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Conveyancing:  SDLT rate changes come into force tomorrow – new rates summary from 1 July to 30 Sept

The government is extending the period of SDLT reduction for house sales which has been in place during the past months of the pandemic. From 1 July 2021, the Nil Rate Band which is currently a free allowance on the first £500,000 of a property purchase, will drop to a £250,000 allowance, but only for three months until 30 September 2021. Prior to the pandemic this nil rate band was £125,000.

The following rates apply between 1 July and 30 September:

SDLT tax changes 1 July 2021

 

For a full breakdown of SDLT charges, please refer to the government announcement here.

Use the government’s helpful SDLT calculator here.

What happens next?

On the 1 October 2021 the temporary rates of SDLT will revert back to the standard rates that were in place prior to 8 July 2020.

 

If you have any questions surrounding SDLT tax changes or conveyancing legal services in Leicestershire, please contact lmoore@lawson-west.co.uk. or Contact Us using our simple online enquiry form.

Property & Land: What is adverse possession?

 

Adverse possession, more commonly known as “squatters’ rights”, is term under which a person can acquire legal ownership of someone else’s property (usually land), by being in possession of the land for a set period of time. Whilst this can seem quite unfair, the process of adverse possession can ensure that there is certainty over the land, the title and ownership as a whole.

The rules for claiming adverse possession vary, based on whether the land in question is registered or unregistered. For registered land, a person must have occupied the land continuously for 10 years. For unregistered land, the minimum amount of time that the land will need to have been continuously occupied is 12 years.

You may remember the film “Hampstead” with Brendon Gleeson’s character, Donald Horner, based on the true story of the late Harry Hallowes, who occupied a piece of registered land for over 12 years and then became its rightful owner, stumping the interests and hopes of a developer on the part of the land Mr Hallowes occupied.

In order to make a successful adverse possession claim, a person must be able to show:

  1. That they have been in “factual possession” of the land for 10 or 12 years, as above. Factual possession displays the degree of control over the land – a person must have single and exclusive possession over the land. This is important as a person cannot be occupying the land alongside the registered proprietor, for example. It is equally important for physical control to be exercised over the land – this will vary depending on the circumstances, however fencing-off the land, for example, would usually be sufficient for the purposes of displaying physical control; and

  2. That they have the necessary intention to possess the land – the key element of this criteria is showing that a person is, and has been, treating the land as their own. For example, repairing the land, spending money on it, and building on the land would likely fulfil this criteria; and

  3. That they have been in possession of the land without the owner’s consent – possession cannot be adverse if a person has authority to be on and use the land.

Following this, if and when a successful claim has been made, a person with adverse possession can be added to the Land Registry title register.

For registered land:  provided that no one objects to the application for registration:

  • a person will be able to obtain possessory title over the land.

For unregistered land:

  • occasionally it is possible to gain title absolute when first registering the land, however it is usual for possessory title to be acquired in the first instance.

To upgrade ‘possessory title’ to ‘title absolute’, it is possible to apply to the Land Registry for an upgrade, however this will only be possible once the possessory title has been registered for 12 years, uninterrupted. The Land Registry will then assess whether the title can be upgraded; this is done on a case-by-case basis.

Lawson West has extensive experience in acting for parties in applying for adverse possession claims. For more information, please contact commercial property solicitor, Rebecca Beswick, on 0116 212 1021 or email rbeswick@lawson-west.co.uk.

Read more about the Lawson West Commercial Property team here.

 

 

Please note that this is a basic overview only and should not be construed or relied upon as advice. Lawson West Solicitors Limited accepts no duty of care to any third party in connection with this summary.

 

 

Employment Law – How to negotiate with your employer without Tribunal

At Lawson West, we recognise that experiencing problems during employment can be incredibly stressful. While some employees may feel comfortable taking their complaints straight to the Employment Tribunal, others may find the process intimidating, or they may prefer to move on from the ordeal as swiftly as possible.

Exit package negotiations

These employees may not realise that it is possible to resolve an employment dispute without issuing a claim to the Employment Tribunal. Rather, they could negotiate directly with their employer to see if it will be possible to reach an agreed ‘exit package’. In our experience, these kinds of negotiations work best when the employee has a legal foundation to their arguments in support of their exit package, and we would be more than happy to assist with providing this legal foundation.

