against the 1st and 2nd defendants.

67.  The court also rejected as “misplaced” the defendants’ submission that this action should not be regarded as an action for the enforcement of the Award by reason of the fact that it was not “mechanistic”, Madam Justice Kwan JA observing (at paragraph 32) that “this is not to say that an action on the arbitral award must be mechanistic” and that “it all depended on the scope of the issues that might be raised in the dispute in that action.”  With respect, it might be thought that these latter observations, which I take as obiterdicta within the context of this interlocutory appeal, stretch the envelope of established authority.

(d)   Court of Final Appeal : refusal of leave to appeal

68.  On 25 January 2011 the Court of Appeal declined to give grant the 1st and 2nd defendants leave to appeal to the Court of Final Appeal, and on 4 May 2011 the Appeal Committee of the CFA dismissed the defendants’ further application for leave to appeal.

69.  In delivering the Determination of the Appeal Committee (Chief Justice Ma, Mr Justice Bokhary PJ and Mr Justice Ribeiro PJ) the Chief Justice briefly reviewed the background and principal arguments in the case, and rejected the argument mounted by the defendant applicants that the current action went well beyond anything decided by CIETAC, and therefore not merely was concerned with enforcement of the Award, commenting “it is plainly true that the pleaded claims go beyond what CIETAC decided, but it is a non sequitur to say that they are therefore not concerned with enforcement.” 

70.  The Chief Justice prayed in aid a passage from Mustill andBoyd on Commercial Arbitration, 2nd ed., at page 417, relating to the implied promise on the part of parties to an arbitration agreement to perform a valid Award, and that “if the award is not performed the successful claimant can proceed by action in the ordinary courts for breach of this implied promise and obtain a judgment giving effect to the award”, and further noted that the steps now taken by the plaintiff “clearly represent steps taken by way of enforcement”. He also observed that CIETAC already had rejected an attempt by the 1st and 2nd defendants to reopen the arbitration “and that there was nothing left for the tribunal to do”. 

71.  Thus the application for leave to appeal was held not to be reasonably arguable, and hence was refused.

72.  The deliberations both of the Court of Appeal and of the Appeal Committee of the Court of Final Appeal took place on the basis, and against the backdrop of, the pleading as it then stood in terms of the Amended Statement of Claim; what was not before these courts were the subsequent green re-amendments to the claim as were to be made by the plaintiff – and it was such re-amendment which was to stimulate yet further appellate activity.

(e) Late pleading re-amendment

73.  On 21 December 2011 this case again crossed the desk of Mr Justice Reyes who, pursuant to its application taken out on 14 December 2011, granted leave to the plaintiff to file a Re-Amended Statement of Claim. 

74.  At the same time the learned judge also gave directions for the filing of expert evidence on the issue of quantum, in particular upon the valuation of the 4th defendant.

(f) Further interlocutory appeal

75.  The defendants were aggrieved by these rulings, and appealed against both of these Orders – for, it was said, in an earlier case-management conference the plaintiff had told Reyes J that it intended neither to amend the pleadings nor to adduce expert evidence, and that this had remained the position in early November 2011 when the March 2012 dates for the trial of this action had been fixed.  Hence, it was argued, in these circumstances such re-amendment and expert evidence ought not to be permitted.

76.  Successful interlocutory appeals on case management issues are rare birds, but on 3 February 2012 the Court of Appeal (Hon Cheung CJHC and McWalters J) reviewed the case and allowed the appeal in part to the extent of adjourning trial of the matters as now were pleaded in the new paragraph 35(5) of the Re-Amended Statement of Claim [substantively relating to the calculation of the loss and damage alleged by the plaintiff] for further directions to be given after the outcome of this trial.  In this connection, in his Reasons for Judgment handed down on 14 February 2012 the learned Chief Judge observed:

“the plaintiff’s new paragraph 35(5) is a more or less self-contained claim. Depending on how the other issues already raised are to be determined at trial, a viable though not 100% satisfactory alternative to refusing the amendment is to hive off paragraph 35(5) from the trial to a subsequent stage certainly a split trial direction could have its own fair share of problems in terms of duplication of issues, evidence and efforts. However, looking at the matter in the round, the hiving off of paragraph 35(5) would seem to be much more preferable to either refusing the amendments altogether or squeezing the case into the existing trial dates which were fixed for trying the plaintiff’s claim as originally framed only”.

77.  Certainly the latter observation as to time was prescient: as matters transpired, notwithstanding that the present case has been conducted on the basis of ‘liability’ only, with ‘quantum’ deferred to another day, it still massively overran the original 12 day estimate and despite best efforts has taken virtually double that period to try.

THE ‘SHAPE’ OF THE CASE

78.  It has not always been straightforward accurately to characterize the ‘shape’ of this case and to identify with precision the various causes of action maintained by the plaintiff against each of the 11 defendants: hence the profusion of paper to which the court was subjected both during (and after) Mr Barlow SC’s final submissions from defendants’ counsel, who wished to respond to allegations of which they maintained hitherto they had been unaware.

79.  This is particularly striking when one comes to consider the action as now mounted against the 1st and 2nd defendants whom, it will be recalled, were the sole parties to the Agreement with the plaintiff and the sole parties to the arbitration proceedings before the CIETAC tribunal in Beijing.

80.  For the purposes of the present judgment, however, I propose to categorize the case along the following broad lines (gleaned, in part at least, from paragraph 12.1 of the plaintiff’s outline final submissions):

(a)  the derivative action against the 1st and 2nd defendants consequent upon the 1st Arbitral Award, that is, as Mr Barlow SC expressed it, “the enforcement of the enforcement order” emanating from the 1st action, HCCT 54 of 2007;

(b)  the original actions against the 11 defendants.  In turn this breaks down thus (for descriptive purposes adopting the 4‘blocs’ of defendants separately represented by leading counsel):

(i) As against the 1st and 2nd defendants, liability in constructive trust and in conspiracy;

(ii) As against the 3rd, 4th and 5th defendants, liability in constructive trust/knowing receipt, and in conspiracy;

(iii) As against the 6th defendant, liability in breach of trust, procurement of breach of contract and conspiracy;

(iv) As against the 7th to 11th defendants, liability in procuring breach of contract and conspiracy.

THE EVIDENCE

Factual

81.  In terms of viva voce evidence of fact, a total of 9 witnesses gave evidence over the period encompassed by the 3rd to the 15th day of this trial.

82.  For the plaintiff, Xiamen Xinjingdi, 2 persons were called:

Mr Zhong Jiang-Bo, the Chairman of the Board of Directors of the plaintiff, who had more than 15 years of experience in real estate development in the PRC; and Mr Xu Kui-Nan, the General Manager of the plaintiff, with some 20 years of PRC real estate experience.

83.  Mr Zhong gave 2 witness statements, dated 9 December 2011 and 17 February 2012, whilst Mr Xu’s witness 2 statements were of like dates; neither witness did a great deal more than to recite the basic story and objective facts underpinning the current action.

84.  For the defendants, a total of 7 witnesses gave evidence from the witness box.  I specify them in order of appearance:

(i)  Barry Mok Pui Hong [D11]: Mr Mok is the Group Financial Controller of the 1st defendant, EPL, who since 1993 has been generally responsible for overseeing tax and accounting matters, including those arising from activity in the PRC; he is a Certified Public Accountant who gave 3 witness statements, respectively dated 14 December 2011, 17 February 2012 and 9 March 2012.

(ii)  Daisy Wong Siu Kan, not herself a party to these proceedings, and whose 2 witness statements are dated 14 December 2011 and 9 March 2012 respectively, is the senior manager within the Company Secretarial Department of EPL, the 1st defendant; her evidence is of particular importance in terms of one of the few issues of fact requiring decision in this case, namely the provenance and genesis of the Eton Group corporate restructuring.

(iii)  Cheung Chi Ming, [D10], a director of the 4th and 5th defendant companies, was heavily involved in the Mainland China business affairs of the companies in the Eton Group established by Mr Lucio Tan, the 6th defendant, and in 1993 he was appointed as the principal representative of the 1st defendant’s Beijing office; his participation in the affairs of the business operations of the Group in Xiamen post-dated September 2003, and included the development of the Xiamen lot the underlying subject of this case, as well as the decision to terminate the Agreement.  His 2 witness statements are dated 14 December 2011 and17 February 2012.

(iv)  Mariano Tan Eng Lien, [D8], whose single witness statement is dated 13 December 2011, was a director of the 1st and 2nd defendants until 28 July 2009, and thereafter held no office within the Eton Group; he now is retired.  He is the elder brother of Mr Lucio Tan, the 6th defendant, and mainly was concerned with overseeing fund mobilization and investment management of the Group’s investment activities in Hong Kong, which he visited from his Philippines residence on a quarterly basis during the years of his involvement in the Group.  Mr Tan’s single witness statement is dated 14 December 2012.

(v)  Domingo Chua, [D7], is a director of the 1st, 2nd, 4th and 5th defendants, and until 6 December 2010 he was the legal representative and Chairman of the Board of Xiamen Legend, the 5th defendant; as from 16 November 2005 he has been a director of the 3rd defendant.  He was responsible for supervising the property business of the companies in Xiamen as well as other cities in Mainland China, reporting at all times to his brother-in-law, Lucio Tan, the 6th defendant.  After the signing of the Agreement between the plaintiff and the 1st and 2nd defendants, for which he was responsible, at Mr Lucio Tan’s request he stepped aside from all dealings with Lot 22, the Xiamen plot the development of which was the subject of the Agreement, in order to permit Mr Cheung Chi Ming, the 10th defendant (and also his brother-in-law) to take over the relevant responsibility.  His single witness statement is dated 14 December 2012.

(vi)  Kwan Kie Yip, [D9], whose witness statement is of like date, is a qualified accountant.  Mr Kwan is a director and Chief Executive Officer of EPL, the 1st defendant, and is also a director of the 2nd, 4th defendants and, until 27 June 2011, a director of Xiamen Legend, the 5th defendant.  Save for the periods from August 2002 to September 2003, and July 2003 to May 2005, in which he was directly involved in the Group property business in Shanghai and Dalian respectively, he has not taken part in the Mainland China business of the 1st defendant and its associated companies, and has remained, in operational terms, ‘Hong Kong-centric’.

(vii)   Benito Chua was the final viva voce witness of fact, who gave evidence on the 15th day of this trial; his witness statements are dated 15 February 2012 and 27 March 2012.  Mr Chua is not an individual defendants, his evidence being but belatedly called by Mr Yu SC, leading for the 1st and 2nd defendants, out of an abundance of caution arising from the fact that this is a ‘split’ trial, and that in certain instances it is not always easy to delimit the precise line of demarcation between ‘liability’ and ‘quantum’.  In the event Mr Chua’s evidence was that he had first become involved with the development of Lot 22 in around January 2004, at a time when certain approvals and permits had been obtained from the Xiamen local government authorities; he spoke primarily to matters relating to the construction of the development on site after “substantial changes and improvements to the design of the development”  made by the 5th defendant after termination of the Agreement with the plaintiff (for example, 32 above ground floors per block were built by the 5th defendant as against the plaintiff’s earlier design of 23 floors, whilst the design of the blocks themselves were in a different configuration), and latterly (in a supplemental statement produced during the trial) as to the pre-sale arrangements and profitability of the project as sold, and was but briefly cross-examined by Mr Barlow SC.  In the overall scheme of things it is probably fair to say that his evidence, whilst informative, did not add a great deal to the issues the immediate subject of this trial.

85.  Only Mr Lucio Tan, the 6th defendant and acknowledged head of the Eton Group, and the so-called “puppet-master” central to Mr  Barlow’s submissions, did not attend court and give evidence.

Expert

86.  In his Opening Statement, Mr Barlow SC, leading for the plaintiff, went so far as to express the optimistic view (at paragraph 4.4) that the plaintiff’s “primary position is that PRC law is irrelevant” and further (at paragraph 10.3) that it was envisaged that a ruling of the court “might be sought as to whether or not the expert evidence is reasonably required to resolve the proceedings”.

87.  In the event such a ruling was not sought, I assume because it became abundantly clear to all counsel that expert evidence as to PRC law was to prove highly significant in the disposition of this case.

88.  The court thus had to confront the learning of the two gentlemen who appeared to give such expert evidence at this trial:

Mr Fei Ning, a practicing attorney in China and a partner in Jun He Law Offices, a Chinese law firm, who was engaged by Messrs Clyde & Co, the solicitors for the plaintiff, to express his opinion on certain Chinese law issues.  Mr Fei’s final Expert Report is dated 23 February 2012.

On the other side of the fence, the PRC law expert called on behalf of all the defendants (save for the 6th defendant) was Professor Cui JianYuan, a law professor at Tsinghua University, whose research area is civil law and whom, amongst other positions, holds the title of Director of the Civil Law Research Centre of the School of Law of Tsinghua University.  Professor Cui’s final Expert Report is dated 29 February 2012, and during the trial he produced a Supplemental Opinion dated 20 March 2012.

89.  In the course of this judgment I shall be referring to the contentions of these two experts.  For immediate purposes, however, suffice it to say that in so far as these experts disagree, I have no hesitation whatever in preferring, and in accepting, the opinion(s) offered by Professor Cui.

90.  I mean no disrespect, but although Mr Fei pronounced himself au fait with the obligations of an expert witness under the Hong Kong system, my strong feeling was that his instincts as a practising attorney were still much to the fore, and, again if I may say so with respect, his desire to argue the plaintiff’s case clearly was discernible within many of his responses to questions variously addressed to him.  I was also underwhelmed that he did not inform the court that the particular PRC tort law upon which he based some of his responses in fact was not in place as part of the law of the PRC at the time of the matters the subject of this case – and thus was inapplicable to the present issues with which this court had to deal.

91.  One final matter remains to be dealt with under the ‘expert evidence’ rubric.  In his final submission Mr Shieh SC for the 3rd to 5th defendants moved from the Bar table that a Report of Mr Anthony Dicks QC should be regarded as part of the expert evidence and be referred to by the court.

92.  If I may say so, I have much time for Mr Dicks’ expertise in this area, but to accede to this application would not, I think, be fair, given that at the time of the making of the relevant directions for expert evidence on PRC law Mr Dicks’ Expert Report of 12 January 2010 upon the issue of ‘constructive trust’ under PRC law – which Report predated such directions – was not canvassed as being part and parcel of the expert evidence to be used at this trial. 

93.  Accordingly Mr Shieh’s ad hoc motion is denied, and for the purposes of Chinese law I shall refer solely to the evidence of Mr Fei and of Professor Cui, each of whom appeared in the witness box and was extensively cross-examined.

FINDINGS OF FACT

94.  In origin this is a simple case, and viewed in that light it beggars belief how long it has taken to try; regrettably no acceptable judicial means were available to shorten its progress once it was set down and forensic inertia had set in.

95.  As Mr Tong SC pointed out in his Opening, one of the peculiar aspects of the present action is how few disputes of relevant primary fact require judicial resolution.

96.  There is no dispute that there was the Agreement between the plaintiff and the 1st and 2nd defendants, there is no dispute that the 1st and 2nd defendants were in contractual breach, there is no dispute that there was a CIETAC arbitration, which yielded the 1st and 2nd Arbitral Awards, there is no dispute that there was a restructuring within the Eton Group (so that the prospective share transfer between the plaintiff and the 1st and 2nd defendants as ultimately envisaged under the Agreement [vide Article 8] could not be accomplished), there is no dispute that the individual 6th to 11th defendants are or were working in official capacities within the Eton Group of companies, and in particular variously within the 1st to 5th corporate defendants, and there is no dispute as to the circumstances in which the 1st Arbitral Award formally came to be registered with the Hong Kong court in the 1st action, that is, HCCT 54 of 2007.

97.  Looking at the matter in the round, it strikes me that the only issues which demand findings of primary fact are but two:

(1) the provenance of, and motive for, the restructuring within the Eton Group – which event, if I may say so, has disproportionately influenced/coloured the conduct of this case and has resulted, inter alia, in its procedural complication by the addition of causes of action in conspiracy, procuring breach of contract and breach of trust and by, in particular, the addition to this action of the 6 additional individual defendants; and

(2) the validity or otherwise of the reason propounded by the 1st and 2nd defendants for terminating the Agreement with the plaintiff in the first place.

Reason for Termination

98.  As to the assertion in the papers (but, I note, neither repeated nor adopted by leading counsel at this trial) that termination by the 1st and 2nd defendants arose by virtue of a concern that the Agreement in its form would contravene Chinese law, I find it difficult to take this assertion –  which Mr Barlow SC neatly characterized as the Eton Group “party line” – seriously.

99.  Whilst the ‘potential infraction of Chinese law’ no doubt served to endow a patina of respectability upon what struck me as an hard-nosed and entirely calculated breach by the 1st and 2nd defendants of their contractual commitment with the plaintiff, there is no doubt in my mind that the reason was old-fashioned greed, pure and simple, and the realization that to lose this development on Xiamen Lot 22 would have been been a bad bargain in terms of potential loss of  a significant level of profit.  To pretend otherwise strikes me as far-fetched, and if it is not clear already, I reject this excuse for the breaking of the Agreement as firmly as I may.

The Group Restructuring

100.  This then leaves the reason and predominant motive for the share restructuring which undoubtedly took place, and perhaps, since it has assumed such profile in this case – absent this restructuring, this case, in its present form at least, would not have seen the light of day –I should say a little more about it.

101.  Under the Agreement between the plaintiff and the 1st and 2nd defendants, Article 6 refers to the plaintiff’s rights and obligations to develop the land, Article 7 contains detailed provisions about the right to supervise of the 1st and 2nd defendants, and Article 8 – which is the most immediately relevant for the purpose of the present discussion – stipulates:

“When Party B [the plaintiff] has settled the total transfer price and fulfilled the obligations according to the Agreement, Party A [the 1st and 2nd defendants] will agree to transfer all the shares of Hong Kong Legend [the 4th defendant] to an approved individual or an approved legal entity outside the territory of China designated by Party B.”

102.  The manner it then was envisaged that this was to work if the arrangements in the Agreement had proceeded according to plan was that the 4th defendant, which in turn held the 5th defendant developer/owner of Lot 22, at the designated time would transfer its 2 issued shares (one each then being held by the 1st and 2nd defendants) to the plaintiff, a sample Sale and Purchase Agreement for the Transfer of Shares and Debts being appended to the Agreement.

103.  What actually happened, however, subsequent to the breach of the Agreement, was that the Group was restructured, a process which commenced in or around August 2005, with the result that the 4th defendant was taken out of the hands of the vendors under the Agreement, the 1st and 2nd defendants, in favour of the 3rd defendant and ultimate holding company of the Eton Group, Eton Properties Group Limited, as the consequence of (a) the issuance by the 4th defendant of 9,998 new shares on 16 November 2005, which were allotted to the 3rd defendant; (b) the transfer on 6 April 2006 by the 1st defendant to the 3rd defendant of its single share in the 4th defendant; and (c) the execution by the 2nd defendant on 6 April 2006 of a declaration of trust declaring that the 2nd defendant held its single share in the 4th defendant on trust for the 3rd defendant.

104.  Throughout his argument Mr Barlow SC labelled these measures as the “Impugned Dealings”, and in understanding the detailed sequence of these events I have been assisted by the provision of diagrammatic representations of the relationship between the 1st to 5th defendants prior to, and after, this restructuring (at Annex 3 of the plaintiff’s submissions), and by a useful Chronology of Events comprising the Restructuring (at Annex 6).

105.  Mr Barlow emphasised that the first that the plaintiff had known of the fact of this restructuring was as the result of the information contained in the 1st Affirmation of Mr Barry Mok [D11] dated 2 January 2008 and filed in the 1st action, HCCT 54 of 2007, in support of the 1st and 2nd defendants application to set aside the ex parte Order of Mr Justice A Cheung dated 31 October 2007.  At Section B of this affirmation, the deponent states as follows:

“Restructure of the Eton Group in 2005/2006

…

30. As a result of a restructure of the Eton Group between 2005 and 2006, the 1st Respondent transferred its shareholding in Hong Kong Legend to Eton Properties Group Ltd ‘(EPGL’…a company incorporated in the British Virgin Islands) and is no longer interested in any share of Hong Kong Legend since 6th April 2006.

