林永恒 v. Allen Overy律師行
Read the full judgment text of HCA 1874/2019 on BabelCite. This High Court CFI judgment was delivered on 7 June 2021.
1. The plaintiff (“ P ”) claimed he was (a) a shareholder and a director of Good Ascent Investment Limited (“ Good Ascent ”) and (b) the owner of the No 120 Stanley Main Street, Hong Kong (“ 120 Address ”).
Cited by 2 cases · Cites 1 case
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HCA 1874/2019 [2021] HKCFI 1599 IN THE HIGH COURT OF THE HONG KONG SPECIAL ADMINISTRATIVE REGION COURT OF FIRST INSTANCE HIGH COURT ACTION NO 1874 OF 2019 ________________________
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________________________ JUDGMENT ________________________ I. INTRODUCTION 1.The plaintiff (“P”) claimed he was (a) a shareholder and a director of Good Ascent Investment Limited (“Good Ascent”) and (b) the owner of the No 120 Stanley Main Street, Hong Kong (“120 Address”). 2.On 11 October 2019, P commenced the present action against “Allen Overy 律師行” (“A&O”). In the Statement of Claim (“SoC”) indorsed on the Writ of Summons (“WoS”), P claimed as follows:
3.On 18 March 2020, P filed a summons for an order that A&O’s solicitor Li do attend court to provide account and information about the loan Good Ascent (of which P was a director) borrowed from HSBC in/about March to May 2006 secured by a charge over the 120 Address, and to produce the original loan agreement (“P’s Summons”). On the same day, P filed his affirmation in support of P’s Summons. 4.P’s Summons was scheduled to be heard on 17 April 2020, but such hearing was generally adjourned due to public health considerations. On 28 April 2020, the court notified the parties that P’s Summons would be heard on 13 May 2020. 5.On 6 May 2020, A&O by their solicitors filed acknowledgment of service to give notice of intention to defend. 6.On 8 May 2020, A&O filed a summons under Order 18 rule 19(1)(a) of the Rules of the High Court (“RHC”) and/or the inherent jurisdiction of the court for (a) an order to strike out P’s SoC and to dismiss P’s claim against A&O on the basis that the SoC filed on 11 October 2019 disclosed no reasonable cause of action, and (b) an order that P do pay A&O costs of the action (including costs of such application) (“Striking Out Summons”). 7.On 11 May 2020, P filed an affirmation to confirm that “[P]已將更新日期的「傳票」派給[A&O] (證物: LWH-A1), 有印章在其中” (“P’s Aff”). Exhibit LWH-A1 of P’s Aff appeared to be a copy summons dated 1 March 2020 (but such purported summons was not filed with court, “P’s Purported Summons”) in which P purported to apply for an order that A&O’s legal executive Victor CS Chan (“Chan”) do attend court to provide account and information about the loan Good Ascent (of which P was a director) borrowed from HSBC in/about March to May 2006 secured by a charge over the 120 Address, and to produce a certified copy of the loan agreement. A receipt chop by A&O on 11 May 2020 appeared on the face of such copy P’s Purported Summons in exhibit LWH-A1 of P’s Aff. 8.On 13 May 2020, P’s Summons came before Master Dick Ho for hearing. After hearing P and A&O’s solicitor, Master Dick Ho adjourned P’s Summons sine die with liberty to restore. The learned master made clear that P’s Purported Summons had not been filed, and hence was not then before the court. Since then, P had not restored P’s Summons for hearing. 9.On 20 May 2020, A&O filed a summons under Order 3 rule 5 of the RHC and/or the inherent jurisdiction of the court for (a) extension of time until 28 days after the Striking Out Summons was finally determined for A&O to file/serve their Defence, and (b) an order that costs of the application be costs in the cause of the Striking Out Summons (“Time Extension Summons”). 10.On 15 June 2020, Master Kot, after hearing P and A&O’s solicitor in respect of the Striking Out Summons, granted the following order: (a) unless P took out application to amend his pleadings on or before 29 June 2020, it shall be deemed that P would not take out such application, (b) the Striking Out Summons be adjourned for argument at a hearing before a master with 2 hours reserved, (c) neither party shall file affidavit without leave of the court, and (d) costs be in the cause of the Striking Out Summons. 