Page 1

Page 2
Malayan Law Journal Reports/1952/Volume 1/HAJI OSMA !I A!" !A#AR $ SAI%&' OOR
!I SAI%&' MOHAM&' ( )1952* 1 MLJ +, ( 2 -e.ruary 1952
5 pages
)1952* 1 MLJ +,
HAJI OSMAN BIN ABU BAKAR v SAIYED NOOR BIN SAIYED MOHAMED
COURT OF APPEAL FM
PRETHEROE, AG CJ, THOMSON AND AND BRIGGS, JJ
CIVIL APPEAL NO 42 OF 1951
2 Fe!"#!$ 1952
Land -- Sale of land -- Death of transferor before registration -- Land Code, ss 85(ii) and 155 --
Specific performance -- Probate Enactment, s 5(iii)
% /or a $alua.le 0ons12erat1on3 e4e0ute2 a trans/er o/ lan25 t6e trans/er an2 t6e 2o0ument o/ t1tle
to t6e lan2 were 6an2e2 to t6e pur06aser7 !e/ore t6e trans/er was presente2 /or reg1strat1on %
21e2 an2 reg1strat1on was re/use2 un2er se0t1on 85911: o/ t6e Lan2 ;o2e7 A 0la1m /or spe01/10
per/orman0e was re/use25 t6e ;ourt o/ Appeal allow1ng3
He&', t6e 2eat6 o/ t6e propr1etor (( trans/eror o/ lan2 212 not a$o12 0ontra0t5 t6e legal personal
representat1$e o/ su06 2e0ease2 person was trustee /or t6e pur06aser w6o3 su.<e0t to t6e terms
o/ t6e 0ontra0t an2 1n t6e a.sen0e o/ /rau23 m1srepresentat1on or m1sta=e3 was ent1tle2 to t6e lan2
an2 to possess1on7
He&', per >6omson3 J73 t6e 1ntent1on o/ se0t1on 85911: o/ t6e Lan2 ;o2e 1s to prote0t t6e estate o/
a 2e0ease2 person aga1nst /rau2 rat6er t6an aga1nst /ul/1ll1ng t6e law/ul an2 .1n21ng o.l1gat1ons o/
t6e 2e0ease27
C#(e( !e)e!!e' *+
Lo!e "e# $ Port S#ettenham %&bber Co Ltd 9191+: A; ?91
'n re ()S Sanm&gam Pilla* decd 91951: MLJ 81

;O"R> O- APP&AL3 sett1ng as12e t6e 2e01s1on o/ Hast1ngs3 J7 reporte2 1n 91951: MLJ 1297
+D, Donnell* /or t6e appellant7
-C Chan /or t6e respon2ent7
PRETHEROE, AG CJ
>6e /a0ts are /ully set 1n t6e <u2gment o/ Hast1ngs3 J7 1n 91951: MLJ 1295 t6e arguments appear
su//101ently /rom t6e <u2gments infra7
Page +
In t61s appeal I 6a$e 6a2 t6e a2$antage o/ rea21ng t6e <u2gments prepare2 .y >6omson an2
!r1ggs3 JJ7 I am 1n 0omplete agreement w1t6 .ot6 t6ose <u2gments .ut as we are 21//er1ng /rom
t6e learne2 tr1al Ju2ge an2 an 1mportant po1nt o/ law 1s 1n$ol$e2 I w1ll .r1e/ly set out my own $1ews7
In t6e 0ourse o/ a long an2 0are/ully prepare2 <u2gment t6e learne2 tr1al Ju2ge ga$e 61s reasons
/or arr1$1ng at t6e 2e01s1on t6at w6en a propr1etor enters 1nto a 0ontra0t to sell lan2 .ut 21es .e/ore
presentat1on o/ t6e trans/er 2o0ument /or reg1strat1on @t6e 0ontra0t( 0omes @to an en2( an2 t6e
trans/eree .e0omes @ent1tle2 to re0o$er t6e money 6e 6a2 pa12 as on a /a1lure o/ 0ons12erat1on7(
A1t6 respe0t I 2o not agree w1t6 t61s 1nterpretat1on o/ su.(se0t1on 911: o/ se0t1on 85 o/ t6e Lan2
;o2e7 In my op1n1on3 1n t6e 01r0umstan0es 2es0r1.e23 t6e e//e0t o/ t6e su.(se0t1on 1s not to a$o12
t6e 0ontra0t .ut merely to alter t6e normal pro0e2ure o/ reg1strat1on7 Se0t1on 155 o/ t6e ;o2e
pro$12es3 inter alia, t6at w6ene$er a propr1etor 21es t6e proper reg1ster1ng aut6or1ty s6all not
reg1ster any 2eal1ng w1t6 t6e 2e0ease2Bs lan2 .&ntil t6e representat1$e o/ su06 propr1etor s6all
6a$e presente2 a wr1tten appl10at1on to .e reg1stere2 as propr1etor7( >6e se0t1on t6en pro0ee2s to
