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Macmillan Law Masters
Series Editor Marise Cremona
Basic English Law W. T. MajorBusiness Law Stephen JudgeCompany Law 3rd edition .Ianet DineConstuutional and Administrative Law, Znd edition John AlderContract Law, 3rd edition Ewan McKendrickConveyancing, Znd edition Priscilla SartonCrim inal Law Marise CremonaEc onomic and Social Law and Policy of the European Union .10 ShawEmployment LaI~, Znd edition Debbie LocktonFamily Law, 2nd edition Kate StandleyIntellectual Property Law Tina Hart and Linda FazzaniLand Law, 3rd edition Kate Gree nLandlord and Tenant Law, 3rd edition Margaret Wilkie and Godfrey ColeLaw of the Eu rop ean Union, 2nd ediiion .10 ShawLaw of Succession Cather ine RendellLaw of Trusts Patrick McLoughlin and Catherine RendellLegal Method, Znd edition Ian McLcodLegal Theory Ian McLeodTorts, Znd edition Alastair Mullis and Ken Oliphant
Landlord and Tenant Law
Third edition
Margaret Wilkie, LLMSolicitor, VISiting L ecturer at the University of Surrey,
fo rmerly Principal L ecturer in Law at the University of Westm inster
and
Godfrey Cole, LLMBarrister, Full-time Chair of Tribunals, Independent Tribunal Service
Law Series Editor: Marise CremonaSenior Fellow, Centre for Com mercial Law Studies,
Queen Mary Westfield College, University of L ondon
MACMILLAN
© Margaret Wilkie and Godfrey Cole 1989, 1993, 1997
All rights reserved . No reproduction, copy or transmission of this publicat ionmay be mad e without written permi ssion.
No par agraph of this publication may be reproduced, copied or transmittedsave with writt en permission or in accordance with the provisions of theCopyright, Designs and Pat ents Act 1988, or under the terms of any licencepermitting limited copying issued by the Copyright Licens ing Agency, 90Tottenham Court Road , Lond on W1P 9HE.
Any person who does any unauthorised act in relat ion to this publication maybe liable to criminal prosecuti on and civil claims for damages.
TIle authors have assert ed their rights to be identified as the authors of thiswork in accordance with the Copyright, Designs and Patents Act 1988
First edition 1989Reprinted onceSecond edition 1993Reprinted twiceThird edition 1997
Published byMACMILLAN PRESS LTDHoundrni lls, Basingstoke, Hampshire RG21 6XSand LondonCompanies and representativesthroughout the world
A catalogue record for this book is availablefrom the British library.
Th is book is print ed on paper suitable for recyclingand made from fully managed and sustained forest sources.
10 906 05
804
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602
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ISBN 978-0-333-69286-8 ISBN 978-1-349-14460-0 (eBook)DOI 10.1007/978-1-349-14460-0
Contents
Table of CasesTable of StatutesPreface
Part I LEASES: THE GENERAL LAW
1 Essential characteristics of a lease1.1 An estate in land1.2 Fixed duration1.3 Exclusive possession of land1.4 Rent1.5 Reversion expectant upon the term1.6 Distinction between a lease and a licence
Case notesSummaryExercisesWorkshop
2 Different types of leases2.1 Tenancy for a fixed term2.2 Periodic tenancies2.3 Statutory tenancies2.4 Tenancies terminable on death or marriage2.5 Perpetually renewable leases2.6 Reversionary leases2.7 Concurrent leases2.8 Tenancies by estoppel2.9 Tenancies at will2.10 Tenancies at sufferance
Case notesSummaryExercisesWorkshop
v
X
XXll
XXXIV
1
3345566
10111212
131313141515161617171818191920
VI Con tents
3 Formalities for creating a lease 213.1 Contractual nature of a lease cre ating an estate
in land 213.2 Requirements for a legal lease 213.3 Leases enforceable in equity: enforceable contracts 223.4 Leases enforceable in equity: part performance
and other equitable principles 233.5 The nature and effect of an equitable lease 24
Case note s 25Summary 26Exercise 26Workshop 27
4 Covenants and conditions in leases 284.1 Difference betwe en conditions and coven ants 284.2 Coven ant s in leases 28
Case note 30Summary 30Exercises 31
5 Obligations implied on behalf of the landlord 325.1 Landlord's covenant for quiet enjoyment 325.2 Landlord's covenant not to derogate from his grant 345.3 Implied obligations as to the state of fitness
of the premises 34Case and statute notes 40Summ ary 45Exercises 46Work shop 46
6 Obligations implied on behalf of the tenant 486.1 To pay rent 486.2 To pay rates and charges payable by the occupier
of the premises 486.3 Tenant's implied obligations as to maintenance
and repair 496.4 Obligation to allow landlord to enter and view
state of repair of the premises 50Notes 51Summary 51Exercises 51Workshop 52
Contents VII
7 Enforceability of covenants between the landlord andtenant and their successors in title 53
7.1 The Landlord & Tenant (Covenants) Act 1995 537.2 Privity of contract under the pre-1996 law 537.3 Difference between an assignment and a sublease 557.4 Enforceability of covenants on an assignment