11.P did not file any application by summons for leave to amend his pleadings within the time prescribed in the order of Master Kot dated 15 June 2020 or at all, hence it was deemed that P would not take out such application. 12.On 15 June 2020, Master Kot, after hearing P and A&O’s solicitor in respect of the Time Extension Summons, granted extension of time until 28 days after the Striking Out Summons was determined by a master for A&O to file/serve their Defence, and ordered that costs of such application be costs in the cause of the Striking Out Summons. 13.On 16 July 2020, the Listing Office of the High Court Registry fixed the adjourned hearing for argument in respect of the Striking Out Summons before Master J Wong on 6 November 2020. 14.On 6 November 2020, Master J Wong, upon hearing P and A&O’s solicitor, (a) struck out P’s SoC indorsed on the WoS filed on 11 October 2019 and dismissed P’s claim against A&O in the present action, and (b) ordered P to pay A&O costs of the present action including costs of the Striking Out Summons (and all costs reserved) summarily assessed at $64,770 (“Wong Order”). 15.There was no appeal against the Wong Order, which was therefore final and binding on P. In the circumstances, P’s claim against A&O in the present action was at an end, and there was no further possibility of any amendment of P’s pleadings. 16.But on 2 November 2020, P unilaterally submitted to (but not filed with) the court a copy first page of the WoS with words/characters marked in red as purported amendments. By reason of the matters in paragraphs 10-11 and 14-15 above, such purported amendments were not permitted and were ineffective, and in any event P was no longer able to propose any amendment to the WoS as his claim in the present action had been dismissed. 17.On 3 November 2020, A&O filed a summons pursuant to Practice Direction 11.3 and/or the inherent jurisdiction of the court to seek the following reliefs: (a) P be prohibited from commencing any fresh proceedings by whatever originating process in the High Court or the District Court concerning any matter involving or relating to or touching upon or leading to the present action, HCA1361/2018 (“2018 Action”) and HCA1253/2020 (“2020 Action”) without leave of the Court of First Instance being first obtained, and (b) costs be in the cause of such application (“RPO Summons”). On the same day, A&O filed the affirmation of their solicitor Wan Chung Man (“Ms Wan”) in support of the RPO Summons (“Wan Aff”). 18.The RPO Summons was returnable before this court on 4 December 2020. But it transpired that since the RPO Summons was filed on 3 November 2020 until such hearing on 4 December 2020 (ie within the space of a month), P without leave of the court persistently and unilaterally submitted to court various original/copy documents, letters, incomplete authorities, handwritten submissions, drawings etc (“P’s Documents”), which documents were received by the court inter alia on 4, 5, 6, 17, 18, 19, 20, 23, 24, 25 and 26 November 2020. 19.On 27 November 2020, this court granted written directions to P and A&O’s solicitors as follows:
20.By such written directions dated 27 November 2020, this court explained to P inter alia that (a) it was inappropriate for him to unilaterally submit P’s Documents to the court (whether copied to A&O’s solicitors or otherwise) when the RPO Summons was an inter partes summons, and (b) since P’s Documents were not affidavit evidence they were not admissible evidence before the court, so the court would not read/consider P’s Documents submitted without leave/directions by the court. This court also directed that (i) the court would not read P’s Documents for the purpose of the RPO Summons and/or for the proceedings at the hearing on 4 December 2020, (ii) P could not substitute P’s Documents in place and stead of affidavit evidence, and (iii) P should not further submit to the court documents, letters, incomplete authorities, handwritten submissions, drawings etc (whether copied to A&O’s solicitors or otherwise) (“P’s Further Documents”), but should P continue to submit P’s Further Documents to the court, such documents would be left unread and/or would not be responded to in writing or otherwise by the court. 21.At the hearing of the RPO Summons on 4 December 2020, this court, after hearing P and A&O’s solicitor, granted the following order (“4/12/20 Order”):
