“… currently engaged in the process of trying to get a firm increased offer … and will be pressing the prospective purchaser through solicitors to see if the price can be improved.”
“The offer of£2.2 million is not an offer ‘by our client’. It is an offer which has been made to our client by a prospective purchaser. … Our Client’s concern … is that the offer of£2.2 million , in a continuing difficult market, will be reduced and not increased.”
“ 1.1 … failed to act with integrity in breach of Rule 1.01 of the Solicitors’ Code of Conduct 2007 and (from October 2011) Principle 2 of the SRA Principles 2011. 1.2 … failed to act in the best interests of his client in breach of rule 1.04 of the Solicitors’ Code of Conduct 2007 and (from October 2011) Principle 4 of the SRA Principles 2011. 1.3. … failed to behave in a way that maintains the trust the public places in him and in the provision of legal services in breach of Rule 1.06 of the Solicitors’ Code of Conduct 2007 and (from October 2011) Principle 6 of the SRA Principles 2011. 1.4 ... took unfair advantage of third parties in his professional capacity in breach of Rule 10.1 of the Solicitors’ Code of Conduct 2007 and (from October 2011) as a consequence he failed to achieve the mandatory Outcome (11.1) in the SRA Handbook 2011. 1.5 …. deceived or knowingly misled the Court in breach of Rule 11.01(1) of the Solicitors’ Code of Conduct 2007.”
“(ii) Deceitful misrepresentations A. The value of the Property 82. The Respondent made statements on behalf of the client in correspondence with Northern Rock and the Trustee (and its solicitors) as to the value of the Property which he knew were false and/or misleading, alternatively he was reckless as to their truth or falsity and thereby: 82.1 failed to act with integrity; and 82.2 failed to behave in a way that maintains the trust the public places in him and in the provision of legal services; and 82.3 took unfair advantage of third parties. Particulars 83. The Respondent made the following representations to Northern Rock as to the value of the Property: 83.1 In his letter of22 June 2011 to Northern Rock the Respondent stated … 83.1.2 ‘The Purchaser has offered to buy the Property for£2.2million .’ … 83.1.4 ‘… our client will seek to negotiate with the Purchaser in order to try and obtain an increase in the offer, ideally to£2.3 million .’ 83.2 As recorded in an Attendance Note of16 August 2011 , during a telephone conversation with JH of Northern Rock that day, the Respondent made the following statements … … 83.2.2 ‘… PRW said that he is currently engaged in the process of trying to get a firm and increased offer. … PRW said that he would expect at least£2.3million and will be pressing the prospective purchaser through solicitors to see if the price can be improved.’ 83.2.3 ‘PRW said that although there is a very significant negative equity, there is no prospect of the bankrupt estate achieving anything out of this, it is plain that the Trustee in Bankruptcy is going to do nothing to assist …’ … 83.5 In his letter of1 November 2011 to JH and two other Northern Rock employees, the Respondent stated: ‘Our client’s concern … is that the offer of£2.2million , in a continuing difficult market, will be reduced and not increased.’ 84. The Respondent made the following representations to the Trustee as to the value of the Property: … 84.5 In his letter of13 April 2012 to solicitors for the Trustee, the Respondent stated: ‘It is correct that the client obtained a valuation. That was from Carter Jones. That was in line with the offer of£2.2million which had been received’ and ‘the client does not have a valuation of the property at£3.9million .’ 85. Accordingly, the Respondent expressly represented to Northern Rock and/or the Trustee that: 85.1 As at April 2011, that there was significant negative equity in the property ie the value of the Property was substantially less than the (roughly)£2.8 million Northern Rock mortgage. 85.2 From at least April 2011 until at least April 2012, the market value of The Property was approximately£2.2million and that the client believed as such. 85.3 A purchaser had offered the client£2.2million for the property and the client had been in negotiations with the purchaser to secure and increase that offer. By implication, the Respondent thereby represented that (i) the offer being made was a genuine one, in that it was being made by a third party, independent of the client and (ii) no higher offers were available for consideration. 86. The Respondent knew these representations to be materially false and/or misleading, alternatively he was reckless as to their truth or falsity, in that: 86.1 The Respondent knew or ought to have known that the value of the property was substantially in excess of£2.2 million and that the client believed such: 86.1.1 As at the18 February 2010 meeting with the client the Respondent became aware that: (1) it was the client’s view that a ‘very substantial undervalue’ had been put on the property; 2) that an offer had been made on the property for£3.9 million ; (3) that another offer was ‘floating around’ in the same price range … 86.1.2 As at the latest7 June 2011 , the Respondent was aware that the client reached an agreement with JD to sell the property for£3.9 million and JD had paid nearly£1 million towards the purchase … 86.1.3 In a9 February 2012 letter to the client, the Respondent asked the financier to lend money to the client based on ‘the full value of the onward sale’ of the property, i.e.