SI
SI
discoversearch

We've detected that you're using an ad content blocking browser plug-in or feature. Ads provide a critical source of revenue to the continued operation of Silicon Investor.  We ask that you disable ad blocking while on Silicon Investor in the best interests of our community.  If you are not using an ad blocker but are still receiving this message, make sure your browser's tracking protection is set to the 'standard' level.
Technology Stocks : Thermo Tech Technologies (TTRIF) -- Ignore unavailable to you. Want to Upgrade?


To: Rick McDougall who wrote (6456)2/25/2004 10:06:32 PM
From: CAYMAN  Respond to of 6467
 
OT: Int'l Bio Recovery loses $576,719 in second quarter

International Bio Recovery Corp

IBR

Shares issued 22,528,061

Feb 24 2004 close $ 0.42

Wednesday February 25 2004

News Release

Mr. Elmer Friesen reports

INTERNATIONAL BIO RECOVERY CORPORATION ANNOUNCES FISCAL 2004 SECOND QUARTER FINANCIAL RESULTS - COMPANY ALSO CLOSES PRIVATE PLACEMENT ANNOUNCED FEBRUARY 12, 2004 -

International Bio Recovery has released fiscal 2004 second quarter financial results for the three-month and six-month periods ended Dec. 31, 2003.

Second quarter revenue was $11,571 compared with $1,115,429 in the second quarter of fiscal 2003. The decrease in revenue is due to the recognition in the second quarter of fiscal 2003 of $1.1-million in technology fees related to the sale of IBR's technology rights in China. Since IBR derives the majority of its revenue from large technology licence sales, quarterly revenue will be earned in "lumpy" patterns with high numbers posted in those quarters where sales are made.

Revenue for the six-month period ended Dec. 31, 2003, was $29,462 compared with $1,179,522 for the same period in fiscal 2003.

IBR's net loss for the second quarter was $576,719 or two cents per share, compared with net income of $588,989 or three cents per share, in the second quarter of fiscal 2003 and a net loss of $596,611 or three cents per share, in the first quarter of fiscal 2004. The year-over-year reduction is due to the previously mentioned technology licence revenue earned in the second quarter of fiscal 2003. Net loss year-to-date is $1,173,300 or five cents per share, compared with a net loss of $557,671 or three cents per share, in the same period of fiscal 2003.

Management recognizes that anticipated expansion of new business in the second half of fiscal 2004 may require increased expenditures as staff is added and higher demands are placed on management and outside services. In addition, IBR is undertaking sales and marketing initiatives to shorten its sales cycle, while continuing research and development efforts continue to focus on increasing the efficiency of the technology process and enhancing the fertilizer products. However, higher revenues from technology sales would be expected to offset such increased expenditures.

"We remain focused on building our sales pipeline for new plant licences and on translating those opportunities into new contracts," said Elmer B. Friesen, president and chief executive officer of IBR. "A recent high-level visit with Mexican government officials, along with other initiatives in North America, China, Indonesia and the Middle East, are further building awareness of IBR's unique value proposition. We appreciate our shareholders' patience as we move these prospects along the sales pipeline and we believe that in the second half of 2004 sales activity will accelerate and these efforts will be rewarded with contract wins."

The company's period end working capital position was negative $140,757 compared with positive working capital of $477,802 at June 30, 2003. During the second quarter $400,000 was raised through a private placement issue of common shares at 50 cents. Complete financial statements have been filed at www.sedar.com and posted to the company's Web site, www.ibrcorp.com.

Private placement closes

IBR is pleased to announce that further to its press in Stockwatch Feb. 12, 2004, it has completed a non-brokered private placement for 1,162,791 common share units at a price of 43 cents per unit for gross proceeds of $500,000.