31. In or around 22nd March 2005, the management of the Eton Group decided to establish a holding company in the PRC (‘Holding Company’). At the time, it was understood by the management that the followings were the prerequisites for establishing the Holding Company:

(i) the investor has invested in no fewer than 10 projects within the PRC; and

(ii) the contributed registered capital exceeded USD30 million.

The restructuring was therefore devised to enable EPGL to meet the prerequisites. Prior to the restructuring of the Eton Group, each of the Respondents held 1 share in Hong Kong Legend in trust for Eton Properties International (No 3) Limited…a BVI company [and] a wholly owned subsidiary of EPGL. There were also other property holding companies within the Eton Group which were subject to similar trust arrangements with shares holding in trust for EPGL or its wholly owned subsidiaries. The aim of the restructuring exercise was to eliminate the trust arrangements, so that EPGL would become the legal owner of the property holding companies within the Eton Group and thus allowing EPGL to satisfy the prerequisites for a Holding Company. New shares of these property holding companies were allotted to EPGL and the existing shares, save 1 share, were also transferred to EPGL, which became the legal owner of the entire shareholdings, save 1 share which was also held in trust for EPGL or its wholly owned subsidiaries…[Mr Mok then goes on to recount that which had occurred in the case of Hong Kong Legend].

2. As a result of the restructuring set out above, the 1st and 2nd Respondents [1st and 2nd defendants] no longer hold any share in Hong Kong Legend.

33.   By reason of the matters set out above, it is impossible for the Respondents to perform the Order and the Arbitration Award which require them to continue to perform their obligations under the Agreement.”

106.  The essence of Mr Barlow’s contention, which substantially underpins the factual construct for his conspiracy pleas in this case, is that this restructuring primarily was motivated by the obvious desire of the 1st and 2nd defendants, qua contracting parties, to avoid their clear obligations under the Agreement, and that these ‘Impugned Transactions’ were in no sense a bona fide restructuring; to the contrary specifically they were aimed at defrauding the plaintiff of its just desserts under its erstwhile contractual bargain. 

107.  In his opening submission (at paragraph 3.22) Mr Barlow expressed the situation thus:

“In order to enforce the Award by removing the Defendants’ self-induced ‘impossibility’, created by the Purported Restructuring, P commenced this Action against D1-D5 inter alia to assert its proprietary claims over the shares in D4 and for the purpose of enforcing the Award...”

whilst in his closing submissions (at paragraph 17.63) the like theme forcefully was pursued:

“...the timing [a week before the scheduled hearing of the 1st Arbitration on 23 November 2005] and manner of the purported restructuring give rise to the irresistible inference that it was implemented for the purpose of frustrating P’s attempt to continue to perform the Agreement, rather than for the alleged purpose of setting up D3 to be the applicant for setting up a real estate company in the PRC (which the Eton Group never actually attempted to do anyway).”

108.  The main difficulty with this highly selective approach, it seems to me, is that it does not ‘gel’ with other available, and perhaps rather more objective, evidence.

109.  In this regard the evidence of Daisy Wong, the 2nd witness to testify on behalf of the defendants, is of particular significance.  Whilst Miss Wong remains an employee of the Eton Group, she is not a party to these proceedings, and accordingly what she had to say must be evaluated in this light.

110.  On the basis of Miss Wong’s evidence, as reinforced by a slew of contemporaneous documents, which I see no reason to disbelieve and am minded to accept, it is evident that it was she who was the architect of the type of restructuring as ultimately took place, and that to this end she had worked closely with Barry Mok, the 11th defendant, upon various options to establish a holding company on the Mainland.  In this regard quoted below are various passages from her witness statement which Miss Wong adopted as her evidence to this court:

“In about August 2005, Mok Pui Hong (‘Barry’) the group financial controller of EPL approached me, with a corporate chart as of 31st December 2004. Barry indicated to me that as the management had decided to set up a holding company in Mainland China and use Eton Properties (International) Limited (subsequently renamed as Eton Properties Group Limited)(‘EPGL’) as the applicant, he asked me to supply the information of the registered shareholders of the intermediate companies holding the foreign investment enterprises in Mainland China.

Having retrieved the relevant corporate records, I inserted in manuscript on the corporate chart the details of the registered shareholders of the various companies on or about 24th August 2005 I sent Barry a copy of the corporate chart marked with the information as requested by Barry.

Thereafter Barry approached me again, and there were probably a number of conversations between Barry and me. He told me that as he observed, the various properties in Mainland China were held through various foreign investment enterprises in Mainland China, which were in turn held by a number of intermediate companies and nominees with declarations of trust. He said, in order to facilitate the application by EPGL to set up a holding company in Mainland China, it was desirable to make EPGL as the direct majority shareholder of the said intermediate companies.

I remembered, one option we had explored was to transfer the shares in the said intermediate companies to EPGL direct. However this method was not quite desirable.

[Miss Wong gives 4 reasons why such was not desirable, and continued:]

Then I suggested to Barry a possible alternative, namely, making allotment of shares in the intermediate companies to EPG direct. As compared with direct transfer of shares, this method was relatively straightforward because at the relevant time, except Eton Properties (Holdings) Limited (ie. EPHL), there were unissued share capital in these intermediate companies readily (sic) for allotment. Concerning EPHL, share capital had to be increased by HK$90,000 (ie from HK$10,000 to HK$100,000), but nominal capital duty (at the rate of 0.1%) of HK$90 would need to be paid. Comparing with the direct transfer of shares…allotment of shares to EPGL would be a more convenient and cheaper alternative option.

After the discussions, on or about 25th August 2005, Barry sent a memorandum to Mr Cheung Chi Ming (the 10th defendant), which was copied to me.”

111.  In her evidence Miss Wong further noted that in that memorandum Mr Mok had referred to their discussions, and the suggestion that allotment at par value of shares to EPGL in order to make it the majority shareholder would be a simpler approach than by share transfer, which in turn would have required the valuation of shares and the underlying assets; a revised corporate chart as at 31 July 2005 accompanied this memorandum.  Later, she said, Mr Cheung Chi Ming, the 10th defendant, and Mr Mariano Tan, the 8th defendant, respectively had approved the proposal contained within the internal memorandum, and thereafter, with the assistance of her colleagues in the Company Secretarial Department, in around late October or early November 2005 Miss Wong had begun to prepare the relevant documentation to implement the corporate restructuring of the type as then had been agreed and approved by senior management; in fact, Miss Wong details in her witness statement some 10 intermediate companies for which appropriate restructuring documents were executed during the period from November 2005 to April 2006.

112.  In light of this evidence I am unable to accept the hypothesis persuasively advanced by Mr Barlow as to the ‘predominant purpose’ of the restructuring as effected. If I may say so, the plaintiff’s obvious enthusiasm for this line of argument betrays a lack of factual perspective, given that the history of the Eton Group restructuring tends to demonstrate that it had as its main focus far wider implications relating to the manner in which the Eton Group carried out its commercial property activities on the Mainland.

113.  Accordingly it is clear, and I so find, that the provenance of the Eton Group restructuring antedated the 1st Arbitral Award by a considerable period.  Whilst it remains factually the case that the restructuring had an incidental (and perhaps to Mr Lucio Tan, who is likely to have been well aware of it, a not unwelcome) effect of impinging directly upon the provision of Article 8 of the Agreement between the plaintiff and the 1st and 2nd defendants – thus enabling Mr Mok to mount the unmeritorious forensic ‘impossibility’ argument in his affirmation in HCCT 54 of 2007, which in turn served to fan the ‘conspiracy’ flames which weighed upon the interlocutory deliberations of the Court of Appeal in CACV 106 of 2008 and CACV 197 of 2008) – I decline to attribute to this restructuring the wholly adverse implication/inference the plaintiff now wishes this court to draw at this trial.

114.  Moreover, and as will become apparent, I am unwilling to characterize such restructuring as ‘unlawful’ or ‘illegal’ or ‘fraudulent’.  It certainly was not a contractual breach, which breach itself had taken place some two years earlier with the tearing up of the Agreement by the 1st and 2nd defendants.  Nor am I willing to accept the beguiling premise that upon the signing of the Agreement, or at the time of its breach, or at the time of the development of the site by the 5th defendant, that the plaintiff should be considered to have had some form of proprietary interest in the shares as were transferred, or that at the time of the restructuring such shares legitimately should be regarded as being subject to a constructive trust in favour of the plaintiff, or, for that matter, that the restructuring constituted a breach of some form of fiduciary duty toward the plaintiff. 

115.  In no sense was the restructuring a violation of the plaintiff’s existing rights – as may possibly have been the case, for example, if some form of injunctive relief had been in place prior to the restructuring in order to restrain such restructuring from occurring – and it seems to me that the highest that it fairly can be put is that the restructuring served to make one form of remedy, that is, specific performance, more difficult, if not impossible, for the plaintiff to obtain.

116.  However there is a yet further – and in my judgment more compelling – reason why the ‘conspiracy theory’ as now advanced by the plaintiff cannot stand upon the totality of the evidence before the court.

117.  This is because it is beyond doubt that, as at the date of the actual restructuring, and the transfers whereby the 1st and 2nd defendants had divested themselves of their single shares in the 4th defendant in favour of the 3rd defendant, the Agreement as entered into had been rendered physically incapable of continued performance by reason of the plain fact that site at Lot 22 by then had been fully developed by the 5th defendant – which, as earlier noted, had been built in a configuration strikingly different from the  development plan as earlier proposed by the plaintiff – and in turn the vast majority of the units as erected had been on-sold to third party purchasers.

118.  How therefore, an objective observe rhetorically might ask, could the situation have been any different with or without the restructuring, given that fully 21 months was to elapse before the plaintiff invoked the arbitration clause in the Agreement, and hence the jurisdiction of the CIETAC Arbitral Tribunal? 

119.  In this connection the indisputable facts speak for themselves.  On the plaintiff’s own evidence, it knew of the intention on the part of the 1st and 2nd defendants to terminate even before the service of the termination notice in November 2003, the Land Use Permit was obtained on 6 January 2005, with approval to carry out preliminary construction work on the land on 8 May 2005, and the construction on Lot 22 by the 5th defendant openly was undertaken in Xiamen, the evidence being that this site actually is on the same road as the plaintiff’s office – and yet, no arbitration was commenced until August 2005, by which time, in light of the situation ‘on the ground’, any order for ‘continuous performance’ of the Agreement was doomed to be nugatory, the 1st and 2nd defendants by then making no secret to the Tribunal of what had happened in terms of the physical development of the Lot.

120.  It thus remains a matter of conjecture as to why there was such a 21 month delay by the disgruntled plaintiff to the broken Agreement, although (and whilst it does not much matter) the thought which naturally comes to mind is that the plaintiff was waiting to see how things developed commercially on site before commencing its arbitration claim.

121.  But whatever the reason for the delay, that which is curious is that both in the CIETAC arbitration, and indeed on the face of the Re-Amended Statement of Claim in this case (vide paragraph 10A thereof ), a damages remedy for contractual breach is and was not advanced, and yet a plea for specific performance of the Agreement is and was maintained; in fact, and again somewhat curiously, in cross-examination in this trial Mr Xu on behalf of the plaintiff went so far as to reiterate his desire that even now the remedy of specific performance should be granted to the plaintiff.

122.  It follows from the foregoing analysis, therefore, that I find as a fact that the restructuring of the Eton Group, which was put in place before the CIETAC arbitration even had commenced, was not a direct consequence of the arbitration, nor was stimulated by the 1st Arbitral Award, although, as I have observed, the form of restructuring as ultimately chosen may well have been regarded (by Mr Lucio Tan at least) as incidentally advantageous in light of the prospect of  arbitration consequent upon the contractual breach.  Nor should it be forgotten that the evidence shows clearly that the Eton Group took advice on the manner/merits of the potential restructuring from no less than 4 different Mainland law firms in the period between April and July 2005 – all of which occurred prior to the issue of the arbitration notice which was received by Mr Barry Mok on 23 August 2005.

123.  Given the cumulative state of the evidence it would, in my view, be perverse to find otherwise – although, as earlier I have indicated, the timing of the restructuring served to buttress what clearly was a poor (and wholly self-serving) ‘impossibility’ argument by the 1st and 2nd defendants which, absent access to the evidence and the full context, unsurprisingly was regarded as ‘self induced’, and thus manifestly failed to appeal to the members of the Court of Appeal in CACV 106 and 197 of 2008.

THE CASE(S) VARIOUSLY ADVANCED AGAINST THE DEFENDANTS

124.  Earlier in this judgment (at paragraph 69) I attempt to characterize the manner in which the plaintiff has chosen to frame its causes of action against the 11 defendants to this action.  Objection has been taken at various times by counsel for certain defendants, or blocs of defendants, that a particular cause of action remains unpleaded, even at this late stage, and in those instances in which I consider that a pleading objection has merit I indicate appropriately, although it is, of course, rare in the Commercial Court for ‘pleading points’ to be sustained.

125.  As now will be evident, I take the view that this case conveniently may be divided into a ‘derivative’ action (against the 1st and 2nd defendants) and a series of ‘original’ actions (against all 11 defendants).  I continue with this classification, and take these aspects in turn.

THE DERIVATIVE ACTION

Nature of the action

126.  From the outset of this trial there was extensive debate between leading counsel and the court as to the juridical nature of the action between the plaintiff and the 1st and 2nd defendants derivative upon the 1st Arbitral Award.

127.  In his Opening Mr Yu SC for the 1st and 2nd defendants complained that despite strenuous efforts on his part in argument earlier hearings, the precise basis of the plaintiff’s case against him continued to be unclear.

128.  In this vein Mr Yu suggested [Transcript, Day 1, page 127 et seq.] that in answer to this rhetorical question there were 3 possibilities:

(1) that in fact the present action is an action on the Agreement of July 2003, and that the plaintiff wished to have specific performance thereof, alternatively damages in lieu;

(2) that this action was “purely and simply” about enforcement in the Hong Kong court of the 1st Arbitral Award; and

(3) that this is simply an action on the implied promise – by reason of the fact that the parties had entered into an Agreement containing an arbitration clause – to honour whatever Award is made in any Arbitration.

129.  This was a refrain/complaint that was to be a constant on the part of Mr Yu SC during the hearing of this case, and mirrored the initial concern of the court (voiced at the outset of the trial) as to the basis of this element of the case, given that the ‘1st action’ already had produced an extant and ongoing Order – which the appellate court pointedly had declined to set aside – for enforcement of the CIETAC Award; thus so far as this ‘2nd action’ was concerned, this earlier Order rather assumed the status of the ‘elephant in the courtroom’: should it be recognized, how did it fit in with what was happening now, and how did it affect the arguments which were to be made by the plaintiff in its attempt to bring home liability against the 1st and 2nd defendants?

130.  When pressed at an early stage on this aspect Mr Barlow SC had two primary responses: first, he cited (and continued to invoke) paragraph 4.3 of his Opening, which in essential part reads:

“…all of P’s claims are claims made within the enforcement of the Award/Enforcement Order, since they either seek the specific performance of the Agreement or compensatory remedies in lieu, which P is entitled to seek from the Court by way of enforcement, by invoking against D1/D2 plus the other relevant defendants the Court’s statutory, common law and equitable jurisdiction to grant effective enforcement remedies or other remedies to compensate P for any unlawful deprivation from obtaining that specific performance…”;

and second, leading counsel indicated that the 2nd action really had been commenced by reason of potential complications caused by the addition of a further 9 defendants to the plaintiff’s case, and thus it had been far easier procedurally simply to issue new proceedings:

“Court: Mr Barlow…[what is] the relationship between this case, which now bears the title 13/2011, formerly 961/2008, and the enforcement action, which is 54/2008…[that] is basically a New York Convention enforcement, isn’t it?

Mr Barlow: That’s our case, my Lord, yes…

Court: I’m reaching a little bit, and I’d be grateful if you would help, between the relationship between that case and this case.

Mr Barlow: My Lord, in the enforcement proceedings we say it was theoretically possible for us to do everything we’re doing in these proceedings…

And we say that these are enforcement proceedings, and indeed we say that with reinforcement of views expressed in the Court of Appeal and indeed the Committee of the Court of Final Appeal. Procedurally…it’s complicated…

Once you have registered an award against the contractual parties, if you want to bring in parties who are not in contract and then if you want to plead your case, which, if the nature of the case will require a pleading, then procedurally it might be considered more straightforward to issue a new action.

Court: I see.

Mr Barlow: But, my Lord, it is a matter, we contend, of simple procedure.  Nothing turns upon it, and we respectfully agree with your Lordship’s original observation that these are really enforcement proceedings.”

[Transcript: Day 1, pages 6-7]

131.  As to Mr Yu’s “3 possibilities”, as they came to be known, Mr Barlow’s firm reaction was as follows:

“Mr Barlow: It’s an incorrect characterization, my Lord, and I can tell you very briefly why we say that…it’s an incorrect characterization because you will remember [the Court] asked Mr Yu how he characterized the action, and he said there were three possibilities. He said, the first possibility is to sue on the contract and seek specific performance or damages. The second is to sue on the award, and the third is to sue on the implied agreement. We say two and three are actually the same…the reason we say that is because you can sue on an award without expressly invoking the implied promise to honour the award. You cannot sue on the implied promise without the award.

Court: Thank you.

Mr Barlow: My Lord, in respect of one, as you know, it’s our case that we have sued on the contract.  We have obtained a remedy which is equivalent to specific performance, and we have registered that award as a judgment of the court.  And later…I will be taking you to an abundance of authority to demonstrate that as the Chief Justice said, once you have done that, the law and procedures of the court of enforcement take over…”

[Transcript, Day 2, pages 89-90]

132.  So far, so good; however, the position subsequently was amplified/re-clarified by Mr Barlow SC in the course of his closing submissions when he stated that he wished to rebut the “misconception” encouraged by Mr Yu that “these proceedings somehow had involved procedural short-cuts”, and stated in terms that this action was, is and always had been a common lawaction on the Arbitral Award:

“Mr Barlow: There are two ways in which a litigant in the position of my client can obtain the assistance of the court to enforce an award such as the ones that have been made here. The first is by the registration route, and that was, of course, taken.

The second is by suing on the award, and that is what is happening in this action, and it’s always been what is happening in this action. And it would have been possible for the plaintiff to apply for summary judgment under Order 14, but a decision was made not to do so because we were going to trial against the other defendants anyway.

Court: I thought what was happening was that this was effectively a continuation/amplification of the original court judgment, specific performance being impossible to attain or, as you would put it, ‘inefficacious’.

…Have I got it right that…this is suing de novo on an award you’ve already registered and made a judgment of the court?

Mr Barlow: Correct my Lord, because of what we characterize as the fraudulent conduct which only came to light after the registration proceedings…”

[Transcript, Day 18, pages 120-121]

and thereafter:

“Court: The ramification of what you say…is that although all the established authorities in the New York Convention talk about a mechanistic application, if this authority be right [West Tankers Inc v Allianz Spa & anr, [2012] EWCA Civ 27] and you can follow a registration action, a standard registration action, with an action on the award, because it is an action on the award you can in fact do things with the specific performance element of the arbitral tribunal decision which you couldn’t do under a New York Convention situation?

Mr Barlow: My lord, that has always been the case…”

[Transcript, Day 18, page 127]

133.  The court was and is obliged to Mr Barlow for putting beyond doubt the nature of this action in this derivative element of the proceedings – ‘derivative’ precisely because this part of the action against the 1st and 2nd defendants is consequent upon the 1st Arbitral Award, which in turn reflects the detailed consideration given by the CIETAC arbitrators to the case as presented to them by the plaintiff.  Moreover, in the course of submission Mr Barlow was at pains to stress that it was not open to the 1st and 2nd defendants themselves to go behind and/or to relitigate the arbitrators’ Award: as he neatly put it: in terms of liability “the arbitrators have done the heavy lifting”  [Transcript, Day 18, page 147].

134.  Allied with this argument appears to be a concomitant (and  belated) contention to the effect that, in the context of the ‘split trial’ and the liability/quantum dichotomy, the remit of this court solely is to pronounce upon the prima facie entitlement of the plaintiff to specific performance or equitable compensation, as to which latter remedy Mr Barlow has indicated that “at the next phase [ie the quantum stage] we shall be electing for equitable compensation in lieu” [Transcript, Day 18,page 133].