22.Notwithstanding the court’s leave granted under the 4/12/20 Order, P did not file any affidavit to oppose the RPO Summons within the prescribed time (ie on/before 28 December 2020) and/or did not seek leave under the 4/12/20 Order to file affidavit in opposition out of time. 23.On 18 December 2020, the Listing Office of the High Court Registry fixed the adjourned hearing for argument in respect of the RPO Summons before this court on 31 May 2021 at 10:00am with 1 hour reserved (“Hearing”). P was notified of the Hearing by the court. As evident from his letter dated 9 May 2021 referred to in paragraph 26 below, P was well aware of the date and time of the Hearing. 24.By paragraphs 7-9 of the 4/12/20 Order, (a) leave was granted for P to lodge with court and serve on A&O written submissions (not exceeding 5 A4 pages) and list of authorities within 7 days before the adjourned hearing for argument, but (b) save as provided for in (a) above, P shall not submit P’s Further Documents to the court (whether copied to A&O or otherwise), and (c) if P in breach of (b) above submitted P’s Further Documents to the court (whether copied to A&O or otherwise), P’s Further Documents would be left unread, and P would be debarred from relying on P’s Further Documents at the Hearing in respect of the RPO Summons and/or from submitting other documents to the court at the Hearing. 25.In breach of the orders/directions in paragraphs 19, 21 and 24 above, P continued to submit P’s Further Documents to the court, which documents were received by the court inter alia on 27 and 30 November 2020, 1, 2, 3, 4, 8, 10, 17, 18 and 28 December 2020, 7, 20, 22 and 29 January 2021, 1, 2, 5, 9, 11 and 22 February 2021, 7, 26 and 31 May, and 7 June 2021. However, by reason of paragraphs 7-9 of the 4/12/20 Order, P was not entitled to adduce and/or rely on P’s Documents and P’s Further Documents at the Hearing and/or for opposing the RPO Summons. 26.On 9 May 2020, P sent a handwritten document to “inform” the court that he intended to “discontinue” the Hearing (“兹通知: 本人擬中止31-5-2021上午10時的聆訊”). Such document was not filed with the court, and it did not appear on the face of such document that it was copied to A&O’s solicitors. 27.On 13 May 2020, this court granted the following written directions to P and A&O’s solicitors:
28.Since (a) the RPO Summons was filed by A&O and not by P, and (b) the RPO Summons was an inter partes summons, P could not “discontinue” the Hearing by unilateral letter application to the court. Thus, this court directed that the Hearing on 31 May 2021 would proceed. 29.On 15 May 2021, P wrote to the court (with copy to A&O’s solicitors) as follows:
30.On 17 May 2021, A&O’s solicitors lodged hearing bundle, written submissions and list of authorities pursuant to paragraph 6 of the 4/12/20 Order. Such written submissions clearly showed that A&O intended to proceed with the RPO Summons and the Hearing, which reinforced and confirmed this court’s written directions on 13 May 2020 that P could not unilaterally “discontinue” the Hearing (see paragraphs 27-28 above). 31.On 25 May 2021, this court granted the following directions to P and A&O’s solicitors:
32.P, who was self-represented, attended the Hearing, and Ms Wan appeared on behalf of A&O. II. WAN AFF 33.Ms Wan stated that A&O’s solicitors were instructed by A&O and its former employees Li and Chan, and they were defendants in 2 other actions commenced by P that involved or related to or touched upon or leading to the subject matter of the present action. (a) 2018 Action 34.In respect of the 2018 Action, P styled as “林永恒 (銳升投資有限公司首任董事和赤柱大街120號業主)” (plaintiff) commenced such action against A&O named as “Allen Overy 律師行” (defendant) by filing a writ of summons on 13 June 2018. 35.In the Statement of Claim endorsed on the Writ of Summons in the 2018 Action, P claimed as follows:
