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Civil Action2021

TSUNG TSIN ASSOCIATION AND ANOTHER v. LAI KWOK WAI AND OTHERS

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[2022] HKCFI 2280-EN-2022-07-25

TSUNG TSIN ASSOCIATION AND ANOTHER v. LAI KWOK WAI AND OTHERS

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HCA 516/2021

[2022] HKCFI 2280

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

ACTION NO. 516 OF 2021

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

BETWEEN

 TSUNG TSIN ASSOCIATION
(香港祟正總會)
1st Plaintiff
 WONG WAH OH (黃華安)2nd Plaintiff

and

 LAI KWOK WAI (黎國威)1st Defendant
 LAI KAM MAN (黎錦文)2nd Defendant
(Discontinued)
 CHEUNG YUK LEUNG (張育良)3rd Defendant
 TSUNG TSIN MIDDLE SCHOOL LIMITED
(香港祟正中學有限公司)
4th Defendant

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Before: Deputy High Court Judge H. Au-Yeung in Chambers (Open to Public)

Date of Hearing: 25 July 2022

Date of Decision: 25 July 2022

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DECISION

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THE APPLICATION

1.  This is the plaintiffs’ application (made by virtue of their summons filed on 22 June 2022 (“the Stay Summons”)) for stay of execution of the following orders of Deputy High Court Judge Le Pichon pending the final determination of their appeal against her Ladyship’s order dated 22 March 2022, by which the interim-interim injunction granted on 9 April 2021 (“the 2021 Interim-interim Injunction”) was discharged:

(1) The order dated 20 May 2022 pursuant to which the plaintiffs shall pay the 3rd defendant’s costs of and incidental to the plaintiffs’ summons filed on 1 April 2021 (“the Injunction Summons”) summarily assessed at $300,000;

(2) The order dated 20 June 2022 under which the plaintiffs shall pay the 3rd defendant’s costs of the plaintiffs’ summons for leave to appeal summarily assessed at $70,000.

PROCEDURAL HISTORY

2.  For the purpose of this application, I only need to state the procedural history of the present action very briefly as follows.

3.  On 9 April 2021, the 2021 Interim-interim Injunction was granted on the basis of various undertakings given by the parties pending the adjourned hearing of the Injunction Summons.

4.  The plaintiffs discontinued their claims against the 2nd defendant on 27 January 2022 upon an undertaking given by him.

5.  The adjourned hearing of the Injunction Summons came before Deputy High Court Judge Le Pichon on 24 February 2022.

6.  By a Decision dated 22 March 2022 (“the Decision”), her Ladyship discharged the 2021 Interim-interim Injunction, and ordered the plaintiffs to pay costs to the 1st, 3rd and 4th defendants. The costs payable to the 3rd defendant were summarily assessed in the sum of $300,000.

7.  The plaintiffs then filed a summons on 12 April 2022 and applied for leave to appeal. According to the draft Notice of Appeal attached to the said summons (“the first draft Notice of Appeal”), the plaintiffs asked that, upon their successful appeal, the 2021 Interim-interim Injunction be continued against the 1st, 3rd and 4th defendants.

8.  By a decision dated 12 May 2022, her Ladyship dismissed the plaintiffs’ application for leave to appeal, and held that, among other things:

(1) The plaintiffs have no prospect of a successful appeal in relation to her finding that there was no serious issue to be tried against the 3rd defendant;

(2) The plaintiffs do not have realistic prospects of succeeding in their argument that she had erred in law in ruling that the balance of convenience is against the continuation of the 2021 Interim-interim Injunction.

9.  Her Ladyship further ordered the plaintiffs to pay costs of the application for leave to appeal to the 3rd defendant whose costs were summarily assessed at $70,000.

10.  By a summons filed on 26 May 2022, the plaintiffs applied to the Court of Appeal and sought leave to appeal against the Decision. It can be seen from the draft Notice of Appeal attached to the said summons (“the second draft Notice of Appeal”) that the plaintiffs are now seeking the following orders from the Court of Appeal:

(1) The 2021 Interim-interim Injunction be continued against the 1st and 4th defendants until trial or further order;

(2) The plaintiffs’ costs of the appeal and the costs of the Injunction Summons be paid by the 1st and 4th defendants.

