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17 October 2024 | Half Day Property Seminar | Leeds

<!-- wp:paragraph --> <p>Join our property specialists at our half day property seminar for an afternoon of talks and networking at the <a href="https://www.google.com/maps/place/The+University+of+Law+-+Leeds/@53.7986878,-1.5492722,17z/data=!3m1!4b1!4m6!3m5!1s0x48795c1c43d77e67:0xaebb12f5c6663dd3!8m2!3d53.7986878!4d-1.5466973!16s%2Fg%2F11b7rtlzkx?entry=ttu&amp;g_ep=EgoyMDI0MTAwNS4yIKXMDSoASAFQAw%3D%3D" target="_blank" rel="noreferrer noopener">University of Law, 15-16 Park Row, Leeds, LS1 5HD</a>.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>Programme</strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>12:45-13:30 – Registration with Lunch</strong><br></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong><a href="https://www.parklaneplowden.co.uk/our-barristers/bryan-patterson-whitaker/" target="_blank" rel="noreferrer noopener">Bryan Patterson-Whitaker</a> </strong><br>Building Safety Act - <em>Remediation Contribution Orders – A Beginner’s Guide</em><br></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong><a href="https://www.parklaneplowden.co.uk/our-barristers/stuart-roberts/" target="_blank" rel="noreferrer noopener">Stuart Roberts</a> </strong><br>Landlord and Tenant - <em>The Renters Rights Bill – where do we stand?</em><br></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>14:30 - Break with Refreshments<br></strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong><a href="https://www.parklaneplowden.co.uk/our-barristers/dominic-crossley/" target="_blank" rel="noreferrer noopener">Dominic Crossley</a> </strong><br>Proprietary Estoppel - <em>What is the point of proprietary estoppel?</em><br></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong><a href="https://www.parklaneplowden.co.uk/our-barristers/robert-allen/" target="_blank" rel="noreferrer noopener">Robert Allen</a> <br></strong>Nuisance, Boundary, Adverse Possession - <em>Mine or my neighbours'? Securing boundaries by adverse possession</em><br></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>15:30 - Break with Refreshments<br></strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong><a href="https://www.parklaneplowden.co.uk/our-barristers/sean-kelly/" target="_blank" rel="noreferrer noopener">Sean Kelly</a> &amp; <a href="https://www.parklaneplowden.co.uk/our-barristers/cait-sweeney/" target="_blank" rel="noreferrer noopener">Cait Sweeney</a> <br></strong>Partnership (Property) Workshop - <em>Partnership property seminar and workshop</em><br></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>16:30 - Networking and drinks</strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>If you wish to attend this event, please contact our <a href="mailto:events@parklaneplowden.co.uk" target="_blank" rel="noreferrer noopener">events team</a>.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p></p> <!-- /wp:paragraph -->

Fraud Unravels All? Not Always…

<!-- wp:paragraph --> <p><strong>Bryan Patterson-Whitaker</strong> <strong>considers the Court of Appeal’s recent decision in</strong> <strong><em>Kevin Ralph William Riley &amp; Anor v National Westminster Bank Plc (NatWest) </em>[2024] EWCA Civ 833.</strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Mr and Mrs Riley were directors of Riley (Holdings) Limited (“RHL”). The company was involved with residential property development.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>In or about 2004, RHL acquired a site on the river Trent, the development of which was financed by NatWest, via a series of loans totalling £26.5m. In 2008, these facilities were replaced by an on-demand loan for £32m linked to LIBOR (“the LIBOR Loan”).</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Those familiar with the history of the NatWest / RBS Global Restructuring Group (“GRG”) will be aware that many thousands of UK businesses were allegedly pushed into the banks’ controversial “turnaround” division so that their assets could be seized.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>In the index case, RHL became insolvent, and the Rileys’ alleged that such insolvency had come about because of various fraudulent misrepresentations made by the bank. They said that the LIBOR Loan was made under the stated guise of trying to support and help their business, whereas the reality was that the bank had a strategy of exiting the relationship by disposing of RHL’s assets cheaply to one of its subsidiaries and, pending exit, profiteering from the relationship.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>At first instance in 2023, Freedman J granted NatWest reverse summary judgment on the Riley’s claims of fraudulent misrepresentation. The Judge decided that such claims had been compromised and released by a settlement deed (“the Settlement Deed”) in 2014 and that they had no real prospect of successfully establishing otherwise.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>It is worth noting that the Settlement Deed was drawn in very wide terms, releasing all and any claims, whether known or unknown, and encapsulating claims that the Rileys may or could have in the future against NatWest. By clause 7.2, the Rileys also undertook not to bring any proceedings whatsoever in connection with the released claims.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The <em>quid pro quo</em> for entering the Settlement Deed was a significant reduction in the Rileys’ indebtedness to the bank, arising from related personal guarantees.