Landlord tenant leasehold covenants
Download
1 / 18

Landlord Tenant: Leasehold Covenants - PowerPoint PPT Presentation


  • 350 Views
  • Updated On :

Landlord & Tenant: Leasehold Covenants. Terminology Characteristics of a lease Leasehold covenants Enforceability of leasehold covenants. Landlord & Tenant. Terminology ‘Term of years absolute’ Tenancy/lease Landlord/lessor & tenant/lessee Freehold reversion Assignment Sub-lease.

loader
I am the owner, or an agent authorized to act on behalf of the owner, of the copyrighted work described.
capcha
Download Presentation

PowerPoint Slideshow about 'Landlord Tenant: Leasehold Covenants' - tova


An Image/Link below is provided (as is) to download presentation

Download Policy: Content on the Website is provided to you AS IS for your information and personal use and may not be sold / licensed / shared on other websites without getting consent from its author.While downloading, if for some reason you are not able to download a presentation, the publisher may have deleted the file from their server.


- - - - - - - - - - - - - - - - - - - - - - - - - - E N D - - - - - - - - - - - - - - - - - - - - - - - - - -
Presentation Transcript
Landlord tenant leasehold covenants

Landlord & Tenant:Leasehold Covenants

Terminology

Characteristics of a lease

Leasehold covenants

Enforceability of leasehold covenants


Landlord tenant
Landlord & Tenant

  • Terminology

    • ‘Term of years absolute’

    • Tenancy/lease

    • Landlord/lessor & tenant/lessee

    • Freehold reversion

    • Assignment

    • Sub-lease


Landlord tenant1
Landlord & Tenant

  • Characteristics of a lease:

    • Exclusive possession

      • Street v Mountford [1985]AC 809

    • Certain duration

      • Lace v Chantler [1944] KB 368

      • Prudential Assurance Co Ltd v London Residuary Body [1992] 2 AC 386

    • Rent?

      • S.205 Law of Property Act 1925

      • Skipton Building Society v Clayton (1993) 66 P & CR 223


Landlord tenant2
Landlord & Tenant

  • Legal leases

    • Express grant (s.52(1) LPA)

    • Exceptions (s.52(2)(d) & s.54(2) LPA)

    • Implied Grant (periodic tenancy)

  • Equitable leases

    • No formal grant (deed)

    • Grant not comply with formality requirements (s.1 LP (MP) Act 1989)

    • Walsh v Lonsdale (1882) 21 ChD 9


Landlord tenant3
Landlord & Tenant

  • Legal Lease

    • Registered Land

      • Register over 7 years

      • Less 7 years: overriding interest? Schedules 1 & 3 LRA 2002

    • Unregistered Land

      • ‘legal rights bind the world’


Landlord tenant4
Landlord & Tenant

  • Equitable Lease

    • Registered Land

      • Sch 1 & 3 LRA 2002?

      • Notice on register

    • Unregistered Land

      • Class C (iv) Land Charge (estate contract)


Landlord tenant5
Landlord & Tenant

  • Type of lease

    • Fixed term lease

    • Periodic lease (express/implied)

    • Tenancy at sufferance

    • Tenancy at will


Leasehold covenants
Leasehold Covenants

  • Landlord Covenants

    • Quiet enjoyment

    • Not to derogate from grant

      • Aldin v Latimer Clark, Muirhead & Co [1894] 2 Ch 437

    • Repair (s.11 L&T Act 1985)

  • Tenant Covenants

    • Pay rent

    • Repair

    • Not to assign/sub-let (qualified/absolute)


Enforceability of leasehold covenants pre 1 1 1996
Enforceability of Leasehold Covenants: pre 1.1.1996

  • Original parties

    • ‘privity of contract’ & ‘privity of estate’

    • Continuing liability (s.79 LPA)

    • Indemnity covenant

      • Unreg land: s.77 LPA

      • Reg land: s.134 LRA 2002

    • Rule in Moule v Garrett (1872) LR 7


Enforceability of leasehold covenants pre 1 1 19961
Enforceability of Leasehold Covenants: pre 1.1.1996

  • Successors in title

    • Assignment of lease to new tenant

      • ‘privity of estate’

      • Covenant ‘touch & concern’ the land? (Spencer’s case)

        • P A Swift Investments v Combined English Stores Group [1989] AC 632

    • Assignment of reversion to new landlord

      • Covenants that ‘refer to the subject matter of the lease’ (s.141 & 142 LPA)


Enforceability of leasehold covenants post 1 1 1996
Enforceability of Leasehold Covenants: post 1.1.1996

  • Original parties

    • Tenant

      • S.5 L&T (Covenants) Act 1995

      • S.11 ‘excluded assignment’

      • S.16 AGA

    • Landlord

      • S.6 (not automatic)


Enforceability of leasehold covenants post 1 1 19961
Enforceability of Leasehold Covenants: post 1.1.1996

  • Successors in title

    • S.3 ‘benefit & burden of all ‘landlord’ & ‘tenant’ covenants pass on assignment

    • ‘landlord’ covenants

    • ‘tenant’ covenants



Remedies
Remedies

  • Landlord remedies

    • Non payment of rent

      • Sue for rent

      • Distress

      • Forfeiture

        • Forfeiture clause in lease?

        • Notice

        • Re-entry (s.6 Criminal Law Act 1977)

        • Waiver?

        • Relief from forfeiture?


Remedies1
Remedies

  • Landlord remedies

    • Other breaches

      • Damages (s.18 Landlord & tenant Act 1927)

      • Specific Performance (Rainbow Estates Ltd v Tokenhold Properties Ltd) [1999] Ch 64

      • Leasehold Properties (Repairs) Act 1938

      • Forfeiture

        • S.146 notice

        • Forfeiture clause

        • Waiver? (continuing breach)

        • Relief from forfeiture (s.146(2) )


Remedies2
Remedies

  • S. 146 notice:

    • Rugby School (Governors) v Tannahill [1935] KB 87

    • Expert Clothing Service & Sales Ltd v Hillgate House Ltd [1986] 1 Ch 340


Remedies3
Remedies

  • Tenant remedies

    • Harassment & eviction (s.1 PFE Act 1977)

    • Landlord failure to repair

      • Deduction from rent

      • Specific performance (s.17 L&T Act 1985)


Termination
Termination

  • Expiry (security of tenure/right renew)

  • Notice (fixed term/periodic)

  • Surrender

  • Merger

  • Forfeiture


ad