Sotheby’s and Forsters – An Owner’s Guide to Art – Part 1

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Buying and owning art can be one of life’s greatest joys. But while the drive to own art is often fuelled by an emotional connection with a piece or the prospect of holding a lucrative investment, it is important for buyers and owners of art to keep their wits about them, from both a legal and practical perspective.

Felix Hale (Sotheby’s Tax, Heritage and UK Museums Team) and Jo Thompson (Forsters LLP) aim to point those wanting to buy, sell, and hold works of art in the right direction. This five-part mini-series will cover the following key areas:

  1. Acquiring and selling art;
  2. Transporting art;
  3. Maintaining your collection;
  4. Passing on your art collection to the next generation; and
  5. Art and philanthropy.

This piece is aimed primarily at private individuals with a UK tax exposure.

1 – Acquiring and Selling Art

Acquiring and selling art can often be an intimidating prospect, particularly for a first-time buyer or seller. Even well-versed art collectors can find the process hard to navigate.

In Part 1, we highlight key points that you may wish to consider when it comes to acquiring and selling art for personal use, either privately or by auction.

A. Acquiring Art

Before taking the plunge and deciding to bid on a work of art at auction it is important to do your homework; you might wish to research the artist and the provenance and look back at some past sales. Try to see the artwork in person, even if the sale is online. Look carefully at the Auction catalogue (which nowadays is usually found online) and check if the lot is marked with any symbols as these may provide important information relating to, for example, VAT, Artist’s Resale Rights, and any export restrictions. Do get in touch with Sotheby’s if you have any questions or would like to see a condition report for the piece.

Buyers should be aware that auction houses will charge a ‘Buyer’s Premium’ to purchasers at auction, which is an amount over and above the ‘hammer price’ the auctioneer sells the work for. The rate of Buyer’s Premium will be listed on the auction house’s website or in the auction catalogue.

If you are buying a work of art through a private sale, make sure you read the sale contract carefully in order to understand all of the costs, logistics and other terms associated with the sale. For further help with this, please get in touch with Forsters.

Once you have made a purchase, we recommend that you safely store all the paperwork associated with that purchase. It will come in handy if you decide to sell or make a gift of the work in the future and your accountants will thank you for the additional information when it comes to calculating any tax liabilities arising as a result of the purchase or future transfer of the work.

Funding the purchase – tax considerations

VAT

Generally speaking, and with some exceptions, the purchase of a work of art in the UK for personal use is subject to VAT at the standard rate of 20%, even if the artwork is exported from the UK shortly after. VAT should not be applicable if the seller is not subject to VAT.

Works of art are often sold through what is known as the ‘margin scheme’, where VAT on second-hand goods is charged on the Buyer’s Premium element only. This means that the VAT arising on the purchase is assessed on the difference between the price the work was last sold for and the current sale price, as opposed to the entire sale price.

VAT, which is collected by the auction house or other seller alongside payment for the work, is the responsibility of the buyer, so it is best to check what the VAT liability will be and take this into consideration when gathering the funds for your art purchase. If you are buying the artwork for personal and private use, you are unlikely to be able to recover the VAT.

Considerations for non-UK domiciled purchasers who are resident in the UK

Private individuals will have a UK tax exposure if they are (1) UK domiciled and/or UK resident or (2) not UK domiciled or not UK resident, but hold UK situs assets. Broadly, an individual will be domiciled in the UK if they intend to remain in the UK permanently or they have left the UK but not formed the intention to permanently reside in another jurisdiction. They will be “deemed domiciled” for UK tax purposes if they have been a UK tax resident for 15 of the last 20 UK tax years. The number of days an individual spends in the UK and the extent of the ties they have with the UK will determine whether they are UK tax resident. For further guidance on your UK residence or domicile status, please contact Forsters.

If you are UK resident but non-UK domiciled, be wary of using untaxed foreign income and gains to acquire a piece of art which is in the UK. Doing so will constitute a taxable remittance of those funds, even if the funds are not transferred to a UK bank account. This could result in a UK tax liability of up to 45% on the purchase price!

