Returning to work – key considerations for employers

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Employers and employees alike will be well aware that on 19 July 2021 the government lifted its instruction that people should work from home.

If you are an employer, you might now be considering how best to formulate your return to work strategy or even putting it into action. However far along in this process you are, it is inevitable that you will be questioning the safest strategy for your business, employees and customers.

Two of the most frequently asked questions raised by both employees and employers are:

  • Can an employee refuse to return to the workplace?
  • Can an employer enforce a testing/vaccination policy?

This article will address how employers can best interpret the current government guidance (in conjunction with their statutory duties) and the takeaway points from recent Employment Tribunal decisions in this area.

An employer’s duties

Under the Health and Safety at Work etc Act 1974 employers have a statutory duty to provide a safe place of work and are obliged to take all “reasonably practicable” steps to ensure the safety of their workforce. Employers will also owe a duty of care to third parties, such as those visiting their premises.

In order to fulfil these duties in the context of the pandemic, employers should carry out thorough risk assessments to identify and address any risks and generally take steps to keep the workplace safe (such as the continued use of hand sanitisers, distancing measures and regular cleaning). They should also continue to follow any government guidance (as updated from time to time).

By communicating to employees that appropriate measures have been taken to create a COVID-secure workplace (and engaging with them), cautious employees are more likely to feel comfortable about their return.

An employee who refuses to return

An employee’s implied duties include “being ready and willing to work” and accepting “reasonable instructions”. If an employer has created a COVID-secure workplace, they can reasonably expect their employees to return; indeed, employers who have conducted a thorough risk assessment and put appropriate safeguards in place will be better placed to insist that staff return.

We would suggest in any event that employers review and update their attendance and absence policies so that employees know what is expected of them and the consequences of non-compliance.

Dealing with employees who refuse to return is a tricky problem to grapple with. Refusals should be dealt with on a case-by-case basis and in particular, employers should communicate with any employee who is refusing to return to understand the reasons for their refusal. If, for example, it is due to an underlying illness or a medical condition of a close relative, insisting they return (or disciplining them if they do not) could give rise to a claim.

Where an employer believes it is appropriate for them to insist that an employee returns to work and the employee continues to resist, it would be prudent for the employer to consider all options (such as unpaid leave or flexible working arrangements) in the first instance. If alternative options are not acceptable to the employee or are not possible for the employer and in the absence of any mitigating circumstances, a refusal to co-operate with the return to work strategy could be dealt with under the company’s disciplinary procedures.

However, the decision to enter into a disciplinary procedure should not be taken lightly and an employer should always be aware of any additional legal protection which may be afforded to the employee, such as those associated with a whistleblowing disclosure.

Where an employee is viewed as disabled in the context of the Equality Act 2010 an employer is further obligated to make reasonable adjustments to enable the employee to fulfil their duties despite their disability. Failure to do so could result in a discrimination and/or a constructive unfair dismissal claim against the employer.

Testing and vaccinations

Employers may ask their staff to be tested for COVID-19 on the basis they are considering the health and safety of other employees, customers and so on. If an employee unreasonably refuses to take a test, their employer could take disciplinary action.

Vaccinations are however, a different matter and it will not generally be possible to insist that staff receive a COVID-19 vaccination, especially if there are health or religious reasons behind their refusal. There are some exceptions to this but typically these will apply in the health care sector only.

If an employer collects health data (such as test results and whether somebody has been vaccinated) they should remember that such data is afforded enhanced protection under data protection laws. Employers should ensure that their data privacy notice confirms that such data is collected and explains how it will be used.

Employment Tribunal outcomes so far

Recent decisions delivered by the Employment Tribunal have made it clear that every case is fact-sensitive and instances of an employee’s refusal to return to the workplace cannot necessarily all be handled in the same way.

Pivotal facts considered by the Employment Tribunal in finding for the employer in Rodgers v Leeds Laser Cutting included the employee’s conduct and the efforts taken by him to self-isolate and protect himself against the transmission and threat of COVID-19 (in addition to the measures put in place by the employer to create a safe workplace) when determining whether he had a genuine belief that returning to work posed health and safety concerns. However, if he had shown a genuine belief, query whether the outcome would have been different. In Accattatis v Fortuna Group (London) Ltd the Employment Tribunal’s decision (again finding for the employer) was guided by the employee’s unwillingness to accept his employer’s offer of unpaid leave in order to avoid the workplace.

A common theme in both cases (identified by the Employment Tribunal) was the lengths taken by the parties to mitigate the health and safety risks posed by COVID-19.

Nina is a Legal Executive in our Employment team.