36.In short, P in the 2018 Action alleged (a) it was Good Ascent that obtained a loan from HSBC in relation to the 120 Address, which loan was also the subject matter of the present action, (b) he had lost the provisional agreement, and (c) he had made enquiries about Li. No prayer for relief was set out in the Statement of Claim in the 2018 Action. 37.On 28 August 2018, A&O filed a summons under Order 18 rule 19(1)(a) of the RHC and/or the inherent jurisdiction of the court for (a) an order to strike out P’s Statement of Claim filed on 13 June 2018 and to dismiss P’s claim against A&O in the 2018 Action on the basis that such Statement of Claim disclosed no reasonable cause of action, and (b) an order that P do pay A&O costs of the action (including costs of such application). 38.On 30 October 2019, Master Chow struck out P’s Statement of Claim and dismissed the 2018 Action pursuant to Order 18 rule 19(1)(a) of the RHC and/or the inherent jurisdiction of the court on the ground that P’s Statement of Claim disclosed no reasonable cause of action, and P was ordered to pay A&O’s costs of the action (including such application) summarily assessed at $28,000. (b) 2020 Action 39.On 11 October 2019, P commenced the present action. Then on 28 July 2020, P commenced the 2020 Action against A&O’s 2 former employees being “Allen & Overy 律師行前職員 Dennis Li” (ie Li) and “Allen & Overy 律師行前職員 Victor C S Chan” (ie Chan) by issuing a Writ of Summons. 40.Ms Wan stated A&O’s solicitors were instructed by A&O that such Writ of Summons was served to A&O’s address, which was not valid service on Li and Chan as they had left A&O and no longer worked at A&O’s offices. Later, A&O’s solicitors received instructions to also act for Li and Chan in relation to the 2020 Action. 41.In the Indorsement of Claim endorsed on the Writ of Summons in the 2020 Action, P claimed as follows:
42.By such Indorsement of Claim in the 2020 Action, P raised issues in relation to the loan by HSBC to Good Ascent, and alleged Li and Chan were in charge of the matter in relation to such loan, and that they were negligent in handling such matter. 43.On 17 September 2020, Registrar S Kwang granted written directions inter alia as follows:
44.By my order dated 22 September 2020, the Indorsement of Claim endorsed on the Writ of Summons in the 2020 Action was struck out, and P’s claim against Li and Chan in the 2020 Action was dismissed. On the same day, this court granted written directions to P and to Li and Chan in the 2020 Action as follows:
(c) 2019 Action and RAO/RPO Order 45.The 2019 Action was another set of proceedings commenced by P under the style “林永恒是STANLEY LOT 456RP業主” against Win Talent as defendant by issuing a Writ of Summons on 22 May 2018. On 4 December 2019, I handed down reasoned judgment in HCA889/2019 (“Judgment”) in respect of Win Talent’s summons filed on 31 May 2019 inter alia to strike out P’s Statement of Claim and to dismiss his claim against Win Talent, and to seek an order inter alia to prohibit P from commencing fresh proceedings by whatever originating process in the High Court or the District Court concerning any matter involving or relating to or touching upon or leading to the 2019 Action without leave of the Court of First Instance. 46.In a nutshell, P in the 2019 Action alleged that in September 1997 he purchased 1/3 share of and in Lot 456RP from Yung Jim Mei Jimmy, and remained as owner of 1/3 share of and in Lot 456RP, so Win Talent wrongfully acquired Lot 456RP and as a result P suffered loss for which Win Talent was liable. 47.But as seen from the Judgment, the 2019 Action also concerned matters in relation to the assignment of Lot 456RP and the house at the 120 Address from P to Good Ascent as well as the loan by HSBC. The house at the 120 Address was the subject matter of the 2018 and 2020 Actions. P’s assertion in relation to HSBC’s loan in the 2019 Action were set out in paragraphs 50-51 of the Judgment, and it was said in paragraph 54 of the Judgment that this court found P’s complaints in relation to such loan to be without merits. This court (a) struck out P’s claim in the 2019 Action on the ground that P had no locus standi and that his Statement of Claim disclosed no reasonable cause of action, or was scandalous, frivolous or vexatious, or was an abuse of process of the court, and (b) dismissed P’s claim in the 2019 Action. 