Each unit will consist of one common share and one-half of one common share purchase warrant. Each whole warrant entitles the holder to purchase one common share at 54 cents for a period of 12 months. Proceeds will be used for general corporate purposes. The securities will be restricted from trading until June 14, 2004.

stockwatch.com



To: Rick McDougall who wrote (6456)3/2/2004 11:18:11 AM
From: CAYMAN  Read Replies (1) | Respond to of 6467
 
TTRIF & Research Capital

Subject: Research Capital Corporation [Decision]

Effective Date: 02/27/2004

bcsc.bc.ca:8080/comdoc.nsf/AllByUNID/226045115C8CB06B88256E4A0083099D?opendocument

Decision

Research Capital Corporation

Section 161 of the Securities Act, RSBC 1996, c. 418
Hearing
Panel Douglas M. Hyndman Chair
Joan L. Brockman Commissioner
Robert J. Milbourne Commissioner

Date of Hearing November 27, 2003

Date of Decision February 27, 2003

Appearing

Alan E. Keats For Commission staff

H. Roderick Anderson For Research Capital Corporation

Introduction

1 This is a hearing under section 161(1) of the Securities Act, RSBC 1996, c. 418. Commission staff is seeking the following orders in the public interest against the respondent Research Capital Corporation:

1. An order that Research Capital comply with or cease contravening the Act;
2. An order that Research Capital be reprimanded;
3. An order that Research Capital pay an administrative penalty;
4. An order that Research Capital pay the costs of the hearing; and
5. Any other orders that may be appropriate.

2 The Executive Director issued a notice of hearing on June 17, 2003. We held the hearing on November 27, 2003.

3 The notice of hearing alleges that Research Capital traded securities of Thermo Tech Technologies Inc. in contravention of a cease trading order that had been issued by commission staff.

4 Commission staff entered as evidence an agreed statement of facts and some other documents concerning the cease trading order and the trading. We also heard oral evidence about the investigation and the process for disseminating cease trading orders from commission staff member Mark Wang. Research Capital entered an affidavit from its compliance director in Toronto, Kevin McQuaid, but he did not attend the hearing.

Background

5 Research Capital is registered as an investment dealer in British Columbia and other provinces. Its head office is in Toronto and it has a branch in Vancouver.

6 Thermo Tech Technologies Inc. is incorporated under the Canada Business Corporations Act and is a reporting issuer under the Act. It is not a reporting issuer in any other jurisdiction.

7 Thermo Tech's shares were traded in the United States on the NASD Over-the-Counter Bulletin Board until December 5, 2001 when they were delisted, and currently the shares are quoted on the Pink Sheets Electronic Quotation Service. Thermo Tech shares are not traded or quoted on any Canadian exchange or market.

8 On July 14, 1999, commission staff issued a cease trade order under section 164 of the Act that all persons in British Columbia cease trading in the securities of Thermo Tech. The basis for the order, stated in the order itself, was that Thermo Tech had failed to make adequate disclosure about a material change, consisting of an acquisition of a business in a non-arm's length transaction.

9 The cease trade order was made public in the commission's Weekly Summary for the week ending July 16, 1999.

10 No other securities regulatory authority has issued a cease trade order against Thermo Tech. Since the order was issued, no exchange or market has halted or otherwise restricted trading in Thermo Tech shares, except when the OTC Bulletin Board delisted the shares on December 5, 2001.

11 On February 16, 2000, staff issued an order under section 171 of the Act varying the cease trade order to permit British Columbia residents and persons holding securities of Thermo Tech in British Columbia (except insiders, some others listed in the order, and their associates) to sell any Thermo Tech securities that they acquired on or before July 14, 1999.

12 The variation order was made public in the commission's Weekly Summary for the week ending February 18, 2000.

13 At the time of both the cease trade order and the variation order, the Weekly Summary periodical was mailed in hard copy to subscribers. Research Capital was a subscriber.

14 In 2001, staff became aware that a number of brokerage houses, including some major national firms, had traded Thermo Tech shares in contravention of the orders.

15 On November 22, 2001, staff concluded a settlement agreement with 13 firms. The firms admitted that, as a result of deficiencies in their internal systems, they executed trades in contravention of the orders. Each of them undertook that, within 12 months, they would develop and implement a system or process to inform themselves of outstanding cease trade orders. The firms collectively agreed to pay the commission $26,000 for costs of the investigation and $350,000 to be used by the commission to assist in development of a database listing cease trade orders and an interface between that system and order management systems used by the firms. The settlement agreement was posted on the commission's web site on December 6, 2001.

16 On January 21, 2002, staff concluded a second settlement agreement with another 4 firms. They paid $8,000 in costs and $14,000 to be used for the database. The settlement agreement was posted on the commission's web site on February 7, 2002.

