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{\insrsid741064 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid12808389\charrsid7103755 IN THE }{\b\lang2057\langfe1033\langnp2057\insrsid8329060\charrsid7103755 HIGH }{ \b\lang2057\langfe1033\langnp2057\insrsid12808389\charrsid7103755 COURT OF FIJI}{\b\lang2057\langfe1033\langnp2057\insrsid7103755 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8329060\charrsid7103755 AT SUVA}{\b\lang2057\langfe1033\langnp2057\insrsid12808389\charrsid7103755 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8329060\charrsid7103755 CIVIL JURISDICTION \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid2952237\charrsid7103755 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid2952237\charrsid7103755 Action No. HB}{\lang2057\langfe1033\langnp2057\insrsid345120\charrsid7103755 C}{ \lang2057\langfe1033\langnp2057\insrsid2952237\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid11619960\charrsid7103755 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\li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid9985201\charrsid7103755 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid11619960\charrsid7103755 NAVEDETA ASHWINI NARAYAN}{ \lang2057\langfe1033\langnp2057\insrsid11619960\charrsid7103755 and \par }{\b\lang2057\langfe1033\langnp2057\insrsid11619960\charrsid7103755 APRADETA ASHWINI NARAYAN}{\lang2057\langfe1033\langnp2057\insrsid12808389\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid8329060\charrsid7103755 Defendant}{\lang2057\langfe1033\langnp2057\insrsid11619960\charrsid7103755 s}{\lang2057\langfe1033\langnp2057\insrsid5139018\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid8617379\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid9985201\charrsid7103755 Coram: Hickie}{\lang2057\langfe1033\langnp2057\insrsid5139018\charrsid7103755 ,}{\lang2057\langfe1033\langnp2057\insrsid8329060\charrsid7103755 J}{ \lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 \par \par }{\lang2057\langfe1033\langnp2057\insrsid9985201\charrsid7103755 Date of Hearing: }{\lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 25}{\lang2057\langfe1033\langnp2057\insrsid6848414\charrsid7103755 and 26}{ \lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 August 2008}{\lang2057\langfe1033\langnp2057\insrsid9985201\charrsid7103755 \line }{\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid9985201\charrsid7103755 Counsel}{\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 : }{\lang2057\langfe1033\langnp2057\insrsid345120\charrsid7103755 Mr }{ \lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 S}{\lang2057\langfe1033\langnp2057\insrsid345120\charrsid7103755 . }{\lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 Stanton}{ \lang2057\langfe1033\langnp2057\insrsid345120\charrsid7103755 with M}{\lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 r }{\lang2057\langfe1033\langnp2057\insrsid13072734\charrsid7103755 N. }{ \lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 Prasad for the Plaintiff}{\lang2057\langfe1033\langnp2057\insrsid5139018\charrsid7103755 \par Mr }{\lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 R.}{\lang2057\langfe1033\langnp2057\insrsid13717300\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 Prakash with Ms }{ \lang2057\langfe1033\langnp2057\insrsid13717300\charrsid7103755 P. }{\lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 Kenilorea }{\lang2057\langfe1033\langnp2057\insrsid5139018\charrsid7103755 for the }{ \lang2057\langfe1033\langnp2057\insrsid345120\charrsid7103755 Defendant}{\lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 s}{\lang2057\langfe1033\langnp2057\insrsid5139018\charrsid7103755 \par \par }{\lang2057\langfe1033\langnp2057\insrsid9985201\charrsid7103755 Date of Decision: }{\lang2057\langfe1033\langnp2057\insrsid13717300\charrsid7103755 2 February}{\lang2057\langfe1033\langnp2057\insrsid5392646\charrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid3878122\charrsid7103755 2}{\lang2057\langfe1033\langnp2057\insrsid9985201\charrsid7103755 00}{\lang2057\langfe1033\langnp2057\insrsid10772472\charrsid7103755 9}{ \lang2057\langfe1033\langnp2057\insrsid9985201\charrsid7103755 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7103755 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid9001545\charrsid7103755 RULING}{\b\lang2057\langfe1033\langnp2057\insrsid3610465\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid7103755 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5462852\charrsid7103755 A. }{\b\lang2057\langfe1033\langnp2057\insrsid2843581\charrsid7103755 BACKGROUND}{\b\lang2057\langfe1033\langnp2057\insrsid2843581 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10435060 {\b\lang2057\langfe1033\langnp2057\insrsid5462852\charrsid7103755 1. Preliminary point of Law }{ \b\lang2057\langfe1033\langnp2057\insrsid5462852 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid3610465\charrsid7103755 [1]\tab This is an application }{\lang2057\langfe1033\langnp2057\insrsid2519860\charrsid7103755 where}{\lang2057\langfe1033\langnp2057\insrsid9001545\charrsid7103755 by}{ \lang2057\langfe1033\langnp2057\insrsid2519860\charrsid7103755 the Plaintiffs are seeking}{\lang2057\langfe1033\langnp2057\insrsid9001545\charrsid7103755 a Ruling on a preliminary point of Law to be determined on agreed facts and skeleton submissions filed by Counsel on behalf of their respective parties.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid3287956\charrsid7103755 The preliminary question to be determined is:}{\lang2057\langfe1033\langnp2057\insrsid2519860\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid7103755 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid1990038 {\lang2057\langfe1033\langnp2057\insrsid13072734\charrsid7103755 \'93}{\b\i\lang2057\langfe1033\langnp2057\insrsid3287956\charrsid7103755 Having regard to the provisions of Sections 6 and 7 of the Land Sales Act Ca}{\b\i\lang2057\langfe1033\langnp2057\insrsid16539887\charrsid7103755 p}{\b\i\lang2057\langfe1033\langnp2057\insrsid3287956\charrsid7103755 .137 whether the document titled \'93 Proposal to purchase Dilkusha land\'94 dated 8 August 2003 (\'93the Agreement\'94}{\b\i\lang2057\langfe1033\langnp2057\insrsid13072734\charrsid7103755 ) for}{\b\i\lang2057\langfe1033\langnp2057\insrsid3287956\charrsid7103755 sale and purchase of land was }{\b\i\lang2057\langfe1033\langnp2057\insrsid13072734\charrsid7103755 or is illegal, void and unenforceable at law as contended by the Defendants or was or is th e Agreement a valid, legal and enforceable contract of sale and purchase of land as contended by the Plaintiff?\'94}{\b\i\lang2057\langfe1033\langnp2057\insrsid3287956 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\i\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10435060 {\b\lang2057\langfe1033\langnp2057\insrsid5462852\charrsid7103755 2. }{\b\lang2057\langfe1033\langnp2057\insrsid12219849\charrsid7103755 The essential a}{\b\lang2057\langfe1033\langnp2057\insrsid5462852\charrsid7103755 greed facts }{\b\lang2057\langfe1033\langnp2057\insrsid5462852 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid3610465\charrsid7103755 [2]\tab }{\b\lang2057\langfe1033\langnp2057\insrsid7616148\charrsid7103755 The Plaintiff is and at all material times was not a resident of the Fiji islands as defined in the }{ \b\i\lang2057\langfe1033\langnp2057\insrsid7616148\charrsid7103755 Land Sales Act}{\b\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 A}{\lang2057\langfe1033\langnp2057\insrsid7616148\charrsid7103755 s at 8 August 2004, the Plaintiff was a}{\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 citizen of}{ \lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid15539799\charrsid7103755 Australia }{\lang2057\langfe1033\langnp2057\insrsid7616148\charrsid7103755 holding an Australian Passport (No}{ \lang2057\langfe1033\langnp2057\insrsid7608074\charrsid7103755 .L9073958) and was not a}{\lang2057\langfe1033\langnp2057\insrsid7616148\charrsid7103755 resident of Fiji.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid7616148\charrsid7103755 The Plaintiff\rquote s home is not in Fiji and he resided in Australia for not less than seven (7) years prior to the date of the }{ \lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 said }{\lang2057\langfe1033\langnp2057\insrsid7616148\charrsid7103755 Agreement}{\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 (8 August 2003)}{ \lang2057\langfe1033\langnp2057\insrsid7616148\charrsid7103755 . \par }{\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 \par [3]\tab }{\b\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 The Defendants are and at all material times was not a resident of the Fiji islands as defined in the }{\b\i\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 Land Sales Act}{\b\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 As at 8 Au}{ \lang2057\langfe1033\langnp2057\insrsid7608074\charrsid7103755 gust 2004, the Defendants were }{\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 citizens of New Zealand holding New Ze aland Passports (No.F223657 issued on 17 October 2000 and No.EA754254 issued on 6 July 2007) and were resident}{\lang2057\langfe1033\langnp2057\insrsid9510588\charrsid7103755 s}{\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 of Fiji.}{ \lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 The }{\lang2057\langfe1033\langnp2057\insrsid9510588\charrsid7103755 Defendants\rquote }{ \lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 home}{\lang2057\langfe1033\langnp2057\insrsid9510588\charrsid7103755 s are }{\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 not in Fiji and }{ \lang2057\langfe1033\langnp2057\insrsid9510588\charrsid7103755 they }{\lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 resided in }{\lang2057\langfe1033\langnp2057\insrsid9510588\charrsid7103755 New Zealand }{ \lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 for not less than seven (7) years prior to the date of the said Agreement (8 August 2003). \par \par }{\lang2057\langfe1033\langnp2057\insrsid9510588\charrsid7103755 [}{\lang2057\langfe1033\langnp2057\insrsid358012\charrsid7103755 4}{\lang2057\langfe1033\langnp2057\insrsid9510588\charrsid7103755 ]\tab On 8 August 2003, the Defendants signed a document which the Plaintiff alleges to be an agreement of contract (\'93the Agreement\'94) with him for the sale of certain freehold lands comprised and described in Certificate of Title N o.10907 and Certificate of Title No.11976 containing approximately 60 acres and 3 acres 2 roods and 12 perches respectively situated at Dilkusha, Nausori, Fiji Islands (\'93}{\lang2057\langfe1033\langnp2057\insrsid16547623\charrsid7103755 the l}{ \lang2057\langfe1033\langnp2057\insrsid9510588\charrsid7103755 and\'94) for the }{\lang2057\langfe1033\langnp2057\insrsid16547623\charrsid7103755 price}{\lang2057\langfe1033\langnp2057\insrsid9510588\charrsid7103755 of FD$100,000.00.}{ \lang2057\langfe1033\langnp2057\insrsid14356670\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid5056102\charrsid7103755 \par [5]\tab As at 8 August 2003 when the said Agreement was signed: \par }{\lang2057\langfe1033\langnp2057\insrsid7103755 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid5056102\charrsid7103755 (a) no application had been made to the Minister responsible for land matters for his consent to purchase the said land; and \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid7103755 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid5056102\charrsid7103755 (b) no prior consent in writing of the Minister to the proposed purchase of the said land had been granted or obtained.}{\lang2057\langfe1033\langnp2057\insrsid10446910\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid1846313\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid10446910\charrsid7103755 [6]\tab }{\lang2057\langfe1033\langnp2057\insrsid12271023\charrsid7103755 It is part of the agreed facts that the Plaintiff expended sums from 30 October 2003 for work in preparation to obtain separate title to Certificate of Title No.10907 and Certificate of Title No.11976.}{\lang2057\langfe1033\langnp2057\insrsid12271023 \par }{\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid6104020\charrsid7103755 [7]\tab }{\lang2057\langfe1033\langnp2057\insrsid10446910\charrsid7103755 On 19 October 2004, the Defendants cancelled the said Agreement notifying the Plaintiff as such by a document sent to him by facsimile transmission.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid15675265\charrsid7103755 On 9 November 2004, the Plaintiff advised the Defendants through his Solicitors that cancellation of the said Agreement was not acceptable}{ \lang2057\langfe1033\langnp2057\insrsid12219849\charrsid7103755 and gave notice of intention to proceed by way of legal action for specific performance of the said Agreement.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid12219849\charrsid7103755 The Defendants responded also through their Solicitors giving notice that they would be defending any legal action and proceedings for specific performance of the said Agreement.}{ \lang2057\langfe1033\langnp2057\insrsid15675265\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid12219849\charrsid7103755 \par [8]\tab On 1 September 2005, the Plaintiff issued a Writ against the Defendants seeking}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid12219849\charrsid7103755 specific performance of the said Agreeme}{ \lang2057\langfe1033\langnp2057\insrsid2755809\charrsid7103755 nt and other remedies.