Ideally, a buyer in this position should purchase the art using ‘clean capital’ – essentially any funds which will not be taxed in the UK, even if remitted. However, if it is necessary to use foreign income or gains to fund the acquisition, then completion of the purchase (i.e. payment and delivery to the purchaser) should not occur until the piece of art has been removed from the UK, with the seller retaining title to the artwork until that time. The sale and purchase agreement should be tailored accordingly to set out these conditions for sale. Forsters would be happy to advise on this.

Choosing the right purchaser

As with the acquisition of any asset, it is helpful to think about the artwork’s use and future before buying it, as this will help to determine the most suitable purchaser, whether it be an individual, company or other entity. Although the ownership structure can be changed, it is preferable to get the structure right from the outset.

Deciding whether an individual, company or other entity should buy the artwork will depend on the context and should be considered on a case by case basis. For example, if an individual is UK resident but non-UK domiciled and purchasing art in the UK, it might be worth considering the purchase of the art via an offshore structure, so as to shield the artwork from UK inheritance tax. This is particularly the case if the intention is for the artwork to be a long-term hold. If you would like advice on how you might acquire and hold artwork, please contact Forsters.

B. Sale of Art

Finding the right forum

Finding the right sale forum is key to ensuring a successful sale of artwork. Usually, the decision as to whether or not a work should be sold at auction or through a private sale will depend on the nature of the work and your circumstances as seller.

Although Sotheby’s is probably best known for selling works of art at auction, it is also the largest private dealer in the secondary market, making it well-equipped to advise sellers wishing to pursue either sale route.

There are many different factors that should be taken into account when weighing up whether to take the auction or private sale route. These include the type and value of the work, the pool of potential buyers, and how urgently funds from the sale are required.

Offering works privately allows you to sell more discreetly and can give peace of mind by agreeing a fixed price. If funds need to be raised quickly and the next appropriate auction date is too far away, a private sale may be the most suitable option.

There may also be significant tax advantages in selling a work of art privately to certain UK museums or institutions (this will be covered in further detail in Part 5).

On the other hand, auction sales give the work the greatest exposure to potential buyers and the final purchase price is, in theory, limitless! It is important to liaise with the auction house to set attractive and realistic reserve prices and auction estimates before the sale to give your work of art the best chance of success.

To discuss the most appropriate sale route for your work of art, please contact Sotheby’s.

Tax implications

If you are a UK resident and do not claim, or are not eligible for, the remittance basis of taxation, there may be UK capital gains tax (CGT) to pay if your artwork has increased in value between the date you acquired it and the date of sale. Currently, CGT is charged at 10% at the basic rate and 20% at the higher rate.

Certain exemptions from CGT are available. For example, so-called ‘wasting assets’, which include clocks and watches, are exempt from CGT, as are individual objects sold for £6,000 or less. Be wary when it comes to selling items that are part of a set: you will only benefit from the CGT exemption if you sell all or part of the set for less than £6,000, or if you sell parts of the set to different people, with each part being sold for £6,000 or less.

In addition, each individual has an annual CGT-free allowance, which is currently £12,300 per year (although note that this will reduce to £6,000 from April 2023). If a work is being sold by more than one person jointly, then the individuals’ annual CGT allowances can be combined. If you are married, you might consider giving half of the artwork to your spouse before the sale (a transfer which will usually be exempt from both CGT and inheritance tax) and selling the artwork jointly to benefit from your combined annual CGT allowances. Please note that if the spouses do not share the same domicile, there could be an inheritance tax issue, so ensure advice is taken before any planning of this nature is carried out.

A UK resident with tax exposure in other jurisdictions should be mindful of liabilities on capital gains that may arise in those jurisdictions as a result of the sale and should consider whether any tax treaties between the UK and the jurisdiction in question would protect against the risk of double taxation. Please contact Forsters if you would like some further advice in relation to tax implications of selling your artwork.

In the next part of this mini-series, we will be considering the implications of owners transporting their art to or from the UK.

Please note that this briefing offers general guidance on the acquisition and sale of artwork. The circumstances of each case vary, and this note should not be relied upon in place of specific legal advice.

Felix Hale at Sothebys

Felix Hale is a Deputy Director in Sotheby’s Tax, Heritage & UK Museums department. He works with some of the most significant estates and collections in the UK, working with clients on valuations, sales, offers in lieu of tax, and claims for Conditional Exemption. He is a member of PAIAM (Professional Advisors to the International Art Market, Vice-Chair of the next generation board) and a member of STEP (Society of Trust and Estate Practitioners).