£3.9 million … 86.1.4 On29 February 2012 , the client told the Respondent he had spoken to Savills who thought they could sell the property for more than£3.9 million … 86.1.5 As at mid-March 2012, the Respondent was aware that the client had obtained substantially higher valuations for the property. In an email dated18 March 2012 from the client to the respondent, the client referred to an ‘off the record’ valuation of£3.9 million … On5 April 2012 , during a conversation with the Respondent, the client referred to a valuation of£3.95 million and on23 April 2012 the client informed the Respondent that Hamptons had valued the property at between£3.75 million and£4.45 million … 86.1.6 During a meeting on18 April 2012 with the Respondent, the client stated that ‘we know’ the value to be in the region of£3.9 million . He also confirmed that Knight Frank wanted to market the property at£4.5m … 86.2 The Respondent knew or ought to have known that there was not negative equity in the property: 86.2.1 As at7 June 2011 , an agreement was in place for the client to sell the property to JD, through a company, for£3.9 for which nearly£1 million (later in excess of£1.3 million ) had been put towards the purchase, monies which had already been spent by the client. This agreement was later reduced to writing … 86.2.2 The price of£3.9 million was in line with at least one other offer made on the property and the client’s stated assessment of its value … 86.3 The Respondent knew or ought to have known that there was no offer of£2.2 million for the property. 86.3.1 No offer of£2.2 million had been made to the client for the property. The only offer that had been made on the property was JD’s offer of£3.9 million , which the Respondent knew as at7 June 2011 had been accepted by the client. 86.3.2 At no point was the client engaged in negotiations with a ‘Purchaser’ to sell the property for a price of around£2.2 million . The client did not at any time intend to seek ‘an increase in the offer, ideally to£2.3 million ’ nor was he ‘engaged in the process of trying to get a firm and increased offer’ … Similarly, the Respondent never expected to press a ‘prospective purchaser through solicitors to see if the price can be improved [above£2.2 million ]’ … Each of these statements were fabrications based on a fictional purchaser, intended solely to hide the true value of the property and the fact that the transfer from Northern Rock was at an undervalue. The Respondent recognized as much when, during a conversation on23 January 2012 , the Respondent advised the client that there should be a ‘strict veil of confidentiality’ between the two ends of the transaction because if AP saw the sale from Northern Rock at£2.2 million and then the onward sale to his client JD at£3.9 million , the obvious question would be whether there was a transfer at an undervalue …” 82.1 failed to act with integrity; and 82.2 failed to behave in a way that maintains the trust the public places in him and in the provision of legal services; and 82.3 took unfair advantage of third parties. 83.1 In his letter of22 June 2011 to Northern Rock the Respondent stated … 83.1.2 ‘The Purchaser has offered to buy the Property for£2.2million .’ … 83.1.4 ‘… our client will seek to negotiate with the Purchaser in order to try and obtain an increase in the offer, ideally to£2.3 million .’ 83.2 As recorded in an Attendance Note of16 August 2011 , during a telephone conversation with JH of Northern Rock that day, the Respondent made the following statements … … 83.2.2 ‘… PRW said that he is currently engaged in the process of trying to get a firm and increased offer. … PRW said that he would expect at least£2.3million and will be pressing the prospective purchaser through solicitors to see if the price can be improved.’ 83.2.3 ‘PRW said that although there is a very significant negative equity, there is no prospect of the bankrupt estate achieving anything out of this, it is plain that the Trustee in Bankruptcy is going to do nothing to assist …’ … 83.5 In his letter of1 November 2011 to JH and two other Northern Rock employees, the Respondent stated: ‘Our client’s concern … is that the offer of£2.2million , in a continuing difficult market, will be reduced and not increased.’ 84.5 In his letter of13 April 2012 to solicitors for the Trustee, the Respondent stated: ‘It is correct that the client obtained a valuation. That was from Carter Jones. That was in line with the offer of£2.2million which had been received’ and ‘the client does not have a valuation of the property at£3.9million .’ 85.1 As at April 2011, that there was significant negative equity in the property ie the value of the Property was substantially less than the (roughly)£2.8 million Northern Rock mortgage. 85.2 From at least April 2011 until at least April 2012, the market value of The Property was approximately£2.2million and that the client believed as such. 85.3 A purchaser had offered the client£2.2million for the property and the client had been in negotiations with the purchaser to secure and increase that offer. By implication, the Respondent thereby represented that (i) the offer being made was a genuine one, in that it was being made by a third party, independent of the client and (ii) no higher offers were available for consideration. 86.1 The Respondent knew or ought to have known that the value of the property was substantially in excess of£2.2 million and that the client believed such: 86.1.1 As at the18 February 2010 meeting with the client the Respondent became aware that: (1) it was the client’s view that a ‘very substantial undervalue’ had been put on the property; 2) that an offer had been made on the property for£3.9 million ; (3) that another offer was ‘floating around’ in the same price range … 86.1.2 As at the latest7 June 2011 , the Respondent was aware that the client reached an agreement with JD to sell the property for£3.9 million and JD had paid nearly£1 million towards the purchase … 86.1.3 In a9 February 2012 letter to the client, the Respondent asked the financier to lend money to the client based on ‘the full value of the onward sale’ of the property, i.e.