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Leases - Coggle Diagram
Leases
Termination of leases
landlord need court order for possession
headlease terminates = sublease terminates
Exception:
Barett v Morgan
sublease back to L1
Human rights?
Pinnock v Manchester CC
: only very exceptional
McDonald v McDonald
unlikely that Art 8 applies in private context
Method
Effluxion of time
Service of notice to quit (periodic tenancies)
common law notice requirements
yearly: 6 month, all other: > 1 full period
Statutory overlay
Eviction Act 1977: > 4 weeks notice
tenancy held by joint tenants
Hammersmith and Fulham LBC v Monk
: notice to quid can be served by 1 joint tenants
need the will of all joint tenant to continue
HR Challenge: 1 tenant end other tenants' right
Qazi v Harrow LBC
:
Monk
compliant w Art 8
reaffirmed by UKSC in
Sims v Dacorum BC
Activation of break clause
Forfeiture
response for tenant breaching covenants
Repudiatory breach
terminate contract for rep. breach by landlord
Hussein v Mehlman
Chartered Trust v Davies
Frustration
National Carriers v Panlpina
: can terminate via frustration
Canary Wharf v EMA
: in practice v difficult
Merger
T acquire L's reversionary interest
Surrender
T surrender estate to L
Expressly via deed:
Barret v Morgan
Operation of law
*Surrender of headlease does not terminate subtenancies
Introduction
Legal nature
Medieval origins: originally just personal
Now: estates in land
LPA 1925 s 1 "terms of yrs absolute
Contractual: tension
Freedom of contract vs. rigid
legislation
Rent Act 1977
control on rent
Housing Act 1980
security of tenure
Varieties of arrangement
Length
rent
residential/business/agricultural
covenants (obligations)
Geographical areas
Policy concerns
Justification for lease --> property right
Tension b/ contract vs. property
Landlord tenant relationship
Definition of lease
Lease vs. licenses
Lease --> property rights
Licenses cannot burden 3rd ps
Street v Mountford
Ashburn v Anstalt v Arnold
"terms of years absolute"
LPA 1925 s 205(1)(xxvii): useless
Starting point:
Street v Mountford
Three hallmarks
Exclusive possession
No EP --> License
(landlord retains free simple absolute in possession)
LPA 1925 s 205(1)(xix)
doctrinal test of EP
exclude the world
Street v mountford
keep out strangers
landlord limited rights
Landlord unrestricted access --> No EP
4 factors for EP
1) Landlord provide service --> no EP
Westminster City Council v Clarke
3 more items...
Abbeyfield Society v Woods
1 more item...
Vandersteen v Agius
1 more item...
2) Reservation by owner of right to re-enter
enter whenever he want --> license
just for inspecting --> EP
2 more items...
3) Restriction on use occupier can make of the property
matter of degree
great restriction --> no EP
4) landlord reserves right to introduce another occupier
--> No EP
1 more item...
Look for substance, not form
Label ≠ conclusive
Street v mountford
"fork spade" analogy
"sham", "pretences"
AG Securities v Vaughan
;
Antoniades v Villiers
sham should be broadened
1 more item...
use "pretence" instead
2 more items...
parties' subsequent conduct?
AG Securities v Vaughan
2 more items...
Examples
Cancour Ltd v Da Silvaesa
1 more item...
Antioniades v Villiers
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Aslan v Murphy
2 more items...
Del Rio Sanchex v Simple Properties Management
2 more items...
if clauses actually serious, no strike down
1 more item...
Commercial --> more weight on labelling
National Car Parks v The Trinity Development Company
Clear Channel UK v Manchester City Council
Surrounding circumstances
AG Securities v Vaughan
,
Antoniades v Villier
springboard for later cases
Westminster City Council v Clarke
if lease --> council cannot function
Watts v Stewart
poor single women houses
if leases --> trustee cannot do charity
1 more item...
property guardianship cases
landlord dont want leases
Camelot Property Management v
Roynon
1 more item...
Camelot Guardian Management v
Khoo
3 more items...
Global 100 v Laleva
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a move away from
Street v mountford
?
very pro landlord
looking at the purpose
what abt multiple occupancy?
e.g. flat share
Possible constructions
EP of individual room + Common parts
EP of whole property as JTs
need 4 unities
1 more item...
rent jointly owed
Antoniades v Villiers
1 more item...
Licenses
AG Securities v Vaughan
(decided w
Antoniades
)
3 more items...
