Case Law[2022] ZAGPJHC 504South Africa
De Magalhaes v Christensen N.O. and Another (2020/13195) [2022] ZAGPJHC 504 (27 July 2022)
High Court of South Africa (Gauteng Division, Johannesburg)
27 July 2022
Headnotes
in her bank account in terms of s 21, insofar as such policy benefit is excluded from attachment pursuant to section 63(1)(a) of the Long Term Insurance Act, 52 of 1998 (‘the LTI Act’), further alternatively, insofar as it is found that she is not the owner of the funds, an order directing that the monies constitute policy benefit[s] which are excluded from attachment in terms of section 63(1)(a) of the LTI Act.
Judgment
begin wrapper
begin container
begin header
begin slogan-floater
end slogan-floater
- About SAFLII
About SAFLII
- Databases
Databases
- Search
Search
- Terms of Use
Terms of Use
- RSS Feeds
RSS Feeds
end header
begin main
begin center
# South Africa: South Gauteng High Court, Johannesburg
South Africa: South Gauteng High Court, Johannesburg
You are here:
SAFLII
>>
Databases
>>
South Africa: South Gauteng High Court, Johannesburg
>>
2022
>>
[2022] ZAGPJHC 504
|
Noteup
|
LawCite
sino index
## De Magalhaes v Christensen N.O. and Another (2020/13195) [2022] ZAGPJHC 504 (27 July 2022)
De Magalhaes v Christensen N.O. and Another (2020/13195) [2022] ZAGPJHC 504 (27 July 2022)
Download original files
PDF format
RTF format
make_database: source=/home/saflii//raw/ZAGPJHC/Data/2022_504.html
sino date 27 July 2022
IN
THE HIGH COURT OF SOUTH AFRICA
GAUTENG
LOCAL DIVISION, JOHANNESBURG
CASE
NO:
2020/13195
Reportable:
Yes
Of
interest to other Judges: Yes
Revised:
No
27/07/2022
In
the matter between:
LILIANNE
DE MAGALHAES
Applicant
and
SEAN
CHRISTENSEN N.O
First Respondent
JABULANI
KHUMALO N.O
Second Respondent
J
U D G M E N T
MAIER-FRAWLEY
J:
Introduction
1.
In the main application, the applicant
seeks an order directing the respondents to release her bank accounts
pursuant to section
21 of the Insolvency Act 24 of 1936 (‘
the
Act
’),
alternatively
,
to release the attachment of her bank accounts, including but not
limited to the proceeds of a policy benefit held in her bank
account
in terms of s 21, insofar as such policy benefit is excluded from
attachment pursuant to
section 63(1)(a)
of the
Long Term Insurance
Act, 52 of 1998
(‘
the LTI Act’
),
further alternatively,
insofar
as it is found that she is not the owner of the funds, an order
directing that the monies constitute policy benefit[s] which
are
excluded from attachment in terms of section 63(1)(a) of the LTI Act.
2.
The applicant is the wife of Mr AMF De
Magalhaes (‘
the insolvent’)
whose estate was placed under final sequestration by order of court
on 15 August 2019.
3.
The first and second respondents are the
duly appointed provisional trustees of the insolvent estate. The
respondents launched a
counter-application wherein they seek an
extension of their powers in terms of s 18(3) of the Act in order to
oppose the main application.
The counter-application is not opposed.
4.
The applicant’s case is that
monies contained in her bank accounts constitute her own property
which she acquired during her
marriage to the insolvent.
In
para 7 of the founding affidavit, the applicant avers that the relief
sought by her is premised on obtaining:
4.1.
the release of
her personal bank accounts from attachment on the basis that the
monies contained therein are her property which
she acquired during
her marriage to the insolvent, in accordance with the provisions of
Section 21 of the Act;
4.2.
alternatively
,
an order directing the respondents to release and pay over all monies
withdrawn [by the respondents] from her bank accounts on
the basis
that the monies so withdrawn constitute the applicant's property
which she acquired during her marriage to the insolvent,
in
accordance with the provisions of s 21 of the Act;
4.3.
further
alternatively
,
in the event that it is found that she did not acquire ownership of
the monies, an order directing that the monies constitute
policy
benefits which are excluded from attachment pursuant to the
provisions of s 63(1)(a) of the LTI Act.
5.
The respondents oppose the main application
on the basis that the applicant has failed to demonstrate that the
funds in her bank
accounts were acquired by her by a title valid as
against the creditors of the insolvent, as required by s 21(2)(c) of
the Act,
and further, that s 63 of the LTI Act does not find
application on the facts of the matter since any policy benefits paid
to the
applicant were wholly depleted by the time of their attachment
by the respondents.
6.
The main issues arising for determination
are:
6.1.
Whether the applicant has demonstrated that
she holds valid title to the funds contained in her bank accounts;
and
6.2.
Whether the funds in the applicant’s
bank account (FNB maximiser account) constitute policy benefits which
are exempted from
attachment in terms of s 63(1)(a) of the LTI Act.
Background matrix
7.
The applicant and the insolvent were
married to one another out of community of property on 11 January
1992. Their marriage still
subsists and by all accounts they have
remained living together.
8.
The applicant was at all relevant times the
holder of three bank accounts: a cheque account held at First
National bank, a maximiser
account held at First National bank and a
credit card account held at Standard Bank.
9.
During September 2004, the insolvent
procured life and disability cover for himself (as principal/first
life assured) and the applicant
(as second life assured) from Liberty
Life (hereinafter referred to as either ‘
Liberty
Life
’ or ‘
the
insurer
’) in terms of a Lifestyle
Protector policy wherein the insolvent is listed as both the policy
holder, owner and a beneficiary
of the policy benefits pertaining to
the second life assured.
10.
On 25 January 2019 Liberty Life paid an
amount of R2,160 000.00 into the insolvent’s bank account,
being in respect of a disability
claim submitted to the insurer under
the disability portion of the policy pertaining to the second life
assured. It is not in contention
that the claim was submitted on
account of the applicant having been diagnosed with cancer and so
having suffered a ‘disability’
as defined in the policy.
The amount paid by Liberty accords with the amount of the disability
benefit stipulated in the policy
for loss of income protection in
respect of the second life assured under the policy, namely, the
applicant.
11.
On 28 January 2019, the insolvent paid an
amount of R2,135 000.00 into the applicant’s maximiser account
held at First National
Bank (‘the FNB maximiser account’).