£3.9 million … 86.1.4 On29 February 2012 , the client told the Respondent he had spoken to Savills who thought they could sell the property for more than£3.9 million … 86.1.5 As at mid-March 2012, the Respondent was aware that the client had obtained substantially higher valuations for the property. In an email dated18 March 2012 from the client to the respondent, the client referred to an ‘off the record’ valuation of£3.9 million … On5 April 2012 , during a conversation with the Respondent, the client referred to a valuation of£3.95 million and on23 April 2012 the client informed the Respondent that Hamptons had valued the property at between£3.75 million and£4.45 million … 86.1.6 During a meeting on18 April 2012 with the Respondent, the client stated that ‘we know’ the value to be in the region of£3.9 million . He also confirmed that Knight Frank wanted to market the property at£4.5m … 86.2 The Respondent knew or ought to have known that there was not negative equity in the property: 86.2.1 As at7 June 2011 , an agreement was in place for the client to sell the property to JD, through a company, for£3.9 for which nearly£1 million (later in excess of£1.3 million ) had been put towards the purchase, monies which had already been spent by the client. This agreement was later reduced to writing … 86.2.2 The price of£3.9 million was in line with at least one other offer made on the property and the client’s stated assessment of its value … 86.3 The Respondent knew or ought to have known that there was no offer of£2.2 million for the property. 86.3.1 No offer of£2.2 million had been made to the client for the property. The only offer that had been made on the property was JD’s offer of£3.9 million , which the Respondent knew as at7 June 2011 had been accepted by the client. 86.3.2 At no point was the client engaged in negotiations with a ‘Purchaser’ to sell the property for a price of around£2.2 million . The client did not at any time intend to seek ‘an increase in the offer, ideally to£2.3 million ’ nor was he ‘engaged in the process of trying to get a firm and increased offer’ … Similarly, the Respondent never expected to press a ‘prospective purchaser through solicitors to see if the price can be improved [above£2.2 million ]’ … Each of these statements were fabrications based on a fictional purchaser, intended solely to hide the true value of the property and the fact that the transfer from Northern Rock was at an undervalue. The Respondent recognized as much when, during a conversation on23 January 2012 , the Respondent advised the client that there should be a ‘strict veil of confidentiality’ between the two ends of the transaction because if AP saw the sale from Northern Rock at£2.2 million and then the onward sale to his client JD at£3.9 million , the obvious question would be whether there was a transfer at an undervalue …”
“36. It is elementary, and supported by abundant authority, that if you are accused of dishonesty, then that must be spelt out against you with pitiless clarity. In my judgment, you cannot circumvent this obligation by pleading the same facts and matters as want of integrity. We do not have in our system dishonesty in the first degree and dishonesty in the second degree.”
“For the avoidance of doubt, the Tribunal read all of the documents in the case, made notes of oral evidence, and referred to the transcript of the hearing. The absence of any reference to particular evidence should not be taken as an indication that the Tribunal did not read, hear or consider that evidence.”
“87. The allegations against Ms Francis fall into the category of the most serious. Not only are they fraud allegations; they are fraud allegations against a solicitor … 88. Of particular relevance to a case of fraud such as the present is the question of motive. By and large dishonest people are dishonest for a reason. They tend not to be dishonest wilfully or just for fun. Establishing a motive for deceit, or conspiracy, is not a legal requirement, but if a motive cannot be detected or plausibly suggested then wrongful intention (to tell a deliberate lie in order to deceive) is less likely. The less likely the motive, the less likely the intention to deceive, or to conspire unlawfully. In many, if not most, fraud cases this would not be a particularly live point. The defendant is often a person who would be a direct beneficiary of the fraud, and a plausible motive is, to that extent, relatively easily propounded. The present case is, however, different. 89. Miss Francis could not conceivably be said to have any direct benefit in the loan which Mr McGuinness was trying to get. She had no interest in his business. The motive suggested by Mr Hubble was of a different kind. He suggested that Miss Francis was trying to help her client to succeed in his transaction and to ensure his business continued to come to the firm. 90. That, as a motive, would be plausible in some cases. One can imagine cases of small firms with a very important client, to whom a particular partner or solicitor is close in commercial or personal terms, which makes it all the more plausible that the solicitor will assist his client’s transactions by being less than straight from time to time. However, in this case I do not find it particularly plausible.”
