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\f179\fs24\lang2057\langfe5129\cgrid\langnp2057\langfenp5129 {\b\f0\insrsid14369291\charrsid15816928 IN THE HIGH COURT OF THE COOK ISLANDS
\par HELD AT RAROTONGA
\par (CIVIL DIVISION)
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\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15816928 {\f0\insrsid14369291\charrsid15816928 MISC NO. 106/2010
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IN THE MATTER }{\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 of Rules 132 and/or 354 of the Code of Civil Procedure\~1981 and Sections 409(d) and (e) of the Cook Islands Act\~1915
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\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 of an Application for an Injunction and an Order for Vacant Possession
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\par }\pard \s22\qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\b\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 MICHAEL INNES-JONES }{
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 as Receiver of }{\b\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 TEPAKI 5 HOLDINGS LIMITED (IN RECEIVERSHIP)
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\par }{\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Respondent
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\par Hearing: 6 December 2010
\par 
\par Counsel: Mr C Little for Applicant
\par  Mr T Tepaki in Person
\par 
\par Judgment: 10\~December\~2010
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\par [Application for Injunction/Vacant possession]
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\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 Tepaki Nooapii Tapaki, Arorangi, Rarotonga
\par C Little, Little & Matysik PC, Maraerenga, Avarua, Rarotonga
\par 
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\f179\fs24\lang5129\langfe5129\cgrid\langnp5129\langfenp5129 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 This is an application for an injunction and Order for vacant possession. 
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\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Given the implications of the application, I gave Mr\~Tepaki the opportunity to seek legal advice. Mr\~Tepaki, indicated he did not want to seek a lawyer because he could not afford one.

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\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 The application is an application for an Order granting vacant possession of the land, and further Orders restraining the Applicant and/or his agents, servants or assignees fro
m occupying Unit R and Accessory Units R1 to R5 as delineated on Plan No. SO1863, and restraining them from entering upon the land comprising Unit Title. The Orders are sought to take effect from 15\~January\~2011.
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\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 The application as initially made was by Michael Innes-Jones as Receiver of Tepaki\~5\~Holdings Limited (In Receivership). Mr\~
Little sought an amendment substituting the Applicant with Tepaki 5 Holdings Limited (In Receivership). That application was granted without opposition.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [5]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 The primary provision that the Applicant relied on for the injunction Orders was s\~409(d) and/or (e) of the Cook Islands Act\~
1952. Counsel initially advised me that applications such as the present one were usually pursuant to this provision. Section\~409 reads:
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par }\pard\plain \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14369291 \f179\fs24\lang2057\langfe5129\cgrid\langnp2057\langfenp5129 {\b\f0\insrsid14369291\charrsid15816928 409 Miscellaneous jurisdiction of Land Court
}{\f0\insrsid14369291\charrsid15816928  \endash  In addition to the jurisdiction elsewhere conferred upon the Land Court by this Act, the Court shall have jurisdiction \endash 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 (a) To hear and determine as between Natives or the descendants of Natives any claim to
 the ownership or possession of Native freehold land, or to any right, title, estate, or interest in such land or in the proceeds of any alienation thereof.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 (b) To determine the relative interests of the owners in common of Native freehold land, whether a
ny of those owners are Natives or Europeans.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
(c) To hear and determine as between Natives or the descendants of Natives any claim to recover damages for trespass or any other injury to Native freehold land;
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 (d) To grant an injunction against any person i
n respect of actual or threatened trespass or other injury to Native freehold land;
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
(e) To grant an injunction prohibiting any person from dealing with or doing any injury to any property which is the subject matter of any application to the Court.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [6]\tab}}\pard\plain \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 
\f179\fs24\lang5129\langfe5129\cgrid\langnp5129\langfenp5129 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 I pointed out to Mr\~Little the provision only applied to Native freehold land, defined in s\~2 as follows:
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par }\pard\plain \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14369291 \f179\fs24\lang2057\langfe5129\cgrid\langnp2057\langfenp5129 {\f0\insrsid14369291\charrsid15816928 
"Native freehold land" means land which, or any undivided share in which, is owned by a Native for the beneficial estate in fee simple whether legal or equitable.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
\par }\pard\plain \s18\ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14369291 \f179\fs24\lang5129\langfe5129\cgrid\langnp5129\langfenp5129 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~
Little accepted that the provision under s\~409 relating to granting an injunction was probably limited to Native freehold land. The present application does not deal with Native freehold land, but rather a leasehold Unit Title under the Unit Titles Act\~
2005. I find that s\~409(d) or (e) does not apply to the present application.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [7]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~Little then fell back on r\~132 and/or 354 of the Code of Civil Procedure\~1981. Rule\~132 provides:
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par }\pard\plain \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14369291 \f179\fs24\lang2057\langfe5129\cgrid\langnp2057\langfenp5129 {\b\f0\insrsid14369291\charrsid15816928 132. Application for interim injunction, etc
}{\f0\insrsid14369291\charrsid15816928 . \endash  where any parties desires, before the hearing, an immediate Order \endash 
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
\par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 (a) In the nature of an interim injunction;
\par \'85
\par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
He may apply to the Judge, who may, in proof of the facts rendering the Order immediately necessary, make such Order as he thinks fit.