Pre-litigation

We refer to this work as being ‘pre-litigation’. This means that it is work done before any claims are issued. The most common way for us to help the employee is to provide a letter to be sent to the employer, which will set out the reasons why it is in the employer’s interest to resolve any potential claims at an early stage, and we primarily achieve this by outlining the claims that could be brought by the employee if the negotiations are unsuccessful and the potential cost to the employer, both of defending the claims and in the event that the employee’s claims are successful and they are awarded compensation.

Remember, for a settlement to be achievable, it is usually necessary for there to be a potential claim that could be issued in the alternative to the negotiation, as this is the leverage that is used against the employer. The stronger the potential claim, the greater the likelihood that an agreement can be reached.

It is also important to remember that employers tend to be motivated by costs. It is therefore important for employees to be reasonable when approaching these kinds of negotiated agreements, and it is key that both sides are willing to compromise on their starting positions. A good starting point when considering what would be a reasonable figure to walk away with, is to look at statutory redundancy entitlement (the minimum an employer must pay to a redundant employee). To add to this, we could look at the employee’s contract to determine the value of their notice period and any benefits that would continue to apply during the notice period. Finally, we could consider the realistic value of the compensation that would be awarded if the potential claims were successful.

Extending the terms

In addition, because this is a negotiated agreement, it is possible to achieve greater flexibility in the terms of the agreement. For example, an employee could request an agreed reference, or they could ask for the benefit of a company car to be extended for a set period of time beyond their notice period. The value of these kinds of terms to the employee could be set off against the amount of money they are requesting to help facilitate a compromise.

It is important for the employee to be flexible and to understand that there are benefits to resolving a dispute at such an early stage, namely in terms of the stress, time, effort, and cost that goes into Employment Tribunal matters. If an employee is unwilling to compromise or would prefer the opportunity of issuing their claims to the Employment Tribunal and achieving justice through that means, this kind of early settlement may not be the most sensible way forward.

Time limitation to bring a claim – Limitation Date

While these negotiations are ongoing, it is very important to consider limitation. This is the time limit that applies to all employment claims, and if a claim is started after the limitation period has expired, an Employment Tribunal would be entitled to strike-out the claims for being out of time. If you are concerned about your limitation period, or if you do not know when your limitation period expires, please contact one of our employment lawyers for advice, as soon as possible, or use our helpful online calculator here.

If it does become necessary to issue a claim to the Employment Tribunal, it is important to remember that everything that is said during any negotiations is ‘without prejudice’. This means that, in most circumstances, it cannot be considered by the Employment Tribunal when they hear the claims. Rather, the information should stay strictly private between the employee, the employer, and their respective representatives.

 

If you are experiencing problems at work and would like to discuss the possibility of achieving a negotiated exit from your employment, please contact one of our employment lawyers who are available for a free, initial discussion. We can advise you accordingly and achieve the best possible outcome for your situation. 

Joseph Weston
Joe Weston, Employment
Lawson West Solicitors, Leicester

Tel: 0116 212 1000 or Contact Us, by completing our confidential online enquiry form. We want to hear from you. 

Negotiate the best Settlement Agreement – restrictive covenants, golden handshakes, references, calculation process etc.

A Settlement Agreement is a legally binding contract between employer and employee which usually brings the employer and employee relationship to a mutual end.

A Settlement Agreement can also be used where the employment is ongoing, but both parties want to settle a disagreement that has arisen.

For employers, a Settlement Agreement is a method of settling any potential claims that an employee may have against the employer and secures a ‘clean break’ for both employer and employee providing a practical and effective solution to the ending of a contract.

The Settlement Agreement is a legally binding document that employees will want to negotiate the terms of – to ensure you get the best outcome for your specific employment termination scenario.

On our website, you will find a series of helpful pages all about Settlement Agreements, as well as a 10-Step Guide to help you calculate your Settlement Agreement, you will also find useful terminology and explanations of terms used in a typical agreement document.

We set out below some of the important considerations. These include: 

What is a Settlement Agreement?

What is the Settlement Agreement process?

10-Step Guide for Employees Calculating Employment Settlement Agreements 

What to expect in a Settlement Agreement

Ex-Gratia Payments in Settlement Agreements

Implications of Restrictive Covenants

Obtaining an Employee Reference in Settlement Agreements

Employment Settlement Agreement Process as screenshot


It is always wise not to accept the first draft of a Settlement Agreement that an employer sends to you. Speak to one of our experienced employment solicitors who can advise you accordingly and achieve the best possible outcome for your situation. 

Sejal Patel
Sejal Patel, Employment Solicitor
Lawson West Solicitors, Leicester

Tel: 0116 212 1000 or Contact Us, by completing our confidential online enquiry form. We want to hear from you.