When an expert provides information in the exercise of his profession, this type of liability is included in the professional liability of members of individual occupational groups, e.g. lawyers, architects, auditors, tax advisors, and real estate appraisers. It is characteristic of these members that they work in the liberal professions, which is why they prepare expert opinions for their clients for their clients or clients based on contracts. Given this, there is no doubt that an expert is liable to his client for damages if he produces a deficient expert opinion under the contract. The question is, however, whether an expert can be liable for damages under those contracts to third parties who are not in a contractual relationship with the experts but who have relied on these opinions. There are different solutions in comparative law. If a third party relied on an expert opinion, it is not excluded that he is in a family, kinship, or employment with the client of this opinion. In these cases, the relationship between the contracting authorities and third parties is based on comparable interests, which is why the contracting authority acts in relation to the expert as a representative of a third party and on this basis asserts the interests of third parties. These are tripartite relationships with comparable interests between contracting authorities and third parties, based on a contract for the preparation of an expert opinion. Such cases are common in tax advisory contrats. Based on such a contract, the client instructs teh tax advisor to take into account the tax matters of family members or partners in addition to his tax matters, because the legal relationship between the client and third parties must be designed to be as tax-friendly as possible. Because the tax structure in favor of one party generally has no shortcomings for the other party, as usually the cases with a miscalculation of the object of purchase, e.g. housing, residential houses, or business, does not serve to protect against one´s contractual partner, but against the tax administration. In these cases, the third party, who may be a family partner, a relative of the client of the tax expertise, or his partner, will leave the expert opinion to the client to take into account his interests when claming damages. The client will usually claim the contractual liability of the expert due to breach for the preparation of tax expertise. In doing so, it will also assert the protection of the interests of third parties. Similar relationships are given in testamentary cases. When the testator orders the composition of the testament from the lawyer and hands him notes on the testament, it is possible that the lawyer will draw up his notes after consulting with the testator and that the final content of the testament will deviate from the testator´s testament. However, it is possible that the lawyer will be late in compilling the testament and that the testator will pass away before the will is written. It is also often said that the testator signs the will, even though he has not studied its contensts carefully. Disappointed heirs who are left empty-handed are equated with third parties in these cases, given that they have not established a contractual relationship with the lawyer, and usually the testator is no longer alive. In all these cases, the contractual protection of third parties based on a contract for the preparation of a professional exchange was formed in German law, e.g. contracts on the preparation of tax expertise, or lawyers´ contracts on the composition of the will. The protection of third parties under such contracts shall be justified by the protective of those contracts vis-á-vis third parties. Protection of third parties is based on the recognition that contractual obligations contain, in addition to primary obligations aimed at fulfilling the contract, also a group of auxiliary or secondary duties with the function of protecting the creditor of the contract or third parties in certain relations with the creditor.
More common are cases where the relationship between the contracting authorities and third parties is based on their conflicting interests. An example of real estate appraisal in connection with their purchase has already been mentioned. Similar cases apply to audit contracts or the composition or certification of the accounts of companies. Expert opinions based on such
contracts may be relied on by corporate buyers, lenders, investors, and shareholders. In these cases, those third parties are in a relationship with conflicting interests with the contracting authorities. Clients of expert opinions have no particular interest in asserting the protection of the interests of third parties, as their key interest is to sell the company´s real estate or shares at the best possible price. In these cases, too, contractual protection of third parties was enforced in German, Austrian and Swiss law, but differently than in the aforemntioned cases based on comparable interests between professional clients and third parties. Where the interests of those persons are conflicting, the rule that a third party may rely in good faith on the correctness of the expert opinion has become established. This rule has also come into force because in these cases, the relationship between clients and professionals is hidden from third parties. It is not excluded that the client is an expert, e.g. provided incorect information to the appraiser or architect and the expert opinion is therefore incorrect. In these cases, the rule has become established that professionals are always obliged to check the explanations of their clients when the relationship between their clients and third parties is based on conflicting interests. If the waive this, they are liable to third parties for the damage they suffer. In the aforementioned legal orders, contractual protection of third parties has also been established for such cases, albeit with certain specifics. The protection of third parties in these cases is also based on the secondary duties of protection, which are extended to third parties based on the basic contract on the preparation of an expert opinion. In the case of conflicting interests of contracting authorities and third parties, it is not known at the time of concluding the expert opinion contract which third parties will rely on the expert opinion. This becomes known only when an expert opinion is produced. This is certainly not the case when concluding a contract. This raises several contentious issues related to the legal basis of the contract and the interpretation of the contract. Questions about the legal basis of contractual protection of third parties are controversial. German, Austrian and Swiss law adresses these issues based on rules established by a contract with a protective effect vis-á-vis third parties. Such protection has not been established in English law because the fundamental institutes of contract law oppose it. These are the rules of privity and consideration. Non-contractual protection of third parties based on a special relatinship established on a non-contractual basis between professionals and third parties has become established in English law. In doing so, English legal theory insists that special relationship between the two persons already mentioned is quite similar to a contractual one, and such a relationship would be enforced if the institute of privity and consideration had not prevented it.
In the former Yugoslav law, the courts did not recognize contractual liability towards third parties because they proceeded from the view that the contract creates legal effects only between the parties to the contract. If a third party was affected by the expert´s opinion, he could claim compensation from the expert solely on tort. Such an opinion is also represented by Slovenian courts in the currant period. In doing so, Slovenian courts refer to a special relationship established between an expert and a third party. Clearly, in these cases, the relationship between third parties and the contracting authorities is based on their conflicting interests. As this can be recognized based on cnotracts for the preparation of an expert opinion, the already mentioned special relationship are established based on such a contract. Perhaps this is one of the reasons why English lawyers point out that the contractual of a special relationship is similar to a contractual relationship. It should be noted that Swiss courts have invoked such construction only in pre-contractual relationship when the pre-contractual liability of expert is invoked. Experts participate in pre-contractual relations with their expert opinion by joining these relation as negotiating agents. These are negotiations between contracting authorities and third parties. Third parties may exercise the pre-contractual liability of experts in these cases. Such protection of third parties has been established under German, Austrian, and Swiss law. Contractual protection of third parties could be enforced in Slovenian
law, given that the structure of contractual obligations justifies this by dividing it into primary and secondary duties. In the former Yugoslav law, the doctrine of the legal basis of the contract has developed greatly, and the rules on this are an integral part of the contractual protection of third parties. The pre-contractual liability of experts´ vis-á-vis third parties has yet to be established in Slovenian law, but certain partial solutions to this have already been indicated in the former Yugoslav law.
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