2es0r1.e 6ow t6e reg1strat1on s6all .e e//e0te27 As t6e t1tle reg1stere2 1n t6e name o/ t6e
representat1$e 1s pre01sely t6e same as t6at 6el2 .y t6e
15/ 1 ,L+ 01 at 08
2e0ease2 propr1etor t6e nature o/ t6e /ormerBs t1tle 1n t61s 0ase must now .e as0erta1ne27 >6e
learne2 tr1al Ju2ge was o/ op1n1on t6at t6e propr1etor was a trustee o/ t6e lan2 /or t6e pur06aser
.ut only unt1l t6e possess1on passe27 He t6en 2e012e2 t6at possess1on passes w6en t6e
pur06aser goes away w1t6 t6e trans/er an2 t1tle 1n 61s possess1on7 >6at 1s t6e 0ru01al po1nt o/ t61s
0ase an23 1n my $1ew3 0annot .e supporte27 In Lo!e "e# $ Port S#ettenham %&bber Compan*
Limited 9191+: A; ?91 t6e pos1t1on 1s 0learly state27 A6ere a 0ontra0t /or a sale o/ lan2 6as .een
0omplete2 @.ut t6e 0ontra0t 1s not e//e0t1$e to 0on$ey any estate 1n lan2 unless 1t 1s reg1stere2(
@t6e e//e0t o/ t6e 1nstrument reste2 1n 0ontra0t unt1l reg1strat1on7( As 2eat6 2oes not a$o12 a
0ontra0t o/ t61s nature 1t seems 0lear t6at t6e same pr1n01ples apply w6ere a propr1etor 21es an2
61s represetat1$e .e0omes t6e reg1stere2 propr1etor7 As su06 6e 0an3 1n my op1n1on3 .e 0ompelle2
to ta=e all steps ne0essary to g1$e e//e0t to t6e 0ontra0t e4e0ute2 .y t6e 2e0ease2 propr1etor7
-or t6ese reasons I t61n= t61s appeal s6oul2 .e allowe2 an2 t6e <u2gment 1n t6e ;ourt .elow set
as12e7 An or2er /or spe01/10 per/orman0e o/ t6e 0ontra0t ma2e on t6e 25t6 2ay o/ Septem.er3
19??3 .etween appellant an2 Sa1ye2 Ma6amu2 .1n Sa1ye2 Pan2a= 92e0ease2: w1ll 1ssue7
Appellant w1ll 6a$e 61s 0osts .ot6 1n t61s ;ourt an2 1n t6e ;ourt .elow w6106 w1ll .e pa12 out o/ t6e
estate o/ t6e sa12 Sa1ye2 Ma6amu2 92e0ease2: an2 t6e sum o/ C5DD 2epos1te2 1n ;ourt w1ll .e
pa12 out to appellant or 61s sol101tor7
THOMSON, J
>61s appeal ra1ses a Euest1on o/ law o/ t6e $ery greatest 1mportan0e to .uyers an2 sellers o/ lan27
>6e /a0ts o/ t6e 0ase 6a$e ne$er .een 1n any real 21spute3 an2 1t w1ll only .e ne0essary to
re0ap1tulate t6em 6ere 1n t6e $ery .arest outl1ne7
>6e 2e/en2ant 1n t6e or1g1nal pro0ee21ngs an2 t6e respon2ent to t61s appeal3 1s t6e a2m1n1strator
o/ t6e estate o/ one Sa1ye2 Ma6amu2 9to w6om I s6all 6en0e/ort6 re/er as @t6e $en2or(: w6o 21e2
on 11t6 July3 19?97 On 25t6 Septem.er3 19??3 t6e $en2or sol2 a p1e0e o/ lan2 to t6e present
appellant /or t6e sum o/ C2325D7 >6e pur06ase pr10e was pa123 1n Japanese 0urren0y3 t6e trans/er
was e4e0ute2 .y .ot6 part1es .e/ore t6e ;olle0tor o/ Lan2 Re$enue an2 t6e trans/er toget6er w1t6
t6e 2o0ument o/ t1tle to t6e lan2 was 6an2e2 .y t6e $en2or to t6e appellant7 -or reasons w6106
are .y no means 0lear .ut w1t6 w6106 I am not 0on0erne2 at t61s stage3 t6e trans/er was not
presente2 /or reg1strat1on unt1l 25t6 O0to.er3 19?93 t6at 1s to say3 some s14 mont6s a/ter t6e 2eat6
o/ t6e $en2or an2 reg1strat1on was t6en re/use2 .y reason o/ se0t1on 85911: o/ t6e Lan2 ;o2e
w6106 rea2s as /ollowsF((
@>6e 2eat6 o/ any person pr1or to t6e presentat1on o/ any 1nstrument e4e0ute2 .y 61m s6all pre$a1l so as
Page ?
