Godecke v Kirwan (1973) 129 CLR 629: A Case Summary

Case name & citation: Godecke v Kirwan [1973] HCA 38; 129 CLR 629; 1 ALR 457

The bench of judges: Walsh, Gibbs and Mason JJ.
Decided on: 20 September 1973
The concerned Court: High Court of Australia
Area of law: Agreement contemplating execution of formal contract; Certainty of contract

What happened in Godecke v Kirwan?

The case of Godecke v Kirwan (1973) revolved around the central issue of whether a binding contract for the sale of land was established between two parties or were they still negotiating.

Godecke (the buyer) and Kirwan (the vendor) agreed in writing through a document titled “Offer and Acceptance” for the sale of a piece of land for a price of $110,000.

The document outlined the terms and conditions for the sale of the property.

The crux of the matter hinged on the interpretation of several clauses within the document. Clause 3 and special condition 1 suggested that the execution of a formal contract was necessary for the purchaser to gain possession of the property. Additionally, clause 6 indicated that further agreements might be required by the vendor.

Clause 3 & 6 read as follows:

“Possession shall be given and taken on settlement upon signing and execution of a formal contract of sale within 28 days of acceptance of this offer.”

“If required by the Vendor/s I/we (the buyer) shall execute a further agreement to be prepared at my costs by his appointed Solicitors containing the foregoing and such other covenants and conditions as they may reasonably require………”

Kirwan (the vendor) decided not to proceed with the sale. He argued that there was no binding contract. The case was heard at the Supreme Court of Western Australia.

Hearing and Court’s Judgment

The primary judge initially ruled that there was no binding contract, primarily because the execution of a formal contract appeared to be a condition precedent. However, on appeal to the High Court of Australia, the Court disagreed and decided that while the parties intended to execute a formal contract, it was not a condition for the formation of a binding agreement.

The judges supported the notion that the requirement for a formal contract did not negate the existence of a binding agreement. The execution of a formal contract was seen as a condition of certain obligations (such as giving and taking possession and paying part of the purchase price) rather than a condition of agreement itself.

Additionally, the judges considered the inclusion of clause 6, which allowed for the possibility of further agreements. Clause 6 of the document allowed the vendor to require the execution of a further agreement containing additional covenants and conditions, if deemed reasonable by their solicitors.

The Court discussed the legal principle that parties to a contract can leave certain terms to be determined by a third party without rendering the contract void for uncertainty. Specifically, Clause 6 allowed the solicitors for the vendor to unilaterally include additional terms, provided these terms are reasonable.

The clause allowed the solicitors for the vendor to determine additional terms, which is a common practice and doesn’t invalidate the contract. It allowed to add more conditions to the agreement, but only if these new conditions don’t contradict the existing ones or the original agreement and are reasonable.

Thus, the existing agreement was binding.

Quote from the case

“Clause 6 does not require that the additional terms should be the subject of agreement between the parties. The inclusion of additional terms depends on the unilateral requirement of the solicitors for the vendor, subject to the qualification that the requirement must be reasonable. It is well established that the parties to a contract may leave terms – even essential terms – to be determined by a third person: Foster v. Wheeler (1888) 38 Ch D 130; May and Butcher Ltd. v. The King (1934) 2 KB 17, at p 21.”

(GIBBS J at p 646)

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Guthing v Lynn (1831): A Quick Summary

Case name & citation: Guthing v Lynn (1831) 2 B & Ad 232

Court and jurisdiction: Court of the King’s Bench; England & Wales
Decided on: 25 April 1831
Area of law: Offer and acceptance; Terms of offer; Contractual certainty

Guthing v Lynn (1831) is a contract law case on issues of certainty and validity of terms in a contract.

Given below is a summary of the case in points.

1. Sale of horse

The plaintiff purchased a horse from the seller. There was a promise to buy another horse or to pay an additional sum of £5 to the seller if the one purchased proved lucky.

A dispute arose between the parties because the horse did not meet the plaintiff’s expectations. They disagreed on whether the conditional payment mentioned was owed to the seller.

2. Issue that arose

The central issue before the court was whether the buyer’s offer to pay extra for the horse if it was lucky constituted a valid offer.

The court needed to determine if the terms “lucky” and “buy another horse” could be legally binding and enforceable.

3. Decision of the Court

The Court decided that the terms of a contract need to be definite and clear.

4. Vagueness of the offer

The promise to pay an additional £5 “if the horse is lucky” was deemed too vague and uncertain so as to form a valid offer. Hence, it could not be legally enforceable.

5. Agreed price

Therefore, the only legally enforceable part of the transaction was the purchase of the horse for the agreed price of £63. This was the majority of the legally recognized agreement between the parties.

6. Reasoning behind the decision

The legal principle outlined in this case is that the terms of an offer must be certain. If the words used in the offer are too vague or ambiguous, then the parties might not be clear about what they are contracting for and hence, should not be legally bound by the offer. It can lead to uncertainty.

7. Key takeaway (Guthing v Lynn)

In essence, this case underscores the importance of clarity and certainty in the terms of a contract offer to ensure that both parties have a clear understanding of their obligations and that the contract is legally enforceable.

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A Case Summary of Meehan v Jones (1982)

Case name & citation: Meehan v Jones [1982] HCA 52; (1982) 149 CLR 571

The concerned Court: High Court of Australia
Decided on: 17 September 1982
The bench of judges: Gibbs C.J., Mason, Murphy and Wilson JJ.
Area of law: Certainty; Contract of sale of land

What is the case about?

Meehan v Jones (1982) is a legal case that involved a contract for the purchase of land with a “subject to suitable finance being available” condition. Questions arose as to whether this condition made the contract unenforceable on grounds of uncertainty.