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The twist in the tale was that RHL was not a party to the Settlement Deed, with the company having been wound up, dissolved, and finally struck off the register of companies in 2015. Its assets, including any claims it may have been entitled to make, then passed to the Crown under the rules of <em>bona vacantia</em>.&nbsp;</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>In 2022, Mr Riley acquired the benefit of RHL’s own claims in misrepresentation from the Crown, and undertook to apply any funds recovered in accordance with the terms of its liquidation, for the benefit of its creditors.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>In the index proceedings, Mr Riley asserted that RHL was not a party to the Settlement Deed, and could not therefore be bound by it. Furthermore, he claimed not to hold his acquired claim in a personal capacity, but rather as a trustee on behalf of RHL’s creditors.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>In upholding the first instance decision, the Court of Appeal rejected the argument that because RHL’s claim had been acquired by assignment, or was said to be brought in a representative capacity, it was somehow immune from the terms of the Settlement Deed. Bean L J opined that <em>“the whole point of the Settlement Deed was that the Rileys would pay a significantly reduced sum, over an extended period, in full and final settlement of their personal liability to the bank and would not and could not reverse or in any way undermine the finality of that arrangement by themselves bringing any subsequent proceedings….” . </em>Whilst acknowledging that a third party acquiring the claims from RHL’s administrators may have been untroubled by the Settlement Deed, that was clearly not the facts of this case, which the Court agreed had no real prospect of success.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The Rileys arguments did not end there. They also asserted, amongst other matters, that the “equitable sharp practice” doctrine prevented the bank from relying on the Settlement Deed in relation to the fraud claims. They said that the bank had committed a fraud upon them, of which they had no knowledge. Their argument was that it was sharp practice for the bank to sit by whilst they entered into an agreement discharging its own liability. At first instance, it had been held that the Rileys had settled unknown claims, which extended to fraud, so there was no scope to find that the bank was guilty of sharp practice.&nbsp;</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>On appeal, the Rileys argued that a generally worded release should not preclude the victim from being able to pursue a claim in fraud, where facts are subsequently identified which enabled such a claim to be brought. &nbsp;In the index case, Bean LJ noted that the first instance judge had put the case in a nutshell when he said that allegations of deliberate wrongdoing formed the backdrop of the Settlement Deed. In the Court’s view, anything discovered subsequently added very little to the thrust of the case.&nbsp; The Court also observed that the index case had a striking similarity to the Court’s own binding decision in <em>Maranello Rosso Ltd v Lohomij BV and</em> Ors [2022] EWCA Civ 1667, which made clear that express words are not always, or even generally, required to release a claim in fraud. &nbsp;&nbsp;</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The Court of Appeal acknowledged that there were strong policy reasons why, when a party was an innocent victim of concealed fraud, which was not reasonably capable of being discovered before a settlement was reached, a generally worded release clause may not preclude the victim from pursuing a claim in fraud. Conversely, it was also noted that there were strong policy reasons for settlements to be upheld and that it was in the nature of wide-ranging settlement agreements, such as the one under discussion, for a party to give up a potential cause of action of which he was not aware. Furthermore, in the index case, the clear background to the Settlement Deed were allegations of fraudulent conduct. There was therefore no scope for the equitable sharp practice doctrine to be deployed and such a claim had no real prospect of success.&nbsp;</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The appeal was therefore dismissed, albeit it is understood the Rileys are seeking permission to appeal to the Supreme Court.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><span style="text-decoration: underline;">Learning Points</span></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Firstly, it would have been a safer prospect for Mr Riley to have acquired RHL’s rights in the name of a third-party entity, unconnected with the Settlement Deed (or at least assigned those rights on), before instigating proceedings.&nbsp;</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Secondly, lawyers often cite the phrase <em>“fraud unravels all” </em>indiscriminately<em>,</em> but as <em>Riley</em> clearly demonstrates, this is not always accurate. Where parties enter into wide ranging settlement agreements, for their own benefit, against a background of fraudulent allegations, they will very likely be held to their bargain, regardless of whether the “F-word” is used.</p> <!-- /wp:paragraph -->

Colizzi v Coulson and UK Insurance Ltd

