Landlord and Tenant Flashcards

1
Q

What are the differences between arbitration and independent expert?

A

An independent expert can use their own knowledge to come to a determination and is not limited to the parties’ submIssions. An arbitrator will act in a quasi - judicial role to arbitrate between the parties and their evidence is based solely on the cases presented. An arbitrator cannot consider external evidence but only the evidence presented, whereas an IE can.

IE = determination
A = award
IE = expert is guided by the lease for costs
A = has discretion on costs 

An independent expert can be sued for professional negligence when decision making however arbitrators are effectively immune as they are arbitrating between a range out by the parties.

An independent expert may not require to review written submissions, but only the lease for low value property . An arbitrator will require the two submissions to make a decision.

An arbitrator is governed by the Arbitration (Scotland) act 2010 whereas the independent expert is governed by common law.

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2
Q

What are the usual assumptions and disregards for an OMV rent review?

A

Assumptions:

1) there is a willing lessor and willing lessee
2) premises are vacant
3) no premium is payable by any party
4) to the length of the term left to run on the lease
5) tenant has fulfilled obligations
6) that the hypothetical let is on the same terms

Disregards:

1) any effect on rent of the tenant being in occupation
2) tenants goodwill
3) tenant improvements
4) the effect of any licence

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3
Q

What are the benefits of Mediation?

A

This process is a voluntary and confidential way of settling a dispute.

Good for preserving the relationship between the parties.

Benefits: speed and cost savings (monetary and emotional)

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4
Q

What is the difference between a lease and a licence?

A

Lease = exclusive possession, fixed duration, legal interest in the land/property

Licence = permission to occupy and does not grant exclusive possession

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5
Q

What are the statutory obligations under common law for:

A: the Tenant
B: the Landlord

A

Tenant:

1) Must take possession, occupy and use the subjects
2) use for purposes for which it was let
3) take reasonable care of the property
4) pay rent when it becomes due
5) plenish the subjects

Landlord:

1) place tenant in full possession of subject property
2) not to derogate from the grant
3) to provide subjects that are reasonable fit for the purpose for which they are let
4) to carry out repairs

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6
Q

Can you give me an example of case law around Lease/Licence?

A

Street vs Mountford

Exclusive possession was effectively granted which meant that this was not a Licence but a Lease, and appropriate notice was required for termination under lease provision.

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7
Q

Can you give me an example of case law around landlord/tenant statutory obligations?

A

Graham black vs Stevenson

Hotel had shut down and the Landlord claimed damages for non-occupation. Maintenance and loss of goodwill whilst it was closed.

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8
Q

What protection is there in Scotland for shops renewing a lease?

A

There is the tenancy of shops Scotland act 1949- this deals for provision for renewing a lease of a shop where LL has served NTQ under the Lease and tenant is unable to renew satisfactory terms

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9
Q

What is the procedure under the tenancy of shops act 1949?

A

Sherrif has the power to renew the lease for another year. There are circumstances where the renewal would not be granted.

Case law: Superdrug vs Network Rail
Time frame for application. In this case the tenant was outwits the 21 day notice period

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10
Q

What is time is of the essence?

A

This is when there is a time limit on the rent review. Always read the lease! The clause must be specific. United holdings vs burugh council case where the lease set out timescales however, time is of the essence was not specifically set out in the lease.

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11
Q

What is the purpose of a rent review?

A

To adjust the rent to reflect changes in the value of money and of property.

This was expressed in the Basingstoke and Dean Borough council vs Host group Ltd (1987)

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12
Q

How do you initiate a rent review?

A

Always read the lease

Some leases require rent reviews to be triggered by one party giving notice to the other

Some leases simply provide for rent to be reviewed at review date

Trigger notices should not be marked ‘STC or WP’ since this might allow the tenant to argue the notice was not legally effective

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13
Q

Why is STC and WP used?

A

To reserve the legal position of the party using the phrase

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14
Q

What are the key contents of a rent review clause?

A

Basis of valuation
Assumptions and disregards
Time limited/Trigger notice requirement/ how this is initiated

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15
Q

Can you talk about the process for debt recovery in your example at 3 Osborne st?

A

1) Read lease and Identify non-payment of rent quickly and try to resolve with tenant (could be that they missed an invoice?)
2) try to arrange a meeting to discuss, if there were cash flow issues perhaps advise of an informal payment plan
3) no contact - send formal demand requiring rent to be paid by (14 days) or seek termination of lease/legal recovery
4) if no payment, serve another 7 day demand and the consider legal proceedings
5) in this case, pre irritably was served, which also allowed remedy for the tenant. There was continued non payment of rent therefor irritably was served with immediate effect. In this case vacant possession was given as the tenant vacated the property. Statutory demand was attempted to be served by sheriff officers which required 21 day payment in full. In this case the company was in liquidation and guaruntor was being pursued for payment, sheriff officers could not confirm that the notice was being served to correct address and neighbours weren’t particularly forthcoming. Continued expense would have brought the claim down to about 5,200. My clients policy is to write this off as the cost of further legal action makes this not economical.

In this case we would have had to obtain a decree because the lease wasn’t registered, and I would have sought legal advice for financially effective option.

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16
Q

What is included in the pre-irritancy notice?

A

Must comply with provisions under Law Reform (Miscellaneous Provisions) (Scotland) Act 1985

Clear and concise.
Must accurately specify the rental arrears and interest clearly.
Must specify time period for payment (minimum of 14 days however RTL)

17
Q

Why register a lease?

A

Confers a real right in the premises
Makes debt recovery proceedings easier - registered under books of council of sessions effectively gives the lease the status of a court decree with respect of rent

18
Q

Why would you go to mediation rather than arbitration?

A

Gives my client more control over the process
Reputational benefit should it not go in my clients favour
Preserving relationship with a long standing tenant
Cost and time saving
Mediation not legally binding *

19
Q

What would an alienation clause look like in a lease?

A

The clause could be absolute or qualified.

Absolute precludes the tenant from landlords consent.

Qualified puts certain restrictions in place and is usually held ‘subject to landlord consent and not to be unreasonably withheld or delayed’.

20
Q

What are the grounds for refusal under the tenancy of shops act?

A
  • Breach of lease
  • landlord has offered to sell the premises
  • alternative premises have been offered that are reasonable
  • tenant notice to quit - landlord has then leased or offered to sell premises and would cause hardship or be seriously prejudiced
  • hardship
  • reasonableness
21
Q

What is a keep open clause

A

A keep open clause effectively obliges a tenant to keep their premises open for trading. They are most commonly found in the retail sector.

Safeway case - Scottish position is that keep open clauses are enforceable

22
Q

What are the different types of rent reviews?

A
Turnover and base rent
RPI linked
Open market and upwards only
CPI linked
Fixed uplifts / stepped