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FEDERAL COURT PUTRAJAYA
LIM SWEE CHOO & ANOR – Appellant
Versus
ONG KOH HOU @ WON KOK FONG & ANOTHER APPEAL – Respondent
[Civil Appeal No: 02(f)-22-07/2024(W) & 02(f)-23-07/2024(W)]



Petitioner Advocates:Cyrus V Das,Low Weng Tchung,Jaden Phoon Wai Ken,Adeline Tan Shu Phing ,Respondent Advocate: Alfred Lai Choong Wui,Toh Mei Swan,Ho Weng Sze,Yew Jing Yi Jonathan Gerard

The doctrine of total failure of consideration applies only after a contract is discharged, emphasizing that ongoing agreements cannot invoke illegality claims unless fully performed obligations are not met.

Headnote:(A) Contracts Act 1950 - Sections 40 and 56 - Moneylenders Act 1951 - Doctrine of total failure of consideration - Appeal concerning assignments tainted by illegal moneylending - Court clarified that the doctrine only applies after a contract has been discharged, rescinded, or terminated - Found no total failure of consideration as the plaintiffs performed under the assignment leading to the defendant’s benefit - Court of Appeal's decision regarding illegality of agreements and assessment of damages was incorrect. (Paras 175-176)

Facts of the case:
The plaintiffs entered into an SPA for parcels of land, later assigned to the defendant. Following a dispute and court rulings, the plaintiffs claimed further payment due to the defendant's breach of the agreements which were alleged to be tainted by illegal moneylending practices. The defendant's counterclaim was based on recovery for consideration claimed void due to illegality. (Paras 8-29, 170-173)

Findings of Court:
The Court affirmed lower courts' findings on the validity of the plaintiffs' agreements, highlighting no total failure of consideration based on contract performance and mutual benefits derived, thus ruling against the defendant's claims for repayment. (Paras 25-29, 66-78)

Issues: Whether the doctrine of total failure of consideration applies in light of established performance and its implications for claims of illegality in transactions among the parties. (Paras 31-32)

Ratio Decidendi: The Court emphasized that restitution claims due to total failure must only arise when contracts are terminated entirely and stressed that past happened transactions influenced by illegality do not negate valid agreements for which parts of consideration were exchanged. (Paras 175-176)

Result: Appeals allowed, findings reversed regarding total failure of consideration, and costs awarded to the plaintiffs.

Judgement Key Points

Certainly. Based on the provided legal document, the key points are as follows:

  1. The doctrine of total failure of consideration applies only after a contract has been fully discharged, rescinded, or terminated. It cannot be invoked for ongoing agreements unless the contractual obligations have been completely performed or the contract is otherwise brought to an end (!) (!) .

  2. The test for total failure of consideration is whether the promisor has performed any part of the contractual duties in respect of which payment is due, rather than whether the party in default has failed to perform his promise in its entirety (!) (!) .

  3. There is a clear distinction between the right to rescind a contract for breach and the right to claim restitution for total failure of consideration. Rescission is only available when there is a fundamental breach or repudiation, not merely partial performance or benefit received (!) (!) .

  4. The application of the doctrine of total failure of consideration is limited to cases where there has been a complete failure of the basis or performance for which payment was made. Partial performance or benefits received generally preclude a claim for restitution based on total failure (!) (!) .

  5. The conflation of breach or repudiation with the doctrine of total failure of consideration, as seen in some judicial developments, is erroneous and undermines legal certainty. The principles governing breach and those governing restitution are separate and should not be merged (!) (!) .

  6. The validity and enforceability of the relevant contracts—such as the Sale and Purchase Agreement and the Assignment Agreements—are crucial. These agreements are generally upheld unless proven to be tainted by illegality or unconscionability (!) (!) .

  7. Illegality, especially involving illegal moneylending activities, can render contracts void or unenforceable. Past related proceedings and judgments can be judicially noticed and are relevant in determining the legality of the transactions (!) (!) .

  8. The conduct of the parties, including unconscionable or inequitable actions, can bar claims for restitution, especially if such conduct is found to be unjust or unconscionable (!) (!) .

  9. The law emphasizes the importance of legal certainty, predictability, and adherence to established principles and precedents. Departures from these principles require compelling justification and should be approached cautiously (!) (!) .

  10. The current understanding and application of the doctrine of total failure of consideration should be clarified and reformed to prevent conflation with breach of contract and to promote consistency and legal certainty in contractual and restitutionary claims (!) (!) .

