Chiara Rawlins
Principal
In the recent decision of Haiye Developments Pty Ltd v The Commercial Business Centre Pty Ltd [2022] NSWSC 937, the NSW Supreme Court was asked to weigh in on a complex case of misleading or deceptive conduct and fraudulent enterprise. In these proceedings, the Court considered the application of the Australian Consumer Law and in particular whether the purchase of a development property by parties who had otherwise been involved in an illegal scheme was “in trade or commerce”.
As is often the case in matters concerning intricate corporate structures and intertwined agreements, the Court was required to untangle a series of transactions to determine what remedies were available. As to whether the plaintiffs were victims of fraud or active participants in the scheme, the Court applied the classical rule of thumb – cui bono (to whose benefit?). This decision demonstrates that the Court will look to the entire context of a commercial endeavour when determining whether a payment is made in trade or commerce and the extent to what, if any, relief is available.
Background
Haiye Developments Pty Ltd (Haiye) is a company owned by Mr Jianzong He (Chris) and Mr Haiqiang He (Mr He) who together were the three plaintiffs in these proceedings. In August 2015, Haiye agreed to purchase and develop a property in Kogarah with Pionnier Pty Ltd through a special purpose vehicle. A special purpose vehicle is a separate legal entity which is created to undertake a specific business activity (such as developing an apartment block) and serves to mitigate risk generally. To that effect, Pionnier Property Development Pty Ltd (PPD) was incorporated.
In addition to purchasing the Kogarah property, PPD, Haiye and Pionnier, among others, entered into several other agreements which were allegedly defective and tainted by misrepresentation, fraud and illegality.
Of the initial ten defendants, the claims against all but three were abandoned as they were either companies which were deregistered or placed into liquidation, or individuals who were bankrupt. Nevertheless, the plaintiffs pursued a series of claims which relate to the damage they suffered by their involvement in a fraudulent enterprise against the remaining three active defendants. In their defence, the active defendants alleged that Chris and Mr He were engaged in an illegal scheme which involved alleged bribery of a Federal Parliamentarian and Local Council.
When misleading and deceptive conduct is “in trade or commerce”
Schedule 2 of the Competition and Consumer Act 2010 (Cth), better known as the Australian Consumer Law (ACL) sets out the protections which apply to goods or services purchased by consumers. The ACL also contains general protections which, among other things, prohibits to misleading or deceptive conduct. Section 18(1) of the ACL is the legal basis of a misleading or deceptive conduct claim and reads as follows:
A person must not, in trade or commerce, engage in conduct that is misleading or deceptive or is likely to mislead or deceive.
In these proceedings, the plaintiffs alleged that the active defendants engaged in misleading or deceptive conduct in respect of various payments made by Haiye. The overall theme of the active defendants’ response to this allegation was that they were just as duped in the fraudulent scheme as the plaintiffs and that by virtue of their involvement in the illegal scheme, the transactions lost their commercial character such that Chris, Mr He and Haiye are barred relief.
Justice Kunc affirmed the High Court’s authority in Concrete Constructions (NSW) Pty Ltd v Nelson (1990) 169 CLR 594 that the phrase “in trade or commerce” relates to those things which “are undertaken in the course of, or as incidental to, the carrying on of an overall trading or commercial business“. His Honour refused to formulate a general rule or list of activities which take place in trade or commerce but instead maintained that relevant conduct ought not be separated from an actual commercial relationship – in fact he considered it to be unhelpful to do so. While internal, or intra-corporate conduct is not conduct in trade or commerce, the payments made in these proceedings were made to further a commercial endeavour and fell within the scope of the ACL.
The Court rejected the suggestion that Chris and Mr He were involved in an illegal scheme and observed that the allegations were imprecise, barely considered to be innuendo. His Honour noted that even if there was an element of illegality, where “the conduct was part of, or incidental to, an illegal act [this] does not necessarily deprive it of its trading or commercial character“. Accordingly, even when there may be suggestions of illegal activity, the court will look to the overall characteristics of the conduct and the relationship between the parties when determining whether the ACL’s “in trade or commerce” requirement applies.
Key takeaways
A claim for misleading or deceptive conduct is not always clear – especially in modern corporate disputes. It requires that the Court cut through a web of transactions and representations to the real facts in issue. Following the money (or asking cui bono) is a useful tool which can help sift through some of that noise.
This case is useful as it further highlights that while a scheme may be infected by illegal actions, that does not necessarily deprive it of its trading characteristics such that ACL protections no longer apply. Relief will be available to victims who have suffered loss where misleading conduct takes place.