Termination of Tenancies for Tenant Default - Law Commission

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SUMMARY TERMINATION PROCEDURE 27 SPECIAL CASES 28 PART 3 - TENANT DEFAULT 30 INTRODUCTION 30 WHAT COMPRISES TENANT DEFAULT 30 The CP’s provisional proposals 30 Consultation 31 Reform recommendations 31 NO EXPRESS RESERVATION OF RIGHT TO TERMINATE NECESSARY 33 Pre-commencement tenancies 34 The CP’s provisional proposals 34 Consultation 34 Reform recommendations 35 Post-commencement tenancies 35 The CP’s provisional proposals 35 Consultation 35 Reform recommendations 36 SPECIAL CASES OF TENANT DEFAULT 38 Denial of the landlord’s title 38 The CP’s provisional proposals 38 Consultation 38 Reform recommendations 38 Non-payment of rent and other sums 39 The CP’s provisional proposals 39 Consultation 39 Reform recommendations 39 Assignment 40 The CP’s provisional proposals 40 2
Consultation 40 Reform recommendations 40 Severance 41 Current law 42 The CP’s provisional proposal 42 Consultation 43 Reform recommendations 43 Insolvency 43 The CP’s provisional proposals 44 Consultation 45 Reform recommendations 46 RESIDENTIAL TENANCIES: EXISTING STATUTORY PROTECTIONS 47 The CP’s provisional proposals 48 Consultation 48 Reform recommendations 49 DEALING WITH THE CURRENT LAW 50 Waiver 50 The CP’s provisional proposals 50 Consultation 50 Reform recommendations 51 Remedied breaches 51 The CP’s provisional proposals 52 Consultation 52 Reform recommendations 52 Exceptions under current law 53 The CP’s provisional proposals 53 Consultation 53 Reform recommendations 54 3
Page 1 and 2: The Law Commission (LAW COM No 303)
Page 3: THE LAW COMMISSION TERMINATION OF T
Page 7 and 8: Consultation 68 Reform recommendati
Page 9 and 10: (7) Any other matter 102 THE LEASEH
Page 11: Restrictions on using the summary t
Page 14 and 15: where appropriate using the various
Page 16 and 17: etains an equitable jurisdiction to
Page 18 and 19: of the law”. A number of leading
Page 20 and 21: procedure, the tenancy will not ter
Page 22 and 23: Part 6 examines the position of tho
Page 24 and 25: 2.7 When a tenancy is terminated un
Page 26 and 27: unless valid notices have been give
Page 28 and 29: Transfer order 2.30 Only a qualifyi
Page 30 and 31: 2.41 Where a landlord serves a summ
Page 32 and 33: PART 3 TENANT DEFAULT INTRODUCTION
Page 34 and 35: scheme by characterising the obliga
Page 36 and 37: to include such clauses and to allo
Page 38 and 39: perform their obligations under the
Page 40 and 41: SPECIAL CASES OF TENANT DEFAULT Den
Page 42 and 43: Assignment 3.51 Most tenancies cont
Page 44 and 45: the incoming tenant of the assigned
Page 46 and 47: often stipulate that a right to for
Page 48 and 49: insolvency process having the same
Page 50 and 51: 3.93 In addition, section 81 of the
Page 52 and 53: 1996 and Chapter 5 of the Commonhol
Page 54 and 55:
covenant is non-payment of rent, a
Page 56 and 57:
Reform recommendations 3.132 We rec
Page 58 and 59:
The CP’s provisional proposals 4.
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do so by delaying until the default
Page 62 and 63:
it is unlikely that a tenant would
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(4) give the date by which action m
Page 66 and 67:
Specify the time for remedial actio
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(3) must specify in respect of the
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agreement (subject to a maximum ext
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underlying principle that qualifyin
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all tenancies granted for seven or
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4.92 As we intend to retain the sam
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PART 5 MAKING A TERMINATION CLAIM (
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e set off against the cost of carry
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future liabilities under the terms
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(6) where a tenancy comes to an end
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5.43 During the period of the stay,
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described. During the consultation
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termination of a tenancy under the
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5.69 We recommend that the proceeds
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5.75 The First Report therefore rec
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making any order under the scheme t
Page 98 and 99:
5.93 The CP provisionally proposed
Page 100 and 101:
of the parties. 78 Proportionality
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past conduct of the parties. This m
Page 104 and 105:
(7) Any other matter 5.127 It would
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PART 6 QUALIFYING INTERESTS INTRODU
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1925 extends to lessees, under-less
Page 110 and 111:
according to the lease without any
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interchangeably by the courts, by s
Page 114 and 115:
entitled to use the scheme to prote
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(2) if not in occupation, a right w
Page 118 and 119:
property. The simplest means of ens
Page 120 and 121:
(1) What should the landlord be exp
Page 122 and 123:
claim with the court for service on
Page 124 and 125:
have to apply for relief, which, if
Page 126 and 127:
qualified covenant not to assign th
Page 128 and 129:
that it is both appropriate and pro
Page 130 and 131:
order unless the person who holds t
Page 132 and 133:
CP suggested, close down any potent
Page 134 and 135:
PART 7 SUMMARY TERMINATION PROCEDUR
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action rather than by physical re-e
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Paper was published. 22 It proposed
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7.28 It was hoped that this recomme
Page 142 and 143:
equirement for service of a notice
Page 144 and 145:
7.51 The final restriction was: It
Page 146 and 147:
in the sub-tenant being removed fro
Page 148 and 149:
termination claim, the summary term
Page 150 and 151:
7.71 The summary termination proced
Page 152 and 153:
Repairing covenants 7.79 The repair
Page 154 and 155:
7.88 We do not wish to discourage t
Page 156 and 157:
dispensation power will only be exe
Page 158 and 159:
to costs under the summary terminat
Page 160 and 161:
7.112 We recommend that: specifying
Page 162 and 163:
PART 8 LIST OF RECOMMENDATIONS PART
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8.13 We recommend that the Insolven
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(a) the day after the deadline spec
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(6) if the court dismisses an appli
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8.39 We recommend that, where a ten
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8.49 We recommend that: (1) where t
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(4) the default is a breach of cove
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APPENDIX A DRAFT LANDLORD AND TENAN
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ii Interpretation, etc. 28 Meaning
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2 178 Landlord and Tenant (Terminat
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4 180 Landlord and Tenant (Terminat
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6 (8) This section is subject to se
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8 13 Remedial order 184 Landlord an
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10 186 Landlord and Tenant (Termina
Page 190 and 191:
Page 192 and 193:
Page 194 and 195:
16 30 Meaning of “qualifying inte
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Page 198 and 199:
20 Preliminary 196 Landlord and Ten
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22 Proper address 198 Landlord and
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Page 204 and 205:
26 Settled Land Act 1925 (c. 18) 4
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Page 208 and 209:
Page 210 and 211:
32 Protection from Eviction Act 197
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34 Landlord and Tenant Act 1985 (c.
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Page 216 and 217:
38 (2) After that subsection, inser
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40 Settled Land Act 1925 (c. 18)—
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APPENDIX B EXPLANATORY NOTES TO THE
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landlord assigns the reversion, he
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33. For example, if a tenant defaul
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53. Subsection (5), although broadl
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If the court is satisfied of this,
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91. Subsection (4) mitigates the ef
Page 232 and 233:
108. Under the current law, forfeit
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126. Subsection (2) applies where t
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145. Subsection (1)(d) includes wit
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unless he or she obtains a court or
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person who is the tenant as a resul
Page 242 and 243:
termination notice (except where th
Page 244:
Robin Sinclair, Solicitor Slaughter
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