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid2755809\charrsid7103755 The Defendants have defended the claim seeking dismissal of the action.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid12219849 \par }{\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2755809\charrsid539007 B. THE LAW \par }{\b\ul\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10435060 {\b\lang2057\langfe1033\langnp2057\insrsid16539887\charrsid7103755 1. The legislation}{\b\lang2057\langfe1033\langnp2057\insrsid7616148 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid16539887\charrsid7103755 [9]\tab }{\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 Section 6 of the }{\i\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 Land Sales Act}{ \lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 [Cap 137] states in relation to the purchase of land by a non-resident of the Fiji Islands:}{\lang2057\langfe1033\langnp2057\insrsid358012\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid1846313\charrsid7103755 \par }\pard\plain \s17\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7103755 \fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 \'936.}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 -(1) }{\b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 No non-resident}{ \i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 or any person acting as his agent }{\b\i\ul\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 shall}{ \i\ul\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 without the prior consent in writing of the Minister responsible}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 for land matters }{ \b\i\ul\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 make any contract}{\b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 to purchase or to take on lease any land}{ \i\cf0\lang2057\langfe1033\langnp2057\insrsid7103755 : \par }\pard \s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid7103755 \par }\pard \s17\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7103755 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 Provided that nothing contained in this subsection shall operate to require such consent or prevent a non-resident from making any such contract }{\b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 if the land}{ \i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 together with any other land in Fiji of such non-resident }{\b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 does not exceed in the aggregate an area of one acre }{\i\cf0\lang2057\langfe1033\langnp2057\insrsid7103755 . \par }\pard \s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid7103755 \par }\pard \s17\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7103755 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 (2) The Minister responsible for land matters }{ \b\i\ul\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 may}{\b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 require}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 any application for his consent mentioned in subsection (1) to be in the appropriate form and }{\b\i\ul\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 may}{\b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 refuse his consent without assigning any reason}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 , or may specify terms whether by way of imposition of bond or otherwise upon whi}{ \i\cf0\lang2057\langfe1033\langnp2057\insrsid7103755 ch such consent is conditional. \par }\pard \s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid7103755 \par }\pard \s17\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7103755 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 (3) }{ \b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 No appeal shall lie against a decision by the Minister}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 responsible for land m}{ \i\cf0\lang2057\langfe1033\langnp2057\insrsid7103755 atters made under this section. \par }\pard \s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid7103755 \par }\pard \s17\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7103755 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 (4) The provisions of this section }{ \b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 shall not apply to dealings in native land}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 , as defined by the Native Land Trust Act, or to the original grant of any lease or licence by the Native Land Trust Board.\'94}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid15543425\charrsid7103755 }{ \cf0\lang2057\langfe1033\langnp2057\insrsid15543425\charrsid7103755 [My emphasis]}{\cf0\lang2057\langfe1033\langnp2057\insrsid1846313\charrsid7103755 \par }\pard \s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 \par }\pard\plain \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 [10]\tab Section 7of the }{\i\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 Land Sales Act}{\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 states}{\lang2057\langfe1033\langnp2057\insrsid1846313\charrsid7103755 in relation to the disposition of land by a non-resident of the Fiji Islands: \par }\pard\plain \s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \s17\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid1846313\charrsid7103755 \'93}{ \b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 7.}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 -(1) }{\b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 No non-resident}{ \i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 or any person acting as his agent }{\b\i\ul\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 shall}{ \i\ul\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 without the prior consent in writing of the Minister responsible }{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 for land matters }{ \b\i\ul\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 make any contract}{\b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 for the disposition of any land }{ \b\i\ul\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 in favour of another non-resident}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 .}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10715120 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \s17\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 (2) The Minister responsible for land matters shall where necessary require any application for his consent mentioned in subsection (1) to be accompanied by a bond for such sum as he shall direct and to, be in the approp riate form and may refuse his consent without assigning any reason, or may specify terms upon which such consent is conditional.}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10715120 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \s17\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 (3) }{ \b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 No appeal shall lie against a decision by the Minister}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 responsible for land matters made under this section.}{ \i\cf0\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10715120 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \s17\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 (4) The provisions of this section }{ \b\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 shall not apply to dealings in native land}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558\charrsid7103755 , as defined by the Native Land Trust Act, or to the original grant of any lease or licence by the Native Land Trust Board.}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid1846313\charrsid7103755 \'94}{\i\cf0\lang2057\langfe1033\langnp2057\insrsid12925558 \par }\pard \s17\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\cf0\lang2057\langfe1033\langnp2057\insrsid10715120\charrsid7103755 \par }\pard\plain \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid4983931\charrsid7103755 [11]\tab }{ \lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 Section 2 of the }{\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 Land Sales Act}{\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 defines a non-resident and resident as follows:}{\lang2057\langfe1033\langnp2057\insrsid358012\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 \'93\rquote }{ \b\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 non-resident\rquote }{\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 means }{\b\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 an individual or a company not a resident}{\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 as hereinafter defined\'94 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 \lquote }{ \b\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 resident}{\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 \rquote in the case of an individual means }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 an individual}{\b\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 who is a Fiji citizen or an individual whose home is in F iji and who has been resident in Fiji for not less than seven years at the date of the dealing}{\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 or in the case of a company means }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 a company}{\b\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 , the controlling interest in which is held by a resident or residents as hereinbefore defined}{ \i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 \'94 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\lang2057\langfe1033\langnp2057\insrsid12470268\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 [12]\tab Section 17 of the }{\i\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 Land Sales Act}{\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 deals with penalties for wilful contravention of the said Act as follows: \par }{\i\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 \'93}{\b\i\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 17.}{\i\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 An}{\b\i\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 y}{\i\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 person who wilfully contravenes the provisions of this Act or of any terms of any consent thereunder shall be guilty of an offence and liable on conviction to- \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \ql \li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 (a) a fine of one thousand dollars or of an amount equal to one-quarter of the purchase price or to total or partial forfeiture of any bond required by this Act or by any order made thereunder, whichever is the greater; or \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \ql \li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 (b) imprisonment for a period not exceeding five years; or \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \ql \li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 (c) both such fine or forfeiture and imprisonment.\'94 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10435060 {\b\lang2057\langfe1033\langnp2057\insrsid15937268\charrsid7103755 2. The case law}{\b\lang2057\langfe1033\langnp2057\insrsid15937268 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid10715120\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid15937268\charrsid7103755 [1}{\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 3}{\lang2057\langfe1033\langnp2057\insrsid15937268\charrsid7103755 ]\tab }{ \lang2057\langfe1033\langnp2057\insrsid5967006\charrsid7103755 The question as to whether the obtaining of the minister\rquote s consent for non-residents to purchase land }{\lang2057\langfe1033\langnp2057\insrsid4196649\charrsid7103755 in Fiji }{ \lang2057\langfe1033\langnp2057\insrsid5967006\charrsid7103755 was a pre-condition to any purchase of land}{\lang2057\langfe1033\langnp2057\insrsid4196649\charrsid7103755 was considered by }{\lang2057\langfe1033\langnp2057\insrsid2368292\charrsid7103755 the High Court of Fiji in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid2368292\charrsid7103755 Hunter v Apgar}{\lang2057\langfe1033\langnp2057\insrsid2368292\charrsid7103755 [1989] 35 FLR 180; Paclii: [1989] FJHC 40, 15 September 1989, Palmer J}{ \lang2057\langfe1033\langnp2057\insrsid4006563\charrsid7103755 , http://www.paclii.org/fj/cases/FJHC/1989/40.html)}{\lang2057\langfe1033\langnp2057\insrsid4196649\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid4196649\charrsid7103755 In that case land was being sold to purchasers who were non-residents.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid8930019\charrsid7103755 The minister\rquote s}{\lang2057\langfe1033\langnp2057\insrsid4196649\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid8930019\charrsid7103755 consent}{\lang2057\langfe1033\langnp2057\insrsid4196649\charrsid7103755 t}{ \lang2057\langfe1033\langnp2057\insrsid8930019\charrsid7103755 o the purchase was obtained after the agreements had been entered into with the vendors.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid8930019\charrsid7103755 Thereafter, the vendors rescinded the }{\lang2057\langfe1033\langnp2057\insrsid1507339\charrsid7103755 agreement.