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Khoury v Khouri

Khoury v Khouri

Case [2006] NSWCA 184 14 July 2006

Appeal

Contract Formation

Reliance

Statutory Construction

Contract Law

Property Law

Equity & Trusts

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Reported Decision: 66 NSWLR 241

Court of Appeal

CITATION: KHOURY & ANOR v KHOURI [2006] NSWCA 184

HEARING DATE(S): 02/05/2006

JUDGMENT DATE:
14 July 2006

JUDGMENT OF: Handley JA at 1; Hodgson JA at 9; Bryson JA at 26

DECISION: Appeal allowed: see para [93]

CATCHWORDS: VENDOR and PURCHASER - agreement for sale of interest in land - no written memorandum under Conveyancing Act s.23C or s.54A - part performance by payments - brother and brother made oral agreement for sale of half interest as tenant in common held by vendor in common with sister - agreement operated as present declaration of trust - consideration whether compliance with s.23C necessary for enforcement - consideration whether compliance with s.54A necessary for enforcement - held that it is necessary - Doctrine of Part Performance considered - whether part payment to vendor and arrangement for third party to pay off mortgage for which vendor was liable constituted Part Performance - held they did not - consideration of history of Part Performance in applying Statute of Frauds - payments are not acts of Part Performance - appeal allowed.

LEGISLATION CITED: Conveyancing (Amendment) Act 1930 (NSW)
Conveyancing Act 1919 (NSW) ss.54A and 23C, 23D(1), 7(1), 23E
Law of Property Act 1925 (UK)
Statute of Frauds 1677 (England) ss.3, 4, 7, 8 and 9.

CASES CITED: Abjornsen v Urban Newspapers Ltd (1989) WAR 191
Acorn Computers Ltd v MCS Microcomputer Systems Pty Ltd (1984) 6 FCR 277
Adamson v Hayes (1973) 130 CLR 276
Australian and New Zealand Banking Group Ltd v Widin (1990) 26 FCR 21
Baloglow v Konstantinidis & Ors (2001) 11 BPR 20,721, [2001] NSWCA 451
Britain v Rossiter (1882) 11 QBD 123
Butcher v Stapely (1685) 1 Vernon 363, 23 ER 524
Cooney v Burns (1922) 30 CLR 216
Gunter v Halsey (1739) Ambler 586, 27 ER 381
Hagan v Waterhouse (1991) 34 NSWLR 308
Halloran v Minister Administering National Parks and Wildlife Act 1974 [2006] HCA 3, 80 ALJR 519
ISPT Nominees Pty Ltd v Chief Commissioner of State Revenue [2003] NSWSC 697, 53 ATR 527
JC Williamson Ltd v Lukey & Mulholland (1931) 45 CLR 282
Khouri v Khoury [2004] NSWSC 770
Last v Rosenfeld [1972] 2 NSWLR 923
Maddison v Alderson (1883) 8 App Cas 467
McBride v Sandland (1918) 25 CLR 69
Regent v Millett (1976) 133 CLR 679
Secretary, Department of Social Security v James (1990) 95 ALR 615
Steadman v Steadman [1976] AC 536
Theodore v Mistford Pty Ltd [2005] HCA 45, 79 ALJR 1503, (2005) 221 CLR 612
Waltons Stores (Interstate) Ltd v Maher (1988) 164 CLR 387

PARTIES: Marina Khoury - 1st Appellant
Peter Basil Khoury - 2nd Appellant
Bechara Khouri - Respondent

FILE NUMBER(S): CA 41151/2004

COUNSEL: T.G.R. Parker SC & R.E. Steele - (A)
A.J.L.Ogborne - (R)

SOLICITORS: Michie, Shehadie & Co. - (A)
Di Lizio & Associates - (R)

LOWER COURT JURISDICTION: Supreme Court - Equity Division

LOWER COURT FILE NUMBER(S): SC 4534/2002

LOWER COURT

Grounds of appeal

[14] The appellant contends that the primary judge erred in finding that the respondent had discharged the onus of establishing the matters required under the relevant provision.

[15] It was submitted that his Honour failed to give adequate weight to the evidence of the second witness, and that the findings of fact were not reasonably open on the material before the Court.

[16] The respondent, for its part, submits that no error is disclosed, and that the conclusions reached were well within the range of outcomes available to the primary judge.

Consideration

[17] It is convenient to deal first with the question of construction, as the resolution of that issue informs the remaining grounds advanced by the appellant.

[18] For the reasons that follow, we are of the view that the appeal should be allowed in part and the matter remitted for further determination.

Continue reading Khoury v Khouri

Details

AGLC: Khoury v Khouri [2006] NSWCA 184
Case: [2006] NSWCA 184
Decision Date: 14 July 2006

CaseChat Overview and Summary

The dispute in *Khoury v Khouri* concerned an oral agreement for the sale of a half interest in land. The vendor, Mr. Khouri, agreed to sell his half interest as a tenant in common to his brother, the purchaser. The land was held by Mr. Khouri in common with their sister. The purchaser sought to enforce this oral agreement. The case was heard in the Court of Appeal of New South Wales.

The primary legal issues before the court were whether the oral agreement for the sale of an interest in land was enforceable despite not being in writing, and whether the doctrine of part performance could be invoked to overcome the absence of a written memorandum. Specifically, the court had to consider the requirements of section 23C and section 54A of the *Conveyancing Act 1919* (NSW) and whether certain actions by the purchaser constituted sufficient part performance to render the oral agreement enforceable.

The Court of Appeal held that compliance with section 54A of the *Conveyancing Act 1919* (NSW) was necessary for the enforcement of an agreement for the sale of an interest in land, even if it was an agreement to create a trust. The court examined the historical development of the doctrine of part performance in relation to the Statute of Frauds and its statutory successors. It concluded that payments made by the purchaser towards the purchase price, and an arrangement for a third party to pay off a mortgage for which the vendor was liable, did not constitute sufficient acts of part performance. These actions were not unequivocally referable to the alleged oral agreement for the sale of the land interest.

