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Marathon Fundraising: Olu Modupe takes on the triple challenge

Olu Modupe, Head of IT Services and Communications at Lawson West Solicitors in Leicestershire, is running two marathons and a 10K race this autumn to raise important funds for Macmillan Cancer Support in memory of a close friend that his family lost to cancer earlier this year.

The first of the races was the Robin Hood Half Marathon in Nottingham. 

Robin Hood Half Marathon 21.1K

25 Sept 2022

London Marathon 42.2K (Virtual)

02 Oct 2022

Stilton Stumble 10K

16th Oct 2022

What would be a single daunting act of fundraising for most of us, is a triple effort for Olu and it hasn’t gone unnoticed that each race leaves little time for recovery in between.

That’s an amazing effort, well done to Olu. 

Olu Modupe

If you would like to find out more or help raise funds for this worthy charity, please visit this link:   https://www.gofundme.com/f/3-races-for-sarah

 

Lawson West Solicitors also sponsored the popular ‘Croft Canter’ a 10k Leicestershire race on Saturday 24th September. The race route uses public footpaths and bridleways through farmland in the local rural areas surrounding Croft Village in Leicestershire. More here: The Croft Canter 2022 – Saturday 24 September 2022 – Online entry via EventEntry 

 

Employers: Take care when calculating holiday pay ! New guidance…


Harper trust v Brazel

Calculating holiday pay has always been a challenge for employers but the recent case of Harper Trust v Brazel seems to create further complexities for employers that they will need to carefully consider

Background

Previously, the Advisory, Conciliation and Arbitration Service (ACAS) guidance provided a method by which the amount of paid holiday due for those working atypical hours could be calculated. This was done by multiplying the earnings of the employee by 12.07% which would then give the sum of holiday pay.

However, a ruling made has since been made by the Supreme Court in this case and it is a ruling that  may not be welcomed by all. The Court has ruled that employees who only work for parts of the year are entitled to 5.6 weeks of holiday pay. This is the same as employees who work all year round as per the Working Time Regulations.

 

Facts of the case

Ms Brazel worked as a music teacher for the Trust. She was employed on a permanent contract but only work during term times and so Ms Brazel was only paid for the hours which she taught.

Ms Brazel took her annual holiday in three blocks, one at the end of each term. Following the ACAS guidance at the time, the Trust multiplied the hours she worked by 12.07% and then multiplied that figure by her hourly rate of pay. That sum was then paid as holiday pay.

Ms Brazel argued that she should instead have had her holiday pay calculated by taking an average of her earnings over the previous 12 week period, which would have resulted in a higher amount of holiday pay than what she was originally being paid.

 

Judgment

The Supreme Court, Court of Appeal and the Employment Appeal Tribunal all held that the Ms Brazel was correct. It was held that the amount of leave that the employee was entitled to did not need to be pro-rated so that it was proportional to that of a full-time employee.

It was said that there is no requirement to avoid a ‘windfall’ for term-time only workers or to avoid full-time employees being treated less favourably than those who work part-year. The Court found that although this approach may give part-year workers a greater benefit than those who work the full year, it was not so preposterous to give grounds for a revision of the holiday pay calculation.

 

Impact on employers and organisations

This could have an impact on any employers and organisations that engage in zero-hour, term time or part year workers. i.e., workers on a permanent contract, but do not work the full year.

The judgment made by the Courts informs employers that they should not be using the ‘12.07% holiday pay’ calculations for employees who do not work the full year.

This now means that the holiday pay for those who do not work the full year will be proportionally higher than those who do work the full year

For example, an employee who works 20 weeks of the year and is paid £100 per week, will benefit from the sum of the full 5.6 weeks holiday entitlement, and will receive £560 as holiday, which is equivalent to 28% of annual pay. In contrast, an employee who works for 46.4 weeks of the year and earns £100 a week, takes the remaining 5.6 weeks, they would also receive £560 as holiday pay. Yet this is only equivalent to 12.07% of the annual pay.

