THE SUPREME COURT OF APPEAL OF SOUTH AFRICA

JUDGMENT

Case no: 246/10
In the matter between:

Stand 242 Hendrik Potgieter Road Ruimsig (Pty) Ltd
First Appellant
Nils Brink van Zyl

Second Appellant
and
Christine Petronella Göbel NO

First Respondent
Karle-Heinz Göbel NO

Second Respondent
Paul Hendrik Barnard NO

Third Respondent
Vernon  Wilken NO

Fourth Respondent
Anna Susanna Wilken NO

Fifth Respondent
Gert Ignatius Marais NO

Sixth Respondent
Bubesi Investments 196 (Pty) Ltd

Seventh Respondent
Neutral citation:
Stand 242 Hendrik Potgieter Road Ruimsig Pty) Ltd v Göbel
NO (246/10) [2011] ZASCA 105 (1 June 2011)
Coram:
BRAND, LEWIS, MAYA TSHIQI JJA and PETSE AJA
Heard:
16 MAY 2011
Delivered:
1 June 2011
Summary:  The Turquand rule does not apply to s 228 of the Companies Act
61 of 1973.

___________________________________________________________________

ORDER
___________________________________________________________________
On appeal from:  South Gauteng High Court (Johannesburg) (Lamont J sitting as
court of first instance):
The appeal is dismissed with costs.
___________________________________________________________________
JUDGMENT
___________________________________________________________________
LEWIS JA (BRAND, MAYA and TSHIQI JJA and PETSE AJA concurring)
[1] The issue in this appeal is whether s 228 of the Companies Act 61 of 1973 is
qualified by the application of either the Turquand rule or estoppel. In brief, s 228
provides that the directors of a company may not dispose of the whole or the greater
part of its assets without the approval of the shareholders. The questions raised
have been debated over decades and there are conflicting answers given by the
courts. But the debates and authorities precede an amendment (in 2006) to the
section that requires that the shareholders‟ consent or ratification must take the form
of a special resolution.  Before dealing with the principles I shall set out the
background briefly. For the purpose of this appeal the facts are largely not in dispute.

[2] On 30 January 2009 the second appellant, Mr N van Zyl, acting for a
company to be formed, Stand 242 Hendrick Potgieter Road Ruimsig (Pty) Ltd (Stand
242), the first appellant, purchased immovable property from the seventh
respondent, Bubesi Investments 196 (Pty) Ltd (Bubesi). The property was Bubesi‟s
sole asset. Bubesi was represented by two directors, Mr Karl-Heinz Göbel and Mr V
Wilken . The purchase price was some R31 million. The terms of the contract are not
germane to the appeal.

[3] The shares in Bubesi are owned in equal shares by two trusts: the Karl-Heinz
Göbel Trust and the Deutra Trust. The first three respondents are the trustees of the
Göbel Trust and the fourth, fifth and sixth respondents are the trustees of the Deutra
Trust. Göbel, the second respondent, is married to the first respondent, Mrs C Göbel.
And Wilken is married to the fifth respondent, Mrs A Wilken.

[4] On 2 February 2009 Göbel and Wilken signed a document certifying that they
were the directors of Bubesi, and that the sale had been approved by the
shareholders „in a general meeting in terms of section 228 of the Companies Act‟ or
that the property „does not constitute the whole or greater part of the assets of the
company‟. Both statements (in the alternative) were false. As I have said, the
property was the sole asset of the company, and the other trustees of the
shareholding trusts asserted that they were not aware of the sale.

[5] At the time of the sale Bubesi, the seller, was in financial difficulty, and the
proceeds of the sale were intended to repay the bondholder over the property.
Shortly after the sale various disputes arose between Bubesi and Stand 242. And,
despite the conclusion of the agreement of sale, Bubesi let the property to a third
party for a period of three years, and an alternative source of finance, related to the
new lessee, was found.

[6] It thus became apparent to Van Zyl, representing Stand 242, that Bubesi was
not going to perform in terms of their agreement. They accordingly brought an urgent
application in the South Gauteng High Court against Bubesi for an order interdicting
it from dealing with the property pending an action to be instituted against it. The
trustees of the shareholding trusts were not cited as parties. Bubesi opposed the
application, relying inter alia on the fact that s 228 had not been complied with.
Jajbhay J, without giving reasons, granted the order sought on 30 July 2009.