\par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [8]\tab}}\pard\plain \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 
\f179\fs24\lang5129\langfe5129\cgrid\langnp5129\langfenp5129 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Rule\~354 provides for the granting of a final injunction. 
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [9]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~
Little expressly indicated that he was not seeking an interim injunction in this application despite his application referring in the body to an "interim injunction". He sought leave to amend the application to seek a final injunction. 
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [10]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~Tepaki opposed the application and filed a Notice of Opposition to the application, together with an affidavit by him in support of the Notice of Opposition. 
The affidavit contained a number of Exhibits, without Exhibit notes, numbered 8, 12, 22, 23 and 24, presumably taken from some other affidavit given the numbering. The affidavits and Exhibits were unfocussed and amounted to a general narrative of the fina
ncial collapse of Mr\~Tepaki's development companies.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [11]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~Tepaki indicated that he was the 99\~percent shareholder in Tepaki 5 Holdings Limited (In Receivership). Mr\~
Tepaki contests the Receivership itself. He has filed other proceedings in relation to the Receivership. He seeks that this application be delayed pending the outcome of those proceedings. Mr\~
Tepaki lives in the property in question by virtue of what appears to be a grace and favour arrangement with the owner, Tepaki 5 Holdings Limited (In Receivership). 
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [12]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~Tepaki in his Notice of Opposition refers to a substantive claim filed by the respondent now before the Court, which involves the Unit Title in question. 
He says the Applicant Receiver was the accountant for the Hotel Operator which operated Lagoon Lodges. He then makes allegations against the Applicant as follows:
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 a)\tab}}\pard 
\s18\ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\ilvl1\adjustright\rin0\lin720\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
That the Applicant was the accountant for the Hotel Operator when fraud occurred at Lagoon Lodges and the other hotels and was party to fraud.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 b)\tab}}\pard 
\s18\ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\ilvl1\adjustright\rin0\lin720\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
That the Applicant has conflicting interests and ought not to be the Receiver for a property he was previously involved with.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par The respondent seeks the status quo of his residing in the Unit Title remains until the matter of the substantive claim is resolved.
\par 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [13]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 In his affidavit Mr\~
Tepaki makes allegations against the Receiver for fraud when he operated Lagoon Lodges. He further claims that the loan had been repaid in relation to this property, th
at cross-guarantee agreements did not apply in the Cook Islands, and that colour of right does not apply in the Cook Islands. This apparently refers to the Receiver not having rights he had under New Zealand law to put the company into Receivership.

