1

Landlord & Tenant Update

1.1

Introduction

1.2

Termination of Tenancies

1.3

Break clauses

1.4

Surrender

1.5

Forfeiture

1.6

Business Tenancies

1.7

Rent Review

1.8

Lease/Licence

1.9

Options

1.10

Remedies

1.11

Landlord & Tenant (Covenants) Act

1.12

Consent to alienation

1.13

Discharge/modification of covenants

1.14

Service of Notices

1.15

Consent to alterations

1.16

Miscellaneous

2

Land Law Update

2.1

General Introduction

2.2

Resulting, implied or constructive trusts

2.3

Common intention constructive trusts

2.4

Cases on the constructive trust exception to s 2

2.5

Proprietary Estoppel

2.6

Wider Agreements

2.7

Exchange of Contracts

2.8

Mortgages

2.9

Collateral Agreements and Separate Contracts

2.10

Agreement that owner will put property on market

2.11

Exchange without authority

2.12

Trivial Dispositions

3

Construction of Leases – Recent Cases

3.1

Introduction

3.2

Rectification by Construction

3.3

Commercial Context

3.4

Break Notices

3.5

The Revolution in Construction

3.6

Objective meaning in contract

3.7

Literal approach v commercial common sense

3.8

Parol evidence rule

3.9

Construction and rectification

3.10

Factual matrix

3.11

Time of Inquiry

3.12

Current approach in England

4

The Landlord and Tenant (Covenants) Act 1995

4.1

Introduction

4.2

The basics

4.3

Release for tenants

4.4

Release of contractual guarantors of former tenants

4.5

Release of tenants who are not the original tenants

4.6

Transmission of covenants to assignees

4.7

Contracting out

4.8

Section 17 Notices

4.81

Claim against current tenant and/or current tenant’s guarantor

4.8.2

Claim against former tenant's guarantor - Must a notice be served on the former tenant?

4.8.3

Claim against former tenant's guarantor - When does the guarantor's liability arise?

4.8.4

Claim by assignor against assignee under indemnity covenant

4.8.5

Crystallisation of liability of former tenant

4.8.6

Overstatement of arrears in section 17 notice

4.8.7

Meaning of fixed charge

4.9

Impact of 1995 Act at Rent Review

4.10.

Lease Renewal and the 1995 Act

4.11.

1995 Act and Personal Covenants

4.12

Authorised Guarantee Agreements

4.13

Conclusion

5

Service of notices

5.1

The Regimes – summary

5.2

The common law

5.3

Wording of the Lease

5.4

S 725(1) Companies Act 1985

5.4.1

Other types of service

5.5

Section 23 (1) Landlord and Tenant Act 1927

5.6

s 196 Law of Property Act 1925

5.7

Comparison of Statutory Regimes

5.8

Royal Mail Services for Service of Documents

6.

Land Law Update

6.1

Alienation Covenants

6.2

Commercial Premises and the Landlord & Tenant Act 1985

6.3

Trusts and the Landlord and Tenant Act 1954 Part II

6.4

Local Authority Landlords - Reconciling public and private law duties

6.5

Rent review - Under lease rent set by rent review under the head lease

6.6

Property Mediation

7

Landlord and Tenant Act 1954 Updates

7.1

Introduction

7.2

Section 23 (Tenancies to which part II applies)

7.2.1

Mixed Use Tenancies

7.2.2

Temporary Absence of Tenant

7.2.3

Incorporeal Hereditaments

7.2.4

Lease or Licence

7.2.5

Lease or Tenancy at Will

7.2.6

Business

7.3

Section 24 (Continuation of Tenancies)

7.3.1

Continuation and conflict between notices

7.3.2

Break of Superior Tenancy

7.4

Section 25 (Termination of Tenancy by Landlord)

7.5

Section 29(2) (Counternotice by tenant)

7.6

Section 30(1)(a) and (b) (Opposing renewal – tenant default grounds)

7.7

Section 30(1)(f) (Opposition to renewal - demolition or reconstruction)

7.7.1

“on the termination of the current tenancy”

7.7.2

“the landlord intends”

7.7.3

“demolish or reconstruct”

7.7.4

“the premises comprised in the holding”

7.7.5

“could not reasonably do so without obtaining possession of the holding”

7.8

Section 30(1)(g) (Opposition to renewal - landlord's intention to occupy)

7.8.1

“intends to occupy “

7.8.2

Reasonable prospects of bringing occupation about

7.8.3

Shared occupation

7.8.4

Companies and landlords

7.9

Section 35 (terms of new lease)

7.9.1

Break clause

8

Break Clauses Update

8.1

Introduction

8.2

Construction of break clauses

8.3

Personal break clauses

8.4

Conditional break clauses

8.5

Continuation of Tenancy after service of break notice

8.6

Renewal of Lease – Break Clause?

8.7

Yielding up following exercise of break clause

8.8

Form of break notice

9

International Land Issues

9.1

Introduction

9.2

Characterisation

9.3

The lex situs rule

9.3.1

General rule

9.3.2

Formalities

9.3.3

Material or essential validity

9.3.4

Perpetuities and Accumulations

9.3.5

Capacity

9.4

Contracts relating to land

9.4.1

Rome Convention 1980

9.4.2

General effect of provisions

9.4.3

Party autonomy

9.4.4

Governing law in the absence of choice

9.4.5

Scope of Applicable Law

9.4.6

Material Validity

9.4.7

Formal Validity

9.4.8

Mandatory rules of another law

9.4.9

Capacity to enter into a land contract

10

Chancel Repair Liability