Consequently, the appeal was allowed.

Orders

Orders of the court

Appeal allowed: see para [93]

Background

Background to the litigation

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Evidence

Evidence Before The Court

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Decision

Reasons for decision

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Ratio Decidendi

Legal Principle Established

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Actions

Citations

Khoury v Khouri [2006] NSWCA 184

Most Recent Citation

Trust Company of Australia Ltd v Commissioner of State Revenue [2007] VSC 451

Cases Citing This Decision

Commissioner of State Revenue v Amos [2025] QSC 76
Citation 1 (Para 6)

…nt submits that there are valid declarations of trust relying on Richards v Delbridge[28] and Khoury v Khoury[29] [28](1874) LR 18 Eq 11 at p 14. [29][2006] NSWCA 184; (2006) 66 NSWLR 241 at [4] and [6].…
Qasim v PF 473 Pty Ltd [2024] NSWCA 248
Citation 2 (Para 23)

…to disposition of an interest – if there is no more than an agreement to assure property in the future: Khoury v Khouri (2006) 66 NSWLR 241; [2006] NSWCA 184 at [53].…
PF 473 Pty Ltd v Qasim [2024] NSWSC 874
Citation 3 (Para 92)

…; Baloglow v Konstanididis [2001] NSWCA 451 at [112] (Priestley JA, with whom Mason P agreed) and [162] & [190]-[192] (Giles JA); Khoury v Khouri (2006) 66 NSWLR 241 at 256 (Bryson JA, with whom Handley JA agreed and Hodgson JA substantially agreed); Powercell Pty Ltd v Cuzeno Pty Ltd [2003] NSWSC 600 at [83] (Campbel…
Irwin v Pamplin & Ors (No 4) [2024] NSWSC 73
Citation 4

…85] VR 891 Kauter v Hilton (1953) 90 CLR 86; [1953] HCA 95 Khoury v Khouri (2006) 66 NSWLR 241; [2006] NSWCA 184 King v Adams [2016] NSWSC 1798 Koprivnjak v Koprivnjak [2023] NSWCA 2 Korda v Australian Executor Trustees (SA) Ltd (2015) 255 CLR 62; [2015] HCA 6 Makaritis v Makaritis (No 2) [2022] NSWSC 1690 Meshumar…
Merrett v Mackay [2022] VSC 220
Citation 5

…at there was no sufficient act of part performance – Held that the oral contract of sale of land is not enforceable – Khoury v Khouri (2006) 66 NSWLR 241 – Vlahos Pty Ltd v Vlahos [2017] VSCA 166.…
Dencio v Dencio in her capacity as Administrator of the Estate of the late Brian Gordon Dencio, Deceased [2020] ACTSC 250
Citation 6 (Para 1)

…In Khoury v Khouri [2006] NSWCA 184; 66 NSWLR 241, Hodgson JA said with regard to s 54A of the Conveyancing Act 1919 (NSW) (the Conveyancing Act), a provision in similar terms to s 204 of the Property Act, at [15]:…
Phung v Phung [2019] NSWSC 117
Citation 7 (Para 71)

…a sufficient act of part performance (see Maddison v Alderson (supra) at 478-9; Cooney v Burns (supra) at 222-3; Khoury v Khouri (2006) 66 NSWLR 241; [2006] NSWCA 184 at [82] and [89]-[90]; Pipikos v Trayans (supra) at [89]). To the extent that it is permissible for the plaintiff to rely upon those payments in conj…
Pipikos v Trayans [2018] HCA 39
Citation 8 (Para 5)

…) at 310. As to the date at which he wrote, see Dawson, "Book Review", (1966) 10 American Journal of Legal History 82 at 83. See also Khoury v Khouri (2006) 66 NSWLR 241 at 262 [74]. [269] Reasby & Smallwood (1677) in Yale (ed), Lord Nottingham's Chancery Cases , (1961), vol 2, 514; Taylor & Badderley (1678) in Yale (…
In the matter of NL Mercantile Group Pty Ltd [2018] NSWSC 1337
Citation 9 (Para 109)

…The requirement that acts relied upon must be unequivocal has been consistently emphasised in the authorities: Khoury v Khouri (2006) NSWLR 241; [2006] NSWCA 184 at [73]-[86] (Bryson JA, Handley and Hodgson JJA agreeing); Vlahos Pty Ltd v Vlahos [2017] VSCA 166 at [100].…
Carbone v Mills [2018] NSWSC 496
Citation 10

…v Woodside Energy Limited (2014) 251 CLR 640; [2014] HCA 7 Howard Smith & Co Ltd v Varawa (1907) 5 CLR 68 Khoury v Khouri (2006) 66 NSWLR 241; [2006] NSWCA 184 Laybutt v Amoco Australia Pty Ltd (1974) 132 CLR 57 Lennon v Scarlett & Co (1921) 29 CLR 499 Mainteck Services Pty Ltd v Stein Heurtey SA (2014) 89 NSWLR 633;…
Meshumar v Otmy [2018] NSWSC 125
Citation 11 (Para 26)

…In Khoury v Khouri (2006) 66 NSWLR 241; [2006] NSWCA 184 ( Khoury ) Hodgson JA noted at [24], in respect of a claim that the appellant had agreed to create a trust over land in favour of the respondent, that the trial judge had simply made a declaration that the respondent was entitled to a beneficial interest in t…
Sparway Pty Ltd v Lakkis [2017] NSWSC 1465
Citation 12 (Para 68)