\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [14]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Finally, after referring to proportionate ownership lifestyle sales that Mr\~
Tepaki was involved in to "retire debt", he refers to the Applicant having conflicting interests and submits the Applicant ought not to be the Receiver for a property he was previously involved with.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [15]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~
Tepaki's oral submissions were in a similar vein. He indicated that he had signed a cross-guarantee, which apparently related to the indebtedness that led to the Receivership, but he had been told that it did not apply in the Cook Islands. Mr\~
Little responded that guarantees and cross-guarantees, and indeed cross-securities, were enforceable in the Cook Islands. In limited instances, for instance under s\~645 of the Cook Islands Act\~1915, the Court could refuse to enforce a contr
act or other document. This was not such a case.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [16]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~Tepaki then indicated that he accepted he had been wrongly advised on the point of guarantees.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [17]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~Tepaki made it clear that he had no dispute with the power of a properly appointed Receiver to access and recover the property in question. Mr\~
Tepaki's issue was that there were many things wrong with the Receivership and the appointment of a Receiver. Therefore the Orders should not be granted.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [18]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 An affidavit of Michael Innes-Jones of Rarotong
a, Accountant, the Receiver appointed to Tepaki 5 Holdings Limited was filed in support of the application. He annexed a copy of a first registered Debenture over the assets and undertakings of Tepaki 5 Holdings Limited dated 6\~December\~
2006. Counsel handed up, by agreement with Mr\~Tepaki, a Certificate of Registration of the Debenture issued under s\~102 of the Companies Act.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [19]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr Innes-Jones in his affidavit deposed at paragraph 5 that the company defaulted on its obligations under the Debenture and he was accordingly appointed Receiver on 18\~August\~
2010. He annexed a copy of the appointment of himself as Receiver and Manager dated 18\~August\~2010. He advised Mr\~Tepaki of his appointment on 18\~August\~2010 by a letter which he personally delivered.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [20]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 At the same time he told Mr\~Tepaki that he required vacant possession of the land comprising the Unit Title by 18\~November\~2010. A reminder of this was sent by Mr\~
Innes-Jones to the respondent by email dated 19 October\~2010. Mr\~Tepaki replied by way of email dated 10 October 2010, that the Receiver would need to obtain a Court Order for Mr\~Tepaki to vacate the property. A copy of that email was produced. Mr\~
Tepaki has refused to vacate to date.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [21]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 In his reply Mr\~Little sought to adduce evidence of a copy of the Demand Notice under the Loan Agreement between Strategic Finance (In Receivership) and Tepaki 5 Holdings Limited. He als
o sought to adduce evidence of service of that Notice on Tepaki 5 Holdings Limited at its address for service at Lagoon Lodges. Mr\~
Tepaki initially opposed but then indicated he had no opposition to the evidence being adduced and Eliza Robert, a secretary 
in the employ of Mr Arnold, the solicitor acting for Strategic Finance at the time the Demands were issued, produced the Demand and gave evidence that she served them on Mr\~Tepaki by delivering them to Lagoon Lodge on 28\~June\~2010. Mr\~
Tepaki acknowledged that he had received the documents. 
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [22]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~Tepaki, however, indicated that he needed more detail on the make-up of the amount owing than a demand for $6.9\~million.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [23]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 As a final matter I had inquired of Mr\~Little as to the application of s\~92 of the Property Law Act. Mr\~
Little provided a memorandum and indicated that this application only sought possession not sale, therefore the provisions of s\~92 of the Property Law Act had no application. I accept that submission.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [24]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 The Court has had to make certain allowances for the presentation of his case by Mr\~
Tepaki, an Applicant in person. However, in this case it appears that a Demand has been served and default is a triggering event enabling a Receiver to be appointed (9(a) of the Debenture document). I 
am satisfied that the Demand was made and the Notice of Appointment of Receiver was duly served. Mr\~Tepaki took no issue with the other procedural matters for which Mr\~Little sought amendment and adduced evidence.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [25]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Tepaki 5 Holdings Limited was placed in Receivership on 18\~August\~2010. Mr\~