48.By the Judgment, this court also granted the RAO/RPO Order which by its nature was inter alia a restricted proceedings order (“RPO”) (see Schedule to the Judgment) that prohibited P from commencing any further fresh new legal proceedings by whatever originating process in the High Court, the District Court and/or the Lands Tribunal concerning any matters involving or relating to or touching upon or leading to the proceedings in HCA1180/2018 and the 2019 Action without the leave of the designated judge being first obtained. (d) P’s bankruptcy 49.Ms Wan stated that according to a bankruptcy search record dated 29 October 2020 in respect of P obtained from the Official Receiver’s Office (“ORO”), a bankruptcy order was made against P on 25 April 2007, which bankruptcy order was discharged on 25 October 2011. After such discharge, a 2nd bankruptcy order was made against P in HCB1052/2015 on 11 May 2015. While pursuant to section 30A of the Bankruptcy Ordinance Cap 6 P might have been discharged from bankruptcy upon expiration of 5 years from 11 May 2015, the present action was commenced when P was still an undischarged bankrupt. 50.In the 2018 Action, A&O wrote to the ORO on 13 December 2018 to enquire inter alia whether the 2018 Action was commenced with the approval/knowledge of the OR. On 30 May 2019, the ORO replied to confirm the OR as the trustee-in-bankruptcy of P’s property had not given consent for P to commence the 2018 Action against A&O, and the OR would not have given such consent/approval to P unless P could demonstrate to the OR’s satisfaction that his claim was meritorious and there was sufficient funding to pay the legal costs of the proceedings including any adverse costs that might be ordered against the OR in the proceedings. Further, the OR would not adopt or take over any such legal proceedings commenced by P. “According to [the OR’s] record, [P] has commenced some legal proceedings without [the OR’s] consent and most of them have been struck out or dismissed by the Court upon application by the Defendants. [P] has been in communications with [the ORO]. Further, the [OR] had no objection to the summons application dated 28 August 2018 to strike out [P’s] claim under the [2018 Action]”. (e) A&O’s application for RPO 51.The Wan Aff claimed that the present action and the 2020 Action were clearly attempts to re-litigate the same or similar subject matter in respect of which P had failed to show any reasonable cause of action, and which in any event had no merit, was scandalous, frivolous or vexatious and/or was otherwise an abuse of process of the court. The fact P was an undischarged bankrupt had not deterred him from pursuing unmeritorious claims against A&O. A&O was concerned that unless restrained by the court, P would continue to pursue unmeritorious litigation against A&O and/or its former employees and/or any related parties who would have to incur substantial legal costs. 52.A&O understood P is now restricted by the RAO/RPO Order under the 2019 Action in that P was prohibited inter alia from commencing any further fresh new legal proceedings by whatever originating process in the High Court, the District Court or the Lands Tribunal concerning any matters involving or relating to or touching upon or leading to the proceedings in HCA1180/2018 and the 2019 Action without the leave of the designated judge being first obtained. But considering HCA1180/2019 and the 2019 Action did not entirely overlap with P’s alleged claims in the 2018 Action, the present action and the 2020 Action, the RAO/RPO Order might not sufficiently address the allegations in these 3 actions that included but not limited to alleged negligence of A&O’s former employees Li and Chan, and alleged fraudulent action by A&O. Thus, Ms Wan urged the court to grant a RPO in terms of the RPO Summons. 