17 Neither of these two settlement agreements indicated the number of trades or the number of shares traded in contravention of the orders. On the motion of Research Capital, we rejected commission staff's attempt to enter evidence of this information, on the basis that we should not look behind the settlement agreements.

18 On April 9, 2002, staff concluded a third settlement agreement with one firm. It purchased 22,000 Thermo Tech shares and sold 20,000, in three transactions over two days. It agreed to pay the commission $1,500, including $500 for costs.

19 Staff of the Canadian Venture Exchange, as it then was, conducted a trade desk review of Research Capital and identified some trades in Thermo Tech shares. They notified commission staff on February 8, 2002.

20 Research Capital provided staff with trading blotters and account statements for persons who traded in Thermo Tech shares from July 14, 1999, when the cease trade order was issued, to February 21, 2002, when staff began the investigation. Staff analyzed the records to identify trades involving clients or Research Capital representatives in British Columbia. The analysis revealed that, during the period from February 14, 2000, to February 21, 2002, Research Capital contravened the orders by purchasing 96 million Thermo Tech shares for 5 persons in 108 transactions and by selling 121 million shares for 5 persons in 182 transactions.

21 Research Capital earned commissions of $42,320 on these 290 trades. Half of this amount was paid to the brokers whose clients did the trading. According to Research Capital's compliance director, 80 per cent of the remainder went to overhead, leaving a profit of $4,400 on the trading.

22 Of the five persons who traded, only two were residents of British Columbia. One of them bought and sold 100,000 shares and the other bought and sold 8,000 shares. The commissions on these trades totalled $150. The other three clients, which traded the vast majority of the shares, were entities outside British Columbia that traded through brokers in the Vancouver office.

23 Research Capital admits that it contravened the orders. It says it was unaware of the orders, that the contravention was inadvertent and that it would not have happened if Thermo Tech had been listed on a Canadian exchange, which would have halted trading when the cease trade order was issued.

24 On February 27, 2003, Market Regulation Services, Inc., a recognized self regulatory organization, launched a national cease trade order database on its web site to make current information on orders available to registered dealers. (We understand the database was funded, at least in part, with the money paid in the first and second settlements referred to above.) Research Capital gave evidence that the database shows more than 4,000 cease trade orders outstanding in Canada during the period when it breached the orders against Thermo Tech.

Analysis

25 Staff argue that a substantial penalty is warranted against Research Capital. They refer to the criteria set out in the commission's decision Re Eron Mortgage Corp., [2000] 7 BCSC Weekly Summary 22, and suggest that the following criteria (excluding general deterrence, which the Court of Appeal has determined we cannot consider) are relevant in this case:

· The seriousness of the respondent's conduct and damage done to the integrity of the capital markets in British Columbia by the respondent's conduct;

· The extent to which the respondent was enriched;

· Factors that mitigate the respondent's conduct.

26 Staff say that the conduct of Research Capital in contravening the orders, and in failing to have systems to ensure it would be aware of and not contravene cease trade orders, did serious damage to the integrity of the market. Staff particularly pointed out that cease trade orders, and other decisions and regulatory requirements, can not be effective in protecting investors and the integrity of the market if registered dealers either ignore, or through lack of internal controls, fail to comply with these requirements.

27 Staff say that Research Capital was enriched by the $42,320 it received in commissions for the illegal trades and should be held to account for the full amount.

28 Staff say there are no mitigating factors in this case.

29 Staff say the conduct of Research Capital was more serious than that reflected in the previous settlements with other dealers that also traded Thermo Tech shares. In particular, staff cited the large volume of trades (much larger than in the third settlement, which was the only one where the volume was disclosed) and the fact that Research Capital continued trading in Thermo Tech shares even after the other dealers were disciplined and up until the staff began the investigation of Research Capital.

30 Staff submit that an appropriate sanction for Research Capital would be

· a reprimand;

· an administrative penalty of $60,000; and

· payment of costs of the proceedings.

31 Research Capital argues for a much lower penalty. It says, on the basis of the Supreme Court of Canada decision in the Asbestos case (discussed below) that we can impose regulatory sanctions only if we conclude, on the basis of Research Capital's past conduct, that future misconduct is likely and that the sanctions are necessary to prevent that misconduct.