<!-- wp:paragraph --> <p>Citation: [2024] EWHC 1956 (KB)</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Knowles J, Birmingham District Registry</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>Summary of the Facts</strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>In November 2015, the Claimant was struck by the First Defendants’ car as she was attempting to cross a road.&nbsp; The Claimant sustained severe injuries, including a traumatic brain injury.&nbsp; A preliminary hearing considered liability and causation.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The accident occurred about 25 metres from a roundabout.&nbsp; The Claimant was crossing from right to left in relation to the Defendant’s direction of travel.&nbsp; The Defendant was travelling away from the roundabout.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>To go across the road, the Claimant first needed to cross the other carriageway which consisted of two lanes of slow moving / stationary traffic which were queuing on the approach to the roundabout.  Traffic was moving freely away from the roundabout.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The Claimant was unable to give evidence as to the accident as a result of her injuries.&nbsp; The Defendant was unable to say little more than the accident happened before he had time to react.&nbsp; Interestingly, the key witness evidence was from the driver and passenger of a car waiting in the queuing traffic (boyfriend and girlfriend).&nbsp; The Claimant passed directly in front of their car before she was hit.&nbsp; The driver gave evidence for the First Defendant and the passenger for the Claimant.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>A key feature of the case was whether the Claimant paused at all before moving from the other carriageway into the Defendant’s carriageway.&nbsp; It was agreed between the Accident Reconstruction Experts (Dr. Andrew Ninham – Claimant and Mr. Stuart Blackwood – Defendant) that if the Claimant did not pause, then there was not sufficient time for the Defendant to react.&nbsp;</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>However, if the Claimant did pause, and sufficiently far out into the road to no longer be obscured by the queuing traffic, then there would have been time to react.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Accordingly, the case turned on such findings of fact.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>The Parties Cases:</strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>The Claimant’s case in short:</strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The Defendant failed to keep a proper lookout and did not see the Claimant in time to avoid the collision.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Had the Defendant driven at a lower speed (by reacting even to some degree), the severity of the Claimant’s injuries would have been significantly reduced.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>The Defendant’s case in short:</strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The Claimant did not pause after entering the road, making the collision unavoidable.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The visibility, conditions and the position of the Claimant made it impossible for the Defendant to react in time.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Even if the Defendant had slowed down, the Claimant’s injuries would not have been substantially reduced.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>Judge's Findings:</strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The Judge found discrepancies in both of the witnesses’ accounts. However, the driver witness’s account that the Claimant did not stop was preferred over the passenger witness’s account.&nbsp;</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The Defendant’s driving was not criticised in any way.&nbsp; He was paying attention and driving well within the speed limit.&nbsp; It was found that since the Claimant did not stop, then there was no time for the Defendant to react.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The Judge found that the driver witness was closer to the incident and had been watching throughout.&nbsp; The passenger witness had initially been looking at her phone and it was only when the driver witness drew her attention to the Claimant did she look up.&nbsp; The driver witness’s evidence had consistently been that the Claimant had not stopped (from the statement given to the Police immediately following the accident to oral evidence in court).</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>There were inconsistencies between the passenger witness’s police statement and her later statements.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Interestingly, the Judge found that if he were wrong to rely on the driver witness’s evidence, the Judge found that there was insufficient evidence in any case to find that the Claimant had paused in the road, and so the claim would have failed on the balance of probabilities.&nbsp; To prove her case, the Claimant needed to prove this point.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Further, the Judge found that if he were wrong on whether the Claimant had stopped at all, then he was further unable to make a finding that the Claimant had paused in a position which would have afforded the Defendant time to react.