NOVEMBER
- Letter to owners corporation section 22 notice – Update for commencement of the Strata Schemes Management Act 2015 the Strata Schemes Development Act 2015 and their accompanying regulations on 30 November 2016.
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Companies, Trusts, Partnerships and Superannuation
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Land Titles Office will introduce the Priority Notice in December 2016
As part of the shift from paper-based conveyancing to electronic conveyancing the Land Titles Office will introduce Priority Notices in December 2016. This facility is viewed by the LTO as an important tool in the prevention of fraud in the electronic environment and is supported by s 91C Transfer of Land Act.
Traditionally the paper title has been a bulwark against fraud, with a person dealing with the title having an expectation that the paper duplicate would be produced at settlement. However, removal of the paper title in the electronic environment, hastened by the bulk conversion of over 2 million titles held by the Big Four banks on the weekend of 22 October 2016, means that the ‘protection’ provided by a paper title is diminishing. Priority Notices are intended by the Registrar to constitute a ‘unique baton’ to provide protection during the settlement period.
It is intended that a person dealing with the registered proprietor of land will lodge a Priority Notice to foreshadow that a dealing will be lodged at a future time and will thereby ‘protect’ that dealing. The Priority Notice can only be lodged electronically (presently using PEXA) whether the foreshadowed transaction will be conducted in paper or electronically.
Priority Notices resemble the familiar caveat in many ways. Indeed, there is little difference between the two and practitioners may be hard pressed to decide which of the two to lodge.
Virtues of the Priority Notice are:
A person lodging an instrument, such as a Transfer of Land, within 60 days of lodging a Priority Notice foreshadowing that Transfer is therefore entitled to expect that the Transfer will be registered in priority to any other dealing lodged during that 60 day period.
Disadvantages of a Priority Notice are:
From the Registrar’s point of view, the Priority Notice regime is an improvement on Caveats as the Registrar is NOT obliged to give notice to the registered proprietor of lodgement of a Priority Notice. There is no doubt that the obligation to give notice (often to an old address) imposes a considerable administrative burden on the Registrar, as does the need to play a role in the removal of caveats by disgruntled registered proprietors. The Priority Notice regime involves much less participation by the Registrar and refers all disputes immediately to the court, with the potential to make orders for removal and compensation. Presumably, as the Priority Notice has a limited life span of 60 days, disputes may be resolved by the effluxion of time, although there will no doubt be circumstances where a registered proprietor may need to seek the assistance of the court.
Caveats appear to provide all of the benefits of Priority Notices and few of the disadvantages in that caveats:
It is this latter point that will have practitioners thinking. 60 day settlements are common, as are 90 day settlements. Both can unexpectedly blow out and so lodging a Priority Notice when entering into a 60 or 90 day contract may find the Priority Notice expiring shortly, or even well, before final settlement leaving the Transfer unprotected. A protocol of lodging 30 days prior to the anticipated settlement date may overcome this problem, but leaves the prior contractual period unprotected.
The small price differential between lodging a Caveat or a Priority Notice will not affect this decision.
Like many of the changes flowing from electronic conveyancing, we will just have to see how they work out at the coalface.
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This article, which is designed to be used as a resource by business owners, directors, accountants and financial advisors, sets out some of the warning signs of insolvency that can be observed by ordinary business people on a day to day basis, as well as outlining the serious consequences for business owners who fail to recognise and act on those warning signs.
The current economic climate is causing many businesses to experience cash flow pressures, whether it be from reduced revenue or debtors failing to pay within trade terms. In these times, monitoring cash flow is of paramount importance to the survival of a business. Failure to ensure adequate working capital may ultimately result in liquidation or bankruptcy.
The warning signs of insolvency, as set out in this newsletter, need to be recognised and addressed in a timely manner. By obtaining professional and competent advice from solicitors, accountants and advisors, more positive outcomes can be generated for all stakeholders than might otherwise be available should business owners and directors remain in denial of the issues facing their businesses. It is important that early action is taken in order to prevent the negative consequences of business failure impacting on directors and their families.
Section 95A of the Corporations Act 2001 states that;
The same definition is set out in subsection 5(2) and 5(3) of the Bankruptcy Act 1966.