32 Research Capital says that, although it did contravene the orders, there are significant mitigating factors:

· the contravention was inadvertent, resulting from a systemic breakdown that also affected 18 other firms;

· the contravention would not have occurred if Thermo Tech had been listed on a Canadian exchange;

· all but a few of the trades Research Capital executed were for non-residents of British Columbia, and could have been executed legally through any Research Capital office outside the province;

· there is no evidence that investors or market integrity were harmed;

· Research Capital earned a net amount of only $4,400 on the trades;

· Research Capital has no past disciplinary history and cooperated with the investigation;

· Research Capital's conduct poses no risk of future harm to the capital markets, particularly with the introduction of a cease trade order database that will assist firms in avoiding inadvertent contraventions.

33 On that basis, Research Capital argues that, if any sanction is to be imposed on it, it should range between a compliance order and an administrative penalty of $21,160, with the most appropriate penalty being $5,000.

Decision

34 The Supreme Court of Canada reviewed the purpose of regulatory enforcement orders in Committee for the Equal Treatment of Asbestos Minority Shareholders v. Ontario (Securities Commission), [2001] 2 S.C.R. 132. In that case, a group of minority shareholders appealed a decision by the OSC to decline to issue enforcement orders against the government of Québec despite the government's unfair treatment of those shareholders when it acquired control of Asbestos Corporation in 1982. The Court dismissed the appeal on the basis that the OSC had properly exercised its discretion and that its decision was reasonable.

35 In considering how the OSC exercised its discretion, the Court analyzed the purpose of the regulatory enforcement powers under the Ontario Securities Act, which are similar to the powers under our Act. The following comments, drawn from paragraphs 42 to 45, set out the Court's view of regulatory (or administrative) enforcement provisions:

42. … [I]t is important to recognize that s. 127 is a regulatory provision. In this regard, I agree with Laskin J.A. that "[t]he purpose of the Commission's public interest jurisdiction is neither remedial nor punitive; it is protective and preventive, intended to be exercised to prevent likely future harm to Ontario's capital markets" (p. 272). … The focus of regulatory law is on the protection of societal interests, not punishment of an individual's moral faults: see R. v. Wholesale Travel Group Inc., [1991] 3 S.C.R. 154, at p. 219.

43. … The enforcement techniques in the Act span a broad spectrum from purely regulatory or administrative sanctions to serious criminal penalties. The administrative sanctions are the most frequently used sanctions and are grouped together in s. 127 as "Orders in the public interest". Such orders are not punitive: Re Albino (1991), 14 O.S.C.B. 365. Rather, the purpose of an order under s. 127 is to restrain future conduct that is likely to be prejudicial to the public interest in fair and efficient capital markets. …

45. In summary, pursuant to s. 127(1), the OSC has the jurisdiction and a broad discretion to intervene in Ontario capital markets if it is in the public interest to do so. However, the discretion to act in the public interest is not unlimited. In exercising its discretion, the OSC should consider the protection of investors and the efficiency of, and public confidence in, capital markets generally. In addition, s. 127(1) is a regulatory provision. The sanctions under the section are preventive in nature and prospective in orientation. Therefore, s. 127 cannot be used merely to remedy Securities Act misconduct alleged to have caused harm or damages to private parties or individuals.

36 It is important to recognize the context of Asbestos: an appeal in which a group of investors was seeking regulatory intervention to further the investors' cause in seeking redress from the Québec government. The Court agreed with the OSC that the purpose of its enforcement powers is to protect investors and the market, not merely to remedy the consequences for particular investors of past misconduct. (Although the point is not relevant in the current case, the Court's use of the word "merely" here recognizes that providing a remedy for harm or damages suffered by investors could be a secondary objective of a regulatory enforcement order.)

37 The Court of Appeal for British Columbia subsequently applied Asbestos in Re Cartaway Resources Corporation, 2002 BCCA 461. At paragraph 95, the Court of appeal said, in referring to Asbestos:

Specifically, the Court confirmed that the purpose of the Commission's 'public interest' jurisdiction is neither 'remedial nor punitive' but 'protective and preventative' in that it is to be exercised to restrain future conduct of the respondent that is likely to prejudice the public interest in fair and efficient capital markets.