Before this payment was received, the FNB maximiser account had a
zero balance.
12.
On 17 May 2019, an amount of R2,740 000.00
was paid from the applicant’s FNB cheque account into the FNB
maximiser account.
This amount comprised a portion of the proceeds
obtained by the applicant from the sale of an immovable property
situate in Simons
Town, which she alleges was owned by her.
13.
On 3 July 2019 the insolvent’s estate
was placed under provisional sequestration by order of court, which
order was made final
on 15 August 2019.
14.
On 2 August 2019 the respondents were
appointed as the provisional trustees of the sequestrated estate.
15.
Following
their appointment, on or about 19 August 2019, the respondents
attached the applicant’s FNB maximiser account under
the
provisions of s 21(1) of the Act, pursuant to a notice addressed to
the applicant, dated 14 October 2019, in which they informed
her of
their intention to realise the funds in the FNB maximiser account for
the benefit of the creditors of the sequestrated estate,
as envisaged
in s 21(3) of the Act.
[1]
16.
At the time of the attachment, the FNB
maximiser account reflected a credit balance of R1,830 901.52. The
balance in the FNB cheque
account was R3176.79 whilst the Standard
bank credit card account reflected a zero balance.
17.
On 26 September 2019 the applicant’s
attorneys requested written reasons from the respondents as to why
the funds in the FNB
maximiser account were being withheld. On 27
September 2019 the first respondent replied stating that the trustees
were of the
view that the funds in the FNB maximiser account
‘represent the balance of funds from a disposition made’
by the insolvent
of the amount of R2,135 000.00 to the applicant on
28 January 2019, and that they would proceed with their intentions to
retain
the funds for the benefit of the insolvent’s creditors.
The applicant was invited to apply for the release of the property
in
terms of s 21 of the Act.
18.
The
applicant thereafter launched an urgent application for the release
of the property, which application was subsequently withdrawn
by her
on 21 April 2020 for reasons that are not pertinent to these
proceedings. Sometime thereafter, the respondents withdrew
funds from
the FNB maximiser account, thereafter causing such funds to be
deposited into the bank account of the sequestrated estate.
[2]
19.
The present application was launched in
June 2020.
Discussion
20.
It is trite that upon sequestration of an
insolvent’s estate, which brings about a
concursus
creditorum,
all of the insolvent’s
property vests in the Master of the High Court until a trustee is
appointed, and upon appointment,
in the trustee.
21.
Section 21 of the Act creates an additional
effect of such sequestration upon the estate of the solvent spouse
who is not living
apart from the insolvent, by providing that all the
property (or proceeds thereof) belonging to the solvent spouse will
vest in
the Master or trustee in the same way as the estate of the
insolvent spouse. Section 21(1) states:
“
The
additional effect of the sequestration of the
separate
estate
of one of two spouses
who
are not living apart
under a judicial
order of separation
shall
be
to vest in the Master, until a trustee has been appointed, and
,
upon the appointment of a trustee
, to
vest in him
all the property (including property or
the proceeds thereof
which are in the
hands of a sheriff or a messenger under a writ of attachment) of the
spouse whose estate has not been sequestrated
(hereinafter referred
to as the solvent spouse)
as if it were
property of the sequestrated estate,
and
to empower the Master or trustee
to deal with such property accordingly, but subject to the following
provisions of this section.” (emphasis added).
22.
Section 21(2) of the Act defines various
categories of property of the solvent spouse which the trustees of
the insolvent spouse
are obliged to release if the solvent spouse
proves his or her entitlement thereto. In her founding affidavit, the
applicant relies
on s 21(2(c) for the release of her personal bank
account (being the FNB maximiser account) from attachment, including
the release
of the funds withdrawn therefrom the respondents. In
terms of s 21(2)(c) of the Act:
“
(2)
The trustee shall release any property of the solvent spouse which is
proved
(c)
to have been acquired by that spouse during the marriage with the
insolvent by a title valid as against creditors of the insolvent;”
23.
Section
2 of the Act
inter
alia
defines
property
as ‘movable or immovable property, wherever situated within the
Republic’ of South Africa.
Movable
Property
includes money in the sense of cash, as well as the right of action
which one has against one’s banker to claim payment of
the
amount standing to the credit of one’s account
[3]
24.
In
Davies
,
[4]
Molahlehi
J
summarised the nature of the onus upon a solvent spouse to prove
his/her entitlement to the release of his/her property, as follows:
“
[21]
The onus in
proceedings of this nature, as stated in
Beddy
No v Van der Westhuizen,
is
for the solvent spouse to show that the true transaction that
resulted in the acquisition of the property in question was valid
and
conferred a valid title on him or her. In other words,
the
solvent spouse in seeking to have an estate released from the
insolvency proceedings has to demonstrate the true validity of
her
title and its validity against creditors of the insolvent
.
Put in another way the solvent spouse has to show that the
transaction(s) under which she acquired the property was not
simulated,
or designed to defeat the rights of creditors.
[22]
Once the solvent spouse has
discharged the onus of showing that the property in question was not
acquired by improper methods intended
to prejudice the creditors, the
trustee is obliged to release such property from the insolvency
proceedings
. The
property would, in other words, have been acquired by the solvent
spouse through her or his resources during the marriage
and such
acquisition would have vested on his/her a valid title against the
creditors of the insolvent spouses.”
(footnotes omitted)
(emphasis added)
25.
In
seeking to discharge the onus, the solvent spouse cannot simply point
to an ostensible transaction and call upon the trustee
to demonstrate
that it was not a true transaction or came about from collusive
dealings between the insolvent and the solvent spouse.
[5]
26.
In
Kilburn
v Estate Kilburn
[6]
Wessels
ACJ held as follows:
“
Now
the
Insolvency Act provides
that when one spouse becomes insolvent,
the estates of both spouses vest in the Master, and then in the
trustee when appointed,
but there is a proviso that the trustee must
release such property of the solvent spouse as is shown to have been
acquired during
the marriage with the insolvent by a title valid as
against the creditors of the insolvent spouse. In other words if
property has
been acquired by the spouse who is not insolvent by
means of her own money or from a source other than her husband, then
she holds
it by title valid as against the creditors of her insolvent
husband.