[7] Apart from Göbel and Wilken, the trustees of the shareholding trusts claimed
not to have been aware of the sale, or the order sought, until after it was granted.
The trustees and Bubesi thus brought an urgent application (in the same court and
under the same case number) seeking a declaratory order setting aside that of
Jajhbay J, and an order that there had been non-compliance with s 228 and that the
sale was thus unenforceable. Lamont J granted the orders sought, but gave leave to
appeal to this court.

[8] There was indeed no special resolution, either authorizing or ratifying the sale
to Stand 242, passed by the shareholders of Bubesi. Nor was there any evidence
that the trustees of the shareholding trusts of Bubesi were aware of or had
consented to the sale. Stand 242 argued that the trustees were Wilken and Göbel
and their respective wives, who must have known of the sale and thus consented to
it.

[9] It should be noted, however, that Stand 242 has instituted an action for
specific performance or damages against Wilken and Göbel for R10.2 million. The
question of knowledge and consent will no doubt be tested in that action. The
questions before us are thus limited: does the Turquand rule allow the circumvention
of s 228 of the Act, or does estoppel preclude reliance on s 228?

[10] Section 228, as amended in 2006,1 provides in so far as relevant:
„Disposal of undertaking or greater part of assets of company
(1) Notwithstanding anything contained in its memorandum or articles, the directors of a
company shall not have the power, save by a special resolution of its members, to dispose
of-
(a)     the whole or the greater part of the undertaking of the company; or

(b)     the whole or the greater part of the assets of the company.

1 Amended by s 21 of the Corporate Laws Amendment Act 24 of 2006, which came into effect in
2007.

.
.
.
.
(3) A special resolution of a company shall not be effective in approving a disposal
described in subsection (1) or (2) unless it authorizes or ratifies in terms the specific
transaction.‟ (My emphasis.)

[11] As I have said, the authorities and writers that have considered the question
whether the Turquand rule, or estoppel, obviates the need for compliance with s 228
predate the amendment which now requires a special resolution of shareholders for
the disposition of the sole asset of a company. Whether the amendment makes any
difference to the question of principle is a matter to which I shall turn.

Section 228 and the Turquand rule
[12] The rule, in essence, is that a person dealing with a company in good faith is
entitled to assume that the company has complied with its internal procedures and
formalities. It emanates from Royal British Bank v Turquand2 and has been accepted
as part of South African law at least since The Mine Workers’ Union v J P Prinsloo;
The Mine Workers’ Union v Greyling.3 The purpose of the rule is based on
commercial convenience: business might well be impeded if parties dealing with
agents of a company had to investigate in all instances whether internal rules had
been duly observed.

2 Royal British Bank v Turquand (1856) 119 ER 474 (5 E & B 248), confirmed on appeal: (1856) 119
ER 886 (Ex Ch) (6 E & B 327).
3 The Mine Workers’ Union v J P Prinsloo; The Mine Workers’ Union v Greyling 1948 (3) SA 831 (A).

[13] Section 228 (and s 70dec(2) of the Companies Act 46 of 1926, which was in
the same terms) was introduced for the protection of shareholders who have given
general control of the company to its directors. It is the shareholders themselves who
should exercise control over the disposal of the company‟s major assets. The
authorities to this effect are discussed by Cleaver J in Farren v Sun Service SA
Photo Trip Management (Pty) Ltd.4 In Farren the court held that the Turquand rule
did not operate to override the provisions of s 228. While a contract entered into
without the shareholders‟ consent was not void, Cleaver J held,5 it could not be
enforced until the shareholders had consented or ratified the contract for the disposal
of the major part of the company‟s assets. The reason for this is the purpose of s
228: to protect shareholders.

[14] Farren is the only decision that has held that the Turquand rule is inapplicable
in so far as compliance with s 228 is concerned. There is, however, an obiter dictum
of Van Zyl J in Levy & others v Zalrut Investments (Pty) Ltd6 which indicates that
there is no reason why the Turquand rule should not apply to s 228 (that case dealt
with whether there was compliance with s 228 on the basis that there was
unanimous consent of the shareholders).  Van Zyl J said that there was no indication
„that the public interest or public policy played any part in the intention of the
Legislature when it enacted . . . s 228‟. Accordingly there was no reason why a party
to a contract, in good faith, need be adversely affected should the company‟s internal
procedures not be followed.