to pro61.1t t6e reg1strat1on o/ su06 1nstrument3 an2 su06 1nstrument 1/ reg1stere2 s6all .e $o127(
A2m1n1strat1on to t6e estate o/ t6e $en2or was grante2 to t6e present respon2ent on 28t6
'e0em.er3 19?93 an2 a/ter some prel1m1nary 0orrespon2en0e .etween t6e sol101tors 0on0erne2
t6e appellant 0ommen0e2 pro0ee21ngs aga1nst 61m on ,t6 O0to.er7 In t6ese t6e appellant as=e2
/or spe01/10 per/orman0e o/ t6e agreement o/ 25t6 Septem.er3 19??3 w6ere.y t6e $en2or agree2
to sell t6e lan2 to 61m3 toget6er w1t6 mesne pro/1ts 2own to t6e 2ate o/ <u2gment7 In t6e
alternat1$e3 6e 0la1me2 res01ss1on o/ t6e 0ontra0t an2 return o/ t6e pur06ase pr10e 1n Malayan
0urren0y3 .ut t61s alternat1$e 0la1m was 0learly a22e2 only /or t6e sa=e o/ /orm an2 at all t1mes 61s
real 0la1m was /or spe01/10 per/orman0e7 He wante2 t6e lan2 an2 not 61s money .a0=7
>6e 2e/en0e was t6at t6e appellant was not ent1tle2 to spe01/10 per/orman0e .ut was only ent1tle2
to res01ss1on o/ t6e 0ontra0t an2 re/un2 o/ t6e pur06ase pr10e 1n Japanese 0urren0y re$alue2 1n
a00or2an0e w1t6 t6e 'e.tor an2 ;re21tor Or21nan0e w6106 w1t6 1nterest amounte2 1n Malayan
0urren0y to C2?+7+13 w6106 sum was pa12 1nto ;ourt7
So t6en3 w6en t6e 0ase 0ame on /or tr1al t6ere was on t6e /a0e o/ 1t one Euest1on only to .e
2e012e2 an2 t6at was w6et6er t6e 0ase was one w6ere spe01/10 per/orman0e s6oul2 .e or2ere2
or w6et6er t6e 2e/en2ant was only ent1tle2 to res01ss1on o/ t6e 0ontra0t an2 re/un2 o/ t6e
pur06ase money pa12 re$alue2 1n terms o/ post(war Malayan 0urren0y7 At t6e 0on0lus1on o/ t6e
e$12en0e /or t6e pla1nt1//3 6owe$er3 t6e learne2 tr1al Ju2ge sa12 t6at3 1n 61s op1n1on3 t6e trans/er
6a$1ng .een e4e0ute2 an2 6an2e2 to t6e pur06aser toget6er w1t6 t6e 2o0uments o/ t1tle t6ere
rema1ne2 not61ng /or t6e $en2or to 2o7 A/ter 6ear1ng argument .y 0ounsel an2 t6e 2e/en2ant
6a$1ng 1nt1mate2 t6at 6e 212 not 0all any e$12en0e3 <u2gment was reser$e27 In t6e e$ent3 spe01/10
per/orman0e was re/use2 an2 <u2gment was g1$en /or t6e pla1nt1// /or t6e re$alue2 amount o/ t6e
pur06ase money w1t6 0osts on t6e lower 0ourt s0ale up to t6e t1me o/ payment 1nto 0ourt an2
0osts to t6e 2e/en2ant on t6e H1g6 ;ourt s0ale as /rom t6e 2ate o/ payment 1n7
>6e learne2 Ju2ge ga$e 61s reasons /or t6e 0ourse 6e too= 1n a 0ons12ere2 <u2gment w61063 Eu1te
/ran=ly3 I /1n2 1t somew6at 21//10ult to summar1se7 I am3 6owe$er3 un/ortunately 0ompelle2 to ta=e a
21//erent $1ew o/ t6e matter an2 I s6all t6ere/ore pro0ee2 to
15/ 1 ,L+ 01 at 0
state my own $1ews paus1ng /rom t1me to t1me to 1n210ate w6ere I 21//er /rom H1s Lor2s61p7
In t6e /1rst pla0e3 I t61n= t6at t6e Euest1on o/ w6et6er an a0t1on /or spe01/10 per/orman0e woul2
6a$e la1n aga1nst t6e $en2or at any t1me pr1or to 61s 2eat6 2oes not ar1se7 >6e tr1al Ju2ge was o/
t6e op1n1on t6at 1t woul2 not 6a$e la1n on t6e groun2 t6at 6a$1ng e4e0ute2 t6e trans/er an2
6an2e2 1t to t6e pur06aser toget6er w1t6 t6e 2o0uments o/ t1tle3 t6e $en2or 6a2 2one all 6e was
.oun2 to 2o7 I 2o not 21sagree w1t6 t6at op1n1on .ut woul2 0ontent mysel/ w1t6 o.ser$1ng t6at I /1n2
1t 21//10ult to en$1sage 01r0umstan0es 1n w6106 t6e po1nt woul2 ar1se3 /or so long as t6e $en2or o/
lan2 1s al1$e t6ere 1s not61ng to pre$ent a pur06aser o/ t6e lan2 present1ng t6e trans/er /or
reg1strat1on w1t6out any step .e1ng ta=en .y t6e $en2or3 nor 1s t6ere anyt61ng stan21ng 1n t6e way
o/ 1ts reg1strat1on7
On0e3 6owe$er3 t6e $en2or 21es t6en .y reason o/ se0t1on 85911: o/ t6e Lan2 ;o2e3 t6e terms o/
w6106 6a$e alrea2y .een Euote23 an 1nsupera.le o.sta0le presents 1tsel/ 1n t6e way o/ t6e