Tepaki has recently filed proceedings against parties involved in the Receivership. He did not refer to any extant proceedings seeking to remove the Receiver. The Receivership has now been in existence for three months.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [26]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 In the course of the application Mr\~
Little sought Orders amending the Applicant to Tepaki 5 Holdings Limited (In Receivership), amending the application to be an application for final injunction rather than an interim injunction, and sought leave 
to adduce the evidence as to service of the Demand on the company. Mr\~Tepaki did not oppose any of those applications. However, in my view, Mr\~Little has a further issue of a technical nature which cannot be dealt with by amendment.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [27]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~Little indicated that the applications were for injunctions pursuant to s\~132 and/or 354 of the Code of Civil Procedure\~
1981. He was unable to further elaborate on the basis for the applications, including that for vacant possession.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [28]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 The outcome sought by the Appl
icant appears to be the determination of a tenancy at will. To achieve this there needs to be a demand for possession. Following that the premises would usually be recovered in an action for recovery of land.}{
\cs25\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 \chftn {\footnote \pard\plain \s24\qj \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 
\f179\fs20\lang2057\langfe5129\cgrid\langnp2057\langfenp5129 {\cs25\super\insrsid14369291 \chftn }{\insrsid14369291  }{\lang5129\langfe5129\langnp5129\insrsid14369291 Halsbury Laws of England 4}{
\lang5129\langfe5129\super\langnp5129\insrsid14369291\charrsid14440882 th}{\lang5129\langfe5129\langnp5129\insrsid14369291  Ed Vol. 27 Butterworths 1981 at \'93Landlord and Tenant\'94, para\~171 pg\~128.}}}{
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928  The action which should have been brought is an action for recovery of land. This should be brought under the provisions of the Code of Civil Procedure\~1981. 
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [29]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Residential Tenancies Act applies to cover the situation in New Zealand, but there is no equivalent in the Cook Islands. In }{
\i\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 McDonald v Selwyn Millinery Co. Limited,}{\cs25\i\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 \chftn {\footnote \pard\plain \s24\qj \li0\ri0\sl360\slmult1
\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 \f179\fs20\lang2057\langfe5129\cgrid\langnp2057\langfenp5129 {\cs25\super\insrsid14369291 \chftn }{\insrsid14369291  }{\i\f1\insrsid14369291 
McDonald v Selwyn Millinery Co. Limited}{\f1\insrsid14369291  [1937] NZLR 24.}}}{\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928  a mandatory injunction to obtain possession of la
nd was refused as the common law remedy of ejectment was available.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [30]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 There is a procedure for bringing such an application for recovery of land under the Code of Civil Procedure\~1981 by way of action. Bringing the application under the guise of an inj
unction under the Code of Civil Procedure\~
1981 is rather a shortcut method of doing it. I am not convinced that an injunction is a suitable remedy in the present circumstances. I therefore decline to exercise my discretion to grant the Orders. The Applican
t may pursue his remedies but using the correct procedures, with the requisite service periods.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [31]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 I therefore dismiss the applications for injunction. 
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [32]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Mr\~Tepaki has had but a technical reprieve.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par {\listtext\pard\plain\s18 \lang2057\langfe5129\langnp2057\langfenp5129\insrsid14369291\charrsid15816928 \hich\af0\dbch\af0\loch\f0 [33]\tab}}\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin0\itap0\pararsid14369291 {
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 In relation to the question of costs a lay litigant is not entitled, except in exceptional circumstances, to cover costs: }{
\i\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Re Collier (A Bankrupt).}{\cs25\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 \chftn {\footnote \pard\plain \s24\qj \li0\ri0\sl360\slmult1
\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 \f179\fs20\lang2057\langfe5129\cgrid\langnp2057\langfenp5129 {\cs25\super\insrsid14369291 \chftn }{\insrsid14369291  }{\i\f1\insrsid14369291\charrsid10748377 R}{
\i\f1\insrsid14369291 e Collier (A}{\i\f1\insrsid14369291\charrsid10748377  Bankrupt)}{\f1\insrsid14369291  [1996] 2 NZLR 438.}}}{\i\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928  }{
\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 The submissions of Mr\~Tepaki were of little assistance in the development of the arguments in this case. The time taken up by the Court because of Mr\~
Tepaki's lack of knowledge of the law and procedural issues was far in excess of what it would have taken if competent counsel familiar with the Cook Islands law had been appearing for him. I therefore make no Order as to costs.
\par }\pard \s18\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 
\par }\pard \s18\qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14369291 {\b\f0\lang2057\langfe5129\langnp2057\insrsid14369291\charrsid15816928 Grice J
\par }}