Days Worked

Pay

Holiday Entitlement

Holiday Pay

% of
annual pay

20 weeks per year

£100 per week

5.6 weeks

£560

28%

46.4 weeks per year

£100 per week

5.6 weeks

£560

12.07%


What should employers and organisations do now?

Employers and organisations will now need to address these issues moving forward. It is important for them to review their current practice and procedure regarding holiday pay to ensure that they comply with the judgement.

Employers may also wish to perform an audit to establish which employees are on a permanent contract but only work for part of the year and so may be affected by the judgment. This will enable employers too address whether they have been paying the correct amounts of holiday pay.

Employers may want to consider moving away from employing those who work irregular house. They may wish to engage with those who are self-employed or work on a freelance basis if this is better suited for the business or organisation.

The decision made by the Supreme Court will no doubt leave a lot of room for questions. It is likely that further case law will arise in this area which should provide clarity on the unknown areas.

 

If you are an employer and need assistance with calculating the correct holiday pay for your employees then please contact Lawson West Solicitors. Contact Us.

Read the full case judgment here.

Landowners & Developers: What is a Conditional Contract?


What is a Conditional Contract?

A conditional contract binds a Developer to purchase Land from the Landowner once certain conditions have been satisfied within an agreed time period. The most common conditions imposed on Developers are for certain planning applications to have been granted over the land subject to the contract, and we have assumed that is the case for this article, but conditions could be anything such as satisfactory environmental reports or a tenant leaving.  This allows the Developer to spend time and money on obtaining planning permission safe in the knowledge the land will be theirs once planning permission has been obtained and Landowners know that the land will be sold once that has happened. Simple? Well, yes, but as always, the devil is in the detail and there are lots of points that need to be considered.

The specified time period is known as the ‘conditional period’ and can be extended if there is a pending planning application or appeal in progress at the end of the agreed conditional period.

What is a long-stop date?

As there are many ways in which the conditional period can be extended, it is common for conditional contracts to include a ‘longstop date’ – which is an agreed date where the contract will be terminated, to avoid the conditional period running for an indefinite amount of time. 

Things to consider when negotiating a Conditional Contract

It is vital for both the Landowner and the Developer that the conditional contract clearly covers everything that it needs to. A few of the key things to consider when negotiating a conditional contract are:

 

  1. The level of planning required for the condition to become satisfied

    • The Landowner and Developer must decide whether the condition(s) will be satisfied with the grant of an outline planning permission, or whether the condition will only become satisfied once there has been a grant of a “detailed planning permission”.

    • A Developer usually will want the planning permission to be satisfactory but what does that mean to the Developer? These requirements should be included in the contract, so a Developer is not obliged to buy the property with an unsatisfactory planning permission. However, a Landowner will not want the Developer to pull-out for a spurious reason so both parties’ lawyers must find a balance when drafting the agreement.

    • Are there any other conditions that a Developer wants satisfying before they are compelled to buy the land e.g., acquiring access rights, environmental issues etc.?

Developers generally seek to ensure that the planning permission(s) are detailed before they are legally compelled to purchase the Land.

 

  1. Appeals

    • Will a Developer have to appeal a refusal? Will they have the right to appeal? These issues need to be agreed and included in the contract to provide the parties with certainty.

    • Appeals will not only affect the time-period of the application (meaning that the conditional period may need to be extended), but they also may lead to the Landowner or Developer being required to enter into further obligations in order to obtain the Local Authority’s consent to the planning application(s).

    • Third parties can also appeal a planning application up to 6 weeks after the grant of the planning permission. Appeals that are successful will render the planning permission void, and it is therefore imperative that provisions are included within a conditional contract to cover this risk. There have been cases where parties have been obliged to complete a purchase even though the planning permission has been quashed following a third-party appeal.

 

  1. Planning Application Obligations

    • Landowner’s will understandably want a level of input into, and oversight of, the planning application, but a Developer may not be comfortable with this.