Disclaimer

This note reflects our opinion and views as of 29 July 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

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Much Ado About Service Charges

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A recent case (Criterion Buildings Ltd v McKinsey and Co Inc [2021] EWHC 216 (Ch)) has clarified the proper approach to the calculation of service charges in relation to commercial premises. In particular, the apportionment of the service charge between the tenants and the demands for sinking fund contributions was considered.

Apportionment

The issues

Under the terms of the lease, the tenant covenanted to pay a “due proportion” of the total costs of the services and expenses. “Due proportion” was defined as “a fair proportion to be determined by the landlord or the landlord’s surveyors, taking into account the use made of and the benefit received from the services and expenses”.

The tenant argued that the “due proportion” charged by the landlord was not “fair”. The apportionment was based upon the internal floor areas of each lettable unit save for a theatre, in respect of which an 80% discount was applied. This reflected the more limited use of the space demised because, although the theatre was laid out over four levels, most of this was the auditorium and stage area, which were only fully occupied at the bottom level.

Accordingly, the theatre discount increased the burden on the other tenants beyond the proportions that would be produced by using the actual floor areas demised.

The judgment

The judge determined that, whilst the landlord bears the legal burden, the evidential burden was on the tenant to prove that the service charge had been apportioned in an unreasonable manner.

The judge further found that the landlord was entitled to make a subjective (albeit rational) decision as to the division of the service charge. It was not for the court to determine. The landlord could be trusted to make such a decision in this case as it had “no axe to grind”. That is to say, it did not make a financial difference to the landlord as to how the service charge was divided.

Sinking Fund

The tenant failed on the other points it raised relating to set-off, costs relating to a goods lift and a dispute about the sinking fund.

The Issues

In relation to the sinking fund, the lease provided that the landlord shall be entitled to include in the service charge an amount which the landlord reasonably determined was appropriate to build up and maintain a sinking fund and a reserve fund.

The tenant claimed that the landlord had failed to identify the accumulating liabilities and what would be proper for the tenant to contribute, bearing in mind its interest under the lease. As a result, it argued that it did not have to pay.

Further to this, the tenant also claimed that the landlord could not make demands for the tenant to pay into the sinking or reserve fund in the same year as the expenditure took place.

The judgment

The judge stated that there was no requirement for the landlord to give details of how the contributions required for a sinking fund or a reserve fund have been calculated; it simply had to state the amount.

Similarly, the judge found nothing in the terms of the lease which prevented the landlord from making demands for the tenant to pay into the sinking/reserve fund in the same year as the expenditure took place.

Conclusion

This is a favourable judgement for landlords because, in cases where the apportionment of the service charge has no direct bearing on the landlord, they are entitled to apportion the service charge subjectively. However, it is a salutary reminder to tenants to always make enquiries as to the apportionment of the service charge prior to entering into a new lease or taking an assignment of an existing lease.

The Chancery Lane Project – Lawyers taking direct action over climate change

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Forsters are supporting The Chancery Lane Project – a pro bono collective effort by lawyers to develop new drafting for contracts and laws to help fight climate change.

The Chancery Lane Project is an organisation which is driving direct action in respect of climate change by coming up with standard form green clauses in legal contracts. The rationale being that contracts underpin economic relationships and the inclusion of green clauses will have a more immediate effect than related climate change legislation, which can take a long time to enact.

In commercial transactions the starting point for any negotiation is influenced by custom. If greener clauses become more familiar and we talk about those with our clients, then together we can help create new market norms. Many of our clients have internal climate conscious or carbon reduction policies and environmental risk is increasingly influencing investment decisions, so it makes sense on many levels to tackle this issue.

Real estate – greener drafting?

A lease or development agreement that is completed today may be in place for years to come. Both the embodied carbon and the operational carbon emissions associated with that property can be significantly influenced by the original contracts.

Members of the Forsters Commercial Real Estate team have worked as part of the Chancery Lane Project on various collaborative cross-firm efforts.