Mikeover v Brady
2 more items...
for a term
commencement
maximum duration is certain
Lace v Chantler
: house during war
CA: need certain
Ashburn Anstalt v Arnold
: court less rigid
*Prudential Assurance
Co v London Residuary Body*
uncertain --> void
HoL find periodic tenancy
Confirmed by
Berrisford v Mexfield
bought and lease back
no max certain end point --> void
3 workarounds
based on conditional event
e.g.90 year end early if X
periodic tenancies
LPA 1925 s 205(1)(xxvii)
max point is end of current period
can be inferred/implied
3 more items...
Continue until notice
Leases for life/until death
LPA 1925 s 149(6): convert --> 90 yrs + common law
3 more items...
Criticism
Defeat intention
too many workaround = useless
workarounds are convulated
2 more items...
in favor
parties never intend lease last forever
Prudential Assurance
doctrinal (lease vs. freehold)
at a rent
not necessary
Ashburn Anstalt v Arnold
LPA 1925 s 205(1) xxvii
still relevant
consideration for contract
intention to create legal relations
Vesely v Levy
: friend in house, EP, but no rent
no intention to enter legal relations
inference of periodic tenancy
implied periodic tenancy:
Prudential Assurance
statutory
definition
payable in consideration for EP of premises
Exceptions
1) no intention to enter legal relation
Vesely v Levy
Burrows v Brent
no intention to enter new relations
2) legal relations other than tenancy
Global 100 v Laleva
(function of guardian)
3) owner no power to grant tenancy
Bruton v London & Quadrant Housing Trust
even a licensee can grant
very controversial
the "Bruton" tenancy
Issue 1: Gary Bruton <-> LQHT => Lease
Gary had
lease
vis a vis housing trust
2 more items...
Issue 2: Can LQHT (licensee) grant?(nemo dat)
CA: No
HoL: yes
1 more item...
Label NOT conclusive
say its license ≠ license
look out for
sham
proprietary > contract?
refinement post
Street
rent not essential
Ashburn Anstalt v Arnold
3 exceptions but not rly?
Bruton v London & Quadrant Housing Trust
Dealings w leasehold estate
assignment vs. subleasing
Assignment: L1 --> T1, T1 dispose to T2, L1 --> T2
Subleasing: T1 lease to S1, theres L1-T1 and T1-S1
Milmo v Carreras
if L1--> T1 4 yrs, T1 sublet S1 5 yrs = Assignment
can only sublet for term < head lease
Assignment
Legal lease
deed
LPA 1925 s 52
even if < 3 years, assignment needs deed
Registration: LRA 2002 s 27
Equitable lease
Signed Writing: LPA 1925 s 53(1)(c)
Subleaing
same as creation of lease
Creation of lease
Legal
Deed
LPA 1925 s 52
Exception: LPA 1925 s 54(2)
short leases ≤ 3 yrs
only applies to immediate possession
best rent reasonably obtained
Periodic tenancies?
the period for formality = period at any given time
i.e. yearly = one year lease
falls into s 54(2), can be oral
can imply a legal periodic tenancies
contracts for lease in future --> need signed writing
LP(MP) 1989 s 2(1) and 5a
unless the proposed lease falls within 54(2)
Registration
LRA 2002 s 27(1),(2) - list of registrable dispositions
7 years
take effect in > 3 month
possession discontinuous
General rule
≤ 3 years = No deed no regi (nothing)
3<x≤7 = Yes deed no regi (deed only)
7 = yes deed yes regi (both
Equitable
landlord equitable estate
equitable lease
landlord legal estate
doesnt comply w formality --> equitable
parties entered into enforceable contract
Walsh v Lonsdale
R v Tower Hamlets LBC ex p Von Goetz
contracted in writing, not deed --> equitable lease
has deed but no regis
LRA 2002 s 27
difference w legal?
bound by prior interest under priority rules (LRA 2002 s 28) and s 29 not triggered
not benefit from easement implied by LPA 1925 s 62
not overriding interests in LRA 2002 Sched 3 para 1
but may be in Sched 3 para 2
Dealings w landlord's reversion
L1 lease T1, L1 dispose L2, T1 bind L2?
T1 = property right, wont be overreached
if L1-L2 trigger s 29
the lease will bind if
is substantively registered (s 29 and 58)
not regis but protected by notice (s 32-34)
overriding: Sched 3 para 1
applicable to legal leases ≤ 7 yrs
overriding: Sched 3 Para 2
any proprietary lease where owner of lease is in discoverable actual occupation