Tag Archives: #Property

ADVICE ON MARITAL AGREEMENTS

We were recently lucky enough to have Lucy Greenwood, a partner with the International Family Law Group, in the studio to share her knowledge and expertise of marital agreements (http://www.iflg.uk.com/portfolio/lucy-greenwood).  Lucy is also a member of our Legal Expert Panel for the Family channel, and we are delighted to have her on board, feeding in ideas for future Family channel topics for continuing professional development (http://www.lawcolmedia.com/%5Cfamily.aspx).  Lucy actually suggested we make this programme!

Here is a sneak peak of the on-camera interview we conducted with Lucy, ahead of the programme’s release on 25th January:

Interviewer: How best can a marital agreement address the issues of needs and fairness?

Lucy Greenwood: Well, this is the very difficult question that we face with every pre-marriage agreement.  For example, it’s commonplace to treat the marital home a little bit differently from any other assets, even if there has been some pre-acquired money going into that property. You’ve basically got to consider – at each stage of the marriage – is the person that’s leaving the marriage without as much money going to be able to meet their needs?  So obviously they’re going to have to have somewhere to live.  What is deemed reasonable for their needs – and when we hear the phrase ‘real needs’ which is another phrase about a discretionary test for needs – it’s very hard to assess.  So you look at the standard of living to some extent and you consider what a court would do if it were looking at the scenario without a pre-marriage agreement, and because it’s a compromise you would look to see what the lower end of that bracket that the court award would comprise.  And it’s those sorts of weighing up kind of decisions that you have to make, and there is no right or wrong answer. But if you don’t meet needs it’s pretty clear from the case law that there’s a great risk that the court will still intervene either partially or totally in the agreement.  But it mustn’t be forgotten that even if it does intervene, because you’ve got this agreement, it’s likely to calibrate the award that is made.  And so they are still very useful tools even today.

Interviewer: What common misconceptions do you find clients have in relation to foreign marital agreements or the enforceability and other jurisdictions of agreements entered into here?

Lucy Greenwood: Well, this is a very common myth.  For a start, many people think that they could only divorce in the country they married, which is obviously not true.  And similarly, they forget that it’s not actually where you enter into the marital agreement that counts, it’s where you are if and when the marriage breaks down.  And so what we tend to do is we will address which country somebody is most likely to live in and get advice from those countries as to what their rights would be. We have very many situations where clients will come into the office and say ‘it’s alright, we’ve got a community of property or we’ve got a separation of assets, property categorisation, property regime in a European country, so they can’t touch my assets on…’.  And we say unfortunately it doesn’t work like that in England, it’s nothing but a factor.  It’s just one of the many section 25 factors that we have to look at. And, of course, depending on the weight and the understanding and the disclosure and all of the fairness aspects around the creation of that agreement the court may or may not abide by that agreement, but many have a real shock when they come in and find that it didn’t really mean as much as they thought it did.  There’s also the issue of Brussels II legislation, and first in time to issue, which can’t be usurped by a marital agreement.  So this can have a very significant effect.  So even if you’ve got a marital agreement in a particular country if you don’t get first in time when it comes to issuing a divorce procedure there’s still a risk that another country, like England, might be looking at your French marriage agreement.  And, of course, there’s the maintenance regulation, and if you’ve got maintenance aspects in the pre-marital agreement, spousal maintenance I’m talking about, not child maintenance, but if you’ve got a spousal maintenance agreement there that’s a prior agreement and therefore you could find that different parts of the case are being dealt with in different parts of the world.

Interviewer: So what specific clauses should practitioners ensure that they draft into marital agreements where there’s a possibility that the couple may move abroad?

Lucy Greenwood: There are certainly no hard and fast rules in relation to this particular question.  You really have to look at the scenario that you’re faced with.  You need to consider whether you’re going to put in a sort of catch-all phrase to say that this agreement should be recognised around the world.  That’s not going to be enough, but it gives an indication.  You look at choice of law clauses and in relation to EU countries you can actually sometimes, if you’ve got a strong enough connection, actually choose the country’s laws which will apply to the pre-marriage agreement but, again, Brussels II can usurp that.  So there is nothing easy about looking at jurisdictional aspects in marital agreements.  And many people think that you can do one and it’s definitely going to be binding all round the world, it is not.  You really have to tailor it to the countries that are most likely to be the countries in which the parties are living and consider the factors and the pros and the cons of choosing a jurisdiction, if that’s what you’re trying to do, over being silent on that issue.

Interviewer: And what particularly public policy or religious issues might need to be taken into account?