4 Farren v Sun Service SA Photo Trip Management (Pty) Ltd 2004 (2) SA 146 (C) para 10.
5 Paragraph 11.
6 Levy & others v Zalrut Investments (Pty) Ltd 1986 (4) SA 479 (W) at 487B-F.

[15] In commentary on this view various writers have argued that since no public
interest is involved, the equities lie in favour of the innocent third party where the
shareholders have given control to the directors. Should the directors act without the
shareholders‟ consent, an action lies against them for breach of their duties. Other
commentary has suggested that the purpose of s 228 is to protect the rights of
shareholders and that the application of the Turquand rule would defeat those rights.
The respective views are discussed comprehensively in Farren and I do not propose
to repeat them here.7

[16] In my view, the clear meaning of s 228 is that the shareholders must give their
consent to, or ratify, the disposal of the sole asset, or the major assets, of a
company. If the purpose of s 228 is the protection of the shareholders, then the
application of the Turquand rule would deprive them of that protection. The section
would then serve no purpose. It would be cold comfort to a shareholder, when the
company loses its substratum, to be told to sue the directors who have acted without
approval.

[17] In Farren Cleaver J considered that the meaning of the words in s 228 were
unambiguous: they could not be read so as to allow the Turquand rule to prevail over

7 See also Henochsberg on the Companies Act (ed J A Kunst, Professor P Delport and Professor Q
Vorster) Vol 1 at 441ff.

the rights of shareholders.8  This is the view adopted by the court below: without the
consent of the shareholders the directors had no authority to sell the property, the
sole asset of the company, and the sale was unenforceable. Lamont J held that until
the statutory requirement (enacted only after Farren was decided) of a special
resolution was met, the contract for the sale of the Bubesi property was
unenforceable.

[18] That brings me to the amendment to s 228 which now requires that the
consent or ratification must be given by a special resolution which, to be effective,
must be registered within one month of the passing of the resolution.9 As
Henochsberg states:10
„Unfortunately, the amendments to s 228 do not address the controversy as to whether a
third party to whom an invalid disposal is made is entitled to enforce it against the company
by means of the application of the rule in the Turquand case since the invalidity or “non-
effectiveness” of the special resolution does not entail that the related contract between the
company  and the third party is, as between them, void or unenforceable . . . .‟

[19] Bubesi argued that the introduction of the requirement that consent or
ratification take the form of a special resolution underscored the purpose of s 228 –
the protection of shareholders. This seems to have been the view also of the court
below, for Lamont J said that the requirement of a special resolution, that must be

8 Paragraph 17.
9 Section 199 of the Act deals with the requirements for the passing of a special resolution and s 200
with the registration.
10 Above at 443.

registered to be effective, indicated that the consent to the disposition of the property
is more than an internal management act that the Turquand rule is designed to
cover. Third parties, said the court, are not entitled to assume that shareholders
participate in management.

[20] Stand 242, on the other hand, pointed out that the reason for the amendment
to s 228 was to protect minority shareholders. J L Yeats, in a note on the
amendments effected to the Act in 2006,11  refers to the explanatory memorandum to
the amendment bill, and points out that the requirement of a special resolution to
embody the consent to the disposal of a company‟s main asset or assets, is
designed to protect minority shareholders, especially where a company is the target
of a takeover bid.

[21] Yeats is of the view that the amendment makes no difference to the
application of the Turquand rule to s 228. If a special resolution has been passed
and registered, then of course the third party would have access to it, or possibly be
deemed to have constructive notice.12  But if the special resolution is not yet
registered when enquiries are made, or the resolution ratifies the decision of the
shareholders after enquiries are made, then the third party will be in no better
position. (Of course if a resolution is not registered within six months of its passing,

11 J L Yeats „The Drafters‟ Dilemma: Some comments on the Corporate Laws Amendment Bill, 2006‟
(2006) 123 SALJ 601 at 610ff.
12 Yeats above at 613.

then it lapses: s 202 of the Act.) I accept that the requirement of a special resolution
in this context thus does not assist the third party.