But if she obtains it from him
during marriage as a donation
,
or
if the insolvent gives money to his wife to buy property and have it
registered in her name
,
or
if she buys property with money provided by the husband
ostensibly for herself but in reality for her husband’s estate
or
even for the benefit of both the
spouses, then it is his property and forms part of his estate; and
the property, though registered
in her name, is not acquired by the
non-insolvent spouse by a title valid as against the creditors of the
insolvent
.” (emphasis added)
27.
According to the respondents, they attached
only the FNB maximiser account from which they withdrew funds, which
funds so withdrawn
were subsequently deposited into an account that
had been opened for the sequestrated estate. It is not in dispute
that the bulk
of the money in the FNB maximiser account came from two
substantial payments, namely, (i) a payment of R2.135 million made by
the
insolvent to the applicant on 28 January 2019, and (ii) a payment
of R2.740 million, being the proceeds of the sale by her of an
immovable property in Simons Town, which amount was subsequently
transferred from the applicant’s cheque account into the
FNB
maximiser account on 17 May 2019.
28.
The
applicant conceded in her heads of argument that she bears the onus
of proving a valid title to the property for purposes of
demonstrating why it should be released to her. During oral argument
presented at the hearing of the matter, however, the applicant
sought
to argue that in so far as
s 21(1)
vests the property of the solvent
spouse in the master or trustee of the insolvent spouse, the section
is unconstitutional in that
it amounts to the arbitrary deprivation
of property in conflict with the provisions of s 25(1) of the
Constitution
[7]
and that the
respondents ought to bear the onus of making out a case for why the
property belongs to the insolvent estate. Apart
from the fact that s
21(1) has been held by the Constitutional court
not
to be unconstitutional
and
that sound reasons exist for placing the onus upon a solvent spouse
to prove his/her ownership of the property he/she seeks be
released,
[8]
it is not
permissible to raise a constitutional point which has not been
canvassed on the pleadings for the first time in argument,
as
transpired in the present case
.
[9]
29.
The
applicant seeks final relief in these proceedings. It is trite that
final relief may only be granted if the facts as stated
by the
respondents, together with the admitted facts in the applicant’s
affidavits, justify the granting of such relief.
This means that the
court is to accept the
facts
alleged by the respondents unless they constitute bald or
uncreditworthy denials or are palpably implausible, far-fetched or so
clearly untenable that they could safely be rejected on the papers.
[10]
30.
That being said, the probabilities are
inevitably considered for purposes of determining whether allegations
made in affidavits
are implausible, untenable, far-fetched or
uncreditworthy.
31.
The question then arises as to whether the
applicant has discharged the onus of proving that the property (being
the funds which
she received from the insolvent pursuant to a
disability benefit pay-out by Liberty Life and the sale of the Simons
Town property)
was acquired by her during the marriage with the
insolvent by a title valid as against creditors of the insolvent.
Although certain
other funds were deposited into the FNB maximiser
account by way of inter-account transfers effected by the applicant
in respect
of unrelated transactions, which the respondents accept do
not amount to the acquisition of property as envisaged in s 21 of the
Act, the main controversy pertains to the R2.160 million disability
benefit paid out by Liberty Life to the insolvent, of which
R2.135
million was thereafter paid by the insolvent to the applicant, and
the R2.7 million received by the applicant pursuant to
the sale of
the Simons Town property. I deal with these in turn.
Disability pay-out
from the Liberty Life policy
32.
The
papers evidence that the insurer both accepted and honoured a claim
ostensibly found by it to have been validly made apropos
a capital
disability
[11]
suffered by the
applicant as the second life assured under the policy. The applicant
was the party who was diagnosed with cancer
and who accordingly
suffered the disability. Liberty Life paid out the accelerated
benefit in an amount of R2,160000.00 into the
bank account of the
insolvent on 25 January 2019, of which an amount of R2,135 000.00 was
thereafter paid on 28 January 2019 by
the insolvent into the
applicant’s FNB maximiser account. This occurred some eight
months prior to the sequestration of the
insolvent’s estate.
33.
Although
the applicant alleges that the amount was received as a result of a
claim made by her under the policy, the claim documents
themselves
were not provided by her in her affidavits.
[12]
In support of her assertion that she holds valid title to the
payment, the applicant alleges that the amount was paid by the
insurer
into the insolvent’s account only because he was listed
as the beneficiary under the policy, however, the payment was in
effect for the applicant or intended to be made to her and thus
properly belonged to her, because it was a policy benefit to which
she was entitled following her disability claim. The applicant’s
argument overlooks the fact that the insolvent is the policy
holder,
owner and beneficiary of the disability portion of the second life
assured under the policy and in terms of the express
wording of the
contract, it is the insolvent who, in the absence of any cession,
obtains payment of benefit proceeds on the happening
of the
applicant’s death or in the event of her suffering a
disability.
34.
I
therefore agree with the respondents that it is not insignificant
that the insolvent was the recipient of these funds from Liberty
Life
(rather than the applicant) because the benefit accrued to the
insolvent as owner of the policy in terms of the express wording
of
the policy, which states that ‘
except
in the event of the death of the Life Assured all benefits due will
be paid to the owner. … subject to any cession,
the Owner may
exercise all rights under this contract without the consent of any
Beneficiary….’
[13]
35.
There
is no allegation in the papers that the insolvent ceded his rights
under the contract to the applicant. Absent a cession,
all benefits
under the policy accrued to the owner (i.e., the insolvent) and the
disability benefit was thus rightfully paid by
the insurer to the
insolvent. The applicant’s case was
not
that
the policy constituted a contract for the benefit of a third party
(i.e., the applicant).
[14]
There is a difference between an insurance contract in favour of a
third party and one that is for the benefit of the insured.
[15]
A contract for the benefit of the insured is one where the insured
(insolvent in this case) is the policy holder and owner in
circumstances where a sum of money is paid out to the insured so that
the insured has access to funds when a certain event (i.e.,
a
disability) occurs.
[16]
The
contract
in
casu
provides
for payment to the insured (the insolvent) in the event that the
second life assured suffers a capital disability. In such
circumstances, the payment of R2.160 million by the insurer to the
insolvent validly formed part of his estate and did not belong
to the
applicant. The ineluctable consequence is that the applicant has
failed to demonstrate that she acquired ownership of the
funds on the
basis that the policy benefits accrued to her in terms of the
relevant policy or were deposited into the bank account
of the
insolvent in error.
36.