If you would like to contact Felix, you can email him on [email protected].

Jo Thompson from Forsters

Jo Thompson is an associate in Forsters’ Private Client team and part of Forsters’ Art and Cultural Property Group. She acts for UK and international clients, advising high net worth individuals, families, landed estates, family offices, trustees and beneficiaries on a range of estate, trust and tax planning matters. Her work includes succession planning for a number of living artists and advising on heritage property matters. She also acts for high net worth individuals and trustees holding significant art collections.

If you would like to contact Jo, you can email her on [email protected].

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Electric Dreams – Victoria Towers speaks to Property Week

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Co-Head of Industrials & Logistics, Victoria Towers, has spoken to Property Week about the aim of warehouse developers to get ahead of the game by installing charging facilities for electric HGVs and vans, as well as investing in solar power.

In light of the statistic that 16% of the UK’s domestic transport emissions come from HGVs, many warehouse developers are looking to increase the current percentage of electric vehicle (EV) charging provision, which currently stands at around 10% of parking spaces.

While the sale of new petrol and diesel cars will be banned by 2030, new petrol or diesel HGVs will not be banned until 2040. Nevertheless, eHGVs are gaining momentum.

Towers commented: “The new shed developments we’re seeing all have EV charging provision for cars and vans and the bigger players are starting to secure warehouses with provision for HGVs. We expect other businesses to follow suit, especially as restrictions and extra charges come into force in towns and city centres to deter the use of petrol and diesel vehicles.”

This article was first published in Property Week on 25 November 2022 and is available to read in full here, behind their paywall.

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Hannah Mantle to speak at Trust & Estates Litigation Forum 2022

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Contentious Trusts and Estates Senior Associate, Hannah Mantle, has been invited to speak at the Private Client Global Elite Trust and Estates Litigation Forum 2022.

Hannah will be speaking at the session entitled ‘Risky Business: Investment Management Claims’ alongside Tamasin Perkins of Charles Russell Speechlys and Christian Hay of Collas Crill.

This annual forum, taking place from 30 November to 2 December, brings together trust and estate litigators to connect and discuss recent contentious trust proceedings and developments from around the globe.

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An Analysis Of The Trends Of Private Equity Investment In Sport – Stuart Hatcher speaks to Law in Sport

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Private equity has had its eyes on the sports world for a long time says Head of Corporate, Stuart Hatcher, in his latest article recently published on Law In Sport.

In the article, Stuart reveals the high level trends, the current challenges being faced and why sports appeals to private equity.

It is safe to declare that private equity is only just starting with sport, and that perhaps we are at a new round of evolution in sport finance, in sport ownership, in sport overall – a sport investment 2.0 if you will.

The full article was published on Law in Sport on 25 November 2022, and can be found here, behind the paywall.

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Key Takeaways – Nicola Copsey attended the ‘Current Trends in Sheds and Industrial Developments’ webinar

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Commercial Real Estate Senior Associate, Nicola Copsey, attended the ‘Current Trends in Sheds and Industrial Developments’ webinar. The event described the most recent movements in the industry. Below are her key takeaways:


To help slow my heart rate after the shock defeat of Argentina at the hands (or rather feet) of Saudi Arabia and the damaging effect that has had on my fantasy football team, I dialled in to the webinar on Current Trends in Sheds and Industrial Developments, where the speakers were Lesley Males, Chris Hobday, Tom Malcolm Green and Mat Rogers from Avison Young. Little did I know that the shocks would continue! Here is a short summary of the webinar.

Demand

  1. The demand for Big Box space (over 100,000 sq ft) remains strong but has declined compared to last year. By the end of 2021 there had been take up of over 50 million sq ft of grade A Big Box space, and we will not surpass this in 2022
  2. The demand is driven by a critical lack of supply
  3. Take up of grade A Big Box space is highest in the East Midlands, followed by the West Midlands, given its strategic location (within a 4 hour drive of much of England)
  4. In London, levels of take up in 2022 are 50% of those seen in 2021 (partially due to a lack of supply)
  5. 3rd party logistic providers dominate take up, largely due to the increase in online shopping which escalated during the pandemic. Although retail sales are declining, especially over the past few months due to the cost of living crisis, the requirement for space by 3rd party logistic providers will continue as internet sales as a percentage of total retail sales are expected to hit 30 – 35% in the coming years