[22] Accordingly, in my view the requirement of a special resolution does not
change the principle as to the application of the Turquand rule to s 228. As I have
said earlier, the Turquand rule should not apply to s 228, for if it did, the section
would not serve the purpose of protecting shareholders as it is intended to do. I
consider that Lamont J in the high court, when following Cleaver J in Farren, was
correct.

Estoppel
[23] Stand 242 argued also that it had been misled into believing that Wilken and
Göbel had the necessary authority to conclude the sale, and had relied on the
document signed by them that stated that the disposal of the property „has been
approved by the Shareholders in a General Meeting in terms of s 228 of the
Companies Act: or the . . . property does not constitute the whole or the greater part
of the assets of the company‟. Counsel for the appellants did not persist in the
argument based on estoppel, accepting that it was not the shareholders themselves
who had made the representation. Moreover, the document was prepared by the
conveyancer for Stand 242, not the sellers‟ representative. In any event, the full facts
are not before us. And most importantly, estoppel cannot operate to allow a

contravention of a statute: City of Tshwane Metropolitan Municipality v RPM Bricks
(Pty) Ltd.13

[24] In the circumstances, I find that the Turquand rule does not override the
requirements of s 228 of the Act, and that estoppel did not operate to preclude the
respondents from relying on it. Accordingly, the order of Lamont J in the high court
must stand.

[25] The appeal is dismissed with costs.
______________
C H Lewis
Judge of Appeal

13  City of Tshwane Metropolitan Municipality v RPM Bricks (Pty) Ltd 2008 (3) SA 1 (SCA) paras 11-13
and 16.

APPEARANCES:

APPELLANTS:

R Stockwell S C

Instructed by

Whalley & van der Lith Inc,

Johannesburg;

Bezuidenhout Inc,

Bloemfontein.

RESPONDENTS:

J P Blignaut

Instructed by

Lynette Steyn,

Roodepoort;

Naude‟s Attorneys,

Bloemfontein.

THE SUPREME COURT OF APPEAL
REPUBLIC OF SOUTH AFRICA

MEDIA SUMMARY – JUDGMENT DELIVERED IN THE SUPREME COURT OF APPEAL

MEDIA SUMMARY
1 June 2011
STATUS: Immediate
Please note that the media summary is intended for the benefit of the media and does not
form part of the judgment of the Supreme Court of Appeal
Stand 242 Hendrik Potgieter Road Ruimsig Pty) Ltd v Göbel NO (246/10) [2011]
ZASCA 105 (1 June 2011)
The Supreme Court of Appeal today dismissed an appeal against the judgment of the South
Gauteng High Court (Lamont J) in which it was held that the Turquand rule does not apply to
a failure to comply with s 228 of the Companies Act 61 of 1973. Section 228 provides that
the directors of a company may not dispose of the sole, or the major part of its assets,
without the consent or ratification of the shareholders. Such consent, since an amendment to
the Act, must be embodied in a special resolution. The effect of the Turquand rule is that a
person dealing with a company in good faith is entitled to assume that the company has
complied with its internal rules and procedures.
The appellant had bought immovable property for a considerable amount from a company,
the seventh respondent. The company was represented by its two directors, who signed a
document stating that the shareholders had consented to the disposal of the property or that
it was not a major part of the company’s assets. Neither statement was true. And there was
no special resolution passed by the shareholders as required by s 228.

The appellant, having discovered that the property had been let to a third party after the sale
had been concluded, and believing that the seller would not perform in terms of the contract,
brought an urgent application in the South Gauteng High Court against the company,
prohibiting the alienation of the property to any third party pending litigation about the sale.
The interdict was granted, but no reasons were given for the decision. The shareholders of
the company are two trusts. The respondents, trustees of the trusts, were not joined as
parties to the urgent application. They brought an application, in the same court, for the
setting aside of the interdict, on the basis that they had not, on behalf of the trusts, given
consent, let alone passed a special resolution, authorizing or ratifying the sale of the
property.
The appellant argued that the shareholders were precluded by the Turquand rule from
relying on the failure to comply with s 228, or, alternatively, estopped from claiming that the
sale was enforceable. The high court held that the Turquand rule could not allow the
circumvention of the requirements of s 228 of the Act. It also held that the requirements for a
successful defence of estoppel had not been met – the shareholders had made no
misrepresentations – and that estoppel could not be used to avoid a statutory requirement.
The SCA confirmed these findings and dismissed the appeal.

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