However,
this is not the end of the inquiry. An alternative claim is pursued
in
the event that this court finds that the applicant did not acquire
ownership of the funds deposited by the insolvent into her
maximiser
account. In such event, she seeks an order directing that the monies
constitute policy benefits which are excluded from
attachment
pursuant to the provisions of s 63(1)(a) of the LTI Act.
[17]
37.
I pause to mention that the respondents
aver that any funds emanating from the Liberty Life policy were
depleted in their entirety
prior to the attachment by the respondents
in August 2019 of monies that remained in the FNB maximiser account.
The respondents
demonstrate this by reference to various transactions
that were effected over several months in the bank accounts of the
applicant.
The specific allegations were not seriously disputed by
the applicant in her replying affidavit, although an argument was
presented
on her behalf at the hearing of the matter to the effect
that any funds comprising policy benefits, which were protected by
virtue
of s 63 of the LTI Act, became the property of the applicant
by operation of the principle of
commixtio
when they became mingled together with
other monies in the account
,
so
that it cannot be said that the funds remaining in the account were
not the policy benefits or that the funds comprising policy
benefits
were therefore depleted prior to attachment of the FNB maximiser
account. As the parties differ on the whether or not
s 63 of the LTI
Act finds application on the facts of this matter, it is necessary to
consider the section.
Section 63 of the LTI
Act
38.
I
am not persuaded that the cases relied on by the respondents relating
to the payment of pension benefits assist them in this matter.
[18]
The respondents argue that payment of disability benefits are
analogous to and should be treated the same way as the payment of
pension benefits. It is trite that a pension benefit is protected
from attachment by the insolvent member’s trustees whilst
it is
in the hands of the pension fund and it remains a benefit to the
extent that it has not yet been paid to a member of a pension
fund.
Once the benefit is paid to the member or beneficiary, it ceases to
be a benefit and thus forms part of the insolvent’s
assets. As
the court in
Murray
held, once the benefit has been paid out, the member or beneficiary
can hardly complain if creditors lay their hands on the money
to
satisfy outstanding debts. Such a construction found support in cases
where similarly worded statutory provisions had received
consideration.
[19]
39.
Section
63 of the LTI Act does not contain a reference to pension or pension
benefits payable to a person in the specified types
of policies to
which it applies. As pointed out in
Pieterse,
[20]
‘
Section
63 refers to assistance, life, disability or health policies. Those
are defined in s 1 of the LTIA. The protection afforded
by s 63 of
the LTIA applies to 'the policy benefits'
provided
or to be provided
to a person under one or more of the specified types of policies or
the assets acquired exclusively with those policy benefits.
The
policy benefits which are protected are those payable to the
protected person in terms of a protected policy which has been
in
force for at least three years
.
The assets which are protected are those which have been acquired
solely or exclusively with the benefits of the relevant policy.
The protection in relation to such assets operates for a period of
five years after the date upon which the relevant policy benefits
were provided. The protection is limited to an aggregate amount of
R50 000,00 or such other amount as may be prescribed by the
Minister.’ (emphasis added)
40.
The
section refers to policy benefits ‘
provided’
or
‘
to
be provided
’
to
a ‘
person’
(i.e., the insolvent) under
inter
alia
a life or disability policy in which that person or the spouse of
that person is the life insured. In terms of the section, the
benefits provided (or to be provided) shall, other than for a debt
secured by the policy, during the person’s lifetime not
be
liable to be attached or subjected to execution under a judgment of a
court or form part of his or her insolvent estate. The
word
‘
provided
’
is defined in the Cambridge English dictionary as ‘
to
give someone something they need
’.
[21]
The
Merriam Webster dictionary defines ‘
provide
’
as ‘
to
supply or make available something needed or wanted.
[22]
There
appears to be no dispute between the parties that the word
‘provided,’ having regard to its ordinary meaning and
contextually applied, connotes the encashment of the policy benefit
so that the proceeds remain protected from attachment.
41.
As the policy benefits were payable to the
insolvent, he is the protected person under s 63 of the LTI Act. The
benefits concerned
the disability and health of the insolvent’s
spouse (applicant). That was the risk insured against and which
eventuated.
Hence, in my view, the disability benefits, after
encashment, were protected and thus did not form part of the
insolvent’s
estate.
42.
The question which arises is whether the
characteristics of the benefits changed when the insolvent
transferred them to the applicant.
The transfer to the applicant was
done ostensibly with the intention to provide the applicant with the
benefits of the policy,
given that it was she who had sustained the
disability. Similarly, they were received as the benefits of the risk
insured against
to enable the applicant to fund expenses which the
insolvent and the applicant anticipated would eventuate and which the
insolvent
had taken cover for. The insolvent could well have retained
the funds and paid them out piecemeal from time to time, in which
event
they would have remained protected. Ostensibly a lump sum was
paid to the applicant to enable her, as the bill-payer, to pay their
bills, presumably as a matter of convenience. Does that position
change because of the transaction which occurred in the circumstances
described? I think not. There could as well have been a deposit into
any account of the insolvent with his spouse having signing
powers on
the account in order to deal with the funds. Such funds would have
been protected. The effect of having control over
funds in such a
scenario is essentially the same as in a scenario where the funds are
transferred into the spouse’s bank
account.
43.
Applying
mandated principles of interpretation,
[23]
In my view, the section must be read to mean that if the insolvent is
protected, and hands over funds which are protected in his
hands, to
a person (spouse) whose disability is the reason that they are
protected, the character of the funds remains unchanged
- the funds
remain protected as if there were no transfer to that person
(spouse). A purposive business-like interpretation of
the section is
that the protection survives an insolvent-to-spousal transfer.
44.
Seen from a different perspective and
through the prism of s 21 of the Act, when it provided the protection
afforded by s 63 of
the LTI Act, the legislature did not deem it
necessary to repeat that the benefits would not be attachable in the
circumstances
provided for in s21 of the Act. If the benefits were
protected in the hands of the insolvent under s 63 of the LTI Act, it
was
presumably assumed that they would be protected under s 21 of the
Act, which provides that the effect of the sequestration of the
separate estate of one of two spouses who are not living apart shall
be to vest in the trustee, once appointed, all the property
of the
spouse whose estate has not been sequestrated as if it were
the
property of the sequestrated estate
,
and to empower the trustee to deal with such property accordingly,
subject to the further provisions of the section.
45.