The solvency test imposed by law is a cash flow test, rather than a balance sheet test. Assessing solvency is not as simple as the above definition implies. At the simplest level, solvency is assessed by comparing the available current assets to the extent of liabilities that are due and payable. This is the first step when considering a ‘cash-flow test’ of solvency. Only those assets that can be readily converted into cash, such as debtors or stock, are taken into account as an available resource. Similarly, only amounts that are currently due and payable are to be considered.
However, it is necessary to look at the entirety of a company’s circumstances, rather than focusing on any one factor. Many other factors need to be taken into account, such as the ability of the business to realise assets, utilise credit resources or refinance existing debt.
Being aware of the warning signs of insolvency allows directors and business owners to address those issues which may be impacting on the viability of their businesses, and to seek appropriate advice in a timely manner. In our experience, the earlier that action is taken, the better the outcome. As the solvency of a business deteriorates, three distinct phases of warning signs can be readily identified;
Set out below are the warning signs referred to above.
These signs are commonly displayed by businesses as they begin experiencing financial difficulties. These early warning signs include:
It is worth noting that there may be no cause for alarm if it is considered that the problems are temporary in nature, and if steps are being taken to address issues if needed.
As the financial circumstances of a business further deteriorate, the indicia of insolvency become more obvious, and begin to have an increasingly detrimental impact on the business. These substantive warning signs are:
If a number of these signs are identified, then it is likely that immediate action is warranted to ensure the survival of the business.
When the financial position of a business becomes sufficiently impaired, creditors will look to enforce the amounts due by that business. Critical signs of insolvency indicate that creditors will no longer wait for the circumstances of a business to improve and will generally initiate formal recovery action in order to obtain payment. These critical warning signs include:
These actions by creditors usually sound the death knell for a business, due to the severity of the impact they have on the operations of the business.
Sole traders are personally liable for the debts of their businesses and may be made bankrupt as a result of their failure to satisfy outstanding liabilities. Directors of insolvent companies risk personal liability through a range of exposures such as director penalty notices from the ATO or OSR, or through claims by a liquidator for trading whilst insolvent. Other issues may arise such as the calling up of debit loan accounts, or the triggering of liabilities under personal guarantees provided to third parties. Directors may also be held liable for breaches of their duties, particularly in respect of their conduct at a time when the company was insolvent. Both civil and criminal sanctions can be imposed against directors for breaches of duties.
O’Brien Palmer has previously issued articles which are available on the O’Brien Palmer website in which the consequences of insolvency for directors are explored, particularly in relation to;
The consequences of the foregoing can be quite serious, and as such it is recommended that where warning signs of insolvency have been identified, then directors should seek immediate professional and experienced advice.
The warning signs set out above are not exhaustive, and not all of them will necessarily be present in an insolvent business. A business may also exhibit multiple warning signs and not necessarily be insolvent. However, a business that transitions from showing preliminary warning signs, to numerous substantive warning signs, is more than likely insolvent, or will be in the very near future. A business that exhibits any critical warning signs is most likely already insolvent, and has in all probability been so for some time.
Business owners and directors should be concerned when a business begins to show early signs of insolvency. However, as noted earlier, there may be no cause for alarm if the issues are considered to be under control. Pre-emptive action usually results in a broader array of options remaining available to the business than in circumstances where the finances of the business have been neglected.
Directors and business owners should remain cognisant of the warning signs of insolvency, and seek appropriate advice as soon as any of the warning signs are identified. A solvency checklist is available here on the O’Brien Palmer website as an additional resource available to be used when undertaking such assessments.
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The use of smart phones has made it easier for parties in family law proceedings to secretly obtain audio and video recordings as evidence to be used in their family law cases. The Chief Justice of the Family Court of Australia recently described such usage as ‘quite common’, ‘widespread’ and said that ‘in the vast majority of cases it is admitted’.
Given the changing nature of technology, it is increasingly likely that family law practitioners will at some point in time be faced with a client who has such recordings and seeks to have the evidence put before the court. As with any evidence in family law proceedings, the client’s perception of the value of the secretly recorded evidence can be vastly different to that of the practitioner and the court. Caution needs to be taken before such evidence is obtained and used.
