Markham Real Estate Partners (KSW) Pty Limited v Misan [2022] NSWSC 733

Supreme Court New South Wales

Medium Neutral Citation: Markham Real Estate Partners (KSW) Pty Limited v Misan [2022] NSWSC 733 Hearing dates: 7 and 8 September 2021 Decision date: 03 June 2022 Jurisdiction: Equity Before: Henry J Decision: Judgment for plaintiff on its claim. Orders to be made once parties have considered reasons. Catchwords: LEASES AND TENANCIES – whether landlord unlawfully re-entered into possession of retail tenancy – where administrator appointed to tenant company – whether tenant repudiated lease – whether changing of locks constituted re-entry and taking possession – whether administrator had given written consent to exercise property rights under s 440B of Corporations Act – held landlord lawfully terminated for repudiation and fundamental breach GUARANTEE AND INDEMNITY – claim by landlord to recover unpaid rent, loss of bargain damages and other losses under guarantee and indemnity in sub-lease – whether guarantee and indemnity discharged by unlawful re-entry or splitting of debts on assignment of lease and guarantee – consideration of various heads of claims – held landlord entitled to recover from guarantor under sub-lease terms Legislation Cited: Conveyancing Act 1919 (NSW) Corporations Act 2001 (Cth) Uniform and Civil Procedure Rules 2005 (NSW) Cases Cited: Almond Investors Ltd v Kualitree Nursery Pty Ltd [2011] NSWCA 198 Ankar Pty Limited v National Westminster Finance (Australia) Ltd [1987] HCA 15; 162 CLR 549 Ashmore Developments Pty Limited v Eaton [1992] 2 QD R 1 CMC (Australia) Pty Limited v Sarantinos [2013] NSWSC 873 Consolidated Development Pty Limited v Holt (1986) 6 NSWLR 607 Dale Grove Pty Limited v Isles Parking Station Pty Limited (1988) 12 NSWLR 546 Foran v Wight (1989) 168 CLR 385 Goulston Discount Company Ltd v Clark [1967] 2 QB 493 Gumland Holdings v Duffy Bros [2008] 234 CLR 237 Hoy Mobile v Allphones Retail Pty Ltd (No 2) [2008] FCA 810 Idameneo (No 123) Pty Ltd v Ticco Pty Ltd [2004] NSWCA 329 Ingram and Knee v Patcroft Property Limited [2011] NZSC 49 Islam v South Sydney City Council (1998) 9 BPR 16,865 Koompahtoo Local Aboriginal Land Council v Sanpine Pty Ltd (2007) 233 CLR 115; [2007] HCA 61 Langbein v Mottershead Investments Pty Ltd (No 3) [2020] FCA 1790 Laurinda Pty Ltd v Capalaba Park Shopping Centre Pty Ltd (1989) 16 CLR 623 Leda Commercial Properties Pty Ltd v DHK Retailers Pty Ltd (1992) 111 FLR 81 Luxer Holdings Pty Ltd v Glentham Pty Ltd [2007] ASCA 209; (2007) 35 WAR 254 Macquarie International Health Clinic Pty Limited v Sydney South West Area Health Service [2010] NSWCA 268 Molit (No 55) Pty Ltd v Lam Soon Australia Pty Ltd (1996) 63 FCR 391 Moschi v Lep Air Services Limited [1973] AC 331 Nina's Bar Bistro Pty Limited v MBE Corporation (Sydney) Pty Limited [1984] 3 NSWLR 613 Permanent Trustee Australia Ltd v Stout [1999] VSC 252 Peter Turnbull and Co Pty Ltd v Mundus Trading Co (Australasia) Pty Limited (1954) 90 CLR 235 Re Java 452 Pty Ltd Roadshow Entertainment Pty Ltd v ACN 053006269 Pty Ltd (1997) 42 NSWLR 462 Scott v Ennis-Oakes [2020] NSWCA 239 Shevill v Builders Licence Board 149 CLR 620; [1982] HCA 47 Silvia v FEA Carbon Pty Ltd [2010] FCA 515 The Progressive Mailing House Pty Limited v Tabali Pty Limited (1985) 157 CLR 17; [1985] HCA 14 Toll Holdings Ltd v Stewart [2016] FCA 256 Unity Finance Limited v Woodcock [1963] 2 All ER 270 Wash Investments Pty Limited v SCK Properties Pty Limited [2016] QCA 258 World Best Holdings Limited v Sarker [2010] NSWCA 24 Texts Cited: Brendan Edgeworth, Butt's Land Law (7th ed, 2017, Thomson Reuters) Category: Principal judgment Parties: Markham Real Estate Partners (KSW) Pty Limited (Plaintiff) Paul Misan (Defendant) Representation: Counsel: E Hyde (Plaintiff) P Horobin (Defendant)