of a lease unde r the pre-1996 law 557.5 Indemnity on assignment under the pre-1996 law 577.6 Enforceability of covenants on assignment of the
reversion under the pre-1996 law 577.7 The Landlord & Tenant (Covenants) Act 1995:
leases made on or after 1 January 1996 587.8 The Landlord & Tenant (Covenants) Act 1995:
Provisions applicable to all leases 607.9 Position on assignment of an equitable lease or its
rever sion: pre-1996 equitable leases 617.10 Position on assignment of an equitable lease or its
reversion: post-1995 equitable leases 617.11 Enforceability of covenants against a sublessee 61
Case notes 64Summary 65Exercises 66Work shop 66
8 The effects of some covenants often included in leases 688.1 Repairing covenants 688.2 Reservation of rent 798.3 Covenants against assignment or underletting 898.4 Coven ant s restrictive of the user of the premises 958.5 Covenant s against alterations or improvements 988.6 Covenant to insure the premises 998.7 Options to renew the lease, break clauses
and options to purchase the reversion 101Case and statute notes 103Summary 110Exercises 113Workshop 114
9 Enforceability of a lease against a purchaser of thefreehold reversion: title to leasehold property 117
9.1 Registered and unregistered title 1179.2 Unregistered title: enforceability of a lease 1179.3 Registered title : enforceability of a lea se 118
viii Contents
904 Title to leasehold propert y: unregiste red land 1209.5 Title to leasehold prop erty: registered land 1209.6 Short form of model lease 121
Case and sta tute notes 124Summary 124Exercises 125Workshop 125
10 Termination of a lease 12610.1 Effluxion of time 12610.2 Not ice to quit 12710.3 Surrender 128lOA Merger 12910.5 Forfeiture 12910.6 Disclaimer 13310.7 Frustration 13310.8 Repudiatory breach 13410.9 Tenant 's fixtures 134
Case and statute notes 135Summary 138Exercises 139Workshop 140
Part II LEASES: STATUTORY LAW 141
11 Private residential accommodation 14311.1 Introduction 14311.2 Concepts applicable to all residen tial tenancies 14611.3 Excluded lettings 15111.4 The transitio nal provisions 15411.5 Rent Act lcttings 15611.6 Assured tenancies 16111.7 Other forms of protection 167
Annex 1 Possession, Rent Act 1977 173Annex 2 Possession, Housing Act 1988 177Annex 3 Suitable Alternative Accommodation 180Summary 181Exercises 182Workshop 183
12 Private residential accommodation: long leases 18512.1 Introduction 185
Contents ix
12.2 Control of service charges 18612.3 Landlord & Tenant Act 1987 18912.4 Landlord & Tenant Act 1954 Part I 19312.5 Leasehold Reform Act 1967 19412.6 Leasehold Reform, Housing and
Urban Development Act 1993 197Summary 201Exercises 202
13 Public sector residential accommodation 20313.1 Introduction and scope 20313.2 Secure tenancies under the Housing Act 1985 205
Summary 218Exercises 218VVorkshop 219
14 Business tenancies 22014.1 Introduction 22014.2 The right of renewal 22114.3 The position until renewal 22714.4 The renewal procedure 22814.5 A new tenancy 23114.6 The grounds of opposition 23314.7 Compensation at the end of a tenancy 237
Summary 240Exercises 240Workshop 241
15 Agricultural holdings 24215.1 Introduction 24315.2 The 1986 legislation 245
15.2.1 The terms of an agricultural lease 24615.2.2 Security of tenure 24915.2.3 Compensation 250
15.3 The Agricultural Tenancies Act 1995 25215.4 Allotments and smallholdings 25215.5 Agricultural tied homes 252
Summary 254Exercises 254
Further Reading 256Index 257
x
Table of Cases
7,10,22514,18
Abbey National Building Society v. Maybeech [1984] 3 AllER
Abernethie v. A. M. & J. Kleinman [1969] 2 All ER 790Adams v. Green [1978) 247 EG 49Addiscombe Garden Estates Ltd . v. Crabb e and Others
[1957) 3 All ER 63Adler v. Blackman [1952] 2 All ER 945A. G. Securities v. Vaughan and Others [1988] 3
All ER 1058Air India v. Balabel (1993) 30 EG 90Aldin v. Latimer Clark Muirhead & Co. [1894] 2 Ch 437Aldwych Club v. Copthall Property Co . (1962) 185 EG 219American Cyanamid v. Ethicon [1975] I All ER 504Andrews v. Scho oling (1991) 23 HLR 316Anglia Building Society v. Sheffield City Council (1983)
266 EG 311Antoni ades v. Villiers and Another [1988] 2 All ER 309Arlesford Trad ing Co. Ltd . v. Servansingh [1971] 3
All ER 113Ashburn Anstalt v. W. J. Arnold & Co. [1988) 2 All ER 147Asian v. Murphy (No s. 1 & 2) [1989] 3 All ER 130Associated British Ports v. Bailey pic [1990] 1 All ER 929
89, 132226231
1489134
232169
38,44
108148
58, 645
1074
Bank of Ireland Home Mortgages v. South Lodge Development(1996) 1 EG 91 137
Barnes v. Barratt (1970) 2 All ER 483 152Barrett v. Lounova (1982) Ltd . [1989] 1 All ER 351 40Barth v. Prit chard [1990] 20 EG 65 235Bashir v. Commissioner of Land s [1960] 1 All ER 117 135Basildon Development Corporat ion v. Mactro Ltd . (1986)
