Websters Accountants - Property Accounting & Property Auditors

Archive for the ‘Legal’ Category

Tuesday, April 13th, 2010

What is a “fair” apportionment of service charges?

Another legal decision has been published in an article by Shoosmiths about the ‘fair’ apportionment of service charges between tenants in a new build development of residential flats.

The article concludes:

It is important that landlords and managing agents consult before setting service charge levels because in this case, the service charges amounted to more than 100% of the landlords costs.  This encouraged the tenants to seek a legal decision to vary their leases in order to adjust the apportionment between the leaseholders to a more “fair” share.

This decision should not be seen as a get out of jail card for landlords in getting the service charge percentages wrong, provided they all add up to 100%. Rather, it highlights the difficulties in calculating fair service charge proportions especially when dealing with premises of different sizes and in larger estates where different parts get the benefit of different services.

It is in no one’s interests that tenants should feel aggrieved by what they perceive as an unfair service charge, and in new developments in particular it should be possible to avoid this. An essential element of doing so is a robust analysis of the service charge as early as possible in the scheme.

Read the full article here.

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Thursday, March 25th, 2010

Tenancy Deposit Scheme - legal case outcome

Steven Wood of Coffin Mew solicitors has written an article about a recent court case regarding Landlord, Managing Agent and Tenant rights surrounding the Deposit Protection Services (DPS) and access to monies deposited with it.

He concludes,

Most landlords are now aware of the legal requirement to protect deposits taken in connection with shorthold tenancies. To date there has been little reported litigation under the provisions of Chapter 4 of the 2004 Act and this case is a useful benchmark of the courts’ attitude and interpretation of the Act. Crucially, it serves as a reminder that until such time as a deposit is properly protected the landlord is precluded from utilising the accelerated possession procedure set out in s.21 of the Housing Act 1988 and which is one of the main reasons why landlords choose to use shorthold tenancies. Perhaps less obvious though is the hidden cost for the landlord if it gets it wrong – the deposit in this case was relatively high at £2,700 but, even so, the cost of the legal proceedings will have far outstripped the amount of money at stake. The moral of this case is simple: ignore the deposit protection provisions at your peril.

Read the full article.

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Tuesday, January 19th, 2010

Commentary on the work of LVT

The Nearly Legal blog has a nice year end post about the volume and type of work undertaken by the Residential Property Services Tribunal or LVT

It compares firstly Service Charge s.27A applications with Enfranchisement applications and for the first time since 2006 there are more service charge applications (nearly 3000) than enfranchisements (just over 2000)

Francis Davey, the author, puts this down to

I would like to think that better publicity of the service charge jurisdiction has pushed s.27A applications higher, but that may also be due to increasing financial straights in which leaseholders find themselves and a concomitant reluctance to pay anything that is not strictly required.

His second chart relates to determinations about Fair Rent and Market Rents and the former vastly outstrips the latter by around two to one each year since 2006.

Nice summary, thanks Francis.

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Thursday, December 3rd, 2009

Ian Stubbs demystifies the Companies Act changes

THE SIMPLE FACTS ABOUT THE COMPANIES ACT 2006

Decisions taken by shareholders

Written resolutions no longer need to be signed by all the shareholders instead a simple majority of the eligible shares for ordinary resolutions or 75% for special resolutions.

Companies can choose to make more use of electronic methods and resolutions can be circulated by email or other electronic methods such as websites, with shareholders agreement.

Shareholders Meetings Streamlined

Private companies will no longer hold an annual general meeting although shareholders can demand a meeting if at least 10% (5% in certain circumstances) wish to. Shareholders still have the right to receive accounts.

Shareholder meetings for private companies can now all be on a 14 day notice period, unless different arrangements are specified in a company’s Articles.

Company Secretary

Private companies will not have to appoint a company secretary unless they choose to do so.

If they choose to do so they will have the same authority and responsibilities as now and will continue to be registered at Companies House.

Filing Directors Addresses

Directors will be required to file a service address on the public record at Companies House. This may for example be their company’s address, rather than their private home address.

A director’ private address will be held as protected information at Companies House.

Reduction of Share Capital

Private companies can now choose to reduce their capital by special resolution supported by a solvency statement by each of the directors.

Financial Assistance to purchase Private Company’s own shares

The statutory rule that companies cannot give financial assistance for the purchase of their own shares has been abolished for private companies.

