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You are here: BAILII >> Databases >> England and Wales High Court (Administrative Court) Decisions >> MacDonald v Pricewaterhousecoopers LLP [2012] EWHC 3566 (Admin) (22 November 2012) URL: http://www.bailii.org/ew/cases/EWHC/Admin/2012/3566.html Cite as: [2012] EWHC 3566 (Admin) |
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QUEEN'S BENCH DIVISION
THE ADMINISTRATIVE COURT
Strand London WC2A 2LL |
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B e f o r e :
____________________
GEORGE MACDONALD | Appellant | |
v | ||
PRICEWATERHOUSECOOPERS LLP | Respondent | |
LONDON BOROUGH OF HAVERING | Interested Party |
____________________
WordWave International Limited
A Merrill Communications Company
165 Fleet Street London EC4A 2DY
Tel No: 020 7404 1400 Fax No: 020 7404 1424
(Official Shorthand Writers to the Court)
Mr P Patel (instructed by Wragge & Co) appeared on behalf of the Respondent
The Interested Party did not attend and was not represented
____________________
Crown Copyright ©
"I confirm that I am requesting that as Auditors you apply to the COURT under section 17 of the Audit Commission Act for a declaration that each of the following is a unlawful item of account. Building insurance income. TV Aerial service income."
"GM stated that he wanted to see evidence of the personal circumstances that could give rise to different charges.
JR confirmed that PwC had, as part of its investigation, obtained evidence from the Council to support the statements made in the 31/08/2011 letter in respect of Buildings Insurance.
CM quoted an example from the 31/08/2011 of mortgage companies and confirmed we did have evidence to support this being the case.
PwC showed GM evidence relating to property number 30 from GM's Buildings Insurance bundle. This evidence was a letter from Coffin Mew & Clover [a firm of solicitors] to the Council dated 2 February 2007, in which the solicitor requested that their mortgage company's solicitor had contacted them to request that the sum insured on that particular property be increased from £80,278 to £120,000.
...
CM confirmed that PwC had evidence that the Council had applied a loading to properties that had been sub-let but for which the leaseholder had not provided a tenancy agreement.
CM said that the charge levied on GM for Buildings Insurance was not based directly on the rebuild costs for the block, but because leaseholders increase the complexity and potential for the insurer to have to pay out sums to mortgage companies.
...
PwC showed GM an example of the form "Proposal for Buildings Insurance on the Structure of a Flat/Maisonette or House" where a leaseholder had requested accidental damage cover. In this particular example, the leaseholder had ticked the area near the word "YES" near the question "do you require this (accidental damage) cover?"
...
GM began to refer to a breakdown of charges for Buildings Insurance in 2009/10, stating that one particular leaseholder had paid £166.66.
GM stated that Zurich had therefore committed fraud.
The attendees clarified that this example was Number 28 in GM's Buildings Insurance bundle.
CH showed GM the document from Zurich's insurance policy that states that a 30% loading is applied where an assured shorthold tenancy agreement is not in place."
"(1) At each audit of accounts under this Act, other than an audit of accounts of a health service body, a local government elector for an area to which the accounts relate, or any representative of his, may attend before the auditor and ... make objections—
(a)as to any matter in respect of which the auditor could take action under section 17."
"(1)Where—
(a)it appears to the auditor carrying out an audit under this Act, other than an audit of accounts of a health service body, that an item of account is contrary to law, and(b)...
the auditor may apply to the court for a declaration that the item is contrary to law.
(2)On an application under this section the court may make or refuse to make the declaration asked for, and if it makes the declaration then ... it may also—
...(c)order rectification of the accounts.
...
(4)A person who has made an objection under section 16(1)(a) and is aggrieved by a decision of an auditor not to apply for a declaration under this section may—
(a)not later than six weeks after being notified of the decision, require the auditor to state in writing the reasons for his decision, and
(b)appeal against the decision to the court;
and on such an appeal the court has the same powers in relation to the item of account to which the objection relates as if the auditor had applied for the declaration."