38 Then, at paragraph 98, Court of Appeal said:
On the authority of the Asbestos case, then, past misconduct is relevant only to the extent that it may lead the Commission to conclude that future misconduct by the respondent … is likely.

39 The past conduct under review here is Research Capital's failure to comply with a cease trading order. The contravention was inadvertent, not intentional, and Research Capital was one of many firms that contravened the same order. The creation of the new database should make it easier for Research Capital to avoid this particular type of contravention in the future.

40 However, we take a somewhat broader view of the contravention.

41 Registered investment dealers play a critical role in the securities market. Legislation generally requires that securities trades be done through registered dealers, because they are required to act in the interests of their clients and protect the integrity of the market generally. Because of this special role, the commission authorizes a firm to carry on the business of a dealer only if its owners, management and representatives pass appropriate background checks and have the requisite training. A registered dealer must also maintain adequate capital and comply with prescribed standards of business conduct. Section 44 of the Securities Rules, BC Reg. 194/97, requires a registered dealer to "establish and apply written prudent business procedures for dealing with clients in compliance with the Act and the regulations."

42 The Supreme Court of Canada, in British Columbia Securities Commission v. Branch, [1995] 2 SCR 3 at para. 59, commented on the role of voluntary compliance in the regulatory system:

[T]he Securities Act is essentially a scheme of economic regulation which is designed to discourage detrimental forms of commercial behaviour. The provisions provided by the legislature are pragmatic sanctions designed to induce compliance with the Act. After all, the Act is really aimed at regulating certain facets of the economy and business. This has obvious implications for the nation's material prosperity: Thomson Newspapers. As such, the effective implementation of securities legislation depends on the willingness of those who choose to engage in the securities trade to comply with the defined standards of conduct. [Emphasis added.]

43 The cease trade order is one of the commission's most important tools for enforcing compliance but an order is effective only if registered dealers comply with it. Research Capital admits that it contravened the orders against Thermo Tech shares but tries to minimize the importance of the contravention.

44 We accept that Research Capital did not intentionally contravene the orders and that it was one of many dealers whose compliance systems failed to stop trading in Thermo Tech. It seems probable that the trades would not have happened if Thermo Tech had been listed on a Canadian exchange, not because of anything in Research Capital's systems but because the exchange would have suspended trading.

45 However, these were not a few isolated trades that slipped through the net. Research Capital executed 290 trades through its British Columbia office over a period of 2 years, from February 2000 to February 2002, and the volumes were large: purchases of 96 million shares and sales of 121 million shares. Moreover, the trades continued even after commission staff entered into two public settlement agreements with a total of 17 other dealers and posted those agreements on the commission's web site.

46 Research Capital asks us to disregard all but the few trades that were for two British Columbia residents, saying that the others could have been done legally through its offices elsewhere. We reject that position. The trades were done through the British Columbia office and the firm has an obligation to comply with regulatory requirements here.

47 It might be less likely, now that the database has been created and Research Capital is aware of the issue, that Research Capital will contravene a cease trade order in the future. However, Research Capital still has to fix its compliance systems to ensure that this does not happen again. More important, Research Capital profited from the contravention and, in our view, the contents of the affidavit of its compliance director that it submitted as evidence showed that the firm does not take seriously the fact that it contravened regulatory orders.

48 In our view, it is important that we impose regulatory orders to induce future compliance by Research Capital with the defined standards of conduct for registered dealers and, specifically, with the requirement in British Columbia to establish and apply "prudent business procedures for dealing with clients in compliance with the Act and the regulations."

49 The sanctions imposed through the settlement agreements with other firms that contravened the orders are of little help to us in determining appropriate orders for this case. For the first two settlements, we do not know the amount of trading or the commissions received by the firms involved. We do know the volume of trading for the third settlement but it was miniscule and isolated compared with the trading in this case.

50 We think it is appropriate to demand that Research Capital be accountable for fixing its compliance systems and to impose a financial penalty sufficient to remove any benefit the firm received on the illegal trading. Research Capital argued that, in assessing the benefit it received, we should consider only a net amount, after deducting the payout of half of the commissions to salespersons and considering the cost of general firm overheads. Those are internal firm matters that we consider irrelevant to our determination of the appropriate penalty.