…ure property in the future (see Baloglow v Konstantinidis (2001) 11 BPR 20,721; [2001] NSWCA 451 at [161]-[162]; Khoury v Khouri (2006) 66 NSWLR 241; [2006] NSWCA 184 at [51]-[53]). As noted earlier, the defendant decided not to seek to rely upon s 54A of the Conveyancing Act .…
Vlahos Pty Ltd v Vlahos [2017] VSCA 166
Citation 13 (Para 1)

…s sufficient part performance of the agreement. See also Ogilvie v Ryan [1976] 2 NSWLR 504, 520–1. [83] Widin (1990) 26 FCR 21, 37; Khoury v Khouri [2006] NSWCA 184 [88]–[92]; Lighting by Design (Aust) Pty Ltd v Cannington Nominees Pty Ltd (2008) 35 WAR 520, 534–5 [49], 540 [73], 541 [77] (‘ Lighting ’). [84][2004]…
Golden Mile Property Investments Pty Ltd (in liq) v Cudgegong Australia Pty Ltd [2016] NSWCA 224
Citation 14 (Para 79)

…e s 23C of the Conveyancing Act . The oral agreement was not an agreement for the creation or disposition of an interest in land (see Khoury v Khouri [2006] NSWCA 184; (2006) 66 NSWLR 241 at [53] per Bryson JA). Moreover, I accept the submission of Cudgegong that the enforceability of the oral agreement as a contra…
Marguerita Strauss v Ian Bennett [2016] NSWSC 262
Citation 15 (Para 117)

…icient to render the alleged agreement enforceable in equity (as to which see the discussion in the judgment of Bryson JA in Khoury and anor v Khouri [2006] NSWCA 184; (2006) 66 NSWLR 241 at [73]-[90]). Finally, it is not necessary to consider Mrs Strauss’ defences based on unconscionability or the Contracts Review…
Prentice v Warren McKeon Dickson Pty Ltd [2016] FCCA 108
Citation 16 (Para 5)

…[1976] HCA 40 ; (1976) 133 CLR 679, pp 682–683; Waltons Stores (Interstate) Ltd v Maher [1988] HCA 7 ; (1988) 164 CLR 384, p 432; Khoury v Khouri [2006] NSWCA 184 ; (2006) 66 NSWLR 241, paras 16, 54, 83–86). [34] The circumstances in which the acts were done are to be considered in order to consider whether the act…
Campbell v Campbell [2015] NSWSC 784
Citation 17 (Para 88)

…on of trust respecting land” within s 23C(1) and (2), or was a “disposition of land” within the meaning of s 54A(1). In Khoury v Khouri (2006) 66 NSWLR 241 ( Khoury v Khouri ) at [4] Handley JA remarked that:…
Horne v James [2015] NSWSC 465
Citation 18 (Para 51)

…laura. Acts of part performance must be “unequivocally and in their own nature referable to some such agreement as that alleged”: Khoury v Khouri [2006] NSWCA 184; 66 NSWLR 241 at [16] per Hodgson JA.…
Ashton v Pratt [2015] NSWCA 12
Citation 19 (Para 190)

…y in the future does not fall within that subsection: Baloglow v Konstantinidis [2001] NSWCA 451; (2001) 11 BPR 20,721 at [191] and Khoury v Khouri [2006] NSWCA 184; (2006) 66 NSWLR 241 at [53].…
Arambasic v Veza (No 4) [2014] NSWSC 1109
Citation 20 (Para 1)

…the "whole law of part performance is established by judicial authority, and discerning underlying principle is an obscure process": Khoury v Khouri [2006] NSWCA 184; 66 NSWLR 241 at [90] per Bryson JA. It is clear, however, that the mere retention of possession of the Property by Ms Veza and her continuing non-pa…
M J Leonard Pty Ltd v Bristrol Custodians Limited (in liquidation) [2013] NSWSC 1734
Citation 21 (Para 1)

…in having their clients sign the costs agreements. This may have avoided much argument and expense in this suit. As Bryson JA said in Khoury v Khouri (2006) 66 NSWLR 241 at 248:…
McEvoy v McEvoy [2012] NSWSC 1494
Citation 22 (Para 1)

…s expressly preserved by Section 23E. A person may rely on the doctrine of part performance to defeat a defence based on Section 23C: Khoury v Khouri [2006] NSWCA 184; (2006) 66 NSWLR 241 at [73]-[92].…
Hancock Prospecting Pty Ltd v Wright Prospecting Pty Ltd [2012] WASCA 216
Citation 23

…R 151 Inland Revenue Commissioners v Gray [1994] STC 360 John Alexander's Clubs Pty Ltd v White City Tennis Club Ltd (2010) 241 CLR 1 Khoury v Khouri (2006) 66 NSWLR 241 KLDE Pty Ltd v Commissioner of Stamp Duties for the State of Queensland [1984] HCA 63; (1984) 155 CLR 288 Kok Hoong v Leong Cheong Kweng Mines Ltd [1…
In the matter of Oliver Brown Pty Ltd (No 2) [2012] NSWSC 1222
Citation 24 (Para 1)

…illett [1976] HCA 40; (1976) 133 CLR 679 at 682-683; Waltons Stores (Interstate) Ltd v Maher [1988] HCA 7; (1988) 164 CLR 387 at 432; Khoury v Khouri [2006] NSWCA 184; (2006) 66 NSWLR 241 at 244. Acts that are preparatory or ancillary to the performance of the contract, or undertaken in reliance on it rather than i…
Reitano v Reitano [2012] NSWSC 1127
Citation 25 (Para 1)

…al analysis, the same facts give rise to an agreement to transfer ownership and an agreement to create a bare trust pending transfer: Khoury v Khouri [2006] NSWCA 184 at [40]. In both cases, subsequent conduct is admissible to prove the existence of the agreement: Brambles Holdings Limited v Bathurst City Council […
Moloney v Coppola [2012] NSWSC 728
Citation 26 (Para 1)