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The Judge found that, in any event, it would not be possible to accurately or reliably determine whether a slower speed would have altered the injuries, and if so, to what extent.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><strong>Conclusion:</strong></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>It follows that the case was dismissed.&nbsp;</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>This case highlights what is so often the case in RTA cases, and indeed in many personal injury cases, that witnesses’ evidence may differ, despite having been in a near identical position when viewing the same events. This is most starkly set out at paragraph 154 of the Judgment:</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><em>“Where this leaves me is with two witnesses who were literally sitting side by side witnessing the same incident, and who have then given different evidence on a central and crucial matter.”</em></p> <!-- /wp:paragraph -->

Fire and Rehire: The Current Law

<!-- wp:paragraph --> <p>The UK’s first Statutory Code of Practice<a href="#_ftn1" id="_ftnref1">[1]</a> on dismissal and re-engagement came into force on 18 July 2024, emphasising that the principle of ‘fire and rehire’ should only be used as a last resort. The new Labour Government has indicated an intention to replace this code with a strengthened code of practice to ban these practices entirely. It is expected that this provision will form part of the proposed Employment Rights Bill which is likely to come into force in 2025.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>“Dismissal and Re-engagement” occurs when employees do not agree to contractual changes proposed by their employer and the employer dismisses the employee, before either offering to re-engage them or offering to engage other employees, in substantively the same roles, to effect the changes.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The recent Code introduces an obligation for employers to take all reasonable steps to explore alternatives to dismissal and engage in consultation with a view to reaching an agreed outcome with employees.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Under the Code, employers should provide as detailed information regarding proposals as reasonably possible; consider any questions from employees; and engage in meaningful consultation. If there is the intention to opt for Dismissal and Re-engagement, employers should be clear about this to employees and re-examine their proposals before using this as a last resort. Employees should be re-engaged as soon as reasonably practicable and invited to provide feedback about the changes to reduce further conflict.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>The Code only applies where the prospect of dismissal and re-engagement of employees was raised with them before 18 July. However, it applies regardless of the number of employees affected and the reasons for seeking to change employees’ terms and conditions.</p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p>Whilst failing to follow the Code does not make an organisation liable to proceedings in itself, certain provisions subject employers to legal requirements. Employers should also be aware that it is admissible in evidence in proceedings before a court of tribunal and can result in a tribunal:</p> <!-- /wp:paragraph --><!-- wp:list --> <ul class="wp-block-list"><!-- wp:list-item --> <li>Increasing any award it makes by up to 25%, if the employer has unreasonably failed to comply with the Code; or</li> <!-- /wp:list-item --><!-- wp:list-item --> <li>Reducing any award by up to 25%, where it is the employee who has unreasonably failed to comply.<a id="_ftnref2" href="#_ftn2">[2]</a></li> <!-- /wp:list-item --></ul> <!-- /wp:list --><!-- wp:paragraph --> <p>Although employers should be aware of the newly introduced Code, it is essential to stay up to date with the new Labour Government’s plan. This is likely to restrict fire and rehire to especially limited circumstances, such as where the alternative is bankruptcy or mass redundancy…watch this space for further updates.</p> <!-- /wp:paragraph --><!-- wp:separator --> <hr class="wp-block-separator has-alpha-channel-opacity"/> <!-- /wp:separator --><!-- wp:paragraph --> <p><a id="_ftn1" href="#_ftnref1">[1]</a> <a href="https://assets.publishing.service.gov.uk/media/65d35c10423931826ab7b8a0/draft-statutory-code-of-practice-on-dismissal-and-re-engagement.pdf">https://assets.publishing.service.gov.uk/media/65d35c10423931826ab7b8a0/draft-statutory-code-of-practice-on-dismissal-and-re-engagement.pdf</a></p> <!-- /wp:paragraph --><!-- wp:paragraph --> <p><a href="#_ftnref2" id="_ftn2">[2]</a> S 207A 1992 Act</p> <!-- /wp:paragraph -->

Club Property Problems

