ByLawyers News and Updates

Intervention orders – VIC

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Following a recent Supreme Court decision, a declaration of truth is not sufficient evidence on which a court can make personal safety intervention orders.

Section 38 of the Personal Safety Intervention Orders Act 2010 provides that an application for an interim order must be supported by oral evidence or an affidavit, unless the orders are by consent or the requirement is waived.

Under s 38(1A) the court may waive the requirement that the application be supported by oral evidence or an affidavit if the applicant is a police officer and the application is made by electronic communication:

  • provided the court has considered whether it is practicable to obtain oral evidence or an affidavit before making the interim order; or
  • the application is made before 9 a.m. or after 5 p.m. on a weekday or on a Saturday, Sunday or a public holiday, and it was certified by the police officer in accordance with s 13(2).

As a COVID-19 response in 2022, the Magistrates’ Court introduced a declaration of truth form as part of the online application process for intervention orders.

In Myers v Satheeskumar & Ors (Judicial Review) [2024] VSC 12 the applicant challenged the validity of an interim intervention order on the basis that it was not supported by oral evidence or an affidavit, there being no consent and no waiver. The Supreme Court agreed with the applicant, finding that a declaration of truth is not the same as an affidavit and cannot ground an application for interim orders. In doing so, the the presiding judge noted:

I have concluded that the interim PSIOs are invalid, in spite of the public inconvenience and safety issues entailed by this conclusion. I am conscious that this conclusion could cast doubt on the validity of other interim PSIOs granted in similar circumstances. It may be a matter of urgent public concern if other interim PSIOs are subject to doubt by reason of any systematic defect in the manner they have been granted. It is unclear to me whether the approach of the Magistrates’ Court to this case is widespread. However that may be, any perceived solution must be left to the legislature, not the Court.

It is likely that the Magistrates’ Court will soon amend their form and online application to require an affidavit to be filed. There may also be a legislative response. However, until that happens, an application for an interim order cannot be supported by a declaration of truth, and unless a waiver applies the applicant will need to either give evidence or file an affidavit before the court can make any interim orders.

The commentary in the By Lawyers Intervention Orders (VIC) publication has been updated accordingly, and will be updated again if there are further developments.

Land tax – NSW

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From 1 February there are changes to land tax exemptions in New South Wales. A new minimum ownership requirement applies to applicants seeking the principal place of residence land tax exemption.

A principal place of residence is generally exempt from land tax. Only one property can be claimed as a principal place of residence, for either an individual or a family. If a principal place of residence is used for non-residential purposes, then there will be a reduction of land tax for the proportion used as a residence.

A principal place of residence exemption can only be claimed by natural persons, not corporations or trusts except for a concessional trust: s 3B of the Land Tax Management Act 1956.

Following the amendments, s 15 of Schedule 1A of the Act now imposes a minimum ownership requirement in order for a property owner, or owners, to access the principal place of residence exemption. There is now no entitlement to the exemption unless all of the people who use and occupy the land as a principal place of residence together hold at least a 25% interest in the land.

Those who currently claim the principal place of residence exemption, but collectively have an interest in the land of less than 25%, can continue to claim the exemption as a transitional measure up to 31 December 2025.

The requirement does not apply to participants in an approved shared equity scheme under s 281 of the Duties Act 1997.

The By Lawyers Conveyancing (NSW) publication has been updated accordingly.

Civil rules – SA

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The Uniform Civil Rules 2020 have been amended with effect from 1 January 2024. These rules apply to all South Australian courts that deal with civil matters.

Amendments under the Uniform Civil (No 10) Amending Rules 2023 include the following:

Remote appearances

A  substituted r 15.4 allows the court to direct or permit a party or a lawyer to appear by audio or audio-visual link, if the court considers it is justified in the circumstances.

This requires:

  • an application in the prescribed form; or
  • an oral application at a prior hearing; or
  • ticking the remote appearance box on any form filed via the court’s electronic filing system; or
  • sending an email to the chambers of the judicial officer who will hear the matter.

The request must specify why the remote appearance is necessary.

If a request is granted the requesting party must pay any costs involved, and if they are uncontactable after 15 minutes of the appointed time it will be treated as a non-appearance.

An application for a witness to appear by audio link or by audio visual link must be made by an interlocutory application in the prescribed form supported by an affidavit in the prescribed form, or an oral application at a prior hearing.

Setting aside judgement by consent

A new rule 142.13 provides that a default monetary judgment can be set aside and the proceedings discontinued by consent by the parties filing the new form 126A Application and Consent to Set Aside Default Judgment and Discontinuance, provided there is no cross-claim, third party claim, or interested party.