Protected benefits released to the spouse
of the protected person are not attachable under s 21 of the Act for
the simple reason
that by virtue of s 63 of the LTI Act, the benefit
was protected from attachment and thus did not ever form part of the
property
of the sequestrated estate in the hands of the insolvent. In
the hands of his spouse, it cannot by a fiction suddenly become
property
of the sequestrated estate. The insolvent’s creditors
have no claim against the insolvent estate for payment of any of the
protected benefits. Yet
in casu
,
an excluded asset was seized by the insolvent’s trustees in
circumstances where no creditor had a claim against it either
in the
insolvent’s hands or in the solvent spouse’s hands. The
situation
in casu
is
completely different from what the section seeks to prevent, namely,
transfers designed to prejudice the insolvent’s estate
creditors. The purpose of the section is explicit – it is to
recover assets that properly belong to the insolvent estate,
whereas
protected benefits are expressly excluded by statue from forming part
of an insolvent estate where the requirements in
s 63 of the LTI Act
are met, which requirements were, on the facts of this matter, indeed
met.
46.
On
a purposive interpretation of the protection offered in s 63 of the
LTI Act, when read with the purpose the legislature sought
to achieve
in s 21 of the Act, the disability benefits paid to the applicant
were legally and factually protected from attachment.
That being
said, what then is the position if the protected funds had been spent
by the time the FNB maximiser account was attached?
The applicant
submits that funds paid by the insolvent to the applicant became
mixed with other monies in the FNB maximiser account
by application
of the principle of
commixtio
[24]
and
it therefore cannot be said that funds comprising protected benefits
were
not
the funds remaining in the account at the time of attachment. It was
further submitted that the monies from Liberty Life were paid
out
with the purpose to sustain the applicant and the insolvent, and that
‘logic dictates that the monies that remain in
the account are
there with the purpose to sustain the applicant and the insolvent’.
47.
On the unrefuted facts, however, at the
time that the funds comprising policy benefits (R2.135 million) were
paid by the insolvent
into the FNB maximiser account, such account
had a zero balance. There was thus no mingling of funds, as contended
by the applicant.
On 12 February 2019 the applicant paid an amount of
R 1,357 800 from the FNB maximiser account with regard to a deposit
that was
due in respect of an immovable property she had purchased on
auction, thus using the funds received from the insolvent in respect
of the deposit. The sale fell through, as a result of which the
deposit so paid, was forfeited. By 16 May 2019 (the day before
the
sale proceeds in respect of the sale of the Simons Town property were
deposited into the account), the FNB maximiser account
had a credit
balance of R344,169.97. Thus, at least R1.005 million had by then
been depleted from the policy benefits received
by her. After
transfer of the sum of R2.7 million from the applicant’s cheque
account into her maximiser account on 17 May
2019, the account had a
credit balance of R3,084 169.97. Between 17 May 2019 and 27 July 2019
the applicant transferred or paid
out an amount of R1,253 268.45 from
the FNB maximiser account. These facts tend to support the conclusion
that any protected funds
that had remained in the account were likely
depleted by the time that the FNB maximiser account was attached.
Even had funds comprising
disability benefits (i.e., R344,169.97)
remained in the account at that juncture, by operation of
commixtio,
such benefits would have become
co-mingled with other monies in the account so that it cannot either
be established that they were
not
the funds that were transferred or paid out of the account during the
relevant period before attachment.
48.
I turn now to consider whether the
applicant has established a valid title to funds acquired by her
pursuant to the sale of the
Simons Town property, which funds were
transferred from her cheque account into her maximiser account on 17
May 2019.
R2.7 million proceeds
from sale of Simons Town property
\
49.
The
applicant avers that she purchased the Simons Town property in
approximately 2001 with her own monies, however, since the sale
took
place some 18 years ago, she no longer has proof of the fact that she
purchased same by utilising her own financial resources.
In support
of her ownership of the property, the applicant put up a deed of
transfer, dated 15 August 2001
[25]
which reflects that she purchased the property on 17 April 2001 from
Moneyline 489 (Pty) Ltd for the sum of R179,500.00. A further
deed of
transfer
[26]
provided by the
applicant reflects that she sold the property for the sum of R4.3
million to Mr and Mrs Van Rensburg on 27 January
2019. The said
property was transferred into the purchasers’ names during May
2019. An amount of R2.7 million was thereafter
transferred from the
applicant’s FNB cheque account into the FNB maximiser account
on 17 May 2019.
50.
The respondents contend that the applicant
has put up insufficient evidence to prove her ownership of the
property sold by her.
They contend that the insolvent is in fact the
true or beneficial owner of this property and that the insolvent
estate is therefore
entitled to the equivalent value of the proceeds
of the sale (i.e., R2.740 million) in the FNB maximiser account.
Since the amount
standing to the credit of the FNB maximiser account
at the time of attachment was less than the proceeds received from
the sale
of the property, they reason that the entire balance
standing to the credit of the FNB maximiser account falls within the
insolvent
estate.
51.
In
this regard, the respondents aver that since the applicant was a
salaried employee for only two years prior to her acquisition
of the
property, ‘it is hard to fathom’ how she could have
utilised her own funds to purchase same. The respondents
provided
documentary evidence to show that a mortgage bond was registered over
the property in 2004 in the amount of R1,365 000.00.
[27]
By September 2014, a balance of R1.287 million was outstanding on the
loan. They further ascertained that the applicant had not
received a
salary in 2014 and had filed zero tax returns in 2017. Moreover, as
evidenced by the insolvent’s bank statements,
the insolvent had
paid the bond instalments in respect of the Simons Town property for
several months during 2013, 2014 and 2018.
The respondents also
referred to certain correspondence between the insolvent and service
providers/contractors in connection with
maintenance work and/or
renovations that were effected at the property. These facts were
relied on to reach somewhat staggering
conclusions that: (i) the
property was acquired by the insolvent or was considered to be the
property of the respondent and (ii)
the property was managed as if it
was the property of the insolvent and (iii) that the said property
was ‘shielded’
from creditors in the insolvent’s
estate through registration in the applicant’s name.
52.