I EGLR 137 96, 108Basingstoke & Deane B. C. v. Host Group Ltd . [1988) 1
All ER 824 86Bathavon R. D. C. v. Carlil e [1958] 1 All ER 801 135Beacon Carpet s Ltd v. Kirby [1984] 2 All ER 726 100Beale v. Worth (1993) EGCS 134 107Becker v. Hill Street Prop erties [1990) 38 EG 107 232
Table of Cases xi
92
109
5532
37, 73
5716682
23192
14, 1871
150
84, 105
85,105158
95,1067
31
89,132236194191136
221,225
86175,177
Becton Dickinson UK v. Zwebner [1988] 3 WLR 1376Bedding v. McCarthy (1994) 41 EG 151Beer v. Bowden (1981) 1 All ER 1071Bell v, Alfred Franks & Bartlett Co . Ltd. [1980] 1
All ER 356Berrycroft Management Co. Ltd. v. Sinclair Gardens
Investments (Kensington) Ltd. [1992] 22 EG 143Betty's Cafes Ltd . v. Phillips Furnishing Stores Ltd. [1958] 1
All ER 607Bickel v. Duke of Westminster [1977] QB 517Billson v. Residential Apartments Ltd. [1992] 1
All ER 141Blackburn v. Hussein (1988) 22 EG 78Blatherwick (Services) Ltd. v. King [1991] 2 All ER 874Blawdziewicz v. Diadon Establishment (1988) 35 EG 83Bocardo S. A. v. S. & M. Hotels Ltd . [1979] 3 All ER 737Bovis Group Pension Fund Ltd. v. G. C. Flooring
& Furnishing Ltd. (1984) 269 EG 63Boyle v. Verrall [1996] EGCS 144Breams Property Investment Co. Ltd. v. Stroulger [1948]
1 All ER 758Brew Bros. Ltd. v. Snax (Ross) Ltd. [1970] 1 All ER 587Brickfield Properties v. Hughes (1987) 20 HLR 108British Anzani (Felixstowe) Ltd. v. International
Marine Management (UK) Ltd. [1979] 2 All ER 1063 76, 104British Bakeries (Midlands) Ltd . v, Testler & Co Ltd. (1986)
1 EGLR 121British Gas Corporation v. Universities Superannuation
Scheme Ltd. [1986] 1 All ER 978British Telecommunications pic v. Sun Life Assuranc
Society pic [1995] 4 All ER 44Broadgate Square pic v. Lehman Brothers Ltd (1995)lEGl11Brock v. Wollams [1949] 1 All ER 715Bromley Park Garden Estates v. Moss [1982] 2 All ER 890Brooker Settled Estates Ltd. v. Ayers (1987) 19 HLR 246Brown v. Liverpool Corporation [1969] 3 All ER 1345Brown & Root Technology Ltd. v. Sun Alliance and
London Assurance Co . Ltd. 91997] 18 EG 123Browne v. Flower [1911] 1 Ch 219BTE Ltd. v. Merseyside & Cheshire RAC ex p. Jones (1992) 16
EG 111 159
xii Table ofCases
Buchman v. May [1978] 2 All ER 993Burrows v. Brent LBe [1996] 1 All ER 577Buswell v. Goodwin [1971] 1 All ER 418Button's Lease , Re [1963] 3 All ER 708
152
35,42103
36
32
173
108212
22723315839
14829,30
17,18106
53,54,81129,136
225159
C. & A. Pensions Trustees Ltd. v. British Vito Investments Ltd.(1984) 272 EG 63 106
Cadle v. Jacmarch [1957] 1 All ER 148 235Calabar Properties Ltd. v, Stitcher [1983] 3 All ER 759 75Calabar (Woolwich) Ltd. v. Tesco Stores Ltd. [1977]
245 EG 479Camden BC v, Goldenberg [1996] EGCS 48Campden Hill Towers Ltd. v. Gardner and Another [1977]
1 All ER 739Cardiothoracic Institute v. Shrewdcrest Ltd . [1986] 1
WLR 368Cardshops Ltd. v. Davies [1971] 2 All ER 721Carega Properties v. Sharratt [1979] 1 WLR 928Cavalier v. Pope [1906] AC 428Celsteel Ltd . v. Altan House Holdings Ltd. (No.2) [1986]
1 All ER 598Central Estates (Belgravia Ltd.) v. Woolgar [1972] 3
All ER 610Centrovincial Estates Pic. v. Bulk Storage Ltd. [1983]
46 P. & CR 393Chamberlain v. Scally [1992] EGCS 90Chapman v. Freeman [1978] 3 All ER 878Cheniston Investments v. Waddock [1988] 46 EG 88Cheryl Investments v. Saldanha, Royal Life Savings
v, Page [1979] 1 All ER 5Chester v. Buckingham Travel Ltd. [1981] 1 All ER 386Church of England Building Society v, Piskor [1954]
2 All ER 85CIN Properties v, Gill (1993) 38 EG 152City & Metropolitan Properties Ltd . v. Greycroft Ltd . [1987]
3 All ER 839 58, 64City of London v. Fell [1992] 3 All ER 224 54Clore v. Theatrical Properties Ltd. [1936] 3 All ER 483 5Coatsworth v. Johnson (1886) 54 LT 520 24Cobb v. Lane [1952] 1 All ER 1199 7, 10Cobstone v. Maxim [1984] 2 All ER 635 173Collins v. Hopkins [1923] 2 KB 617 35
Table of Cases xiii
Connaught Restaurants v. Indoor Leisure Ltd. [1 994]4 All ER 834 77
Cook v. Matt [1961] 178 EG 637 235Co-operative Insurance Society Ltd. v, Argyll Stores
(Holdings) Ltd. [1997] 23 EG 141 97Co-operative Wholesale Society Ltd. v. National Westminster
Bank pic [1995] 19 EGLR 97 106Cornillie v. Saha (1996) 28 HLR 561 138Coron ation Street Industrial Properties v. Ingall Industries
[1989]1 All ER 979 56Covent ry City Council v. Cole [1994] 6EG 133 211Crago v. Julian [1992] 1 WLR 372 55Crawley Borough Council v. Sawyer [1987] 20 HLR 98 150Crawley Borough Council v. Ure [1996]1 All ER 724 127Credit Suisse v. Beegas Nominees Ltd. [1995] P&CR 177 69Cremin v. Barjack Properties Ltd. [1985J 273 EG 299 131Chrisdell v. Johnson (1987) 54 P&CR 257 138
Daejan Properties Ltd v. Mahon ey (1996) 28 HLR 498 157Dakyns v. Pace [1948] 1 KB 22 180Dawncar Investments v. Plews (1994) 13 EG 110 181D'Eyncourt v. Gregory (1866) LR 3 Eq 382 138Dinefwr Borough Council v. Jones [1 987] 2 EGLR 58 37Di Palma v. Victoria Square Property Co. Ltd. [1985]