135.  This two-pronged approach raises issues as to (a) the jurisdiction of this court to do that which the plaintiff now wishes it to do; and (b) as to the issues this court is empowered to decide in this case, now of course designated by the Court of Appeal, by its judgment of 14 February 2012, as a ‘split’ trial.  I take each of these points in turn.

(1) Is there jurisdiction?

136.  I regret that the plaintiff’s arguments have fallen on stony ground, and that as a matter of analysis I remain unconvinced by Mr Barlow’s submissions, although if I may say so they were advanced with courage and commitment.

137.  As to the precise nature of this action, an issue which Mr Yu aptly described as “bubbling” throughout this hearing – for my part I would classify it as a constant irritant – it seems to me that that which the plaintiff now is attempting to achieve, consequent upon the 1st Arbitral Award, is to gain carte blanche to recharacterise the remedy as earlier granted by the CIETAC arbitrators under an wholly different system of law, namely the Chinese legal system.

138.  Mr Yu SC objects that this matter goes to jurisdiction per se, and with respect I think that he is correct to take this as a primary and fundamental contention. 

139.  I do not accept that this court has the jurisdiction to perform this function, however much I might wish the contrary to be the case, and thus in the process to effect some form of ‘palm tree justice’ which at this late stage might serve belatedly to remedy the contractual breach which the 1st and 2nd defendants visited upon the plaintiff when in November 2003 the Agreement metaphorically and literally was torn up and the Eton Group, I have no doubt at the instigation of the ‘boss’, Mr Lucio Tan, boldly and egregiously moved to grab the potential development profits arising from Lot 22 for itself.

140.  Nor do I accept the contention as advanced by Mr Barlow that a common law action on the arbitral award permits greater latitude in terms of remedy than is the case with the standard New York Convention summary enforcement procedure – which of course initially was employed by the plaintiff in the 1st action, only to be “left” hanging in the ether whilst this 2nd (and in substance far more ambitious) action was commenced.

141.  It is trite law that the New York Convention procedure (identical in concept to the particular statutory enforcement of Chinese arbitral awards under the old Arbitration Ordinance, Cap 341) of registering and enforcing foreign arbitral awards is “mechanistic” – to use the oft-quoted term – and that which the registering/enforcing court is not to do is to examine the substantive merits of the dispute nor to subvert nor otherwise intrude upon the thought-processes of the arbitrators who have handed down the arbitral award in question.

142.  There is a wealth of authority on the point, but perhaps the most oft-quoted passage comes from the judgment of Gross J in Norsk HydroASA v State Property Fund of Ukraine [2002] EWHC 2121 (Comm) at paragraphs 17-18 wherein, on the facts of that case, the learned judge observed:

“…There is an important policy interest, reflected in the country’s treaty obligations, in ensuring the effective and speedy enforcement of such international arbitration awards; the corollary, however, is that the task of the enforcing court should be as ‘mechanistic’ as possible. Save in connection with the threshold requirements for enforcement and the exhaustive grounds on which enforcement of a New York Convention award may be refused…,the enforcing court is neither entitled nor bound to go behind the award in question, explore the reasoning of the arbitration tribunal or second-guess its intentions…

Viewed in this light, as a matter of principle and instinct, an order providing for enforcement of an award must follow the award.  No doubt ‘slips’ and changes of name can be accommodated; suffice to say, that this is not the case.  Here it is sought to enforce an award made against a single party, against two separate and distinct parties.  To proceed in such a fashion, necessarily requires the enforcing court to stray into the arena of the substantive reasoning and intentions of the arbitration tribunal.  Further, enforcement backed by sanctions, is sought in terms other than those of the award.”

143.  These observations have been approved in Hong Kong jurisprudence: see, for example, PetroChina International (Hong Kong)Ltd [2011] 4 HKLR 604, at 611, paragraphs 12 & 13 (CA); also per Ribeiro PJ in KarahaBodas Co LLC v Perusahaan Pertambangan Minyak Dan GasBumi Negara (2009) 12 HKCFAR 84, at 100:

“It is of course well-established that the Hong Kong court, sitting as an enforcing court, does not review the merits of the Tribunal’s award…”

144.  In my view a common law action on a foreign arbitral award, which was the procedure in use prior to the introduction, by international Convention, of the summary registration and enforcement procedure for foreign awards, fundamentally is no different in specie, and contains the like conceptual limitation.  In an action on the award, which nowadays is relatively uncommon (as opposed to the summary form of ex parte application to register/enforce, which now represents the almost universal practice in countries signatories to the New York Convention) the procedure was that, absent the convenience of such summary registration and enforcement Convention provisions, the Award formally had to be proved by evidence, and hence in that extended procedural manner became a judgment of the enforcing court; if and in so far as a juristic basis had to be discerned for this process, opinion seemed to be that this satisfactorily could be characterized as an action based on an implied promise to perform an arbitral award to which the parties contractually had agreed as an appropriate method of dispute resolution.

145.  But in my view what such an ‘action on the award’ doesnotachieve, nor seek to achieve, is to subvert the integrity of the arbitral process, which contractually has been chosen by the parties as the desired means of dispute resolution.  When viewed in this light, it seems remarkable that the plaintiff in this case now goes so far as to request this court to substitute for the ‘continuous performance’ award of the CIETAC tribunal a new claim for damages/equitable compensation, which not only goes beyond the scope of the award as it now exists, but never was contemplated by the tribunal, which was not asked even to consider/countenance such a remedy. 

146.  To the contrary. The tribunal’s order to continue performance of the Agreement was made on the footing that the Agreement remained alive to be performed, the tribunal never having been asked by the plaintiff to determine this dispute on the basis that the Agreement had come to an end, and thus to rule upon the issue of damages for termination of the Agreement; hence it is not clear how there is jurisdictional basis for this court to usurp the designated dispute resolution body and impose its own remedy under the purported guise of ‘enforcement’.

147.  One might go further.  Not only was this CIETAC arbitral tribunal never asked to rule on monetary compensation – however it may have been characterized under PRC law – but equally it is not clear how, if asked, the tribunal could have ordered the share transfer as now requested by the plaintiff as an alternative enforcement remedy in this action.  In any event, and putting that consideration to one side, in asking the Hong Kong court to act in the manner now sought the plaintiff not only is purporting to usurp the function of the tribunal but – and in the circumstances it strikes me as a big ‘but’ – to rule upon an issue relating to breach of the Agreement which must lie solely within the jurisdiction of the Beijing arbitral tribunal (or, if ultimately became necessary, in the Beijing court of supervisory jurisdiction).

148.  The case of Dalmia v National Bank [1978] 2 Lloyd’s Rep 223, which has been referred to in argument by both sides in this case, demonstrates that an enforcing court should not do anything, in the words of Kerr J (as he then was), “to alter the nature of the obligations created by the award” (at 274), nor, per Megaw LJ (at 302) “to substitute its own decision for the arbitrator’s decision on a matter within the arbitrator’s jurisdiction”: in fact, in Dalmia the argument was put on the basis that the action was founded on the contract containing the arbitration agreement, because it carried with it a promise to pay the amount of any award that might ensue.  As Megaw LJ summed up the position in that case (at 302):

“No sophistry nor subtlety of phrasing can alter the reality. If the English court were to do what Dalmia asks it to do [to increase interest over and above the rate stipulated in the award], it would be altering the arbitrator’s decision on a matter which, for good or ill, the parties by their arbitral agreement have left for him to decide.”

149.  The considerably later case of Walker v Rome [1999] 2 All ER (Comm) 961 is to like effect, wherein Aiken J held that the court had no power to grant interest under the Supreme Court Act on the sum awarded by the arbitrators in that case, but which remained unpaid after the award.  The reasoning of the learned judge (at 968 g-j) was that section 49(4) of the Arbitration Act 1996 left it entirely to the discretion of the arbitrators whether to award interest, and once the arbitrators had decided upon whether post-award interest should be granted, that was an end of the matter: once again, consistent with the premise that an enforcing court will not, in the name of enforcement, substitute its own decision for the arbitrator’s decision on a matter within the arbitrator’s jurisdiction, for to do so, or to attempt to do so, would be contrary to the clear policy of the court within the context of international arbitration.

150.  I recognize that during this argument Mr Barlow for the plaintiff placed significant weight upon the following passage in Mustill and Boyd, 2nd ed, at 417 (a passage which I have noted also was prayed in aid by the learned Chief Justice in his Determination dated 4 May 2011 declining leave to appeal to the CFA):

“Parties to an arbitration agreement impliedly promise to perform a valid award. It the award is not performed the successful claimant can proceed by action in the ordinary courts for breach of the implied promise and obtain judgment giving effect to the award. The court may give judgment for the amount of the award, or damages for failure to perform the award. It may also, in appropriate cases, decree specific performance of the award, grant in injunction preventing the losing party from disobeying the award, or make a declaration that the award is valid, or as to its construction or effect.

The action is commonly described as an ‘action on the award’, and indeed it has been suggested that an action may lie on an implied promise contained in the award itself without the necessity of pleading an arbitration agreement.  We submit that the better view is that the plaintiff must plead and prove both the arbitration agreement and the award: both are essential elements of this cause of action.  It has sometimes been necessary to decide whether the action is ‘grounded upon a contract’ or is brought to ‘enforce a contract’. These problems of classification necessarily give greater weight to one or other element of the cause of action, depending on the circumstances, but they should not be allowed to obscure the fact that both elements must be present before the plaintiff can sue…”

151.  With respect, I do not think that this passage assists Mr Barlow in the manner that he wishes, and in my view it does not permit the ‘recharacterisation’ of the arbitral award the plaintiff clearly now seeks.  Perhaps, as Mr Yu SC suggested, the passage in question is somewhat broadly-phrased (I also confidently surmise that it certainly cannot have been written with the current peculiar procedural situation in mind), and I further accept the contention that when the authorities cited in the footnotes accompanying this passage are analysed, it is clear that the propositions as thus put forward should not be over-generalised.

152.  As Mr Yu SC pointed out, the cases cited (vide footnotes 9 and 10) of Bremer Oeltransport GmbH v Drewery [1933] 1 KB 753, Bloeman v Gold Coast City Council [1973] AC 115 and Coastal States Trading (UK) Ltd v Mebro Mineraloelhandels GmbH [1986] 1 Lloyd’s Rep 465 all deal with situations where a sum specific was awarded as debt or damages and the successful party subsequently brought an action to enforce the sum specific or the outstanding interest thereon, whilst in Birtley DistrictCoooperative Society v Windy Nook and District Industrial Cooperative Society (No 2), [1960] 2 QB 1, at 19, it is evident that the plaintiff claimed declaratory and injunctive relief in aid of (and ancillary to) the arbitral awards in question, orders which, as Mr Yu submitted, would lie outwith the relevant arbitral jurisdiction.

153.  It remains true that in Birtley, op cit., Streatfield J acceded to the plaintiff’s claim for damages, albeit there appears to have been no argument against the court’s jurisdiction to assess and award such damages on the basis that it was within the exclusive jurisdiction of the arbitral tribunal; however the judge did express the view (op cit., at 14) that he was “not entitled to look behind the award and become in effect an appellant tribunal from the arbitrators”, and in any event this decision was disapproved by the House of Lords in Bellshill andMossend Co-Operative Society Ltd v Dalziel Co-Operative SocietyLtd [1960] AC 832 on the basis that the arbitral award no longer was binding on the defendant once it had ceased to be a member of the society.

154.  The editors of Russell on Arbitration, 23rd ed., at paragraph 8-015, comment:

“If the arbitration agreement pursuant to which the award is made falls outside the broad statutory definition [within the Arbitration Act 1996], the action will have an implied obligation to perform the resulting award and failure to do so is a breach of that arbitration agreement. The successful party would be entitled to bring an action in respect of such breach and to obtain a judgment in terms of the award. The essential elements of the plaintiff’s cause of action are that he must plead and prove:

· An arbitration agreement;

· That a dispute has arisen which falls within that arbitration agreement’

· The appointment of a tribunal in accordance with the arbitration agreement;

· The making of an award pursuant to the arbitration agreement;

· Failure to perform the award.”

[Emphasis added]

155.  Once again, it is difficult to see how this commentary can justify the proposition that an enforcing court is permitted to take over the exclusive jurisdiction of the arbitral tribunal to award damages when the arbitral tribunal has never ruled on, or been asked to rule on, such a remedy and instead – as in the present case – has ordered ‘continuous performance’ of the Agreement.  Nor for that matter does this passage countenance or envisage a situation wherein, as here, the current action ‘on the arbitral award’ is commenced subsequent to a prior order of the court of enforcement already having registered that award as a judgment of the enforcing court, with that judgment remaining extant albeit now apparently languishing in ‘procedural limbo’.

156.  For present purposes, this is as far as this court needs to go on the main issue; however, Mr Yu asks rhetorically, even on the assumption that the plaintiff is entitled to bring a common law action on the award, what is the relevant breach?  If truly this is the juridical basis of the present action – as now appears to have been placed beyond doubt in Mr Barlow’s closing submission – given that the Award did not spell out any specific act which the parties should do or when any such act should be performed, what have the 1st and 2nd defendants not done?  In this context he submitted that any claim as to failure of performance is undermined by the indisputable fact that the 1st and 2nd defendants (unlike the plaintiff) actually had returned to the tribunal and had applied (unsuccessfully as it turned out) for a ruling on how the Agreement could be performed and what was the relief (including damages) to which the plaintiff was entitled.

157.  There is merit in this further submission, although it seems to me to be merely another way of expressing the primary point, namely, that this court now is being asked by the plaintiff to substitute its own remedies, according to its own system of law, for that which the arbitral tribunal otherwise could/should have done, and could/should have been asked by the plaintiff so to do.

158.  Although an incidental point in the context of the jurisdiction debate, I should indicate at this stage that I do not accept that ‘fraud’ (which issue I return to later in this judgment) is established in the present case against the 1st and 2nd defendants as the result of the restructuring, albeit Mr Barlow asserted that it was this which had contributed to this form of ‘action on the award’:

“…There are two ways in which a litigant in the position of my client can obtain the assistance of the court to enforce an award such as the ones that have been made here. The first is by the registration route, and that was, of course, taken.

The second is by suing on the Award, and that is what is happening in this action, and it’s always been what has been happening in this action. And it would have been possible for the plaintiff to apply for summary judgment under Order 14, but a decision was made not to do so because we were going to trial against the other defendants anyway.

What had changed, my Lord, was after the registration of the Award, for the first time the 1st and 2nd defendants disclosed [in the affirmation of Mr Mok dated…] what we characterize as their fraudulent conduct which had been undertaken immediately prior to the arbitration proceedings for the purpose of ensuring that the agreement could never been performed.  So far as the registration of the original award was concerned, well, that was overtaken firstly by that disclosure and the practical difficulties that it gave rise to; secondly’ by the necessity to bring in the other parties who were involved.”

[Transcript, Day 18, page 121]

159.  At the end of the day, therefore, the short point remains that if this be a common law action on the arbitral Award it did not, and does not, endow Hong Kong qua enforcing court with such additional powers as now are suggested to exist by Mr Barlow, who beguilingly expressed the position thus (at paragraph 19.5 of his final address):

“All that this Court is asked to do is to make the judgment contained in the Enforcement Order [the Order of Cheung J in HCCT 54 of 2007] (which required D1/D2 to continue to perform the Agreement inter alia by transferring all the shares in D4 to P) efficacious. Similarly to Reyes J both of our appellate courts have ruled that there is no jurisdictional bar…”

160.  I cannot agree with this characterization of the position, not least the fact that the Order of Mr Justice Cheung made no reference to any transfer of shares.  At bottom this case involves taking a CIETAC Award couched in terms of “continuous performance” of the Agreement and seeking to reconstitute that Award (already summarily judicially recognized and entered as an Order of the Hong Kong court) as if it had come into existence consequent upon an original breach of contract dispute within the Hong Kong jurisdiction, during which the lex fori relating to the equitable remedies of specific performance (or election of equitable compensation in lieu) would have come into play qua substantive law of Hong Kong.

161.  In my judgment the contention that the enforcing court thus is at liberty to import into the 1st Arbitral Award its own rules of substantive law as to specific performance in addition to enforcing the Award according to the procedural law of the lex fori is a step too far; notwithstanding leading counsel’s contention that this “has always been the case” [Transcript, Day 18, page 127], in my view this submission finds no justification on the authorities.

162.  Nor does the very recent case of West Tankers Inc v Allianz Spa& anr, [2011] EWHC 829 (Comm), [2011] EWCA Civ 27, a decision of the English Court of Appeal, assist Mr Barlow in the manner he suggests that it does.  The particular issue in West Tankers, op cit., was whether there was statutory power [under section 66 of the Arbitration Act 1996] to order judgment to be entered in terms of an arbitral award in a case wherein the award was in declaratory form, and more particularly, where the award took the form of a negative declaration (that is, a declaration that the successful party has no legal liability to the other party in respect of the subject-matter of the arbitration). 

163.  Mr Justice Field, sitting in the English Commercial Court, decided that such power existed, and his view was upheld by the Court of Appeal;  in his judgment Thomas LJ (with which Lloyd and Carnwath LJJ agreed) stated:

“…Judges may give force to an arbitral award by a number of means, including by applying the doctrine of issue estoppels. The argument that in such cases the court is not enforcing an award but only the rights determined by an award is an over subtle and unconvincing distinction and sits on a shaky foundation. For the enforcement of any judgment or award is the enforcement of the rights which the judgment or award has established. As with any judgment or award, so in the case of a monetary judgment or award its enforcement is the enforcement of a right (a right to payment) which the award has established.

At common law a party to an arbitration who has obtained a declaratory award in his favour could bring an action on the award and the court, if thought appropriate, could itself make a declaration in the same terms. The purpose of section 66 is to provide a simpler alternative route to bringing an action on the award, although the latter possibility is expressly preserved by section 66(4). I cannot see why inany appropriate case the court may not give leave for an arbitral award to be enforced in the same manner as might be achieved by an action on the award and so give leave for judgment to be entered in terms of the award.

I use the words “in an appropriate case” because the language of the section is permissive. It does not involve an administrative rubber stamping exercise. The court has to make a judicial determination whether it is appropriate to enter a judgment in terms of the award. There might be some serious question raised as to the validity of the award or for some other reason the court might not be persuaded that the interests of justice favoured the order being made…”

164.  These observations provide a useful reference point but do not, establish the sweeping proposition relied upon by Mr Barlow, which appears to be that an action on the arbitral award is free from conceptual limitation in terms of the relationship between the enforcing court and the particular award sought to be enforced. 

165.  To the contrary. The observations of Thomas LJ in West Tankers, op cit., seems to me to re-emphasise the fact that in light of the availability of the summary form of registration and enforcement procedure, the court’s power in a common law claim on an arbitral award is no wider than the court’s power in a Convention registration and enforcement action.  

166.  To hold otherwise in my view would be to fly in the face of established doctrine, which is that the court will not encroach upon the exclusive jurisdiction of the arbitral tribunal which the parties, by virtue of their contractual agreement to arbitrate, exclusively have conferred upon that tribunal, and thereby for this court to infuse the award with its own domestic legal notions/precepts. 

167.  During the course of his submissions Mr Barlow referred on more than one occasion to his contention that this court was merely being asked to build on the back of the process so ably commenced by the arbitrators who had, in his colourful phrase, “done the heavy lifting”.  In the circumstances as have arisen, perhaps it is not unfair to suggest that that which Mr Barlow himself now seeks to achieve is for this court to undertake its own share of “heavy lifting” in light of the plaintiff’s application for an entirely new remedy and absent recourse to the arbitral tribunal – a bold proposition which, as I have said, I am unable to accept.

168.  As a final reflection on the ‘jurisdictional aspect’ of this case, I also consider – and this is a point which I do not think expressly was mooted, perhaps because it arises by necessary implication from the existing argument – that in any event it is difficult to appreciate how at this stage an independent cause of action on the 1st Arbitral Award may be invoked (the position finally adopted by the plaintiff) since any cause of action, however characterized, must now be regarded as having merged within the earlier Order of Mr Justice Cheung in HCCT 54 of 2007; which consideration may provide a reason why, so far as I am aware, no comparable case exists in the authorities.