"Any appeal court will only interfere with [the auditor's] exercise of discretion if, in all the circumstances, it considers that the decision of the District Auditor was unlawful or was unreasonable or perverse or irrational in the sense that the District Auditor has come to a decision to which no reasonable District Auditor could have come on the material before him, or if for example he has failed to take into account that to which he should have had regard, or he has regard to impermissible factors."
"14. The objector plays an important role in the audit, but that role is played through informing, assisting or taking issue with the decisions of the auditor. The objector cannot apply to the court. He can only challenge by appeal what the auditor omitted to do ...
...
16. On an appeal by an objector the first question is whether the auditor's decision on lawfulness is wrong and, if so, (and the item is unlawful) the second question is whether the exercise of his discretion not to seek a declaration was wrong.
17. What makes a decision 'wrong' ... depends on the subject matter, the nature of the decision at issue and the nature of the error relied on. The fact that the appeal will normally be by way of review does not require the application of judicial review or Wednesbury principles ... A pure error of law would simply be wrong. A finding of primary fact would be less readily held wrong than an inference drawn from documents or an evaluation of factual material in which the court was as well placed as the auditor to make a decision. The exercise of the discretion is wrong either where it is wrong in principle or where it is outside the range of decisions reasonably open to the decision maker or has been made without consideration of the relevant factors. This involves an approach to discretion probably indistinguishable from judicial review principles.
18. This is especially important where an appeal relates to the exercise of a discretionary judgment by an expert and specialist person or body in the course of a specific statutory function, such as local government auditors. Obviously if no discretion was exercised because the auditor wrongly thought that the item in issue was lawful, the approach by the court to the question of discretion would be very different from that where an auditor had correctly concluded that an item was unlawful but had exercised his discretion against seeking a declaration, or had exercised his discretion against seeking a declaration on the contingent basis that even if the item were unlawful no declaration should be sought."
"Building insurance charge process
We examined the process by which leaseholders request and obtain additional insurance cover from the Council. We have specifically considered the circumstances that could give rise to variations in the insurance charge paid by leaseholders in the same block.
As stated in our letter to you dated 9 August 2010, the charge for an individual property will vary based on the level of cover required by the mortgage provider and the market value of the property. In addition, individual leaseholders can elect for optional additional cover which will increase the charge.
For first time purchasers the level of cover required is currently set out in the Home Information pack produced by the Council. Mortgage providers may request a higher sum insured and this is communicated by the purchaser or their solicitor to the Council as part of the purchase process. As the Council retains the freehold interest in all leasehold properties it is a requirement of the lease that the leaseholder uses the Council's building insurance. This is common practice in leasehold sales of local authority properties.
For subsequent purchases the previous sum insured is rolled forward by the Council unless the purchaser confirms in writing that a lower sum insured is appropriate and providing evidence that the mortgage company is happy with this situation. This is not a responsibility of the Council.
When a lease is agreed the leaseholder must complete a 'Proposal for building insurance on the structure of a Flat/Maisonette or House' form, which is submitted to the Council. If the leaseholder places a tick mark in the box in relation to extended accidental damage cover, additional cover is provided to that leaseholder. Unless the leaseholder specifically requests in future years that he or she no longer requires the additional cover, the additional charge is rolled over into subsequent years.
We have reviewed the documentation held by the Council in relation to the tendering of their insurance contract and have confirmed that the maximum sum insured for any single property under the policy is sufficient to ensure that all of the building insurance charges to leaseholders are within the limit set out in the policy.
The charge levied on leaseholders is based on the value of the sum insured of the property multiplied by £1.14 per mille, which is the price the provider has agreed with the Council. An extra 5p per mille is levied for leaseholders who opt for extended accidental damage cover, giving a charge £1.19 per mille.
In the instances you noted in your bundle where a leaseholder pays a rate of £1.48 per mille, this is based on the fact these properties are being rented out, but the leaseholders have not supplied the Council with signed copies of the tenancy agreement. It is a condition of the Council's service charging arrangements that when a property is rented out that failure to provide a copy of any sub-lease to the Council results in a 30% loading being applied to the standard rate, due to the fact that the insurance company considers there being additional risks in such arrangements.
For the reasons given above therefore, it is not the case that all tenants will be paying the same insurance charge.