Directors Conflicts of Interest

Directors have always had a duty to avoid a situation in which they have an interest which conflicts or may conflict with the company’s interests unless the matter has been duly authorised. At the moment only shareholders can authorise such a conflict of interest.

In future in the case of existing companies, it will be possible for those directors who do not have an interest in the matter to authorise it if this is specifically permitted by the company’s Articles.

Forming a Company from October 2009

The Memorandum of Association will become a historic document which will simply record the facts at the time of incorporation.

The Articles will set out the principles covering the way the company conducts business.

New companies registering under the 2006 Act will be able, if they wish, to take advantage of a new default model Articles of Association for private companies. These are set out in a clear language and reflect the way many small companies operate.

Existing companies can also choose to adopt these new Articles.

In future neither the Memorandum or the Articles do not have to state the objects of the company. This means that companies need not be restricted in what they do, but they can choose to be restricted if they wish.

Electronic Documents

Electronic communications, including emails and websites will in future need to include the company’s name, number, registered office and other particulars.

Accounting Arrangements form April 2008

The deadline for private companies to file annual accounts and reports will reduce from ten months to nine.

The exemption from preparing consolidated accounts by medium sized groups has been changed so as to apply now only to small groups.

Directors

All companies must have at least one actual person as a director and cannot just have companies acting as directors.

A new minimum age of 16 is set for directors. Existing underage directors will cease to be directors when the age criteria comes into force.

The Companies Act 2006 confirms current law in respect of the duties of directors.

A summary of these 10 things you need to know will be published tomorrow.

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Wednesday, October 21st, 2009

The Companies Act 2006 may have arrived

The final parts of the 2006 Companies Act bring changes of interest to landlords, managing agents and company secretaries of property management companies.  On 1 October 2009 the following changes will take effect:-
 
1.                   New forms must be used to notify Companies House of events occurring after 1 October 2009.
2.                   PROtected On-line Filing (PROOF) has been introduced at Companies House to prevent unauthorised and malicious filing of incorrect documents.
3.                   The private addresses of directors no longer need to be published at Companies House, although such information has to be available to regulatory authorities such as the police and Inland Revenue. Previously filed private addresses can be removed for a fee of £140.
4.                   In addition to the registered office, companies can nominate a Single Alternative Inspection Location, where registers can be kept for inspection.
5.                   New companies can now have a “Constitution” based on model articles, which are much simpler than the old “Table A”.  There are a number of simplifications available under the Constitution and therefore it is generally preferable for companies to make the transition.
6.                   In future, the Articles may be set up to permit the change of the company’s name, which will be a far simpler process than the previous requirement for a special resolution.
7.                   Redeemable preference shares no longer need special authority from the Articles.

This is necessarily a very brief review of the changes.  Please let us know if you would like further details or clarification about how they affect your business.

Ian Stubbs, Partner

Thursday, July 16th, 2009

Service charge provisions within leases

A nice article in the Liverpool Daily Post about the lease contract between landlord and tenant in mixed-use properties affecting service charge claims.

The question is whether tenants are able to rely on their lease provisions to force landlords into giving the best value for the services they are obliged to provide?

Best value is an ambiguous concept, particularly where the price paid for shared services may be negotiated several years at a time and may not rise and fall rapidly as market conditions vary.  But we like the suggestion that the best Landlords will always be BPF Lease Code compliant.

Thursday, April 16th, 2009

“He who pays the piper….”

The majority of commercial service charge leases are drafted on the basis that the service charge is paid in advance. There are thus large sums of money lying in service charge bank accounts, on which interest accrues throughout the year.

Read more…

Monday, April 6th, 2009

Legal: recovery of unpaid service charges

Property Week Law Report summarises a recent case between the Peabody Trust and Paddington Walk Management.  It clarifies the steps that managing agents have to undertake and the associated timeframes in order to recovery service charges.

The case highlights two points: first, the hurdles landlords and management companies face in recovering service charges and, second, why there are so many disputes in this respect.

Summing up: Paddington Walk Management v Governors of Peabody Trust

The trust disputed a claim of £160,000 for service charges by Paddington Walk because of late claims and a lack of consultation.

The county court held for the trust on the points of lateness and lack of consultation.

It said managing companies needed to comply strictly with the Landlord and Tenant Act 1985.

Service charge specialists for commercial and residential property

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