…llett [1976] HCA 40; (1976) 133 CLR 679, pp 682-683; Waltons Stores (Interstate) Ltd v Maher [1988] HCA 7; (1988) 164 CLR 384, p 432; Khoury v Khouri [2006] NSWCA 184; (2006) 66 NSWLR 241, pars 16, 54, 83-86).…
Secola v McCann [No 2] [2011] WASC 342
Citation 27

…ct of the general nature of that alleged (479). This approach must be followed unless and until the High Court decides otherwise. See Khoury v Khouri (2006) 66 NSWLR 241 [88], [90] (Bryson JA, Handley and Hodgson JJA agreeing); Riches v Hogben [1986] 1 Qd R 315, 330 (Williams J); McMahon v Ambrose [1987] VR 817, 847 (…
Thi Tuoi Vu v Ngoc Bich Nguyen [2011] NSWSC 1369
Citation 28 (Para 1)

…an interest in land requiring to be evidenced under Conveyancing Act , s 54A before action may be brought upon the assignment: Khoury & Anor v Khouri [2006] NSWCA 184, at [51] and Halloran v Minister Administering National Parks and Wildlife Act 1974 [2006] HCA 3; (2006) 80 ALJR 519, at 528 [45]. But the plaintiffs…
In the matter of Allco Securities Pty Limited [2011] NSWSC 1250
Citation 29 (Para 1)

…ntails the creation of an interest in the property and therefore amounts to the disposition of an equitable interest (see for example Khoury v Khouri [2006] NSWCA 184; (2006) 66 NSWLR 241), s 23C(1)(c) is concerned only with the disposition of an equitable interest already subsisting at the time of the disposition…
Imrie v Commissioner of State Revenue [2010] QCAT 682
Citation 30 (Para 39)

…ly the deed of surrender will usually provide for payment or the transfer of property to the person surrendering the interest: see, eg, Khora v Khora [2006] NSWCA 184 at [87]; Seachange Management Pty Ltd v Pital Business Pty Ltd [2009] VSCA 139 at [47]. In this respect a deed of surrender, rather than a deed of di…
Campbell v Chief Commissioner of State Revenue [2010] NSWADT 271
Citation 31

…TED: Land Tax Management Act 1956 CASES CITED: IRG Technical Services Pty Ltd v FCT per Allsop J. (2007) 165 FCR 57 Khoury & Anor v Khouri [2006] 66 NSWLR 241 FCT v Dalco (1990) 90 ATC 4088 at 4093 Lord Sudeley v Attorney-General [1897] AC 11 Glenn v Commissioner of Land Tax (1915) 20 CLR 490 Livingstone v CSD…
Cookson Plibrico Pty Limited v and M Davidovic Pty Limited [2010] NSWSC 1171
Citation 32

…f the alleged agreement that are unequivocally and in their own nature referable to the alleged agreement”. Reference was made to Khoury v Khouri [2006] NSWCA 184; (2006) 64 NSWLR 241, per Hodgson JA, at [16].…
Commonwealth Bank of Australia v Saracen Holdings Pty Ltd [2010] NSWSC 541
Citation 33

…erformance occurred LEGISLATION CITED: Uniform Civil Procedure Rules 2005 Conveyancing Act 1919 (NSW) CASES CITED: Khoury & Anor v Khouri (2006) 66 NSWLR 241 Takemura v National Australia Bank Ltd [2003] NSWSC 339 TEXTS CITED: Meagher, Gummow & Lehane's Equity Doctrines & Remedies 4th ed [12:100] PARTIES: Commonwealth…
Ciaglia v Ciaglia [2010] NSWSC 341
Citation 34

…] 1 NSWLR 34 Baloglow v Konstantinidis & Ors [2001] NSWCA 451; (2001) 11 BPR 20,721 Khoury v Khouri [2006] NSWCA 184; (2006) 66 NSWLR 241 Maddison v Alderson (1883) 8 App Cas 467 Lincoln v Wright (1859) 4 De G & J 16; 45 ER 6 Edge v Worthington (1786) 1 Cox 211; 29 ER 1133 Gurfinkel v Bentley Pty Ltd (1966) 116 CLR…
Merrag Pty Ltd (in liq) v Khoury [2009] NSWSC 915
Citation 35

…) 203 CLR 662 - Aldridge Pty Ltd, G&M, v Walsh [1999] 3 VR 601 - Carydis v Merrag Pty Ltd [2007] NSWSC 1220 - Khoury v Khouri (2006) 66 NSWLR 241 - Maddison v Alderson (1883) 8 App Cas 467 - Regent v Millett (1976) 133 CLR 679 - Sempill v Logan (1868) 7 SCR(NSW) 391 - Sempill v Vindin (1868) 7 SCR(NSW) 361 - Waltons S…
Lai See Law by her Tutor the Protective Commissioner of New South Wales v Yan Mo [2009] NSWSC 639
Citation 36

…s - Whether defendant entitled to recover amount for care provided to the plaintiff CASES CITED: Johnson v Buttress (1936) 56 CLR 113 Khoury v Khouri (2006) 66 NSWLR 241 Maddison v Alderson (1883) 8 App Cas 467 PARTIES: Lai See Law by her Tutor the Protective Commissioner of New South Wales (Plaintiff) Yan Mo (Defenda…
Gerardis v Gerges [2008] NSWSC 134
Citation 37

…ecific performance granted LEGISLATION CITED: Conveyancing Act 1919, ss 23C(1)(a), 23E, 54A CATEGORY: Principal judgment CASES CITED: Khoury v Khouri (2006) 66 NSWLR 241 PARTIES: Giuseppe Antonia Gerardis - First Plaintiff Rita Maria Columbus Gerardis - Second Plaintiff Fahed Youssef Gerges - First Defendant Noble Pot…
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Citation 38 (Para 3)

