Spathis v Hanave Investment Co Pty Ltd & Anor [2002] NSWSC 304

New South Wales Supreme Court

CITATION : Spathis v Hanave Investment Co Pty Ltd & Anor [2002] NSWSC 304 CURRENT JURISDICTION: Equity FILE NUMBER(S) : SC 2486/01 HEARING DATE(S) : 11/3/02-13/3/02, 2/4/02 JUDGMENT DATE : 10 May 2002

Gerasimos Spathis (plaintiff; cross-defendant) PARTIES : Hanave Investment Company Pty Limited (1st defendant; 1st cross-claimant) Hanave Pty Limited (2nd defendant; 2nd cross-claimant) JUDGMENT OF : Campbell J

COUNSEL : T D F Hughes (plaintiff; cross-defendant) G McVay (1st & 2nd defendants; 1st & 2nd cross-claimants) SOLICITORS : Pryor Tzannes & Wallis (plaintiff; cross-defendant) Gilbert Mane (1st & 2nd defendants; 1st & 2nd cross-claimants) CATCHWORDS : LANDLORD AND TENANT - COVENANTS - quiet enjoyment - relationship to derogation from grant - CONTRACTS - rectification - action for breach of contract decided by reference to contract as rectified - EQUITY - rectification - once granted, relates back - LANDLORD AND TENANT - termination of tenancy - waiver of right to terminate by acceptance of rent - can apply when rights to terminate arises from non-payment of rent - LANDLORD AND TENANT - subject matter of lease - implied right to such facilities as are needed or required for reasonable enjoyment of property granted - DAMAGES - measure and remoteness of damages in actions for breach of contract - damages recoverable under second limb of Hadley v Baxendale only for damage arising from special circumstances known, at date of formation of contract, as likely to cause damage - DAMAGES - exemplary damages - not recoverable for breach of contract - JUDGMENTS AND ORDERS - when construed by reference to extrinsic material Trade Practices Act 1974 (Cth) LEGISLATION CITED : Retail Leases Act 1994 Conveyancing Act 1919 Supreme Court Act 1970 Trawl Industries of Australia Pty Ltd v Effem Foods Pty Ltd (1992) 27 NSWLR 326 Central Estates (Belgravia) Ltd v Woolgar (No.2) [1972] 1 WLR 1048 Segal Securities Ltd v Thoseby [1963] 1 QB 887 Browne v Flower [1911] 1 Ch 219 Owen v Gadd [1956] 2 QB 99 Kenny v Preen [1963] 1 QB 499 Gordon v Lidcombe Development Pty Ltd [1966] 2 NSWR 9 Aussie Traveller Pty Ltd v Marklea Pty Ltd [1998] 1 QdR 1 Southwark London Borough Council v Tanner [1999] 3 WLR 939 Hadley v Baxendale (1854) 9 Ex 341 Hungerfords v Walker (1989) 171 CLR 125 Kollman v Watts [1963] VR 396 McCall v Abelesz [1976] 1 QB 585 Musumeci v Winadell Pty Ltd (1994) 34 NSWLR 723 Addis v Gramophone Company Ltd [1909] AC 488 Gray v Motor Accident Commission (1998) 196 CLR 1 CASES CITED : Telex (Australasia) Pty Ltd v Thomas Cook and Son (Australasia) Pty Ltd [1970] 2 NSWR 257 Wilcox v Richardson (1997) 43 NSWLR 4 Fink v Fink (1946) 74 CLR 127 McCall v Abelesz [1976] 1 QB 585 Waters v Maynard (1924) 24 SR (NSW) 618 Drane v Evangelou [1978] 1 WLR 455 Cotogno v Lamb (No 3) (1986) 5 NSWLR 559 Blacktown Concrete Services Pty Ltd v Ultra Refurbishing & Construction Pty Ltd (in Liq) (1998) 43 NSWLR 484 XL Petroleum (NSW) Pty Ltd v Caltex Oil (Australia) Pty Ltd (1985) 155 CLR 448 Malmesbury v Malmesbury (1862) 31 Beav 407; 54 ER 1196 Craddock Brothers v Hunt [1923] 2 Ch 136 Bosaid v Andry [1963] VR 465 Issa v Berisha [1981] 1 NSWLR 261 Wongala Holdings Pty Ltd v Mulinglebar Pty Ltd (1994) 6 BPR 13,527 Baird v BCE Holdings Pty Ltd (1996) 40 NSWLR 374 Owendale Pty Ltd v Anthony (1967) 117 CLR 539 London and County (A&D) Ltd v Wilfred Sportsman Ltd [1971] 1 Ch 764 Endeavour Lodge Motel Ltd v Langford [1998] 2 NZLR 121 DECISION : Damages and interest awarded.