Lucy Greenwood: Well, this is quite interesting.  Generally with pre-marriage agreements the consensus is that child maintenance should not be dealt with in a pre-marriage agreement or if it is it’s definitely something a court could review because it would be against public policy to bar the courts from doing that.  But there are other more perhaps less obvious ones when you’re dealing with certain countries.  So in countries, for example, like Singapore and Dubai where same sex marriages or even homosexual relations are not actually recognised or accepted or legal then you’re not going to be wanting to do an agreement or seek to uphold it in that country if it’s for a same sex couple.  But there are others that are not so obvious.  And, for example, adultery clauses are becoming something that’s been debated recently and some people are advocating where clients want to make a point that somebody should not benefit as much if they commit adultery, that should go into the agreement.  But, again, be cautious with places like Dubai where adultery, again, is illegal and the implications for your potential client of even having that word or the court learning that they’re getting less because of it could have very major implications for that client.  So it’s those sorts of factors, cultural factors, religious factors.  You might want to cover, for example, dealing with the Get in the Jewish pre-marriage agreement so that it’s clear as to how that process is going to be undertaken. Just those sorts of things.

Until next time…

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SMOKE AND CARBON MONOXIDE ALARMS: NEW DUTIES ON LANDLORDS

The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 come in to force in England on 1st October 2015 (http://www.legislation.gov.uk/uksi/2015/1693/contents/made).

The Regulations require landlords of private rented properties to install a smoke alarm on each storey of the property on which there is a room used wholly or partly as living accommodation.  In addition, a carbon monoxide alarm must be installed in any room which is used wholly or partly as living accommodation and contains a solid fuel appliance.

At the start of each new tenancy the landlord of their agent must carry out tests to ensure that the alarms are in proper working order on the day the tenancy begins.  For the purposes of the Regulations, a new tenancy is one granted on or after 1st October 2015, but does not include renewals or statutory periodic tenancies arising from fixed term tenancy that started before this date.

Where it is believed that a landlord is in breach of the Regulations the local authority must serve a remedial notice on them within 21 days.  Landlords will then have 28 days to comply, or risk penalty charges of up to £5,000.  The local authority must also, with the occupant’s consent, arrange for the remedial action specified in the notice to be carried out.

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GREEN ISSUES FOR LANDLORDS AND TENANTS

Recently we were lucky enough to have wonderful Peter Williams of Falco Legal Training in the studio to discuss the minimum energy efficiency standard and the Heat Network Regulations as part of our upcoming Property channel programme, ‘Green Issues for Landlords and Tenants’.  Here is an exert from that forthcoming interview:

Interviewer: What is the central aim behind the introduction of the Energy Efficiency Regulations 2015?

Peter Williams: The purpose of these Regulations is to cut down the amount of energy used in the UK. UK carbon emissions 25% of those are thought to be domestic houses and another 12% commercial buildings, and the aim is to target tenanted buildings, which is a fair proportion of the building stock as a whole. And the Energy Act 2011 contains provisions that require the Secretary of State to make Regulations to ensure that this happens.

Interviewer: Can you explain the way in which the minimum energy efficiency standard is going to operate?

Peter Williams: Yes. The Regulations that provide for this were made under the Energy Act 2011 and the Secretary of State was required to make these, and the standard has to come in to effect no later than April 2018. So the Regulations operate in two different ways. First of all, they say that landlords are not permitted to grant leases, both of residential and commercial property, of property with an energy rating of less than E, unless they’ve carried out works that are cost effective to improve the energy efficiency of the property, or one of the exemptions applies. So that’s the first. And the second one is that from a later date, which is 2020 for domestic properties and 2023 for commercial properties, landlords won’t be allowed to continue to let properties, which means that they’ll have to carry out works to improve the energy efficiency of property that is already let.

Interviewer: The minimum energy efficiency standard applies to both domestic and non-domestic private rented property. Why in practice is this not going to be workable in relation to domestic property?

Peter Williams: This is to do with Green Deal funding. Landlords have to carry out cost-effective energy efficiency improvements, and the way that’s defined in the Regulations is that it’s works for which the landlord can obtain Green Deal funding. And that means taking advantage of the government’s Green Deal, which is borrowing money for energy efficiency improvements which is then paid back through a levy on the electricity bill. And the Green Deal runs with the property so that it can be passed on between different owners. Now landlords are only required in domestic properties to carry out works for which Green Deal funding is available, but relatively recently, the middle of 2015, the government withdrew all Green Deal funding. It had been available, but the government announced that no further funding was going to be made available. And therefore it’s unclear now how landlords are going to be able to carry out any cost effective improvements when Green Deal funding is no longer available. So we’re waiting for some sort of announcement from the Department of Energy and Climate change, which is the responsible government department for this as to how they think this is going to work in the context of domestic properties.

Interviewer: Focusing on non-domestic private rented properties then, which properties are going to be covered by the standard?