…v Sharp [1899] 1 Ch 622, Rawlinson v Ames [1925] Ch 96, Kingswood Estate v Anderson [1963] 2 QB 169, McMahon v Ambrose [1987] VR 817, Khoury v Khouri [2006] NSWCA 184 at [89].…
Trust Company of Australia Ltd v Commissioner of State Revenue [2007] VSC 451
Citation 39

…[17](1984) 6 FCR 277, 281-282. See too Khoury v Khouri (2006) NSWLR 241, 255, per Bryson JA; Ord Forrest Pty Ltd v Commissioner of Taxation (1974) 130 CLR 124, 143-144, 148.…
Yazdani and Anor and Secretary, Department of Employment and Workplace Relations [2007] AATA 1752
Citation 40

…[2006] NSWSC 809 Re Szmerling and Secretary to the Department of Family and Community Services [2003] AATA 661 Khoury & Anor v Khouri [2006] NSWCA 184 Re Evans and Secretary, Department of Social Security (AAT 8710, 18 May 1993) Re Reynolds and Secretary, Department of Social Security (1986) 11 ALN N193 REASONS FOR…
Ha v Xu and Hou [2007] NSWLC 25
Citation 41

…e) CASES CITED: Hunyh v Swanson (1999) NSWSC 72 Toll v Alphapharm (2004) 219 CLR 164. Smith v Patterson (1934) 51 WN (NSW) 137 Khoury & Anor v Khouri (2006) 66 NSWLR 241 REPRESENTATION: Mr P Cullen (Counsel for Plaintiff) Equiton Solicitors & Notary (Solicitors for Plaintiff) Mr Monahan (Counsel for Defendant) Shijing…
Faraday v Rappaport [2007] NSWSC 34
Citation 42

…4A Conveyancing Act 1991 (NSW) or ss 11 or 59 Property Law Act 1974 (Qld) – Where no evidence of acts of part performance – Khoury v Khouri [2006] NSWCA 184 applied – Held that plaintiff not entitled to beneficial interest in properties - CONTRACTS – Agreements not intended to create legal relations – Domestic, soc…
Thompson v White [2006] NSWCA 350
Citation 43

…9 Integrated Computer Services Pty Ltd v Digital Equipment Corporation (Aust) Pty Ltd (1988) 5 BPR 11,110 Khoury v Khoury [2006] NSWCA 184 Secretary, Department of Social Security v James (1990) 85 ALR 615 Sorna Pty Ltd v Flint [2000] WASCA 22 Terrex Resources NL v Magnet Petroleum Pty Limited [1998] 1 WAR 144 Theo…

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Cases Cited

Halloran v Minister Administering National Parks and Wildlife Act 1974 [2006] HCA 3
Citation 1

…r v Halsey (1739) Ambler 586, 27 ER 381 Hagan v Waterhouse (1991) 34 NSWLR 308 Halloran v Minister Administering National Parks and Wildlife Act 1974 [2006] HCA 3, 80 ALJR 519 ISPT Nominees Pty Ltd v Chief Commissioner of State Revenue [2003] NSWSC 697, 53 ATR 527 JC Williamson Ltd v Lukey & Mulholland (1931) 4…
Theodore v Mistford Pty Ltd [2005] HCA 45
Citation 2

…t (1976) 133 CLR 679 Secretary, Department of Social Security v James (1990) 95 ALR 615 Steadman v Steadman [1976] AC 536 Theodore v Mistford Pty Ltd [2005] HCA 45, 79 ALJR 1503, (2005) 221 CLR 612 Waltons Stores (Interstate) Ltd v Maher (1988) 164 CLR 387 PARTIES: Marina Khoury - 1st Appellant Peter Basil Khour…
Khouri v Khoury [2004] NSWSC 770
Citation 3

…s Pty Ltd v Chief Commissioner of State Revenue [2003] NSWSC 697, 53 ATR 527 JC Williamson Ltd v Lukey & Mulholland (1931) 45 CLR 282 Khouri v Khoury [2004] NSWSC 770 Last v Rosenfeld [1972] 2 NSWLR 923 Maddison v Alderson (1883) 8 App Cas 467 McBride v Sandland (1918) 25 CLR 69 Regent v Millett (1976) 133 CLR 679…
ISPT Nominees Pty Ltd v Chief Commissioner of State Revenue [2003] NSWSC 697
Citation 4

…n v Minister Administering National Parks and Wildlife Act 1974 [2006] HCA 3, 80 ALJR 519 ISPT Nominees Pty Ltd v Chief Commissioner of State Revenue [2003] NSWSC 697, 53 ATR 527 JC Williamson Ltd v Lukey & Mulholland (1931) 45 CLR 282 Khouri v Khoury [2004] NSWSC 770 Last v Rosenfeld [1972] 2 NSWLR 923 Maddison v…
Baloglow v Konstantinidis [2001] NSWCA 451
Citation 5

…Hayes (1973) 130 CLR 276 Australian and New Zealand Banking Group Ltd v Widin (1990) 26 FCR 21 Baloglow v Konstantinidis & Ors (2001) 11 BPR 20,721, [2001] NSWCA 451 Britain v Rossiter (1882) 11 QBD 123 Butcher v Stapely (1685) 1 Vernon 363, 23 ER 524 Cooney v Burns (1922) 30 CLR 216 Gunter v Halsey (1739) Ambler…
Secretary, Department of Social Security v James [1990] FCA 213
Citation 6