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid1507339\charrsid7103755 Palmer J ruled}{\lang2057\langfe1033\langnp2057\insrsid6894400\charrsid7103755 that the agreement was void }{\i\lang2057\langfe1033\langnp2057\insrsid11667749\charrsid7103755 \'93unlawful and therefore of no effect and unenforceable\'94}{\lang2057\langfe1033\langnp2057\insrsid11667749\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid6894400\charrsid7103755 upon the basis that (p.185A): \par }{\i\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid6894400\charrsid7103755 \'93The Land Sales Act \'85 aims directly at the non-resident. }{ \b\i\lang2057\langfe1033\langnp2057\insrsid6894400\charrsid7103755 It provides a mechanism to ensure that a non-resident cannot obtain any enforceable right in relation to land right at the outset}{ \i\lang2057\langfe1033\langnp2057\insrsid6894400\charrsid7103755 , the Minister has had the opportunity of prohibiting any such transaction or imposing terms and conditions for his consent to the same.}{ \i\lang2057\langfe1033\langnp2057\insrsid11667749\charrsid7103755 \'94}{\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid4205459\charrsid7103755 [My emphasis]}{ \lang2057\langfe1033\langnp2057\insrsid4196649\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid4196649\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 To be clear, he also held at p. 193C:}{\lang2057\langfe1033\langnp2057\insrsid2368292\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 \'93 There remains the proposition that the Act would be unworkable if the Section were interpreted literally, on the basis that there must be some agreement reached upon which the Minister's consent may be sought. I find myself unable to accept that argument. }{\b\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 The consent is required }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 prior}{\b\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 to the making of the contract.}{\b\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 What this envisages in my view - and I see no difficulty with it - is that if a non-resident minded to purchase a property in Fiji is made an offer by a potential vendor or estate agent }{\b\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 he }{\b\i\lang2057\langfe1033\langnp2057\insrsid4205459\charrsid7103755 [or she] }{\b\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 can then apply to the Minister for consent to enter into that transaction and upon such consent being received he may then sign the contract}{\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 .}{ \i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 Or if a non-resident were looking for a property to purchase in Fiji and let this be known, upon receiving a re ply or offer which he would be minded to accept, }{\b\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 again he }{\b\i\lang2057\langfe1033\langnp2057\insrsid4205459\charrsid7103755 [or she] }{ \b\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 may apply to the Minister advising him of the necessary details and that he is minded to accept the offer if the consent is forthcoming}{ \i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 .}{\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 At that stage there would be no agreement}{ \i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 .}{\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 The whole purpose of the legislation is }{ \b\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 to ensure that no contract is made without first giving the Minister the opportunity of permitting or prohibiting it}{\i\lang2057\langfe1033\langnp2057\insrsid83102\charrsid7103755 and in the former case of imposing conditions upon it.\'94}{\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid4205459\charrsid7103755 [My emphasis] \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\lang2057\langfe1033\langnp2057\insrsid7957844\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid7957844\charrsid7103755 [14]\tab }{\lang2057\langfe1033\langnp2057\insrsid9254613\charrsid7103755 A decade later, the High Court again had to consider }{ \lang2057\langfe1033\langnp2057\insrsid13257249\charrsid7103755 the question of the effect of the lack of the Minister\rquote s consent in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid13257249\charrsid7103755 Sakashita v Concave Investment Ltd}{ \lang2057\langfe1033\langnp2057\insrsid13257249\charrsid7103755 (Unreported, }{\lang2057\langfe1033\langnp2057\insrsid12256003\charrsid7103755 High Court of Fiji at Suva, Civil Action No.}{\lang2057\langfe1033\langnp2057\insrsid13257249\charrsid7103755 H }{\lang2057\langfe1033\langnp2057\insrsid12256003\charrsid7103755 BC0121 of 1998, 5 February 1999, Fatiaki J}{\lang2057\langfe1033\langnp2057\insrsid13257249\charrsid7103755 ; Paclii: }{\lang2057\langfe1033\langnp2057\insrsid12256003\charrsid7103755 [1999] FJHC 3, }{\lang2057\langfe1033\langnp2057\insrsid13257249\charrsid7103755 http://www.paclii.org/fj/cases/FJHC/1999/3.html)}{\lang2057\langfe1033\langnp2057\insrsid12256003\charrsid7103755 . In }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid12256003\charrsid7103755 Sakashita,}{\lang2057\langfe1033\langnp2057\insrsid12256003\charrsid7103755 a Japanese businessman }{\lang2057\langfe1033\langnp2057\insrsid8477899\charrsid7103755 entered into a \'93 Memorandum of Agreement\'94}{\b\lang2057\langfe1033\langnp2057\insrsid8477899\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 on 15 May 1997}{\b\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid8477899\charrsid7103755 to purchase land payable in three instalments, one on the }{\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 signing}{ \lang2057\langfe1033\langnp2057\insrsid8477899\charrsid7103755 of it, the }{\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 next}{\lang2057\langfe1033\langnp2057\insrsid8477899\charrsid7103755 within 390 days and the }{ \lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 balance}{\lang2057\langfe1033\langnp2057\insrsid8477899\charrsid7103755 on production of the title deed to the land.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid8477899\charrsid7103755 The first t}{\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 w}{\lang2057\langfe1033\langnp2057\insrsid8477899\charrsid7103755 o payments were made.}{ \lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid8477899\charrsid7103755 The agreement was also subject to various 'conditions precedent' one of which was that the purchaser would obtain }{ \i\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 \'93}{\i\lang2057\langfe1033\langnp2057\insrsid8477899\charrsid7103755 the necessary approval from the Minister of Lands for this purchase and also the approval from FTIB and the RBF}{ \i\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 \'94}{\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 The Minister\rquote s consent was endorsed on 17 June 1997.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 The }{\lang2057\langfe1033\langnp2057\insrsid13786167\charrsid7103755 purchaser} {\lang2057\langfe1033\langnp2057\insrsid14574471\charrsid7103755 then }{\lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 filed an originating summons seeking a declaration that}{ \lang2057\langfe1033\langnp2057\insrsid13786167\charrsid7103755 }{\i\lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 \'93the Agreement is in breach of Section 6(1) of the Land Sales Act Cap. 137 and is therefore null and void\'94}{ \lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 The case proceeded with Fatiaki J answering th}{ \lang2057\langfe1033\langnp2057\insrsid11079210\charrsid7103755 ree prel}{\lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 im}{\lang2057\langfe1033\langnp2057\insrsid11079210\charrsid7103755 inary}{ \lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 questions as follows:}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid8477899 \par }{\lang2057\langfe1033\langnp2057\insrsid10715120\charrsid10715120 \par {\listtext\pard\plain\lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\ls20\adjustright\rin0\lin720\itap0\pararsid10715120 { \lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 Whether 'the Agreement' dated 15th May 1997 is in breach of Section 6(1) of the Land Sales Act }{\i\lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 (Cap. 137)}{ \lang2057\langfe1033\langnp2057\insrsid11079210\charrsid7103755 ?}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid11079210\charrsid7103755 Fatiaki J agreed it was citing the judgment of Palmer J in }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid11079210\charrsid7103755 Hunter}{\lang2057\langfe1033\langnp2057\insrsid8477312\charrsid7103755 (su}{\lang2057\langfe1033\langnp2057\insrsid11079210\charrsid7103755 pra)}{ \lang2057\langfe1033\langnp2057\insrsid13786167\charrsid7103755 ;}{\lang2057\langfe1033\langnp2057\insrsid13786167 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10715120 {\lang2057\langfe1033\langnp2057\insrsid10715120\charrsid7103755 \par {\listtext\pard\plain\lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 \hich\af0\dbch\af0\loch\f0 (b)\tab}}\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\ls20\adjustright\rin0\lin720\itap0\pararsid10715120 { \lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 Whether or not the Minister of Lands consent dated 28.8.97 is sufficient for the purposes of Section 6(1) of the }{\i\lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 Land Sales Act}{\lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 ?}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid8477312\charrsid7103755 Fatiaki J agreed it was not again citing the judgment of Palmer J in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid8477312\charrsid7103755 Hunter}{\lang2057\langfe1033\langnp2057\insrsid8477312\charrsid7103755 (supra);}{ \lang2057\langfe1033\langnp2057\insrsid8477312 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10715120 {\lang2057\langfe1033\langnp2057\insrsid10715120\charrsid7103755 \par {\listtext\pard\plain\lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 \hich\af0\dbch\af0\loch\f0 (c)\tab}}\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\ls20\adjustright\rin0\lin720\itap0\pararsid10715120 { \lang2057\langfe1033\langnp2057\insrsid4327228\charrsid7103755 What are the consequences in the event of either question being answered in the affirmative?}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid8477312\charrsid7103755 Fatiaki J ordered that the }{\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Defendant repay to the Plaintiff the }{ \lang2057\langfe1033\langnp2057\insrsid8477312\charrsid7103755 total sum paid in the two deposits }{\lang2057\langfe1033\langnp2057\insrsid13786167\charrsid7103755 to}{\lang2057\langfe1033\langnp2057\insrsid8477312\charrsid7103755 g}{ \lang2057\langfe1033\langnp2057\insrsid13786167\charrsid7103755 e}{\lang2057\langfe1033\langnp2057\insrsid8477312\charrsid7103755 ther with costs to be taxed if not agreed. \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid12256003\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 [15]\tab As Fatiaki J noted in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Sakashita:}{\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 \par }{\i\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 \'93At the outset, and as already noticed by }{ \b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Palmer J.}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Section 6(1)}{ \i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 'aims directly at the non-resident'}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 , and I would add }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 'purchaser'}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 . This is not to say however that a resident vendor cannot be a party to a contravention of its provisions. Plainly he can. Similarly with a contravention of the provisions of }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Section 7(1)}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 of }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 'the Act'}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 which deals with a }{ \b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 'non-resident'}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 vendor. In neither instance however can the primacy of a }{ \b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 'non-resident'}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 be ignored. \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Secondly, both }{ \b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Sections}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 in clear terms require, }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 not}{ \i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 just the consent of the }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Minister}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 responsible for land matters to the making of a contract to purchase or lease any land or for its disposition, but his }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 '}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 prior }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 consent in writing'}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 . }{ \b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 'Prior'}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 to what? one may ask - to any discussion, proposal or oral agreement? Common sense dictates that none of these preparatory steps are within the contemplation of the }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Sections}{ \i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 . \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 In my view therefore and bearing in mind the evidential requirements of } {\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Section 59(d)}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 of the }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 Indemnity Guarantee and Bailment Act }{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 (Cap. 232), the answer to the above question must be, prior to the execution by a }{\b\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 'non-resident'}{\i\lang2057\langfe1033\langnp2057\insrsid9372385\charrsid7103755 of a written memorandum or note evidencing such purchase, lease or disposition of land.