pur06aser alone o.ta1n1ng reg1strat1on3 /or .y reason o/ t6at se0t1on t6e e//e0t o/ t6e 2eat6 o/ t6e
$en2or 1s to pro61.1t t6e reg1strat1on o/ t6e trans/er7 An2 .e 1t note2 t6at t6e terms o/ t6at se0t1on
are <ust as appl10a.le 1n a 0ase w6ere 2eat6 6as super$ene2 .e/ore 1t 6as .een p6ys10ally
poss1.le to e//e0t reg1strat1on as 1n a 0ase w6ere3 as 6ere3 t6ere 6as .een su.stant1al 2elay7 >6e
tr1al Ju2ge /oun2 21//10ulty 1n arr1$1ng at t6e 1ntent1on o/ t6e Leg1slature 1n ena0t1ng t61s se0t1on .ut
woul2 seem to 6a$e 0on0lu2e2 t6at 1t was to pro$12e t6at 1/ t6e legal personal representat1$e o/
t6e 2e0ease2 was not prepare2 to ta=e t6e ne0essary steps to per/e0t t6e t1tle o/ t6e pur06aser
t6e latter s6oul2 only .e ent1tle2 to 0la1m t6e return o/ t6e pur06ase pr10e7 In my op1n1on t6at $1ew
1s not tena.le7 -or one t61ng3 1t o$erloo=s t6e o.$1ous 6ypot6es1s t6at w6at t6e Leg1slature may
6a$e 1nten2e2 was a s1mple sa/eguar2 aga1nst /rau2s .y ensur1ng t6at not61ng was 2one a/ter a
Page 5
$en2orBs 2eat6 t6at m1g6t a//e0t 61s estate w1t6out t6e a0t1$e 0on0urren0e o/ t6e legal personal
representat1$e .e1ng reEu1re2 an2 /or anot6er3 1t seems to me t6at 1n arr1$1ng at 1t H1s Lor2s61p
was un2uly 1n/luen0e2 .y t6e pra0t10al 21//10ult1es w6106 m1g6t ar1se 1n a 0ase w6ere t6e legal
personal representat1$e was an a2m1n1strator3 w6o3 .y reason o/ se0t1on 959111: o/ t6e Pro.ate
&na0tment3 woul2 reEu1re to o.ta1n t6e perm1ss1on o/ t6e ;ourt7 So /ar3 6owe$er3 as t6e e//e0t o/
t6e se0t1on 1s 0on0erne23 t6ere 0an .e no 21//eren0e 1n pr1n01ple .etween an a2m1n1strator an2 an
e4e0utor7 >o attr1.ute to t6e se0t1on t6e e//e0ts w6106 t6e tr1al Ju2ge suppose2 to /low /rom 1t
woul2 .e to arr1$e at t6e pos1t1on3 w6106 to my m1n2 1s w6olly untena.le3 t6at t6e Leg1slature
1nten2e2 to put e$ery potent1al pur06aser o/ lan2 1n 61s enEu1ry not only as to w6et6er 61s $en2or
was l1=ely to sur$1$e long enoug6 to ena.le t6e transa0t1on to .e reg1stere2 .ut also as to
w6et6er3 1n t6e un/ortunate e$ent o/ 61s not sur$1$1ng so long3 representat1on o/ 61s estate was
l1=ely to pass to an a2m1n1strator or an e4e0utor7
I am not unappre01at1$e o/ t6e $ery t6oroug6 an2 persuas1$e argument w6106 was a22resse2 to
us .y 0ounsel /or t6e appellant .ut3 1n my op1n1on3 an2 per6aps not unnaturally 1n $1ew o/ t6e /ate
w6106 o$ertoo= 61m at t6e tr1al3 6e ma2e unne0essar1ly 6ea$y weat6er o/ a matter w6106 1s
0apa.le o/ .e1ng resol$e2 1n a $ery s1mple manner w1t6out re/eren0e to t6e Austral1an aut6or1t1es
on t6e @>orrens( system3 w6ose statutory /ramewor= 1n t6e Austral1an States 1n no 0ase 1n0lu2es
t6e pro$1s1on w1t6 w6106 we are 0on0erne2 6ere3 an2 w1t6out 0ons12er1ng t6e Euest1on o/ w6et6er
any port1on o/ t6e estate 1n t6e pur06ase2 lan2 .e0ame $este2 1n t6e legal personal
representat1$e on t6e 2eat6 o/ t6e 2e0ease27 I woul2 put t6e matter t6us7 I/ a pur06aser agrees to
.uy a p1e0e o/ lan2 an2 pays t6e pur06ase pr10e t6en su.<e0t to t6e terms o/ t6e 0ontra0t an2 1n
t6e a.sen0e o/ /rau23 m1srepresentat1on or m1sta=e 6e 1s ent1tle2 to a goo2 t1tle to t6e lan2 an2 to
possess1on3 an2 t6e 2eat6 o/ t6e $en2or 2oes not a.ate 61s r1g6ts .y one 1ota7 >o my m1n2 t6at
propos1t1on reEu1res no s6ow o/ aut6or1ty to support 1t an2 t6e ;ourts w1ll .e relu0tant to 1mpute to
t6e Leg1slature any 1ntent1on to 2etra0t /rom 1t unless e4presse2 1n 0rystal 0lear terms or .y w6olly
una$o12a.le /or0e o/ 1mpl10at1on7 It 1s a2m1tte2 t6at t6e only se0t1on o/ t6e Lan2 ;o2e w6106 6as
any .ear1ng on t6e matter 1s se0t1on 85911:3 an2 I must 2e0l1ne e$en to 0ons12er w6et6er t6at
se0t1on was 1nten2e2 1n e//e0t to a$o12 e$ery an2 any 0ontra0t /or t6e sale o/ lan2 w6ere t6e