The conclusions sought to be drawn by the
respondents are not factually sustainable and are at best, largely
speculative. Firstly,
the explanation tendered by the applicant that
she no longer has proof of payment by her of the purchase price from
her own resources,
given that this occurred some 18 years ago, is in
my view perfectly reasonable. Eighteen years ago, the sequestration
of the insolvent’s
estate could hardly have been in the
contemplation of the applicant and the insolvent. Secondly, one
cannot reason that because
the insolvent contributed during some
months over a three year period to the repayment of the bond, that
the property was therefore
paid for by him or belongs to him. The
applicant explained that during a period of illness suffered by her,
the respondent contributed
towards payment of the monthly bond
instalments, as one would ordinarily expect to occur, given the
insolvent’s common law
duty of support towards his wife. The
mere fact that the insolvent contributed towards the repayment of the
bond liability did
not and could not confer upon him a real right of
ownership in the property. Thirdly, the applicant would likely not
have obtained
registration of transfer the property into her name
unless the purchase price had been paid or its payment secured. There
is no
mention in the papers that the applicant sought or obtained a
loan in order to fund the purchase price. Rather, a bond was only
registered against the property some three years after the property
was purchased for purposes of securing a loan obtained from
the bank.
53.
There
is no reason for me to disbelieve the applicant’s evidence,
namely, that she paid for the property purchased by her
some eighteen
years ago with her own funds. The respondents ultimately have no
knowledge of whether or not the applicant paid for
the property in
2001 with her own funds, in circumstances where her unrefuted version
is that she had other movable and immovable
assets and even other
sources of income (aside from her salaried employment at the time)
with which to fund the purchase price
of the property. This evidence
cannot be refuted, precisely because the respondents have no
knowledge about what took place some
18 years ago. At best, they have
resorted to speculating
[28]
or
supposing about what the applicant might or might not have been able
to pay or did or did not pay. Since the respondents did
not avail
themselves of the right to test the veracity of the applicant’s
allegations through cross-examination, by seeking
the referral of
this issue to oral evidence, I see no basis to reject the applicant’s
evidence as uncreditworthy or false
on paper.
54.
In
so far as the respondents argue that although land registration
generally proves ownership, it is not necessarily conclusive
thereof,
[29]
none of the exceptions
elucidated in the
Cape
Explosives
case
are applicable
in
casu.
55.
The upshot of the aforegoing is that the
applicant has in my view established, through her own testimony,
supported by the documentary
evidence put up to substantiate her
title over the property, that she holds a valid title to those
proceeds from the sale of her
property which were retained in the FNB
maximiser account at the time of its attachment. Ultimately, whether
or not the remaining
protected policy benefits became mixed with the
sale funds or whether only sale proceeds remained in the account at
the time of
attachment matters little in the light of the conclusions
to which I have arrived earlier in the judgment.
56.
Accordingly, the funds attached and
withdrawn by the respondents are to be released back to the applicant
and the FNB maximiser
account itself released from attachment.
Although there was some debate at the hearing of the matter as
whether or not the relief
sought in the notice of motion allows for
repayment of funds withdrawn by the respondents from the FNB
maximiser account, when
regard is had to the case pleaded by the
applicant (referred to in paragraph 4 above) the respondents could
not have been under
any misapprehension about the relief sought by
the applicant, which was ultimately designed to release the
attachment of the FNB
maximiser account and the funds retained
therein or withdrawn therefrom, from insolvency proceedings
pertaining to the insolvent,
albeit that the relief set out in the
notice of motion was somewhat ineptly articulated. In my view, para 2
of the notice of motion
is in any event broad enough to cater for the
order I intend to make.
57.
It is not in contention that a proper case
was made out for the relief sought in the counter-application, and as
such, it should
succeed.
58.
The general rule is that costs follow the
result in the main application. I see no reason to depart therefrom.
59.
Accordingly the following order is granted:
ORDER:
1.
As regards the main application:
1.1
The
respondents are
ordered
to
release the property (comprising the applicant’s FNB maximiser
account and its contents, including any funds withdrawn
therefrom by
the respondents)
from
the insolvency proceedings instituted against the insolvent, in terms
of
section
21
(4)
of the
Insolvency
Act 24 of 1936
.
1.2
The respondents are ordered to pay the costs of
these proceedings.
2.
As regards the counter-application:
2.1
The powers of the first and second respondents,
as the joint provisional trustees of the insolvent estate of AMF De
Magalhaes (‘the
insolvent estate’) are extended in terms
of
section 18(3)
of the
Insolvency Act, 24 of 1936
in order to allow
the joint trustees to:
2.1.1
Defend the main application in the name and on
behalf of the creditors of the insolvent estate; and
2.1.2
Engage the services of Attorneys and Counsel,
to agree to such fees, charges and costing and to make payment of
those costs in the
normal course of litigation, which costs shall be
regarded as costs in the administration of the insolvent estate.
2.2
The
affidavit of Sean Christensen N.O. dated 23 July 2020, together with
all supporting documents annexed thereto is to stand as
the first and
second respondents’ answering affidavit in the main
application.
2.3
The
costs of the counter-application shall be costs in the sequestration
proceedings pertaining to the insolvent estate.
AVRILLE
MAIER-FRAWLEY
JUDGE
OF THE HIGH COURT,
GAUTENG
DIVISION, JOHANNESBURG
Date
of
hearing:
11 May 2022
Judgment
delivered
27 July 2022
This
judgment was handed down electronically by circulation to the
parties’ legal representatives by email, publication on
Caselines and release to SAFLII. The date and time for hand-down is
deemed to be have been at 10h00 on 27 July 2022.
APPEARANCES:
Counsel
for Applicant (main application/
Adv F. Slabbert
Respondent
in counter-application)
Attorneys
for
Applicant:
Ewart Attorneys
Counsel
for 1
st
& 2
nd
Respondents
Adv A. Vorster
Attorneys
for 1
st
& 2
nd
respondents
Cox Yeats Attorneys
[1]
The
notice is contained in Annexure ‘AA40’ to the answering
affidavit at 04-244.
[2]
According
to the applicant, an amount of
R1,741
896.56 was initially held in the trust account of the respondents.
It is not clear from the papers whether this amount
that was the
amount withdrawn by from the FNB maximiser account and thereafter
deposited in the bank account of the sequestrated
estate, or whether
the full balance of
R1,830
901.52 was withdrawn, however, nothing really turns on this.
[3]
See:
Meskin’s
Law of Insolvency at par 5.1 and the authority cited therein.
[4]
Davies
v Van den Heever NO
(16865/17)
[2019] ZAGPJHC 59 (1 March 2019) at paras 21 & 22.
[5]
Beddy
N.O v Van der Westehuizen
1999 (3) SA 913
(SCA) at 917D - F
[6]
1931
AD 501
at 507 to 508
[7]
Constitution
of the Republic of South Africa, 1996. In terms of s25(1), no-one
may be deprived of property except in terms of
law of general
application and no law may permit arbitrary deprivation of property.