This includes:

  • The drafting of model clauses concerned with encouraging sustainable and circular economy principles in carrying out repairs and alterations under leases. These clauses are designed to encourage landlords and tenants alike to reuse existing materials or to use recycled, reclaimed or sustainable materials in carrying out alterations or repair works. The model clauses will also help landlords and tenants to consider the lifespan of a product, design or construction, reducing the amount of waste going to landfill and reliance on natural resources.
  • The drafting of model service charge clauses. It is usually difficult for landlords to recoup the cost of making environmental improvements to a building through the service charge (as service charge costs do not usually extend to improvements unless an item requires renewal as it is beyond economic repair) and this prevents landlords from making their buildings more energy efficient. The model clauses are intended to enable landlords to include improvement of the environmental performance of a building in the service charge costs (where such works are not necessarily required) in a move towards net zero emissions.
  • The provisions also encourage landlords to use sustainable procurement in providing services, promote the use of reused, recycled and reclaimed materials, and enable landlords to install renewable energy solutions and metering to track energy consumption. The clauses will also help landlords to implement a strategy to reduce reliance on natural resources and the amount of waste going to landfill, and encourage co-operation between landlords and tenants to maximise energy efficiency of buildings.
  • Attending the Chancery Lane Project’s “Real Estate: Built Environment” event series to collaborate on developing clauses that support the built environment’s transition to net zero emissions. The clauses discussed fell under the following principle themes: investment (commercial and residential), development and lending.

Action achieved so far

In the first year of the project a total of 5,000 pro bono hours have been donated (worth about one and a half million pounds in fees) and 115 organisations have been involved across 60 countries.

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Our Sustainability Hub

Our sustainability hub brings together the team’s insights and legal expertise on a broad range of environmental matters that affect our clients’ business and personal affairs. This is a rapidly evolving and wide-ranging area of law and we will continue to share our insights about related legal developments on this hub.

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What is divorce mediation? Jo Edwards explains all in Spear’s Magazine

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Head of Family, Jo Edwards, answers the most common questions about divorce mediation in an interview with Spear’s. Jo explains the process of divorce mediation and how it can help families avoid contention.

The article, entitled ‘What is divorce mediation‘, was first published in Spear’s on 23 July 2021 and can be read in full below.

Innovative dispute resolution is an integral part of Jo’s practice and many HNW clients instruct Jo as a mediator in an attempt to find a tailored solution away from the glare of media attention that court proceedings can bring.

Jo is recognised as an industry leader in Family Mediation as demonstrated by her inclusion in the ‘Spotlight Table’ of the Family/Matrimonial: Mediators list of the latest Chambers HNW Guide.


Family law can involve sensitive issues such as relationship breakdown and children, so the courts are not necessarily the best place to resolve them. Divorce mediation, therefore, is designed to help families come to an amicable agreement outside of the justice system. Forsters’ Jo Edwards explains why the process helps families avoid contention.

What is divorce mediation?

Mediation involves a divorcing couple appointing a third party (a mediator) to intervene in a dispute in order to try and resolve it outside of court. They are seeking to avoid litigation – the process of taking legal action. The issues discussed could be anything that arises from a relationship breakdown, including shared finances and children.

Divorce mediation is a voluntary process – it cannot be ordered by the court (although the court can suggest that a couple explore mediation). It is also, crucially, a confidential and privileged process, says Forsters solicitor Jo Edwards.

‘The couple is effectively coming into a safe space,’ she says. ‘Even if court proceedings are going on in the background and the couple are wary of sharing their hand, thinking [their spouse’s] solicitor is going to rely on this… I can say to them, no, this isn’t up for discussion in solicitor correspondence or in court.’

The ‘safe space’ allows couples to brainstorm solutions to their disputes without fear that anything they say will be held against them in legal proceedings, which in turn allows them to come to agreements that they might not have otherwise been able to.

For example, Edwards is currently conducting mediation with a couple who are having difficulties over children arrangements. There’s litigation ongoing, but through mediation they are exploring the possibility of international relocation.

‘Had they just carried on in litigation, I don’t think that would ever have been explored. In mediation they can be a bit more creative and look at different avenues, knowing that if those avenues come to nothing, they’re not going to be hit with that in the court process.’

The first benefit of mediation is that it provides couples with the freedom and autonomy to be creative in finding solutions, and therefore often yields better outcomes than the court process.

With divorce mediation, you can also ‘road test’ arrangements. For example, if a couple is thinking about having alternative weekends with their child after divorce, or trying to figure out what interim maintenance payments are appropriate, they can try it out before committing to anything.

‘Court is quite a blunt tool,’ says Edwards. ‘A judgment is imposed and that’s it. Through mediation I can say to couples, why don’t you go away for a month and see how this goes on the ground, and then come back to me? And if we need to tweak it, we can tweak it.’

Some people worry that they are legally unsupported through the mediation process, but this is not the case. Lawyer-inclusive mediation is becoming a lot more prevalent, and even if solicitors aren’t physically present, Edwards will always stop her clients and let them know whether they should seek legal advice on a particular point. Plus, crucially, any agreement reached in mediation isn’t binding until the couple wants to be.