$en2or 21es .e/ore reg1strat1on w6en t6ere 1s a$a1la.le t6e s1mple e4planat1on I 6a$e alrea2y
suggeste27 In ot6er wor2s3 e$ery 0anon relat1ng to t6e 1nterpretat1on o/ statutes 0ompels me to
t6e $1ew t6at t6e 1ntent1on o/ t6e se0t1on 1s to prote0t t6e estate o/ a 2e0ease2 person aga1nst
/rau2 rat6er t6an aga1nst /ul/1ll1ng t6e law/ul an2 .1n21ng o.l1gat1ons o/ t6e 2e0ease27
>o my m1n2 t6e result at w6106 I 6a$e t6us arr1$e2 0on0lu2es t6e matter7 I/ an or2er /or spe01/10
per/orman0e 1s ma2e 1t w1ll 6a$e to .e 0ompl1e2 w1t67 >6e 21//10ult1es w6106 6a$e .een suggeste2
as l1=ely to ar1se 1n 0onne0t1on w1t6 0omply1ng w1t6 su06 an or2er are3 1n my op1n1on largely
6ypot6et10al an2 1n
15/ 1 ,L+ 01 at 23
any e$ent 1t 1s no part o/ our .us1ness to 2eal w1t6 t6em .e/ore t6ey are .roug6t .e/ore us 1n
0on0rete /orm7 A/ter all3 we are not /orens10 un1$ersal pro$12ers7 It 1s /or t6e party aga1nst w6om
t6e or2er o/ t6e ;ourt 1s ma2e to 0omply w1t6 1t an2 1/ 6e /1n2s reasona.ly su.stant1al o.sta0les 1n
61s way 6e w1ll at least not .e 1n 0ontempt7
Ha$1ng t6us 0ome to t6e 0on0lus1on t6at t6e ;ourt 6a2 power to ma=e an or2er /or spe01/10
per/orman0e3 t6ere rema1ns t6e Euest1on w6et6er3 6a2 t6e tr1al Ju2ge .een o/ t6at op1n1on 6e
woul2 6a$e e4er01se2 61s 21s0ret1on to 2o so7 -or mysel/3 I am una.le to 21s0o$er any reason w6y
6e s6oul2 not 6a$e 2one so7 It 1s true t6at .e/ore us Mr7 ;6an argue2 /or t6e respon2ent t6at t61s
was not a 0ase w6ere spe01/10 per/orman0e s6oul2 .e or2ere2 .e0ause t6ere 6a2 .een great
2elay on t6e part o/ t6e appellant an2 .e0ause so to or2er woul2 .e to 0ause 6ar2s61p to t6e
.ene/101ar1es o/ t6e estate o/ t6e 2e0ease27 e1t6er o/ t6ese po1nts was plea2e2 an2 ne1t6er o/
t6em was argue2 at t6e tr1al3 an2 I 2o not t61n= t6ere 1s su.stan0e 1n e1t6er o/ t6em7 >6ere was
0erta1nly 2elay on t6e part o/ t6e pur06aser3 .ut I am not prepare2 to say t6at 1t was w6olly
unreasona.le 1n t6e 01r0umstan0es pre$a1l1ng 1n t61s 0ountry 2ur1ng t6e mater1al years nor 0an I
see 6ow anyone sa$e t6e pur06aser 61msel/ w6o 6as .een out o/ possess1on o/ t6e lan2 all t6e
Page G
t1me 6as .een 1n any way pre<u210e27 or 0an I 21s0o$er any e$12en0e to support t6e argument
t6at t6ere 1s 6ar2s61p to t6e .ene/101ar1es o/ t6e estate 1n 2epr1$1ng t6em o/ t6e /ru1ts o/ .e1ng
allowe2 to a$o12 a .arga1n ma2e .y t6e 2e0ease2 1n goo2 /a1t6 w6106 w1t6 t6e lapse o/ years 6as
apparantly turne2 out to .e not so goo2 a .arga1n as was ant101pate27
I woul2 allow t6e appeal an2 or2er spe01/10 per/orman0e as praye2 w1t6 0osts to t6e appellant
.ot6 6ere an2 1n t6e ;ourt .elow7 >6ese 0osts s6oul2 0ome out o/ t6e estate as I see no reason
to suppose t6at t6e respon2ent 6as not a0te2 1n goo2 /a1t6 1n w6at 6e 6as 0on0e1$e23 t6oug6
m1sta=enly3 to .e t6e 1nterests o/ t6e estate7
BRIGGS, J
>6e /a0ts o/ t61s 0ase are /ully set out 1n t6e <u2gment o/ t6e learne2 tr1al Ju2ge an2 I 2o not t61n=
1t ne0essary to repeat t6em7 >6e 2e/en0e 0alle2 /or str10t proo/ o/ t6e allege2 0ontra0t o/ sale7 >61s
was 2uly /ort60om1ng an2 t6e /ormat1on o/ t6e 0ontra0t 1s no longer 1n 1ssue7 >6e 2e/en0e /urt6er
allege2 t6at t6e pla1nt1// 6a2 ma2e no 2eman2 t6at t6e 2e/en2ant s6oul2 per/orm t6e 0ontra0t7
>61s 1s true 1n a $ery l1m1te2 sense3 1n t6at3 w6en t6e pla1nt1// ma2e wr1tten 2eman2 .y letter 2ate2
2Dt6 June3 195D3 6e 212 so3 not to t6e 2e/en2ant 1n 61s 0apa01ty as a2m1n1strator3 .ut to t6e
2e/en2ant personally an2 ot6er .ene/101ar1es7 He t6oug6t t6at t6ere was t6en no personal
representat1$e o/ t6e estate o/ t6e trans/eror3 an2 1n210ate2 61s own 1ntent1on to ta=e letters o/