Each of the States have their own legislation in relation to recordings. In some States it is illegal to record a conversation even if the person recording the conversation is a party to that conversation. For example, if the party has obtained a recording of a conversation and all of the parties involved have not consented to the recording, it may be a breach of s 6 of the Surveillance Devices Act (1999) (Vic).
Other relevant legislation includes the Surveillance Devices Act 2007 (NSW) and the Invasion of Privacy Act (Qld) 1971.
Under section 138 of the Evidence Act 1995, the court has the discretion to exclude improperly or illegally obtained evidence. If the evidence was obtained in breach of the relevant State legislation, it could technically be excluded. Realistically, if there is a breach, the court needs to weigh up whether the evidence should be admitted and will consider:
The courts also have general discretion to exclude evidence pursuant to s 135 of the Evidence Act 1995, if:
‘the probative value is substantially outweighed by the danger that the evidence might be unfairly prejudicial to a party, misleading or confusing or… result in an undue waste of time.’
Section 69ZT of the Family Law Act 1975 provides that the rules of evidence do not apply to child related proceedings unless the court decides otherwise. As is evidenced in cases such as Janssen & Janssen [2016] FamCA 345 (1 February 2016), the court is prepared to positively exercise their discretion on this issue when the need arises.
There are a number of cases where a judicial officer has admitted the evidence however they have subsequently noted their criticisms of the recording party’s actions. Similar to evidence sourced from social media, clients will be inclined to think they have ‘struck gold’ with a piece of evidence, however the reality is that the evidence may prove to be more damaging to them than it is to the other party.
In the case of Badger & Badger & Ors [2013] FMCAfam 124 (14 February 2013), a telephone call was recorded by a litigation guardian (who was also a police officer). The recording was not admitted into evidence.
In the case of Simmons & Simmons [2013] FCCA 304 (24 May 2013), a recording device was planted on the children by their mother before they went to spend time with the father. The evidence was admitted, however both parents were heavily criticised by the Judge who said:
‘On the material before me and, in particular, the tape recordings, I am satisfied on the balance of probabilities that the father did act in this way. This is insightful and selfish behaviour… Similarly, however, the mother’s actions in sending the child for supervised visits with recording equipment secreted on her is similarly appalling behaviour. The actions of both these parents are at best naïve and at worst a form of child abuse. In this sense they are equally culpable.’
In Janssen & Janssen [2016] FamCA 345 (1 February 2016), the wife was successful in having a recording evidencing family violence admitted in family law proceedings.
In Huffman & Gorman (NO.2) [2014] FamCA 1077, the father recorded conversations between himself and the mother, without the mother’s knowledge or consent. The father and the independent children’s lawyer sought the admission of the material. The court found that whilst the evidence was unlawfully obtained and untested at that point in time, the evidence was admitted under s 138 of the Evidence Act.
The most appropriate method for having recorded evidence put before the court will depend on the type of evidence, the type of hearing and the attitude of the particular judicial officer overseeing the case.
As a preliminary step, recordings should be transcribed and the transcriptions attached as annexures to the affidavit. The applicant can also depose to the fact the recordings are available for production as required.
The obligations to provide disclosure also apply, therefore it is necessary to ensure that any recordings have been disclosed to the other party before ‘surprising’ them at the hearing. The duty of disclosure is not limited to evidence which is beneficial to the recording party. If their recording is detrimental to the recording party’s case, the obligation to disclose remains the same.
If counsel are appearing on behalf of your client, they will often be able to give specific advice about the preferences of a particular judicial officer. It is best to have a copy of the recordings at court so they can be played if the court requires.
In conclusion, audio and video recorded evidence may be useful, however there is potential for the evidence to backfire. If a client presents recorded evidence to you, ensure that they understand the risks as well as the benefits of using the evidence. If they ask your advice before recording such evidence, ensure they understand their obligations under State legislation and the ramifications for breaches, as well as the obligation to disclose the material, regardless of the benefit or disadvantages that using such evidence may have for their case.