Finally, avoiding entering the chronically overstretched court system saves a huge amount of time (and money). ‘The family justice system is absolutely creaking at the seams, and it’s gotten worse with the pandemic,’ says Edwards. ‘I’m seeing my clients having to wait months and months for their first hearing.’

Who should use divorce mediation?

Edwards heartily recommends mediation in almost all cases and wants to remind people that it’s never too late to mediate’ – even if court proceedings are already underway. ‘There was one couple about three weeks away from a contested final hearing, and they came to me for mediation and made significant progress in narrowing issues.’

There are, however, instances where mediation might not be appropriate. For example, mediation would not work in cases where there has been domestic abuse. This is firstly due to concerns about the safety of bringing the couple together, although this is ameliorated slightly in the digital age where mediation is being conducted over video call. But there may still be issues over the imbalance of bargaining power.

Edwards also ‘wouldn’t do mediation where there are issues of children’s welfare and safeguarding’, due to the need for other bodies and agencies to weigh in.

‘On the money side of it,’ Edwards continues, ‘if I had any concerns that [one of the couple] hadn’t been honest in their financial disclosure, I’d consider whether mediation is the right process. Complete transparency and openness are key.’

Within mediation, she explains, there is no power to compel somebody to produce financial disclosure, so if a spouse is unwilling to do this voluntarily, she will not take on that mediation. ‘It’s not an opportunity to try to avoid your duty of full and frank financial disclosure.’

How much does mediation cost?

The cost of divorce mediation depends on how long the process takes. On average, issues will take three to five sessions of 90 minutes to 2 hours hours to resolve. If couples have multiple issues to discuss, like children and finances, then it may take longer.

The length of a mediation will also depend on what stage in proceedings the couple are at when they start. Some may embark upon mediation as their first port of call, whilst others will have spoken to solicitors, done financial disclosure, and ‘really want to get down to the nuts and bolts of negotiations when they come to see me’, says Edwards.

Most mediators charge an hourly rate which, for London law firms serving HNW clients, can range between £350-£550 per hour.

‘But there is a lot of work I do in mediation that I don’t charge clients for, like screening intake calls at the start, routine emails back and forth. I charge for the mediation sessions themselves and any summaries,’ says Edwards.

‘What I can say, hand on heart, is that [mediation] is considerably cheaper than contested litigation, which can run on for over 18 months with all the associated costs, both financial and emotional,’ she continues.

What happens if mediation fails?

Other measures to stay out of court include private FDRs (financial dispute resolution) – these are non-binding indications of what the financial outcome of a case will be should it go to litigation, and can go a long way in informing a couple as to whether it’s worth it.

‘If [mediation] is really not going to work, I will always signpost on to arbitration,’ says Edwards. Arbitration also keeps disputes out of the courts, but is a different process. Both parties put their case to an independent person called an arbitrator, who will then come down on one side or the other.


Forward-Thinking Approaches to Divorce and Separation

Coming to a decision to separate or divorce is difficult and often distressing. For many, the process that lies ahead is a mystery and it is assumed that it will be confrontational and drawn-out. However, there is in fact a wide range of forward-thinking, constructive approaches to resolving the issues flowing from your divorce or separation.

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Anna Mullins writes for the Property Law Journal on the Telecommunications Infrastructure consultation

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Property Litigation Senior Associate, Anna Mullins, writes for the Property Law Journal examining the governments recent consultation on the Telecommunications Infrastructure (Leasehold Property) Act.

Anna considers the proposals in the article entitled Telecommunications infrastructure: Further consultation’.

This article was first published in Property Law Journal and is also available at lawjournals.co.uk.

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Elizabeth Small writes for Tax Journal on NRSDLT

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Tax Partner, Elizabeth Small, has authored an article for Tax Journal entitled ‘FA 2021: SDLT – increased rates for non-residents‘.

The article was first published on Tax Journal on 15 July 2021 and can be read in full below.

FA 2021: SDLT – increased rates for non-residents

After the NRCGT comes the NRSDLT

Once we had NRCGT it seemed inevitable that NRSDLT (the 2% surcharge regime) for non-UK tax residents buying residential property would be introduced. Of course (as we know), NRCGT started off as only being applicable to residential property, but the scope was changed in 2019 to include commercial property, so perhaps it is not totally idle speculation to assume the same might happen with NRSDLT.

Because NRSDLT is a surcharge like the higher rates for additional dwellings (HRAD), it is easy to assume that the rules are similar in their application but there are differences. HRAD does not apply to rent, but NRSDLT does, which means even a modest ground rent on a long lease will attract the 2% surcharge (perhaps not significant in terms of client cashflow, but important for accurate filing of returns).

