Burness

Edinburgh \ Glasgow

Presentation by Lionel Most 10 March 2011

Alienation

Burness

Edinburgh \ Glasgow

Burness

Edinburgh \ Glasgow

Alienation

• Nomenclature• Alienation• Assignation• Sub-letting• Licence• Franchisee• Shared Occupation

Burness

Edinburgh \ Glasgow

Alienation

• Stages of Consent• Common Law• Contracting out• No Consent needed• Absolute Prohibition• Consent not to be unreasonably withheld

Burness

Edinburgh \ Glasgow

Alienation

• Historical Background• The capricious landlord• Muir v Wilson• English background

Burness

Edinburgh \ Glasgow

Alienation

• Meaning• Reasons for refusal• Differences with England

Burness

Edinburgh \ Glasgow

Alienation

• The Renfrew District Council Case• Conditions

• Arrears• Additional review• Repairing clause• Review pattern

• English Authorities

Burness

Edinburgh \ Glasgow

Alienation

• Commercial Benefit

• Relationship of Landlord and Tenant

• International Drilling Fluids Limited v Louisville Investments (Uxbridge) Limited

• Bromley Park Gardens Estates Limited v Moss

• Damages

• Two basic things

• The assignee can pay and perform

• Unreasonable condition tantamount to a refusal

Burness

Edinburgh \ Glasgow

Alienation

• Lousanda & Co Limited v SE Lesser (Properties) Limited• Remedy available• Arising from the lease• Existing breach• Mutuality principle• Allied Dunbar Assurance plc v Superglass

Sections Limited

Burness

Edinburgh \ Glasgow

Alienation

• Burden of Proof• Iqbal v Thakrar

Burness

Edinburgh \ Glasgow

Alienation

• Inadequate covenant• Continvest v Dean Property Partnership• Landlord Protect Limited v Dolman• NCR Limited v River and Portfolio No.1

Limited

Burness

Edinburgh \ Glasgow

Alienation

• Follow the rule book• Scottish Tourist Board v Deanpark Limited

Burness

Edinburgh \ Glasgow

Alienation

• Alternative Motive• Change of use• Ashworths Fraser Limited v Gloucester City

Council• Competition with own business• Sport Offer Limited v Erewash Borough

Council• Sergeant v Macepark (Whittlebury) Limited

Burness

Edinburgh \ Glasgow

Alienation

• Rental Levels• Clinton Cards (Essex) Limited v Sun Alliance

& London Insurance

Burness

Edinburgh \ Glasgow

Alienation

• Alternative Remedies• Scotmore Development Limited v Anderton• Root of the contract• Recission• Standard Property Investment Limited v

Scottish Provident Limited

Burness

Edinburgh \ Glasgow

Alienation

• Sublease consent• Sears Properties Netherlands BV v Coal

Pension Properties Limited

Burness

Edinburgh \ Glasgow

Alienation

• Summing up

• Unreasonable conditions equivalent to refusal

• Unreasonable to refuse for commercial benefit

• Reason must arise out of lease

• Unreasonable where assignee can pay and perform

• Normal remedy is damages but some times recission

• Breach of use clause or prejudice of landlord’s business

• Landlord’s prevention of assignation of sub-let