I think this decision might be overturned at the Court of Appeal; it has the feel of a square peg in a round hole about it.
Important dates:
The Decision
28 The LTSA only requires that the requisite consent for the
original collective sale agreement be obtained within 12 months of the date of
the first signature to that agreement. Variation of that agreement can
permissibly take place in the run up to the application to the STB, which is
given an additional 12 months. There is in effect a 24 month period for the
collective sale process as a whole to be played out. Accordingly, there was in
the present case compliance with the provisions of the LTSA in respect of the
statutory timelines and thresholds.
Limits on Variation
47 I would note, however, that there may be limits as to what can be
varied or amended, and what details may be specified in the variation. The
ability to vary does not mean that there is carte blanche for matters to be left
vague or indefinite, and postponed for specification later.
51 It may be that there are other limitations or controls on the variation of a collective sale agreement, and some of these may need to be considered on a case by case basis.
51 It may be that there are other limitations or controls on the variation of a collective sale agreement, and some of these may need to be considered on a case by case basis.
(1) Private Treaty Sale
58 I disagreed with the Defendants that there was anything procedurally
improper or unfair about the fact that the eventual sale of the Property was
conducted by private treaty. In particular, there was no requirement that,
subsequent to a failed public tender, another public tender must be sought at a
lower price before a private treaty sale could be concluded at that lower price.
In the circumstances of this case, given the two failed public tenders preceding
the private treaty sale, and the fact that requisite approval of the subsidiary
proprietors had been obtained for the private treaty price (i.e. execution of the
2nd SA providing for $638 million), I do not agree that the Sale Committee
failed to explore its sale options and seek the best possible sale price.
I respectfully disagree with this Judgement in part for the following reasons:
This decision hasn't broken any new ground, it just rubber-stamps a loophole in the 80% timeline.
So much for LTSA limits - they are so poorly defined that they may as well be eLasTicSA .
I would argue that the original intention of LTSA was to limit the 80% to12 months, not 24.
Depending on the terms on the CSA, the owners may or may not lock themselves into subsequent RPs without further authorisation.
So, I see it like this:- public tenders on the back of a dream RP are like throwing a weighted dice that are guaranteed to turn up snake-eyes. The SC can use that initial 80% to continually prove the dream RPs worthlessness, comply with the annoying public tender requirement and feign 'good faith' into the bargain.
At the end of the day, 80% of owners still must agree to the 'whatever' RP.
When you put the cart (public tenders / private deals) before the horse (Final RP) then shenanigans rule the day.
No wonder our MA is back on board - probably banking on a Shunfuvillesque scenario.
No wonder our MA is back on board - probably banking on a Shunfuvillesque scenario.
I agree with the decision. Everything happened within the allowable time frame and by means of 80% consent. Since tenders and negotiations can only happen after the initial 80% has been obtained it would be unreasonable and downright nonsensical to disallow variations during that stage.
ReplyDeleteThat is a fairly strong judgement against the defendants. It feels to me as if the objectors were simply sour about the sale and tried to find faults with anything and anyone. Worse, they did so without consulting a lawyer. Not a good move.
ReplyDeleteI never understand why people take offence with absentee owners. Why would owners who don't live in their properties have less rights???
ReplyDeleteThe first RP was less than 10℅ higher than the subsequent sales price. Hardly a dream RP if you asked me. In TC the initial RP was considered OK by many, only to be lowered and subsequently raised again. I honestly feel the fear unfounded. There is no precedence. Ultimately SPs and the market set the price.
ReplyDeleteIt's a contradiction to say 'Ultimately SP and market set the price' and still refer to the ups and downs of our RP.
DeleteSC lacked courage to confront MA. Revealed flippancy when they proposed an urgent price escalation after their 3rd Oct letter.
10 years ago, in the midst of Tampines Court Enbloc round I, I recall the stress and anguish of our neighbours. They felt utterly betrayed and cheated.
Itshometome and company took on the Big Boys. It was gutsy. The Majority Team were cowed when exposed at the STB.
It's the SC/MA that decides on the RP. They can be transparent and candid or cagey and disingenuous. Skew the facts to bias the vote. The quality of our SC/MA will ultimately decide if we end up a Farrer Court, Raintree Gdns or Heaven forbid, Gillman Hgts.
We live in a world of Messrs Madoff, Ponzi, Leeson, Jho Low...amidst scandals like Libor, Sub Prime, 1 MDB, Bearings, City Harvest just to name a few.
When this SC takes refuge in the 'Power of Darkness' to keep us in the dark, I'm afraid, very afraid. I've long ago stopped believing in Santa Clause, Tooth Fairy and Fairy Godmother. You should too.
An overdose of healthy scepticism is whats needed right now in Tampines Court.
Not really contradicting. No RP is worth a dime without 80% consent. Set it to low and people won't sign. Set it to high and nobody will buy. However, as the rules are right now one can only really move forward and test the market if 80% support has been achieved. Of course, all of the above is moot if SPs are not interested to cash out at all. Every SP has their own reason. All are valid.
DeleteAs such, I think Shunfu did it right. Find an RP that gets 80% support. Put the estate on the market and let SPs consider(by means of 80% consent again) whatever offer comes in. An enbloc is such a long drawn process. Circumstances change.
DeleteIf testing the market is about calibrating an RP just to attain 80%, not believing it to be viable, then it is wrong.
DeleteIt's the Law and we have to accept whatever 80% SP decide as the right decision only if they are presented with facts and unbiased information. Better chance for markets to be efficient if there's transparency.
Negotiations with Buyers are confidential, as they should be. Therefore the integrity of our Representatives must be paramount.
Market value can be tested even before 80%. SC of Tampines Court did not seize this opportunity. Question is why?
Raising the RP by huge quantum after declaring 'impossible any higher' is a contradiction.
I'm all for a properly done collective sale. Done right, fair and decent will not leave too bitter an aftertaste even with minority SPs.
Deviously executed, even the majority will feel betrayed and aggrieved.
We've had plenty of those.
Not a loophole. There must be room for negotiations. Engaging hundreds of owners is a very time consuming endeavour.
ReplyDeleteI would argue that, being entrusted with the responsibility of selling other peoples homes, SC has a moral imperative to engage, inform, update and be accountable to all owners. After all, this was what they did prior to reaching 80%. It's only after past that critical point that rogue SC behave badly.
ReplyDeleteWith todays technology it is not too bothersome. Indeed, not doing so would be irresponsible or worse, arouse suspicion.
Casting doubt on the SC honesty without evidence isn't fair. If 80% wishes to sell, the rest just have to suck it up. Otherwise change the Act.
ReplyDeleteCasting doubt on the SC honesty without evidence isn't fair. If 80% wishes to sell, the rest just have to suck it up. Otherwise change the Act.
ReplyDeleteSome updates for those who are interested: Raintree Gardens sale has been approved by STB on 8 Feb. The 2 Shunfu objectors have appealed the High Court decision. Appeal hearing some time in April.
ReplyDeleteAnonymous
ReplyDeleteAny news regarding Shunfu Ville en bloc appeal court decision? The appeal court heard the case on 4th April 2017 (yesterday) at 5 pm.
Really? My info is that it's on next Wed 12th April 10am.
DeleteAccording to the Appeal Court Register of hearing dates, it's stated as 4th April 2017, Chamber 3 at 5 pm, but according to letters sent to residents of Shunfu Ville the date mentioned by you is correct.
ReplyDeleteStill no news of shunfu ville results?
ReplyDeleteAny news from shunfu ville results?
DeleteCourt of Appeals dismissed the appellants case
Delete