…lderson (1883) 8 App Cas 467 McBride v Sandland (1918) 25 CLR 69 Regent v Millett (1976) 133 CLR 679 Secretary, Department of Social Security v James (1990) 95 ALR 615 Steadman v Steadman [1976] AC 536 Theodore v Mistford Pty Ltd [2005] HCA 45, 79 ALJR 1503, (2005) 221 CLR 612 Waltons Stores (Interstate) Ltd v Maher…
Waltons Stores (interstate) Ltd v Maher [1988] HCA 7
Citation 7

…Steadman v Steadman [1976] AC 536 Theodore v Mistford Pty Ltd [2005] HCA 45, 79 ALJR 1503, (2005) 221 CLR 612 Waltons Stores (Interstate) Ltd v Maher (1988) 164 CLR 387 PARTIES: Marina Khoury - 1st Appellant Peter Basil Khoury - 2nd Appellant Bechara Khouri - Respondent FILE NUMBER(S): CA 41151/2004 COUNSEL: T.G.R. P…
Acorn Computers Ltd v MCS Microcomputer Systems Pty Ltd [1984] FCA 399
Citation 8

…7 (England) ss.3, 4, 7, 8 and 9. CASES CITED: Abjornsen v Urban Newspapers Ltd (1989) WAR 191 Acorn Computers Ltd v MCS Microcomputer Systems Pty Ltd (1984) 6 FCR 277 Adamson v Hayes (1973) 130 CLR 276 Australian and New Zealand Banking Group Ltd v Widin (1990) 26 FCR 21 Baloglow v Konstantinidis & Ors (2001) 11 BP…
DKLR Holding Co (No 2) Pty Ltd v Commissioner of Stamp Duties (NSW) [1982] HCA 14
Citation 9

…. The estate arising from a declaration a trust is appropriately spoken of as the estate created thereby; thus per Gibbs CJ in DKLR Holding Co (No 2) Pty Ltd v Commissioner of Stamp Duties (NSW) (1982) 149 CLR 491; 12 ATR 874; 82 ATC 4125. It is appropriate also to speak of the fiction that by a declaration of trust the declarant ‘imparts’ to the be…
Regent v Millett [1976] HCA 40
Citation 10

…ry [2004] NSWSC 770 Last v Rosenfeld [1972] 2 NSWLR 923 Maddison v Alderson (1883) 8 App Cas 467 McBride v Sandland (1918) 25 CLR 69 Regent v Millett (1976) 133 CLR 679 Secretary, Department of Social Security v James (1990) 95 ALR 615 Steadman v Steadman [1976] AC 536 Theodore v Mistford Pty Ltd [2005] HCA 45, 79 AL…
Adamson v Hayes [1973] HCA 6
Citation 11

…CASES CITED: Abjornsen v Urban Newspapers Ltd (1989) WAR 191 Acorn Computers Ltd v MCS Microcomputer Systems Pty Ltd (1984) 6 FCR 277 Adamson v Hayes (1973) 130 CLR 276 Australian and New Zealand Banking Group Ltd v Widin (1990) 26 FCR 21 Baloglow v Konstantinidis & Ors (2001) 11 BPR 20,721, [2001] NSWCA 451 Britain…
Fairweather v Fairweather [1944] HCA 11
Citation 12

…ven, an equitable interest in the subject thereof arises in the party giving it: see Central Trust and Safe Deposit Co v Sinder [1916] AC 266 at 272; Fairweather v Fairweather (1944) 69 CLR 131 at 154. In such a case the equitable interest arises not by way of transfer but by activation in equity of the conscience of the receiver…
JC Williamson Ltd v Lukey [1931] HCA 15
Citation 13

…6] HCA 3, 80 ALJR 519 ISPT Nominees Pty Ltd v Chief Commissioner of State Revenue [2003] NSWSC 697, 53 ATR 527 JC Williamson Ltd v Lukey & Mulholland (1931) 45 CLR 282 Khouri v Khoury [2004] NSWSC 770 Last v Rosenfeld [1972] 2 NSWLR 923 Maddison v Alderson (1883) 8 App Cas 467 McBride v Sandland (1918) 25 CLR 69 Reg…
Cooney v Burns [1922] HCA 8
Citation 14

…dis & Ors (2001) 11 BPR 20,721, [2001] NSWCA 451 Britain v Rossiter (1882) 11 QBD 123 Butcher v Stapely (1685) 1 Vernon 363, 23 ER 524 Cooney v Burns (1922) 30 CLR 216 Gunter v Halsey (1739) Ambler 586, 27 ER 381 Hagan v Waterhouse (1991) 34 NSWLR 308 Halloran v Minister Administering National Parks and Wildlife Act…
Dalgety & Co Ltd v Gray [1919] UKPCHCA 4
Citation 15

…Thus an agreement for a mortgage or charge of land was within the statute: Ex parte Hall (1878) 10 Ch D 615 CA, 620, 621. In Dalgety & Co Ltd v Gray (1919) 26 CLR 249 at 254-5 Lord Dunedin, delivering the judgment of the Privy Council, said:…
McBride v Sandland (No 2) [1918] HCA 59
Citation 16

…v Lukey & Mulholland (1931) 45 CLR 282 Khouri v Khoury [2004] NSWSC 770 Last v Rosenfeld [1972] 2 NSWLR 923 Maddison v Alderson (1883) 8 App Cas 467 McBride v Sandland (1918) 25 CLR 69 Regent v Millett (1976) 133 CLR 679 Secretary, Department of Social Security v James (1990) 95 ALR 615 Steadman v Steadman [1976] AC 536 Th…
McBride v Sandland [1918] HCA 32
Citation 17

…nd (1931) 45 CLR 282 Khouri v Khoury [2004] NSWSC 770 Last v Rosenfeld [1972] 2 NSWLR 923 Maddison v Alderson (1883) 8 App Cas 467 McBride v Sandland (1918) 25 CLR 69 Regent v Millett (1976) 133 CLR 679 Secretary, Department of Social Security v James (1990) 95 ALR 615 Steadman v Steadman [1976] AC 536 Theodore v M…
[1990] FCA 674 [1990] FCA 674
Citation 18