11.  Then the plaintiffs took out the Stay Summons on 22 June 2022.

THE PLAINTIFFS’ GROUNDS

12.  In support of the Stay Summons, the plaintiffs have filed the 5th Affirmation of the 2nd plaintiff, in which he gave the following grounds for stay of execution:

(1) The plaintiffs have a meritorious case in overturning the Decision.

(2) Levying of execution will render the appeal nugatory in the event that the Decision is overturned. There is a real risk that the 3rd defendant will not be repaying the costs to him.

LEGAL PRINCIPLES

13.  The legal principles governing stay of execution are trite. In Star Play Development Limited v Bess Fashion Management Co. Ltd. [2007] 5 HKC 84, it was held by Ma J (as his Lordship then was) that the existence of an arguable appeal (that is, one with reasonable prospect of success) is the minimum requirement before a court would even consider granting a stay. However exceptional the circumstances may be otherwise justifying a stay of execution, if there exist no arguable grounds of appeal, no stay will be granted.

14.  In the event the court is satisfied that there is a strong likelihood that the appeal would succeed, that in itself would enable a stay to be granted because this would constitute a good reason for a stay.

15.  If there is just an arguable appeal instead of a strong one, the appellant has to provide additional reasons as to why a stay is justified. The demonstration of an appeal being rendered nugatory in the absence of a stay is a common example.

DISCUSSION

16.  I regret to say that the present application taken out by the plaintiffs is a non-starter, because it is now clear (as demonstrated by the second draft Notice of Appeal) that they are not seeking to overturn Deputy High Court Judge Le Pichon’s decision as far as the 3rd defendant is concerned. Hence, even if the plaintiffs succeed in their appeal, that would have no impact on the costs order made in favour of the 3rd defendant.

17.  Even if they are also appealing against the decision made in relation to the 3rd defendant, given her Ladyship’s ruling (as to which I respectfully agree totally) that the plaintiffs have no reasonable prospect of success in their intended appeal, they cannot meet the minimum requirement for getting an order for stay of execution.

18.  Mr Chan for the plaintiffs submitted that although the plaintiffs are no longer seeking an injunction against the 3rd defendant in the appeal, the plaintiffs will be arguing that the plaintiffs should not pay the 3rd defendants’ costs given that there was clear evidence that the 3rd defendant was substantially involved in denying the plaintiffs from accessing the school premises in question.

19.  This is a very bold submission because I cannot see any independent ground of appeal appearing in the second draft Notice of Appeal lodged with the Court of Appeal which challenges the costs order made by Deputy High Court Judge Le Pichon in the circumstances where the 2021 Interim-interim Injunction against the 3rd defendant was rightly discharged.

20.  When the plaintiffs applied for leave to appeal before the learned Deputy Judge, it was not contended as an independent or alternative ground of appeal in the first draft Notice of Appeal that the costs order made vis-à-vis the 3rd defendant was wrong even if the 2021 Interim-interim Injunction against the 3rd defendant was rightly discharged. In such circumstances, I am of the view that it is not open to the plaintiffs to argue this new ground now without raising it with the first instance Judge, unless the plaintiffs could satisfy the Court of Appeal that there are exceptional circumstances and extreme urgency. In Singh Arjun v Secretary for Justice [2014] 2 HKLRD 678, Lam VP (as Lam PJ then was) had the following to say:

“5. We should reiterate that in general a party intending to appeal against an interlocutory judgment or decision should apply to the lower court for leave to appeal before coming to this Court. Further, this general rule should apply even in cases with some urgency. Though there can be cases with exceptional circumstances and extreme urgency which calls for the exercise of the power under O.58 r.2(6) of the Rules of the District Court (Cap.336H, Sub.Leg.) (the equivalent of O.59 r.2B(4) of the Rules of the High Court (Cap.4A, Sub.Leg.)) by this Court to permit an application to be made directly to this Court, this must be confined to the very exceptional cases.