169.  In thus suggesting this to be the position, I am uncomfortably aware that in an earlier interlocutory appeal the Court of Appeal expressed the view (see paragraph 66 above) that the plaintiff was at liberty to bring this action against the 1st and 2nd defendants.  Given the interlocutory nature of this appeal I do not regard myself as bound by this observation, which in any event I do not take to mean that the trial judge thus is precluded from examination of arguments relating to jurisdiction.

170.  In the Commercial Court basic principle always trumps special pleading. In my view this court has no jurisdiction in order to recharacterise, under substantive tenets of Hong Kong law, that part of the Award of the CIETAC tribunal relating to “continuous performance” of the Agreement.   I so hold.

(2) Impact of the ‘split’ trial on the issues to be decided?

171.  This argument (if argument it be, since it seemed to emerge very much at the last minute, and almost as an afterthought) in my view justifies Mr Yu’s dismissive description as “obscure in the extreme”. 

172.  Mr Barlow SC latterly contended that since this trial is on the issue of ‘liability’ only, all that the court should do at this stage is to decide upon the plaintiff’s general entitlement to liability and not to sound to the specific remedies variously sought (whether such be for orders for share transfer or equitable compensation in lieu of specific performance), which thus (on this contention) would be matters necessarily left to the ‘quantum’ element of the trial.

173.  I am unable to follow this logic, and indeed it may be that I have misunderstood Mr Barlow’s argument in this regard.

174.  The matter of precisely the remedy (or remedies) the plaintiff wished the court to grant specifically was canvassed with leading counsel, and the response was made expressly with reference to the prayer in the Re-Amended Statement of Claim, as the following interchange demonstrates:

“Court: I’m musing on this liability and quantum dichotomy. What order do you want from me?...

Mr Barlow: My Lord, we want the court to decide that the plaintiff is entitled to the relief in the form sought either by paragraphs 3 to 5, or by paragraph 6A…specific performance or equitable compensation in lieu…”

[Transcript, Day 18, pages 144-145]

175.  Paragraphs 3-5 of the Prayer of the Re-Amended Statement of Claim variously request relief ordering the transfer to the plaintiff by the 2nd and 3rd defendants of all shares now held in the 4th defendant pursuant to the restructuring upon appropriate payment of sums due under the Agreement, whilst paragraph 6A refers to damages or equitable compensation plus interest.

176.  I fail to grasp how this court is able to make a determination of liability under these prayers for relief without also ruling upon first, the plaintiff’s primary entitlement to the shares under the issue of performance (the plaintiff having conceded that the Award does not amount to specific performance at common law); and second, whether the plaintiff has any claim whatever for the value of the shares in the 4th defendant as damages or equitable compensation in lieu of performance, or equitable damages for the plaintiff’s claim in constructive trust, or damages for the tort of conspiracy.  These particular issues clearly require specifically to be decided at this stage, and are not to be held over to the ‘quantum’ judge, whom, as I understand it, would be tasked merely with assessing quantum should such require to be assessed within the particular liability category as may have been determined relevant by the ‘liability’ judge.

177.  Mr Yu SC suggested that this argument on the scope of the present trial was mounted “in order to postpone the evil day” of an adverse liability finding, in particular upon the issue regarding public policy under the New York Convention.  This criticism may, or may not, be well-founded, and, as I have said, so strange is the proposition that I may have misapprehended the thrust of Mr Barlow’s argument. 

178.  The short point is that this trial has been conducted throughout on the basis that these particular issues of share entitlement or damages/equitable compensation will be decided in principle, and that if as a consequence any element of quantum remains to be assessed – eg the value of the shareholding in the 4th defendant – then this would be the comparatively straightforward task of the judge dealing with ‘quantum’ matters properly so-called, although in such circumstance I would hesitate to describe  such task as ‘mechanistic’.

179.  Accordingly I reject such argument also.

(3) Assuming that jurisdiction exists?

180.  I proceed now on the basis that the primary conclusion as now reached as to an absence of jurisdiction is in error, and that jurisdiction does exist to recast/recharacterise, in terms of alternative remedy, that part of the Award of the CIETAC tribunal dealing with ‘continuous performance’ of the Agreement. 

181.  I am conscious that it is incumbent upon the trial court to make alternative findings, given the inevitability of this case going further; it is difficult to imagine that the opinions at first instance level, and by a Deputy Judge at that, might be regarded as finally dispositive of a case which to-date has been so hard fought (at all levels) and at such obviously vast expense.

182.  Accordingly, on the assumption that this court in fact possesses jurisdiction, as Mr Barlow SC contends is not and should not be in doubt, I turn to consider whether the remedies variously sought within the Prayer to the plaintiff’s Re-Amended Statement of Claim (at paragraphs 3-5, 6A) otherwise could be achieved.

183.  To properly undertake this exercise, it becomes necessary to identify at the outset the system of law under which such analysis is to be conducted, and thus to identify the proper law of the Agreement specified as governing the rights and obligations of the parties inter se.

(i) Applicable proper law

184.  This issue ought not to cause undue difficulty, given the express provisions within the Agreement.

185.  Article Thirteen of the Agreement contains two clauses: Clause 1 provides for dispute resolution via negotiation, and thereafter by arbitration at CIETAC; this of course was the route adopted, and which provides the provenance of this case, whilst Clause 2 provides in terms:

“The Agreement is governed by the laws of the People’s Republic of China, but the procedure and validity relating to the transfer of the shares in Hong Kong Legend is governed by the laws of the Hong Kong Special Administrative Region.”

186.  The plaintiff argues that in order to accord this clause an interpretation consistent with commercial reality, the clause must be interpreted to mean that Hong Kong law is the proper law, otherwise the commercial purpose of the Agreement, and its intended functioning, would be susceptible to improper interference – as, says Mr Barlow, actually occurred with the occurrence of the ‘Impugned Transactions’, which he says are to be classified as ‘fraudulent’; an alternative argument (subsequently propounded by Mr Wong for the plaintiff) is that when one analyses the interest in shares (he must, I think, have meant to say ‘potential/alleged interest’) then the lex situs applies, and one “then considers whether property rights arise from that” [Transcript, Day 20, page 28] – the difficulty with this latter submission, of course, is that it presupposes an interest in the shares vesting in the plaintiff at the time of the signing of the Agreement, a proposition which I am unable to accept.

187.  Mr Barlow goes so far as to label the contractual construction he moots as the sole construction viable in the circumstances, stating in his Opening (at paragraph 12.11):

“We similarly contend that the objectively-likely commercial purpose of the Agreement was to bind the contracting parties into a series of transactional performance obligations, with the ultimate objective of effecting the mandatory transfer to P of D1 and D2’s entire shareholding in D4, so that P would receive the benefits of the development of Lot 22 which P had contracted to undertake. We also submit that the only construction which can provide business efficacy to the fulfillment of that objective is one which recognizes that the vendor’s contractual commitments to preserve the entire shareholding in D4, pending their ultimate transfer to P of the same, arose as soon as the Agreement concluded.”

188.  From the plaintiff’s perspective, therefore, the proposition seems to emerge that in the circumstances Hong Kong law must be held to govern whatever the relevant choice of law clause actually says in the Agreement, which is an ambitious argument; it strikes me that even the most liberal and ambitious application of Lord Hoffman’s seminal speech on the question of construction in Jumbo King cannot rescue a submission which, on the basis of the present factual matrix, in my view is untenable.

189.  The Agreement is a complex and conditional document: it is a far cry from a standard agreement for the sale and purchase of land or for shares, a fact also recognized by the arbitral tribunal, who variously described it (correctly in my view) as a “framework agreement” and “neither an agreement of share transfer nor an agreement of transfer of land use right” the performance of which “may be difficult due to various uncertainties…”

190.  With respect, Article Thirteen (2) says what it means and means what it says; accordingly Hong Kong law is not relevant and is simply not in play unless and until the situation arises wherein the prospective consummating act under the Agreement, namely the share transfer of the shares of the 4th defendant, falls to be effected.

191.  I therefore hold that the proper law of the Agreement is the law of the PRC.

(ii) The plaintiff’s claim in ‘constructive trust’

192.  A fundamental element within the argument by which the plaintiff aims to secure the relief expressed in the Prayer to the Re-Amended Statement of Claim – in this context the declaratory relief relating to the shares in the 4th defendant, and thereafter, “upon payment by the plaintiff of the full consideration under the Agreement”, that the 2nd and 3rd defendants do transfer to the plaintiff all the shares of the 4th defendant – is the notion of a constructive trust having arisen in favour of the plaintiff which, it is asserted, conceptually has attached to the shares as a matter of law; in fact, when making one segment of the plaintiff’s final submission Mr Wong, one of Mr Barlow’s able juniors, submitted that such a constructive trust crystallised at the moment of signature by the parties on the Agreement:

“Mr Wong: The difference between the defendants’ side and our side is actually a question of timing. Mr Yu and Mr Shieh said ‘Hong Kong law only kicks in towards the end of the whole series of transaction, when the shares were actually transferred.’

Court: And you say?

Mr Wong: Hong Kong law applies since the inception of the agreement.

Court: You say that as soon as the ink is dry by the signatories to the agreement, Hong Kong law is kicked in?

Mr Wong: Yes, my Lord.

Court: Which in turn begs the question of the nature of the agreement, does it not?

Mr Wong: Yes, my Lord.

Court: So in order to swallow this, I have to accept your characterization of the Agreement?

Mr Wong: A very good question, my Lord…”

[Transcript: Day 20, pages 31-32]

193.  Having isolated the argument linking the Agreement/shares to the desired remedy, the court thus is required to consider its validity under that which has been found to be the proper law of the Agreement.

(iii)           The ‘constructive trust argument’ under Chinese law

194.  As Mr Yu SC submitted, this argument does not get off the ground.  The reason is straightforward, and permits of little elaboration.

195.  This is because it is clear (and I so find) that Chinese law has no concept of ‘constructive trust’.

196.  Professor Cui, whose views I have accepted, says so in terms in his Report:

“I am of the view that there is no provision for presumed trust under PRC laws, and there is no concept analogous to the common law concept of constructive trust”

See his Final Expert Report dated 29 February 2012, at paragraph 4.2; and further at paragraph 4.11:

“As mentioned above, there is no provision for presumed trust under PRC law, and there is no concept analogous to the common law concept of ‘constructive trust’. I am of the view that Article 106 of the Property Law and Articles 26 and 28 of the Judicial Interpretation of the Company Law (III) are not analogous to the common law concept of ‘constructive trust’”.

197.  Even Mr Fei, whose forensically-combative instincts on occasion led him into difficult waters, was minded broadly to accept this view under cross-examination:

“…First of all, I admit that under the current Chinese law system, there’s no entirely the same concept of constructive trust as in the English and American law system. But in relation to or where the situations involved are similar to the present case, or the scenario in the present case, in China, in the laws of China, one can find similar ways or a similar basis or similar legal principles to deal with similar situations…”

198.  During the expert evidence on Chinese law, it became clear that the PRC only adopted the Trust Law in 2001, and that this Law introduced certain specific types of express trust only.

199.  A good deal of detailed evidence was discussed within this area about diverse elements of Chinese law – for example, Article 106 of the Property Law, which on its face is not dissimilar to the exceptions to the common law ‘nemo dat’ rule, and to Article 28 of the Judicial Interpretations, which appears to deal with registration of an equity transfer – but there seems to me to be no good reason to dwell on such peripheral matters; whichever way this particular cake is cut, it is clear that the plaintiff cannot arrive at a situation in which there can be considered to be a concept of constructive trust within and under the provisions of PRC law.

200.  If this be correct, as I think that it is, it is not apparent how validly it may be contended that under Chinese law the 1st and 2nd defendants could be said at any time to have held the shares in the 4th defendant upon constructive trust in favour of the plaintiff by reason of having entered into the Agreement.  This seems to me to be unarguable, which in turn perhaps provides the reason why initially the plaintiff was intent upon steering the court toward the view that on a proper construction the proper law of the Agreement was and is Hong Kong law; as earlier noted, Mr Barlow had trailed his coat upon the idea of the exclusion at the outset of the trial of any consideration of Chinese law [Plaintiff’s OpeningSubmissions, paragraph 10.3]

201.  In the course of this trial there have, I think, been suggestions, albeit unpleaded as such, that the 1st and 2nd defendants are in breach of an implied agreement that it would perform any arbitral award.

202.  However, the evidence is that under PRC law there is no concept of a separate implied agreement, and that in the PRC enforcement of an arbitral award must comply with the laws of the PRC: I further accept the Supplemental Opinion on the point of Professor Cui, dated 20 March 2012, as produced during this trial (precisely to meet this point as it belatedly emerged.)

203.  However, in light of the inevitable appellate progression of this case, once more the 1st instance court is required to indulge in the mental gymnastics involved in assuming that thus far it is in error in its primary analysis/conclusions, and that the plaintiff is correct in its contention as to the pre-eminence and applicability to this case of Hong Kong law.

(iv) The ‘constructive trust argument’ under Hong Kong law

204.  To repeat, the sole basis upon which the court is asked to translate an order from a CIETAC tribunal to “continue to perform” to one in which either the 3rd defendant either is ordered to transfer all the shares it holds in the 4th defendant to the plaintiff or, alternatively, to grant damages/equitable compensation in lieu (the claim, within the ‘new’ paragraph 35 first introduced by re-amendment in December 2011, which ultimately resulted in the appellate direction for a ‘split’ trial), can only be based upon the allegation that there came into existence in favour of the plaintiff a constructive trust over the shares in the 4th defendant.

205.  How, then, does a constructive trust arise, or be said to arise (by reason of the 1st and 2nd defendants’ contractual commitment) even upon the assumed application of Hong Kong law?

206.  In the present case the plaintiff seems to be saying – I hope that I have followed the logical sequence – that since there is an arbitral award that the parties should continue to perform the Agreement, and since that Award now has been made an Order of the Hong Kong court (vide the Order in HCCT 54 of 2007), the obligation to perform the Agreement is governed by Hong Kong law, and hence that a constructive trust arises.  I do not accept this line of reasoning, which involves a total disregard of the parties’ express choice of law, and if taken to its logical conclusion would mean that a party obtaining an order such as the present from an arbitral tribunal would be in position to register the award in different jurisdictions and thus have a choice of the application of differing legal principles variously applicable in the chosen enforcing court.

207.  However, on the assumed basis that Hong Kong law does apply, I fail to see how this proposition is sustainable even then: once more, in any analysis the court is thrown back onto considering the nature of the Agreement, and whether in signing the Agreement a constructive trust in favour of the plaintiff may be said to arise over the shares in the 4th defendant which, as we now know, were transferred in the Eton Group restructuring.

208.  It is trite law that under Hong Kong law a constructive trust arises when a contract is specifically enforceable: thus, a constructive trust is imposed upon a vendor who has entered into such a contract: see, for example,  Lysaght v Edwards (1876) 2 Ch D., 499 at 506.

209.  In this instance, however, it is difficult to see how the Agreement in this case could be regarded as specifically enforceable under Hong Kong law; to the contrary, in my view plainly it is not so enforceable, given the existence of provisions within the Agreement (eg Articles 5, 6 and 11) requiring supervision by the contracting defendants, when taken together with the concomitant principle that the court will not enforce by way of specific performance contracts which require constant supervision: see, for example, Co-operative Insurance Society v Argyll Stores (Holdings) Ltd., [1998] AC 1, at 11-16, per Lord Hoffmann.

210.  Mr Yu SC makes the correlative point that as the Agreement contains various conditions, as a matter of Hong Kong law the equitable interest in the subject-matter of the Agreement will not pass until such conditions are fulfilled, so that any claim for specific performance is bound to fail, citing in this regard Nourse LJ in Sainsbury plc v O’Connor [1991] 1 WLR 963, at 979.

211.  These points are well-taken, and when added to the indisputable fact that there can be no dispute that the parties no longer are in any position to perform their respective obligations under the Agreement – not least because the site already has been developed by the 5th defendant and the units built thereon onsold – any such argument cannot succeed.

212.  Mr Barlow recognized this in his Opening, I think, when the following exchange took place between Bench and Bar:

“Court: Look, in 25 words or less, what do you want from me?

Mr Barlow: My Lord, this of course is the trial of liability.

Court: Yes.

Mr Barlow: So we seek from your Lordship judgments of liability in respect of (a) to (d) in paragraph 4.3 [of the plaintiff’s Opening Submissions]

Court: Well, you must give up on SP now, mustn’t you?

Mr Barlow: My Lord, yes. We accept that specific performance is impractical and for the reasons I’m about to take your Lordship to, we take the view that the remedy would be inefficacious.

Court: So, boiling it all down, at the end of the day this is purely a trial on liability for a monetary claim, however you want to characterize the money, whether it’s equitable damages or whatever?

Mr Barlow: My Lord, yes, we respectfully agree…”

[Transcript, Day 1, page 98; emphasis added]

213.  This particular matter is not susceptible to further elaboration. Although it was stated that the parties should continue to perform the Agreement, it was silent on whether the Agreement was capable of being performed, or how and to what extent the parties should continue to perform the Agreement, contenting itself in stating, in wholly general terms, that the parties should have “close co-operation” and were to make “reasonable efforts to seek alternative approaches to meet the purpose of the Agreement.”

214.  Accordingly (and as I think the plaintiff through its leading counsel now accepts), the Award cannot be taken as equivalent to the grant of the equitable relief of specific performance under Hong Kong law by reason of a manifest lack of precision: as Reyes J aptly remarked in his judgment in HCCT 54 of 2007, “a definite reading of the effects of the Agreement or the Award is…within the province of the arbitration tribunal or the Beijing Court”.

215.  In fact, it is clear that this Award was a type of ‘in principle pronouncement’ based upon the ethos and ideology of and within the framework of PRC laws, and it was noteworthy that Professor Cui opined that the Award in this form cannot be regarded as analogous to an order for specific performance at common law [vide his Report, at paragraph 7.4], and that in his evidence Mr Fei agreed with this proposition [Transcript: Day 11, page 46].

216.  If it be correct, therefore, that the contract is not one susceptible to specific performance, it follows that there can be no question of any trust arising under Hong Kong law, and there is no need to venture in detail into the authorities carefully rehearsed in argument by Mr Yu SC to the effect that the so-called ‘trust’ imposed on a vendor of land under a sale and purchase contract is not a conventional trust with the usual corresponding trustee duties – a line of argument expressed in the 19th Century by Brett LJ in Rayner v Preston (1881) 18 Ch D 1, at 10-11 – nor to venture into the principle that the interest a purchaser acquires in association with a sale and purchase of property depends upon the particular stage the contract has reached, by reason of the fact that the purchaser’s interest constantly is changing as the contract progresses from execution to assignment: see Gray & Gray, Elements of Land Law, 5th ed., at paragraph 8.1.59,  wherein the learned authors state:

“The transactional history of the sale is all about the gradual accretion of equitable property in the purchaser. The vendor-purchaser relationship, as it moves steadily through its various phases, involves the progressive transfer of beneficial property to the purchaser until the point when the purchaser finally becomes the full beneficial owner of the relevant estate in land and the vendor ranks as no more than a bare trustee. A specifically enforceable contract thus filters elements of beneficial ownership away from the vendor and towards the purchaser, these elements eventually merging with the legal estate at the point of transfer…”

217.  Thus, concluded Mr Yu SC, even if this case could be construed in the manner of a standard contract for the sale and purchase of land (which plainly it cannot), as long as the purchaser has not paid all the purchase money, the only interest he has is an equitable lien co-terminus with the amount of money he has paid – in the instant case, therefore, the plaintiff’s payment of RMB 5 million could at its highest have given rise to an equitable lien over the land solely to that extent, and not to a constructive trust on the part of the 1st and 2nd defendants to hold the shares in the 4th defendant (which held the 5th defendant) upon trust for the plaintiff.

218.  It followed, said Mr Yu, that when the 1st defendant transferred one share in the 4th defendant to the 3rd defendant, there could have been no breach of trust; equally, if a constructive trust cannot be established, there is no basis for the plaintiff to allege that the 1st defendant owed any fiduciary duty not to exercise its voting right in respect of the allotment to the 3rd defendant of the 9,998 new shares in the 4th defendant.

219.  I agree with, and accept, these arguments.  Even if Hong Kong law were applicable, no constructive trust in favour of, nor fiduciary duty to the plaintiff, is established, and I fail to grasp how or why, absent such trust/fiduciary duty, the plaintiff has any claim to the shares of the 4th defendant (which remains one of its alternative claims in the Prayer in the Re-Amended Statement of Claim).