[8]
See:
Harksen
v Lane NO and Others
(CCT9/97)
[1997] ZACC 12
;
1997 (11) BCLR 1489
;
1998 (1) SA 300
(7 October
1997) at paras 35-37 and 59-60, where,
inter
alia
,
the following was said:
“
The
purpose and effect [of s 21(1)] is clearly not to divest, save
temporarily, the solvent spouse of the ownership of property
that is
in fact his or hers. The purpose is to ensure that the insolvent
estate is not deprived of property to which it is entitled.
28
The
fact that the onus of establishing his or her ownership of the
property is placed upon the solvent spouse should not in any
way be
confused with the purpose of the provision. In any vindicatory
action the claimant has to establish ownership. The onus
of proof
had to be placed on either the Master or the trustee or on the
solvent spouse. Having regard to which of those parties
has access
to the relevant facts, the onus was understandably and justifiably
placed on the solvent spouse.
Again,
on the assumption that the effect of section 21 is to “transfer”
ownership of the property of the solvent spouse
to the Master or the
trustee, the section does not contemplate or intend that such
transfer should be permanent or for any purpose
other than to enable
the Master or the trustee to establish whether any such property is
in fact that of the insolvent estate.
Again, there is no intention
to divest the solvent spouse permanently of what is rightfully hers
or his or to prejudice the solvent
spouse in relation to her or his
property. Hence the provisions enabling the solvent spouse to seek
the assistance of the court
in order to obtain the release of that
which is his or hers and to seek the protection of the court in the
event of the trustee
wishing to sell such
property prior to its release.”
(footnotes excluded)
[9]
In
Public
Servants Association obo Olufunmilayi Itunu Ubogu v Head of
Department of Health, Gauteng and Others
[2017] ZACC 45
, para [50], the Constitutional court endorsed the
cautionary remarks expressed by Jaftha J in
SATAWU
v Garvas
[2012]
ZACC 13
;
2013 (1) SA 83
(CC);
2012 (8) BCLR 840
(CC) (Garvas) at
para 114, where he emphasised the need for accuracy in the
pleadings, stating as follows: “
Holding
parties to pleadings is not pedantry. It is an integral part of the
principle of legal certainty which is an element of
the rule of law,
one of the values on which our Constitution is founded. Every party
contemplating a constitutional challenge
should know the
requirements it needs to satisfy and every other party likely to be
affected by the relief sought must know precisely
the case it is
expected to meet
.
[10]
See:
Plascon-Evans
Paints Ltd v Van Riebeeck Paints (Pty) Ltd
[1984] ZASCA 51
;
1984 (3) SA 623
(A) at 634E-G. See too:
National
Director of Public Prosecutions v Zuma
[2009] ZASCA 1
;
2009 (2) SA 277
(SCA) at 290D-E.
[11]
‘
Capital
Disability
’
is defined in the policy as: “…
an
accelerated benefit. A state of disability exists if, as a result of
injury, disease, or surgical operation the principal or
second life
assured is and has been for a period of 3 consecutive calendar
months, total and permanently incapable of earning
an income from
his/her own occupation, a reasonable occupation or any other
occupation they could reasonably pursue, taking into
account their
knowledge, training, working experience and ability
.”
[12]
The
applicant failed to provide proof that she submitted the claim qua
owner via cession entitling her to receive payment as envisaged
in
clause 5 of the policy terms and conditions. In the absence of a
cession, had the contract been for the benefit of the applicant,
she
would have been entitled (not the insolvent) on acceptance of the
benefit to exercise the contractual rights provided in
the policy
and would have been the party to submit the claim and receive the
funds. Yet the applicant provided no proof that
she had submitted
the claim. Her assertion, namely that her failure to attach the
claim documents should be seen in the light
of the absence of any
evidence by the respondents to contradict her evidence (i.e., that
she had submitted the claim) is insufficient
for purposes of
discharging the onus that rests upon her. As explained in
Beddy
NO
(cited
in fn 5 above): ‘
‘
s
21 (2) expressly places the onus on the solvent spouse, and I do not
think that that onus is discharged simply by pointing to
the
ostensible transaction (in this case the sale) and saying to the
trustee ‘It is now your turn to do your worst with
it’
”.
The
onus remained on the solvent spouse to prove that the true
transaction conferred a valid title upon her.
[13]
See
Clause
5 of the general terms and conditions governing the policy at p
04-62 of the papers. Clause 5 also stipulates that where
a cession
has been recorded, any benefits will be paid to the cessionary, or
in the case of an absolute cession, to any beneficiary
nominated by
the cessionary as owner.
[14]
The
test on whether a contract is made for the benefit of a third party
is whether that third party, by consent (acceptance of
the contract)
can become a party to that contract with one of the other two
contracting parties. See
Pieterse
v Shrosbree NO and Others, Shrosbree v Love and Others
[2006] 3 All SA 343
(SCA), paras 8 -10. See also Reinecke et al,
General
Principles of Insurance law,
2007,
paras 406-407.
[15]
See:
Pieterse
v Shrosbree NO and Others, Shrosbree v Love and Others
[2006]
3 All SA 343
(SCA), paras 8 -10
[16]
For
example, i
n
Wallach’s
Trustee v Wallach
1914
AD 202
it was held that a life insurance contract which provided for
payment to the insured’s ‘executors, administrators and
assigns’ was in law a contract for the benefit of the insured
and not his wife and children although the insured intended
to
provide for them by taking out the insurance
[17]
Section
63 of the LTI Act reads as follows:
“
Protection
of policy benefits under certain long-term policies
.
–
(1)
Subject to subsections (2) and (3), the
policy
benefits provided or to be provided
to
a person under one or more assistance, life, disability or health
policies in which that person or the spouse of that person
is the
life insured and which has or have been in force for at least three
years (or the assets acquired exclusively with those
policy
benefits) shall, other than for a debt secured by the policy –
(
a
)
during his or her lifetime, not be liable to be attached or
subjected to execution
under a judgment of a court or form part of
his or her insolvent estate; or
(
b
)
upon his or her death, if he or she is survived by a spouse, child,
stepchild or parent,
or be available for the purpose of the payment
of his or her debts.