Type of Property

  1. Design and Build (compared to existing builds and speculative builds) has an increasing share of the take-up for 2 key reasons:
    • Occupiers are becoming more specific in their requirements for space, especially as the importance of ESG increases
    • Speculative builds are becoming more expensive because of the increasing costs of materials and labour. Some developers aren’t committing to lettings until buildings have PC’d due to uncertainty over costs

Lack of Supply

  1. There is only 24 million sq ft of grade A Big Box availability nationwide
  2. 52% of this supply is under construction
  3. The critical lack of supply is expected to continue into 2023 and is causing reduced occupier take up
  4. Key cause of the lack of supply is the slow planning system, even where a site is non-contentious
  5. Other causes are supply chain and material issues, labour shortages and the costs of getting materials to site

Economic uncertainty

  1. UK investment volumes declined sharply in qtr 2 and 3 2022 because of economic uncertainty. AY reported one purchaser pulling out of a deal post-exchange and forfeiting a deposit of between 12.5 and 25 million pounds
  2. However cash buyers who don’t need to rely on debt may be able to take advantage of a slow in demand
  3. Overseas buyers may be in a better position due to a weaker pound. The highest levels of overseas investment in 2021 came from North America, and this trend is set to continue in 2023 when overseas investment is expected to be higher than domestic investment
  4. Industrial rental growth is still outstripping CPI inflation and the growth is expected to continue
  5. The speakers were not too concerned by the ongoing economic uncertainty because there is a backlog of demand. So even if some investors hold off, there will be others to fill the void
  6. Occupiers wanting to expand are generally holding off at the moment, however other reasons for taking space (i.e. relocation and moving to buildings with increased efficiency in light of energy costs) are still pushing up the demand

Emerging sectors

  1. Vertical farming i.e. the practice of growing crops in vertically stacked layers- due to environmental pressures and population growth, this is expected to be an emerging sector. M&S and Tesco have trialled vertical farming, and there was investment of 800 million USD in 2021 which is expected to grow each year, especially in light of the war in Ukraine
  2. Open storage (e.g. not built upon) – there has been an increase in demand for higher quality open storage (with security and lighting) since the logistic issues caused by Brexit and the pandemic. Enquiry levels in 2022 are already double those since 2021
  3. Data centres- for those with access to the internet, 40% of our waking day is spent online. By 2025 the total amount of data consumed globally is forecast to treble compared to today. The installed base of storage capacity is forecast to increase, growing at a compound annual growth rate of 19.2% from 2020 to 2025. London is the data centre capital of Europe, but some boroughs are out of capacity for the next 8/9 years because of a shortage of power needed to run them. This may encourage an increase in the use of renewable energy sources

ESG

  1. The built environment is responsible for 38% of global emissions and 35% of its power consumption
  2. There is an increasing use of renewable energy, particularly PV panels. Not only does this have a positive environmental impact, but it can create a revenue stream when sold back to occupiers which also benefits occupiers because of the cheaper rates of energy
  3. By 2030, the minimum energy efficiency standard in relation to let non-domestic buildings is set to increase to a B rating. Currently, 90% of properties on the EPC register are below B so there is a huge amount of work to be done by 2030. To upgrade every property on the EPC register to a B rating would cost an estimated £30.5 billion (£334,000 per property)
  4. Part of the issue is that the industrial sector has much older stock compared to retail and office sectors. 40% of industrial stock is 40 years and older, with 8% being built pre-war
  5. On the positive side, the average EPC rating of industrial properties has increased by 3% per annum since 2016 when MEES was introduced

Summary

  1. Strong occupier demand continues but economic situation creating uncertainty
  2. Growing sectors could create opportunity in future years
  3. Retrofitting – out with the new and in with the old
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Maryam Oghanna to speak at Annual Bar & Young Bar Conference 2022

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Contentious Trusts and Estates Senior Associate, Maryam Oghanna, has been invited to speak at the Annual Bar and Young Bar Conference 2022: Future-proofing the Bar.

This annual conference takes place over four days and will explore the deep rooted issues that underpin the justice system and their impact on the providers of legal services today.

Maryam will be speaking at the session entitled ‘Predicting industry trends and creating a financially sustainable chambers’ alongside chair Fiona Fitzgerald of Radcliffe Chambers and other industry experts.