2 All ER 676 89Doherty v. Allman [1878] 3 App Cas 709 49Dong Bang Minerva (UK) Ltd. v. Davina Ltd. (1995)
1 EGLR 41 93Douglas-Scott v. Scorgie [1984]1 All ER 1086 36Dover District Council v. Farrar (1982) 2 HLR 32 79Drane v. Evangelou [1978] 2 All ER 437 33, 41Duke of Westminster v. Birrane [1995] 3 All ER 416 195Duncliffe v. Caerfelon Properties Ltd. [1989J 27 EG 89 64
Eichner v. Midland Bank Executor & Trustee [1970J 2All ER 597 234
Electricity Supply Nominees Ltd. v. Thorn EMI Ret ailLtd. [1991]35 EG 114 64
Elite Investments Ltd. v. T. 1. Bainbridge Silencers Ltd. [1986]2 EGLR 43 69
Elitestone Ltd. v. Morris H. L. & Another [1997]2 All ER 513 134Enfield Borough Council v. French (1985) 49 P&CR 228 217
xiv Table ofCases
Equity & Law Life Assurance Society pic v. Bodfield Ltd.(1987) 281 EG 1448 84
Escalus Properties Ltd . v. Dennis [1995]4 All ER 852 132Esselte AB v. Pearl Assurance [1997]2 All ER 41 225Essex Plan v. Broadminster [1988]43 EG 84 221Essexcrest v. Evenlest Ltd. [1988] 285 EG 56 227Esso Petroleum Co Ltd. v. Fumegrange Ltd. [1994] 46 EG 199 9Evans v. Tompkins (1993) 33 EG 86 243Expert Clothing Service & Sales v. Hillgate House [1985]
2 All ER 998 136
Facchini v. Bryson [1952]1 TLR 1386Factors [Sundries] Ltd. v. Miller [1952]2 All ER 630Family Housing Association v. Jones [1990]1 All ER 385Farrell v. Alexander [1976] 2 All ER 721Fawke v. Viscount Chelsea [1979]3 All ER 568Firstpost Homes Ltd. v. Johnson [1995] 4 All ER 335Friends' Provident Life Office v. British Railways Board
[1996]1 All ER 336Fuller v. Judy Properties Ltd. [1992]14 EG 106
7137
8,1016023025
81, 129131, 137
90102,229243,244
13714940
106
Gardner & Co. Ltd . v. Cone [1928] Ch 955Garston v. Scottish Widows Fund [1996]4 All ER 282Gladstone v. Bower [1960] 3 All ER 353Glass v. Kcncakes Ltd. [1964]3 All ER 807Goodrich v. Paisner [1956] 2 All ER 176Gordon v. Selico Ltd. [1986]1 EGLR 71 EG 106Grand Junction Co. Ltd. v. Bates [1954]2 ALL ER 385Graysim Holdings ltd v. P&O Property Holdings Ltd (1996)
EGLR 124 225Green v. Sheffield City Council [1994]26 HLR 349 214Griffith v. Pelton [1958]3 All ER 75 55,63, 103, 110Gurton v. Parrott [1991]18 EG 161 226
Hagee (London) Ltd. v. A. B. Erikson & Larson [1975]3All ER 234 221
Haines v. Florensa (1990) 59 P & CR 200 99Halliard Property Co. Ltd. v. Nicholas Clarke Investments Ltd.
(1984) 269 EG 1257 70Hammersmith & Fulham L.B.C. v. Monk [1992]1 All ER 1 127Hampshire v. Wickens (1878) 7 Ch D 555 29
Table ofCases xv
55, 81
96
9454
225
23992
207
10418775
181
9134209207130
2295,7, 9
69, 7135,36
15010223219621212872
236138
158, 212
Hampstead & Suburban Properties Ltd. v,Diomedous [1968]3 All ER 545
Hampstead Way Investment s v. Lewis-Weare [1985]1All ER 564
Hankey v. Clavering [1942] 2 KB 326Harewood Hotels v. Harri s [1958] 1 All ER 104Harris v. Swick Properties [1969] 3 All ER 1131Harrogate Borough Council v. Simpson (1984) 17 HLR 205Harrow LBC v. Johnstone [1997] 1 WLR 459Haskell v. Marlow [1928] 2 KB 45Heath v, Drown [1972] 2 All ER 561H.E. Dibble Ltd. v, Moore [1970] 2QB 181Helby v. Rafferty [1978] 3 All ER 1016Hemingway Securiti es Ltd . v. Dunraven Ltd . [1995]
2 EGLR 61Herbert Duncan Ltd. v. Clutto ns [1993] 4 All ERHerongrove Ltd . v. Wates City of London Properti es [1988)
24 EG 108Heslop v. Burns [1974] 3 All ER 406Hibernian Proper ty Co. v, Liverpool Corporation [1973]
2 All ER 343Hi-lift Elevator Services v. Temple 28 HLR 1Hill v. Barclay (1810) 16 Yes 402Hill v, Rochard [1983] 1 WLR 98Hillil Proper ty and Investment v. Naraine Pharm acy (1979)
252 EG 1013Hind castle Ltd. v. Barbara Attenboro ugh Associates Ltd.
[1994]4 All ER 129Holding & Management Ltd. v, Proper ty Holding &
Investment Trust pic [1990] 1 EGLR 65Hopwood v. Cann ock Chase D.C. [1975]1 WLR 373Hogarth Health Club v, West bourne Investments [1990]
62 EG 69Houlder Bros. & Co. v. Gibbs [1925] Ch 575Hughes v. L.B. Greenwich [1993] 4 All ER 577Hunts Refuse Disposals Ltd. v. Norfolk Environmental Was te
Services Ltd [1997]3 EG 137Hu ssein v. Mehlman [1992] 52 EG 39Hu ssey v. L.B. Camden 27 HLR 5Hyde Housing Assoc. v. Harri son (1991) 23 HLR 57Hyman v. Rose [1912] AC 623
3319014816410717432
xvi Table ofCases
International Drilling Fluids Ltd. v. Louisville Investments(Uxbridge) Ltd. [1986] 1 All ER 321 94
Irvine v. Moran [1991] 1 EGLR 261 43
Jefferies v. O'Neill (1983) 269 EG 131 86Jervis v, Harris [1996]1 All ER 303 75Jeune v. Queens Cross Properties Ltd. [1973] 3 All ER 97 76Johnsey Estates v. Webb [1990] 19 EG 84 48
Kaur v. Gill The Times C.A. 15 June 1995Kay Green & Others v. Twinsectra [1996] 4 All ER 546Kaye v. Massbitten & Kaster (1992) 24 HLR 28Kelsey Housing Association v. King 28 HLR 270Kened Ltd. v. Connie Investments Ltd (1997) 4 EG 141Kenneally v. Dunne [1977] 2 All ER 16Kenny v. Preen [1962]3 All ER 814Killick and Another v. Second Covent Garden Property Co.