Facts of the case

There was an agreement between Meehan and Jones whereby Meehan agreed to purchase land from Jones. The agreement was subject to Meehan’s securing finance on satisfactory terms and conditions. But Meehan could not get the required finance he needed and as a result, the sale got delayed. Later Meehan said that he found satisfactory finance but Jones refused to complete the sale. Jones attempted to avoid the contract claiming that it was too uncertain because Meehan had complete discretion in deciding whether or not the financing terms offered to him were satisfactory.

What was the issue?

The main issue was whether Meehan’s discretion regarding the acceptability of financing terms rendered the contract unenforceable.

Judgment of the Court in Meehan v Jones

The Court took the following view:

Even though the buyer had the discretion to determine whether specific financing terms offered to him were satisfactory, this discretion was not completely unfettered. It had to be exercised honestly and reasonably, i.e., in accordance with good faith. Importantly, the Courts are quite capable of deciding whether the buyer has acted honestly and reasonably in his efforts to obtain suitable financing. Hence, the agreement was enforceable.

In general, Courts usually try to uphold agreements wherever possible. In cases like these, the “subject to finance” clauses are intended to protect the purchaser and may imply an obligation for the purchaser to act honestly and reasonably when attempting to secure finance. Further, many contracts depend on securing finance. But it does not make the contract void for uncertainty.

Quotes from the case

Mason J. said as under:

“Primarily the object of such a clause is to benefit or protect the purchaser, by ensuring that he is not under a binding obligation to complete if he is unable to obtain finance. …… The primary object of the condition being the protection of the purchaser, it is sensible to treat it as stipulating for finance that is satisfactory to the purchaser or his nominee, subject to an implied obligation that he will act honestly, or honestly and reasonably, in endeavouring to obtain finance and in deciding whether to accept or reject proposals for finance.” (at p588)

“To say that a “subject to finance” or “subject to finance on satisfactory terms and conditions” clause denotes finance which is satisfactory to the purchaser is not to say that he has an absolute or unfettered right to decide what is satisfactory. To concede such a right would certainly serve the object of the clause in protecting him. But it would do so at the expense of the legitimate expectations of the vendor by enabling the purchaser to escape from the contract on a mere declaration that he could not obtain suitable finance. With some justification the vendor can claim that the agreement made by the parties is not an option but a binding contract which relieves the purchaser from performance only in the event that, acting honestly, or honestly and reasonably, he is unable to obtain suitable finance.” (at p589)

Refer to the full text of the case here: https://jade.io/article/67012

Conclusion (Meehan v Jones)

From the above case, one might deduce that the “subject to finance” clause protects the purchaser, but it does not give them an unfettered right to decide what is satisfactory or to simply declare any financing terms as unsatisfactory to escape the contract. They must act honestly and reasonably when attempting to obtain suitable finance.

This approach balances the interests of both the seller and the purchaser.

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A Summary of Whitlock v Brew (1968) Case

Whitlock v Brew (1968) revolves around the issue of uncertainty and whether a clause of a contract that is uncertain can render the whole contract invalid if it cannot be severed from the contract.

Given below are the case details:

Case name & citation:	Whitlock v Brew [1968] HCA 71; (1968) 118 CLR 445
The concerned Court:	High Court of Australia
Decided on:	31 October 1968
The bench of judges:	McTiernan, Kitto, Taylor, Menzies and Owen JJ.
Area of law:	Contract of sale of land; Uncertainty

Facts of the case (Whitlock v Brew)

A contract for the sale of land was entered into between two parties. The contract involved a condition that on possession, the purchaser would grant a lease of a part of the land to an oil company (Shell) for the sale of petroleum products. The lease would be on “such reasonable terms as commonly govern such a lease.”

There was another term in the contract which provided that in the event of a dispute regarding the interpretation of this lease clause, the matter would be resolved through arbitration. The arbitrator will be appointed by the President of the Law Institute of Victoria.

Initial judgment

The contract was rescinded by the seller and the deposit was forfeited. The purchaser sued to recover the deposit but failed in the initial judgment. The decision was appealed to the Full Court of the Supreme Court of Victoria. The Full Court allowed the appeal.

They considered the condition void for uncertainty and not severable, making the entire contract unenforceable. They also found that there was no consideration for the deposit, so it could be recovered as money had and received.

The seller appealed to the High Court.

Judgment of the High Court in Whitlock v Brew

The majority of the High Court decided that the lease clause was too uncertain as it did not specify the term of the lease or the rent amount. This uncertainty made it impossible to determine the essential terms of the lease and it being a material and inseverable part of the contract of sale, no concluded contract existed between the parties. The contract was not enforceable.

As regards the arbitration provision, the Court decided that the interpretation and operation of the clause was such that it did not authorize an arbitrator to fix the lease’s term or rental amount.

There was no previous course of dealings between the parties that could be referred to neither was there any established set of standards in common use that could be referred to for fixing the term or rent of the lease. As a result, no underlying contract could be said to have effected and consequently, the arbitration clause was also of no effect.

Furthermore, the arbitration clause only allowed a third party (the arbitrator) to resolve any disputes between the parties regarding the terms commonly used in such leases, it did not empower him to fix the terms of the contract and remove uncertainty.

Conclusion

The High Court of Australia adopted a strict approach in Whitlock v Brew (1968). The contract was deemed too uncertain to enforce because it lacked essential details regarding the term of the lease or rental amount. The lease condition was void for uncertainty and inseverable from the main contract. Hence, there was no enforceable contract and the seller was not entitled to retain the deposit.

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