a2m1n1strat1on7 Howe$er3 t6e 2e/en2ant 6a2 o.ta1ne2 a grant an2 at on0e 0onteste2 t6e $al121ty o/
t6e sale7 In t6e 01r0umstan0es no /urt6er 2eman2 was ne0essary7 >6e 2e/en0e /urt6er 0onten2e2
t6at t6e pla1nt1// was not ent1tle2 to any o/ t6e rel1e/ 0la1me27 >61s was pro.a.ly su//101ent to 0o$er
t6e po1nts o/ law ra1se2 at t6e tr1al an2 /orm1ng t6e ma1n su.<e0t matter o/ t61s appeal7
I w1ll 2eal /1rst w1t6 two m1nor po1nts7 Mr7 ;6an3 /or t6e respon2ent3 0onten2e2 t6at3 1/ t6e 0ontra0t
was su.s1st1ng3 t6e ;ourt s6oul2 st1ll not grant spe01/10 per/orman0e3 on t6e groun2s o/ 2elay
amount1ng to la06es an2 o/ 6ar2s61p7 >6e 2elay 1n present1ng t6e trans/er was 0erta1nly
0ons12era.le an23 1/ 1t 6a2 operate2 1n any way so as to pre<u210e t6e estate o/ t6e trans/eror3 t6e
;ourt woul2 .e o.l1ge2 to loo= $ery 0losely 1nto t6e reasons /or 2elay an2 to 2e012e w6et6er t6e
2elay was 1n t6e 01r0umstan0es e40ess1$e7 It 1s not3 6owe$er3 suggeste2 t6at any 2eter1ment 6as
ar1sen /rom t6e 2elay an23 t6at .e1ng so3 I see no reason w6y 1t s6oul2 .ar t6e pla1nt1//Bs 0la1m7
Merely to 6a$e to s1gn anot6er trans/er 1s not to su//er 2etr1ment 1n t61s sense7 As regar2s
6ar2s61p3 t6ere was some e$12en0e at least o/ un2er$alue5 .ut t61s alone 2oes not 0onst1tute
6ar2s61p w6106 w1ll 0ause t6e ;ourt to re/use spe01/10 per/orman0e7 >6ere must .e some un/a1r or
uneEual 2eal1ng 1n a221t1on7 See 4r* on Specific Performance, Gt6 e21t1on3 pp7 2D9 ( 2127 I t61n=
t6ere 1s no su.stan0e 1n e1t6er o/ t6ese 2e/en0es7 I also t61n= t6at 1/ 6ar2s61p 1s rel1e2 on 1n a 0ase
o/ t61s =1n23 1t 1s 2es1ra.le t6at 1t s6oul2 .e plea2e2 w1t6 part10ulars o/ t6e /a0ts rel1e2 upon7
>6e ma1n 1ssue on t61s appeal ar1ses /rom t6e learne2 tr1al Ju2geBs 2e01s1on t6at t6e e//e0t o/
se0t1on 85911: o/ t6e Lan2 ;o2e was to a$o12 t6e 0ontra0t o/ sale an2 to lea$e t6e pla1nt1// w1t6out
reme2y sa$e t6at o/ o.ta1n1ng a re/un2 o/ t6e pur06ase pr10e7 >61s 1s a somew6at startl1ng
propos1t1on7 >6e po1nt appears to 6a$e .een ta=en .y t6e learne2 Ju2ge 61msel/3 an2 not 1n t6e
/1rst 1nstan0e .y ;ounsel /or t6e 2e/en2ant3 t6oug6 6e later a2opte2 1t7 So /ar as I am aware3 1t
6as ne$er .e/ore .een suggeste23 1n ;ourt or elsew6ere3 s1n0e t6e Lan2 ;o2e 0ame 1nto /or0e3
t6at t6e su.se0t1on 6a2 t6at e//e0t7 It 1s all t6e more ne0essary t6at t6e po1nt s6oul2 .e 0are/ully
e4am1ne27
It 1s 0ommon groun2 t6at 1n most3 1/ not all3 <ur1s210t1ons w6ere t6e >orrens System3 or a $ar1ant o/
15/ 1 ,L+ 01 at 21
1t3 appl1es3 t6e personal representat1$e must per/orm a 0ontra0t o/ sale o/ lan2 ma2e .y t6e
2e0ease27 !ut se0t1on 85911: 1s pe0ul1ar to t6e -e2erat1on an2 1s not to .e /oun2 1n any ot6er
;o2e7 -or t61s reason t6e learne2 tr1al Ju2ge 6el23 an2 I t61n= r1g6tly3 t6at t6e passages /rom
5ogg, 6iseman 7 -err 01te2 .y Mr7 'onnelly 0annot .e 0on0lus1$e on t61s Euest1on7 I woul2 ma=e
t6e same 0omment on t6e passage /rom ,oses w6106 6e 01te2 to us7 >6e statutes w1t6 w6106
Page ,
t6ose aut6ors 2ealt are not in pari materia w1t6 ours7
>6e learne2 tr1al Ju2ge was mu06 1n/luen0e2 .y two 0ons12erat1ons3 /1rst3 t6at an a2m1n1strator 1n
t61s 0ountry 0annot trans/er lan2 w1t6out lea$e o/ t6e ;ourt3 t6at t61s 1s a pro$1s1on o/ law ena0te2
/or t6e prote0t1on o/ t6e .ene/101ar1es o/ t6e estate3 an2 t6at 1n many 0ases 9an2 0erta1nly 1n t61s
one: t6e per/orman0e o/ t6e 0ontra0t w1ll not .e 1n t6e 1nterest o/ t6e .ene/101ar1es5 se0on2ly3 t6at
6e 0oul2 see no use/ul purpose w6106 t6e su.(se0t1on ser$e2 unless 1t was to a$o12 t6e 0ontra0t3
or at least to g1$e a loop6ole .y means o/ w6106 t6e a2m1n1strator m1g6t law/ully re/use to per/orm