HRAD may not apply on a mixed purchase of a block of flats with commercial property on the ground floor, but NRSDLT would. HRAD has exceptions including replacement of main home and also on divorce/separation; NRSDLT does not.

NRSDLT requires the taxpayer to consider where they are tax resident for these rules and that places a great burden on conveyancers or the risk of making assumptions that may prove to be inaccurate (especially for company purchasers). The non-resident individual, if they then move to the UK and spend the requisite 183 days in the year after the effective date, can reclaim their SDLT. Timing will be crucial. Many people will have substantially performed their purchase rather than waiting for formal completion to beat the 30 June deadline, so their clock will start ticking early. The clock also starts ticking early where an option fee is paid and the option is exercised more than a year later while the buyer is still non-resident, as in those circumstances whilst NRSDLT may become reclaimable on the exercise price the grant fee will be trapped in the NRSDLT regime. Unlikely to be of significant cashflow importance but irritating and resulting in unnecessarily complicated calculations.

One important concept that NRSDLT shares with HRAD (and other SDLT regime changes) is that of grandfathering of old contracts and the importance of being aware of the transitional rules – so proceed with extreme caution when dealing with old contracts.

Elizabeth is a Partner in our Tax team.


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We will support you through every stage of the process, and with the largest dedicated Residential Property team in London, we have the strength to do this. Visit our Hub to learn more.

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Transport Decarbonisation Plan – Key Take-Aways for Logistics

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The Government has published its most recent plan to decarbonise the transport system in the UK. “Decarbonising Transport: A Better, Greener Britain” (the TDP) is intended to be a “greenprint” for the UK’s road to a net zero transport industry by 2050. The publication of the plan is particularly timely given that the UK will be hosting the UN Climate Change Conference (COP26) in Glasgow later this year.

The key points in the TDP from a logistics perspective are:

Phase out of polluting vehicles

The intention is for the sale of new petrol and diesel HGVs to end by 2040 (or 2035 for HGVs under 26 tonnes). This timeline is, however, subject to public consultation, which opened at the same time as the publication of the TDP.

Incentives to decarbonise

The Government has committed to providing a package of financial and non-financial incentives to accelerate the move towards a greener logistics industry, including in relation to the use of zero emission trucks. Whilst no new schemes are announced, the TDP refers to the grants that are already available for specific truck models that cover 20% of the purchase price (up to a maximum of £16,000). It is unclear, however, how long these existing grants will be available for and what other incentives might be announced in the future.

Shift to alternative delivery methods

One of the clear themes in the TDP is the intention to move away from road and aviation haulage towards more environmentally-friendly options, including rail and inland waterways. According to 2019 Department for Transport statistics, 18% of road transport emissions are attributable to HGVs and therefore this modal shift is intended to address the corresponding environmental impact.

The TDP has been broadly welcomed by many in the industry. This includes the Director of Policy at Logistics UK, who has welcomed the “confidence and clarity” that the plan will provide to logistics businesses on the next steps they will need to take on the road to net zero.

Nevertheless, the TDP still presents a number of potential challenges for developers and operators of logistics warehouses, including:

Level of technology

Whilst the TDP mentions that zero emission trucks are already entering into the market, these vehicles are still in the infancy of their development. The TDP specifically refers to the DAF LF Electric truck as a case study, which has a 175-mile range on a single charge. Clearly, the range of these vehicles will need to significantly increase before they are adopted wholesale across the industry for long-distance deliveries.

Cost

One of the main concerns regarding the TDP is who will pay for the decarbonisation agenda, especially once current financial incentives are tightened. The higher cost of green technologies compared to their fossil fuel counterparts has, of course, been a significant constraint for the adoption of green technologies across society and clearly the cost of greener delivery vehicles will still be a barrier for many businesses for some time to come. The adoption of electric- or even hydrogen-powered HGVs will also mean that existing fleets will depreciate in value, which presents an additional cost to businesses.

Infrastructure

The use of greener HGVs will require logistics warehouses to have in-built electric charging points. This will have an impact on the cost and complexity of warehouses, which will need to be factored into the development of new sites and the retrofitting of existing buildings. The installation of electric charging points will also put pressure on the national grid infrastructure, particularly in concentrated locations where a number of logistics warehouses are based.

Location

The adoption of alternative methods of freight will also affect developers’ decisions over where they acquire land for development going forward. Warehouses will need to be built closer to existing rail networks and waterways in order for the TDP’s modal shift away from road haulage to be successful. Tesco’s recent £5 million investment into their rail delivery network may be a sign of things to come in this area.