The conference will take place from 23-26 November. You can view the full agenda and register to attend here.

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The London Prime Property Market: Helen Marsh features on Bellecapital podcast

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Residential Property Partner, Helen Marsh, joined Rudy Vandaele-Kennedy of Bellecapital and Claire Reynolds of Savills to discuss the London Prime Property Market.

Prime London, although not representative of the whole market, is a key segment. UK property market coverage remains negative but how do the recent increases impact different sectors and locations?

Helen, Claire and Rudy address the below discussion points:

  • Rates/inflation outlook
  • Prime property prices
  • The difference between a ‘turn-key’ property and those that require work
  • Legal/structuring considerations
  • Buyer profiles and current demand

You can listen to the full discussion here.

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Forsters advises McLaren Applied Limited on its Asset Based Lending (ABL) facilities.

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Forsters has advised McLaren Applied Limited, which is known as a technology first supplier, notably to the motorsport industry in relation to its ABL and cashflow facilities with IGF.

In 2021, McLaren Applied Limited was bought as part of an MBO backed by longstanding Forsters client Greybull Capital who ran the management acquisition of McLaren Applied Limited.

This transaction highlights Forsters’ expertise in advising borrowers on their ABL facilities which are becoming increasingly popular in the UK debt market.

Rowena Marshall and Maximilian Spies-Majewski, from the Forsters Banking & Finance team, alongside PwC’s Debt & Capital Advisory team acted as key advisors to McLaren.

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Emma Gillies to speak at Transatlantic Wealth & Estate Planning conference

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Private Client Partner, Emma Gillies, has been invited to speak at the Informa Connect Transatlantic Wealth & Estate Planning conference.This London conference features US and UK tax experts as well as specialists in immigration and wealth management, and is designed to provide full coverage of the transatlantic tax ecosystem. Emma will be speaking at the session entitled ‘Estate Planning and Charitable Giving’ alongside Jaime McLemore of Withers and Jo Crome of CAF American Donor Fund.

The conference will take place on 30 November. You can view the full agenda and register to attend here.

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Are you being served?

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On 3 November 2022, The Court of Appeal published its decision in O G Thomas Amaethyddiath v Turner & Ors [2022] EWCA Civ 1446 which concerned a narrowing of the scope of the Mannai Principle, a rule that can be relied upon in certain circumstances to save a defective notice.

The decision highlights the potential pitfalls in relation to the service of notices and emphasises the importance of taking proper legal advice when serving notices to ensure compliance with service requirements.

Mannai Principle

Parties serving notices must adhere to any contractual and/or statutory requirements that govern the service of the notice. However, if a party has failed to comply with these requirements, there are circumstances in which they may be able to rely upon the Mannai principle established in Mannai Investment Co Ltd v Eagle Star Life Assurance Co Ltd [1997] UKHL 19.

The Mannai principle may be relied upon to save a defective notice if the reasonable recipient “would not have been perplexed in any way by the minor error”.

This doctrine was tested in Trafford Metropolitan Borough Council v Total Fitness UK Ltd [2002] EWCA Civ 1513 and a two-stage test for the applicability of the Mannai Principle was established as follows:

  1. Consider what the notice says on its true construction.
  2. Compare the notice to the relevant requirements for that notice to establish whether the notice meets the requirements.

O G Thomas Amaethyddiath v Turner & Ors [2022] EWCA Civ 1446

The facts of the case were that:

  • Mr Thomas had a tenancy of an agricultural holding which he had assigned to a company without his landlord knowing.
  • He was the sole director and shareholder of the company and its registered address was the same as his home address.
  • Following the assignment, the landlord of the holding served a notice to quit at Mr Thomas’ home address and which was addressed to Mr Thomas rather than the assignee company.

The Court of Appeal held that this was not an instance in which the Mannai principle could save the defective notice. The notice was addressed to a previous tenant of an agricultural holding and so was not given to the current tenant. This is despite the fact that the landlord could not have known about the assignment and the current tenant was a company of which the previous tenant was the sole director and shareholder and both the company and the tenant were registered at the same address.

This case demonstrates how difficult it can be to serve notices correctly, given the strict requirements that apply. Not many cases will involve a concealed assignment but it remains important to ensure proper legal advice is always sought in relation to the service of notices and all available investigations are undertaken to ensure the correct party receives the notice at the correct place.