…ters Ltd v MCS Microcomputer Systems Pty Ltd (1984) 6 FCR 277 Adamson v Hayes (1973) 130 CLR 276 Australian and New Zealand Banking Group Ltd v Widin (1990) 26 FCR 21 Baloglow v Konstantinidis & Ors (2001) 11 BPR 20,721, [2001] NSWCA 451 Britain v Rossiter (1882) 11 QBD 123 Butcher v Stapely (1685) 1 Vernon 363, 23…
Clegg v Fishwick 49 ER 282
Citation 19

…rights would also involve sorting out the rights as regards the legal estate, having regard to the rule in Saunders v. Vautier (1841) 4 Beav 115, 49 ER 282. This would in turn raise questions as to the position of the mortgagee and what was to be done about the mortgage.…
(1883) 8 App Cas 467 (1883) 8 App Cas 467
Citation 20

…527 JC Williamson Ltd v Lukey & Mulholland (1931) 45 CLR 282 Khouri v Khoury [2004] NSWSC 770 Last v Rosenfeld [1972] 2 NSWLR 923 Maddison v Alderson (1883) 8 App Cas 467 McBride v Sandland (1918) 25 CLR 69 Regent v Millett (1976) 133 CLR 679 Secretary, Department of Social Security v James (1990) 95 ALR 615 Steadman v…
[1976] AC 536 [1976] AC 536
Citation 21

…Sandland (1918) 25 CLR 69 Regent v Millett (1976) 133 CLR 679 Secretary, Department of Social Security v James (1990) 95 ALR 615 Steadman v Steadman [1976] AC 536 Theodore v Mistford Pty Ltd [2005] HCA 45, 79 ALJR 1503, (2005) 221 CLR 612 Waltons Stores (Interstate) Ltd v Maher (1988) 164 CLR 387 PARTIES: Marin…
Maddison v Alderson 67 ER 955
Citation 22

…] NSWSC 697, 53 ATR 527 JC Williamson Ltd v Lukey & Mulholland (1931) 45 CLR 282 Khouri v Khoury [2004] NSWSC 770 Last v Rosenfeld [1972] 2 NSWLR 923 Maddison v Alderson (1883) 8 App Cas 467 McBride v Sandland (1918) 25 CLR 69 Regent v Millett (1976) 133 CLR 679 Secretary, Department of Social Security v James (1990) 95 ALR…
23 ER 524 23 ER 524
Citation 23

…21 Baloglow v Konstantinidis & Ors (2001) 11 BPR 20,721, [2001] NSWCA 451 Britain v Rossiter (1882) 11 QBD 123 Butcher v Stapely (1685) 1 Vernon 363, 23 ER 524 Cooney v Burns (1922) 30 CLR 216 Gunter v Halsey (1739) Ambler 586, 27 ER 381 Hagan v Waterhouse (1991) 34 NSWLR 308 Halloran v Minister Administerin…
Gunter v Halsey 27 ER 381
Citation 24

…ain v Rossiter (1882) 11 QBD 123 Butcher v Stapely (1685) 1 Vernon 363, 23 ER 524 Cooney v Burns (1922) 30 CLR 216 Gunter v Halsey (1739) Ambler 586, 27 ER 381 Hagan v Waterhouse (1991) 34 NSWLR 308 Halloran v Minister Administering National Parks and Wildlife Act 1974 [2006] HCA 3, 80 ALJR 519 ISPT Nominees…
Britain v Rossiter (1879) 11 QBD 123
Citation 25

…CLR 276 Australian and New Zealand Banking Group Ltd v Widin (1990) 26 FCR 21 Baloglow v Konstantinidis & Ors (2001) 11 BPR 20,721, [2001] NSWCA 451 Britain v Rossiter (1882) 11 QBD 123 Butcher v Stapely (1685) 1 Vernon 363, 23 ER 524 Cooney v Burns (1922) 30 CLR 216 Gunter v Halsey (1739) Ambler 586, 27 ER 381 Hagan v Wat…
Britain v Rossiter (1882) 11 QBD 123
Citation 26

…and New Zealand Banking Group Ltd v Widin (1990) 26 FCR 21 Baloglow v Konstantinidis & Ors (2001) 11 BPR 20,721, [2001] NSWCA 451 Britain v Rossiter (1882) 11 QBD 123 Butcher v Stapely (1685) 1 Vernon 363, 23 ER 524 Cooney v Burns (1922) 30 CLR 216 Gunter v Halsey (1739) Ambler 586, 27 ER 381 Hagan v Waterhouse (19…
Vaughan v Hancock (1846) 3 CB 766
Citation 27

…rinciple has been applied to an agreement to grant an option of purchase: Jeffrey v Anderson [1914] QSR 66; an agreement for lease: Vaughan v Hancock (1846) 3 CB 766 [136 ER 307]; an agreement to create an easement: McManus v Cooke (1887) 35 Ch D 681, 689, 698; and an agreement to create a profit à prendre: Webber…
Webber v Lee (1882) 9 QBD 315
Citation 28

…307]; an agreement to create an easement: McManus v Cooke (1887) 35 Ch D 681, 689, 698; and an agreement to create a profit à prendre: Webber v Lee (1882) 9 QBD 315. There is also authority, if authority is needed, that a declaration of trust is a disposition of property, although the case was not decided on s 4 o…
Vaughan v Hancock 136 ER 307
Citation 29