    • Parties should also agree on exactly what each parties’ obligations shall be, in relation to any planning applications submitted whilst the contract is active.

    • The Local Authority may only grant planning permission over the Land subject to the Landowner entering into a Section 106 Agreement with them. Developer’s will therefore look to ensure that provisions are included within the conditional contract, to ensure that the Landowner enters into the relevant planning agreements, so that they can ultimately obtain the relevant planning permission(s).

 

  1. Consider the circumstances in which the contract can be rescinded

  • There will often be certain scenarios in which the Landowner or Developer would prefer to not proceed with the transaction, and it is therefore imperative that the relevant provisions are included in the contract. For example, if the long stop date has expired or if satisfactory planning has not been obtained.

  • The contract should allow for this and deal with ancillary issues such as copyright in the plans and what happens to any deposit paid on exchange.

Once all of the condition(s) have been satisfied, or the Developer has waived the conditions and decided to proceed to completion, they must purchase the Land by the date set out in the contract or be in breach of contract. Therefore, it is vital that the Developer has their funding in place well in advance of the completion date to prevent a breach of contract from occurring and should have finances in place before exchanging contracts. The purchase price itself can be a fixed price or determined using a formula in the contract, for example by reference to the market value of the property with planning permission.

Key Points

It is important to understand that there is no such thing as a ‘standard Conditional Contract’. It all depends on the specific transaction and parties’ requirements. A good contract will clearly set out when a Developer must buy the property, what the parties must do during the conditional period and what happens if the agreement is terminated.

Parties entering into Conditional Contracts must also consider the tax implications of entering into the Contract.

Contact Us here for more information or assistance

Dylan Mann
Dylan Mann, Commercial Property
Lawson West Solicitors, Leicester

Our Commercial Team is highly experienced in advising on Conditional Contracts and is able to work closely alongside fellow professionals, in order to structure the Contract in a manner that best suits your needs. If you are considering entering into a Conditional Contract, do not hesitate to get in contact with our Commercial Team today. Contact Us.

 

Commercial team

This article 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.

 

Will Liz Truss slash Stamp Duty?

Will Liz Truss slash Stamp Duty?

On Friday 23rd September 2022 the Chancellor of the Exchequer, Kwasi Kwarteng, along with Prime Minister Liz Truss, is to reveal an emergency budget to help the UK deal with the cost-of-living crisis we are currently facing.

Stamp Duty – Latest Update:

As reported by The Times newspaper this morning (21 Sept), it is believed that the budget could slash the Stamp Duty Land Tax payable when purchasing property. If this belief is correct, it will be the third cut on Stamp Duty since the start of the decade, following the Covid-19 reliefs provided by Rishi Sunak back in July 2020 and July 2021.

The Covid-19 reliefs did only affect residential properties and it is not yet known to what extent, if any, Mr Kwarteng will roll out the tax cuts and whether any cuts would also affect non-residential properties. It is, however, likely that any cuts will be time limited which may cause a short surge of property transactions as people try to benefit from the announcement.

Current Stamp Duty rates

Residential Property Rates:

Property of lease premium transfer value

SDLT rate*

Up to £125,000

Zero

£125,001 – £250,000

2%

£250,001 to £925,000

5%

£925,001 – £1.5m

10%

£1.5m +

12%

*N.B. the rates do differ for first-time buyers, leasehold purchases and additional properties

Non-residential Property Rates:

Property of lease premium transfer value

SDLT rate*

Up to £150,000

Zero

£150,001 – £250,000

2%

£250,000 +

5%

*N.B. the rates do differ for leasehold purchases

Summary

More will become apparent as the week progresses, and once we have the full details of Mr Kwarteng’s emergency budget we will provide an update on any cuts to Stamp Duty that are made.

Our Commercial Property and Residential Property teams are always at hand to deal with your concerns so please do contact us if you have any queries.

Nathan Mee
Nathan Mee, Commercial Property & Business Law