51 Accordingly, we consider it in the public interest to make the following orders:

1. Under section 161(1)(f) of the Act, we reprimand Research Capital and order that its continued registration is conditional on its

· preparing a report on changes it has made to its compliance systems to prevent its representatives from trading in contravention of British Columbia cease trading orders and

· filing the report with the secretary to the commission within six months of this decision, together with evidence that the report is satisfactory to the Investment Dealers Association and Market Regulation Services Inc.

2. Under section 162 of the Act, we order that Research Capital pay an administrative penalty of $40,000.

3. Under section 174 of the Act, we order that Research Capital pay prescribed fees or charges for the costs of, or related to, the hearing.

52 We will consider written submissions before making an order for costs. We direct commission staff to file their submissions and send a copy to Research Capital by March 31, 2004. We direct Research Capital to file its submissions and send a copy to commission staff by April 21, 2004.

53 February 27, 2004

54 For the Commission

Douglas M. Hyndman
Chair

Joan L. Brockman
Commissioner

Robert J. Milbourne
Commissioner



To: Rick McDougall who wrote (6456)3/19/2004 10:49:32 AM
From: CAYMAN  Respond to of 6467
 
LEGAL PROCEEDINGS - DURO - TTRIF

On June 25, 2003 in the Supreme Court of British Columbia the Honourable Mr. Justice Groberman required Thermo Tech to post, $170,000 CDN into court by July 25, 2003 as securities for cost towards all the defendants costs. To date no security has been placed into court and as of July 25, 2003 the proceedings are stayed.

On January 31, 2004 a settlement agreement was reached in this lawsuit. The settlement is scheduled to close on March 19, 2004 and the Company will be released from all liability in this matter. The Company had not expected any liability and therefore had not made any accrual.

Company: EAPI ENTERTAINMENT INC
Ticker: EPEI
Form Type: 10KSB
Filing Date: Mar 19 2004

ITEM 3. LEGAL PROCEEDINGS
pinksheets.com



To: Rick McDougall who wrote (6456)3/24/2004 3:50:32 PM
From: CAYMAN  Read Replies (1) | Respond to of 6467
 
COURT NEWS: Released 24 March 2004

Between: 664847 B.C. Ltd. Petitioner

And

TT Land Development Inc., Milverton Capital Corporation and Aarzen Blowers and Compressors of Canada Inc. Respondents

courts.gov.bc.ca

Cayman

[1] THE COURT: The respondents Milverton Capital Corporation and Aerzen Blowers and Compressors of Canada appear on this application to determine the priorities between them in respect of the proceeds of the sale of land at 11611 Twigg Place, Richmond, B.C.

[2] While there are a number of procedural defects affecting the application, some of which were initially the subject of objection by Aerzen, the parties have now agreed that, the priorities issue having been fully argued, the court ought to determine the matter on this application. I will accordingly treat this application as if it were an application for direction as to which of the parties holds priority over the proceeds of sale.

[3] The factual background is somewhat complex. In the final analysis, however, the issue is whether a crystallized floating charge over the land registered in the personal property registry but not registered against title to the land takes priority over a judgment registered against title.

Factual Background

[4] Thermo Tech Technologies Inc. is a company engaged in the development of innovative processes to deal with waste. The corporate structure of Thermo Tech Technologies and its subsidiaries is complex. For the purposes of this application it is sufficient to recognize that Richmond Bio Conversions Inc. is a subsidiary of Thermo Tech and that TT Land Development Inc. is a subsidiary of another related subsidiary of Thermo Tech.

[5] TT Land Development held title to land at 11611 Twigg Place. It is common ground between the parties to this application that, while not indicated on title, the land was held by TT Land Development in trust for Thermo Tech Technologies Inc. and Richmond Bio Conversions Inc. It is not, for the purposes of this application, necessary to determine how the beneficial interest was split as between the parent company and the subsidiary.

[6] Milverton Capital Corporation was the major financier of Thermo Tech. In March of 2000 it entered into general security agreements with Richmond Bio Conversions Inc. and Thermo Tech Technologies Inc. These agreements gave Milverton a floating charge over all of the companies' assets, including real property. The general security agreements were registered in the personal property registry on March 17th, 2000.