\'94 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid358012\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 Thus Fatikai J concluded that he agreed with adopted \'93the words of Palmer J\'94 in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 Hunter}{ \lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 (supra) at p. 17:}{\lang2057\langfe1033\langnp2057\insrsid358012 \par }{\lang2057\langfe1033\langnp2057\insrsid10715120\charrsid7103755 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\i\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 \'93The Minister's purported consent given on the}{ \lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 (28th of August 1997) [after the Agreement was entered on 15 May 1997] }{\i\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 can be of no effect.}{ \i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\i\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 He derives his powers in the matter from Section 6 of the Act and those powers are to consent or refuse consent prior to the making of the contract. }{\b\i\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 Any consent he purports to give after that is in my view ultra vires and of no effect}{\i\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 .\'94}{\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid7020640\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid5903484\charrsid7103755 [16]\tab The same issue }{\lang2057\langfe1033\langnp2057\insrsid28989\charrsid7103755 as to }{\i\lang2057\langfe1033\langnp2057\insrsid28989\charrsid7103755 \'93 whether a contract for the sale of land can be enforced if it was entered into without the prior consent, in writing, of the Minister\'94}{\lang2057\langfe1033\langnp2057\insrsid28989\charrsid7103755 w}{ \lang2057\langfe1033\langnp2057\insrsid5903484\charrsid7103755 as heard by the Supreme Court of Fiji in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid5903484\charrsid7103755 Gonzalez v Akhtar}{ \lang2057\langfe1033\langnp2057\insrsid5903484\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid7563296\charrsid7103755 (Supreme Court of Fiji, Civil Appeal No.CBV00011 of 2002S, }{\lang2057\langfe1033\langnp2057\insrsid5903484\charrsid7103755 21 May 2004}{\lang2057\langfe1033\langnp2057\insrsid7563296\charrsid7103755 , Fatiaki PSC, Gault JSC and Weinberg JSC; Paclii: [2004] FJSC 2, }{\lang2057\langfe1033\langnp2057\insrsid5903484\charrsid7103755 http://www.paclii.org/fj/cases/FJSC/2004/2.html) }{\lang2057\langfe1033\langnp2057\insrsid7563296\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid7563296\charrsid7103755 In that case, }{ \lang2057\langfe1033\langnp2057\insrsid28989\charrsid7103755 Mr\~Gonzalez who was both a citizen and resident of the United States of America, entered into an agreement on 25 September 1985 with a Mr\~Mohammed a 12-acre block of land.}{ \lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid28989\charrsid7103755 Only some years after the agreement was made did the parties }{\lang2057\langfe1033\langnp2057\insrsid14050369\charrsid7103755 become aware of s \~6(1) of the }{\i\lang2057\langfe1033\langnp2057\insrsid14050369\charrsid7103755 Land Sales Act}{\lang2057\langfe1033\langnp2057\insrsid8744365\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid14050369\charrsid7103755 They did eventually obtain the Minister\rquote s consent subject to the c ondition that the vendor had to obtain clearance from the Commissioner of Inland Revenue and the Governor of the Reserve Bank.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid14050369\charrsid7103755 Neither was given.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid14050369\charrsid7103755 Mr Gonzlaez lodged a caveat }{\lang2057\langfe1033\langnp2057\insrsid3023223\charrsid7103755 claiming}{ \lang2057\langfe1033\langnp2057\insrsid14050369\charrsid7103755 }{\i\lang2057\langfe1033\langnp2057\insrsid14050369\charrsid7103755 \'93an estate or interest as equitable owner}{\i\lang2057\langfe1033\langnp2057\insrsid3023223\charrsid7103755 \'94}{ \lang2057\langfe1033\langnp2057\insrsid3023223\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid13396465\charrsid7103755 In addition, Mr\~ Gonzalez commenced proceedings claiming specific performance or damages for breach of contract as well as damages for fraud.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid6102147\charrsid7103755 As the Supreme Court held:}{\lang2057\langfe1033\langnp2057\insrsid13396465\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid10715120 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10715120 {\lang2057\langfe1033\langnp2057\insrsid7563296\charrsid7103755 \'93}{\i\lang2057\langfe1033\langnp2057\insrsid7563296\charrsid7103755 In our view, }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid7563296\charrsid7103755 Hunter v Apgar}{\i\lang2057\langfe1033\langnp2057\insrsid7563296\charrsid7103755 }{\b\i\lang2057\langfe1033\langnp2057\insrsid7563296\charrsid7103755 was correctly decided, and remains good law}{\i\lang2057\langfe1033\langnp2057\insrsid7563296\charrsid7103755 . The appellant could not estab lish a cause of action based upon that agreement, and therefore could not rely upon the caveat, the sole basis for which was that agreement. Nor could the appellant succeed in the claim based on fraud since no loss of any kind was sustained as a result of that fraud.\'94 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\lang2057\langfe1033\langnp2057\insrsid12543157\charrsid7103755 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid6102147\charrsid7103755 [17] \tab Whilst the law seemed settled on this issue, the Court of Appeal thought }{\lang2057\langfe1033\langnp2057\insrsid2892041\charrsid7103755 otherwise}{\lang2057\langfe1033\langnp2057\insrsid13134182 in }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid6102147\charrsid7103755 Port Den}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid6102147\charrsid7103755 rau Marina Ltd v Tokomaru Ltd}{ \lang2057\langfe1033\langnp2057\insrsid6102147\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid13134182 (Unreported, Civil Appeal No. }{\lang2057\langfe1033\langnp2057\insrsid12071395\charrsid7103755 ABU0026U.2005S, 6 December 2006, Eichelbaum, Penlington and Scott JJA; Paclii: [2006] FJCA 27, http://www.paclii.org/fj/cases/FJCA/2006/27.html).}{\lang2057\langfe1033\langnp2057\insrsid12071395 }{ \lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 In }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 Port Den}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 rau}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid2771610\charrsid7103755 Marina}{\lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 ,}{ \lang2057\langfe1033\langnp2057\insrsid6708798\charrsid7103755 the Plaintiff }{\lang2057\langfe1033\langnp2057\insrsid13697261\charrsid7103755 /Purch}{\lang2057\langfe1033\langnp2057\insrsid1336825\charrsid7103755 a}{ \lang2057\langfe1033\langnp2057\insrsid13697261\charrsid7103755 ser}{\lang2057\langfe1033\langnp2057\insrsid6708798\charrsid7103755 , Port }{\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 Denarau}{ \lang2057\langfe1033\langnp2057\insrsid6708798\charrsid7103755 Marina Ltd, entered into an agreement with the Defendant}{\lang2057\langfe1033\langnp2057\insrsid13697261\charrsid7103755 /Vendor}{ \lang2057\langfe1033\langnp2057\insrsid6708798\charrsid7103755 , Tokomaru Ltd, }{\lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 for the sale and purchase of a marina business on Denarau Island}{ \lang2057\langfe1033\langnp2057\insrsid3550104\charrsid7103755 which included }{\lang2057\langfe1033\langnp2057\insrsid6708798\charrsid7103755 two parcels of land}{\lang2057\langfe1033\langnp2057\insrsid3550104\charrsid7103755 for which Tokomaru had two leases from the Crown.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid3550104\charrsid7103755 As part of }{\lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 the }{ \lang2057\langfe1033\langnp2057\insrsid6708798\charrsid7103755 said }{\lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 agreement, }{\lang2057\langfe1033\langnp2057\insrsid13697261\charrsid7103755 the Vendor }{ \lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 was to sublease those }{\lang2057\langfe1033\langnp2057\insrsid3550104\charrsid7103755 two leases }{\lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 to }{ \lang2057\langfe1033\langnp2057\insrsid13697261\charrsid7103755 the Purchaser}{\lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 Both }{\lang2057\langfe1033\langnp2057\insrsid13697261\charrsid7103755 the Vendor and Purchaser }{\lang2057\langfe1033\langnp2057\insrsid8520634\charrsid7103755 were non-residents}{ \lang2057\langfe1033\langnp2057\insrsid13697261\charrsid7103755 of the Fiji Islands.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid13697261\charrsid7103755 A}{ \lang2057\langfe1033\langnp2057\insrsid12850703\charrsid7103755 condition of the sale of the business was that }{\lang2057\langfe1033\langnp2057\insrsid2771610\charrsid7103755 the parties }{\lang2057\langfe1033\langnp2057\insrsid12850703\charrsid7103755 were only obliged to proceed to completion if \'93}{\i\lang2057\langfe1033\langnp2057\insrsid12850703\charrsid7103755 all Authorisations necessary for the parties to sign and complete this Agreement}{ \i\lang2057\langfe1033\langnp2057\insrsid356919\charrsid7103755 \'94 }{\lang2057\langfe1033\langnp2057\insrsid12850703\charrsid7103755 and}{\lang2057\langfe1033\langnp2057\insrsid356919\charrsid7103755 in relation to the sub-leases }{ \lang2057\langfe1033\langnp2057\insrsid2771610\charrsid7103755 that the }{\lang2057\langfe1033\langnp2057\insrsid356919\charrsid7103755 Vendor would \'93}{\i\lang2057\langfe1033\langnp2057\insrsid356919\charrsid7103755 prior to or immediately upon registration of the Leases with the Titl}{\i\lang2057\langfe1033\langnp2057\insrsid2771610\charrsid7103755 es }{\i\lang2057\langfe1033\langnp2057\insrsid356919\charrsid7103755 Office submit the Sub-Leases to the Crown and any other relevant Authority for \tab approval and all necessary Authorisations\'94.}{\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid356919\charrsid7103755 As }{ \lang2057\langfe1033\langnp2057\insrsid799262\charrsid7103755 the}{\lang2057\langfe1033\langnp2057\insrsid356919\charrsid7103755 Court of Appeal noted}{\lang2057\langfe1033\langnp2057\insrsid799262\charrsid7103755 : }{ \lang2057\langfe1033\langnp2057\insrsid799262 \par }{\lang2057\langfe1033\langnp2057\insrsid13134182 \par }\pard\plain \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13134182 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\insrsid799262\charrsid13134182 \'93 Although there is no explicit reference to the Land Sales Act }{\i\insrsid13134182\charrsid13134182 the definition of }{\i\insrsid799262\charrsid13134182 \lquote Authorisation\rquote , read in conjunction with the d}{\i\insrsid13134182\charrsid13134182 efinition of \lquote Authority\rquote , is }{\i\insrsid799262\charrsid13134182 sufficient to encompass the Ministerial consent required by section 6(1).\'94 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid5183456\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid799262\charrsid7103755 [18]\tab }{\lang2057\langfe1033\langnp2057\insrsid995662\charrsid7103755 The Vendor began proceedings in the High Court where}{\lang2057\langfe1033\langnp2057\insrsid5183456\charrsid7103755 by}{\lang2057\langfe1033\langnp2057\insrsid995662\charrsid7103755 the Court directed}{\lang2057\langfe1033\langnp2057\insrsid13134182 (as the }{\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 Court of Appeal noted)}{ \lang2057\langfe1033\langnp2057\insrsid995662\charrsid7103755 that the following two questions were to be decided as preliminary points:}{\lang2057\langfe1033\langnp2057\insrsid5183456\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid13134182 \par }\pard\plain \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13134182 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\insrsid5183456\charrsid13134182 \'93 (a) Whether the Sale Agreement dated 8 September 1999 made between }{\b\i\insrsid5183456\charrsid12671211 [Tokomaru]}{\i\insrsid5183456\charrsid13134182 as vendor and }{\b\i\insrsid5183456\charrsid12671211 [}{\b\i\insrsid12071395\charrsid12671211 PDML}{ \b\i\insrsid5183456\charrsid12671211 ] }{\i\insrsid5183456\charrsid13134182 as purchaser was and is void ab initio for illegality pursuant to Section 6 of the Land Sales Act? \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13134182 {\i\insrsid13134182\charrsid13134182 \par }\pard \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13134182 {\i\insrsid5183456\charrsid13134182 (b) In the event that it is void ab initio for illegality, is }{\b\i\insrsid5183456\charrsid12671211 [Tokomaru]}{\i\insrsid5183456\charrsid13134182 thereby entitled to recover possession?