The Lifecycle of a Business – Talking Non-Disclosure Agreements

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Setting up and running your own business is an amazing achievement. It requires vision, creativity, motivation and stamina. On occasion, it can even bring you fame, riches and fortune. But it can also result in reams of paperwork and cause sleepless nights. And as someone once said to me about children “It doesn’t get easier, it just changes”, so the same can be said for your business throughout its lifecycle. From setting up to exit, it will force you to consider issues that you might not previously have known anything about and it will need you to make many decisions, sometimes very quickly. What it certainly is not is mundane.

With this in mind, the corporate team at Forsters, together with some of our specialist colleagues, has written a series of articles about the various issues and some of the key points that it may help you to know about at each stage of a business’s life. Not all of these will be relevant to you or your business endeavours, but we hope that you will find at least some of these guides interesting and useful, whether you just have the glimmer of an idea, are a start-up, a well-established enterprise or are considering your exit options. Do feel free to drop us a line or pick up the phone if you would like to discuss any of the issues raised further.

We’ve already discussed various topics, such as, set up, directors, funding, employment and shareholder-related matters, but now let’s concentrate on Commercial Contracts.

Talking Non-Disclosure Agreements

The use of confidentiality or non-disclosure agreements (an NDA) has come under press scrutiny over recent months, largely because of their abuse in relation to sexual harassment cases. Their use in the commercial and corporate world is, thankfully, far less sinister, but it is nonetheless important to understand how NDAs operate, when you might be asked to sign one and what you should look out for before signing one.

Why have an NDA?

In the corporate/commercial context, parties to a prospective transaction or commercial arrangement may need to disclose commercially sensitive business information to one another for the purposes of evaluating whether to enter into the transaction/arrangement. For example, a prospective investor who is considering providing funds to a tech company may insist on seeing ‘proof of concept’ or reviewing other competitive information prior to agreeing to invest. The tech company would of course be looking to protect itself against the prospective investor running off with its billion-pound idea. In a commercial scenario, a service contract will in all likelihood contain confidentiality provisions, but during the contract negotiations, a SaaS provider, for example, may need details about the prospective customer’s technical infrastructure or business processes in order to be able to tailor its service or evaluate whether it can in fact provide the service. In such a situation, it would be highly advisable for the prospective customer to seek the protection of an NDA.

An NDA aims to provide a level of protection for the party disclosing the confidential information (the Discloser) who is at risk of the information being:

  • used on an unauthorised basis;
  • misused to obtain a commercial advantage; or
  • accessed by unauthorised parties due to a failure to protect it.

At what stage is an NDA required?

A Discloser should ideally ensure that the party receiving the confidential information (the Recipient) is bound by adequate confidentiality obligations prior to its disclosing the sensitive information. Although making a disclosure prior to such obligations being in place is not necessarily fatal from a protection point of view, an NDA executed after a disclosure has already been made will need to expressly apply to any such disclosures; this could require jumping through some additional contract law hoops relating to ‘consideration’ and so should be avoided if at all possible.

What should an NDA include?

The structure and level of detail included in an NDA are generally driven by the type and sensitivity of information being disclosed (e.g. trade secrets or sensitive personal data), the reason for the disclosure, the identity of the Recipient (e.g. is it a large company with multiple employees and advisors or a single individual?), the Recipient’s standing in the market (e.g. is it a potential competitor of the Discloser?) and the timing of the exchange of information.

Some NDAs may be structured as full form agreements whereas others might take the form of a shorter form letter agreement but either way, the NDA should deal with the following elements:

What is classified as “confidential information”?

A Discloser is likely to prefer a broad, catch-all definition which identifies illustrative categories of confidential information, rather than an exhaustive or more precise definition which could result in loopholes.

However, information will not necessarily be deemed to be “confidential information” simply because it is defined as such in the NDA and attempting to capture non-sensitive information may result in the courts ruling that the NDA is unenforceable. The information in question must be worthy of some protection, for example because the Discloser may suffer damage if the information were to become commercially available to its competitors.

The parties will also need to clarify what is excluded from the definition. This will usually include information already in the public domain or developed independently by the Recipient.

What is the term or duration of the NDA?

This will depend on the particular transaction, but an NDA may endure indefinitely, for a specific term or it could terminate upon the occurrence of a particular event (such as completion of the Recipient’s acquisition of the Discloser’s company).

An indefinite term shouldn’t be included as a matter of course; the sensitivity of most confidential information will decrease over a period of time and in such a case, the courts may deem an ever-lasting NDA to be unreasonable. The parties should instead consider what would be a reasonable term in the context of their transaction/arrangement, taking into account the type of information, how long it is likely to retain its commercial significance and any security measures that the Discloser requires to be put in place.

How may the confidential information be used?

An NDA will likely detail the purpose for which the confidential information may be used, for example in the Recipient’s evaluation of a transaction.

It is also likely to include certain other circumstances when disclosure of the confidential information will not be deemed a breach of the NDA. For example, a Recipient should be permitted to disclose the confidential information if ordered to do so by a court or regulatory authority.

The Recipient’s treatment of the confidential information?

A Discloser may require the Recipient to implement certain security measures to safeguard the confidential information, which could include record-keeping obligations, protective software, restrictions on the number of physical copies that may be made and so on. The parties should try to strike a balance between the sensitivity of the information, the term of the NDA and the security measures the Recipient is required to implement, as it may be too onerous for the Recipient to be obliged to maintain costly security measures in respect of information that isn’t particularly sensitive.