[7] Milverton also held additional security over the subject land. It held a mortgage on Richmond Bio Conversions' lease on the property and also held an assignment of rents and an option to purchase. These three charges on the land were properly registered against title. The principal amount of the mortgage of the lease was $13,170,475.49. The expiry date of the lease was April 2005, although it was renewable.

[8] Aerzen supplied certain equipment to the Thermo Tech facility and in November of 2000 Aerzen registered a charge in respect of the equipment against Thermo Tech and Richmond Bio Conversions in the personal property registry.

[9] In the fall of 2001 Thermo Tech became insolvent. It was unable to meet the demands made upon it by, among others, Milverton. It is alleged by Milverton and not disputed by Aerzen that the floating charges held by Milverton crystallized at that time. In December of 2001 Milverton commenced an action against Thermo Tech and Richmond Bio Conversions, seeking to recover almost $8 million owed to it.

[10] In March of 2002 Aerzen commenced action against Thermo Tech and Richmond Bio Conversions, having not been paid for the equipment and having found that the equipment had vanished. Aerzen included TT Land Developments Inc. as a defendant, alleging that it held property in trust for Thermo Tech and Richmond Bio Conversions. In October 2002, in an unopposed summary trial, Aerzen obtained judgment against the three defendants in the amount of $240,215 plus prejudgment interest in the amount of $44,716.20. It registered the judgment against the subject property on March 20, 2003.

[11] In December 2003, the petitioner sought to purchase the subject property and commenced its proceeding seeking approval of the sale. In February of this year Milverton discharged its charges against the property, purportedly without prejudice to its rights against the proceeds of sale.

[12] The sale went ahead. No attempt was made to allocate a specific amount of the buy-out of Richmond Bio Conversions lease as opposed to the fee-simple interest. Aerzen was not involved in the negotiations preceding the sale and at no time did it agree that Milverton's charges against the land would be preserved against the proceeds of sale.

[13] Aerzen subsequently removed its judgment from title on the basis that proceeds of sale equal to the amount of its judgment would be held in trust pending determination of the priorities. I am advised that the net proceeds of sale are, in round numbers, about $530,000.

Analysis

[14] I am satisfied that both Milverton and Aerzen have valid claims to the proceeds. The general securities agreements that Milverton entered into with Thermo Tech and with Richmond Bio Conversions clearly granted it a floating charge over real property and that charge crystallized by late 2001. For its part, Aerzen obtained a judgment against Thermo Tech and Richmond Bio Conversions, which judgment was registered against the subject property in March of 2003, several months before the property was sold.

i. The Lease of the Mortgage

[15] In terms of title to the real property, Milverton argues that the registration of the mortgage over the lease gives it priority over the subsequently registered judgment of Aerzen. I cannot accept that proposition. The lease and the fee-simple remainder are separate interests in land and Milverton's mortgage over the lease cannot be treated as if it were a charge on the fee-simple. Only the portion of the purchase price attributable to the lease can be said to be secured by the mortgage.

ii. Effect of Registration in the Personal Property Registry

[16] Milverton also argues that the registrations of the floating charges in the personal property registry should be treated as if they were registrations against the title to the land. In this regard it relies on Section 203 of the Land Title Act, R.S.B.C. 1996, c. 250, which provides that the personal property registry established under the Personal Property Security Act, R.S.B.C. 1996, c. 359 is the proper office for the registration of an uncrystallized floating charge. Section 203(10) of the Land Title Act provides that "priority between crystallized floating charges that charge the same parcel of land must be determined by the date of registration [in the personal property registry]."

[17] In my respectful view, these sections do not assist Milverton. We are not here concerned with priorities between two crystallized floating charges. Rather, we are concerned with the priority between a crystallized floating charge and a judgment registered against real property.

[18] Section 203(6) of the Land Title Act allows for the registration of a crystallized floating charge in the Land Title Office. That registration is provided for precisely because registration of the uncrystallized charge in the personal property registry does not result in that charge’s priority over subsequent charges registered in the land title office. Section 44(7) of the Personal Property Security Act and section 29(3) of the Land Title Act make it clear that, with the exception of priorities among crystallized floating charges, registration in the personal property registry does not assist the holder of a floating charge in terms of priority over other charges registered in the Land Title Office.