Ltd. [1973] 2 All ER 337 108King, Re [1963]1 All ER 781 58,64,100King v. South Northamptonshire DC (1991) EGCS 114 40
Lace v. Chantler [1944]1 All ER 305 4, 13Ladup Ltd. v, Williams & Glyns Bank pic [1985] 2 All ER 577 137Lambert v. F. W.Woolworth & Co. Ltd. (No.2) [1938]
2 All ER 664 98, 99Land Reclamation Co. Ltd. v. Basildon D.C. [1979] 2
All ER 993 224Law Land Co. Ltd. v. Consumers' Association Ltd. (1980)
255 EG 617 85L. B. Greenwich v. Powell [1989] 1 All ER 106 147L. B. Hammersmith & Fulham v. Monk (1991) 23 HLR 1114 213Lear v. Blizzard [1983] 3 All ER 662 101, 109Lee-Parker v. Izzet [1971] 3 All ER 1099 76Lee-Verhulst v. Harwood Trust [1978]3 All ER 619 224,226Lees v. Tatchell [1990] 23 EG 62 248Leigh v. Taylor (1902) AC 157 138Lipton v. Whitworth (1994) 26 HLR 293 175Lister v. Lane [1893] 2 QB 212 70Liverpool City Council v. Irwin [1977] AC 239 39London & Associated Investment Trust pic v. Calow (1986)
280 EG 1252 221
Table ofCases xvii
106
15937, 73
127
London Housing and Commercial Properties Ltd v. Cowan[1977] QB 148
Loria v, Hammer [1989] EG CS 126Lower v. Sorrell [1962] 3 All ER 1074Luganda v, Service Hotels Ltd . [1969]
2 All ER 692 7, 10, 156, 206Lurcott v. Wakely & Wheeler [1911] 1 KB 905 69,70Lynnethorpe Enterprises Ltd . v. Sidney Smith (Chelsea) Ltd.
(1990) 2 EGLR 131
148
5033
17591
138110
7938,45
195105
36,3825
1817176
4962,6415,17
102, 1267,10
161067642
159
McAuley v. Bristol City Council [1992]1 All ER 749McCausland v. Duncan Lawrie Ltd. (1996) EGCS 103McDonnel v. Daly [1969] 1 WLR 1482McDougall v. Easington D.C. (1989) 58 P & CR 201McGreal v. Wake (1984) 269 EG 1254McGuigan v. Southwark LBC The Times, 15 Sept 1995
(unreported)McNerny v. Lambeth Borough Council (1989) EG 81Malpas v, St Ermin's Property Co. Ltd. [1992]24 HLR 537Mammoth Greeting Cards Ltd. v. Agra Ltd. [1990]29 EG 45Mancetter Developments Ltd. v. Garmanson Ltd. [1986]
1 All ER 449Mander v. Falcke [1891] 2 Ch 554Manfield & Sons Ltd . v. Botchin [1970] 3 All ER 143Mannai Investment Co v. Eagle Star Life Assurance Co
(1996) 1 EGLR 69; H.L. [1997] EGC 582Marcroft Wagons Ltd. v. Smith [1951] 2 All ER 271Marjorie Burnett Ltd. v. Barclay (1980) 258 EG 642Mars Security Ltd . v. O'Brien [1991] 2 EGLR 281Marshall v. Rubypoint [1997] EGC 512Melville v. Bruton [1996] EGC 557Metropolitan Properties v. Finegold [1975]1 All ER 389Metropolitan Properties Co. Ltd. v. Cordery (1979)
39 P & CR 10Midland Bank Trust Co. Ltd . v, Green [1981] AC 513Midland Railway Company's Agreement,
Re [1971] 1 All ER 1007Mikeover v, Brady [1989]3 All ER 618Mint v, Good [1950] 2 All ER 1159Mira v, Aylmer Savaro Investments (1990) 22 HLR 182Mistry v. Isidore [1990]31 EG 43Moat v. Martin [1949] 2 All ER 646
xviii Table ofCases
Mohamed v. Manek & RB Kensington & Chelsea27 HLR 439
Monmouth B.C. v. Marlog [1994]2 EGLR 68Moule v. Garrett (1870-72) LR 5 EX. 132Mumford Hotels Ltd. v. Wheler [1963]3 All ER 250Murray v. Aslam (1994) EGCS 160Mykolyshyn v. Noah [1971] 1 All ER 48
1719, 20957,60
99,109
181
70
224
138
101
10633,170
Narcissi v. Wolfe [1959]3 WLR 431National Carriers Ltd . v. Panalpina (Northern) Ltd. [1981]
1 All ER 161 81, 105, 133Nelson Developments Ltd. v, Taboada (1992) 24 HLR 462 154New England Properties v. Portsmouth New Shops (1993)
I EGLR 84Newman v. Dorrington Developments Ltd. [1975]
