Macmillan Law Masters

Landlord and Tenant Law

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

703

602

501

400

399

298

197

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