6. There are a number of reasons for the general rule (viz application should first be made to the court below). First, the Court of Appeal is entitled to have the benefit of the views of the lower court on an application for leave. An important consideration for deciding whether leave should be granted is the merits of the grounds of appeal. Another important consideration is how an interlocutory decision may affect the conduct and progress of the action. At the court below, the judge hearing the leave application should usually be the same judge who has heard the original application, see O.58 r.2(5) of the Rules of the District Court, the equivalent of O.59 r.2B(2) of the Rules of the High Court. Thus, that judge would usually be familiar with how the parties argued the application before the court in the original application (including concessions made, which might not be apparent in a judgment) and the impact of a case management decision or other interlocutory order on the general conduct of the case and the trial thereof. The judge’s views on these matters will assist this Court in weighing whether leave to appeal should be granted.”

21.  Bearing in mind the rationale as explained in the said authority, I do not think the Court of Appeal would allow the plaintiffs to rely on a new ground of appeal which had never been raised before.

22.  Even in the unlikely event that the plaintiffs are allowed by the Court of Appeal to argue this new ground, I do not think the intended appeal on costs would have any reasonable prospect of success. It is trite that the Court of Appeal would not interfere with the exercise of a Judge’s discretion in the award of costs unless it can be shown that the Judge has failed to exercise the discretion, or exercised it upon a false principle, or did not exercise it judicially”[1]. This is a heavy burden. In the circumstances of the present case, I do not think the plaintiffs have a reasonable prospect in discharging this burden.

23.  As an alternative, Mr Chan informed the Court that the plaintiffs are prepared to pay the sum of $370,000 into Court as a condition for stay to be granted. It was submitted that this should alleviate the 3rd defendant’s objection to the stay and/or to avoid further arguments.

24.  With greatest respect, this suggestion has totally missed the point that the Court does not deprive a successful party of the fruits of litigation lightly. It is for the plaintiffs to justify why the 3rd defendant should be kept away from the costs which he had been awarded with, even when there is a pending appeal vis-à-vis the 3rd defendant, not to mention the pending appeal, properly analysed, seems to have nothing to do with the 3rd defendant.

DISPOSITION

25.  By reasons of the aforesaid, I dismiss the Stay Summons taken out by the plaintiffs.

COSTS

26.  Costs should follow the event. The plaintiffs shall bear the 3rd defendant’s costs of the Stay Summons.

27.  The 3rd defendant’s costs are summarily assessed at $80,000, which shall be paid by the plaintiffs on or before 8 August 2022.

 ( H. Au-Yeung )
 Deputy High Court Judge

Mr Sunny Chan, instructed by K. C. Ho & Fong, for the plaintiffs

Mr Raymond Tsui, instructed by C. Y. Tsang & Co., for the 3rd defendant



[1]   See Choy Yee Chun (representing the Estate of Chan Pui Yiu) v Bond Star Development Ltd [1997] HKLRD 1317 at 1337A

[2022] HKCFI 1372-EN-2022-05-12

TSUNG TSIN ASSOCIATION AND ANOTHER v. LAI KWOK WAI AND OTHERS

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HCA 516/2021

[2022] HKCFI 1372

IN THE HIGH COURT OF THE

HONG KONG SPECIAL ADMINISTRATIVE REGION

COURT OF FIRST INSTANCE

ACTION NO 516 OF 2021

________________________

BETWEEN  
 TSUNG TSIN ASSOCIATION
(香港祟正總會)
1st Plaintiff
 WONG WAH OH (黃華安)2nd Plaintiff
 and 
 LAI KWOK WAI (黎國威)1st Defendant
LAI KAM MAN (黎錦文)2nd Defendant
(Discontinued)
 CHEUNG YUK LEUNG (張育良)3rd Defendant
 TSUNG TSIN MIDDLE SCHOOL LIMITED
(香港祟正中學有限公司)
4th Defendant