(v) The ‘Johnson v Agnew’ point

220.  This was the final arrow in Mr Yu’s forensic quiver, and I mention it for the sake of completeness.  The point is predicated upon the assumption (1) that Hong Kong law applies and (2) that the Award could be treated as if it were an order for specific performance.

221.  The argument is thus: if in a contract which is (assumed to be) specifically enforceable, the other party fails to complete – as did the 1st and 2nd defendants in this case – then the plaintiff has the choice: either to accept the repudiation and to sue for damages, both parties thereby being discharged from further performance of the contract, or alternatively the non-repudiating party may elect to seek an order for specific performance with damages for any loss arising from delay in performance.

222.  In the instant case the plaintiff obtained an order for “continuous performance” from the arbitral tribunal, which award already has been converted into a judgment of the Hong Kong Court, that is, by Order in HCCT 54 of 2007.

223.  Both the award and the judgment have been obtained on the footing that the contract remains alive, but if the plaintiff now seeks damages (or equitable compensation in lieu, for present purposes there being no significant difference), Mr Yu insisted that unequivocally it must initially signal its intention to treat the Agreement as being at an end, and where (as here) there is in place an extant order to perform, it is incumbent upon the plaintiff to apply for an order to discharge the order for performance so as to terminate the Agreement: Johnson v Agnew [1980] AC 367, at 392E-F, per Lord Wilberforce.

224.  However, this has not been done in this case, either by virtue of application to the CIETAC Tribunal or to the court, and it is wrong to suppose that after a party has obtained an order for specific performance, then damages/equitable compensation can be claimed without first having moved to discharge that order for performance, which cannot simply be ignored, since ex hypothesi the contract remains in effect and is not merged in the judgment for specific performance: see Austins of East Ham Ltd v Macey [1941] 1 Ch 338, at 340-341, per Sir Wilfred Greene MR, a proposition regarded by Lord Wilberforce in Johnson v Agnew as “undoubted law”.

225.  When pressed by the court on the required mechanism to seek to discharge the prior order for specific performance, Mr Yu SC insisted that this must be effected by motion or appropriate application  to a tribunal, and that until this was done it simply was not open to award damages or equitable compensation.

226.  Allied this argument Mr Yu mounted the further submission that it is established that if, as here, the plaintiff seeks to invoke the court’s jurisdiction to award damages in lieu of specific performance, there is no jurisdiction so to do if, as at the date of the writ, the court could not have granted specific performance – and in the present case, at the date of commencement of this action, the land had been developed and the units onsold, thus rendering specific performance impossible.

227.  In this case, of course, there remains the procedural oddity not only that the tribunal Award is extant, and now already has been made a judgment of this court, but also that the plaintiff’s pleading on the point remains unamended,  paragraph 10A reading:

“Notwithstanding the wrongful attempts by the 1st and 2nd defendants to return the deposit to the plaintiff, the plaintiff insisted (as it was entitled) on the specific performance of the Agreement and was at all times (and is still) ready willing and able to do so”.

228.  I consider that in this regard Mr Yu’s analysis is correct.  However, on the point as to the necessity formally to apply for an order discharging the extant order to perform, I would observe that if otherwise this court had been able to assist the plaintiff in terms of the substantive relief it now seeks in this self-proclaimed action on the arbitral Award, it is unlikely that the court would have declined by reason solely of the absence of a formal motion, Mr Barlow having made it clear at the outset from the Bar table that he is no longer aiming at the “inefficacious” remedy of specific performance.

(4) Disposition of the ‘derivative’ action

229.  From the foregoing it is clear that what has been termed the ‘derivative’ action against the 1st and 2nd defendants in my judgment must fail.

230.  I can perceive no legally justifiable course to grant to the plaintiff any of the remedies as now are sought against the 1st and 2nd defendants within this ‘derivative’ action.  Notwithstanding the extraordinary efforts of Mr Barlow SC, whose “amazing finesse” (to adopt Mr Yu’s apt phrase) served to sustain the diverse arguments mounted in support of the plaintiff’s present claim, in my view the plaintiff simply does not have the analytical case to permit this court to come to the plaintiff’s aid. 

231.  Looking at the matter in the round, it is not easy to avoid the conclusion that what initially was, and self-evidently should have been, conducted as a straightforward case of breach of contract sounding in damages has been rendered vastly the more difficult (and ultimately unproductive) by virtue of the decision to go to arbitration fully 21 months after the contractual breach, and then to proceed to seek from the Tribunal performance of an Agreement which by that stage – given the obvious development of Lot 22 in the intervening months – physically was no longer possible.  For this purpose, and from a causation perspective, I do not share the plaintiff’s view regarding the alleged ‘impugned’ share restructuring within the Eton Group, which, whilst admittedly serving to cut across the provisions in the Agreement relating to the contractually-anticipated share transfer to the plaintiff, nevertheless in provenance/design antedated the breach of the Agreement by the 1st and 2nd defendants.

232.  It is also not apparent why, notwithstanding the obvious uncertainty of the CIETAC Award in its terms (eg how the parties were to perform the Agreement), the plaintiff never has sought to return to the arbitral tribunal, nor to the Beijing Court (which must be the court of supervisory jurisdiction of the arbitration) in order to explore, in light of the physical reality on the ground, the nature of such alternative remedies as were available to the plaintiff.

233.  True it is that it was the 1st and 2nd defendant who returned to the Tribunal (or attempted so to do in the third application), but the fact that the Tribunal declined to entertain these approaches – which clearly were perceived to emanate from self-serving contract breakers – does not explain the complete absence of action from the plaintiff in this regard.

234.  In fact, it may be that even now this option remains open, to which end Mr Yu made an offer in open court on behalf of the 1st and 2nd defendants to do precisely that, although Mr Barlow pointedly (and, it must be said, highly dismissively) declined to countenance any such course.  I appreciate that in his Reasons for Judgment dated 14 February 2012 in the Court of Appeal the learned Chief Judge had opined (at paragraph 24) that:

“Without intending to prejudge any issues, the suggestion that the plaintiff must go back before the tribunal to discharge the order for the continued performance of the contract before it can claim damages in lieu of performance (or damages for economic torts) is, so it seems to me at this stage, most unattractive…”

With respect, I can appreciate this instinctive sentiment absent the advantage of full argument on the point, but unattractive or not, it seems to me that in the particular circumstances there remains the necessity either to return to the tribunal or, if the tribunal declines so to entertain, to the court of supervisory jurisdiction.

235.  I also bear in mind that reference has been made by Mr Barlow to the fact that the Tribunal now apparently considers itself functus – an aspect alluded to by the Chief Justice in his judgment in the application for leave to appeal before the Appeal Committee of the CFA – but even if this were to be the situation (which I doubt, should the plaintiff itself to return to make appropriate application) recourse nevertheless could be had to the Beijing court as the court of supervisory jurisdiction; as Reyes J saliently noted in his interlocutory judgment of 24 June 2008 in HCCT 54 of 2007, citing A v B, [2007] 1 Lloyd’s Rep 237 (Colman J at para 111)) and C v D, [2008] 1 Lloyd’s Rep (CA at para 17):

“An agreement as to the seat of an arbitration is analogous to an exclusive jurisdiction clause. Any claim for a remedy going to the existence or scope of the arbitrator’s jurisdiction or as to the validity of an existing interim or final award is agreed to be made only in the courts of the place designated as the seat of the arbitration.”

236.  However this is by-the-by.  The short (and immediate) point is that this court now finds that the ‘derivative action’ as now mounted by the plaintiff against the 1st and 2nd defendants does not and cannot succeed. I so hold.

II. THE ORIGINAL ACTIONS

237.  All 11 defendants are in the frame under this head, albeit the plaintiff proceeds against some of these defendants with more obvious enthusiasm than against others.  In each instance, these are causes of action which first saw the light of day in the Hong Kong court, hence the term ‘original’, and principally are predicated upon what generally have been referred to as the ‘economic torts’.  There are four tranches of defendants, and for convenience I take them in representation order, which was the procedure adopted at trial.

(A)   AGAINST THE 1ST AND 2ND DEFENDANTS

Case in conspiracy

238.  The plaintiff alleges both conspiracy to injure and conspiracy to use unlawful means, albeit conspiracy to injure has not been pleaded. Nevertheless, I  attempt to deal with both.

239.  The common factual premise underpinning the conspiracy allegation focuses upon the Eton Group restructuring, in particular the idea that this restructuring specifically was conceived and/or specifically aimed at fraudulently subverting performance of the Agreement as ultimately ordered by the arbitral tribunal.

240.  Earlier in this judgment I have expressed the view (and have so found) that the idea of having a holding company had been in existence well before the dispute with the plaintiff arose from the breach of the Agreement, and that it was Daisy Wong, an employee (and not party to this action) whose idea it had been to use allotments of shares as the method to cause the holding company, the 3rd defendant, to become the majority shareholder, instead of the method of transferring the necessary shares: relevant considerations involved issues relating to incurring of stamp duty, preparation of accounts, and a review of the relevant articles of association if the 3rd defendant was to be a sole shareholder; in fact, in cross-examination the fact plaintiff, Ms Wong, then senior company secretarial manager saying in chief:

“Then I suggested to Barry [Mok] a possible alternative, namely, making allotment of shares in the intermediate companies to EPGL direct. As compared with the direct transfer of shares, this method was relatively straightforward…”

a contention which was corroborated by Mr Mok in his evidence in chief:

“Then Daisy suggested that an alternative was possible by allotting the unissued shares of the company to EPGL – such that EPGL could by the allotment become the major shareholder of the intermediate companies involved…”

241.  There was also no doubt that a holding company in the Mainland first had been set up in 1995 then in respect of the Eton Group’s brewery business, the evidence of Cheung Chi Ming, which in this regard I accept, being that Mr Lucio Tan, the ‘big boss’ of the Group, had directed him to do the same with the Eton mainland property projects, leaving it to Mr Cheung to decide the appropriate time to do so.  A further consideration is that the potential commercial advantages perceived in having a holding company can be seen in the PRC legal opinion provided to Eton by Zhong Lun Law Firm dated 15 May 2005, a holding company enabling inter-group shareholders’ loans and inter-group guarantees for finance deals which, absent a holding company, otherwise would have been prohibited by Mainland legal restriction.

242.  For the purpose of demonstrating the independent provenance of the restructuring Mr Yu SC has taken the court through a lengthy sequence of documents, culminating in what has become known as ‘the Barry Mok Memo’, dated 25 August 2005, proposing the restructuring as eventually was approved and executed.  The idea was to have a simple and clear three-layer corporate structure which held the ten FIE’s via the registered shareholding of the holding company through a Hong Kong corporate vehicle, with each vehicle holding one FIE (Foreign Investment Enterprise). 

243.  Notwithstanding strenuous criticism by Mr Barlow of the model as chosen – and his mooting in cross-examination of alternative and, in the plaintiff’s view, clearly more appropriate ‘restructuring models’ catering to the plaintiff’s putative interest under the broken Agreement – Mr Mok’s evidence, which I see no reason not to accept, was that at the time he had not thought of any other form of structure, and again I accept his evidence that he had any fundamental purpose in mind other than to form a holding company, which plan then was for his corporate bosses to consider and, if they wished, to adopt.

244.  For the avoidance of doubt, I specifically reject the contention put to Mr Mok by Mr Barlow that it was the 10th defendant, Mr Cheung Chi Ming, who had instructed Mr Mok, the 11th defendant, to make it impossible for the 1st and 2nd defendants to deliver the shareholding in the 4th defendant, and I accept as true Mr Mok’s response to this suggestion:

“This never was what D10 told me to do. And this was never in my mind as the purpose for my restructuring the company…”

[Transcript, Day 6, page 70]

and further :

“Let me tell you my state of mind at the time…

According to article 11(3) of the agreement, it was clearly stated that in case we were in breach of the agreement, the other party had the right to ask for compensation or damages as the deposit or money being paid, but the amount should be in double. Actually this opinion had been reflected in that given by Deacons…

…if one looked at the letters given by the plaintiff during the year 2003 to 2004…it was only mentioned that Lot 22 should be handed over. There had never been any mentioning of the handing over of share rights…

Let me repeat.  Because all along in my mind I was thinking that in case we were in breach of the agreement, we had to pay damages…my thought was consistent, or should I say similar, to the idea of the CIETAC arbitration. The agreement was valid, and the agreement did not involve the handing over of the share rights…”

[Transcript, Day 7, page 3]

245.  The evidence, as to which (the plaintiff’s dire suspicions apart) there is no objectively cogent reason not to accept, was that the proposal as made was approved by Mr Cheung, the 10th defendant, and by Mr Mariano Tan, the 8th defendant, and both denied having had any thought about the dispute with the plaintiff when approving of the restructuring proposal. Mr Tan was not concerned with the Eton Group’s property business in China, whilst the 9th defendant, Mr Kwan Kie Yip, who also was but peripherally involved – his primary area of responsibility was Hong Kong, and he was never concerned about the Agreement and the dispute with the plaintiff, or the arbitration – gave evidence that he had thought it prudent to seek Mr Tan’s approval of the proposed restructuring, because this involved overseas companies within Mr Tan’s sphere of responsibility.  I accept Mr Kwan’s evidence also; he was a mere employee (as opposed to family member) and in the circumstances I can discern no reason for him to lie about this particular matter.

246.  After approval of the restructuring was given, it was Ms Daisy Wong who had prepared the relevant documentation; her evidence, which I have accepted, being that neither Mr Mok nor any other individual was involved in this documentation, which was voluminous: in addition to the contemporaneous documents in Hong Kong regarding the establishment of a holding company within the period 16 March 2005 to 26 October 2005, Mr Yu has specified no less than 20 contemporaneous documents emanating from the Mainland in that period on the issue of the setting up of a holding company.

247.  The delay in implementation might well superficially be regarded as suspicious (although I do not attribute any legal consequence thereto), although it is true, as Mr Yu pointed out, that the macroeconomic regulation and control climate had changed in 2006, with the holding company in the name of Eton Investment Company Limited coming into being in November 2009, before once more being changed, in June 2011, in response to a further change in Mainland conditions.

248.  In my judgment it is difficult to look at the largely undisputed facts surrounding the restructuring and the evolution of the holding company, involving obtaining PRC legal advice, and the involvement of companies and salaried individuals wholly unconnected to the ‘Lot 22 dispute’ with the plaintiff, and nevertheless to be satisfied, on the probabilities, that there existed a form of ‘conspiracy’ specifically to produce a situation to take the 4th and 5th defendants out of the reach of the plaintiff, as the plaintiff now so vehemently alleges.  Accordingly, I find as a fact that such a proposition is not established to the requisite standard of proof.

249.  All that the court is faced with amounts in reality to an highly elevated (and elegantly propounded) form of unsubstantiated suspicion and supposition, notwithstanding Mr Barlow’s efforts to make a case to the contrary in his stringent cross-examination, and in my judgment this is the consequence solely of the fact that the restructuring as ultimately approved/effected cut across the provisions of the Agreement, and in turn the terms of the CIETAC Award.

250.  However, the crucial point in this debate is that – even given that an incidental effect of the restructuring was to take the 4th and 5th defendants out of ‘the performance frame’, and putting to one side the ineluctable fact that by the time of the arbitral award performance of the Agreement physically was impossible in any event, given the development of Lot 22 by the 5th defendant – there is a lack of evidence of the significance and degree of probity required under our law when it is sought to establish serious allegations of conspiracy/fraudulent behaviour. 

251.  I go further.  Not only do I not consider that the restructuring was fraudulent or illegal – for obvious reasons it is regarded by the plaintiff as commercially nefarious, and in pure timing terms one can see how it may be thought to have been opportunistic, although in itself that is far from fraudulent or illegal – but the overarching idea (which permeates this case) of divers corporate officials conspiring with the ‘boss’ Lucio Tan precisely and predominantly to produce a share structure which happened to run counter to a contingent  contractual provision within an Agreement which had been breached some two year’s previously seems to me, with respect, to be wholly unsustainable in light of the history and provenance of the restructuring.

252.  The foregoing discussion is based on the proposition that Hong Kong law governs, and in evaluating the case against other categories of defendants I shall be adverting to the constituent elements of conspiracy to injure and conspiracy to use unlawful means. 

253.  However even wereHong Kong law to be the relevant system of law governing the conspiracy alleged (which in my view it is not), in my judgment the plaintiff also would fail, both on the available evidence and on the legal principle, since I cannot identify the presence of the relevant legal requirements: namely, in conspiracy to use unlawful means, the existence of unlawful means/intention to injure on the part of the 1st and 2nd defendants; or, alternatively, in terms of conspiracy to injure,  an intention amounting to a ‘predominant purpose’ so to injure.

254.  As to ‘unlawful means conspiracy’, the overt acts relied upon by the plaintiff either are acts in relation to breach of the Agreement or to the restructuring.  As I have earlier observed, the restructuring per se was neither illegal, nor was it ‘fraudulent’, whilst I decline to accept the proposition that a breach of contract amounts to an ‘unlawful act’ for this purpose – the contractual breach having occurred some two years prior to the restructuring, so I fail to see how in any event this could be said to constitute the ‘unlawful means’ for the conspiracy as now relied upon by the plaintiff.   It remains the case that the plaintiff, the innocent party to the contractual breach, always has had its remedy in breach of contract (and if concerned as to a possible ‘spiriting away’ of assets no doubt could have sought urgent interlocutory remedy of Mareva relief), and I repeat the sentiment earlier expressed that if the plaintiff had approached the case, and indeed the remedy sought in the arbitration, from this vantagepoint its interest would have been far better served.

255.  Nor, as regards ‘conspiracy to injure’, do I accept that in this case there was any ‘predominant purpose’ to injure the plaintiff via the corporate restructuring; as I have said, this may well have been regarded as beneficial by Mr Lucio Tan, who is likely to have appreciated an incidental ‘benefit’ given the way that matters arose, but in this area mixed motives will not suffice. 

256.  These observations are dehors Mr Yu’s further complaint that no ‘dominant purpose’ to injure is to be found within the pleading of the plaintiff’s case; in this he is correct, but in truth this case has struck me as being such an amalgam of ambitious characterization/analysis – it is testimony to Mr Barlow’s forensic skill that throughout he invested this case with an aura of intellectual respectability – that to decide a point on a pleading basis intrinsically is unattractive given that, substantively, the point must fall in any event.

257.  However an additional – and compelling – complication within this analysis is that in any event it is not simply to be assumed that Hong Kong law is the appropriate arbiter for this analysis. 

258.  To the contrary.  It seems to me that the proper law of any such alleged ‘conspiracy’ must be regarded as PRC law given that the majority of the ‘overt acts’ pleaded by the plaintiff in support of its case on conspiracy allegedly were committed in the PRC, so that the proper law of the tort is PRC law.

259.  If this be correct, as I consider that it is, then the views of Professor Cui once more loom large.  His evidence, which I have accepted, is that there is no concept under PRC law which identifies with the common law idea of conspiracy.  Professor Cui opined that the provisions of Article 61 of the General Principles of Civil Law of PRC (which talks about two sides collaborating ‘maliciously’ and performing a civil act detrimental to the interests of the state or third party to obtain property is not analogous, not least before the third party object of the malicious collaboration must have enjoyed legal ownership of the property before it can be recovered and returned ) – which led Mr Yu to argue that in the instant case the plaintiff never had acquired ownership of Lot 22.

260.  Nor did Mr Fei disagree with this view per se, albeit he argued (I think) that the plaintiff in the present case should be regarded as having a right under Article 61, although he subsequently accepted that such a right was not a property right.

261.  On the basis therefore that PRC law is the proper law of the conspiracy alleged, and in light of Professor Cui’s opinion, which I have accepted, the plaintiff’s claim against the 1st and 2nd defendants also founders on the shoals of the ‘double actionability’ concept, which requires the acts complained of to be actionable both in the place where the tort was committed and in the forum (see Dicey, Morris & Collins, 14th ed., 2006, at 35-002 – 35-011).

262.  Accordingly, in my judgment the plaintiff also has failed to make a case in conspiracy against the 1st and 2nd defendants, and I so hold.

