Interests in Land - Leases Flashcards

You may prefer our related Brainscape-certified flashcards:
1
Q

S4 PLA

A

Lease of property incl short term/long term agreement to lease

Leasee - landlord
Leasor - tenant

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
2
Q

Fatac Ltd v CIR

A

Essential entitlements of lease

  • Right to exclusive possession
  • Finite Term
  • intention to transfer rights/be legally bound
  • Proper Creation
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
3
Q

Lease v License

A

Lease - equitable estate; binds succesors; remedies differ

License - personal permission to enter land/use for purpose

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
4
Q

Kinds of a Leases:

8 Kinds

A

Fixed Term - e.g 5 yrs, 10 yrs

Periodic Tenancy - weekly/monthly/quarterly

Implied ‘statutory’ lease - s210 PLA; applied if no other lease agreed; terminable at will; must give 20 days notice

Tenancy at ‘will’ - applies at end of tenancy, tenant stays in occupation, continues until either party decides

Tenancy at ‘sufferance’ - similar but landlord does nothing in agreement; avoids tenant from being an adverse posessor

Lease for life - life estate

Lease by estoppel - where one party tries to claim no lease; is estopped from doing so

Short term lease - s209 applies to short term lease:
- made in orally/in writing,
- by leasee who occupies land
- in good faith, who
- holds legal interest and priority
- has given valuable consideration
in relation to unregistered interest in land

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
5
Q

Termination of Lease

A

s212ttterrmination
Lease may be terminated:

  • On occurance of specified event
  • Not more than 10 years on
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
6
Q

Sub-leases

A

COMMON LAW RULE - a sub lease for a term equal to/exceeding the term of the head lease will be treated as an assignment

MODIFIED by PLA - s215
If the terms of the sublease will expire later than expiry term of sublease:
a) term of sublease is reduced and will expire at same time
b) sublease cannot be registered under Land Transfer Act 1952 – but is to be treated as creating an equitable interest in the land

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
7
Q

Creation of Lease

A

i. Statutory creation

Land Act 1948; Crown (Pastoral) Act 1998 - allow lease of Crown’s land

Maori Land Act 1993 - allow lease of Maori land

ii. Lease of mortgage

Mortgagee in posession may lease [s119 LTA] w/ consent of mortgagor

iii. Formal Leases

s115 LTA - Lease Instrument required to register lease

s116 LTA - lease variation instrument required to vary lease

iv. Informal/Unregistered leases

Creates a executed deed; usually legal, equitable rights

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
8
Q

Covenants of Landlord

A

PLA s217-220 - implied covenants, unless contrary intention expressed

R.G.D.C

Obligation to repair

Obligation to guarantee quiet enjoyment

Obligation not to derogate from grant

• Norden v Blueport

  • N leased premises to brothel; building was only zoned for ordinary commercial permises
  • Held - this lease created a substantial reduction in benefit of lease; breach of quiet enjoyment and derogation of grant

Power to cancel
• Landlord may apply to court for order of possession/ lease to be cancelled, serve notice to tenant if:
i. Rent not paid (10+days + notice of cancellation)- s245 cancellation
ii. Breach of covenants - s246 cancellation

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
9
Q

Covenants of Tenant

WRANER

A
  • Obligation not to commit waste
  • To pay rent
  • Not to alterate buildings unless consent
  • Noxious/offensive acts or things
  • To keep premises in existing condition
  • To use premises reasonable
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
10
Q

Covenants for benefit of both parties

CCP

Neva Holdings v Wilson

A

Right of renewal ; can be caveated

Right to cancel ; lease can only be cancelled according to s243
• s253 - relief against cancellation

Right to purchase reversion
• Can be an option as part of tenancy; or

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
11
Q

Neva Holdings v Wilson

A

Facts -
• A leased to B; B subleased to C
• C’s sublease expired on same day as headlease

HC - Held arrangement between sublessor and sublessee was an assignment; therefore B no longer had an interest

C Appealed

CoA - was this a reversion or an assignment

How well did you know this?
1
Not at all
2
3
4
5
Perfectly