Publication updates

The commentaries and matter plans in the By Lawyers Magistrates Court Civil guides- Acting for the Applicant and Acting for the Respondent have been updated in line with the amended civil rules.

Criminal Rules – SA

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The Joint Criminal Rules 2022 have been amended with effect from 1 January 2024. These rules apply to all SA courts that deal with criminal matters.

Amendments under the Joint Criminal (No 3) Amending Rules 2023 include the following.

Continuity of representation after committal

A new rule 24.2(4A) provides that a law firm, and the responsible solicitor at that firm, that represented the defendant in committal proceedings which resulted in the defendant being committed to a higher court, is deemed to be representing them in the higher court. If a lawyer ceases to act after a committal proceeding, an application to the higher court will be required.

Remote appearances

A  substituted r 38.5 allows the court to direct or permit a party or a lawyer to appear by audio or audio-visual link, if the court considers it is justified in the circumstances.

This requires:

  • an application in the prescribed form; or
  • an oral application at a prior hearing; or
  • ticking the remote appearance box on any form filed via the court’s electronic filing system; or
  • sending an email to the chambers of the judicial officer who will hear the matter.

The request must specify why the remote appearance is necessary.

If a request is granted the requesting party must pay any costs involved, and if they are uncontactable after 15 minutes of the appointed time it will be treated as a non-appearance.

An application for a witness to appear by audio link or by audio visual link must be made by an interlocutory application in the prescribed form supported by an affidavit in the prescribed form, or an oral application at a prior hearing.

Written submissions

A new rule 38.9(3) provides that any written submissions must include at the end of the document the name of counsel who settled them, or, if there is no counsel, the name of the solicitor responsible.

Sentencing material

A new Division 8—Sentencing material in Part 2 of Chapter 7 provides that any material filed for the purposes of sentencing, including reports, victim or community impact statements, or references, must be filed with a sentencing material form in the prescribed form, being Form 136 Sentencing Material.

Publication updates

The By Lawyers Criminal Magistrates Court guide has been updated in line with the amended criminal rules.

State taxation – VIC

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Amendments to various state taxation provisions affecting conveyancing transactions came into effect on 1 January 2024.

Summary of amendments

Amendments introduced by the State Taxation Acts Amendment Act 2023 and the State Taxation Acts and Other Acts Amendment Act 2023 include:

  • A prohibition on apportioning land tax between a vendor and a purchaser at settlement under a contract of sale of land when the sale price is under the prescribed threshold, currently $10M.
  • A prohibition on apportioning an existing windfall gains tax liability between a vendor and a purchaser under a contract of sale of land or an option agreement.
  • The introduction of a temporary land tax surcharge which will expire after 10 years in addition to existing land tax rates – part of the government’s debt levy measures to recover COVID related spending.
  • An increase of the absentee owner surcharge rate from 2% to 4%, and a reduction of the tax‑free threshold from $300,000 to $50,000 for non-trust absentee owners, with the minimum threshold for trusts unchanged.
  • An extension of the land tax exemption for owners affected by builder insolvencies for an additional two years for a principal residence undergoing construction or renovation.

Land tax and windfall gains tax

Land tax

A new s 10G of the Sale of Land Act 1962 makes it an offence for a vendor to enter into a contract of sale of land that purports to apportion land tax between a vendor and a purchaser when the sale price is under the prescribed threshold. The threshold, set out in s 10I of the Act, is $10,000,000 for 2024, and will be adjusted annually for CPI. Any such clause will be taken to have no effect.

Windfall gains tax

A new s 10H of the Sale of Land Act 1962 makes it an offence for a vendor to enter into a contract of sale of land or an option agreement that apportions an existing windfall gains tax liability to a purchaser. Any such clause will be taken to have no effect.

Adjustment of the purchase price

The allocation of land tax and windfall gains tax liabilities may be reflected in the negotiated purchase price, but cannot be an adjustment on settlement.

Pre-1 January 2024 contracts and options

Sections 10G and 10H do not apply to a contract of sale entered into before 1 January 2024. Further, s 10H does not apply to an option to enter into a contract of sale granted before 1 January 2024, or a contract of sale entered into on or after 1 January 2024 under the exercise of an option that was granted before 1 January 2024.