Additional cover for the 8 properties
We have obtained and reviewed documentation from the Council that supports the appropriateness of the Insurance charges to the 8 properties you referred to in item 15 of the building insurance bundle you presented to us in our meeting on 19 January 2011. We have checked back to the original 'Proposal for building insurance on the structure of a Flat/Maisonette or House' forms and are satisfied that all of them requested the additional accidental damage cover. If any of them no longer require this cover then they need to write to the Council informing them of this and they will review the cover and confirm any changes.
Recalculate charges for Nos 28 and 30
We have recomputed the alculation of the insurance premium levied on 'leaseholder number 28 and number 30' on item 15 in your building insurance bundle and have agreed the insurance charges levied on those leaseholders to appropriate supporting documentation provided by the Council, including checking the sum insured back to the sums requested at the time of the lease agreement.
As noted in our letter to you on 28 February 2011, we understand that you are able to appeal to the Leasehold Valuation Tribunal should you wish to receive a determination concerning the reasonableness of the building insurance service charges.
Draft conclusion
Based on the findings of our work as detailed above, we do not propose at this time to take any audit action in relation to the Buildings Insurance service charges as we do not consider there are any unlawful items of account or any matters which need to be brought to the attention of the public."
"Findings - Buildings Insurance
Having considered all of the information mentioned above, I disagree with your view that the Council is not entitled to receive the income for the buildings insurance charges levied during the relevant period. As set out in my letter to you dated 31 August 2011, I:
• Examined the process by which leaseholders request and obtain additional insurance cover from the Council. I have specifically considered the circumstances that could give rise to variations in the insurance charge paid by the leaseholders in the same block. I explained these circumstances to you in my letter dated 31 August 2011 and at our meeting on 11 October 2011.• Obtained and reviewed documentation from the Council that supports the appropriateness of the Insurance charges to the 8 properties you referred to in item 15 of the building insurance bundle you presented to us in our meeting on 19 January 2011. I have checked back to the original 'Proposal for building insurance on the structure of a Flat/Maisonette or House' forms and I am satisfied that all of them requested the additional accidental damage cover.• Recomputed the calculation of the insurance premium levied on 'leaseholder number 28 and number 30' on item 15 in your building insurance bundle and have reconciled the insurance charges levied on those leaseholders to appropriate supporting documentation provided by the Council, including checking the sum insured back to the sums requested at the time of the lease agreement.
In my letter to you dated 31 August 2011 I indicated that I was minded not to seek a declaration under Section 17(1) of the Audit Commission Act 1998 that the income in the accounts in respect of buildings insurance charges is contrary to law.
You indicated in the meeting with you on 11 October 2001 and your subsequent letters that you did not agree with that preliminary view. In summary I consider that the main points that arose from the meeting on 11 October 2011 and your subsequent letters are that you are suggesting that:
•Insurance premium payers should not pay different amounts for buildings insurance when they live in the same block.•An insurance policy does not exist for the leaseholders detailed in your correspondence with us.•It is not clear from the service charge statement what the buildings insurance charge relates to.
I believe you contend that these factors mean that the Council is not entitled to receive the income on the insurance charges levied and that it would be unreasonable for us to decide not to seek a declaration under Section 17(1) of the Audit Commission Act 1998 that the income in the accounts in respect of buildings insurance is contrary to law.
I now consider each of these points in turn.
As stated in my letters to you dated 9 August 2010 and 31 August 2011, the charge for an individual property will vary based on the level of cover required by the mortgage provider and the market value of the property. In addition, individual leaseholders can elect for optional additional accidental damage cover which will increase the charge. In my letter dated 31 August 2011 I set out information in respect of the work I had done to evaluate and validate the process by which leaseholders request and obtain additional insurance cover. In out meeting on 11 October 2011 I showed you examples of the documentation that demonstrated why leaseholders pay different amounts for buildings insurance when they live in the same block.
Secondly, in relation to the insurance policy, the Council has a contract in place with Zurich Municipal to provide insurance cover for leaseholders, including those on the PETRA estate. A blanket policy is in place for the whole building, but the amounts paid by individual leaseholders vary, for the reasons explained above.
