Retirement Village Bargo Pty Ltd v Anwar [2023] NSWSC 209

Supreme Court New South Wales

Medium Neutral Citation: Retirement Village Bargo Pty Ltd v Anwar [2023] NSWSC 209 Hearing dates: 6 – 7 February 2023 Decision date: 14 March 2023 Jurisdiction: Equity - Real Property List Before: Peden J Decision: The relevant land was substantially damaged within the meaning of s 66L Conveyancing Act 1919 (NSW). The notice of rescission served on the vendor is therefore effective. The land should be sold by way of judicial sale. Catchwords: LAND LAW — Conveyancing — Contract for sale — Rescission — Where purchaser issued s 66L notice — Whether land substantially damaged — Whether damage rendered land materially different from that which purchaser contracted to buy — Where materials deposited on land by a stranger to the contract may or may not have contained asbestos — Where vendor's cleaning up the land resulted in removal of topsoil LAND LAW — Conveyancing — Contract for sale — Deposit — Where rescission valid — Whether vendor entitled to retain deposit — Whether clause requiring a further "deposit" upon termination constituted a penalty EQUITY — Equitable remedies — Orders for judicial sale out of court — Whether court should exercise discretion for sale — Where no evidence of hardship and that the sale would prejudice the existing owner Legislation Cited: Civil Procedure Act 2005 (NSW) s 100(1) Conveyancing Act 1919 (NSW) ss 55(2A), 66J, 66K, 66L Protection of the Environment Operations Act 1997 (NSW) ss 96, 115, 119, 144AAA(1), sch 5 pt 18 Cases Cited: Bakhos v Fenner [2007] NSWSC 641 Blanco v Wan [2021] NSWSC 273 Boutros v Nationwide Capital Pty Ltd [2013] NSWCA 246 Commissioner of Taxation v Reliance Carpet Co Pty Ltd (2008) 236 CLR 342 DTR Nominees Pty Ltd v Mona Homes Pty Ltd (1978) 138 CLR 423 Dunlop Pneumatic Tyre Co Ltd v New Garage & Motor Co Ltd [1915] AC 79 Frankcombe v Foster Investments Pty Ltd [1978] 2 NSWLR 41 Frankel v Paterson [2015] NSWSC 1307 Heath v Crealock (1874) 10 Ch App 22 Iaanello v Sharpe (2007) 69 NSWLR 452 Jones v Dunkel (1959) 101 CLR 298 King Investments Solutions Pty Ltd v Hussain [2005] NSWSC 1076 Koovousis v Tony, trustee in bankruptcy of the Estate of Vrkic [2014] NSWSC 218 Kuhl v Zurich Financial Services Australia Ltd (2011) 243 CLR 361 Morris Finance Ltd v Free [2017] NSWSC 1417 New Beach Apartments Pty Ltd v Epic Hotels Pty Ltd [2007] NSWSC 474 Paciocco v Australia and New Zealand Banking Group Ltd (2016) 258 CLR 525 Sood v Christianos [2008] NSWSC 1018 ST Investment Pty Ltd v Geng [2020] NSWSC 329 Stephenson v State Bank of NSW (1996) 39 NSWLR 101 Urban House v Purnell Bros [2007] NSWSC 1248 Texts Cited: New South Wales Law Reform Commission, Passing of Risk Between Vendor and Purchaser of Land (Report 40, 1984) Category: Principal judgment Parties: Retirement Village Bargo Pty Ltd (Plaintiff) Boyke Juliandri Anwar (Defendant) Representation: Counsel: B DeBuse (Plaintiff/Cross-Defendant) R Winfield (Defendant/Cross-Claimant)