By Lawyers updates

The commentaries in the Sale of Real Property and Purchase of Real Property guides in the Conveyancing (VIC) publication have been updated to account for these state taxation amendments. The land tax amendments are reflected in clause 15 of the By Lawyers Contract of Sale of Land, and a note concerning the land tax and windfall gains tax offences has been added to the Retainer instructions – Sale of real property.

Fixed term employment contracts – FED

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Limitations apply to fixed-term employment contracts from 6 December 2023, with the commencement of the final tranche of the Fair Work Legislation Amendment (Secure Jobs, Better Pay) Act 2022.

Fixed-term employment contracts

A fixed-term contract of employment is one that terminates at the end of an identifiable period, such as on a set date or at the end of a season.

Under fixed-term contracts, full-time or part-time employees have comparable conditions and entitlements to permanent employees, including leave entitlements, but no right to redundancy or unfair dismissal claims on termination at the end of their contract period.

Limitations on fixed-term employment contracts

The legislative amendments introduce limitations which apply to fixed-term contracts entered after 6 December 2023.  The limitations do not apply to contracts entered earlier, however earlier contracts are taken into account when determining consecutive contract periods.

Fixed-term contracts now cannot be used for the same role for more than two years, or by extending or renewing a fixed-term contract for a role that would otherwise be an ongoing full-time or part-time position even if the total period is less than two years. Only one extension option is allowable.

Exceptions to limitations on fixed-term employment contracts

A new s 333F of the Fair Work Act sets out various exceptions which, if applicable, mean the new limitations do not apply and a fixed term contract can be for more than two years or have multiple extensions. These essentially require there be a good operational reason for the fixed-term contract continuing, or the employee to have annual earnings under the contract above the high-income threshold.

Neither the limitations nor the exceptions apply to casual employees.

See the Fair Work Australia Fixed Term Contract Information Statement for further details.

Amending legislation

The Fair Work Legislation Amendment (Secure Jobs, Better Pay) Act 2022 passed Federal parliament in December 2022, making many changes to the Fair Work Act 2009.

These amendments have all now commenced and include:

  • expansion of the objects of the Fair Work Act;
  • equal pay provisions to address gender inequality;
  • prohibition of pay secrecy – designed to augment the equal pay provisions;
  • prohibition of sexual harassment in the workplace, including Stop Sexual Harassment Orders via the Fair Work Commission;
  • additional grounds for anti-discrimination in the workplace;
  • expanded availability of flexible work arrangements;
  • a new small claims process for unpaid entitlement recovery; and
  • fixed-term contracts are generally no longer permitted.

Publication updates

The By Lawyers Employment Law publication has been updated for all the relevant amendments.

 

 

Conveyancing cases – VIC

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New conveyancing cases have been added to By Lawyers reference manual 1001 Conveyancing Answers (VIC) as part of a review by our author Russell Cocks. The publication has been generally updated for recent developments in the law and practice.

New cases on various aspects of the conveyancing process have been added, including:

Practical commentary has also been added about setting up and running electronic workspaces in the electronic lodgement platforms.

1001 Conveyancing Answers (VIC) is available in the Reference Materials folder on the matter plan in all Victorian By Lawyers conveyancing and property guides. It contains many conveyancing cases with summaries and hyperlinks. It assists property lawyers and conveyancers to understand more complex issues in the conveyancing process and solve problems for their clients.

 

Sunset clause – QLD

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Amendments to the Land Sales Act 1984 affecting sunset clauses in off the plan contracts commenced on 22 November 2023. The new provisions provide that there is no automatic termination under a sunset clause.

The changes under Part 4 of the Body Corporate and Community Management and Other Legislation Amendment Act 2023 are intended to prevent developers using delaying tactics to enable them to terminate a contract under a sunset clause and sell the property for a higher price.

A new Division 4A of the Land Sales Act 1984 applies to all off the plan contracts that include a sunset clause entered into on or after 22 November 2023, and retrospectively to existing unsettled contracts.

When a seller can terminate under a sunset clause

Section 19D now provides that a seller can only terminate a contract for a relevant event not occurring by the sunset date if:

  • the seller has provided all buyers with a sunset clause notice and has their written consent to the proposed termination; or
  • the seller obtains an order permitting the termination from the Supreme Court; or
  • a regulation otherwise permits the seller to terminate the contract.

A relevant event is:

    • registration of the plan of subdivision for the proposed lot;
    • creation of a separate indefeasible title for the proposed lot;
    • settlement of the contract;
    • another event prescribed by regulation as a relevant event.

The sunset date means:

    • for a relevant event other than settlement, the day it must happen under the contract, including an extension provided for in the contract; or
    • the settlement day, including an extension provided for in the contract.