I agreed at our meeting on 11 October 2011 that I would ask the Council to consider improving the clarity of the information on the service charge notices. I will draft a recommendation to the Council shortly asking them to review the service charge notices for this item and to consider improving the disclosure to make it clear what the cost of additional accidental damage cover is and also what the sum insured is for the property.
Application to Court: decision
I do not propose to apply to the courts for a declaration under Section 17(1) of the 1998 Act in relation to the Buildings Insurance service charges as I do not consider there are any unlawful items of account or any matters which need to be brought to the attention of the public."
"Review of the lawfulness of the TV access service charge
As part of considering this matter we feel it is important to reconfirm the Council's ability to charge for the TV access service. Your lease agreement with the Council, dated 14 November 2005, sets out the basis of your rights and responsibilities under the lease. Clause 9 of the eighth schedule of the agreement grants you the right (subject to contributing and paying your proper share of the cost of erection maintenance and running of the TV aerial, which such share to be determined by the Council) to connect a TV with any aerial erected by or on behalf of the Council. It is clear from the lease therefore that the Council has the right to issue a charge for the provision of TV aerial access to your property.
In 2005, the Council approved the decision to apply a separate service charge for aerial access to its tenants. It was agreed that tenants would receive a single unitary charge regardless of whether they had a terrestrial TV aerial or satellite access point in their property. The then Head of Housing used his delegated powers under the Council's constitution to extend the same, standard charge to leaseholders.
This decision was not formally documented at the time, though we understand from officers that this position has now been formally documented by the Council. In 2010 we discussed the position with the Monitoring Officer who confirmed her view that the exercise of the delegated authority was legal and that not documenting the exercise of that authority did not undermine the legality of the decision made.
We are therefore satisfied that the Council is able to charge for the TV access service.
Review of the findings of the Leaseholder Valuation Tribunal (LVT)
We have reviewed decision LON/ooAR/LSC/2010/0691 of the Leasehold Valuation Tribunal in relation to your application for a determination as to the reasonableness of the service charge levied in respect of the maintenance of television signaling to your property.
The LVT confirmed in its decision that your lease agreement provides for service charges to include the cost of provision and maintenance by the Council of television signals. They also agreed that prior to the start of the 2008/09 year the Council, through its service provider, had fitted in the property an outlet point capable of receiving both satellite and terrestrial television signals with your consent.
In its determination the LVT highlighted the lack of specific evidence:
a. as to the value for money of the initial contract at the time it was let;b. to support the length of the initial contract, although they did accept the Council's assertion that the length of the contract was related to the period over which the contractor would recover its initial investment.c. for the differential in charges for terrestrial and satellite service; andd. to explain why the 2001 contract variation was entered into, in relation to both the increase in prices and the 13 year extension of the contract term. They further confirmed that in their view the 2001 contract extension was inexplicable.
The LVT determined that the charges levied by the Council in respect of the provision and maintenance of television signals were unreasonable.
We have sought to discuss matters a. b. and c. with staff at the Council who were in post at the time that the original contract was agreed to understand how the Council assured itself that the contract represented value for money. Unfortunately none of the staff involved in the original contract letting process are still in post and as organisations are only required to retain 7 years worth of financial information it is not possible for us to review any of the documentation relating to value for money considerations or to understand the rationale for differential pricing for terrestrial and satellite services.
In considering point d. above we have also sought to speak to the officers involved in extending the contract but have not been able to do so for the same reasons set out above.
Our inability to obtain evidence in relation to these matters is not a significant issue given the time elapsed since those dates for our consideration of your objection. We understand that the Council has appealed against the determination of the LVT and that an outcome is awaited from the appeals process.
The finding of the LVT that the charge levied upon you for TV signal access was unreasonable is a key point for us to consider in determining whether the charges levied by the Council were unlawful.
Were the charges so unreasonably high as to be unlawful?
The Wednesbury principle, which dates from a court case in 1947, states that public bodies are required to be reasonable in the decisions that they make. The test for reasonableness has three parts:
• In making the decision, the body took into account factors that ought to have been taken into account, or• On making the decision, the body did not take into account factors that ought not to have been taken into account, or• The decision was so unreasonable that no reasonable authority would ever consider imposing it.
