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Landlord and Tenant Law Quiz am Covenants in Leases, erstellt von nathan_hutchings am 08/05/2013.

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nathan_hutchings
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Covenants in Leases

Frage 1 von 37

1

The covenant

Wähle eine oder mehr der folgenden:

  • Contractual terms contained in a lease

  • Implied covenants

  • Express covenants

  • Estate in land

Erklärung

Frage 2 von 37

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Implied covenants

Wähle eine oder mehr der folgenden:

  • Plug gaps when parties fail to agree expressly

  • Common Law or Statute

  • Implied covenants always prevail of express covenants

Erklärung

Frage 3 von 37

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Examples of L’s covenants implied by common law

Wähle eine oder mehr der folgenden:

  • Covenant for quiet enjoyment

  • Covenant to keep common parts in reasonable repair

  • Covenant to pay rent, rates and taxes

  • Covenant to allow L to discharge his repairing obligation

Erklärung

Frage 4 von 37

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Examples of T’s covenants implied by common law

Wähle eine oder mehr der folgenden:

  • Covenant to pay rent, rates and taxes

  • Covenant to allow L to discharge his repairing obligation

  • Covenant for quiet enjoyment

  • Covenant to keep common parts in reasonable repair

Erklärung

Frage 5 von 37

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Covenants implied by statute

Wähle eine oder mehr der folgenden:

  • Improve minimum standard of protection provided for L and T by common law

  • Can usually override express agreement of parties (note contrast with covenants implied by common law)

  • Express agreements always prevail

  • Most statutes which imply terms provide that parties cannot contract out by express agreement

Erklärung

Frage 6 von 37

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Express covenants

Wähle eine oder mehr der folgenden:

  • Expressly agreed between the parties as result of negotiations

  • In commercial context L and T can often afford to appoint solicitors and leases can be lengthy and complex

Erklärung

Frage 7 von 37

1

Typical express covenants

Wähle eine oder mehr der folgenden:

  • Rent

  • Rent review

  • Repair

  • User

  • Alterations

  • Alienation (assignment and subletting)

  • Covenant for quiet enjoyment

  • Covenant to keep common parts in reasonable repair

Erklärung

Frage 8 von 37

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Repairs

Wähle eine oder mehr der folgenden:

  • Parties free to allocate responsibility as they please

  • Parties not free to allocate responsibility as they please

  • L solely responsible (likely to recover cost from T through service charge)

  • T solely responsible

  • L and T share responsibility – most common arrangement :
    – L repairs structure and exterior (likely to recover costs through service charge)
    - T repairs interior

Erklärung

Frage 9 von 37

1

Most common arrangement for repairing covenant

Wähle eine der folgenden:

  • L solely responsible (likely to recover cost from T through service charge)

  • T solely responsible

  • L and T share responsibility – most common arrangement :
    – L repairs structure and exterior (likely to recover costs through service charge)
    - T repairs interior

Erklärung

Frage 10 von 37

1

Steps for disrepair?

Wähle eine oder mehr der folgenden:

  • 1) First identify physical extent of premises to which repairing covenant extends

  • 2) First identify physical extent of premises to which repairing covenant extends

  • 2) Is there disrepair?
    Must be deterioration from a previous physical state

  • 1) Is there disrepair?
    Must be deterioration from a previous physical state

Erklärung

Frage 11 von 37

1

Windows - not deteriorated from previous physical state

Wähle eine der folgenden:

  • Lace v Chantler

  • Walsh v Lonsdale 1882

  • Quick v. Taff Ely B.C.

  • Aslan v Murphy

Erklärung

Frage 12 von 37

1

What is the standard of repair?

Wähle eine der folgenden:

  • Guidance in the lease as to the standard of repair

  • No guidance in the lease as to the standard of repair

Erklärung

Frage 13 von 37

1

‘fair wear and tear’ exception

Wähle eine oder mehr der folgenden:

  • natural deterioration

  • T not liable for such damage if there is a fair wear and tear exception

  • T liable for such damage if there is a fair wear and tear exception

  • Has to be expressed in the repairing covenant

  • Implied in repairing covenant

Erklärung

Frage 14 von 37

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This will define standard of repair by reference to condition of property at start of lease

Wähle eine der folgenden:

  • schedule of condition

  • schedule of dilapidations

  • ‘fair wear and tear’ exception

Erklärung

Frage 15 von 37

1

Standard of repair when lease does not give guidance
- put premises into state of repair contemplated by covenant
and then to
- keep premises in repair

Wähle eine der folgenden:

  • Proudfoot v Hart (1980)

  • Quick v. Taff Ely B.C. [1986]

  • Aslan v Murphy

Erklärung

Frage 16 von 37

1

Implication of ‘reasonableness’ requirement
- L must act reasonably when carrying out repairs
- T cannot insist that works undertaken more cheaply if L is being reasonable in his approach

Wähle eine der folgenden:

  • FluorDaniel Properties v Shortland Investments [2001]

  • Aslan v Murphy

  • Calthorpe v McOscar

  • Proudfoot v Hart (1890)

Erklärung

Frage 17 von 37

1

Many leases require repair but not renewal

Wähle eine oder mehr der folgenden:

  • Is there liability to do something about the disrepair?

  • What is the standard of repair?