Charlotte Evans-Tipping to speak at ThoughtLeaders4: Wealth/Life Middle East conference

Private Client Senior Associate, Charlotte Evans-Tipping, has been invited to speak at the ThoughtLeaders4: Wealth/Life Middle East Conference.

This exclusive event for international private client advisors has been curated ‘by the experts for the experts’ and will span across two days. Charlotte will be speaking at the session entitled ‘Working with Family Offices: Should you have one? Setting One Up? Client, Obstacle or Threat?’ alongside Krya Motley of Boodle Hatfield and Sally Tennant OBE of Acorn Capital Advisors.

The conference will take place from 15 to 17 November 2022. You can view the full agenda, and register to attend here.

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Forsters advise Evolution Markets on relocation within the City

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Forsters have advised Evolution Markets Limited on the acquisition and legal aspects of the fit out of their 38 Threadneedle Street headquarters in the City.

Evolution Markets provides strategic financial and industry-leading transactional services to participants in global environmental and energy markets and is recognised as a leader in green markets.

Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised Evolution Markets and was assisted by Owen Spencer and Charlotte Mashhoudy.


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Cladding disputes: liability – Dan Cudlipp, Emma Forsyth & Phoebe Jackson write for the Property Law Journal

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Construction Senior Associate, Dan Cudlipp, and trainees Emma Forsyth and Phoebe Jackson, have written for the Property Law Journal, on construction contracts and the implication of the judgment in Martlet Homes v Mulalley.

This article was first published in Property Law Journal 402 (November 2022) and is also available on lawjournals.co.uk.

The case of Martlet Homes v Mulalley [2022] concerns the use of defective cladding in high-rise tower blocks and is of particular significance as it is the first High Court judgement on a cladding system dispute following the Grenfell Tower tragedy.

Cudlipp, Forsyth and Jackson write of the background to the case, the claim judgement, and wider significance and highlight how: “In a construction contract, the question of whether there has been a design or specification breach requires a consideration of professional negligence.”

They summarise that “a holistic approach when considering regulatory framework is essential. Moreover, design and build contractors cannot shy away from their responsibilities as qualified designers by seeking to rely on what others in the industry may be doing.”

The full article can be read here.

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Forsters recognised as an industry leader in The Times’ Best Law Firms 2023

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Forsters, one of London’s leading Real Estate and Private Wealth law firms, has been recognised in The Times’ Best Law Firms 2023.

Published on 3 November 2022, the guide recognises the best lawyers for business, public and private-client law across England, Wales and Scotland, as chosen by lawyers.

Forsters is commended for its Real Estate and Private Wealth law capabilities, the firm has been ranked as a ‘Best For’ firm in the area of Landlord and Tenant law and newly ranked for its Private Wealth Tax expertise. Forsters is also commended in the Commercial Property, Family, and Inheritance and Succession categories.

The firms’ continued inclusion in The Times Best Law Firms is testament to the firm’s strength and breadth of expertise and solidifies our reputation as a go-to firm for real estate and private wealth advice.

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Fusion energy: bottling a star

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This episode of the More Than Law Podcast was recorded at the UK Atomic Energy Authority (UKAEA) headquarters with Dr Alexander Pearce, the modelling lead in the UKAEA Power Plant Technology Group, and senior associate Laura Haworth. Alex and Laura joined podcast host Robert Linden Laird Craig to talk about fusion energy; what it is and how it might one day be used to put power on the grid.

You can take a look at the MASCOT robots at UKAEA playing Jenga here.

For an insight into how humans thousands of years from now will be warned against uncovering nuclear waste, you can visit this Wikipedia page.

In this episode we were joined by:

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To continue the conversation on social media, use #MoreThanLawPodcast.

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The Building Safety Act 2022 (“the Act”)

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The Act runs to more than 250 pages, covering a vast range of fire safety related matters in great detail. The Act’s provisions will become law in stages, with the changes to the Defective Premises Act and the Building Act (explained below) having taken effect first on 28 June 2022.

So, what does the Act change in practice?