In order to conclude, therefore, that the charges made by the Council are unlawful, we would have to conclude the Council's calculation of the service charges was unreasonable in the Wednesbury sense as the Council had powers to enter into the agreement with Surtees and to charge for the service.
In the determination of the charges to be levied the Council carried out a costing exercise in 2005/06, based on the contract payments and associated costs and used it to calculate the average weekly charge to be applied to each tenant. Since that date the average weekly charge has been increased annually by RPI +0.5%. We have previously recommended that the Council updates the basis for charging for this service to ensure that it reflects the actual costs incurred in the provision of the service.
We have reviewed the documentation supporting the calculation of the charge levied in 2005/06 and are satisfied that the Council only included relevant costs in the calculation and have recalculated the charge to confirm the value as at that date.
What is the view of the Monitoring Officer to the Council
We have discussed the Council's view as to the legality of the service charges with the Monitoring Officer and their opinion is that the service charge for TV access points are lawful.
The Monitoring officer stated that 'the lease for Mr MacDonald's flat includes a provision that enables the Council to levy a service charge for the provision of and maintenance of the commercial TV aerial system in the block. That has been confirmed by the Leasehold Valuation Tribunal'.
He confirmed that the charges levied then have to be fair and reasonable, reflecting the costs incurred by the Council in providing the service. Such costs can include the charges made by external contractors for the provision of the services and the costs incurred by the Council/its agents i.e. Homes In Havering, in administering the service provision. The 'fair and reasonable' test means that a range of charges could come within these criteria. It does not necessarily mean the cheapest possible price. It also means that there could be a range of charges depending on the service provided.
The Monitoring officer also confirmed that the Council has appealed against the decision of the Leaseholder Valuation Tribunal (LVT) in respect of the reasonableness of your particular service charge.
Communication with the Audit Commission Solicitor
Having considered the matters raised by your objection we have also discussed the matter with the Audit Commission Solicitor to get her view as to the implications of the LVT decision on the consideration of whether the charges levied by the Council were so unreasonable as to be unlawful. In her response the Solicitor stated that:
'a finding by the Tribunal that the Council's charges were unreasonable does not mean the charges were unlawful. In order to conclude that the charges are unlawful, you would have to conclude the Council's decision to enter into the agreement with Surtees was unreasonable in the Wednesbury sense [see above] as the Council had powers to enter into the agreement and charge for the service. The threshold for concluding that a decision is "Wednesbury unreasonable" is high as it requires a conclusion that the decision to enter into the arrangement was so unreasonable that no other local authority in the same position would have entered into it.
Although the LVT decision suggests that the increased term and prices agreed in 2001 are inexplicable, in my view this is not sufficient to conclude that the decision to agree them was unlawful at the time. If the local authority enters into new arrangements, it will have regard to the LVT's findings about reasonableness.'
Draft conclusion
Based on the findings of our work as detailed above, we do not propose at this time to take any audit action in relation to the TV Access Service Charges as we do not consider there are any unlawful items of account or any matters which need to be brought to the attention of the public.
In any event even if the charges were unlawful we would not exercise our discretion to seek a declaration from the Court for the following reasons:
- The appropriate forum for challenging the reasonableness of a particular service charge is the Leasehold Valuation Tribunal;- The amounts involved are small in the context of the Authority's overall budget; and- There is an outstanding appeal to the LVT which means the issue is not yet settled.
Given the above views of the Audit Commission Solicitor we consulted with, we do not at this time propose to undertake further work in relation to the TV Access Service Charges."
"Findings - TV Aerial Charge
Having considered all the information mentioned above, I disagree with your view that the Council is not entitled to receive the income for the TV Aerial charges levied during the relevant period.
As set out in my letter to you dated 31 August 2011, I:
• Looked again at the question of whether the charges for TV access, although within the powers of the Council, were so unreasonably high that they may be unlawful.• Reviewed the findings and conclusions of the Leaseholder Valuation Tribunal.• Communicated with the Monitoring Officer to seek his opinion as to the legality of the charges implemented by the Council.
