1 / 18

Landlord & Tenant: Leasehold Covenants

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.

tova
Download Presentation

Landlord & Tenant: Leasehold Covenants

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. Content is provided to you AS IS for your information and personal use only. Download presentation by click this link. While downloading, if for some reason you are not able to download a presentation, the publisher may have deleted the file from their server. During download, if you can't get a presentation, the file might be deleted by the publisher.

E N D

Presentation Transcript

  1. Landlord & Tenant:Leasehold Covenants Terminology Characteristics of a lease Leasehold covenants Enforceability of leasehold covenants

  2. Landlord & Tenant • Terminology • ‘Term of years absolute’ • Tenancy/lease • Landlord/lessor & tenant/lessee • Freehold reversion • Assignment • Sub-lease

  3. 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

  4. 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

  5. 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’

  6. Landlord & Tenant • Equitable Lease • Registered Land • Sch 1 & 3 LRA 2002? • Notice on register • Unregistered Land • Class C (iv) Land Charge (estate contract)

  7. Landlord & Tenant • Type of lease • Fixed term lease • Periodic lease (express/implied) • Tenancy at sufferance • Tenancy at will

  8. 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)

  9. 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

  10. 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)

  11. 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)

  12. 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

  13. Position of Sub-Tenant L T ST

  14. 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?

  15. 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) )

  16. 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

  17. 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)

  18. Termination • Expiry (security of tenure/right renew) • Notice (fixed term/periodic) • Surrender • Merger • Forfeiture

More Related