[19] I must treat this case, therefore, as one in which Milverton's security registered against title to the property was limited to security against the leasehold interest. Aerzen's security was registered against the fee simple interest.

Priority of a Registered Judgment as against Unregistered Charges

[20] Notwithstanding that Milverton did not register its crystallized floating charges against the land, it is my view that those charges take priority over Aerzen's registered judgment.

[21] Counsel for Milverton cites the case of Andrekson v. Peerless Pipe and Equipment (1982), 139 D.L.R.(3d) 556, a case in which our Court of Appeal held that a floating charge took priority over a registered judgment even though it was assumed that the charge did not crystallize until after the registration of the judgment. The court held that until a judgment creditor takes steps to execute against land, its charge does not take priority over a subsequently crystallized floating charge, even where the floating charge has not been registered against the land.

[22] The case at bar is a stronger one than Andrekson in that the floating charge in this case crystallized prior to the registration of the judgment. It would seem, therefore, that Andrekson would be controlling.

[23] It must be recognized, however, that Andrekson concerned a judgment registered under a system in place before the changes that occurred on October 31st, 1979. Under the old system, judgments were registered in an alphabetical list in the Land Title Office rather than against individual properties. Andrekson also predates, of course, the Personal Property Security Act.

[24] In examining other cases, I am satisfied that an unregistered floating charge takes priority over a registered judgment, at least where the floating charge has crystallized prior to the registration of the judgment. In Yeulet v. Matthews (1982), 133 D.L.R. (3d) 399, Low L.J.S.C. (as he then was) reviewed the issue of the priority of registered judgments over chronologically prior unregistered charges. He undertook an extensive examination of the jurisprudence on the matter in British Columbia. Citing Jellett v. Wilkie (1896), 26 SCR 282, he noted that, despite the existence of a Torrens system, a judgment creditor can only sell the land of a judgment debtor subject to all charges, liens and equities that the land is subject to in the hands of the judgment debtor. The judgment creditor can take no greater interest in the land than the judgment debtor holds. Low L.J.S.C. noted that section 20 of the Land Title Act provides that an unregistered instrument is ineffective "except as against the person making it."

[25] Section 20 of the Land Title Act preserves the effect of an unregistered instrument as against the property owner. The judgment creditor, therefore, who can attach only the interests of the judgment debtor, cannot take priority over an existing charge on the property even if that charge is unregistered.

[26] Like the slightly later Andrekson case, Yeulet was concerned with a judgment registered under the old system rather than a judgment registered as a charge against a specific parcel of land.

[27] Shortly after Yeulet, however, in Woollends v. Woollends (1982), 41 BCLR 357, Cowan, L.J.S.C. (as he then was) affirmed that a judgment registered against specific land of a judgment debtor pursuant to the Court Order Enforcement Act attaches the interest of the judgment debtor subject to all charges, liens and equities to which the land is Subject in the hands of the judgment debtor. This will be so even if those charges, liens and equities are unregistered.

[28] Woollends concerned a judgment registered against a specific parcel under what is now Section 86 of the Court Order Enforcement Act, R.S.B.C. 1996, c. 78. Noting the wording of what is now Section 86(3)(a) of the Act, which provides that judgment forms a lien and charge on the land "to the extent of the judgment debtor's beneficial interest in the land," Cowan L.J.S.C. held that the decision in Yeulet v. Matthews remained applicable to judgments registered after October 30th, 1979.

[29] More recently the Court of Appeal reached a similar conclusion on somewhat different facts in Martin Commercial Fueling Inc. v. Virtanen (1997), 144 D.L.R. (4th) 290.

[30] In the case at bar, Milverton's floating charges had crystallized prior to the registration of Aerzen's judgment against the land. While the crystallized charges were not registered in the Land Title Office, they were valid charges against the judgment debtor's interest in the property and the registration of the judgment did not serve to give Aerzen any greater interest in the land than the judgment debtor had. Accordingly, Milverton's security ranks ahead of Aerzen's in attaching the proceeds of sale.

[31] It appears to be common ground that Milverton's crystallized floating charges secure several million dollars worth of debt. In the circumstances it would appear that all the net proceeds of sale will go to Milverton.

[32] Milverton will have the costs of this application on Scale 3.

“H.M. Groberman, J.”
The Honourable Mr. Justice H.M. Groberman