  • Obligation to renew is more onerous than obligation to repair

Erklärung

Frage 18 von 37

1

Remedying of disrepair and inherent defect fell within scope of T’s covenant to repair
Work required was repair not renewal

Wähle eine der folgenden:

  • Ravenseft Properties Ltd v. Davstone (Holdings) Ltd [1980]

  • National car parks v Trinity Development Co 2001

  • FluorDaniel Properties v Shortland Investments [2001]

  • Proudfoot v Hart (1890)

Erklärung

Frage 19 von 37

1

CA set out three guidelines for repairing covenants

Wähle eine der folgenden:

  • McDougall v Easington D.C. (1989)

  • National car parks v Trinity Development Co 2001

  • Lister v Lane (1893)

  • Ravenseft Properties Ltd v. Davstone (Holdings) Ltd [1980]

Erklärung

Frage 20 von 37

1

Three guidelines: a) Do the alterations..

Wähle eine der folgenden:

  • affect the whole or substantially the whole of the building?

  • make the building different in character from the building originally let?

  • cost a significant proportion of the value of the previous existing building?

Erklärung

Frage 21 von 37

1

Three guidelines: b) Do the alterations..

Wähle eine der folgenden:

  • affect the whole or substantially the whole of the building?

  • make the building different in character from the building originally let?

  • cost a significant proportion of the value of the previous existing building?

Erklärung

Frage 22 von 37

1

Three guidelines: c) Do the alterations..

Wähle eine der folgenden:

  • affect the whole or substantially the whole of the building?

  • make the building different in character from the building originally let?

  • cost a significant proportion of the value of the previous existing building?

Erklärung

Frage 23 von 37

1

Alienation: T disposing of lease

Wähle eine oder mehr der folgenden:

  • Assign

  • Sub-let

  • Mortgage

  • Part with or share possession

  • Part with or share occupation

  • Terminate

  • Surrender

Erklärung

Frage 24 von 37

1

Alienation

Wähle eine der folgenden:

  • T is free to dispose of premises as he chooses unless lease contains restriction on T’s right to dispose

  • T is not free to dispose of premises as he chooses unless lease contains restriction on T’s right to dispose

Erklärung

Frage 25 von 37

1

Three categories of restrictive lease covenants:

Wähle eine oder mehr der folgenden:

  • Absolute covenant

  • Qualified covenant

  • Fully qualified covenant

  • Fully unqualified covenant

  • Unqualified covenant

Erklärung

Frage 26 von 37

1

Absolute covenant

Wähle eine der folgenden:

  • T prohibited altogether from doing something

  • T may do the thing in question but only with L’s consent

  • T may do the thing in question with L’s consent and that consent must not be unreasonably withheld

Erklärung

Frage 27 von 37

1

Qualified covenant

Wähle eine der folgenden:

  • T may do the thing in question but only with L’s consent

  • T prohibited altogether from doing something

  • T may do the thing in question with L’s consent and that consent must not be unreasonably withheld

Erklärung

Frage 28 von 37

1

Fully qualified covenant

Wähle eine der folgenden:

  • T prohibited altogether from doing something

  • T may do the thing in question but only with L’s consent

  • T may do the thing in question with L’s consent and that consent must not be unreasonably withheld

Erklärung

Frage 29 von 37

1

Absolute covenants against alienation

Wähle eine oder mehr der folgenden:

  • If T disposes of premises he will be in breach of covenant but disposal still valid

  • Note also L may waive prohibition

  • Prevented from disposing of interest unless can negotiate with L and obtain L’s consent to a disposal

Erklärung

Frage 30 von 37

1

Qualified and fully qualified covenants against alienation

Wähle eine oder mehr der folgenden:

  • T could request consent but L could still refuse consent on any grounds whatsoever

  • T could request consent and L could not refuse consent

  • T is helped when there is a qualified covenant by section 144 LPA 1925 and section 19(1)(a) LTA 1927

  • T is not helped when there is a qualified covenant by section 144 LPA 1925 and section 19(1)(a) LTA 1927

Erklärung

Frage 31 von 37

1

Section 144 LPA 1925

Wähle eine der folgenden:

  • L cannot demand payment for his consent – only expenses

  • Converts qualified covenants against alienation into fully qualified covenants against alienation

Erklärung

Frage 32 von 37

1

Section 19(1)(a) LTA 1927

Wähle eine der folgenden:

  • Converts qualified covenants against alienation into fully qualified covenants against alienation

  • L cannot demand payment for his consent – only expenses

Erklärung

Frage 33 von 37

1

LTA 1988 Section 1(3)

Wähle eine oder mehr der folgenden:

  • L is under a duty:
    - to give consent unless reasonable not to

  • - to serve written notice on T of decision
    - within a reasonable time
    stating why any consent is withheld or the conditions subject to which it is granted

  • T can sue L for damages if L fails to comply with duty

Erklärung

Frage 34 von 37

1

Section 4

Wähle eine der folgenden:

  • L is under a duty:
    - to give consent unless reasonable not to

  • T can sue L for damages if L fails to comply with duty

Erklärung

Frage 35 von 37

1

What is a reasonable time?

Wähle eine der folgenden:

  • Clear that L must act quickly

  • Three weeks reasonable in a complex case

Erklärung

Frage 36 von 37

1

When is it unreasonable to refuse consent?

Wähle eine oder mehr der folgenden:

  • Depends upon circumstances of particular case

  • General principle = L not entitled to refuse consent for reasons which are not connected to subject matter of lease

  • E.g. Proposed new T is of insufficient financial standing

  • Proposed new T’s race or gender

Erklärung

Frage 37 von 37

1

LTA 1927 section 19(1A)

Wähle eine oder mehr der folgenden:

  • Applies only to leases of commercial premises granted on or after 1st January 1996

  • Affects only assignments

  • Applies only to leases of commercial premises granted on or after 1st January 1993

Erklärung

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