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Rent Deposit Deeds – Trusts or Charge?

Nathan Mee Commercial Property Law Leicester

Nathan Mee, Commercial Property Team
Lawson West Solicitors, Leicester

As detailed in our previous article “Rent Deposit Deeds – What are they and do we need one?”, one of the details that a Rent Deposit Deed will set out is how the Landlord will hold the deposit.

There is no “one size fits all” when it comes to Rent Deposit Deeds and in fact there are a number of rent deposit structures available however, the two main routes, which are similar, are:-

  1. Deposit held on Trust; and

  2. Deposit held by Charge.

 

Held on Trust

Where the deposit is to be held on Trust, the Tenant will pay the deposit to the Landlord and the Landlord will become the legal owner of the deposit. The Tenant will retain a beneficial interest over the deposit.

The Landlord must place the deposit is a separate bank account from their other funds. However, the Landlord will be bound by the terms of the trust as detailed in the Rent Deposit Deed which will outline how and when the Landlord can deduct from the deposit and how and when the deposit is to be returned to the Tenant.

Deposit Held by Charge

There are two options in which the deposit can be by way of a charge, the first of which is the most common option.

1. Firstly, the deposit can be held by the Landlord but owned by the Tenant but the Tenant charges the deposit in favour of the Landlord. As with the deposit being held on Trust, the Landlord is to place the deposit in a separate account, but depending on the drafting the Rent Deposit Deed may specify the name on the account the Landlord places the funds in. The Tenant then creates what is called a fixed equitable charge in favour of the Landlord as security for performance of their obligations under the Lease.

Care must be taken when negotiating the wording of the charge and Rent Deposit Deed. The parties must again comply with the terms of the Rent Deposit Deed (for more information on Rent Deposit Deeds); and 

2. The second option with a charge rent deposit is that the Tenant retains the deposit and instead places it in a separate account at their own bank. The Tenant then places a fixed equitable charge over the deposit in favour of the Landlord though it is rather uncommon for Landlords to accept this structure.

 

Our Commercial Property Department at Lawson West can assist with the preparation (Landlord) and negotiation (Tenant) of Rent Deposit Deeds. Please contact Nathan Mee on 0116 212 1117 should you require any assistance. 

 

 

This article is a brief introduction into Rent Deposit Deeds and is not intended to be legal advice and cannot be relied upon or applied to any set of circumstances. For further guidance, please contact Lawson West Solicitors Limited.

Inheritance Act Claims – YOU STILL HAVE TIME

 

The Inheritance (Provision for Family and Dependants) Act 1975 (the “Act”) provides a clear timeframe for when a claim for ‘reasonable financial provision’ can be made. This timeframe can be found within Section 4 of the Act, whereby it states that a claim must be brought within 6 months of the date of the grant of probate.

If this date passes, Section 4 of the Act also states that provided you have received permission from the Court, a claim may still be brought after the limitation date.

When deciding on whether to grant such permission, the Court will consider various factors:

The Considerations of the Court

The Circumstances of the Claim

The Court will consider the circumstances surrounding the claim, and whether there had been any negotiations taking place within the 6-month limitation period. If negotiations were ongoing, the Court may consider granting permission. In addition to this, the Court will also require the reasons as to why the claim has been issued after the limitation date. If a good explanation can be provided, this may encourage the Court to grant permission.

Merits of the Claim

To put it simply, the Court will weigh up whether the claim for reasonable financial provision has a realistic prospect of success. If not, the Court is very unlikely to grant permission.

The Distribution of the Estate

A key factor the Court will consider is the extent to which the Estate has already been distributed. Whilst no distribution of the estate will not automatically lead to permission being granted, it may assist the Court as there is then a far smaller risk of prejudicing the existing beneficiaries.

 

The Claimant’s Other Options

Should the Court refuse permission, they will consider whether there are any other possible forms of redress available to the Claimant, such as a claim against a solicitor for failing to advise on the 6-month limitation period.

As well as the above, it is important to note the ruling in the case of Cowan v Foreman & Ors [2019] EWHC 349 (Fam), whereby it was ruled that only the Court can grant an extension to the limitation date. In this case, the parties agreed to an extension themselves, without seeking the explicit permission of the Court. Mr Justice Mostyn subsequently ruled these actions to be unlawful, and that parties should follow the rules as stated in the Act, and not seek to give away time that belongs to the Court. This position was dismissed, however, upon appeal, whereby the Court of Appeal ruled that written agreements such as standstill agreements did serve a useful purpose. This is further supported by the ruling in Bhusate v Patel [2019] EWHC470 (Ch).

Harry Mellors

Harry Mellors, Dispute Resolution team

Harry says:
“The 6-month limitation date exists to balance the rights of the existing beneficiaries and those that may wish to make a claim, and the Court takes this balancing act very seriously. As part of this balancing act, the Court appears to be willing to allow standstill agreements to be utilised, as long as the written agreement sets out the terms and duration of the agreement, with all relevant parties included.

It is critical that those considering making a claim are aware of the limitation date, and the options to extend this. If you require advice on a potential claim against an estate, do not hesitate to give our Dispute Resolution team a call to see how they can assist.”

 

If you are considering making a claim to contest a probate (maybe you believe you should have received part of an estate as a beneficiary and didn’t), or you wish to defend your role in the administration of a probate (you are an Executor on a deceased’s estate that is being challenged), then please Contact Us and our Dispute Resolution team is on hand to guide you through it.

 

 

Parenting Through Divorce: 4 Top Tips for discussing Divorce with your children

4 Top Tips for communicating with your children about a breakdown in your relationship: 

Divorce and children 4 steps

 

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Find out more about our Family Law Services here.

 

Next week is Good Divorce Week! – 29 Nov to 3 Dec – book now for FREE legal advice

Separation is an incredibly hard time for families. Situations like divorce and relationship breakdowns have been likened by experts to be akin in terms of emotions experienced to that of loss due to bereavement, and have even been ranked as one of the most stressful situations you could ever encounter. It is therefore of vital importance that there is someone who will actively listen to your needs as well as being able to guide you through the legal process right from the start in order to help you rebuild your life and resolve your current situation.

At Lawson West solicitors we understand how difficult going through a divorce is and how taking the first steps to obtaining advice can often be the hardest. To support #GoodDivorceWeek  the Family team at Lawson West solicitors are offering a free 30 minute consultation in respect of any initial enquiries relating to divorce during the week of 29 November to 3 December 2021.

free divorce

What to expect

During the appointment, you will obtain clear tailored legal advice in relation to your situation.

There are many common misconceptions in family law that people assume are true, especially if they are told the information by people that they were once in a relationship with, so it is vital that if anyone faces challenges in their personal life, that they do seek independent legal advice.

If you find yourself in this situation, or are contemplating making the first steps in obtaining advice for a divorce, please do not hesitate to contact the Family team. As a team, we will help guide you with compassion and understanding, to help you to achieve the result you seek.

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Charley Kelly Sarah Townsend, Solicitor Family Divorce

Charley Kelly
Family Law Solicitor

Sarah Townsend
Family Law Solicitor

Free Resolution leaflet

Furthermore, an invaluable resource from Resolution, and to mark #GoodDivorceWeek (29 November to 3 December 2021), Resolution is offering a free copy of their extremely helpful Parenting Through Separation Guide. To download your copy of Resolutions Parenting Through Separation Guide for free – simply click the link below :-

https://resolution.org.uk/publications-books/parenting-through-separation/