Andrew Lacey
Managing Principal
The Court of Appeal of New South Wales recently upheld a decision of the Supreme Court to set aside a deed under the Contracts Review Act 1980 (NSW) (the Act) on the basis that it was an unjust contract due to substantive and procedural unfairness. In the decision of Balagiannis v Balagiannis [2022] NSWCA 18, the Court of Appeal clarified that for the purposes of the Act courts should only consider the disadvantageous legal and practical effects of a contract on the party claiming relief.
Background
By a Deed of Assignment in 2018, Nicolas Balagiannis assigned to his daughters Mary and Angelique Balagiannis, in equal shares and for no consideration, a debt of over $18.5 million owed to him by the NBF Trust, of which he is the principal.
Without the knowledge of the father, Nicolas Balagiannis, Mary and her husband, Dimitri Kentrotis, engaged lawyers to prepare the Deed of Assignment. They alleged they did so with the instructions of the father however the Court did not accept this evidence. Shortly thereafter, Mary and Dimitri holidayed with Nicolas and waited until the last day of their trip before they confronted Nicolas with the Deed of the Assignment, explained it in simple terms and demanded he sign it immediately.
Nicolas complied and signed the Deed of Assignment on the spot. He did not seek legal advice, nor did he have the opportunity to do so given the sense of urgency that Dimitri and Mary created. Accordingly, Nick did not properly understand the effect of the Deed of Assignment, and the possible adverse consequences of assigning his entitlement to the $18.5 million debt, some of which came to pass when Mary and Angeliki took steps to enforce the debt.
At first instance, in the decision of In the matter of Reserve Hotels Pty Limited [2021] NSWSC 376, Justice Black of the Supreme Court of New South Wales held that the Deed of Assignment ought be set aside because it was unfair both in terms of the circumstances leading to its execution and in terms of its effect. See our previous article on the decision at first instance here.
Mary and Angeliki sought to appeal that decision.
Issues on Appeal
A contract may be unjust pursuant to section 7(1) of the Act due to the way it operates in relation to the claimant, the way in which it was made or both.
In determining whether a contract is unjust under section 9 of the Act, the Court must have regard to the public interest and to all the circumstances of the case, including consequences arising from compliance or non-compliance with any of the provisions of the contract.
The two key issues in the appeal were:
Substantively unfair for whom?
The Court of Appeal held that the primary judge was correct to consider the consequences of the Deed of Assignment for Nicolas. A major consideration was Mary and Angelique’s ability to call on the debt on demand, which would likely force NBF Trust to sell a substantial asset to realise the debt. This was contrary to Nicolas’ desire to retain the assets and created the risk of a receiver being appointed by RHPL’s secured lender NAB.
However, the Court of Appeal found the primary judge erred in considering the consequences of the Deed of Assignment for Susan, specifically the ademption of a $6 million bequest to her under Nicolas’ and Susan’s mutual wills. The Court of Appeal emphasised that the power conferred by sections 7(1) and 9 of the Act is limited to consideration of the direct or indirect consequences of the contract in issue on the party claiming relief. Nonetheless, the primary judge’s decision that the contract was unjust was not materially affected by his consideration of its impact on Susan, because in any event his Honour had considered the consequences of the Deed of Assignment for Nicolas.
Under pressure – procedural unfairness in contract formation
The Court of Appeal found there was no error in the primary judge’s conclusions as to procedural unfairness in the preparation and execution of the Deed.
The appellants contended that the primary judge erred in finding that the Deed was unjust for reasons including that the assignment was made by an intelligent and sophisticated businessman, and was drafted in relatively straightforward terms. However, the Court of Appeal agreed with the primary judge’s conclusion that a combination of situational factors reduced the likelihood that Nicolas would take steps to protect his interests and seek independence advice before executing the deed.
Those factors included:
As discussed in our previous article, the decision is significant because it stands for the proposition that an individual’s business acumen stands for little in the context of an intrafamilial contract.
Key takeaways
The Court of Appeal’s decision confirms that substantive and procedurally unfair circumstances of a contract may entitle a party to seek relief under section 7 of the Act to have the contract set aside or varied.
When it comes to substantive unfairness, the courts will consider the highly disadvantageous legal and practical impacts of entry into the contract for the party claiming relief only. The Court of Appeal’s decision is authority for the proposition that that inquiry being limited to the direct and indirect consequences of the challenged contract on the party claiming relief, and not the impacts on third parties.
On the other hand, in relation to procedural unfairness, the courts can have regard to the involvement of third parties in the circumstances leading to the formation of the contract. This includes the use of unfair tactics by third parties to pressure an individual into signing a contract without seeking legal advice that otherwise would have been obtained.
McCabes acted for Nicolas Balagiannis, Reserve Hotels Pty Ltd and Sydney Hotel Management Pty Ltd in the proceedings at first instance and on appeal, in which they were successful on all issues.
McCabes’ Litigation and Dispute Resolution team has a wealth of experience in advising and acting for its clients in relation to contractual disputes, including in relation to having contracts set aside. Please contact us if you require advice on any matters covered by this article.