These points collectively summarize the judicial reasoning and legal principles governing the application of the doctrine of total failure of consideration, the importance of contract performance, and the significance of legality and conduct in contractual disputes.


Table of Content
1. introduction to novel legal points. (Para 1 , 2 , 3)
2. focus on contractual agreements and parties involved. (Para 4 , 5 , 6)
3. details regarding the assignment and agreements. (Para 7 , 8 , 9 , 10 , 11 , 12 , 13)
4. proceedings detail and legal findings related to agreements. (Para 15 , 16 , 17 , 18 , 19 , 20)
5. parties' arguments surrounding the contractual obligations. (Para 24 , 25 , 26 , 27 , 28)
6. court's observations on past judgments and their relevance. (Para 29 , 30)
7. judicial process involving academic analysis and reasoning. (Para 31 , 32 , 33 , 34 , 35 , 36)
8. analysis of the fusion of legal principles in judgments. (Para 37 , 38 , 39)
9. discussion on legal literature informing judicial reasoning. (Para 40 , 41 , 42)
10. clarifying legal principles surrounding money recovery. (Para 43 , 44 , 45 , 46 , 47 , 48)
11. continuing analysis of judicial reasoning and principles. (Para 49 , 50 , 51 , 52 , 53)
12. judicial discussion on statutes and their interpretation. (Para 54 , 55 , 56 , 57 , 58)
13. revisiting prominent cases and judicial principles. (Para 59 , 60 , 61 , 62 , 63 , 64 , 65)
14. addressing confusions arising from prior rulings. (Para 66 , 67 , 68 , 69 , 70 , 71 , 72 , 73 , 74)
15. conclusion on the validity of previous judgments. (Para 75 , 76 , 77 , 78 , 79 , 80)
16. implications of judgment on financial transactions. (Para 81 , 82 , 83)
17. final conclusions on legal effectiveness and remedies. (Para 84 , 85 , 86)
18. judicial reasoning and applicability in legal precedents. (Para 87 , 88 , 89 , 90 , 91 , 92 , 93 , 94 , 95 , 96 , 97 , 98 , 99)
19. clear delineation of legal principles guiding the decision. (Para 100 , 101 , 102 , 103 , 104 , 105 , 106 , 107 , 108 , 109)
20. explicit reasoning for the court's decision on the claims. (Para 110 , 111 , 112 , 113 , 114 , 115 , 116 , 117 , 118)
21. analysis of consequences of previous legal findings. (Para 119 , 120 , 121 , 122 , 123)
22. final remarks on the integrity of judicial practices. (Para 124 , 125)
23. legal principles upheld regarding unjust enrichment. (Para 126 , 127 , 128 , 129 , 130)
24. final conclusions regarding monetary claims and equitable remedies. (Para 131 , 132 , 133 , 134 , 135)
25. clarifying the judiciary's future stance on similar cases. (Para 136 , 137 , 138 , 139 , 140)
26. judicial decisions rooted in sound legal reasoning. (Para 141 , 142)
Ahmad Terrirudin Mohd Salleh FCJ:

A. Introduction

[1] These appeals raise novel points of law concerning the Malaysian position on the common law restitutionary doctrine of total failure of consideration in light of this Court's prior rulings in Berjaya Times Square Sdn Bhd v. M-Concept Sdn Bhd 2009 MarsdenLR 2647 ; 1998 MarsdenLR 12720 ; [2010] 1 CLJ 269 (FC) and Damansara Realty Bhd v. Bungsar Hill Holdings Sdn Bhd & Anor 2011 MarsdenLR 2174 ; [2011] 6 MLJ 464 ; [2011] 9 CLJ 257 (FC) . These rulings have since been frequently applied by the lower courts and have garnered considerable attention from both legal scholars and practitioners. Much judicial and academic ink has been spilt analysing the legal developments introduced by these rulings. In this judgment, parties will be referred to as they were in the High Court.

[2] Through a letter dated 18 December 2024, the Registry of the Federal Court received an application from learned counsel for the Plaintiffs for these appeals to be heard by a panel larger than that which heard the above two (2) cases in light of the Plaintiffs' Leave Questions No 4 and 5. This request was granted.

[3] We heard the appeal on 24 January 2025 and, curia advisari vult, delivered our broad grounds on 8 April 2025 whereupon, having heard both learned counsel and after anxious consideration, we were constrained to allow the appeals. This is the full grounds of our unanimous decision.

[4] The present appeals, in essence, concern the Assignment Agreements involving four (4) vacant parcels of land assigned by the Plaintiffs to the Defendant for a consideration. Thes

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