\'94 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid5183456\charrsid7103755 [19] \tab Connors J in the High Court }{\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 answered bo}{\lang2057\langfe1033\langnp2057\insrsid5183456\charrsid7103755 th questions in the affirmative, that is:}{ \lang2057\langfe1033\langnp2057\insrsid995662\charrsid7103755 \par }\pard\plain \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid13134182 \par }\pard \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13134182 {\i\insrsid5183456\charrsid13134182 \'93 (a) The sale agreement dated April 1999 between the plaintiff as Vendor and the defendant as Purchaser }{\b\i\insrsid5183456\charrsid13134182 was declared void ab initio for illegality pursuant to section 6 of the Land Sales Act}{ \b\i\insrsid12146253\charrsid13134182 \'94}{\b\i\insrsid5183456\charrsid13134182 and \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13134182 {\i\insrsid13134182\charrsid13134182 \par }\pard \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13134182 {\i\insrsid5183456\charrsid13134182 (b) The plaintiff is thereby entitled to recover possession\'94}{\i\insrsid5183456 \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid539007 {\i\insrsid539007\charrsid13134182 \par }\pard \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid13134182 {\i\insrsid995662\charrsid13134182 See }{\b\i\insrsid995662\charrsid13134182 Tokomaru Ltd v Port Den}{\b\i\insrsid3755559\charrsid13134182 a} {\b\i\insrsid995662\charrsid13134182 rau Marina Ltd }{\i\insrsid12146253\charrsid13134182 (Unr}{\i\insrsid13134182\charrsid13134182 eported, High Court of Fiji at }{\i\insrsid12146253\charrsid13134182 Lautoka, Civil Action No.}{ \i\insrsid995662\charrsid13134182 HBC0145}{\i\insrsid12146253\charrsid13134182 of }{\i\insrsid995662\charrsid13134182 20}{\i\insrsid12146253\charrsid13134182 04, 29 April 2005, Connors J; Paclii: [2005] FJHC 676, http://www.paclii.org/fj/cases/FJHC/2005/676.html)}{\i\insrsid995662\charrsid13134182 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 \par [20]\tab }{\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 In reaching his decision, }{\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 Connors J}{\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 noted }{ \lang2057\langfe1033\langnp2057\insrsid15146745\charrsid7103755 in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid15146745\charrsid7103755 Tokomaru}{\lang2057\langfe1033\langnp2057\insrsid15146745\charrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 what the }{\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 Supreme Court of Fiji}{\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 had held i}{ \lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 n }{\b\ul\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 Gonzalez}{\b\ul\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 (supra) }{\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 at paragraph 112}{\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 cited above, that is, that \'93th} {\i\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 e words of the subsection are clear and unambiguous}{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 ..}{ \i\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 . Those words mean precisely what they }{\i\lang2057\langfe1033\langnp2057\insrsid15146745\charrsid7103755 \tab }{\i\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 say}{ \i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 \'94 }{\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 to which Connors J added:}{\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 \par }\pard\plain \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14887036 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid15757193\charrsid14887036 \par }\pard\plain \s20\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15757193 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 \'93}{\i\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 The wor}{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 ds of the section also include \lquote or take on lease any land\rquote }{\i\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 . There is no r}{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 eason why the additional words \lquote or take on lease\rquote }{ \i\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 do not similarly mean }{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 \lquote }{\i\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 precisely what they say}{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 .}{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 \'94}{ \i\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 \par }\pard \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 {\lang2057\langfe1033\langnp2057\insrsid12146253\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 [21]\tab Connors J also noted in}{\lang2057\langfe1033\langnp2057\insrsid15146745\charrsid7103755 }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid15146745\charrsid7103755 Tokomaru}{ \lang2057\langfe1033\langnp2057\insrsid15146745\charrsid7103755 that the basis of the}{\lang2057\langfe1033\langnp2057\insrsid7235403 Defendant\rquote s argument that the }{\lang2057\langfe1033\langnp2057\insrsid15146745\charrsid7103755 sub-leases were valid even though the prior consen}{\lang2057\langfe1033\langnp2057\insrsid7235403 t of the Minister had not been }{\lang2057\langfe1033\langnp2057\insrsid15146745\charrsid7103755 obtained}{ \lang2057\langfe1033\langnp2057\insrsid2237585\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7103755 was based on the proposition in paragraph 90 of }{\b\i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7103755 Gonzalez}{\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid8455202\charrsid7103755 that }{\i\lang2057\langfe1033\langnp2057\insrsid8455202\charrsid7103755 \'93}{ \i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 a conditional }{\i\lang2057\langfe1033\langnp2057\insrsid11675122\charrsid7103755 c}{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 ontract would not become effective unless and until the condition had been fulfilled}{\i\lang2057\langfe1033\langnp2057\insrsid8455202\charrsid7103755 \'94}{\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 .}{ \lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7103755 As Co}{\lang2057\langfe1033\langnp2057\insrsid8455202\charrsid7103755 nnors J explained: }{\lang2057\langfe1033\langnp2057\insrsid1577571 \par \par }\pard \s20\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid1577571 \cbpat8 {\i\lang2057\langfe1033\langnp2057\insrsid8455202\charrsid7103755 \'93}{ \i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 The proposition in paragraph 19 }{\i\lang2057\langfe1033\langnp2057\insrsid8455202\charrsid7103755 [sic 90] }{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 of }{ \b\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 Gonzalez}{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 is dependent upon }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 Butts v O\rquote Dwyer}{\b\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 }{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 [1952] 87 CLR 267 at 279 }{\i\lang2057\langfe1033\langnp2057\insrsid8455202\charrsid7103755 \endash }{ \i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 280}{\i\lang2057\langfe1033\langnp2057\insrsid8455202\charrsid7103755 \'94}{\i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7103755 .}{ \lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7103755 \par }\pard \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 {\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7103755 \par [22]\tab It is probably best to deal with each of these paragraphs in turn.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7103755 In }{ \b\i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7103755 Gonzalez}{\lang2057\langfe1033\langnp2057\insrsid7235403 , the }{\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7103755 Supreme Court }{ \lang2057\langfe1033\langnp2057\insrsid10047050\charrsid7103755 of Fiji stated at paragraph 90: \par }{\lang2057\langfe1033\langnp2057\insrsid7235403 \par }\pard\plain \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7235403 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\lang2057\langfe1033\langnp2057\insrsid10047050\charrsid7235403 \'93}{ \i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7235403 Mr\~Patel next submitted that it was always open to the parties to enter into a contract for the sale of land }{\b\i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7235403 subject to a condition that the contract would not become effective unless, and until, the Minister\rquote s consent had been obtained}{\i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7235403 .}{ \i\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7235403 }{\i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7235403 He referred to }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7235403 Butts v O\rquote Dwyer}{ \i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7235403 (1952) 87 CLR 267 at 279-280 for that proposition.}{\i\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7235403 }{\b\i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7235403 That submission was not challenged.}{\b\i\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7235403 }{\b\i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7235403 It is obviously correct, and }{ \b\i\lang2057\langfe1033\langnp2057\insrsid10047050\charrsid7235403 nothing }{\b\i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7235403 more need be said about it.}{\b\i\lang2057\langfe1033\langnp2057\insrsid10047050\charrsid7235403 \'94}{ \i\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid7235403 }{\i\lang2057\langfe1033\langnp2057\insrsid10047050\charrsid7235403 [My emphasis]}{\i\lang2057\langfe1033\langnp2057\insrsid10426738\charrsid7235403 \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12613010 {\insrsid136194\charrsid12613010 \par [23]\tab }{\insrsid10047050\charrsid12613010 Connors J}{\insrsid920825\charrsid12613010 , however,}{\insrsid10047050\charrsid12613010 in }{\b\i\insrsid10047050\charrsid3610084 Tokomaru}{\i\insrsid10047050\charrsid3610084 }{ \insrsid10047050\charrsid12613010 stated: \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid12613010\charrsid7103755 \par }\pard\plain \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid488610 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\lang2057\langfe1033\langnp2057\insrsid10047050\charrsid488610 \'93}{ \i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid488610 The High Court of Australia in }{\b\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid488610 Butts}{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid488610 was considering the provisions of the New South Wales Crow}{\i\lang2057\langfe1033\langnp2057\insrsid16001500\charrsid488610 n Lands Consolidation Act 1913.}{\i\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid488610 }{ \i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid488610 That Act requires the Minister\rquote s consent to be obtained to the transfer of certain land.}{\i\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid488610 }{ \i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid488610 It was there stated by the Court: \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid488610 {\b\i\lang2057\langfe1033\langnp2057\insrsid16001500\charrsid488610 \par }\pard \ql \li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid12792891 {\b\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 \'93If the sub-section simply provided that a transfer should not be effected unless the Minister\rquote s consent thereto had been obtained, it would be open to the construction that every memorandum of transfer given without his previous consent should be invalid.}{ \b\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\b\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 But the sub-section also provides that such a transfer shall not be valid unless his consent thereto has been obtained.}{ \b\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\b\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 This provision appears to us to mean that an application may be made for the consent of the Minister not only before but also after the instrument of transfer has been giv en and that upon obtaining his consent the transfer shall be valid according to its tenor and, in the case of dealings under the Real Property Act, when registered effective to pass the legal estate or interest.