<!-- wp:paragraph --> <p></p> <!-- /wp:paragraph --><!-- wp:list {"ordered":true} --> <ol class="wp-block-list"><!-- wp:list-item --> <li>Unincorporated associations (which include clubs and associations) are extremely varied and range from barristers’ chambers, which are commercial in nature, to party political associations and working mens clubs, which are directed towards improving the lives of their members and the larger community. No specific statute applies to unincorporated associations. The general law of trusts and property does.<br><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>Under English law a trust for a (non-charitable) purpose is void under the Rule Against Perpetuities. In particular, party-political purposes are not charitable. As a result, any gift of land or any other asset to an unincorporated association has to be made to (and will be construed by the Court as having been made to) the members for the time being of that unincorporated association and subject to its rules (see <em>Re Recher’s Will Trusts </em>[1972] Ch 526). Land has to be held by up to four trustees upon such trusts. The rules of an unincorporated association may restrict the right of members to occupy or make use of specific parts of the premises held on trust for them (such as separate changing rooms), but it would be very rare for such rules to restrict entirely the right of a member to use the premises. Accordingly, each member of an unincorporated association has a largely unrestricted right to occupy and make use of the premises of that unincorporated association.<br><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>This article deals with five practical issues affecting the ownership of club property, being as follows:<br> 1) Issues relating to joining and leaving<br> 2) Alienation<br> 3) Adverse possession<br> 4) Missing or deceased trustees<br> 5) Missing conveyances<br><br><span style="text-decoration: underline;">1) Issues relating to joining and leaving<br></span><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>The fact that the premises are held upon trust for the members of the unincorporated association for the time being means that (unless the rules state otherwise) no introduction payment is made when a member joins and no exit payment is made on departure.  No document has to executed in either case. Beneficial ownership is tied to the list of members. The adequacy is such a list is a problem for many clubs especially where the rules provide for automatic cessation of membership on non-payment of subscriptions.<br><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>An unincorporated association may decide that its premises should be held in a different way. This could be by way of a separate trust or a company. In either case, the decision has to be made as to whether each member of the unincorporated association is to have an equal interest in the separate trust or an equal shareholding in the company or whether there should be fixed interests in the separate trust and set shares in the company.  Fixed interests and set shares may create an “us” and “them” problem particularly where senior members have beneficial interests in the separate trust or shares but junior members do not. However, tying beneficial interests in the separate trust or share ownership to membership of the unincorporated association also carries with it problems as it is necessary to acquire such interests on joining and sign away such interests on cessation of membership. In practical terms, this can be difficult. In many unincorporated associations it is often assumed that the beneficial interest in premises held on a separate trust or shares in a company holding the same will be relinquished on cessation of membership. However, if this assumption is not set out expressly in the rules (or in the trust deed or the articles of association), this may cause disputes if the premises have to be sold. The issue should not be considered retrospectively when this occurs. I dealt with a case some years ago (<em>Faulkner v Bennett </em>[2011] EWHC 3702) where it was necessary to obtain the approval of the Court to enable shares in a company incorporated to hold premises used by an unincorporated association to be expropriated on cessation of membership even where it was accepted that share ownership was tied to membership. <br><br><span style="text-decoration: underline;">2) Alienation</span><br><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>Trustees of premises held upon trust for an unincorporated association often assume that they have a right to decide whether such premises are to be sold. This is not the case. Such trustees hold the premises upon trust for the members of the unincorporated association for the time being and subject to its rules. Invariably, rules provide that management is vested in the management committee and not the trustees. Accordingly, the trustees hold the premises at the direction of the management committee. In any event, as each member has a beneficial interest in the premises there is no power for the management committee, or the trustees or for a majority of the members to alienate the premises of the unincorporated association against the wishes of a “significant minority” of the members (see Ashton &amp; Reid, Second Edition, paragraph 8.5; <em>Murray v Johnstone </em>(1896) 23 R 981). “Significant minority” is not defined as this is case law. Each member is allowed to vote and “significant minority” is tied to voting rather than membership. I have always taken the view that 10 per cent of voting members is a “significant minority”.<br><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>As regards premises, “alienation” involves either a sale or the grant or a long lease or the grant of a tenancy subject to the provisions of Part II of the Landlord and Tenant Act 1954.<br><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>As the trust is now a trust of land, the trustees could apply to the Court for a direction as to whether the premises ought to be alienated under section 14 of the Trusts of Land and Appointment of Trustees Act 1996. There is no suggestion that the principle described above does not apply. However, the trustees might be able to persuade the Court that an alienation ought to be made against the wishes of a “significant minority” of the members in exceptional circumstances. Such exceptional circumstances might arise if the premises became dangerous or impossible to maintain.