53.Also, on 21 October 2020, A&O’s solicitors wrote to invite this court to dismiss the present action upon considering the 2020 Action that concerned matters relating to the present action and the order/ directions granted in relation to the 2020 Action. But on 22 October 2020, this court granted written directions inter alia that the commencement of the present action (ie on 11 October 2019) pre-dated the RAO/RPO Order that was granted on 4 December 2019, so no order was made on A&O’s request by letter dated 21 October 2020. III. DISCUSSION 54.At the outset, I note there was no appeal against the RAO/RPO Order, which therefore was still valid and binding on P. In the circumstances, the findings and determination in the Judgment were still effective on P. For convenience, unless otherwise expressly defined in this judgment, I shall adopt the abbreviations in the Judgment. I shall also refer to the Judgment as appropriate without repeating their contents herein. 55.P’s claim in the present action against A&O had been struck out and dismissed. In any event, the subject matter of P’s claim had been canvassed in the 2018, 2019 and 2020 Actions, and also touched upon in other related legal proceedings referred to in the Judgment. But there was no merit to any and all of P’s such claims and legal proceedings. 56.Turning first to P’s SoC in the present action, the alleged facts and matters had been canvassed in other related litigation and subject to findings and conclusions by the court against P on those matters, especially by my findings and conclusion in the Judgment based inter alia on objective documents and P’s own information:
57.As explained in paragraph 91 of the Judgment, “since 2001/2002 or at the latest since 2004, P had no title, share or interest in Lot 456RP. Indeed, P could not have any present title, share or interest in Lot 456RP which had no present legal existence. There was no arguably credible basis for P to assert …… he was still owner or part owner of Lot 456RP ……” Likewise, P never had any interest in Lot 95 as he had ceased to be the owner of Lot 456RP in 2001 and he had left Good Ascent by 2002 before Lot 95 came into existence in 2004 by land exchange. In my view, P had no reasonable cause of action herein to sue for the reliefs in paragraph 2(l)(i)-(iv) above. Further, by virtue of the mortgagee sale of Lot 95 by HSBC as mortgagee to Win Talent as purchaser, any title or interest P might have had in Lot 95 (which I disagree) would have been extinguished under sections 52 and 53(1)(a) of the CPO (see paragraphs 95-97 of the Judgment). Master J Wong rightly struck out P’s claim against A&O. 58.At the Hearing, P reiterated the allegations in paragraph 2(f)-(h) above. I have dealt with such allegations in paragraph 56(g) above. P had not filed any affidavit to oppose the RPO Summons despite the 4/12/20 Order. P’s suggestion of submitting P’s Further Documents in relation to his allegations after the Hearing was refused by this court at the Hearing. In any event, P’s SoC had been struck out and his claim herein had been dismissed under the Wong Order. 59.It was evident from the above analysis that the subject matter of P’s claim against A&O in the present action had been previously raised by him in earlier litigation, including the 2019 Action and other actions referred therein. Plainly, P intended to pursue the present action as well as the 2018 and 2020 Actions covering the same or similar subject matters, which were directed at A&O and their former employees Li and Chan as defendants. I refer to paragraphs 54-58 above. In my view, none of the matters raised by P had any merit. But such multifarious and unmeritorious complaints and litigation by P, and such repeated legal actions against A&O and/or their former employees served to add weight to the concern that unless restrained P would continue to vex others (including A&O, Li and Chan) with his unmeritorious complaints and claims. 60.It was also plain that P’s bankruptcy was insufficient protection against P from vexing A&O and pursuing unmeritorious claims. P commenced the present action when he was an undischarged bankrupt without permission by the OR or leave of the court. This was of particular concern because, apart from the fact that his claim herein had no merits, he had no locus standi to commence the present action at all for (a) a right to sue is a chose in action within the meaning of “property” under the BO, (b) P was adjudicated bankrupt in 2015, (c) his rights of action being choses in action and therefore his “property” within his bankruptcy estate had become vested in the OR as trustee-in-bankruptcy, and (d) such rights of action being choses in action and P’s “property” would not revert to him even upon his discharge from bankruptcy (see Parts III-IV and paragraph 87 of the Judgment). 