In my letter to you dated 31 August 2011 I indicated that I was minded not to seek a declaration under Section 17(1) of the Audit Commission Act 1998 that the income in the accounts in respect of TV Aerial charges is contrary to law.
You have indicated in our meeting with you on 11 October 2011 and your subsequent letters that you do no agree with that view. In summary I consider that the main points that arose from the meeting on 11 October 2011 and your subsequent letters are that you are suggesting that:
• The charges levied by the Council are fraudulent as you contend that replacing the face plate of the aerial outlet point costs £3, that Surtees are charging you £60 per year for the aerial outlet point.• The changing of the outlet points is of no value, serves no purpose and is of no benefit to residents as it does not enable them to access any different services.• The Cabinet decision in January 2005 to charge a single leasehold charge for satellite and terrestrial access was intended to apply only for tenants in receipt of a satellite signal - not leaseholders, and that the decision was only to levy a £1 per week maintenance charge for tenants in receipt of satellite signals.• You are being charged £60 per year but the contract with Surtees only allows for £22 per year and that the LVT stated that the charge should be £26 per year.
I believe you contend that these factors mean that the Council is not entitled to receive the income on the TV Aerial charges levied and that it would be unreasonable for us to decide not to seek a declaration under Section 17(1) of the Audit Commission Act 1998 that the income in the accounts in respect of buildings insurance charges is contrary to law.
I now consider each of these points in turn. Firsty, in respect of the annual charge levied by the Council on leaseholders, in my letter to you dated 9 August 2010, I explained that the Council's contract with Surtees is for rental and maintenance, whereby the Council rents the aerials and cabling from Surtees, who are responsible for provision, maintenance and availability.
Secondly, the access points were changed on agreement between the Council and the Supplier to upgrade the communal antenna systems to accept digital television signals in 2001.
Thirdly, in Ciaran McLaughlin's letter to you on 17 October 2011 he enclosed a copy of the minutes of the January 2005 Cabinet meeting and a copy of the notice of the executive decision by the individual Cabinet member dated 3 March 2005 which implemented the recommendation from the Cabinet. I have nothing further to add to the views expressed in that letter.
Finally, I explained to you in my 31 August letter how I had considered the findings of the leaseholder valuation tribunal. I have nothing further to add to the views expressed in that letter.
Application to Court: decision
I do not propose to apply to the courts for a declaration under Section 17(1) of the 1998 Act in relation to the TV Aerial service charges as I do not consider there are any unlawful items of account or any matters which need to be brought to the attention of the public."
"We find therefore that it is wholly within the Council's rights and the terms of the lease for them to charge Mr Macdonald on such a basis as they consider to be appropriate for the purposes of a provision of a television signal to his flat. The charge follows the decision of the Council in 2005 to mirror the charge being made to their tenants for the same service based on the costs to the Council. They clearly charge less than they themselves are being charged by Surtees and there can therefore be no suggestion that they are making a profit out of this arrangement. The combination of the terrestrial and satellite charge to produce one generic fee seems to us to be wholly reasonable. To endeavour to police any potential changes from terrestrial to satellite by a resident would be almost impossible to undertake. It would require a review on a regular basis, perhaps more than once a year, and potentially on each occasion when the ownership of the flat changed hands. That would be disproportionate and the costs of complying with such vetting arrangements wholly inappropriate given the costs associated with the provision of this service. We therefore find that the local authority is entitled to make the charges which they have sought to recover for these two years and that Mr Macdonald should pay them. We accept that Mr Macdonald has been driven by something of an egalitarian wish to achieve fairness but that wish to us seems to be somewhat misplaced insofar as these proceedings are concerned."
"You should therefore be aware that, if you choose to pursue these appeals to hearing, our client will incur substantial legal costs comprising our fees, which, at present, is estimated to be £30,000 plus VAT, and Counsel's fee, estimated, at present, at £15,000 plus VAT."
So the figure that we have estimated was £45,000 plus VAT. In fact, the figure that has been spent on this claim is £34,764.30.