“Mr Lawrence submitted that it was ‘almost vanishingly unlikely’ that the Respondent was consciously dishonest in this case. He may well have made some mistakes and he may well have written some letters about which concessions had been made. He regretted that, but was ‘very, very, very unlikely’ that there was the sort of conscious dishonesty which was a precondition of a finding of dishonesty before the Tribunal.”
“It is a cardinal principle of litigation that if serious allegations, in particular allegations of dishonesty are to be made against a party who is called as a witness they must be both fairly and squarely pleaded, and fairly and squarely put to that witness in cross-examination.”
“… no obligation to raise a matter in cross-examination in circumstances where it is perfectly clear that (the witness) has had full notice beforehand that there is an intention to impeach the credibility of the story which he is telling.”
“… it will not do to impeach the credibility of a witness upon a matter on which he has not had any opportunity of giving an explanation by reason of there having been no suggestion whatsoever in the course of the case that his story is not accepted.”
“So long as it is clear from the thrust of the cross-examination (or from notice given beforehand) that a witness’ evidence will be challenged, I do not see that it is necessary to continue exploring a point in detail when the witness has already had an opportunity to state his case.”
“[T]he valuation took place on Monday and valuer told me off record that he was happy with its value at£3.9m so just need him to confirm this in writing.”; iii) The next day, Mr Williams responded by email with the word “Good”; iv) An attendance note of Mr Williams recorded a conversation with the client on20th March 2012 , where the client told him that: “the valuation had gone well” and that “UTB have already spoken to [Mr Williams]. [The client] has given them a copy of the valuation just obtained. [The client] thinks they will proceed” ; v) On22nd March 2012 , solicitors for the client’s trustee in bankruptcy, CKFT, wrote to Wilsons stating that they knew of a valuation at£3.9m : “[UTB] state that a broker acting on behalf of your client … has stated that the Property has been valued at£3.9million and that your client has been paid£1.3million by a third party who is ultimately going to purchase the property from [the special purchase vehicle]. This is clearly a matter of some concern”. vi) On26th March 2012 , Mr Williams wrote to the client describing the letter as “plainly … disastrous”; vii) On26th March 2012 , Mr Williams produced the first draft of the letter that went out on13th April 2012 . It contained the£3.9m representation; viii) On27th March 2012 , Mr Williams wrote to the client stating that he had decided to “slow things down”
“89.87 The Respondent explained in his oral evidence that he regretted the words ‘to negotiate’ and that he would not use those words if writing the letter [of22nd June 2011 ] again. Further, he stated that he had in mind a negotiation with Northern Rock. The Tribunal did not accept this. It was clear when the Respondent referred to ‘negotiation’ in his communications with Northern Rock that he was referring to negotiations between his client and the purchaser. It was also clear from the evidence that at no time did the Respondent seek to have the Client negotiate with the purchaser. There was no real negotiation between the Client and the purchaser in terms of trying to achieve a higher figure. The Tribunal found that the Respondent had made the representations as to negotiation with the sole purpose of seeking to make the deal more attractive to Northern Rock. Accordingly, the Tribunal found that the representations made to Northern Rock in relation to negotiations about the price were false and misleading. 89.88 The Tribunal found that the Respondent’s statement to Northern Rock relating to concern that the offer in the declining market would be reduced and not increased, was also false and misleading. It was the Client’s desire that the offer be reduced, not his ‘concern’ that it might be. The Tribunal noted that in an attendance note of25 October 2011 , the Respondent recorded the Client as stating that ‘he “wants to shave” more money off the price to be paid to Northern Rock’ and that ‘although he does not rule out completely the possibility that we might engage in some “shaving” last minute with Northern Rock,…realistically this is unlikely…’. Further, the Respondent referred to the deal with Northern Rock being ‘on a knife edge’ and advised that there should be no consideration or reducing the price from£2.2million . The Tribunal determined that [the] Respondent had represented that the Client was genuinely worried about a reduction in the offer price when in actuality, the Respondent knew that the Client himself wanted to reduce the price. Accordingly the Tribunal also found the statement made to Northern Rock on1 November 2011 to be false and misleading.”
“The Tribunal may prescribe the duties to be performed by the clerks or for which they shall be responsible and those duties shall include arrangements for … (f) preparing summaries of allegations, evidence and submissions for inclusion in the Tribunal’s detailed findings; …” (f) preparing summaries of allegations, evidence and submissions for inclusion in the Tribunal’s detailed findings; …”