}{ \b\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\b\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 In other words the parties may enter into a transfer subject to a condition that is not to become effective unless the Minister \rquote s consent has been obtained.\'94}{\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 \par }\pard\plain \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid488610 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\lang2057\langfe1033\langnp2057\insrsid16001500\charrsid488610 Clearly the provisions being considered by the High Court of Australia in }{\b\i\lang2057\langfe1033\langnp2057\insrsid16001500\charrsid488610 Butts }{\i\lang2057\langfe1033\langnp2057\insrsid16001500\charrsid488610 are quite different from those contained within section 6(1) of the Land Transfer Act and certainly as that section has been interpreted by Fatiaki J. in }{\b\i\lang2057\langfe1033\langnp2057\insrsid16001500\charrsid488610 Sakashita}{ \i\lang2057\langfe1033\langnp2057\insrsid16001500\charrsid488610 which requires that the consent be obtained prior to the making of any contract.}{\i\lang2057\langfe1033\langnp2057\insrsid488610\charrsid488610 \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid488610 {\i\lang2057\langfe1033\langnp2057\insrsid488610\charrsid488610 \par }\pard \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid488610 {\i\lang2057\langfe1033\langnp2057\insrsid16001500\charrsid488610 It can be without doubt that the agreement was entered into without the consent having been obtained and accordingly, it is without doubt that the agreement is in contravention of the provision of section 6(1) of the Land Sales Act.\'94}{\i\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid488610 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid12528797\charrsid7103755 \par }\pard\plain \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9925036 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid136194\charrsid9925036 [24]\tab By contrast, }{ \insrsid920825\charrsid9925036 the }{\insrsid11953099\charrsid9925036 Court of Appeal held in }{\b\i\insrsid2771610\charrsid9925036 Port Den}{\b\i\insrsid3755559\charrsid9925036 a}{\b\i\insrsid2771610\charrsid9925036 rau Marina}{ \insrsid920825\charrsid9925036 }{\insrsid488610\charrsid9925036 on appeal from Connor }{\insrsid920825\charrsid9925036 J\rquote s judgment in }{\b\i\insrsid920825\charrsid9925036 Tokomaru}{\insrsid920825\charrsid9925036 held:}{ \insrsid136194\charrsid9925036 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid136194\charrsid7103755 \par }\pard\plain \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid488610 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\i\lang2057\langfe1033\langnp2057\insrsid136194\charrsid488610 \'93Nothing in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid136194\charrsid488610 Gonzalez}{\b\i\lang2057\langfe1033\langnp2057\insrsid136194\charrsid488610 prevents a finding that }{\b\i\lang2057\langfe1033\langnp2057\insrsid12071395\charrsid488610 s6 (}{ \b\i\lang2057\langfe1033\langnp2057\insrsid488610\charrsid488610 1) will not be breached by an }{\b\i\lang2057\langfe1033\langnp2057\insrsid136194\charrsid488610 appropriately worded contract, binding the parties to try to obt}{ \b\i\lang2057\langfe1033\langnp2057\insrsid488610\charrsid488610 ain Ministerial }{\b\i\lang2057\langfe1033\langnp2057\insrsid136194\charrsid488610 consent}{\i\lang2057\langfe1033\langnp2057\insrsid136194\charrsid488610 to a proposed sale or lease and, if }{\i\lang2057\langfe1033\langnp2057\insrsid488610\charrsid488610 obtained, to sell or lease on }{\i\lang2057\langfe1033\langnp2057\insrsid136194\charrsid488610 predefined terms.}{ \i\lang2057\langfe1033\langnp2057\insrsid7103755\charrsid488610 }{\i\lang2057\langfe1033\langnp2057\insrsid136194\charrsid488610 Indeed the obiter passag}{\i\lang2057\langfe1033\langnp2057\insrsid488610\charrsid488610 e quoted above supports that }{ \i\lang2057\langfe1033\langnp2057\insrsid136194\charrsid488610 conclusion.\'94 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid6102147\charrsid7103755 \par }\pard\plain \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9642493 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid9325005\charrsid7103755 [25]\tab Clearly, the Court of Appeal\rquote s view in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid9325005\charrsid7103755 Port Den}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid9325005\charrsid7103755 rau Marina}{\b\lang2057\langfe1033\langnp2057\insrsid9325005\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid8933320\charrsid7103755 i}{ \lang2057\langfe1033\langnp2057\insrsid1336825\charrsid7103755 n endor}{\lang2057\langfe1033\langnp2057\insrsid16255524 sing the }{\lang2057\langfe1033\langnp2057\insrsid1336825\charrsid7103755 argument of Counsel for the Plaintiff /Purchaser, Port }{ \lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 Denarau}{\lang2057\langfe1033\langnp2057\insrsid1336825\charrsid7103755 Marina Ltd, i}{\lang2057\langfe1033\langnp2057\insrsid8933320\charrsid7103755 s, on one view, }{ \lang2057\langfe1033\langnp2057\insrsid1336825\charrsid7103755 (as set out by Connors J at first instance in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid1336825\charrsid7103755 Tokomaru}{\lang2057\langfe1033\langnp2057\insrsid1336825\charrsid7103755 ) }{\lang2057\langfe1033\langnp2057\insrsid8933320\charrsid7103755 i}{\lang2057\langfe1033\langnp2057\insrsid9325005\charrsid7103755 n }{\lang2057\langfe1033\langnp2057\insrsid8933320\charrsid7103755 conflict with the judgment of the Supreme Court of Fiji in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid8933320\charrsid7103755 Gonzalez}{\lang2057\langfe1033\langnp2057\insrsid8744365\charrsid7103755 which endorsed the judgment of Palmer J in }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid8744365\charrsid7103755 Hunter}{\lang2057\langfe1033\langnp2057\insrsid8744365\charrsid7103755 (supra) and as was followed by Fatiaki J in }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid8744365\charrsid7103755 Sakashita }{\lang2057\langfe1033\langnp2057\insrsid8744365\charrsid7103755 (supra).}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid8744365\charrsid7103755 On another view, however, }{\lang2057\langfe1033\langnp2057\insrsid11675122\charrsid7103755 it could be argued that }{\lang2057\langfe1033\langnp2057\insrsid8744365\charrsid7103755 both judgments can be accommodated in that }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid11675122\charrsid7103755 Gonzalez}{\lang2057\langfe1033\langnp2057\insrsid16646795\charrsid7103755 involved }{ \lang2057\langfe1033\langnp2057\insrsid4419336\charrsid7103755 a situation}{\lang2057\langfe1033\langnp2057\insrsid10949108\charrsid7103755 where the parties to the respective agreements only became aware of s\~6(1) of the }{ \i\lang2057\langfe1033\langnp2057\insrsid10949108\charrsid7103755 Land Sales Act}{\lang2057\langfe1033\langnp2057\insrsid10949108\charrsid7103755 AFTER the agreement had been made.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid10949108\charrsid7103755 In }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid10949108\charrsid7103755 Port Den}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid10949108\charrsid7103755 rau Marina}{\lang2057\langfe1033\langnp2057\insrsid10949108\charrsid7103755 , it was a condition of the contract for the sale of the business that the contract \'93}{ \i\lang2057\langfe1033\langnp2057\insrsid10949108\charrsid7103755 would not become effective unless and until the}{\i\lang2057\langfe1033\langnp2057\insrsid4419336\charrsid7103755 }{\i\lang2057\langfe1033\langnp2057\insrsid10949108\charrsid7103755 condition had been fulfilled\'94}{\lang2057\langfe1033\langnp2057\insrsid10949108\charrsid7103755 , that is, the obtaining of the Minister\rquote s consent}{\lang2057\langfe1033\langnp2057\insrsid11216360\charrsid7103755 and thus }{ \lang2057\langfe1033\langnp2057\insrsid4419336\charrsid7103755 based }{\lang2057\langfe1033\langnp2057\insrsid11216360\charrsid7103755 upon the decision of the High Court of Australia in }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid11216360\charrsid7103755 Butts}{\lang2057\langfe1033\langnp2057\insrsid11216360\charrsid7103755 (supra) it could be argued that: \'93}{\b\i\lang2057\langfe1033\langnp2057\insrsid11216360\charrsid7103755 parties may enter into a transfer subject to a condition that is not to become effective unless the Minister\rquote s consent has been obtained\'94.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid4419336\charrsid7103755 The probl}{\lang2057\langfe1033\langnp2057\insrsid16255524 em with the latter argument is }{\lang2057\langfe1033\langnp2057\insrsid4419336\charrsid7103755 that Palmer J in }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid4419336\charrsid7103755 Hunter}{\lang2057\langfe1033\langnp2057\insrsid4419336\charrsid7103755 (supra), as was followed by Fatiaki J in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid4419336\charrsid7103755 Sakashita }{\lang2057\langfe1033\langnp2057\insrsid4419336\charrsid7103755 (sup}{\lang2057\langfe1033\langnp2057\insrsid16255524 ra), was }{\lang2057\langfe1033\langnp2057\insrsid4419336\charrsid7103755 also dealing with a condition of the contract for the sale }{\lang2057\langfe1033\langnp2057\insrsid5919147\charrsid7103755 that the agreement was \tab conditional upon the consent of the Minister.}{ \lang2057\langfe1033\langnp2057\insrsid2892041\charrsid7103755 \par \par }{\lang2057\langfe1033\langnp2057\insrsid10233640\charrsid7103755 [26]\tab The Court of Appeal in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid10233640\charrsid7103755 Port Den}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid10233640\charrsid7103755 rau Marina}{\b\lang2057\langfe1033\langnp2057\insrsid10233640\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 was able to d}{ \lang2057\langfe1033\langnp2057\insrsid10233640\charrsid7103755 istinguish Fatiaki J\rquote s judgment in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid10233640\charrsid7103755 Sakashita }{\lang2057\langfe1033\langnp2057\insrsid10233640\charrsid7103755 (supra) saying}{\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 at paragraphs 23-24}{\lang2057\langfe1033\langnp2057\insrsid10233640\charrsid7103755 :}{\lang2057\langfe1033\langnp2057\insrsid2892041 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid9642493\charrsid7103755 \par }\pard\plain \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9642493 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 \'93 Fatiaki J \'85 held that the agreement was in breach of }{\i\lang2057\langfe1033\langnp2057\insrsid12071395\charrsid7103755 s6 (}{\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 1), and that the Minister\rquote s purported consent, given after execution, was ineffective.}{\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 Referring to the requirement for prior consent in writing, the Judge posed the question: prior to what? and answered it by reference to the evidential requirements of }{\i\lang2057\langfe1033\langnp2057\insrsid12071395\charrsid7103755 s59 (}{ \i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 d) of the Indemnity Guarantee and Bailment Act (Cap 232): \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9642493 {\b\i\lang2057\langfe1033\langnp2057\insrsid9642493 \par }\pard \ql \li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid9642493 {\b\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 prior to the execution by a non-resident}{ \b\i\lang2057\langfe1033\langnp2057\insrsid9642493 of a written memorandum or }{\b\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 note evidencing such purchase, lease or disposition of land \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9642493 {\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 \par }\pard \ql \li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid9642493 {\b\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 In the case before us, neither side invoked that principle.}{ \b\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\b\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 In the absence of argument we do not propose to consider this approach further. \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9642493 {\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 Although, as noted, the Judge referred to the condition relating to Ministerial approval as a condition precedent, the judgment makes no mention of any argument based on a possible distinction between the facts of }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 Hunter v Apgar}{\i\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 and the case before him, on that score.