3 All ER 928New Zealand Government Property Corporation v.
H.M.&S. Ltd . [1982]1 All ER 624Norwich Union Life Insurance Society v. Trustee Savings
Bank Central Board [1986]1 EGLR 136Nwokor ie v. Mason [1994]26 HLR 60
O'Bri en v. Robinson [1973]1 All ER 583 37, 104Official Custodian for Charities v. Parway Estates
Developments Ltd [1984]3 All ER 679 137Old Grovebury Manor Farm v. Seymour Plant Sales &
Hire [1979]3 All ER 504 95Olympia & York Canary Wharf Ltd. v. Oil Property Investment
Ltd. [1994]2 EGLR 121 93, 102O'May v. City of London Re al Property Co. Ltd . [1982]1
All ER 660 233O'Sullivan v. Bennett 27 HLR 51 153Otter v. Norman [1989] 2 All ER 897 153Owen v. Gadd [1956] 2 All ER 28 32
P. & A. Swift Investments v. Combined English StoresGroup PLC [1988]2 All ER 885 55,81
Palmer v. Sandwell Metropolitan Council (1987) 20 HLR 74 211Palmer v. McNamara (1991) 23 HLR 168 151Palser v. Grinling [1948]1 All ER 1 154Park er v, Camden L.B.C. [1985]2 All ER 141 77Patm an v. Harl and (1881) 17 Ch D 353 124
Table ofCases xix
136
9369
13,14
107226
24,64
Pennel v. Payne [1995] 6 EG 152 136P. F. Aher & Sons Ltd. v. Hunt (1988) 21 EG 69 235Pitcher v. Tovey (1692) 4 Mod 71 86, 105Plinth Property Investments Ltd. v, Mott, May & Anderson
(1979) 38 P & CR 361 85Podbury v. York (1990) 41 EG 65 243Poland v. Earl Cadogan [1980] 3 All ER 544 196Ponsford v. H.M.S. Aerosols Ltd. [1978] 2 All ER 837 106Port v. Griffith [1938] 1 All ER 295 42Post Office v. Aquarius Properties Ltd [1987] 1 All ER 1055 71Post Office Counters Ltd. v. Harlow D.C. [1991] 2 EGLR 121 106Premier Confectionery (London) Co. Ltd. v. London
Commercial Sale Rooms Ltd. [1933] Ch 904Proudfoot v. Hart (1890) 25 QBD 42Proudreed Ltd. v. Microgen Holdings Ltd. pIc [1996]
12 EG 127Prudential Assurance Co. v. London Residuary Body [1992]
3 All ER 504Prudential Nominees Ltd. v. Greenham Trading Ltd (1995)
1 EG 111Pulleng v. Curran (1980) 44 P & CR 58Purchase v. Lichfield Brewery Co. [1915] 1 KB 184
32,4136,38,71
Queensway Marketing Ltd. v. Associated Restaurants Ltd.(1984) 271 EG 1106
Quick v. Taff-Ely B.C. [1985] 3 All ER 321
R. v. Burke (1990) 22 HLR 433 168R. v. London Rent Assessment Panel, ex parte
Trustees of Henry Smith's Charity (1988) 20 HLR 103 188Ravenseft Properties Ltd. v. Davstone (Holdings) Ltd. [1980]
QB 12 71Redspring v. Francis [1973]1 All ER 640 181Regis Property Co. Ltd. v. Dudley [1958] 3 All ER 491 50, 72Reohorn v. Barry Corporation [1956] 2 All ER 472 235Rimmer v. Liverpool City Council [1985] QB 1 39Robert Leonard Developments Ltd v. Wright (1994) NPC 49 25Robert Thackray's Estate v. Kaye (1989) 21 HLR 160 150Ross v. Collins [1964] 1 All ER 861 158Rugby School v. Tannahill [1935] 1 KB 87 136Rutherford v. Maurer [1961] 2 All ER 775 244Rye v. Rye [1962] 1 All ER 146 6,21
xx Table ofCases
106
33169
3251
172
54195168
10473
18125
2371573
92,107
235147
16, 1816, 124
5, 782,103
63
Sampson v. Hodson-Pressinger [1981]3 All ER 710Sampson v. Wilson (1994) EGCS 5Sanderson v. Berwick on Tweed Corporation (1884)
13 QBD 547Saner v. Bilton (1878) 7 Ch D 815Saunders v. Soper [1974]3 All ER 1025Scala House & District Property Co. Ltd. v. Forbes [1973]
3 All ER 308 95, 136Scottish Amicable Life Assurance Society v. Middleton Potts
& Co (1995) 1 EG 111Selous Street Properties Ltd. v. Oronel Fabrics Ltd .
(1984) 270 EG 643Sharpe v. Duke Street Securities (1987) 19 HLR 506Shaw v. Groom [1970]1 All ER 702Sheldon v. West Bromwich Corporation (1973)
117 SolJ 486Shortlands Investments Ltd. v. Cargill pIc (1995) 8 EG 163Siddiqui v. Rashid [1980] 3 All ER 784Singh v. Beggs (1996) 71 P&CR 120Skeet v, Powell-Sheddon [1988]40 EG 116Skipton Building Society v. Clayton (1993) 66 P&CR 223Smiley v. Townshend (1950) 1 All ER 530Smith's Lease, Re (1951) 1 All ER 346Smith v. Bradford Metropolitan Council (1982)
44P&CR171 104Smith v. Marrable (1843) 11 M & W 5 35Solomon v. Orwell [1954]1 All ER 874 135S. Northants D.C. v. Power [1987]3 All ER 831 212Southwark L.B.e. v. Ince (1989) 21 HLR 504 79Spat Holme v. Greater Manchester RAC [1996] 28 HLR 107 159Spencer's Case (1583) 5 Co Rep 16a 56,59, 101Spook Erection Ltd. v. British Railways Board (1988)
21 EG 73Spraggs v. Prentice (1950) 100 U 541Strand & Savoy Properties Ltd., Re [1960]2 All ER 327Strand Securities Ltd. v. Caswell [1965]1 All ER 820Street v. Mountford [1985] AC 809Sudbrook Trading Estate Ltd . v. Eggleton [1983]1 AC 444System Floors Ltd. v. Ruralpride [1995]1 EGLR 48
Tagro v. Cafane (1991) 2 All ER 235 41, 169
93,9724,26
14850
Table ofCases xxi
Tandon v. Spurgeon's Homes [1982]1 All ER 1086 196Targett v. Torfaen Borough Council (1992) 1 EG 275 39Taylor v, Courage (1993) 44 EG 116 225Tootal Clothing Ltd. v. Guinea Properties Ltd. (1992)
64 P&CR 452 26Torbett v. Faulkener [1952] 2 TLR 659 174Torrens v. Walker [1906]2 Ch 166 103Town investments Ltd. Underlease, Re [1954]1 All ER 585 107Trustees of Henry Smith's Charity v. AW.AD.A Trading &