…applied to an agreement to grant an option of purchase: Jeffrey v Anderson [1914] QSR 66; an agreement for lease: Vaughan v Hancock (1846) 3 CB 766 [136 ER 307]; an agreement to create an easement: McManus v Cooke (1887) 35 Ch D 681, 689, 698; and an agreement to create a profit à prendre: Webber v Lee (1882…
[1916] AC 266 [1916] AC 266
Citation 30

…, value having been given, an equitable interest in the subject thereof arises in the party giving it: see Central Trust and Safe Deposit Co v Sinder [1916] AC 266 at 272; Fairweather v Fairweather (1944) 69 CLR 131 at 154. In such a case the equitable interest arises not by way of transfer but by activation in…
Saunders v Vautier 49 ER 482
Citation 31

…24 First, although this was not made a ground of appeal, I am doubtful whether this claim should have been resolved by a simple declaration of right. Given the effect of s.23C(1)(b) of the Conveyancing Act, the relevant remedy had to be specific performance of a contract and, assuming there is a mor…
Ltd v Maher 114 ER 851
Citation 32

…95 ALR 615 Steadman v Steadman [1976] AC 536 Theodore v Mistford Pty Ltd [2005] HCA 45, 79 ALJR 1503, (2005) 221 CLR 612 Waltons Stores (Interstate) Ltd v Maher (1988) 164 CLR 387 PARTIES: Marina Khoury - 1st Appellant Peter Basil Khoury - 2nd Appellant Bechara Khouri - Respondent FILE NUMBER(S): CA 41151/2004 COUNS…
Limited v Maher 13 QBD 360
Citation 33

…16 Accordingly, the contract was enforceable by Bechara only if he could establish part performance. This requires that there must be acts done under and by force of the contract that are unequivocally and in their own nature referable to some such agreement as that alleged: Regent v. Millett (1976)…

Legislation Cited

Conveyancing Act 1919 (ACT) 23C, 23D(1), 23E, 54A, 7(1)
6 mentions
Copyright Act 1968 (Cth)
1 mention
Hay v Liverpool City Raceway Pty Ltd
1 mention
Law of Property Act 1925 c.20
1 mention
Probate and Administration Act 1898 (NSW)
1 mention
Real Property Act 1900 (NSW)
1 mention
Stamp Duties Act 1920 (NSW)
1 mention

CITATION:	KHOURY & ANOR v KHOURI [2006] NSWCA 184
HEARING DATE(S):	02/05/2006
JUDGMENT DATE:	14 July 2006
JUDGMENT OF:	Handley JA at 1; Hodgson JA at 9; Bryson JA at 26
DECISION:	Appeal allowed: see para [93]
CATCHWORDS:	VENDOR and PURCHASER - agreement for sale of interest in land - no written memorandum under Conveyancing Act s.23C or s.54A - part performance by payments - brother and brother made oral agreement for sale of half interest as tenant in common held by vendor in common with sister - agreement operated as present declaration of trust - consideration whether compliance with s.23C necessary for enforcement - consideration whether compliance with s.54A necessary for enforcement - held that it is necessary - Doctrine of Part Performance considered - whether part payment to vendor and arrangement for third party to pay off mortgage for which vendor was liable constituted Part Performance - held they did not - consideration of history of Part Performance in applying Statute of Frauds - payments are not acts of Part Performance - appeal allowed.
LEGISLATION CITED:	Conveyancing (Amendment) Act 1930 (NSW) Conveyancing Act 1919 (NSW) ss.54A and 23C, 23D(1), 7(1), 23E Law of Property Act 1925 (UK) Statute of Frauds 1677 (England) ss.3, 4, 7, 8 and 9.
CASES CITED:	Abjornsen v Urban Newspapers Ltd (1989) WAR 191 Acorn Computers Ltd v MCS Microcomputer Systems Pty Ltd (1984) 6 FCR 277 Adamson v Hayes (1973) 130 CLR 276 Australian and New Zealand Banking Group Ltd v Widin (1990) 26 FCR 21 Baloglow v Konstantinidis & Ors (2001) 11 BPR 20,721, [2001] NSWCA 451 Britain v Rossiter (1882) 11 QBD 123 Butcher v Stapely (1685) 1 Vernon 363, 23 ER 524 Cooney v Burns (1922) 30 CLR 216 Gunter v Halsey (1739) Ambler 586, 27 ER 381 Hagan v Waterhouse (1991) 34 NSWLR 308 Halloran v Minister Administering National Parks and Wildlife Act 1974 [2006] HCA 3, 80 ALJR 519 ISPT Nominees Pty Ltd v Chief Commissioner of State Revenue [2003] NSWSC 697, 53 ATR 527 JC Williamson Ltd v Lukey & Mulholland (1931) 45 CLR 282 Khouri v Khoury [2004] NSWSC 770 Last v Rosenfeld [1972] 2 NSWLR 923 Maddison v Alderson (1883) 8 App Cas 467 McBride v Sandland (1918) 25 CLR 69 Regent v Millett (1976) 133 CLR 679 Secretary, Department of Social Security v James (1990) 95 ALR 615 Steadman v Steadman [1976] AC 536 Theodore v Mistford Pty Ltd [2005] HCA 45, 79 ALJR 1503, (2005) 221 CLR 612 Waltons Stores (Interstate) Ltd v Maher (1988) 164 CLR 387
PARTIES:	Marina Khoury - 1st Appellant Peter Basil Khoury - 2nd Appellant Bechara Khouri - Respondent
FILE NUMBER(S):	CA 41151/2004
COUNSEL:	T.G.R. Parker SC & R.E. Steele - (A) A.J.L.Ogborne - (R)
SOLICITORS:	Michie, Shehadie & Co. - (A) Di Lizio & Associates - (R)
LOWER COURT JURISDICTION:	Supreme Court - Equity Division
LOWER COURT FILE NUMBER(S):	SC 4534/2002
LOWER COURT