________________________

Before:  Deputy High Court Judge Le Pichon in Chambers (by paper disposal)

Date of Plaintiffs’ Written Submissions:  14 April 2022

Date of 1st, 4th and 3rd Defendants’ Written Submissions:  28 April 2022

Date of Plaintiffs’ Written Reply Submissions:  5 May 2022

Date of Decision:  12 May 2022

_________________

D E C I S I O N

_________________

1.  This is the application of P1 and P2 (collectively “the plaintiffs”) for leave to appeal from this court’s order dated 22 March 2022 (“the March Decision”) that D1 and D4 continuing with their undertakings not to part with any of the assets, books and accounts of the School until trial of the action, the interim injunction granted on 9 April 2021 (“the 2021 injunction”) be discharged with an order nisi of costs in favour of D1, D3 and D4 with certificate for counsel, such costs to be summarily assessed and payable forthwith.

2.  The nomenclature used in the March Decision will be adopted in this Decision.

3.  I do not propose to rehearse the relevant background and context which gave rise to the 2021 injunction nor the intervening events since that date and the adjourned hearing. Those matters are fully set out in the March Decision to which reference should be made.

4.  The Notice of Appeal (“NOA”) sets out 2 main grounds of appeal, namely, that (1) the court applied the incorrect test[1] in deciding that there is no serious issue to be tried regarding the plaintiffs’ claim for trespass; and (2) the court erred in law in ruling that the balance of convenience is against the continuation of the 2021 injunction.

5.  It is well established that for applications for leave to appeal, the burden is on the applicant to show that there is a reasonable prospect of success, or that there is some other reason in the interests of justice why the appeal should be heard: section 14 AA of the High Court Ordinance. Such leave is not lightly granted.

NOA 1

6.  The plaintiffs’ written submissions split NOA 1 into 2 grounds, singling out the finding of a contractual license (at §§79-80 of the March Decision) as a separate ground when the reasoning for discharging the 2021 injunction is set out in §§66-86 which should be read as a whole.

7.  Be that as it may, the central point raised at the hearing and in this leave application is whether a mere denial of entry to the grantee of land by someone entitled to be in possession can amount to trespass which is the plaintiffs’ submission.

8.  While P1 is the grantee of the Lot, it is common ground that the grant is not unqualified: P1 holds as a trustee, subject to a fiduciary duty to further the charitable object of maintaining a school. P1’s ownership rights over the Lot are not absolute and are only exercisable in furtherance of its duty as such trustee.

9.  At the hearing, Mr Chan, counsel for the plaintiffs, submitted that the discharge of that duty required an investigation for 3 purposes/reasons which the court then proceeded to consider.

10.  The focus of the reasoning in §79 is the need for the plaintiffs to show that D1 and D4 are trespassers, ie not being persons entitled to be on the Lot. Trespass refers to any unjustifiable intrusion by one person upon land in possession of another: Clerk & Lindsell on Torts, 23rd edition at §18-01. It is misleading to suggest that the court was requiring a “precondition”, something that would otherwise not be necessary to establish trespass.

11.  If the evidence shows that D1 and D4 are entitled to be on the Lot, prima facie, the plaintiffs would have difficulty in making out a case of ‘unjustifiable intrusion’ for their trespass claim.

12.  The “unjustifiable intrusion” argument based on Billion Star Development Limited v Wong Tak Chun [2012] 2 HKLRD 85 at §38 (1) upon which P1 relied is not made out on the facts which show the contrary as is evident from §§77-80 of the March Decision.

13.  The plaintiffs remain unable to identify any authority in support of the proposition that a mere denial of entry to the grantee of land by someone entitled to be in possession can amount to trespass.

14.  As for the contractual license, the court is taken to task for failing to make any findings on the scope and extent of the licence. In the context of an interim injunction, it is inappropriate for the court to adjudicate finally on the rights and obligations of the parties nor is it in any position to do so. It is a question of evaluating on the available evidence the strength of each party’s case.