Section 19C provides that a sunset clause cannot automatically terminate an off the plan contract. If a sunset clause purports to automatically terminate the contract, it is taken to mean the contract can be terminated under the new provisions, on or after the sunset date.

Notice of termination under a sunset clause

A seller proposing to terminate a contract under s 19D must serve notice in writing on each buyer at least 28 days before the sunset date containing certain information including their reasons.

The buyer must consider the information in the notice and act reasonably in the circumstances. They must respond to the notice by the day before the sunset date. Failure to respond does not represent consent to the termination.

Supreme Court order for termination under a sunset clause

The Supreme Court can make an order permitting the seller to terminate the contract under a sunset clause if the seller satisfies the court it is just and equitable in the circumstances. Section 19F(3) sets out the factors the court can consider in making this determination.

The seller will also be liable to pay the buyer’s costs of the proceedings unless the seller satisfies the court that the buyer unreasonably withheld consent to the termination.

Publication updates

The By Lawyers Sale and Purchase of Real Property guides have been updated accordingly. Precedents for a termination notice and consent to termination precedent have been added to the respective matter plans, with letters enclosing them.

Priority Property Pool – FED

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From 30 October 2023, under a new Federal Circuit and Family Court of Australia practice direction, special procedures apply for property matters that qualify as Priority Property Pool (PPP) Cases.

Some registries of the FCFCOA have operated special arrangements under the PPP500 pilot since February 2020. The arrangements will now apply to proceedings in all registries.

Priority Property Pool Cases are those where the net value of the asset pool is, or appears to be, less than $550,000 excluding superannuation interests, or not significantly greater and the court considers it appropriate to include the matter as a PPP case.

Previously, under the pilot program, the cap was $500,000.

Priority property Pool cases can include matters involving applications for property settlement, spouse maintenance, or urgent spouse maintenance.

Cases will not qualify as a PPP Case if:

  1. they involve entities such as a family trust, company, or self-managed superannuation fund the value of which is contested and requires valuation or expert investigation,
  2. only parenting orders are sought,
  3. both parenting and financial orders are sought, or
  4. child support is the issue.

The new Family Law Practice Direction – Priority Property Pool Cases applies. It revokes and replaces the previous Family Law Practice Direction Priority Property Pools Under $500,000, and must be read in conjunction with:

PPP Cases proceed differently to standard cases. The Guide for practitioners in PPP Cases sets out the applicable procedure. Important differences from standard case procedures include:

  • At each court date the parties’ lawyers must inform the judicial registrar of the costs their client has incurred to date, their estimated costs to the conclusion of a final hearing, and the source of the funding for representation.
  • Adjournments are discouraged and will be granted only in exceptional circumstances.

The By Lawyers Family Law Property Settlement publication has been updated accordingly.

101 Succession Answers – QLD

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Two new Supreme Court cases have been added to the By Lawyers reference manual 101 Succession Answers (QLD).

In Re Chambers (dec’d) 2023 QSC 230 irregularities with signing a will did not invalidate it. The testator and the witnesses had missed signing parts of a two-page, pre-printed, will form. The court found there was no question that the testator intended the document to be a testamentary instrument. The evidence showed that he signed it, the two witnesses were both present and saw him sign it, and they each signed the will in his presence.

In Re Briggs (dec’d) [2023] QSC 226 the issue of capacity was determined without expert medical evidence. Letters written by two treating doctors shortly before the dates of the relevant will certifying the deceased did not have capacity for decision-making were enough for the court to find she had no testamentary capacity.

Interestingly, both of these cases were determined without oral evidence, under r 489 of the Uniform Civil Procedure Rules 1999 (QLD). This can occur in any case, on the application of a party, unless the court thinks it inappropriate. In Briggs the court noted:

Nothing in either r 489 or r 491 expressly defines the notion of disposal without oral hearing being “inappropriate”. The meaning of the term “inappropriate” must be taken from the context and purpose of the rule. Here, the clear purpose of r 489 is the efficient and economical disposal of the Court’s business. The primary aim though of the Court in exercise of any of its jurisdiction is to do justice. It will not be “inappropriate” to exercise the Court’s jurisdiction to determine the application without oral hearing where justice can be done without an oral hearing.

101 Succession Answers (QLD) is available in the Reference Materials folder in Folder A. Getting the matter underway on all succession related matter plans: Probate, Letters of Administration, Family Provision Claim, Wills, Powers of Attorney and Advance Health Directives.

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