Peter Williams: Right, so we’re looking at commercial properties principally now, and that’s defined in the legislation as any property that isn’t a dwelling, so dwellings are fairly self explanatory. There will be borderline cases, but we can look at them individually as and when they arise. But generally, therefore, we’re looking at commercial properties which are being let. There are exclusions for very long leases, so leases of 99 years or more from the date when they were granted are exempt, and also very short lets are exempt as well, so that’s leases of six months or less, unless the tenant has already been in there for 12 months, which is an anti-avoidance provision, obviously. Now the only properties that are covered are those that have a valid energy performance certificate, or EPC. So obviously all properties now need an EPC for the next letting, but there will be some properties where there may be no EPCs, even though leases have been granted. And also there are some properties for which EPCs are not needed at all, listed buildings is a classic example where we think that no EPCs are needed. So generally, if you don’t need an EPC then you’re not within the minimum energy efficiency standard regulations.

It was great to finally have Peter in the studio after making contact at an SRA event looking at the future of Continuing Professional Development, and we are grateful to him for giving up his time to come and speak to us on this important subject for landlords and tenants of all properties.

Until next time…

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ADVERSE POSSESSION AND CRIMINAL TRESPASS

In a judgment awaited with interest by both criminal and property law practitioners, the Court of Appeal have handed down their decision in the case of Best v Chief Land Registrar [2015] EWCA Civ 17 (http://www.bailii.org/ew/cases/EWCA/Civ/2015/17.html)

As many are aware, s.144(1) of the Legal Aid, Sentencing and Punishment of Offenders Act 2012 (LASPO 2012) makes squatting in a residential building a criminal offence.  However, since 2003, a squatter who has been in adverse possession of property registered with Land Registry for ten years or more can apply to the Land Registry to be registered as the owner of that property under the terms of the Land Registration Act 2002.

In the case of Best, Mr Best sought a review of the decision by the Chief Land Registrar to cancel his application for adverse possession of a residential property.  That application for adverse possession had been brought under Schedule 6 of the Land Registration Act 2002, relying on a period of adverse possession up to November 2012.  However, during that period, squatting in a residential property had become a criminal offence.  On these facts the High Court had to decide whether s.144(1) of LASPO 2012 prevented time running for the purposes of applications for adverse possession of residential properties.  The High Court decided it did not, and Mr Best was therefore entitled to claim adverse possession of the property.  As a result Land Registry Guides and Practice Guides 4 and 5 were updated to reflect the decision.

The case was then appealed to the Court of Appeal by the Chief Land Registrar, who rejected the appeal, upholding the High Court’s decision.  Providing the leading judgment, Sales LJ confirmed that Parliament had not intended any collateral effect on the settled law of adverse possession when bringing s.144 of LASPO into force.

So, case closed.  However, this decision may still be difficult for landowners to swallow.  Essentially a trespasser on land owned by someone else can claim ownership of that land if they stay there long enough, even though it is a criminal offence to do so.

Crime it seems, does sometimes pay…

STAMP DUTY LAND TAX CHANGES

On 3rd December 2014 the Chancellor delivered the Autumn Statement, and with it a pleasant surprise for residential property purchasers buying for a purchase price under £937,500 (the amount above which buyers will have to pay more under the new system than they would have had to under the old system).

From 4th December the calculation of stamp duty land tax (SDLT) for residential properties changed from a ‘slab’ system, to a ‘slice’ system.  What does this mean?

Well, the stamp duty rates were previously as follows:

Up to £125,000                               0%

£125,001 to £250,000                     1%

£250,001 to £500,000                     3%

£500,001 to £1,000,000                  4%

£1,000,001 to £2,000,000               5%

Over £2,00,000 (individuals)           7%

Over £2,000,000 (corporations)      15%

Under this system, a property would be placed in the appropriate price band and stamp duty paid at the relevant rate to that band on the entire purchase price.  For example, on a property purchased for £365,000, the stamp duty payable would have been £10,950 (3% of £365,000).

However, from 4th December, the stamp duty rates and how the amount payable is calculated has changed.  The new rates are as follows:

Up to £125,000                               0%

£125,001 to £250,000                     2%

£250,001 to £925,000                     5%

£925,001 to £1,500,000                  10%

Over £1,500,000                             12%

Under this system, the new stamp duty rates are payable only on the portion of the purchase price which falls within each band.  For example, on a property purchased for £365,000, the stamp duty payable is £8,250 (0% on the first £125,000, 2% on the next £125,000 = £2,500, and 5% on the remaining £115,000 = £5,750).

Which means that stamp duty on this place would be £5,493,750: http://www.rightmove.co.uk/property-for-sale/property-46843496.html

Slightly out of our price range here at LNTV HQ, but we’re sure the Treasury will be delighted when someone snaps it up!

Until next time…