15.  §79 of the March Decision concerns D1 and D4 but not D3. In so far as D3 features in the plaintiffs’ trespass ground at all, it is in paragraphs (f)-(g) of ground (1) which relate only to the assessment of factual evidence.

16.  What the plaintiffs’ case is against D3 has not been articulated: the reference to prima facie evidence could only be about the 2nd visit mentioned in §100 of the March Decision. The evidence relied on was considered in §§101-103 with the court concluding that the evidence does not support the plea that CY Chan had stated that “he was under the express instructions from … [D3] not to let the [plaintiffs] into the School”.

17.  It has not been explained in what respects the court’s conclusion is wrong.

18.  Paragraph (g) criticized the court for failing to take into account “the inconsistent statements” made by D3. However, the plaintiffs have not seen fit to elaborate on the statements targeted. In any event it is not understood how such statements can have anything to do with the plaintiffs’ obligation to provide evidence in support of the trespass claim against D3.

19.  I maintain the views expressed in §§71-84 of the March Decision on the trespass issue. The pleaded cause of action in trespass is devoid of merit and I see no prospect of a successful appeal on the basis of ground (1).

NOA 2

20.  The plaintiffs submitted that the court failed to take account various matters in ruling that the balance of convenience is against the continuation of the 2021 injunction.

21.  The plaintiffs claim that the injunction is “not obstructive”. However, what the plaintiffs sought at the hearing was unrestricted access without prior notice which is a far cry from the situation pertaining in view of the undertakings given for the grant of the 2021 injunction.

22.  The suggestion that the plaintiffs’ visitations to the School have been largely peaceful after the 2021 injunction was in place is debatable. There were 2 such visits, namely the 3rd and 4th visits. While the 4th visit passed without incident, the 3rd visit caused a dispute as to compliance or otherwise with the 2021 injunction.

23.  But the prior history[2] (namely the 1st and 2nd visits) is not irrelevant. It is an understatement to say that the plaintiffs’ conduct was unnecessarily confrontational and aggressive. That coupled with what was sought being unrestricted access without prior notice not unnaturally caused serious concern having regard to the fact that one is dealing with access with a fully operational and functioning School.

24.  In so far as it was submitted that no classes would be ongoing as Covid had caused the summer break to take place in March 2022, it is a fact that Covid causes an ever-changing regimen of freedom and restrictions with little notice. It would not have been prudent to disregard its unpredictability and the speed at which conditions could change. In any case, the plaintiffs’ submission has been overtaken by events as all schools have re-opened.

25.  In deciding where the balance of convenience lies, the court evaluates all relevant factors. Having reviewed the March Decision, I see no valid basis for the discretion to be exercised differently.

26.  In my view, the plaintiffs do not have realistic prospects of succeeding on ground (2) of the NOA.

Conclusion

27.  For the reasons stated above, the plaintiffs’ application for leave is dismissed.

28.  There is to be an order nisi of costs in favour of the defendants, with certificate for counsel, such costs to be taxed if not agreed, the 1st and 3rd defendants’ own costs be taxed in accordance with the Legal Aid Regulations.

  (Doreen Le Pichon)
Deputy High Court Judge

Mr Sunny Chan and Mr Samkei Chan, instructed by K. C. Ho & Fong, for the plaintiffs

Ms Kelly Cheng, instructed by Tai & Co., for the 1st and 4th defendants

Mr Raymond Tsui, instructed by C. Y. Tsang & Co., for the 3rd defendant



[1] The NOA referenced §§60 to 70 of the March Decision which must be a typographical error (§§60-62 set out the applicable legal principles which do not appear to be challenged, §§63-70 described the nature of the plaintiffs' application).

[2] The 1st and 2nd visits are described in §§54-55 of the March Decision.

[2022] HKCFI 843-EN-2022-03-22

TSUNG TSIN ASSOCIATION AND ANOTHER v. LAI KWOK WAI AND OTHERS

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