1t7 I t61n= ne1t6er o/ t6ese po1nts really supports 61s 0on0lus1ons7 As a general rule3 a personal
representat1$e 1s o.l1ge2 to 6onour all o.l1gat1ons law/ully entere2 1nto .y t6e 2e0ease2 to t6e /ull
e4tent o/ 61s estate3 regar2less o/ t6e /a0t t6at ea06 2e.t pa12 an2 ea06 21sa2$antageous 0ontra0t
per/orme23 or 0an0elle2 /or proper 0ompensat1on3 pro tanto 21m1n1s6es t6e estate an2 @6arms( t6e
.ene/101ar1es7 >6e Euest1on o/ t6e1r @.ene/1t( 0annot ar1se 1n 0onne0t1on w1t6 law/ul o.l1gat1ons to
t61r2 part1es3 strangers to t6e estate7 It woul2 reEu1re t6e $ery 0learest wor2s to sat1s/y me t6at t6e
leg1slature 6a2 1nten2e2 to 2epart /rom t61s /un2amental rule7 In t6e 0ase o/ a 0ontra0t to sell lan2
w6106 s6oul2 on general groun2s .e per/orme23 t6e ;ourtBs lea$e 1s3 an2 must .e3 g1$en as a
matter o/ 0ourse an2 o/ <ust10e to t6e pur06aser7 I/ t6e a2m1n1strator re/uses to apply /or lea$e3 t6e
;ourt 0an an2 w1ll g1$e lea$e3 an2 1n2ee2 or2er 61m3 to trans/er 1n an a0t1on /or spe01/10
per/orman0e7 >6e .ene/101ar1es nee2 not .e part1es5 6e represents t6e1r 1nterests $is a $is any
stranger7 >6ere 1s no ne0ess1ty 1n or21nary 0ases3 as t6e learne2 Ju2ge t6oug6t3 to or2er t6e
a2m1n1strator to apply to t6e ;ourt /or lea$eF .ut t61s 0an .e3 an2 6as .een3 2one 1n spe01al 0ases
w6ere t6e .ene/101ar1es oug6t to .e 6ear27 In su06 a 0ase t6e pur06aser may .e a party to t6e
appl10at1on7 Alternat1$ely3 a representat1$e .ene/101ary 0an .e <o1ne2 1n t6e a0t1on /or spe01/10
per/orman0e7 It 6as .een 6el2 t6at a pur06aser o/ lan2 see=1ng to o.ta1n a /ormal trans/er 1s a
@0re21tor( o/ t6e estate3 so as to .e a.le to o.ta1n a grant o/ letters o/ a2m1n1strat1on7(( 'n re ()S
Sanm&gam Pilla* decd 91951: MLJ 817 >6at 2e01s1on3 w1t6 w6106 I agree3 1s not 0ons1stent w1t6
t6e $1ew o/ t6e law ta=en .y t6e learne2 tr1al Ju2ge 1n t61s 0ase7 >aylor3 J7 0learly 6a2 1n m1n2 t6e
per/orman0e o/ t6e 0ontra0t3 not a mere re/un2 o/ t6e pur06ase money7
Su.(se0t1on 911: o/ se0t1on 85 ser$es se$eral $ery use/ul purposes apart /rom t6at suggeste2 .y
t6e learne2 tr1al Ju2ge7 Stale transa0t1ons are a 0ons12era.le 2anger to t6e e//101en0y an2 smoot6
wor=1ng o/ our system o/ lan2 law7 -ar too many a0t1ons are .roug6t 1n w6106 an e4e0utory
0ontra0t ma2e ten3 twenty or t61rty years ago 1s rel1e2 on7 >61s su.(se0t1on at least ensures t6at a
pur06aser 0annot ta=e a trans/er3 lea$e 1t unreg1stere2 unt1l all w6o 0oul2 g1$e e$12en0e a.out 1t
are 2ea23 an2 t6en 6a$e 1t reg1stere2 w1t6out any enEu1ry7 It 1s a use/ul part o/ t6e ma061nery to
pre$ent se0ret 0on$eyan01ng7 It ensures t6at3 1n any 0ase w1t61n 1ts terms3 .e0ause a new trans/er
6as to .e e4e0ute2 an2 lea$e o/ t6e ;ourt may 6a$e to .e o.ta1ne23 t6e transa0t1on w1ll .e
su.<e0t to proper s0rut1ny an2 any /orgery or ot6er 1rregular1ty 1s l1=ely to .e .roug6t to l1g6t7 >6e
pol10y a2$erse to old trans/ers 1s seen .y 0ontrast1ng t6e two su.(se0t1ons o/ se0t1on 857 I/ t6e
trans/er 1s presente2 promptly3 su.(se0t1on 91: 1s more l1=ely to apply t6an su.(se0t1on 911:7
A6en t6ose two o.<e0t1ons are 21spose2 o/3 I see no ot6er reason /or 6ol21ng t6at t6e 0ontra0t 1s
a$o12e2 .y t6e 2eat6 o/ t6e $en2or pr1or to trans/er7 I agree t6at t6e spe01al /a0tors ar1s1ng /rom
t6e Japanese o00upat1on 2o not a//e0t t61s Euest1on 1n any way7 I t61n= t6e argument /rom t6e
terms o/ se0t1on 11 o/ t6e Spe01/10 Rel1e/ Or21nan0e 1s w1t6out $al121ty7 >6e terms o/ t6e a0tual
0ontra0t 6a$e to .e 1n/erre2 /rom t6e e4e0ut1on an2 wor21ng o/ t6e trans/er7 I 6a$e no 2ou.t
w6ate$er t6at t6ey 1n0lu2e an agreement to ta=e su06 steps as are 1n all t6e 01r0umstan0es