<br><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>Subject to the difficulty described above, the ability of the members of an unincorporated association to alienate premises is crucial because it prevents premises from becoming unused if not required. This is against the public interest and is the main reason for the Rule Against Perpetuities. Subject to any rules to the contrary, if the premises are alienated, the members can in theory merely divide the proceeds between them equally even if there is an underlying party political or moral purpose to the unincorporated association. <br><br><span style="text-decoration: underline;">3) Adverse possession<br></span><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>As the members of an unincorporated association are entitled to occupy at least the majority of its premises (by reason of their beneficial interest), there can be no question of members claiming adverse possession as against the trustees. Claims for adverse possession of other land which is not within the “paper” title of the trustees are problematic because the membership fluctuates from year to year. It is the members who are in possession and not the trustees. It is also far from clear who would make a claim for adverse possession. <br><br><span style="text-decoration: underline;">4) Missing or deceased trustees<br></span><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>Trustees of the premises of an unincorporated association are usually selected for long-service or status. In practical terms, this does not make sense because such persons are likely to die first or leave the area. As unincorporated associations continue to operate for decades without change, it is inevitable that situations will arise when some or all of the trustees have died or cannot be located.<br><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>Section 44 of the Trustee Act 1925 gives the Court the power to vest the property of an unincorporated association in new trustees where the Court has appointed new trustees or when it is “uncertain” as to who the trustees are.  In practice, the Court is reluctant to exercise this power where the same result can be obtained by other means. The identity of trustees cannot be uncertain merely because no efforts have been made to trace. Other means usually involve extensive research by the current officers or members of the unincorporated association. Where premises are conveyed to the unincorporated association (whether by gift or otherwise), it will usually be possible to identity the original trustees. There may be a minute which records this or articles in the local newspaper. The legal title is held on joint tenancy and survivorship applies. It will usually be possible (albeit difficult) to identify when each original trustee died and thereby identify the last original trustee to die or a surviving original trustee. The surviving trustee or (if dead) his or her personal representatives can use section 36 of the Trustee Act 1925 to appoint new trustees. If necessary, a chain of representation with grants of probate can be used.  Where there is no such chain, it may be possible to persuade a relative of the last trustee to die to take out a grant of letters of administration or for a member of the unincorporated association to take out a limited grant (a grant de bonis non) merely in relation to the premises. <br><br><span style="text-decoration: underline;">5) Missing conveyances<br></span><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>Compulsory registration of title commenced area by area in 1975 and only affected the whole country in 1990. Where premises are conveyed to the trustees of an unincorporated association, it would be rare for any necessary compulsory registration to be omitted. Even so, there are many situations where conveyances were made before 1990 and there has been no requirement to register since such time. Inevitably, pre-1990 conveyances are often lost particularly when the same are held by trustees who have died. More often than not, this problem is combined with the missing trustee problem described above.<br><br></li> <!-- /wp:list-item --><!-- wp:list-item --> <li>The position adopted by HM Land Registry on an application for first registration of premises held upon trust for an unincorporated association can be difficult to predict. It is necessary to provide evidence of the existence of the lost conveyance (whether by minutes or press articles or the like), and any documents necessary to perfect title but HM Land Registry is often overly concerned as to the possibility that there might be alternative claimants even where this is unlikely. A period of long-user by the unincorporated association might persuade HM Land Registry that potential alternative claims are to be ignored. If HM Land Registry is not prepared to grant first registration on the evidence tendered to it, it will be necessary to apply to the Court for a declaration that particular trustees hold the premises upon trust for the unincorporated association. HM Land Registry will then be obliged to give effect to such declaration.     </li> <!-- /wp:list-item --></ol> <!-- /wp:list -->