1. Potential Claims

Extension of Limitation Periods

  • Claims under the Defective Premises Act:

The Defective Premises Act enables claims to be made for defective work relating to the construction of dwellings where the work renders the dwelling unfit for habitation. The limitation period (deadline) for claims brought under the Defective Premises Act is extended from 6 years to 15 years for new claims.

Where the claim relates to construction rather than the refurbishment of dwellings, there will be a retrospective 30-year limitation period.

  • Section 38 of the Building Act:

This section provides a statutory right of action for breach of a duty imposed by the building regulations, so far as it causes physical damage (either injury or property damage). The limitation period for breaches is extended to 15 years.

  • Claims against construction product manufacturers:

Where the use of defective construction products leads to the building being uninhabitable the limitation period will be 15 years. If the claim relates to a cladding product however, there will be a 30-year retrospective limitation period.

Other claims

  • There will be a new right for those with an interest in a dwelling to claim against construction product manufacturers where the product fails to comply with a relevant requirement, has been mis-sold or is inherently defective and the use of that product causes or contributes to the dwelling being unfit for habitation.
  • The High Court is able to make building liability orders against developers who have failed to meet a relevant liability under the Defective Premises Act 1972, or s38 of the Building Act 1984 as a result of a risk from fire spread or of structural collapse.
  • New build home warranties to provide cover for 15 years.

2. Remediation Costs

  • Part 5 of the Act deals with liability for costs of relevant defects, i.e. anything arising out of things done or used in connection with relevant works in the last 30 years or after that period to remedy a relevant defect which causes a risk to safety from fire or building collapse. A ‘waterfall’ approach is taken to liability – developers pay first, then manufacturers, then freeholders and then leaseholders last.

The provisions apply to buildings containing at least two dwellings that are at least 11m or 5 storeys high, but leaseholder owned buildings are excluded. It applies to any qualifying lease of a dwelling. i.e. one for more than 21 years granted before 14 February 2022 when at that date the dwelling was the leaseholder’s only or principal home and the leaseholder did not own more than 2 other dwellings.

No leaseholder will be liable to pay a service charge in relation to cladding remediation or relevant professional services. Additionally, service charges are excluded for costs of relevant measures relating to relevant defects (i.e. waking watches etc.) for which the landlord /developer associate is responsible, or where the landlord has a high group net worth, or where the lease is of lower value. Otherwise, charges will be limited by a £15,000 (London) or £10,000 (outside London) cap.

  • Additionally, Landlords are obliged to take all reasonable steps to find out if money for remediation works can be obtained by grant or from a third party, or else costs may be deemed to be unreasonable service charges.

3. New Regulatory Regime

  • Applies to ‘higher risk’ buildings, i.e. those of at least 18 metres or 7 storeys high. Provided the height threshold is met then draft regulations confirm that buildings in scope must contain at least two residential units (dwellings or other unit of temporary accommodation), or be hospitals and care homes during the constructions phase.
  • The Building Safety Regulator (“the Regulator”) will be the building control authority.
  • Building safety is to be considered at each stage of design and construction, with a ‘golden thread’ of information about each stage being maintained to ensure that building safety risks are managed throughout the building’s life.
  • An Accountable Person will be the duty holder and must register the building before it is occupied, apply for a Building Assessment Certificate, and proactively manage safety risks by way of a Safety Case Report which must be kept up to date and be submitted to the Regulator. Once registered the Regulator will manage the assessment process by ‘calling in’ higher-risk buildings. For new buildings, this is likely to be within six months of occupation, with existing buildings being called in in tranches from April 2024.
  • An amendment to the Regulatory Reform (Fire Safety) Order 2005 will require all Responsible Persons to record their fire risk assessments and only instruct competent persons to undertake these assessments. Closer collaboration with other Responsible Persons in the same building is also expected and in the case of residential higher risk buildings, Responsible Persons will need to co-operate with the Accountable Person.

The Building Safety Act - view our PDF


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Andrew Parker

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Forsters maintains Tier 1 ranking in eprivateclient’s Top Law Firms 2022

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We are pleased to have once again been recognised as a Tier 1 firm in eprivateclient’s ‘Top Law Firms’, a ranking of top private client law firms in the UK.

The firm’s top-tier position reflects the quality and breadth of its private client practice and the excellence of its lawyers. It is a well-deserved reward for the hard work of the team.

Click here to view the 2022 eprivateclient rankings (behind a paywall).

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Emily Exton

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