For additional insight and commentary on sustainability and the wider topic of ESG, please visit our dedicated, cross-industry Sustainability and ESG hub.

Dan is an Associate in our Construction team.


Our Sustainability Hub

Our sustainability hub brings together the team’s insights and legal expertise on a broad range of environmental matters that affect our clients’ business and personal affairs. This is a rapidly evolving and wide-ranging area of law and we will continue to share our insights about related legal developments on this hub.

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Forsters retains top band Private Wealth status with a record number of lawyers recognised in Chambers 2021 HNW Guide

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Forsters continues to be recognised as one of London’s leading Private Wealth law firms as it retains its band one ranking in the 2021 Guide. This year’s guide acknowledges the team’s unparalleled next generation talent with new listings for young partners and up and coming senior associates.

Following extensive independent research and analysis, the 2021 Chambers Guide to the Leading High Net Worth lawyers was published on 22 July 2021. The industry’s recognised guide, describes Forsters as “an excellent team, [who] are responsive, proactive and easy to deal with” whilst one market insider comments that: “We often go to Forsters on high-value and complex cross-border matters. They’re a really technical group and clients often enjoy working with them.”

The guide also recognises Forsters’ breadth of specialisms within Private Wealth with continued strong rankings for Private Wealth Disputes, Family and High Value Residential.

This year we saw a record number of our lawyers recognised in the guide, with 20 Partners ranked and two Associates listed as ones to watch. Our ‘foreign experts’ in Singapore and United Arab Emirates continue to be acknowledged, alongside our Family team’s mediation practice with Jo Edwards‘ inclusion in the ‘Spotlight Table’ of the Family/Matrimonial: Mediators list.

A particular highlight this year, is the inclusion of many of our next generation lawyers, including “Up and Coming” Partner, Emma White, recognised for her expertise in US-related matters Senior Associate Charlotte Evens-Tipping and Family Senior Associate, Dickon Ceadel.


The Life Cycle of Family Wealth

From growing a business to starting a family or handing over control of that business to the next generation, every individual has their own goals to aspire to. Our Private Wealth lawyers advise our clients throughout this family life cycle, providing the legal advice required for specific transactions such as purchasing a home or selling a business, whilst also advising on the long-term opportunities for succession and estate planning.

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Michael Armstrong and John FitzGerald receive the STEP Excellence Award

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We are delighted to announce that Private Client Senior Associates, John FitzGerald and Michael Armstrong, have received STEP Excellence Awards.

  • John FitzGerald has received the STEP Excellence Award for his Advanced Certificate in UK Tax for International Clients. This acknowledgement is particularly special given that it was John’s final exam and he has now officially been admitted to STEP.
  • Michael Armstrong has received the STEP Excellence Award for his Advanced Certificate in Advising Vulnerable Clients. Despite having already completed his diploma and being admitted to STEP, Michael commendably decided to take this additional exam to further develop his expertise in advising on mental capacity issues.

The STEP Excellence Award is given to the top scoring student at distinction level in each of the STEP exams worldwide each year.


The Life Cycle of Family Wealth

From growing a business to starting a family or handing over control of that business to the next generation, every individual has their own goals to aspire to. Our Private Wealth lawyers advise our clients throughout this family life cycle, providing the legal advice required for specific transactions such as purchasing a home or selling a business, whilst also advising on the long-term opportunities for succession and estate planning.

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A resilient outlook for the UK property market in some sectors

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High-value London homes remain popular

Property experts from across the industry agree that while many areas of the UK residential property market are slowing in light of rapidly increasing costs of finance and concerns around the economy in general, high-value London real estate and property located in sought after locations, continues to be a popular choice for international buyers, both as a place to call home and for investment purposes.

Hugh Dixon of Knight Frank’s Private Office shares this view, commenting that:

‘The economic mood has darkened but the market is far from grinding to a halt. The number of new prospective buyers in London over June 2023 was 24% above the five-year average. The resilience is perhaps no surprise given that around half of sales inside Prime Central London are typically in cash. The market will also be supported by greater levels of affluence, the relatively weak pound (depending on your timing) and the fact overseas travel is returning to pre-Covid levels.’

An evolving tax landscape

Prime Central London property is expected to remain attractive to foreign purchasers, in spite of changes over the years to SDLT, which have included:

  • The introduction of a surcharge of 2% for non-UK resident purchasers completing on purchases from 1 April 2021.
  • A surcharge of 3% introduced in April 2016 for purchasers who already owned a residential property anywhere in the world (and were not replacing their main residence) at the time of completion.