(B)   AGAINST THE 3RD TO 5TH DEFENDANTS

263.  It will be recalled that the 3rd, 4th and 5th defendants were named as defendants in the writ as initially issued in the present case; they were not, of course, parties to the CIETAC arbitration, nor for like reason were they included in ‘the first action’ in this jurisdiction, HCCT 54 of 2007.

264.  The 3rd defendant, EPGL, is a company incorporated in the BVI. At all material times after April 2006, and consequent upon the restructuring, the 3rd defendant beneficially owned the entire shareholding in the 4th defendant, save for one share thereof, which was held by the 2nd defendant on trust for the 3rd defendant; prior to the restructuring, the 1st and 2nd defendants each held one share in the 3rd defendant on trust for a wholly-owned subsidiary of the 3rd defendant.

265.  The 4th defendant, ‘Hong Kong Legend’, is incorporated in Hong Kong, and at all times material to this case was the registered shareholder of the entire issued share capital of the 5th defendant, ‘Xiamen Legend’, a foreign owned enterprise established in the PRC, and the holder (and subsequently developer) of Lot 22 in Xiamen – which development constituted a breach of the Agreement with the plaintiff.

266.  No factual witness statement was filed on behalf of the 3rd, 4th and 5th defendants, albeit these defendants jointly instructed Professor Cui, the Chinese law expert, in common with all defendants save for the 6th defendant.

267.  Against these 3 corporate entities Mr Barlow SC attacks on three fronts: first, in constructive trust; second, in “knowing receipt”; and third, in conspiracy.  I take each cause of action in turn; as might be anticipated there is unavoidable overlap in considering the case against these three corporate defendants when compared with earlier consideration of like allegations as made by the plaintiff against the 1st and 2nd defendants.

(a) The case in constructive trust

268.  If the plaintiff were to be able to establish a constructive trust over the shares in the 4th defendant formerly in the hands of the 1st and 2nd defendants, similarly the plaintiff seeks, post-restructuring, to impose a comparable constructive trust on the shares now in the hands of the 3rd defendant, as well as over the additional 9,998 allotted new shares.

269.  The commonality of issues pertaining to such alleged constructive trust led Mr Shieh SC, leading for the 3rd to 5th defendants, specifically to adopt the submissions in this regard of Mr Yu SC for the 1st and 2nd defendants.

270.  In summary, Mr Shieh took the following key points:

(i) the issue of constructive trust is a matter for PRC law in any event, and he asked the court to accept the opinion of Professor Cui, whose experience, particularly his participation in the legislative process of various laws of the PRC, was, said Mr Shieh, impressive, as was his demeanour qua expert. I agree with this submission.

(ii) I also agree with Mr Shieh’s contention that in considering whether, in PRC law, there is anything analogous to a constructive trust – which Professor Cui is adamant there is not – the burden rests on the plaintiff to demonstrate the existence of such analogous concept, and that if there is ambiguity or uncertainty the plaintiff necessarily fails.  However, as already is evident, I have no difficulty in accepting Professor Cui’s opinion, and I will not further rehearse in detail the underlying arguments – to which Mr Shieh has devoted considerable time in his helpful written closing submissions – in terms of Article 106 of the Property Law, Article 28 of the Judicial Interpretations, and also Article 45 of the Contract Law – upon which latter provision the plaintiff also relied with a view to showing that the ‘conditions’ stipulated under the Agreement are “deemed” to have been fulfilled.  On this latter point, namely Article 45, I do not accept Mr Fei’s evidence, when he sought to suggest that Article 45 applies to all kinds of contractual conditions; not only does this go directly against Professor Cui’s view of the matter, but on its face Article 45 plainly deals with conditions precedent going to the intrinsic validity of a contract, and whether such contract even has started to take effect.

271.  I reiterate that in accepting the conclusion/finding that there is no concept in Chinese law even analogous to constructive trust, for reasons earlier given I have not acceded to Mr Shieh’s ad hoc request that this court should rely on the two expert reports of Mr Anthony Dicks QC.

(b) “Knowing receipt”

272.  Mr Shieh has pointed out that in the plaintiff’s opening submissions (at paragraph 7.9-7.11) there appears a claim for “knowing receipt”.  The plaintiff puts it thus:

“As the knowing recipient of the unlawfully allotted and transferred shares, D3 is liable to pay equitable compensation for D3’s knowing receipt of misapplied trust property, since the shares were received in circumstances where there was unconscionability on the part of D3: see Thanakharn Kasikorn Thai Chamkat v Akai Holdings Ltd (No 2), (2010) 13 HKCFAR 479, at paras 124-125.

It is the plaintiff’s case that knowledge of the facts establishing knowing receipt is to be imputed to D3 through D7 and/or D6, who controlled all the Eton group companies including D3 eg. Meridian Global Funds Management Asia Ltd v Securities Commission [1995] 2 AC 500, per Lord Hoffman at 506.

It is also P’s case that the Impugned Transactions were undertaken during the 1st Arbitration with the fraudulent intent of the participants (in particular D1, D2, D3, D4 and D6) to deprive P of the benefit of the award which P was seeking therein (and which was subsequently granted by the CIETAC Arbitrators, viz the Award) including the entitlement to register that award in the jurisdiction where the relevant companies (D1/D2/D4) are incorporated, viz Hong Kong.”

273.  Mr Shieh points out that this apparent claim in ‘knowing receipt’ presupposes that the shares in the 4th defendant were trust property received by the 4th defendant, and also that it is Hong Kong law which is operative.  I agree.  Absent such classification of the shares qua trust property, a classification I have rejected, there can be no constructive trust, and thus no claim for ‘knowing receipt’, which consequently also must fail.  I so hold.

(c) The ‘economic torts’ alleged

274.  Within the Re-Amended Statement of Claim, at paragraphs 31-32 (which were added by the first amendment, the original case being framed solely in constructive trust) the plaintiff has pleaded an alternative claim for damages arising from an alleged conspiracy or unlawful interference with contract, the factual premise being (at paragraph 31) the “close inter-relationship…[between the 3rd to 11th defendants making them] fully aware of the contractual commitments by the 1st and 2nd defendants under the Agreement to transfer to the Plaintiff the entire issued share capital of the 4th Defendant…”

275.  As to this plea, in his closing submission Mr Shieh SC on behalf of the 3rd, 4th and 5th defendants outlined four bull points:

(1) the torts alleged (but denied) took place on the Mainland, and thus attract the “double actionability” principle, which can only be satisfied/established if the alleged complaints are actionable both in the place where the tort was committed – in this instance he asserts that the most significant of the alleged overt acts occurred in the PRC, and thus PRC law is the relevant law – and under the law of  the forum, in this instance Hong Kong: see Red Sea Insurance Co Ltd vBouygues SA [1995] 1 AC 190;

(2) that under Mainland law there are no such economic torts nor analogous equivalents, and thus there can be no satisfaction of the “double actionability” requirement; 

(3) even were the governing law to be Hong Kong law (which it is not), “unlawful means conspiracy” does not extend to breach of contract as a matter of principle; and

(4) in any event the evidence received in this case does not sustain any finding of conspiracy to injure, nor conspiracy to breach/procuring breach.

276.  I take these points relatively briefly.

277.  Earlier in this judgment the issue of the existence, or otherwise, of such economic torts has been considered, and despite Mr Shieh’s useful written proffering of chapter and verse in terms of the expert evidence (with which summation I agree), and having preferred the evidence of Professor Cui, I see no necessity to duplicate or further to amplify the court’s earlier findings/observations on the point. 

278.  The only aspect I consider it worthwhile to add in this context is that I was impressed with, and accept, Professor Cui’s answers in cross-examination as to Articles 5, 101, 106 and 120 within the General Provisions of Civil Law as cited in the Lenovo judgment (which in fact was decided on the basis of Article 97 of the Contract Law), namely that Articles 5 and 10 are “not complete” or “liability creating” legal provisions”, and thus do not form the basis for making a claim to a legal right, whilst Article 106 (section 2 thereof) and Article 120 are merely used “as the formalised basis for the right to make a claim” – Article 106, section 2 concerning only civil liability for the encroachment of property, and Article 120 the “right to reputation”, and thus do not assist the plaintiff either.

279.  It follows therefore that I agree with, and accept, Mr Shieh’s “double actionability” objection, and that these claims of ‘economic torts’, to which there is no equivalent under Chinese law, must fail on this basis.

280.  This finding is sufficient to decide the point, but, consistent with the approach generally adopted in this judgment, I go on now to consider the situation were Hong Kong law to govern the position.

281.  I have already dealt in part with area in considering the ‘original’ case against the 1st and 2nd defendants.

282.  To recap, however: the tort of conspiracy takes two forms: first, conspiracy to use unlawful means, which does not require a predominant purpose to injure, and conspiracy to injure, which does: see Meretz Investments NV v ACP Ltd [2008] Ch 244, at paragraph 117, per Arden LJ.

283.  As to ‘unlawful means conspiracy’ (assuming Hong Kong law to apply, which in my view it does not), I fail to see how the plaintiff can get to first base in establishing liability under this head.

284.  I say this for the following reasons.

285.  The imputation or attribution of knowledge to these three corporate defendants can only be via the instrument of their human officers or agents – hence, presumably, the inclusion (by re-amendment) of the 6th to 11th defendants. 

286.  However, this requirement is not satisfied in my view, either on the particular facts of this case or as a matter of law.  In fact, in terms of consideration of the position of the individual defendants, as opposed to the ‘faceless entities’ who are his clients, not surprisingly Mr Shieh SC adopted the detailed submissions (with which I shortly deal) as made by Mr Warren Chan SC  on behalf of the 7th to 11th defendants.

287.  The law on ‘imputation of knowledge’, as Mr Shieh SC pointed out, was clarified by the Privy Council in Meridian Global Funds ManagementAsia Ltd v Securities Commission [1995] 2 AC 500, which dealt with ‘primary’ and ‘general’ rules of attribution, the former normally to be found in the Articles of a company or as a matter of necessary implication, and the latter wherein, absent appropriate ‘primary rules’, the ‘general rules’ assist based on principles of agency and vicarious liability, wherein the acts or knowledge of any authorized servant or agent will be counted as that of the corporation – although this is subject to the restriction that an officer ‘common’ to two companies will not have the knowledge which has come to him by virtue of his position at Company A imputed to Company B unless there was a specific duty imposed upon him to communicate that knowledge: see the established line of cases beginning with Re Hampshire Land Co Ltd [1896] 2 Ch 743, at 748 to El Ajou v DollarHoldings plc [1994] 2 All ER 683, at 698.  Mr Shieh also pointed out that occasionally and in appropriate circumstances the courts are wont to fashion ‘special rules of attribution’ focusing upon the “directing mind and will” of a natural person, but this element necessarily is fact-specific.

288.  It is also the accepted position that when dealing with the issue of attribution/imputation of notice that the burden of proof is on the plaintiff to persuade the court that acts of certain individuals should be attributed to corporate defendants – and, as will become evident, in my view the plaintiff  has failed to discharge such burden.

289.  The ‘overt acts’ relied upon by the plaintiff (vide the re-amended pleading at paragraph 33(3) – (5)) focus on the corporate restructuring of the Eton Group and upon the development of Lot 22 and the contractual refusal to deliver the Lot to the plaintiff, acts which, as Mr Shieh pointed out, essentially are passive in nature – in fact, it is not easy to discern what, if any, level of contact the 3rd, 4th and 5th defendants had with the plaintiff.

290.  Leading counsel made it clear that the case on behalf of the 3rd to 5th defendants was that the changes to the shareholding of the 4th defendant as now were under attack by the plaintiff were part and parcel of a corporate restructuring carried out within the Eton Group for the purpose of establishing a holding company the better to reap greater efficiencies  within the management of the Group property investment business in the PRC.  It was against this backdrop that he advanced the further argument, which I also accept, to the effect that merely making it more difficult to obtain one form of remedy (for example, specific performance) cannot be considered legally sufficient for the tort of inducing breach of contract nor sufficient to get home in conspiracy – a proposition he derived, correctly in my view, from Law DebentureCorporation v Ural Caspian Ltd [1995] Ch 152 (CA).

291.  An additional difficulty for the plaintiff in this case is that the issue of ‘unlawful means conspiracy’ throws into stark relief the question of that which, in law, is considered to amount to ‘unlawful means’, and in particular whether breach of contract itself will fit the legal bill.

292.  In Revenue and Customs Commissioners v Total Network SL [2008] 1 AC 1174 Lord Neuberger referred (at 1285F) to:

“ …the notion of a single consistent approach as to what constitutes unlawfulness in relation to all the economic torts can be said to be inconsistent with what Clerk & Lindsell on Torts, 19th ed refer to, at para 25-001, as the “ramshackle” nature of the economic torts and with the statement in Stevens on Torts and Rights (2007), p 297 that the economic torts “have no inherent unity” and that it is “a mistake to group these ‘torts’ together”…

whilst the editors of Clerk and Lindsellon Torts, 20th ed., at 24-11 observe that “the status of breach of contract and procurement of a breach of equitable obligations is still the subject of uncertainty surrounding the boundaries of ‘unlawful act or means’”.

293.  There are no decided cases directly on point – in TotalNetwork, op cit, breach of contract was considered as a possibility only – and this issue no doubt is one which would reward high appellate consideration.  The point is a difficult one, and in the circumstances of this case I do not need to decide it, but for my part there seem to me to be sound policy reasons for not including breach of contract as a species of ‘unlawful means’, not least because, as Mr Shieh SC submitted, the tort of procuring breach of contract creates inroads into the privity principle, and since the law already provides such means of affixing a third party with liability for a contracting party’s breach of contract, it is a legitimate question of principle and policy as to whether there also should be a ‘lesser’ form of liability for essentially the like act clothed within the tort of conspiracy.

294.  For present purposes, therefore – and in anticipation of appellate clarification – I am prepared to proceed on the basis that a breach of contract does not constitute “unlawful means” for the purpose of economic tort of ‘unlawful means conspiracy’, and thus the plaintiff also would fail for this reason on this plea as directed toward the 3rd to 5th defendants.

295.  Nor am I prepared to countenance the late submission by the plaintiff that ‘dishonest assistance’ or ‘procuring breach of trust’ can constitute ‘unlawful means’ for this species of conspiracy; in Mr Shieh’s absence his junior, Miss Cheung, complained (Transcript, Day 21, page 42) that is was not open to Mr Barlow to make this suggestion in his closing submission, as did Mr Law in his leader, Mr Chan’s, absence (Day 21, page 44). I agree with counsel’s objections. I am not prepared to consider this proposition as raised so late in the day.  Whilst it does not, I think, matter for all practical purposes in light of the court’s findings on these issues, for the avoidance of doubt (and not least should this case go further) it is necessary to clarify the court’s position on these procedural objections.

296.  Turning to the second species of conspiracy, ‘conspiracy to injure’ (otherwise referred to as ‘predominant motive to injure conspiracy’), on the evidence in this case I accept Mr Shieh’s submission that the pleaded overt acts do not afford a basis legitimately to infer the required ‘predominant motive to injure’ on the part of the officials of the 3rd, 4th and 5th defendants, and thus that there can be no attribution of relevant knowledge to these corporate entities.

297.  For this purpose I am content to adopt as the relevant evidential benchmark the following passage from Winfield and Jolowicz on Tort, 18th ed., paragraph 18-23, which reads:

“The object or purpose of the combination must be to cause damage to the claimant. The test is not what the defendants contemplated as a likely or even an inevitable consequence of their conduct, it is, ‘what is in truth the object in the minds of the combiners when they acted as they did?’ Malice in the sense of malevolence, spite or ill will is not essential for liability, nor is it sufficient if merely superadded to a legitimate purpose; what is required is that the combiners should have acted in order that (not with the result that, even the foreseeably inevitable result) the claimant should suffer damage. If they did not act in order that the claimant should suffer damage but to pursue their own advantage, they are not liable, however selfish their attitude and however inevitable the claimant’s damage may have been…”

298.  Clearly therefore, in order to get home on this type of conspiracy the bar is set high, and in my judgment the  plaintiff simply has not cleared it in this case, since I am unable to divine that any individual or company concerned with the contractual breach/group restructuring properly could be said to have acted with a predominant motive to injure the plaintiff; as indicated, the incidental effect of  the restructuring may have not been unwelcome, but in my view (and perhaps unsurprisingly) that which on the probabilities was the predominant motive/driving force behind the entire sequence of events was the potential accrual of economic benefit to the Eton Group as a whole, and any ancillary motive will not suffice – which may well be the reason why it is difficult as forensically to establish this cause of action.

299.  Accordingly, I hold that the case against the 3rd to 5th defendants fails under this head also.

300.  Under the head of ‘economic torts’ pressed against these 3 corporate defendants there remains for consideration the additional issue of procuring breach of contract.

301.  The plaintiff flags this issue in its Opening thus (at paragraph 1.10):

“P says that, once the shadow of the SARS epidemic had cleared (by late 2003), D6 developed seller’s remorse and that he caused D1/D2 (through their directors, who were accustomed to acting in accordance with his instructions) to default on their Agreement; and that, thereafter, D6 caused or allowed the Eton Group (primarily through D4, of which D6 was a director) to be restructured in order to render D1/D2 incapable of (alone) performing their contractual commitments under the Agreement…”

302.  On the available evidence, it is not easy to see what, if anything, the 3rd to 5th defendants did which properly could be said to amount to the tort of procuring breach of contract. 

303.  Mr Shieh SC submits, in my view correctly, that in this context the acts pleaded cannot as a matter of law amount to such procurement because on the facts these corporate defendants were entirely passive and could not be said to have met the criteria described in OBG Ltd v Allan [2008] 1 AC 1, at para [36] by Lord Hoffmann, whom in considering the old distinction which had been drawn between “direct persuasion” which was “unlawful in itself” and bringing about a contractual breach by “indirect methods”, which had to involve “independently unlawful means”, observed as follows:

“[36] This treats the distinction as turning simply upon whether there was communication, directly or through an agent, between the defendant and the contract-breaker. But, like Lord Denning in the Daily Mirror case, I cannot see why this should make a difference. If that is what the distinction between ‘direct’ and ‘indirect’ means, it conceals the real question which has to be asked in relation to Lumley v Gye 2 E & B 216: did the defendant’s acts of encouragement, threat, persuasion and so forth have a sufficient causal connection with the breach by the contracting party to attract accessory liability? The court in Lumley v Gye made it clear that the principle upon which a person is liable for the act of another in breaking his contract is the same as that on which he is liable for the act of another in committing a tort. It follows, as I have said, that the relevant principles are to be found in cases such as CBS Songs Ltd v Amstrad Consumer Electronics plc [1988] AC 1013 and Unilever plc v Chefaro Proprietaries Ltd [1994] FSR 135…” [emphasis added]

304.  In the present case it is difficult to see that the 3rd to 5th defendants have committed any such “acts of encouragement, threats of persuasion and so forth” to attract liability under this head, but, for the purpose of argument, even if it be assumed that this was the case (which in my view it was not), there still cannot be divined any causal link between the contractual breach in this case, which occurred on the issuance of the Notice of Termination by the 1st and 2nd defendants in November 2003, and the overt acts as pleaded against the 3rd to 5th defendants.  In this connection Mr Shieh SC  cited the observations of Lord Templeman in CBS v Amstrad [1988] 1 AC 1013, at 1058:

“Facilitating the doing of an act is obviously different from procuring the doing of the act. Sales and advertisements to the public generally of a machine which may be used for lawful or unlawful purposes, including infringement of copyright, cannot be said to ‘procure’ all breaches of copyright thereafter by members of the public who use the machine. Generally speaking, inducement, incitement or persuasion to infringe must be by a defendant to an individual infringer and must identifiably procure a particular infringement in order to make the defendant liable as a joint infringer…”

[emphasis added]

305.  Thus as a matter of principle the tort of procuring a breach of contract requires some form of subjective intent, and, as Mr Shieh SC neatly expressed the position, for the ‘procurer’ there thus “must be an element either of using the breach of contract as an end in itself or as a means to an end, and that it is insufficient simply to know that the consequence of an act is that a contractual breach will enure” – a conceptual  position with which Lord Hoffmann appeared to agree in OBG v Allan, op cit.

306.  It follows from the foregoing that I am able to discern no liability of the 3rd, 4th and 5th defendants to the plaintiff in this case, and I so hold.