(2)
The protection contemplated in subsection (1) shall apply to –
(
a
)
assets acquired solely with the policy benefits, for a period of
five years from the
date on which the policy benefits were
provided; and
(
b
)
policy benefits and assets so acquired (if any) to an aggregate
amount of R50 000
or another amount prescribed by the Minister.
(3)
Policy benefits are only protected as provided in –
(
a
)
subsection (1)(
b
), if they devolve upon the spouse, child,
stepchild or parent of the person referred to in subsection (1) in
the event of that
person's death; and
(
b
)
subsection (1)(
a
) and (
b
), if the person claiming such
protection is able to prove on a balance of probabilities that the
protection is afforded to him
or her under this section.”
[emphasis added]
[18]
See
M
and Another v Murray and Others
[2020]
ZASCA 86
, paras 15-17; (‘
Murray
’).
The case dealt with the issue of whether a pension
benefit
paid out to an insolvent member/beneficiary before his estate was
sequestrated enjoyed the protection provided in
s 37B
of the
Pensions Fund Act 24 of 1956
, which protects the pension of an
insolvent subject to certain exceptions. ‘Benefit’ I as
defined in
s 1
of that Act was construed by the court as a benefit
only to the extent that it had not been paid out to the
member/beneficiary,
and reference to pension benefit
payable
(as
opposed to
paid)
was
held to envisage a sum to which a member of a pension fund or a
beneficiary is entitled to receive, but has not yet received.
[19]
See,
for example,
Jones
& Co v Coventry
1909
2 KB 1029
;
Gibson
v Howard
1918 TPD 185
;
Foit
v FirstRand Bank Bpk
2002 (5) SA 148
T
[20]
Pieterse,
(cited in fn 15 above) at par 11.
[21]
See:
https://dictionary.cambridge.org/dictionary/english/provided
.
[22]
See:
https://www.merriam-webster.com/dictionary/provide
[23]
Natal
Joint Municipal Pension Fund v Endumeni Municipality
2012
(4) SA 593
(SCA)
par 18;
Pride
Milling Company (Pty) Ltd v Bekker NO and Another
2022
(2) SA 410 (SCA)
[24]
C
ommixtio
occurs when things of more or less equal value belonging to
different owners are mingled or mixed so as not to be readily
separable.
In the case of mixing of money, the effect of
commixtio
is
that ownership vests in the possessor. See:
CG
van der Merwe, ‘
The
Law of South Africa’ (LAWSA),’ Things, Volume 27 (second
edition),
2014.
See too: Wille’s Principles of South African Law, 9
th
ed, at p508.
The
applicant therefore contends that once money was deposited into her
account it became unidentifiable as a result of
commixtio
and
any right to it vests with the possessor (i.e., the applicant).
[25]
Annexure
LM14 to the founding affidavit)
[26]
Annexure
LM13 to the founding affidavit.
[27]
See
annexure ‘AA 13” to the founding affidavit.
[28]
As
Lord Wright observed in
Caswell
v Powell Duffryn Associated Collieries Ltd
1939 (3) All ER 722
at 733: ‘
Inference
must be carefully distinguished from conjecture or speculation.
There can be no inference unless there are objective
facts from
which to infer the other facts which it is sought to establish…But
if there are no positive proved facts from
which the inference can
be made, the method of inference fails and what is left is mere
speculation or conjecture
.’
See
too:
Buildcure
CC v Brews and Others
2017
(6) SA 562
(GJ),at para [27], where the court q
uoted
with approval from the judgment of Landman JA in
South
African Transport and Allied Workers Union v Tokiso Dispute
Settlement & Others
[2015]
8 BLLR 818
(LAC)
where the learned judge pointed out in para 13 that
“
The
court
a quo
overlooked the fact that the deponent to Putco’s
answering affidavit was making an assumption. It was incumbent on
the
court
a quo
to interrogate the assumption and to
determine whether the assumption was such that it could be elevated
to a fact. L Steynberg
“
Fair
”
Mathematics in
Assessing Delictual Damages
2011 (14) 2 PER/PELJ relying on
Keynes
Treatise on Probability
points out that:
‘
Probabilities
are not surrendered to human imagination, which means that a
supposition or assumption is not probable merely because
someone
thinks so. The facts that establish the knowledge upon which the
probability is based should be determined objectively
and
independently of human opinion
.’
” [emphasis added]
[29]
See
for example
Gugu
and another v Zongwana and others
2014 (1) all SA 203 (ECM) para 19 citing
Cape
Explosive Works Ltd v Denel Pty Ltd
2001
(3) SA 569
(SCA) at 579F, where the Supreme Court of Appeal stated
the following: ‘
We
have a negative system of registration where the deeds registry does
not necessarily reflect the true state of affairs.
There
are
a number of exceptions to the rule that the acquisition of a real
right of ownership in immovable property must be by registration
.
Besides
prescription
,
an example of acquisition of ownership not requiring an act of
registration is by
marriage in community of property
.
Nor
does the fact that the land in question is registered in the name of
the board militate against this conclusion, for registration
is not
necessarily conclusive on the question of ownership of land. It is
not so, for example, in the case of marriage in community
of
property,
or
of
partnership
,
or of
bequests by will.”
(footnotes
excluded)
sino noindex
make_database footer start
Similar Cases
South African Municipal Workers Union National Medical Scheme (SAMUMED) v City of Ekurhuleni and Others (5068/2021) [2022] ZAGPJHC 701; [2022] 4 All SA 878 (GJ) (25 August 2022)
[2022] ZAGPJHC 701High Court of South Africa (Gauteng Division, Johannesburg)99% similar
Maphalala v Mazibuko (2020/035020) [2022] ZAGPJHC 926 (21 November 2022)
[2022] ZAGPJHC 926High Court of South Africa (Gauteng Division, Johannesburg)99% similar
South African National Civil Organisation v Ramosie and Others (7016/2019) [2022] ZAGPJHC 323 (6 May 2022)
[2022] ZAGPJHC 323High Court of South Africa (Gauteng Division, Johannesburg)99% similar
South African Municipal Workers Union v Imbeu Development and Project Management (PTY) Ltd and Another (30236/2021) [2022] ZAGPJHC 717 (22 September 2022)
[2022] ZAGPJHC 717High Court of South Africa (Gauteng Division, Johannesburg)99% similar
South African Reserve Bank v Chauke (2021/40383) [2022] ZAGPJHC 162 (18 March 2022)
[2022] ZAGPJHC 162High Court of South Africa (Gauteng Division, Johannesburg)99% similar