Promotion Services Ltd. [1983]1 All ER 73 105Turner & Others v. L.B. Wandsworth (1994) 25 EG 148 235
United Dominions Trust Ltd. v. Shellpoint Trustees [1993]4 All ER 310 132
United Scientific Holdings v. Burnley Borough Council[1978] AC 904 82, 105
Van Haarlem v. Kasner [1992] 2 EGLR 59 138Vural Ltd. v. Security Archives [1990]60 P&CR 258 99
Wansbeck D.C. v. Marley [1988]20 HLR 247 216Ward v. Warnke (1990) 22 HLR 496 8, 10Warmington v, Miller [1973]2 All ER 372 24Warren v. Keen [1953]2 All ER 1116 49,50Webb v. Barnet L.B.C. [1989]11 EG 80 64, 109,226Welby v. Caswell (1995) 42 EG 134 249West Country Cleaners Ltd. v, Saly [1996]3 All ER 210 101Westminster City Council v. Clarke [1992]1 All ER 695 206White v. Bijou Mansions Ltd. [1938] Ch 351 124White v. Jones 26 HLR 477 174Whiteminster Estates v. Hodges Menswear (1974) 232 EG 715 93Wilson v. Flynn [1948] 2 All ER 40 107Wolff v. Waddington [1989]47 EG 148 151Woolworth (F.W.) & Co. Ltd. v. Charlwood Alliance
Properties Ltd. (1987) 282 EG 585Wright v. Macadam [1949]2 All ER 565Wright v. Mortimer (1996) 28 HLR 719Wycombe Health Authority v. Barnett (1982) 264 EG 619
xxii
Table of Statutes
Accommodation Agencies Act 1953 s.1Administration of Justice Act 1985 s.55Agricultural Holdings Act 1947 s.10Agricultural Holdings Act 1948Agricultural Holdings Act 1986
s.l (1)s.2s.2( 1)s.2(2)s.2(3)s.3s.5s.6s.12s.15s.22s.25s.26s.27s.31s.60s.67s.79s.80s.96Schedule 1Schedule 2Schedule 3Schedule 7Schedule 8
Agriculture (Maintenance, Repairs and Insurance ofFixed Equipment Regulations) 1973
Agricultural Tenancies Act 1995s.ls.1(2)s.1(3)s.1(4)
17289
244242
127,242244
243,244244243244243244245246246245246246247248250250250250
244,250245,246
246247249249
24515,250
250,251251
250,251251
Table of Statutes XXlll
s.2 2435.5 251s.6 251s.8 252s.8(2) 252s.9 251s.lO 2515.10(6) 251~ 12 251~ 13 251s.13(3) 251s.13(4) 251~ 1 5 252~ 16 252s.17 252s.20 252s.22 252s.23 252s.38 250s.38(4) 251
Allotments Acts 1922-50 252
Caravan Sites Act 1968Common Law Procedure Act 1852Consumer Credit Act 1974Conveyancing Act 1881, s.l 4(1)County Courts Act 1984, s.138Criminal Law Act 1977, s.6(1)
Defective Premises Act 1972s. ls.4
Environmental Protection Act 1990
Housing Act 1957, s.6Housing Act 1961, s.32Housing Act 1985
ss.20- 26s.21s.24s.79
14788, 131
87130
89, 130169
3938
38, 39,44-45,73
79
3535, 38
20577
213213
146, 206, 226
xxiv Table ofStatutes
s.79(3)s.79(4)s.80s.81s.83s.83Ass.87- 90s.89s.91s.92s.93s.94s.94(5)s.96ss.97- 101ss.102-103ss.104- 106s.113ss.118- 188s.189s.190s.193s.264s.265s.604Part IVPart VPart VIIPart XSchedule 1Schedule 2Schedule 3
Housing Act 1988s.l (l )s.1(3)s.3s.3(5)s.5(4)s.5(5)s.6s.7s.7(6)
205,217205206
150,206214,215
215212210210209209209209
77,208,210210211211212211
787878787878
205211
79215
207,211214
206,209126
146,150,193,206,226161206148162162
162, 163164164
s.8s.8( 1)s.8(3)s.8(5)s.8As.9s.9(3 )s.lOs.l2s.13s.13(2)s.14s.15( 1)s.15(2)s.15(3)s.15( 4)s.16s.17s.18s.19As.20s.20(4)s.21s.22(3)s.22(4)ss.24-26s.27s.27(4)s.27(5)s.27(6)s.27(7)s.27(8)s.28s.28(3)s.30s.34s.34(2)s.35s.37s.38s.39s.44
Table ofStatutes xxv
164164166164179
165, 171165164165162
162, 166162, 163
163164163163164165
157, 162166165166
166, 167166, 167166, 167
25333, 169
3333
169170169
33, 169170170
155,193155206161207156153
xxvi Table ofStatutes
5.1155.116Schedule 1Schedule 2
Housing Act 1996s.81s.835.845.855.865.88s.91s.96-104s.99s.100sOlOSs.107s.124-143 (Part V)s.125s.127s.1475.148ss.152-158s.153ss.159-174 (Part VI)5.219- 220Schedule 7Schedule 9
Land Charges Act 1925Land Charges Act 1972Land Compensation Act 1973Land Registration Act 1925
5.8(2)s.24s.70(1 )(g)s.70(1)(k)s.77
Land Registration Act 1986s.Is.3
Landlord & Tenant Act 1927
16136,40,43-44150, 151, 153
164, 171, 177-179, 194
187187188190191192190166167167
195, 199198208208208214179213213204211166
196, 199
11862, 118, 119, 120
239117124
57,6056, 102, 104, 119, 120, 124
119124119124124220
s.l7s.18(1)s.19(1 )s.19(2)s.19(3)
Landlord & Tenant Act 1954s.3sAs.lOs.14s.23s.23(1)s.23(2)s.24(1 )s.24(2)s.24As.24A(1)s.24A(3)s.25s.25(5)s.26s.26(2)s.26(6)s.27s.29(2)s.29(3)s.30s.30(1)s.30(2)s.31s.31(2)s.3IAs.32s.32(IA)s.33s.34s.34(3)s.35s.36(1 )s.36(2)s.37s.38
Table ofStatutes xxvii
23573
59,60,90 , 106,23898, 10996,108
193194194194
220,226,232221, 237
225227,230
227230230230
228,229,230,233,237230
228,230,23 1,237102230
227, 228230230
229,231,233234,235,236,237
236233237
231,233,236231231231232233
232,233233233238
227,238
xxviii Table ofStatutes
s.40(1 )s.40(2)s.41s.41As.42s.43(1 )(a)s.43(1 )(b)s.43(2)s.43(3)s.44s.47s.55s.57(3)s.64s.65s.69(1 )Part IPart II
Landlord & Tenant Act 1985s.4s.5s.7s.8s.l ls.l1 (1)s.11(3)s.11(6)s.12(2)s.17s.18s.19s.19(2A-2C)s.20s.20Bs.20Cs.21s.29s.30Aso30Bs.47
Landlord & Tenant Act 1987sl
229229225225225224224224224229239239224237227102