\'94 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid2892041\charrsid7103755 \par }\pard\plain \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9642493 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 [27]\tab Th}{ \lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 is then allowed th}{\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 e Court of Appeal in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 Port Den}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 rau Marina}{\b\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 to }{\lang2057\langfe1033\langnp2057\insrsid16659061\charrsid7103755 distinguish }{\lang2057\langfe1033\langnp2057\insrsid2194884\charrsid7103755 it }{ \lang2057\langfe1033\langnp2057\insrsid9642493 from }{\lang2057\langfe1033\langnp2057\insrsid9384146\charrsid7103755 the earlier cases particularly as in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 Port Dena}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid9384146\charrsid7103755 rau Marina}{\lang2057\langfe1033\langnp2057\insrsid9642493 concerned subleases rather }{\lang2057\langfe1033\langnp2057\insrsid9384146\charrsid7103755 than transfer of property as they explained at paragraph 40:}{\lang2057\langfe1033\langnp2057\insrsid2892041\charrsid7103755 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid9642493 \par }\pard\plain \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9642493 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 \'93 We conclude the contract before us is distinguishable from those in issue in }{\b\ul\lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 Hunter v Apgar,}{\b\lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 }{ \b\ul\lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 Sakashita}{\lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 and }{\b\ul\lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 Gonzales.}{ \lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 It is sufficiently plain that the obligation to grant the subleases did not arise unless and until satisfaction of the condition that the Minister of Lands consented to the grant. The Minister had the opportunity to consider the proposed subleasing "right at the outset". The agreement did not infringe }{\lang2057\langfe1033\langnp2057\insrsid12071395\charrsid7103755 s6 (}{\lang2057\langfe1033\langnp2057\insrsid5404706\charrsid7103755 1), and Question 1 should be answered in the negative.\'94}{ \lang2057\langfe1033\langnp2057\insrsid2892041\charrsid7103755 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid2892041\charrsid7103755 \par }\pard\plain \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9642493 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid14819910\charrsid7103755 [28]\tab Of further concern is that the Court of Appeal then we}{\lang2057\langfe1033\langnp2057\insrsid9642493 nt on to agree with the answer }{\lang2057\langfe1033\langnp2057\insrsid14819910\charrsid7103755 of Connors J to the second }{ \lang2057\langfe1033\langnp2057\insrsid9137117\charrsid7103755 question that}{\lang2057\langfe1033\langnp2057\insrsid14819910\charrsid7103755 is}{\lang2057\langfe1033\langnp2057\insrsid12201795\charrsid7103755 :}{ \i\lang2057\langfe1033\langnp2057\insrsid12201795\charrsid7103755 \par }{\i\lang2057\langfe1033\langnp2057\insrsid9642493\charrsid9642493 \par }\pard \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9642493 {\i\lang2057\langfe1033\langnp2057\insrsid12201795\charrsid9642493 Q: \'93In the event that it is void ab initio for illegality, is }{ \b\i\lang2057\langfe1033\langnp2057\insrsid12201795\charrsid9642493 [Tokomaru]}{\i\lang2057\langfe1033\langnp2057\insrsid12201795\charrsid9642493 thereby entitled to recover possession?\'94 \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9642493 {\i\lang2057\langfe1033\langnp2057\insrsid9642493\charrsid9642493 \par }\pard \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9642493 {\i\lang2057\langfe1033\langnp2057\insrsid12201795\charrsid9642493 A: }{\i\lang2057\langfe1033\langnp2057\insrsid14819910\charrsid9642493 \'93 The plaintiff is thereby entitled to recover possession\'94 \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9642493 {\i\lang2057\langfe1033\langnp2057\insrsid2892041\charrsid9642493 \par }\pard \ql \li720\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid9642493 {\i\lang2057\langfe1033\langnp2057\insrsid12201795\charrsid9642493 The problem with this answer is that Connors J answered }{ \i\lang2057\langfe1033\langnp2057\insrsid9642493\charrsid9642493 in the affirmative to }{\i\lang2057\langfe1033\langnp2057\insrsid7608074\charrsid9642493 question 1, that is, }{\i\lang2057\langfe1033\langnp2057\insrsid12201795\charrsid9642493 the agreement is void ab initio for illegality whereas the Court of Appeal answered}{\i\lang2057\langfe1033\langnp2057\insrsid7608074\charrsid9642493 it \'93did not infringe s6(1), and Question 1 should be answered in the negative.\'94 \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9642493 {\i\lang2057\langfe1033\langnp2057\insrsid2892041\charrsid12792891 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid12792891 B. RECONCILING THE CASE LAW}{\b\lang2057\langfe1033\langnp2057\insrsid3563405\charrsid12792891 \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3090539 {\insrsid9642493\charrsid3090539 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10435060 {\b\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 1. Appeal in }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 Port Den}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 rau Marina}{ \b\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 to Supreme Court pending }{\b\lang2057\langfe1033\langnp2057\insrsid10958394 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid9642493\charrsid7103755 \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3090539 {\lang2057\langfe1033\langnp2057\insrsid7608074\charrsid7103755 [29]}{\lang2057\langfe1033\langnp2057\insrsid3685633\charrsid7103755 \tab I mentioned to the parties at the time of the hearing on th}{\lang2057\langfe1033\langnp2057\insrsid3090539 is preliminary point in August }{\lang2057\langfe1033\langnp2057\insrsid3685633\charrsid7103755 2008 that it was my understanding that the Court of Appeal decision in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3685633\charrsid7103755 Port Den}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid3685633\charrsid7103755 rau Marina}{\lang2057\langfe1033\langnp2057\insrsid3685633\charrsid7103755 was awaiting to be heard by the Supreme Court of Fiji.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid3090539 The appeal was not }{\lang2057\langfe1033\langnp2057\insrsid3685633\charrsid7103755 heard in the October 2008 sittings}{\lang2057\langfe1033\langnp2057\insrsid3563405\charrsid7103755 as the parties were s}{ \lang2057\langfe1033\langnp2057\insrsid3090539 till attempting to negotiate a }{\lang2057\langfe1033\langnp2057\insrsid3563405\charrsid7103755 settlement.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid3685633\charrsid7103755 I further understand that it has not been listed for the }{\lang2057\langfe1033\langnp2057\insrsid3563405\charrsid7103755 April 2009 sittings for \tab the same reason.}{ \lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 \par \par [30]\tab By simply sending the present case to the Court of Appeal as a stated case}{\lang2057\langfe1033\langnp2057\insrsid7694238\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid8351717\charrsid7103755 is}{ \lang2057\langfe1033\langnp2057\insrsid3090539 , in my }{\lang2057\langfe1033\langnp2057\insrsid5392646\charrsid7103755 view,}{\lang2057\langfe1033\langnp2057\insrsid7694238\charrsid7103755 not }{ \lang2057\langfe1033\langnp2057\insrsid8351717\charrsid7103755 the solution}{\lang2057\langfe1033\langnp2057\insrsid9392673\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid9392673\charrsid7103755 Each Counsel for the respective }{\lang2057\langfe1033\langnp2057\insrsid3090539 parties has spent considerable }{\lang2057\langfe1033\langnp2057\insrsid9392673\charrsid7103755 time assisting the Court with their submissions and, o}{\lang2057\langfe1033\langnp2057\insrsid3090539 bviously, at some considerable }{\lang2057\langfe1033\langnp2057\insrsid9392673\charrsid7103755 cost to their clients.}{ \lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid3563405\charrsid7103755 I}{\lang2057\langfe1033\langnp2057\insrsid7694238\charrsid7103755 n the interests of resolving the matter for the }{ \lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 parties }{\lang2057\langfe1033\langnp2057\insrsid7694238\charrsid7103755 noting }{\lang2057\langfe1033\langnp2057\insrsid3090539 not }{ \lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 only the costs each will have outlaid combined with the fact }{\lang2057\langfe1033\langnp2057\insrsid7694238\charrsid7103755 that}{ \lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid7694238\charrsid7103755 they have been waiting well over three years for it to be heard, I }{ \lang2057\langfe1033\langnp2057\insrsid3563405\charrsid7103755 will proceed to }{\lang2057\langfe1033\langnp2057\insrsid7694238\charrsid7103755 judgment }{\lang2057\langfe1033\langnp2057\insrsid3563405\charrsid7103755 reconciling as best I can the Supreme Court judgment in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3563405\charrsid7103755 Gonzales}{\lang2057\langfe1033\langnp2057\insrsid3563405\charrsid7103755 and the Court of Appeal judgment in }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid3563405\charrsid7103755 Port Den}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3563405\charrsid7103755 rau Marina}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid7694238\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid9392673\charrsid7103755 I}{\lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 n doing so,}{\lang2057\langfe1033\langnp2057\insrsid9392673\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 I }{\lang2057\langfe1033\langnp2057\insrsid9392673\charrsid7103755 would also }{ \lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 like to acknowledge the considerable}{\lang2057\langfe1033\langnp2057\insrsid3090539 }{\lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 assistance which the submissions of Counsel have been }{\lang2057\langfe1033\langnp2057\insrsid11473849 to me in being able to proceed }{\lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 to judgment.}{ \lang2057\langfe1033\langnp2057\insrsid2892041\charrsid7103755 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 \par }\pard\plain \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10435060 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 2. Distinguishing }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 Port Den}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 rau Marina }{\b\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 }{\b\lang2057\langfe1033\langnp2057\insrsid10958394 \par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3090539 {\lang2057\langfe1033\langnp2057\insrsid3090539\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 [3}{\lang2057\langfe1033\langnp2057\insrsid7694238\charrsid7103755 1}{\lang2057\langfe1033\langnp2057\insrsid10958394\charrsid7103755 ]\tab }{ \lang2057\langfe1033\langnp2057\insrsid15738342\charrsid7103755 After a close reading of the Court of Appeal judgment in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid15738342\charrsid3090539 Port Den}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid3090539 a}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid15738342\charrsid3090539 rau Marina}{\lang2057\langfe1033\langnp2057\insrsid3090539 , it }{ \lang2057\langfe1033\langnp2057\insrsid15738342\charrsid7103755 seems clear that the Court in that case distinguished it on}{\lang2057\langfe1033\langnp2057\insrsid3090539 the basis, as Counsel for the }{ \lang2057\langfe1033\langnp2057\insrsid15738342\charrsid7103755 Defendants have submitted }{\b\i\lang2057\langfe1033\langnp2057\insrsid15738342\charrsid3090539 \'93on its own facts and in par}{ \b\i\lang2057\langfe1033\langnp2057\insrsid3090539\charrsid3090539 ticular on the substantive and }{\b\i\lang2057\langfe1033\langnp2057\insrsid15738342\charrsid3090539 detailed agreement in question\'94.}{ \b\lang2057\langfe1033\langnp2057\insrsid15738342\charrsid3090539 \par }{\lang2057\langfe1033\langnp2057\insrsid12847093\charrsid7103755 \par [32]\tab }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid12847093\charrsid7103755 Port Den}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid7103755 a}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid12847093\charrsid7103755 rau Marina}{ \lang2057\langfe1033\langnp2057\insrsid12847093\charrsid7103755 involved}{\lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 an obligation to grant subleases which}{\lang2057\langfe1033\langnp2057\insrsid3090539 , as the Court of }{ \lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 Appeal found (cited above), \'93did not arise unless and until satisfaction of the condition that the Minister of Lands consented to the grant\'94.}{ \lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 The}{\lang2057\langfe1033\langnp2057\insrsid3090539 refore, the Court was able to }{ \lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 distinguish it from }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 Hunter,}{\b\i\lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 Sakashita}{\i\lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 and }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 Gonzales}{ \lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 on the basis that the }{\i\lang2057\langfe1033\langnp2057\insrsid3090539 \'93Minister had }{\i\lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 he opportunity to consider the proposed subleasing \lquote right at the outset\rquote \'94}{\lang2057\langfe1033\langnp2057\insrsid13504357\charrsid7103755 . \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid2892041\charrsid7103755 \par }\pard\plain \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16452771 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid7103755 [33]\tab In my view the}{\lang2057\langfe1033\langnp2057\insrsid875061\charrsid7103755 reference to }{\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid7103755 the High Court of Australia in }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid16452771 Butts}{\b\i\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid16452771 }{\b\i\lang2057\langfe1033\langnp2057\insrsid3090539\charrsid16452771 should be treated}{ \b\lang2057\langfe1033\langnp2057\insrsid3090539 }{\b\i\lang2057\langfe1033\langnp2057\insrsid917800\charrsid16452771 with caution.