McCabes News
In the recent case of In the matter of Jana Pty Ltd [2022] NSWSC 112, the Supreme Court of New South Wales set aside a statutory demand issued for a debt arising out of a deed drafted with ambiguous and conflicting clauses.
Background
Jana Pty Ltd (Jana) and Allspec Constructions and Project Management (ACPM) along with five other parties entered into a deed (Deed). The Deed defined Jana as the “Landowner” and ACPM as the “Subcontractor”. The Deed made provision for the payment by some of the parties, including Jana, for various amounts owing by them to ACPM. These amounts totalled $481,865.51.
On 4 May 2021, ACPM issued a letter of demand to the parties requesting them to pay this sum. A second letter of demand was issued on 11 May but the $481,865.51 remained unpaid.
On 13 September 2021, ACPM served a statutory demand on Jana for the amount of $481,865.51, specifying that this was the overdue amount guaranteed by Jana under the terms of the Deed.
Jana applied to the Supreme Court of New South Wales to have the statutory demand set aside under s 459G of the Corporations Act 2001 (Cth) (Corporations Act).
Jana’s application was made on two grounds pursuant to the Corporations Act:
What did the Court decide?
The Supreme Court addressed the key principles that apply to setting aside a statutory demand on the basis that there is a genuine dispute. These included that the party seeking to set the statutory demand aside must demonstrate that the dispute is bona fide and truly exists in fact and that the grounds for alleging the existence of a dispute are “real and not spurious, hypothetical, illusory or misconceived“. In other words, Jana was required to demonstrate that there was a plausible contention requiring investigation.
The Supreme Court examined the relevant provisions of the Deed and found that it was difficult to follow and “very poorly drafted“.
Examples of the conflicting and ambiguous clauses included:
Contrary to what ACPM submitted, Justice Williams concluded that Jana’s contentions about the construction of the Deed were not “baseless” because they raised “bona fide issues of law concerning the proper construction of the Deed“.
Justice Williams refrained from expressing views about the merits of the dispute but said that the case is not “plain as a pikestaff”. There was a genuine dispute about how the Deed, properly construed, operated in respect of the whole alleged debt of $481,865.51.
In light of this, an order was made for the statutory demand to be set aside. It was not necessary for the Court to consider the alternative basis of Jana’s application to set aside the statutory demand under s 459J(1)(b).
Key takeaways
Section 459E(1) of the Corporations Act provides that a statutory demand may only be served on a company in relation to debts which are “due and payable”.
This decision confirms that the threshold to establish a ‘genuine dispute’ about whether an alleged debt the subject of a statutory demand is due and payable is not particularly hard to meet. It is therefore important to ensure that when drafting deeds of guarantee, their terms are clear and unambiguous. This provides a safeguard against the potential for a statutory demand issued in relation to the guaranteed amount to be set aside because there is a genuine dispute about how the deed ought to be construed.
Parties considering serving a statutory demand on a creditor for a guaranteed amount should think carefully about whether there is a real opportunity for a genuine dispute to arise as to the construction of the guarantee.
McCabes have significant knowledge and experience when it comes to drafting deeds of guarantee, as well as issuing and applying to set aside creditor’s statutory demands. Do not hesitate to contact us if you need advice in these areas.