(C)  AGAINST THE 6TH DEFENDANT

307.  The unseen presence of the 6th defendant, Mr Lucio Tan, hung heavy over this trial:  shades of Hamlet without the Prince.

308.  Mr Tan is, and was, the all-powerful head/patriarch of the Eton Group, which I gather originated as ‘Tan’s Family Enterprise’in the 1960’s, and indeed a number of his corporate officials, present and erstwhile, were family members. The Eton Group was, therefore, his personal fiefdom in corporate form – I so find –  and in piecing together the picture from the available evidence, it is clear, and again I so find, that the overwhelming probability is that nothing significant occurred in the commercial activity of the Group without Mr Tan knowing about it, in broad structure at least.

309.  This much is not, I think, disputed, and it is precisely because of his central and all-powerful position that Mr Tan was very much in Mr Barlow’s sights as the venal progenitor of the contractual wrong which had befallen his client in terms of the abrupt and calculated termination of the Agreement between the plaintiff and the 1st and 2nd defendants.

310.  It was presumably in anticipation of Mr Tan’s appearance in the witness box – which in the event did not transpire – that Mr Barlow’s team had prepared a box file of documentary materiel [‘file C6’] which had been assembled for the sole purpose of seeking to demonstrate that Mr Tan fell considerably short of meriting universal accolade in terms of the manner in which he was and is alleged to have conducted his business enterprises.

311.  It was to this accumulation of a variety of unflattering documentary materiel – which this court neither has read nor considered in detail – that Mr Tong SC, appearing for Mr Tan, took strong exception.  Curiously detailed argument on the point took place during the cross-examination of the estranged brother of Mr Lucio Tan, Mr Mariano Tan, a gentlemen of some age who said in evidence that he had been summarily ejected from the family compound by his brother, with whom, if I understood the thrust of his evidence correctly, he now was estranged and had no contact; at the time of Mr Tong’s evidential objection, in his cross-examination Mr Barlow was beginning to broach the subject of Mr Mariano Tan’s apparent difficulty with the Philippine tax authorities, which were said to relate to his brother’s activities or, at least, to the activities of the Tan family enterprises.

312.  The thrust of Mr Tong’s argument was that the offensive (and wholly irrelevant) compilation of prejudicial documents residing in ‘file C6’ should not form part of the court record.  I will not repeat his detailed argument (set out in full in the transcript of Day 9, at page 33 etseq).  Suffice to say that the main planks of his cogent submission, reinforced by reference to Phipson on Evidence, at paragraph 22-07, and the well-known leading cases in this area, were that evidence attacking general credit was impermissible unless it bore “some semblance of relevance” to the pleaded issues in the case, and that even if arguably admissible (for example, in terms of similar fact) there remained the general judicial discretion to “weigh” and to exclude such evidence when, in the time-honoured phrase, its prejudicial effect exceeded any probative value, so that the exclusion of evidence of this type served to achieve a trial process fair (or not unfair) to all parties.

313.  Narrative summation may have done injustice to Mr Tong’s detailed and forceful submission, but for present purposes I go no further because, in the event, I declined to permit Mr Barlow to cross-examine Mr Mariano Tan as to wholly extrinsic and irrelevant matters, and, whilst indicating agreement with Mr Tong in broad principle, the court also declined at that stage to make any ‘blanket exclusion’ advance ruling regarding the content of ‘file C6’ (a ‘blanket’ ruling which Mr Tong had wished to obtain), and indicated that if necessary the issue would be considered  on a document by document basis if and when the matter arose when Mr Barlow SC embarked upon his cross-examination of Mr Lucio Tan, whose witness statement had averred (at paragraph 13 thereof) that “it has always been my principle in doing business that I would not do illegal things” – an assertion which the objective observer might consider amounted to a potential hostage to evidential fortune.

314.  As matters transpired, Mr Lucio Tan was not called to give evidence – Mr Barlow neatly tagged the situation as “waiting for Lucio” – and thus the question did not arise.  I would add that whilst certain of the documents in ‘file C6’ – which in the event never was used – may properly have been considered, in correct context, to be fair game (for example, an official report of a Philippine Supreme Court case involving Mr Lucio Tan), in principle I should have had nothing to do with, for example, extracts from ‘Wikipaedia’, an internet publication of which I have no personal knowledge, but in light of the provenance thereof – I understand that this platform is open to any internet browser to add to or to delete existing material/entries from the encyclopaedic data recorded therein – a ‘publication’ which in my view is unlikely ever to merit consideration, qua admissible evidence, in proceedings before the Hong Kong High Court.

315.  I have dealt with the dispute at the outset in order to make it clear that ‘file C6’ has played no part in this court’s analysis/consideration of the issues variously raised in this trial.  I go further.  Even if any part of this file had sought to have been introduced – which in the event it was not – then any overtly prejudicial ‘credit’ material which may have been admitted/considered by the trial court would have been accorded the evidential weight it deserved (which on the probabilities would not have been substantial, given that in principle the Commercial Court remains highly resistant to prejudice).

316.  However, the dispute over this file served to place into stark relief the admissible evidence which was available against Mr Lucio Tan.  Since this gentleman made no appearance at the trial the usual practice of the Hong Kong Commercial Court (or, at least, its practice over the past 15 years) was followed, and no account was taken of his putative witness statement; hence evaluation of the plaintiff’s case, and causes of action, against Mr Tan derived from the admissible documents in this case and that which fell from the viva voce evidence of other witnesses.

317.  On analysis it seems to me that the claim against Mr Lucio Tan is dependent solely upon the fact of the termination of the Agreement as thereafter followed by the Eton Group restructuring (the fact of which is undisputed), and the corresponding characterization of such restructuring by the plaintiff as ‘fraudulent’ and ‘illegal’.

318.  I repeat my earlier observation that I am unable to view the restructuring in this light.  I cannot see how it can be characterized as ‘fraud’ or ‘fraudulent conduct’.  As Mr Tong remarked in closing submission:

“…there is no fraud here. And fraud, by definition, is ‘to do and say something and pretend it is something which it is not.’…But there is no such thing here. …The best you can say, and putting the plaintiff’s case at its very highest, is that they have done something which makes it more difficult for them… to get specific performance…” [Transcript, Day 21, pages 126-127]

319.  Mr Barlow couched the  plaintiff’s case against the 6th defendant [at section 21 of his Closing Submission] in terms of  (i) knowing assistance in the breaches of trust committed by D1/D2 as the vendors-in-possession/trustees of all the shares in D4; (ii) procuring D1/D2 to breach the Agreement with the Plaintiff; and (c) conspiracy.

320.  Once again, analysis of this position will involve reference to, and an element of duplication of, this court’s earlier observations/findings in terms of these causes of action common to other defendants.

321.  For the 6th defendant, Mr Tong SC – who by virtue of calling no evidence had the last word in closing submission – made no bones about his position.  This, he robustly observed, was “an action that should never have been brought”, and that on the evidence before the court there was no case for Mr Lucio Tan to answer.

322.  Mr Tong made it clear that his client’s case was straightforward, and that it was a defence based solely on legal argument, be it PRC or Hong Kong law, since the essential facts were not in dispute, namely that (i) his client had made the decision to terminate the Agreement, or to influence the other directors of the 1st and 2nd defendants so to terminate; (ii) that Mr Lucio Tan is to be regarded as the head or brain or ‘directing will’ of the relevant companies, and that he had acted as such; and (iii) that Mr Tan was responsible only for ‘directional’ decisions, leaving the execution of such decisions to his subordinates.

323.  I agree with and accept this summation of the factual position, and I am content to proceed on this basis.

324.  As will be apparent from earlier parts of this judgment, I further agree with Mr Tong’s submission that, as the claim against the 6th defendant lies only in tort and not in contract, that the facts as proved will establish the system of law with which the tort(s) alleged have the closest and most substantial connection with the claim (see Dicey & Morris, 14th ed., Rule 232, at page 1934; Red SeaInsurance Co v Bouygues SA [1995] 1 AC 190, at 206C, per Lord Slynn), and that in the present case virtually all the ‘connecting factors’ point indisputably to PRC law as the only relevant system of law in this case.

325.  In this connection, Mr Tong ticked off some ten evidential ‘connecting boxes’ to establish his proposition, viz., the Agreement in substance expressly is governed by PRC law (save as to the process of transfer of shares in Hong Kong, should such enure); the property development on Lot 22, is in Xiamen, PRC; the currency of the transaction was in Renminbi; the plaintiff is a PRC company represented by PRC nationals; the defendant companies are either BVI, PRC or Hong Kong companies, albeit the latter are simply holding companies and not participants in the Lot 22 development; Mr Tan himself is a Chinese national, now residing in the Philippines; the decisions of which vociferous complaint now is mounted by reason of the harm caused to the plaintiff were for the most part made in the PRC, or places outside Hong Kong; in so far as there was any combination/conspiracy (which is denied), this took place in the PRC or otherwise outside Hong Kong; in so far as this is truly an ‘enforcement action’, the arbitral award sought to be enforced is a PRC arbitration and the remedies as granted by the CIETAC tribunal are PRC remedies; and, finally, that any consequential loss which remains to be assessed, should the plaintiff succeed in its case on liability, must be assessed with reference to events and valuation within the PRC.

326.  If, as earlier I have held to be the case, PRC law governs in terms of the causes of action advanced by the plaintiff, then the court is once again directed to the respective merits of the expert evidence of Professor Cui, called on behalf of all defendants save for the 6th defendant, as against the views of Mr Fei, called on behalf of the plaintiff – as to which I have made it clear that in my judgment the view of Professor Cui is much to be preferred (and has been adopted) upon the particular issues raised.

327.  Thus, in terms of the original claim against the 6th defendant in constructive trust/breach of trust – as to which Mr Tong reasserted its unpleaded status – leading counsel repeated the contention that on the basis of the evidence of Professor Cui there is no concept of constructive trust under PRC law; in fact he pointed out that even Mr Fei had been minded to agree that there was no provision or concept of any trust law in the PRC until 2001, and he invoked the evidence of Professor Cui (which I have accepted) to the effect that the plaintiff’s alleged right under the Agreement as regards the shares is not a property right but a contractual  one. 

328.  Nor was there any fiduciary relationship arising between the plaintiff and the 1st and 2nd defendants under PRC law, Mr Tong highlighting in this context that Mr Fei had accepted that it was not and never had been his contention that there existed a fiduciary duty on the part of the 1st and 2nd defendants toward the plaintiff, so that it followed that there could be no breach of trust and, thus, there could have been no question of the 6th defendant knowingly assisting in any breach of trust.

329.  I agree.  I cannot see how this case in constructive trust/breach of trust possibly can get home under PRC law, either directly pursuant to statutory provision – for Article 106 to apply it is clear on the evidence that the plaintiff has to have actual rights as owner of the relevant shares, which it could not have obtained pending payment of full consideration – or by analogy.

330.  This leaves this plea to be alternatively considered under the assumed basis that Hong Kong law is applicable (which plainly it is not).

331.  To repeat the analysis earlier adumbrated, and as Mr Tong submitted, no constructive trust attaching to the shares could arise under Hong Kong law for the plain reason that under our system of law, a beneficial interest in the shares (which had the Agreement run its course and been fulfilled ultimately would have been transferred to the plaintiff) will not pass under a conditional agreement (which was this Agreement) absent full payment of the transfer price and fulfilment of the other specified conditions, and it simply could not be successfully argued that this was an Agreement for the unconditional sale of land or the unconditional sale of shares – in this connection Mr Tong stressed that even the CIETAC tribunal had observed that the Agreement was not an agreement for the sale of shares, and further referred to Article 3 [‘Conditions of Transfer’], Article 4 [providing for payment of the transfer price in 4 separate stages], Article 5 [providing for physical delivery of Lot 22 land after demolition of the original Legend Commercial Building thereon, and not for transfer of legal title], Articles 6 and 7 [provisions for the plaintiff’s right to develop the land under the supervision of the 1st and 2nd defendants], and Article 8 [provision for the transfer of shares in Hong Kong Legend “when Party B (the plaintiff) has settled the total transfer price and fulfilled the obligations according to the Agreement, Party A (1st /2nd defendants) will agree to transfer all the shares of Hong Kong Legend to an approved individual or an approved legal entity outside the territory of China…”]

332.  It is tolerably clear, therefore, that, even were Hong Kong law to be applicable, this Agreement is no more than an agreement to a future transfer of the shares upon fulfilment of certain conditions and the future occurrence of certain events, that it cannot properly be regarded as an unconditional agreement, and thus that the principle of Hong Kong law, namely that the beneficial interest in shares in a contract for the sale of shares will only pass where the contract becomes unconditional in terms of performance, clearly cannot be satisfied.

333.  It follows that, whatever conflictual perspective is adopted, a breach of trust claim against the 6th defendant cannot and does not succeed.  I so hold.

334.  There remain the plaintiff’s alternative claims in conspiracy and in procurement of breach of contract, and once again, in considering these elements of the case, there arises a degree of unavoidable repetition.

335.  Mr Tong castigated these pleaded claims as supported neither by the facts nor the law.  The 6th defendant’s primary case, he submitted, was that his actions were done as the alter ego and/or a director/shadow director of the Eton Group, and that as such he cannot be held liable personally for procuring a breach of his company’s contract, be it under PRC or Hong Kong law.

336.  As to PRC law, which I have accepted should be the governing law of this claim, it is evident that ‘procurement of breach of contract’ is an unknown cause of action. 

337.  Professor Cui’s expert evidence is clear:  he noted that Article 5 of the General Principles of Civil Law protects the general civil rights and interests of citizens, but not specific obligatory rights under contract, which should be governed by the Contract Law, and that Tort Law cannot protect contractual obligatory rights; in fact, it is apparent that Article 2 of the Tort Law cannot be applicable to the present claim anyway, since it came into effect only after commission of the alleged torts.  Professor Cui also reported that under PRC law, any acts done by a director or a legal representative of a company are not to be attributed to that company as long as such acts are not outside the scope of their duties: it followed therefore, he opined, that a director or senior manager could not, as a result of a company decision, be accused of conspiring to injure the plaintiff’s interests.  I accept this evidence.

338.  As to the position should Hong Kong law be applicable (which in my view it is not), Mr Tong submitted, in my view correctly, that any such claim equally is unsustainable, because as the ‘controlling mind’ of the Eton Group, the 6th defendant could not have procured a breach of the Agreement as he was the one who had made the decision to breach the Agreement: see Halsbury’s Laws of Hong Kong, at 380.504:

“Where a servant or agent acting within the course of his employment procures a breach of contract, the plaintiff cannot sue him because he is only the alter ego of his employer or principal. The plaintiff’s remedy is to sue the employer or the principal, or as the case may be, for breach of contract.”

339.  I also agree with and accept the submission that this cause of action was created to establish a third party liability for intentionally inducing a contractual breach between the claimant and his employee: see Clerk &Lindsell, op cit., at paragraph 24-03.  In other words, the errant third party is distinct and separate from the contractual relationship; as Mr Tong SC argued, if this were not the case, every breach of contract by a company would result (or potentially result) in its directors becoming personally liable, for ex necessitatis the directors would have ‘combined’ to ‘procure’ such corporate contractual breach by reason of authorizing the acts of the company in the course of their employment, which cannot be the position; this tort thus had arisen to provide a remedy to an innocent party to a contract to pursue the third party procuring the breach, and not to duplicate the innocent party’s contractual remedy.

340.  Accordingly, it is difficult to see how the actions of the 6th defendant, whether qua director or shadow director, can or could be impugned under this head as a matter of Hong Kong law, nor, for reasons shortly to be adumbrated, is the court willing to consider any allegation that the 6th defendant was acting outwith his authority as director or shadow director.  Mr Barlow also submitted that ‘fraud’ formed the exception to this rule.  Without commenting on the validity of this proposition – although I suppose that this falls within the old legal chestnut of ‘fraud unravels all’ – this begs the question of what exactly is the fraud in this case, and as I have endeavoured to make clear, I am unable to convince myself that the restructuring as effected was either fraudulent or illegal.

341.  Finally, there arises the claim of conspiracy.

342.  Once again Mr Tong SC argues that this does not get off the ground, whether as a matter of PRC or of Hong Kong law.  He pointed out, in my view correctly, that if his client cannot be held personally liable for procuring a breach of contract by his company, it is difficult to see how he can be regarded as a party to a conspiracy to procure a breach of contract by his company.

343.  In any event, the case as pleaded against the 6th defendant is conspiracy to use unlawful means, albeit there is no pleading as to predominant purpose.

344.  In my judgment this claim must be dismissed also.

345.  Under PRC law conspiracy to injure is not a valid cause of action, and in so far as Mr Fei attempted to convince the court otherwise by analogy with the tort of ‘malicious collaboration’, premised on the right of a third party to demand return of property over which he already has obtained ownership of the legal right of disposition, such plainly is not the case in this instance as this plaintiff never had enjoyed ownership of the relevant shares.  I reiterate the court’s acceptance of Professor Cui’s evidence on the point, namely that there is no question here of a ‘joint tort’ (which Mr Fei also attempted to argue), and that the right actually being damaged in the instant case is limited to a contractual and not a proprietary right, which contractual right is not protected under the tort laws of the PRC.

346.  So far as Hong Kong law is concerned regarding ‘unlawful means conspiracy’, once again in my view the plaintiff cannot succeed, because I am unable to identify the ‘unlawful means’.  The contractual breach cannot suffice, and as I have earlier made clear I do not consider the Eton Group restructuring to satisfy this benchmark: it may well have been viewed by Mr Lucio Tan as convenient, and no doubt even collaterally desirable in the form as chosen, but it was not unlawful, it was not fraudulent, and as I have observed, when it was done I do not accept that the plaintiff had acquired any proprietary interest in, or right over, the shares. 

347.  In this connection Mr Tong reviewed the history of events, and emphasized that the need to establish a holding company was raised well before the Agreement, and already had been acceded to in principle by his client before March 2005; indeed the restructuring involving issuance of new shares had not actually occurred until August 2005 and originally was the ‘brain child’ of Daisy Wong, counsel stressing that there was simply no evidence that the 6th defendant had made any connection between the land transaction and the setting up of the holding company. 

348.  However, even assuming this to be incorrect, in my view the ‘unlawful means’ benchmark remains unsatisfied, as does the necessity to establish ‘predominant purpose’: as earlier indicated, the highest that it can be put is that the manner of restructuring may have been incidentally welcome by the 6th defendant, but it cannot fairly be characterized as constituting a ‘predominant purpose’ to defeat the plaintiff’s rights.

349.  Further, as Mr Tong also submitted, in order to succeed under this head the plaintiff would have had to demonstrate damage caused by or consequent upon the restructuring, and the hard fact was that this could not be demonstrated either: the plaintiff always has had its remedy in damages for breach of contract, and the claim for specific performance now is not being pursued by reason not of the restructuring but because of the irreversible physical situation on the ground, namely the completed development of Lot 22 and the on-sale of the flats erected thereon.  

350.  I agree.  Against the 6th defendant I can perceive no legitimately constituted case in conspiracy, under either PRC or Hong Kong law, and thus I reject this element of the claim also.

(D) AGAINST THE 7TH TO 11TH DEFENDANTS

351.  It will be recalled that these 5 defendants (in addition to the 6th defendant) first were added to this action pursuant to the leave to amend granted by Fok J in his judgment of 16 March 2010.

352.  The pleading of the plaintiff against these defendants relies on the two ‘economic torts’ of (1) conspiracy to injure/ conspiracy to defraud; and (2) procuring breach of the Agreement (Re-Amended Statement of Claim, at paragraphs 31-34).

353.  In considering the causes of action against these individuals once again there is overlap in applicable principles (and findings) already touched upon in the consideration of the plaintiff’s case against the other defendants.

354.  As a starting point, however, I confess that I find it difficult to understand what has been achieved by joining the 7th to 11th defendants to this action, given that (and I mean no disrespect in thus observing) self-evidently they are no more than corporate officials/functionaries; indeed, two of these 5 defendants are mere employees.  And I should also indicate that I have found it difficult to (and do not) accept that the 7th to 11th defendants have participated in, to use Mr Barlow’s strong words (at paragraph 17.83(l) of his closing address) “a continuous, co-ordinated, dishonest and unlawful course of conduct ultimately orchestrated by D6 and carried out at his behest by the other defendants.”