}{\b\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid917800\charrsid7103755 As Connors J noted in}{\b\i\lang2057\langfe1033\langnp2057\insrsid917800\charrsid16452771 }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid5773310\charrsid16452771 Tokomaru}{\lang2057\langfe1033\langnp2057\insrsid5773310\charrsid7103755 (supra), }{ \lang2057\langfe1033\langnp2057\insrsid917800\charrsid7103755 the provisions in \'93}{\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid7103755 are quite different from those contained within section 6(1) of the Land Transfer Act}{ \lang2057\langfe1033\langnp2057\insrsid917800\charrsid7103755 \'94.}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid917800\charrsid7103755 Further, even the Court of Appeal in }{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid16452771 Port Dena}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid917800\charrsid16452771 rau Marina}{\lang2057\langfe1033\langnp2057\insrsid917800\charrsid7103755 whilst overturning Connors J \rquote s judgment in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid917800\charrsid16452771 Tokomaru}{\i\lang2057\langfe1033\langnp2057\insrsid917800\charrsid16452771 ,}{\lang2057\langfe1033\langnp2057\insrsid917800\charrsid7103755 noted that }{ \lang2057\langfe1033\langnp2057\insrsid13004792\charrsid7103755 Fatiaki J in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid16452771 Sakashita}{\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid7103755 had discussed the requir ement of section 6(1) of the Land Transfer Act that no non-resident \'93}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid16452771 shall}{\i\ul\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid16452771 }{ \ul\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid7103755 without the prior consent in writing of the Minister responsible}{\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid7103755 }{ \i\lang2057\langfe1033\langnp2057\insrsid5773310\charrsid16452771 \'85 }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid5773310\charrsid16452771 make any contract}{\b\i\lang2057\langfe1033\langnp2057\insrsid5773310\charrsid16452771 to purchase or to take on lease any land}{\b\lang2057\langfe1033\langnp2057\insrsid6955652\charrsid7103755 \'94 }{\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid7103755 and posed the question: \'93prior to what?\'94}{ \lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid7103755 Fatiaki J in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid16452771 Sakashita}{ \lang2057\langfe1033\langnp2057\insrsid13004792\charrsid7103755 answered it by }{\lang2057\langfe1033\langnp2057\insrsid6955652\charrsid7103755 (as noted above) by asking the rhetorical question \'93to any discussion, proposal or oral agreement?\'94 and answering thus: \'93Common sense dictates that none of these preparatory steps are within the contemplation of the Sections.\'94}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid6955652\charrsid7103755 In t his regard, Fatiaki J cited }{\lang2057\langfe1033\langnp2057\insrsid5773310\charrsid7103755 LOCAL LEGISLATION}{\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 \'93}{ \lang2057\langfe1033\langnp2057\insrsid5773310\charrsid7103755 being }{\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid7103755 the evidential requirements of s59(d) of the Indemnity Guarantee and Bailment Act (Cap 232)}{ \lang2057\langfe1033\langnp2057\insrsid7103755 "}{\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid3090539 such }{\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 that he was able to conclude}{\lang2057\langfe1033\langnp2057\insrsid13004792\charrsid7103755 :}{\lang2057\langfe1033\langnp2057\insrsid3090539 }{\lang2057\langfe1033\langnp2057\insrsid7103755 "}{ \lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 the answer \'85 must be, prior to the execution by a }{\b\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 'non-resident'}{ \lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 of a written memorandum or note evidencing such purchase, lease or disposition of land.}{\lang2057\langfe1033\langnp2057\insrsid7103755 " }{ \lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 Surprisingly, the Court of Appeal in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid16452771 Port Den}{ \b\i\ul\lang2057\langfe1033\langnp2057\insrsid3755559\charrsid16452771 a}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid16452771 rau Marina}{\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid3090539 did }{\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 not deal with that issue raised by Fatiaki J in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid16452771 Sakashita}{ \i\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid16452771 }{\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 on the basis that}{\lang2057\langfe1033\langnp2057\insrsid10639570\charrsid7103755 :}{ \lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 \par }\pard\plain \s20\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 \cbpat8 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid10639570\charrsid7103755 \par }\pard\plain \ql \li540\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin540\itap0\pararsid16452771 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\i\insrsid7103755\charrsid16452771 "}{\b\i\insrsid13004792\charrsid16452771 In the case before us, neither side invoked that principle.}{\b\i\insrsid7103755\charrsid16452771 }{\b\i\insrsid13004792\charrsid16452771 In the absence of argument we do not propose to consider this approach further.}{ \b\i\insrsid7103755\charrsid16452771 "}{\b\i\insrsid13004792\charrsid16452771 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid11750320\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid11292584\charrsid7103755 [3}{\lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 4}{\lang2057\langfe1033\langnp2057\insrsid11292584\charrsid7103755 ]\tab }{ \lang2057\langfe1033\langnp2057\insrsid5467437\charrsid7103755 Accordingly, }{\lang2057\langfe1033\langnp2057\insrsid10639570\charrsid7103755 I have come to the view that the law in the Fiji Islands on the issue of the sale of freehold la nd to a non-resident is well settled}{\lang2057\langfe1033\langnp2057\insrsid12543157\charrsid7103755 by the High Court of Fiji in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 Hunter}{ \b\i\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 which was also followed by the High Court in }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 Sakashita}{\i\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 }{\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 and endorsed by the Supreme Court of Fiji in}{\i\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 } {\b\i\ul\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 Gonzales}{\lang2057\langfe1033\langnp2057\insrsid10639570\charrsid7103755 .}{\lang2057\langfe1033\langnp2057\insrsid7103755 }{ \lang2057\langfe1033\langnp2057\insrsid15086377\charrsid7103755 In short, a}{\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 s the Supreme Court conclude}{\lang2057\langfe1033\langnp2057\insrsid15086377\charrsid7103755 d}{ \lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 in}{\i\lang2057\langfe1033\langnp2057\insrsid15086377\charrsid7103755 }{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid15086377\charrsid7103755 Gonzales}{ \lang2057\langfe1033\langnp2057\insrsid15086377\charrsid7103755 : }{\lang2057\langfe1033\langnp2057\insrsid7103755 "}{\b\i\ul\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 Hunter v Apgar}{ \b\lang2057\langfe1033\langnp2057\insrsid8455762\charrsid7103755 was correctly decided, and remains good law.}{\b\lang2057\langfe1033\langnp2057\insrsid7103755 "}{\b\lang2057\langfe1033\langnp2057\insrsid10639570\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid10639570\charrsid7103755 \par [3}{\lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 5}{\lang2057\langfe1033\langnp2057\insrsid10639570\charrsid7103755 ]\tab T}{\lang2057\langfe1033\langnp2057\insrsid5467437\charrsid7103755 he Court}{ \lang2057\langfe1033\langnp2057\insrsid3023002\charrsid7103755 \rquote s Ruling on the preliminary point of Law is as follows \par }{\lang2057\langfe1033\langnp2057\insrsid9137117 \par }{\lang2057\langfe1033\langnp2057\insrsid3023002\charrsid7103755 Question: \par }{\lang2057\langfe1033\langnp2057\insrsid12800293 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid12800293 {\lang2057\langfe1033\langnp2057\insrsid7103755 "}{\b\i\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid7103755 Having regard to the provisions of Sections 6 and 7 of the Land Sales Act Cap.137 whether the document titled }{\b\i\lang2057\langfe1033\langnp2057\insrsid7103755 "}{\b\i\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid7103755 Proposal to purchase Dilkusha land}{\b\i\lang2057\langfe1033\langnp2057\insrsid7103755 "}{\b\i\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid7103755 dated 8 August 2003 (}{\b\i\lang2057\langfe1033\langnp2057\insrsid7103755 "}{ \b\i\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid7103755 the Agreement}{\b\i\lang2057\langfe1033\langnp2057\insrsid7103755 "}{\b\i\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid7103755 ) for sale and purchase of land was or is illegal, void and unenforceable at law as contended by the Defendants or was or is the Agreement a valid, legal and enforceable contract of sale and purchase of land as contended by the Plaintiff?}{ \b\i\lang2057\langfe1033\langnp2057\insrsid7103755 "}{\b\i\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid10375448\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9137117 {\lang2057\langfe1033\langnp2057\insrsid3023002\charrsid7103755 Answer:}{\lang2057\langfe1033\langnp2057\insrsid3023002 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid12800293\charrsid7103755 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid12800293 {\b\i\lang2057\langfe1033\langnp2057\insrsid3023002\charrsid7103755 Having regard to the provisions of Sections 6 and 7 of the Land Sales Act Cap.137}{\b\i\lang2057\langfe1033\langnp2057\insrsid7103755 }{\b\i\lang2057\langfe1033\langnp2057\insrsid3023002\charrsid7103755 the document titled }{ \b\i\lang2057\langfe1033\langnp2057\insrsid7103755 "}{\b\i\lang2057\langfe1033\langnp2057\insrsid3023002\charrsid7103755 Proposal to purchase Dilkusha land}{\b\i\lang2057\langfe1033\langnp2057\insrsid7103755 "}{ \b\i\lang2057\langfe1033\langnp2057\insrsid3023002\charrsid7103755 dated 8 August 2003 (}{\b\i\lang2057\langfe1033\langnp2057\insrsid7103755 "}{\b\i\lang2057\langfe1033\langnp2057\insrsid3023002\charrsid7103755 the Agreement}{ \b\i\lang2057\langfe1033\langnp2057\insrsid7103755 "}{\b\i\lang2057\langfe1033\langnp2057\insrsid3023002\charrsid7103755 ) for sale and purchase of land was or is illegal, void and unenforceable at law as contended by the Defendants.}{ \b\lang2057\langfe1033\langnp2057\insrsid3023002\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\b\lang2057\langfe1033\langnp2057\insrsid10777910\charrsid7103755 \par }{\lang2057\langfe1033\langnp2057\insrsid875061\charrsid7103755 I will now hear the parties as to costs. \par }{\lang2057\langfe1033\langnp2057\insrsid2586091\charrsid7103755 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12800293 {\b\lang2057\langfe1033\langnp2057\insrsid14304496\charrsid12800293 Thomas }{\b\lang2057\langfe1033\langnp2057\insrsid3212335\charrsid12800293 V. }{\b\lang2057\langfe1033\langnp2057\insrsid13573893\charrsid12800293 Hicke}{\b\lang2057\langfe1033\langnp2057\insrsid14304496\charrsid12800293 \par }{\b\ul\lang2057\langfe1033\langnp2057\insrsid14304496\charrsid7103755 J}{\b\ul\lang2057\langfe1033\langnp2057\insrsid345120\charrsid7103755 udge}{\b\ul\lang2057\langfe1033\langnp2057\insrsid3154745\charrsid7103755 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7103755 {\lang2057\langfe1033\langnp2057\insrsid14304496\charrsid7103755 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10777910\charrsid7103755 Solicitors: \par }{\lang2057\langfe1033\langnp2057\insrsid10777910\charrsid12800293 M}{\lang2057\langfe1033\langnp2057\insrsid16547623\charrsid12800293 itchell Keil}{\lang2057\langfe1033\langnp2057\insrsid10777910\charrsid12800293 , }{ \lang2057\langfe1033\langnp2057\insrsid16547623\charrsid12800293 Lawyers, }{\lang2057\langfe1033\langnp2057\insrsid10777910\charrsid12800293 Suva, for the }{\lang2057\langfe1033\langnp2057\insrsid16547623\charrsid12800293 Plaintiff}{ \lang2057\langfe1033\langnp2057\insrsid10777910\charrsid12800293 \par M}{\lang2057\langfe1033\langnp2057\insrsid16547623\charrsid12800293 ishra Prakash & Associates}{\lang2057\langfe1033\langnp2057\insrsid10777910\charrsid12800293 , Suva, for the }{\lang2057\langfe1033\langnp2057\insrsid16547623\charrsid12800293 Respondents }{\b\lang2057\langfe1033\langnp2057\insrsid3736859\charrsid12800293 \par }}