15, 19315,54,102,220,221
48,80,91,168,20820816835
42-44,134,208,21135-38,40,51,68
37513876
187187188187187187
187, 188188187187188189189
Table ofStatutes xxix
21128
189189189
189, 190190190190190190190
190, 191191191192192192192
36,44,189,191,192189
77, 1901911929191
25,53,57,58-61,63,92,10158
53,60,75,8153,6153,6053,6159,92
586159
2248762
15,54
s.2s.3sAs.5s.6s.7s.9s.lOs.lOAs.18s.24s.24As.25s.29s.31s.35s.38s.60Part IPart IIPart IIIPart IV
Landlord & Tenant Act 1988s.1(3)
Landlord & Tenant(Covenants) Act 1995s.5(2)s.17s.18s.19s.20s.22s.25s.28s.30(4)
Landlord & Tenant (Licensed Premises) Act 1990Law of Distress Amendment Act 1908 sA(A)
s.6Law of Property Act 1922Law of Property Act 1925
s.l (1)s.26 (3)
xxx Table ofStatutes
22,23,292223
73-7592, 129, 194
196196195195195195196196197
12823
12412412021
13, 24,48,55,117, 11924
57, 6098
58,5958,59, 101
90,10628, 74,95,130, 164,187,227,234
89, 130, 132, 133, 13562, 89, 131, 132, 133
132132
164,9, 15
12882
12913
1353, 4, 6,13, 17, 21, 24
98
s.31(1)sAOsA4(2)sA4(3)sA4(5)s.52s.54(2)s.62s.77s.84s.l41s.142s.144s.146s.l 46(2)s.146(4)s.146(5)( b)s.146(1O)s.149(3)s.149(6)s.150s.151(1)s.153s.153(1)s.196s.205
Law of Property Act 1969Law of Property (Miscellaneo us Provisions) Act 1989
s.2s.2(5)(a)s.2(8)
Lease hold Property [Re pairs] Act 1938Leasehold Reform Act 1967
s.1s.IAAs.2s.3sAsAAs.7ss.8-13ss.14- 16
Table of Statutes XXXI
s.16s.17s.18s.23s.28Schedule 3
Leasehold Reform Housing & Urban DevelopmentAct 1993s.I( 7)s.2s.3s.3(1)sAsA(4)s.5s.7s.8s. lOs.l1s.13s.15s.17s.23s.26s.32s.39sA7s.56s.57s.61s.121ss.69-75Schedule 6Schedule 12
Limitation Act 1980Schedule I Part I
Local Gov ernment & Housing Act 1989s.l 89Schedule 7Schedule 9Schedule 10
224196196196196196
197200200198
198, 199198198
198, 19919819919819919919920020019919920120120 1201201
76, 77201199201
6,14,17,7914
149, 193238
78193
xxxii Table ofStatutes
Mobile Homes Act 1983 147
Nationa l Health & Community Care Act 1990, s.60 153Notice to Quit (Prescribed Information) Regulations 1975 170
Perpetuities & Accumulations Act 1964, s.9(1)Prot ection from Eviction Act 1977
s.ls.1(2)s.I(3)s.1(3A)s.3s.3As.3(2B)s.3(2C)s.5s.5(l )s.5(IA)s.5(IB)s.6
Public Health Act 1936
Rent Act 1977s. ls.2s.5s.7s.9s.11s.12s.13s.22s.25s.51s.70s.77s.78s.98s.100ss.103--6s.106As.119
103
33169
32, 168, 169168, 169
170170171171
14,170,21427
127, 17017016979
126146,193,226
150149, 152, 185
153152152153153
148,206149159
156, 15816016088
171155156160
s.120s.122s.123s.124s.125s.127s.128Schedule 1Schedule 2Schedule 15
Rent (Agriculture) Act 1976Schedule 4
Table ofStatutes xxxiii
160160160160160161160157150
173-176, 180242,253
253
Secure Tenants of Local Housing Authorities (Right to Repair)Regulations 1994 210
Supreme Court Act 1981s.37 190s.38 131
xxxiv
Preface
The aim of this book is to give a sound basic knowledge of the law oflandlord and tenant, a subject which is included in many professionalcourses and which is essential to practitioners in property management. It is intended to be an introductory text for those going on tostudy the subject in depth , as well as providing a ready and easilyaccessible first reference for many of the problems likely to arise.
The first part of the book deals with the nature of a lease in thecontext of land law and the basic obligations of the parties to it. Itexamines the position on the disposition of a lease, the validity of alease against third part ies and how a contractual lease is terminated.It also includes a chapter on the conveyancing aspects of a lease inunregistered and registered title and a short form of model lease.
The second part examines the impact of statute on leases. Residential, business and agricultural leases arc all subject to detailed andcomplex legislation affecting one or more of security of tenure, termsand rent and control.
The second edition included recent cases of substantial import invarious areas of the basic law, notably on repairs, rent review, liabilityon covenants and the House of Lords decision on relief againstforfeiture under Law of Property Act 1925 s.146. It presented theopportunity to explore the ramifications of recent legislation such asthe Housing Act 1988, not to mention the implications of new legislation, notably the Leasehold Reform Housing and UrbanDevelopment Act 1993.
The third edition again explores new legislation and precedent. Togive a few examples of legislative change: the Agricultural TenanciesAct 1995 came into force on 1 September 1995 and introduced abrand new regime for such tenancies created on or after that date:the Landlord and Tenant (Covenants) Act 1995 makes radicalchanges to the continuing liability of original tenants under privity ofcontract from 1 January 1996: and the Housing Act 1996 makesimportant changes to the rights of residential tenants in the privateand public sectors.
M ARGAREf W ILKIE
G ODFREY COLE