This means that SDLT rates for individual purchasers can now be as high as 17%.

There have also been indications that an incoming Labour government may further penalise foreign buyers with:

  • An additional increase in non-resident SDLT and/or
  • A prohibition from overseas buyers purchasing certain new build apartments in the first six months of marketing.

It remains to be seen what effect this would have on market conditions.

Particular interest from the US

In terms of the international marketplace, Knight Frank report continued appetite from “across the pond” and Hugh observes that

‘interest is coming from both the East and West Coast of the US, specifically the key wealth hubs including LA, NYC and Miami.’

Whilst many US buyers are relocating domestically to Miami to avoid the high New York and California property taxes, New York is having a resurgence in interest.

Jason Mansfield of Knight Frank comments:

‘While we sell property across the whole of the US, the bulk of our clients are looking at New York City at present. Against a backdrop of economic uncertainty and volatility in several asset classes, New York’s steady price growth, rising rents and low purchase costs are supporting demand. Manhattan’s luxury market is on a firm footing. While the S&P 500 fell 19% in 2022, and estimates suggest crypto plummeted 50%, luxury homes in New York registered 2.7% average growth, despite the Federal Reserve embarking on its fastest pace of rate hikes since the 1980s.’

Comparatively, the UK still remains attractive due to its lower holding costs, the current low exchange rate, a great education system and other niche factors. We are, for example, seeing instructions from US clients with an interest in British history, acquiring diverse properties from listed country estates to apartments in very high-end Central London conversions where the historical importance of the property is a unique draw. These attractions are however increasingly set against concerns over high borrowing costs both for owner occupiers and those with investment properties, particularly as these rising costs cannot be offset against income tax.

UK-US cross border issues

Against this backdrop it is important to draw attention to the specific US-UK cross border issues that may arise from US connected persons owning UK property. It is essential to incorporate these UK assets into an individual or family’s wider tax, estate and wealth plans. We explain some of the key crossborder issues at play and reveal the planning options available to protect against these risks.

Disclaimer

This article reflects the law as of 20 July 2021. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.


A Guide for US Purchasers of UK Residential Property

When acquiring UK property, US purchasers should seek advice on the broader tax and legal implications. In this report, Forsters’ partners along with specialists in the industry, share their insights on the current UK market for US buyers and how best to navigate the specific risks for US-connected clients.

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Buying and selling luxury residential property in a competitive market

The purchase or sale of a high value home requires expert legal advice to manage the complexities involved. Our lawyers are dedicated to sharing their knowledge to enable you to navigate the legal practicalities of buying and selling high value assets. We will support you through every stage of the process, and with the largest dedicated Residential Property team in London, we have the strength to do this. Visit our Hub to learn more.

Forsters' Luxury Residential Property Hub

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Asset protection considerations

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When acquiring UK property, aside from seeking legal support on conveyancing, US purchasers should seek advice on the broader tax and legal implications. As with any substantial acquisition or investment, there will always be traps for the unwary. Where US purchasers are concerned, the traps can be more common and more dangerous. Taking advice from the outset will enable pro-active planning and help to avoid costly future mitigation.

Use of trusts

While the use of trusts to hold UK residential property can potentially offer some degree of asset protection when compared to outright personal ownership , this protection may not be as robust as clients would like.

In the event of a divorce, for instance, trust assets can be considered a financial resource available to the spouse who is a beneficiary (although this will depend on the terms of trust, distribution patterns, etc.) and the trust may even be treated as a “nuptial settlement” if it is settled by one or both of the couple, or by a third party for their benefit. If a court finds the trust is a nuptial settlement (which is comparatively rare but not unheard of) it will have extensive powers to change the terms of the trust, remove/replace trustees, order distributions, etc. This is in stark contrast to the position in the US, where trusts are generally robust and immune from variation.

The use of trusts might also be unattractive from a tax perspective. For instance, the value of the property would suffer an IHT charge of up to 6% every ten years while it was held in trust. The property would also continue to form part of the estate of the settlor (so be subject to IHT on his or her death) unless he or she was irrevocably excluded from benefit. Excluding the settlor from benefit is unlikely to be practical if he or she wishes to occupy the property. Furthermore, holding the property in trust would give rise to reporting obligations for the trustees, who would need to report the existence of the trust and details of its beneficiaries to HMRC through the Trust Registration Service.

As a result, there will only be very limited scenarios in which trust ownership will be appealing. Generally speaking, direct personal ownership will be the preferred route for the family home.