61.As seen from the 2020 Action, the RAO/RPO Order also had not deterred P from attempting to re-litigate unmeritorious claims. It is an abuse of process to re-litigate claims that had been dismissed and subject to the doctrine of res judicata. I reiterate the principles that have fallen from the Court of Final Appeal in Ng Yat Chi v Max Share Ltd & anor,[10] which I have set out in paragraph 124 of the Judgment. 62.I accept that unless P is restrained by a RPO, it would be likely that he would continue to commence unfounded actions and applications against A&O, Li, Chan and/or related party(ies) on the same and similar subject matter. It would be a waste of court time and resources to allow such claims to proceed, and a RPO would prevent further abuse of the court process.[11] IV. CONCLUSION 63.I therefore grant the RPO order against P on the terms set out in the schedule to this judgment. There is no reason why costs should not follow event. I therefore grant a costs order nisi that P do pay costs of the RPO Summons (including all costs reserved if any) to A&O on indemnity basis to be taxed if not agreed. 64.Should P require translation of this judgment into punti language, he can contact my clerk to arrange an appointment for a court interpreter to verbally translate this judgment to him at the High Court Building at a mutually convenient time. Further, D must serve on P Chinese translation together with the sealed copy the order made herein.
The plaintiff, acting in person and present Ms Wan Chung Man, of Deacons, for the defendant Schedule
[1] the original Chinese version in the SoC was “屋契有兩個人名, [P]和[Ting]名, [Good Ascent]是一間有限公司NO:758005, [P]和[Ting]就立刻在李律師[Li]面前簽下貸款合約” [2] which was confirmed by (a) an agreement for sale and purchase and an assignment both dated 13 July 2002 and registered at the Land Registry on 3 August 2001 by memorials nos UB8451825 and UB8451832, (b) the contents of P’s Chronology, and (c) a letter dated 21 June 2019 from the District Land Office to P (see para 37 of the Judgment) [3] which was confirmed by (a) the terms of the 456 Records, the 95 Records, the Surrender Deed and the Exchange Conditions, (b) the printout from the website of the Land Registry that showed the file for Lot 456RP had been closed, (c) the letter dated 21 June 2019 by the District Land Office to P, and (d) the letter dated 5 July 2019 by the Land Registry to P (see paras 39, 40, 41(a)-(d), 42 and 93(b)-(c) of the Judgment) [4] P did not identify any written instrument that evidenced any ownership/title over Lot 95 by P (in contra-distinction to Good Ascent which was different and separate from P) (see para 42 of the Judgment) [5] which was confirmed by P’s own Claim Document (see para 45 of the Judgment) [6] which was confirmed by P’s own Chronology (see paras 34 and 46 of the Judgment) [7] in para 53(c) of the Judgment, I noted that (a) the Mortgage was dated 31 March 2008, (b) no other mortgage or legal charge over Lot 95 was registered at the Land Registry, (c) Good Ascent could not have given a first mortgage or first charge to HSBC in 2006 as the 1st, 2nd and 3rd Building Legal Charges in favour of WHBL were not discharged until 2008, (d) the 1st, 2nd and 3rd Building Legal Charges were discharged on the same day on 31 March 2008 as the Mortgage, and the Mortgage and the receipts of discharge were registered on the same day on 23 April 2008 [8] which was confirmed by P in his own Chronology (see para 53(c)(i)-(ii) of the Judgment) [9] further, P’s own Chronology suggested the term loan by HSBC in 2006 was used to pay for the erection of the superstructure of the new house at Lot 95 rather than to repay WHBL’s outstanding building loan (see para 53(d) of the Judgment), and when WHBL pressed for repayment of the building loan under the 1st Building Legal Charge in November 2005, it was repaid by loan monies under the 2nd and 3rd Building Legal Charges of 28 December 2005 (see sub-para (f) above) [10] (2005) 8 HKCFAR 1 [11] see Practice Direction 11.3 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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