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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.

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Landlord & Tenant: Leasehold Covenants

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  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

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