Protecting assets from separation or divorce

Nuptial agreements

A pre-nuptial or post-nuptial agreement offers the best degree of protection for UK property on divorce. Parties are able to define marital property (which is to be shared) and separate property (to be ringfenced) on divorce and can also set out levels of spousal and child maintenance payable on separation. Whilst prenups are not automatically enforceable in England and Wales, provided the agreement meets the parties’ respective needs, and those of any children, its terms will generally be upheld.

There are many reasons why people have a nuptial agreement, including;

  • if there is an actual or expected disparity between the wealth of the spouses;
  • there are assets which have been in one of the couple’s families for generations that they would like to protect on divorce, in order that future generations can benefit; and
  • if it is not a first marriage and a party wants to preserve assets for children of a previous marriage.

The aim of nuptial agreements is to provide certainty and security if the marriage did breakdown, and more power to a couple to make arrangements for the future, rather than leaving everything to be determined by the court. Above all else, a pre-nuptial or post-nuptial agreement saves acrimony and potentially significant costs if there were a divorce in the future.

Pre-nups and post-nups will be familiar territory to many US connected clients, but there are some additional considerations and differences that they will need to be aware of on moving from the US to the UK. English nuptial agreements are not automatically enforceable like pre-nups in the US, but are instead guided by case law. This case law states that the starting point is that nuptial agreements will be upheld, but they must meet certain conditions including;

  • the agreement been entered into freely;
  • each party has taken independent legal advice;
  • there has been full financial disclosure by both parties; and
  • agreement is fair. This element of fairness is the second differentiator between UK and US pre-nups; if a US pre-nup is in place, it must satisfy the principles of fairness to be upheld in England.

It would be wise for any clients that are moving from the US to the UK to have their arrangements reviewed by a specialist English family lawyer and revised or supplemented, if necessary, to provide more robust protection against claims on divorce. Alternatively, if a nuptial agreement is not in place, a move to the UK or an investment in UK property may provide the impetus to negotiate a post-nup.

Cohabitation

There can also be a risk of claims against property on the separation of unmarried cohabitees. While there is no such thing as common law marriage in England and Wales (and the starting point on the separation of unmarried cohabitees is that neither party will have any ongoing financial obligations towards the other), there are a number of means through which one party can make a claim against the other with respect to property.

In England and Wales, cohabitation is a patchwork quilt of potential claims that can call on various different areas of law, including property, family, trust and children law, to make a claim. For example;

  • Claims for the benefit of children – The court could make a settlement or transfer of property order, to provide a home for the child for their minority (NB: Any capital awarded to purchase a property is likely to be held in trust until the child’s majority or the end of full-time education, when it will revert to the payer).
  • Trusts of land – One party may be able to rely on actions during the course of a relationship (e.g. conversations, oral agreements, regular payments towards outgoings in relation to the property etc.) to establish a beneficial interest pursuant to an implied, resulting or constructive trust. The latter is most relevant in the domestic context. Alternatively, a party can rely on proprietary estoppel to claim a beneficial interest.

They must show:

  • an assurance on the part of the other party (e.g. leading them to believe they will have some right in relation to the property)
  • that they relied on the assurance to their detriment; and
  • that it would be unconscionable for the other party to deny them the right they expected to have.

Cohabitation agreements can protect against these risks. They allows parties to regulate the terms of their cohabitation, providing clarity both during the course of the relationship and in the event that it should break down.

The agreement would incorporate or be accompanied by a declaration of trust in relation to any real property, confirming the parties’ respective beneficial interests. The agreement can also deal with a wider range of issues, including how household expenses are to be split; what happens if one party wishes to sell the property and the other does not; financial support during and after cohabitation; and living arrangements and financial provision for children.

Security and clarity of such a kind is extremely beneficial to a couple if the relationship breaks down in the future.


A Guide for US Purchasers of UK Residential Property

When acquiring UK property, US purchasers should seek advice on the broader tax and legal implications. In this report, Forsters’ partners along with specialists in the industry, share their insights on the current UK market for US buyers and how best to navigate the specific risks for US-connected clients.

US and UK flags


Buying and selling luxury residential property in a competitive market

The purchase or sale of a high value home requires expert legal advice to manage the complexities involved. Our lawyers are dedicated to sharing their knowledge to enable you to navigate the legal practicalities of buying and selling high value assets. We will support you through every stage of the process, and with the largest dedicated Residential Property team in London, we have the strength to do this. Visit our Hub to learn more.

Forsters' Luxury Residential Property Hub


Nuptial Agreements

The Forsters Family team want to open up the conversation about nuptial agreements, to dispel myths and to inform people about the benefits of having one and the practical process.

Nuptial Agreements