355.  The immediate consequence of these defendants being company officials is that this brings into the analytical framework considerations not just relating to PRC law as the applicable proper law of the torts alleged, or the application of the ‘double actionability’ principle, but that which constitutes an even more fundamental consideration. 

356.  Assuming for the purpose of argument that Hong Kong law governs these torts in  this case – which in my view it does not – the plaintiff’s claim against these 5 defendants in terms of the allegation of procuring breach of contract runs squarely against  the established rule that directors and company officials cannot be liable for the tort of procuring that company’s breach of agreement: see Said v Butt [1920] 3 KB 497, at 503-506, per McCardie J; East Asia Satellite Television (Holdings) Limited vNew Cotai LLC, (unrep.), HCA 2189 of 2009, first instance judgment dated 16 July 210, per Reyes J at paragraphs 74-85; on appeal, at [2011] 3 HKLRD 734, per Tang VP, who observed, at paragraph 75:

“75. However, the general rule is that, where a director is acting bona fide and within the ambit of the director’s authority, the director has no personal liability for procuring the director’s company to commit a breach of contract. More particularly, a director or other agent of a company who causes the company to act in breach of contract incurs no personal liability and is under no duty of care to counterparties to the contract, to ensure that the company fulfils its contractual obligations. See Crystalens Ltd v Dr John White [2006] EWHC 3357 (Gloster J at paras 11 and 12) summarizing what is sometimes referred to as ‘the rule in Said v Butt [1920] 3 KB 497…”

357.  When viewed in this light that Mr Warren Chan SC, for the 7th - 11th defendants, submitted that all other considerations apart, the claims against his clients were misconceived and “amount to no more than an abuse of process of the court so as to bring maximum pressure on them to settle (with D9 and D11 being mere employees)”.  In this context Mr Chan cited the observations of Slade LJ in C Evans Ltd v SpritebrandLtd [1985] 1 WLR 317, at 329A-C:

“The authorities, as I have already indicated, clearly show that a director of a company is not automatically to be identified with his company for the purpose of the law of tort, however small the company may be and however powerful his control over its affairs. Commercial enterprise and adventure is not to be discouraged by subjecting a director to such onerous potential liabilities. In every case where it is sought to make him liable for his company’s torts, it is necessary to examine with care what part he played personally in regard to the act or acts complained of. Furthermore, I have considerable sympathy with judges, particularly when dealing with commercial matters, who may be anxious to avoid or discourage unnecessary multiplicity of parties by the joinder of directors of limited companies as additional defendants in inappropriate cases. As Mr Watson emphasized, the very fact of such joinder could in some cases operate to put unfair pressure on the defendants to settle. In some instances, where the joinder is demonstrably a mere tactical move, a striking out application may well be justified…”

358.  In the event whilst there was no such strike out, I understand there was resistance to amendment by way of the addition of the 6 individual defendants, although this was unsuccessful.  Nevertheless, after hearing the evidence at trial I find it difficult to see how the ‘Said v Butt’ line of argument successfully can be circumvented, since as earlier indicated, I am unable to discern any fraud within the corporate restructuring which, Mr Barlow contended, formed an exception to the rule, nor am I minded to entertain the suggestion that any of these defendants were acting outwith their authority.  

359.  This latter issue, namely of corporate officials acting outside the scope of their authority, was raised (to the consternation of the defendants’ counsel) very late in the day in the plaintiff’s closing argument, Mr Barlow submitting, for example, that the 7th to 11th defendants, being agents or nominees within the Eton Group, had failed to act in the interests of the companies and merely had acted in accordance with the 6th defendant’s instructions, although this allegation had not been put in cross-examination.  

360.  If and in so far as ‘acting outside the scope of authority’ ever formed part of the plaintiff’s case, even the Commercial Court – with its robust attitude to pleadings in general – requires (or would have required) such a fundamental proposition to have been pleaded and opened, and thereafter the matter ventilated/explored fully in evidence.  This was not done, and to permit it to be raised in the way that it emerged simply would not be just. Accordingly, far as this court is concerned, this issue, in whatever form it is advanced (a further example asserted being the alleged failure to hold directors’ meetings) simply never has been in play in this case, and for the avoidance of doubt is not now entertained.  To this I would add parenthetically that the matters variously raised in this context by Mr Barlow did not seem to me to amount to very much in the factual circumstances and culture of the Eton Group, and thus in any event would have been unlikely to get him home on this point.

361.  In his closing submissions Mr Warren Chan SC took as one of his principal themes the quite extraordinary profile and significance now accorded by the plaintiff to the ‘corporate restructuring’, and the concomitant allegation by the plaintiff that this had been effected fraudulently and in bad faith. 

362.  In this context leading counsel went into a great deal of detail, during the course of which he made three basic points: first, that the many contemporaneous documents as existed (detailed within paragraph 2 of his Closing Submission) made it clear that the restructuring as took place was carried out for genuine commercial reasons, and that well before the Notice of Arbitration in August 2005 there already was clear intention on the part of the Eton Group to set up a holding company for its property development business in Mainland China: see for example a handwritten memo of Mr Barry Mok dated 16 March 2005; second, the undisputed evidence that the concept of allotment and transfer of shares in the 4th defendant to the 3rd defendant originated from Daisy Wong, the company secretarial manager of the 1st defendant, who appeared unaware of the termination of the Agreement and the subsequent arbitration proceedings, and against whom no adverse allegation in conspiracy has been levelled by the plaintiff; in fact, as Mr Chan pointed out, the asserted provenance of the allotment idea was not even cross-examined upon, and that Mr Barry Mok, who was central to the restructuring as was effected, had wanted a “simple and clear structure”, which structure as selected, said Mr Chan, was both simpler and clearer in concept than any of the alternatives postulated by the plaintiff in cross-examination; and third, and allied with this submission, Mr Chan focused upon that which he termed the “management culture” within the Eton Group, which was, corporate entities notwithstanding, in effect run as a personal fief by Mr Lucio Tan, the 6th defendant and patriarch of the family clan, with relatives intermittently overseeing individual projects. 

363.  Mr Chan noted that in so far as the Lot 22 Xiamen project was concerned, this previously had been handled by Domingo Chua, the 7th defendant and the brother-in-law of Lucio Tan, but that he had stepped aside and had had no further involvement, the project then being taken over by the the 10th defendant, Cheung Chi Ming, another brother-in-law of Mr Tan, and that, for example, each of Mariano Tan, the 8th defendant and the younger brother of Lucio Tan, and Alan Kwan, the CEO of the 1st defendant, who was employed to oversee the 1st defendant’s business solely in Hong Kong with no involvement in Mainland ventures at all, had had no involvement whatever with the Xiamen development.

364.  In my view these factual submissions are well-founded, and I accept as justified Mr Chan’s description as “groundless surmise” of the plaintiff’s allegation that prime object of the restructuring was to render it impossible to transfer the shares in the 4th defendant to the plaintiff (had the Agreement not been terminated); upon the totality of the evidence before the court it strikes me as nothing of the sort.

365.  Mr Chan SC allied these factual observations with arguments of law, which for the most part have been outlined earlier in this judgment: namely that the proper law of the torts of procurement of breach of contract and of conspiracy (of either type) was PRC law, which did not exist in the PRC system – Professor Cui’s evidence refers – so that the ‘double actionability’ rule remained unsatisfied, and that even if Hong Kong law did apply, in the case of these defendants the so-called ‘rule in Said vButt’came into play, and could not be gainsaid, so that in any event the 7th to 11th defendants could not be liable for the tort of procuring breach of contract or, for that matter, as directors/employees could not be party to any conspiracy – and in the instance of conspiracy to injure (which he stressed remained unpleaded) it could not be said that there was any ‘predominant purpose’ to injure the plaintiff via the restructuring.

366.  To this analysis Mr Chan added that in order to get home under either of the economic torts prayed in aid by the plaintiff it was incumbent upon the plaintiff to establish that loss suffered consequent upon breach of the Agreement must have been caused by the overt acts of his clients, the 7th to 11th defendants, and, he submitted, the plaintiff manifestly had failed to discharge the burden of proof thus placed upon it.  He argued that the breach of the Agreement had taken place in November 2003, with the Notice of Termination being issued on14 November 2003, whilst the overt acts of which complaint now was made took place in November 2005 (with the allotment of 9,998 shares in the 4th defendant in favour of the 3rd defendant), so that there could be no question of any breach of the Agreement which had been caused by any alleged overt acts on the part of his clients; in other words, that there was no causal correlation or connection between the breach of the Agreement and the subsequent restructuring, and thus the ‘but for’ test could not be satisfied.  Taken together with the contention – as advanced by counsel for other defendants – that since the governing law of the Agreement was PRC law, under which the plaintiff could not have had any interest in the shares of the 4th defendant, and thus there could be no question of any constructive trust/fiduciary duty arising in the plaintiff’s favour, and Mr Chan concluded that the case against his various clients was doomed to fail.

367.  I accept these arguments, cogently and economically advanced.

368.  Mr Chan SC lastly adopted the refrain first voiced by Mr Yu SC, namely that if in the prevailing circumstances the plaintiff should have returned to the arbitral tribunal for the purpose of recharacterising the remedy presently granted, and seeking a remedy which the Hong Kong system would classify as damages in lieu of specific performance, and that if such relief were to have been granted, it would follow that the plaintiff would have suffered no loss consequent upon either  of the economic torts as had been alleged, and thus for this reason also the plaintiff would not be entitled succeed against the 7th to 11th defendants.   The concomitant to this proposition, he continued, is that had the plaintiff in fact pursued a claim for damages in lieu of specific performance – which pointedly it did not – then there would have been nothing to be gained by a restructuring ostensibly to prevent the plaintiff from obtaining the shares in the 4th defendant, because there is and was no evidence that the 1st and 2nd defendants would not have been good for any damages for contractual breach as may be awarded.

369.  I agree with and accept these submissions, which once again are conclusive against the plaintiff and in favour of the 7th to 11th defendants.  However, lest this primary conclusion be held to be in error, I should advert to the evidence given by these individual defendants, and to record the court’s evaluation thereof.

The 7th defendant: Domingo Chua

370.  Mr Domingo Chua is the brother-in-law of the 6th defendant, Mr Lucio Tan, and was at all material times (and remains) a director of the 1st, 2nd, 4th and 5th defendants.  Until 6 December 2010 he was the legal representative and Chairman of the Board of the 5th defendant, and since May 2009, he has been a director of the 3rd defendant.

371.  No allegation is made by the plaintiff that Mr Chua was involved in the corporate restructuring, which, as I have observed, remains the key factual underpinning of the plaintiff’s case, it simply being said against him that he had signed a Supplemental Agreement of 1 February 2005 on behalf of the 5th defendant with the Xiamen Municipal Land Resources and Housing Administration Bureau and further, that as legal representative and chairman of the board of the 5th defendant he procured the commission by the 5th defendant of the ‘overt acts’ pleaded at paragraph 33(7) of the Re-amended Statement of Claim.

372.  On the facts alone, I fail to see any case against Domingo Chua.  This gentleman had no involvement in the matter of the redevelopment after the signing of the Agreement – indeed the evidence is that he was asked to step aside by Mr Lucio Tan after the Agreement was executed, Mr Tan apparently not being happy with the situation as it then had arisen.

373.  Nor did Mr Chua have anything to do with the termination of the Agreement, the corporate restructuring or the subsequent arbitration; the evidence of the 10th defendant, Cheung Chi Ming, was that after Mr Chua had been divested of responsibility for the Xiamen development, he, Mr Cheung, took responsibility therefor.  I see no reason not to accept his evidence.

374.  I further accept the contention that, qua director of the 1st and 2nd defendants Mr Chua could not, as a matter of law (PRC or Hong Kong) be liable for the tort of procuring breach of the Agreement or of conspiracy: see Said v Butt, op cit.,East Asia Satellite, op cit., and O’Brien v Dawson (1942) 66 CLR 18, at 32-34, wherein the High Court of Australia held that a company is not ‘in combination’ with its directors/employees, and thus no charge of conspiracy can lie when the directors/employees merely go about the business of the company; see also to like effect Clerk & Lindsell onTorts (12th ed) at paragraph 24-93.

The 8th defendant: Mariano Tan

375.  Mariano Tan is 72, and has retired from any position in the Eton Group since 28 July 2009.

376.  It is difficult to understand how this case ever was pursued (or continued to be pursued) against this gentleman whom, if I may respectfully say so, is now of some age and perhaps no longer as acute as he once was; he struck me as rather frail.

377.  It is alleged against him that Mr Tan had approved the corporate restructuring by signing on the 25 August 2005 Memorandum issued by the 11th defendant to the 10th defendant on 26 October 2005, and that as a director of the 1st and 2nd defendants ‘caused or permitted them’ to carry out the overt acts complained of on the part of the 1st and 2nd defendants (at paragraphs (1) and (2) of paragraph 33 of the Re-Amended Statement of Claim), namely the issuance of the Notice of Termination of 14 November 2003 of the Agreement and returning the plaintiff’s deposit and refusing to cause delivery to the plaintiff of Lot 22.

378.  I accept the evidence of Mr Tan that he had not been involved in the termination of the Agreement or in the arbitration, that he had had no knowledge of these matters and that he had not been consulted regarding these matters, that he was now retired, and in fact had held no position in the Eton Group since 28 July 2009.

379.  I also accept the evidence that Mr Mariano Tan’s only knowledge regarding the corporate restructuring was when he was told, in about 26 October  2005 in a telephone conversation with a Miss Nancy Lim, that such restructuring was to be carried out for the establishment of a holding company, and that he was aware of no details of this restructuring, or that it would involve the allotment of shares in the 4th defendant and the transfer of shares in the 4th defendant  from the 1st and 2nd defendants to the 3rd defendant.

380.  I am able to discern neither factual nor legal basis for finding liability against Mr Tan for the economic torts now alleged against him.

The 9th defendant: Alan Kwan Kie Yip

381.  Mr Kwan was employed as the CEO of the 1st defendant, and was responsible for the management of the business of the 1st defendant and its associated companies in Hong Kong.  At all material times he was a director of the 1st, 2nd and 4th defendants, and until 27 June 2011 a director of the 5th defendant.

382.  I accept the evidence that Mr Kwan had no involvement in the decision to terminate the Agreement or with the Beijing arbitration between the plaintiff and the 1st and 2nd defendants.

383.  I accept Mr Chan’s submission that there is no basis for liability against Mr Kwan on the basis of the application of the legal principles otherwise accepted and approved in this case, either on the basis of PRC law (wherein these torts do not exist) or of Hong Kong law.

The 10th defendant: Cheung Chi Ming

384.  Mr Cheung is the brother-in-law of Mr Lucio Tan, and resides in Beijing.  He has been the principal representative of the representative office of the 1st defendant in Beijing, and has been a director of the 4th defendant since its incorporation; from May 2005 Mr Cheung also has been a director of the 5th defendant.

385.  The plaintiff alleges that the 10th defendant approved the corporate restructuring, and, qua director of the 4th and 5th defendants, procured these entities to carry out  the overt acts complained of in the Re-Amended Statement of Claim (at paragraph 33 (10)), namely approving the corporate restructuring, being privy to the resolution at the 16 November 2005 board meeting approving the allotment of the 9,998 shares in the 4th defendant to the 3rd defendant, and subsequently on 31 March 2006 being privy to the resolution approving the registration of the transfer of 1 share in the 4th defendant to the 3rd defendant, and finally, qua director of the 4th and 5th defendants, causing or permitting these companies to carry out the overt acts complained of against them, namely refusing to deliver Lot 22 to the plaintiff, approving the development of the residential units on Lot 22, and approving the corporate restructuring in terms of share allotment to the 3rd defendant and the transfer of the single share from the 1st defendant to the 3rd defendant.

386.  I see no difficulty in accepting the substance of the evidence of the 10th defendant, notwithstanding the stringency of his interrogation in the witness box; by virtue of his position this defendant clearly was one of the two individuals principally falling within Mr Barlow’s sights.  Given the acceptance by this court of the legal position regarding these economic torts both in the PRC and in Hong Kong, and given the finding of this court that there was no illegality or fraud in the corporate restructuring, once more the court can see no basis for finding there to be any liability on the part of the 10th defendant.

The 11th defendant: Mok Pui Hong, known as Barry Mok

387.  As matters transpired, Mr Barry Mok was the first of the defendants to give evidence, and thus first to be on the receiving end of Mr Barlow’s detailed and extensive interrogation; he was strenuously cross-examined about his involvement in the events of this case.

388.  Mr Mok is not a director of any of the corporate defendants, and was at the material times, and indeed remains employed as group financial controller of the 1st defendant.

389.  The main thrust of the plaintiff’s pleaded case against Mr Mok (Re-Amended Statement of Claim, paragraph 33(11) is that it was he who had devised and formulated the corporate restructuring, and had signed on a Declaration of Trust dated 6 April 2006 which had had the effect of constituting the 2nd defendant as trustee holding its one share in the 4th defendant on trust for the 3rd defendant.

390.  On the evidence Mr Mok was not involved in the decision to terminate the Agreement nor was he actively involved in the Beijing arbitration, although I understand that he did attend part of that hearing.

391.  Once again it is clear that the liability of this defendant to the plaintiff stands or falls with the court’s view/characterization of the Eton Group restructuring – I repeat that without the existence of the corporate restructuring in the form which ultimately it took, it seems to me that the plaintiff in this case would have had no basis for complaint, given that for some reason unknown the glaringly obvious claim for damages for breach of the Agreement never was advanced to the CIETAC arbitral tribunal.

392.  Be that as it may.  The 11th defendant, Mr Mok, is in no worse position than the 10th defendant – if anything he is in a more advantageous position since he was and is a mere employee, and I have earlier commented on my reaction to his evidence (see paragraph 234 above).  Once more, for reasons of law earlier given (and whether the position be examined under PRC or Hong Kong law), together with the court’s factual evaluation of the restructuring as involving neither illegality or fraudulent conduct, I can see no legal basis for attributing liability to Mr Mok in terms of either of the economic torts alleged against him.

ORDER

393.  From the foregoing it must follow that the plaintiff’s case against the defendants herein fails, and accordingly is dismissed against each of the 11 defendants in this action.

394.  I so order.

395.  I make a costs’ order nisi, to be made absolute within 14 days of the date of judgment herein absent application being made to vary such order, that the costs of this action are to follow the event and are to be paid by the plaintiff to the defendants, such costs to be taxed if not agreed.

FINALLY

396.  Despite the wholly unanticipated length of this trial, the professionalism, industry and (for the most part) good humour of counsel have rendered potentially a difficult case a pleasure to try.  I fear that the final judgment which now has emerged also is of some length, perhaps excessively so, and for that the responsibility is mine: I have found it necessary to attempt to cover all possible bases, including the validity of alternative propositions should the primary conclusions expressed herein be wrong; if this be the case, I can but express the hope that they be wrong clearly. 

397.  More importantly, however, it requires to be acknowledged that the demands of hearing extensive and at times complicated viva voce evidence were mitigated and overcome by the excellent translation services of the lady and gentlemen court interpreters, who had to cope not only with difficult subject-matter but with a variety of Chinese dialects (and occasionally very strong accents), whilst the usual extraordinarily efficient production of an accurate contemporaneous running transcript by the talented verbatim transcribers has proved an enormous advantage to all involved during this hearing.

(William Stone QC)
Deputy Judge of the Court of First Instance
High Court

Mr Barrie Barlow SC assisted by Mr David Tsang, Mr Anson Wong and Mr Patrick Siu (instructed by Clyde & Co) appeared on behalf of the Plaintiff

Mr Benjamin Yu SC assisted by Mr Chan Chi Hung SC and Mr Richard Khaw (instructed by Mayer Brown JSM) appeared on behalf of the 1st and 2nd Defendants

Mr Paul Shieh SC assisted by Ms Elizabeth Cheung (instructed by Wilkinson Grist) appeared on behalf of the 3rd to 5th Defendants

Mr Ronny Tong SC assisted by Ms Kate Poon (instructed by Baker & McKenzie) appeared on behalf of the 6th Defendant

Mr Warren Chan SC assisted by Mr Law Man Chung (instructed by Woo Kwan Lee & Lo) appeared on behalf of the 7th to 11th Defendants