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Summary Private Law 451 2019 Lecture 6 $2.81
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Summary Private Law 451 2019 Lecture 6

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Lecture 6 of Sectional titles: class notes, LAWSA and all legislation.

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  • 12 september 2019
  • 12
  • 2019/2020
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Lecture 6: ADMINISTRATOR & GENERAL MEETING
Test: 5 qs, answer 3 – 1.5 hours. Exam: 4 qs, answer 2.

ADMINISTRATOR STSMA s 16
- If everything is in disarray, as a last resort can appoint and
administrator (have a trustee and managing agent usually)
o Inefficiency, infighting and maladministration which causes
chaos in the finances and the administration
o Last resort = appointment of administrator
- preliminary steps:
o can have a spec. general meeting or annual gen. meeting to try
to solve problem
o can appoint new trustees;
o appoint a new managing agent: Williams v Nathan [2006] JOL
18414 (W)
 the had appointed a managing agent
 then went to mag court to appoint an administrator
(wanted to appoint the magaing afent as the admin)
 mag court refused application
 they said they have the managing agent, he must solve
the problems, you cannot appoint the same person as an
administrator
 Man. agent appointed can ask court appoint man.agent as
administrator; court dismissed application to appoint
administrator

Appointment of administrator
- STSMA s 16(1):
o must make an application to Mag Court (not ombud)
o can be done by the BC, local municipality, judgement creditor,
owner, holder of real right etc
- S 16(1): must be a suitably qualified and independent person (not
man. Agent cos chances are hes messed up already)
- S 16(2)(a) When: when there is:
o 1. serious financ. and administrative mismanagement
o 2. there is a reasonable probability that he will be able to meet
obligations & manage the scheme properly  must add some
value in trying to solve the problems
- Dempa Investments CC v Body Corporate of Los Angeles [2008]
JOL 21735 (W); 2010 (2) SA 69 (W) Study Guide page 83
o Managing agent: Inexperience+stubbornness; finan.crisis:
maladmin., dishonesty
o There were exceptional circumstances: serious financial
difficulties, flagrant maladministration, inefficiency, dishonesty,
managerial deadlock (2 camps interdicting each other)  they
would never be able to solve it themsleves
o Dempa had a debt of R1.6million debt and a very inefficient
repayment method

, 2

o  would never have been able to pay of their debt in this way

Duration, terms, remuneration
- S 16(2)(a) How long: always a fixed period
- S 16(2)(a) Such terms and conditions as Court deems fit
- S 16(2)(b) Remuneration & expenses are administrative expenses
which means it is paid by BC
Powers and duties
- S 16(3): Powers & duties as Mag Court directs to exclusion of the body
corporate
o Eg. can say all the powers of BC, or just limit
- S 16(3): address management problems as soon as reasonably
possible
- S 16(4) Obligations:
o (a) convene & preside over meetings;
o (b) lodge with ombud
 (i) copies of the notices and minutes of meetings
 (ii) written reports on administration every 3
months/shorter intervals
- If all the powers have been handed over to the administrator, he can
still have meetings just to report what he is doing
- But then, there can be no general or special resolutions
-  very NB to see the terms and conditions imposed by the Mag court
to see how much power he has

Removal, replacement etc
- S 16(5) Mag Court application:
o By the administrator and all the applicants ito s 16(1):
o To remove him; replace him; extend his term; renew terms of
appointment; cost order

GENERAL MEETINGS

- BC is a juristic person
- Has 2 bodies that can help them to do what they need:
o Trustees  executive committee
o The general meeting  makes all the policy decisions

Notice of, attendance at general meetings Ann.1 rule 15
- (1) must give 14 days’ notice of the place, date, hour to all
o members,
o all bondholders,
o people with development rights,
o managing agent
- (2) can waiver your right to be notified or revoke waiver
o Must give written notice of this to the b.c
- (3) the notice must be accompanied accompanied by
o agenda;

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