reasona.le to ass1st t6e pla1nt1// to $est 1n 61msel/ t6e reg1stere2 t1tle to t6e lan27 Var1ous spe01al
01r0umstan0es may 210tate spe01al measures un2er t61s 1mpl1e2 agreement7 >6e 2eat6 o/ t6e
$en2or 1s one7 >o 6ol23 as t6e learne2 tr1al Ju2ge 2123 t6at to e4e0ute a trans/er t6en $al12 an2
reg1stra.le3 to 6an2 o$er t6e t1tle an2 to g1$e possess1on3 1s to per/orm /ully oneBs o.l1gat1ons
un2er t6e 0ontra0t 1s 1n my op1n1on to ta=e an unnatural an2 /ormal1st10 $1ew o/ t6e real nature o/
t6e 0ontra0t7 I/ t6e trans/er3 t6roug6 an a2$ent1t1ous 01r0umstan0e not ant101pate2 .y e1t6er party3
.e0omes un/1t /or reg1strat1on3 6ow 0an 1t .e sa12 t6at t6e $en2or 6as /ully per/orme2 61s 0ontra0tH
&Eu1ty loo=s to t6e su.stan0e3 not t6e /orm7 In support o/ t6e $1ew I 6a$e put /orwar23 Mr7
Page 8
'onnelly prays 1n
15/ 1 ,L+ 01 at 2/
a123 leg1t1mately3 as I t61n=3 t6e terms o/ se0t1on 11D o/ t6e Lan2 ;o2e7 I t61n= t6at se0t1on s6ows
t6at t6ere 1s at least some pos1t1$e 2uty 1n t6e trans/eror to ass1st t6e trans/eree to e//e0t
reg1strat1on3 1/ ne0essary7 In t61s 0ase t6e trans/eror3 t6roug6 no /ault o/ 61s own3 was una.le to
per/orm t6at 2uty7 It may .e go1ng too /ar to suggest t6at se0t1on 11D 0reates an 1mpl1e2
@0o$enant /or /urt6er assuran0e(5 .ut I t61n= 1ts e//e0t 1s analogous to t6at7 Suppose t6at a/ter
e4e0ut1on a trans/er were a0012entally lost or 2estroye2 .e/ore presentat1on7 It 1s o.$1ous t6at t6e
;ourt woul2 or2er t6e $en2or to e4e0ute a se0on2 trans/er7 I t61n= 1t must now or2er 61s personal
representat1$e to trans/er 1n t6e same way7 It 6as ne$er .een 2ou.te2 t6at3 1/ t6e 0ontra0t to sell
rema1ns purely e4e0utory at t6e 2eat6 o/ t6e $en2or3 61s personal representat1$e w1ll .e or2ere2
to per/orm 1t7 I 0an see no reason w6y t6e pur06aser s6oul2 .e 1n a worse pos1t1on3 1/ matters
6a$e gone somew6at /urt6er an2 a trans/er 6as .een e4e0ute23 .ut not presente23 at t6e t1me o/
t6e 2eat67
-1nally3 Mr7 'onnelly3 rel1es on an argument w6106 appears w6olly 0on0lus1$e3 t6at t6e $en2or3 an2
so3 un2er se0t1on 158 o/ t6e Lan2 ;o2e3 61s personal representat1$e3 6el2 an2 6ol2s as trustee
/or t6e pur06aser7 I t61n= t61s pr1n01ple 1s state2 1n 1ts s1mplest /orm 1n 8nderhill on the La# of
(r&sts, 9t6 e21t1on3 page 1883 Art7 +23 as /ollowsF((
@In e$ery 0ase 9not 0om1ng w1t61n t6e s0ope o/ any o/ t6e pre0e21ng art10les: w6ere t6e person 1n w6om
real or personal property 1s $este2 6as not t6e w6ole eEu1ta.le 1nterest t6ere1n3 6e 1s ,!+ *#-*+ a trustee
o/ t6at property /or t6e persons 6a$1ng su06 eEu1ta.le 1nterests7(
>6e learne2 tr1al Ju2ge 6el2 t6at t6e trust 1n /a$our o/ t6e pur06aser 1n w6om t6e t1tle 6as not yet
$este2 su.s1sts only unt1l possess1on passes7 >61s 1s w6olly 0ontrary to t6e general pr1n01ple7 o
aut6or1ty was 01te2 to support 1t3 an2 I t61n= 1t 1s su//101ently 21spro$e23 1/ 21sproo/ 1s nee2e23 .y t6e
2e01s1on 1n Lo!e "e# $ Port S#ettenham %&bber Co Ltd 9191+: A; ?917 I t61n= t6e general
pr1n01ple appl1es 1n t6e /ullest sense to t61s 0ase3 an2 I 6a$e no 2ou.t t6at t6e respon2ent as
a2m1n1strator 1s a .are trustee o/ t61s lan2 /or t6e appellant7
-or t6ese reasons I t61n= t6e appeal s6oul2 .e allowe23 t6e <u2gment o/ t6e learne2 tr1al Ju2ge
s6oul2 .e set as12e3 an or2er /or spe01/10 per/orman0e o/ t6e 0onra0t 1n t6e usual terms s6oul2 .e
ma2e3 an2 t6e respon2ent s6oul2 pay t6e 0osts o/ t6e appellant 6ere an2 .elow out o/ t6e assets
o/ t6e estate o/ t6e 2e0ease2 0ome to 61s 6an2s3 or 1n 2e/ault o/ su06 assets3 personally7 >6e
2epos1t o/ C5DD s6oul2 .e pa12 to t6e appellantBs sol101tors7
)ppeal allo#ed9