The NDA may also provide that the Recipient must return or destroy the confidential information upon request by the Discloser or upon termination of the NDA. Again, the parties will need to strike a balance as the Discloser may want this requirement to be unconditional, whereas the Recipient may have a legitimate need to retain the information in case it is required to disclose it to a regulatory or other authority, or it may be impractical to destroy the information or guarantee to erase every last piece of data from all of its systems which may be stored on historic encrypted back-ups.

Consideration should be given to the treatment of information which the Recipient creates itself, but which derives from the disclosed confidential information, such as internal reports, notes, analyses and so on. This is likely to be a particular issue where the Discloser and Recipient operate within similar industries or even compete with one another. In the context of acquisition discussions which break down, the Discloser will want to ensure that these derivative materials are destroyed, lest they be used by the Recipient to develop a similar product or otherwise compete against the Discloser.

What are the remedies for breach?

When an NDA is breached, the Discloser faces the challenging task of proving the loss incurred, often complicated by questions of remoteness, foreseeability and mitigation. To address these challenges and ensure adequate protection, NDAs may include various remedies. For example, liquidated damages provisions set predetermined amounts which are payable upon breach. While, on the plus side, this enables complex evidentiary issues to be bypassed, the Discloser should take care that the agreed amount is not disproportionate to its legitimate interest, otherwise a court may rule that it is an unenforceable penalty.

Additionally, NDAs often expressly reserve the right for the Discloser to pursue equitable remedies, such as an injunction to stop the breach. In reality, it is these types of remedies which a Discloser is likely to want to pursue to prevent the confidential information from being circulated more widely, although once a breach has occurred, the damage has often already been done.

Restrictive covenants

Sometimes the Discloser requires an added layer of protection in the form of restrictive covenants to prevent, for example, the Recipient from soliciting the Discloser’s customers, employees and suppliers, particularly if they are an existing or potential competitor.

Health warning

In the main, Recipients have no intention of acting dishonourably, understand the need to enter into an NDA and are happy to comply with their confidentiality obligations. However, it is important to bear in mind that while NDAs serve as important legal tools in focusing the parties’ minds and deterring breaches through the threat of legal consequences, they are not absolute barriers against the unauthorised use or disclosure of confidential information and cannot physically prevent a determined Recipient from misappropriating your sensitive data.

Enforcement relies on the ability to detect the breach and pursue prompt legal action using the remedies provided for in the NDA. As such, it is recommended to seek legal advice to ensure that your NDA is tailored for your transaction/arrangement and includes remedies relevant to your particular circumstances, while also using those tried and tested terms that the courts have ruminated over time and time again. Using such terms helps to create certainty between the parties and their legal advisors as to what is meant by the provisions and also assists the courts, in the event of a dispute, to correctly interpret the terms of the NDA and make an appropriate order.

If you have any queries about the above or wish to discuss your NDA requirements in more detail, please get in touch with your usual Forsters’ contact or any member of the Forsters’ Corporate team.

Disclaimer

This note reflects the law as at 24 May 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

Diversification opportunities for farmers following recent planning changes

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There has been some good news for owners of farms and estates with the government confirming a series of reforms to permitted development rights under Classes Q and R of the GPDO 2015 which will make diversification and growth on farms and estates easier.

Class Q covers the change of use from agricultural buildings to dwellinghouses, and Class R covers the change of use from agricultural buildings to various commercial buildings. The new reforms introduce the following changes:

  • An increase from five to ten on the maximum number of residential dwellings which can be created from a barn conversation;
  • An increase from 865m2 to 1,000m2 on the total permissible floorspace for residential dwellings created from barns, with a limit of 150m2 per individual unit;
  • The ability to construct small single storey extensions to barns (subject to certain size constraints);
  • An extension of the permitted uses to which agricultural buildings can be converted under Class R. The new permitted uses include outdoor sport and recreation facilities, larger farm shops, and farm training centres; and
  • An increase from 500m2 to 1,000m2 on the limit to the total internal floorspace of buildings that can be converted under Class R.

As of 21 May 2024, all of these changes have now taken effect. However, it is worth noting that the changes will not apply to ‘Article 2(3) land’ such as National Parks, World Heritage Sites, the Broads, Areas of Outstanding Natural Beauty, or conservation areas. In addition, the changes are subject to a number of more specific parameters, limiting their scope in places.

The changes have come as a result of the Department for Levelling Up, Housing and Communities’ consultation on introducing additional flexibility to the agricultural sector, published last year. The intention behind the changes is to encourage greater housebuilding and commercial development on farms, areas which have typically lagged in light of stringent planning requirements. It will also help create new sources of income, diverse business opportunities and increase the value of property. It remains to be seen whether the major parties will commit to any further changes to permitted development rights going into the upcoming General Election, but the recently published DLUHC consultation on changes to permitted development rights certainly indicates that this could be the case.

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Forsters shortlisted for ‘Solicitors Firm of the Year’ at the 2024 ERMAs

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We received the exciting news today that Forsters has been shortlisted as a finalist in the ‘Solicitors Firm of the Year’ category at the News on the Block Enfranchisement and Right to Manage Awards 2024.

Celebrating its 15th anniversary, we are delighted to participate and be recognised in this prestigious awards ceremony. Well done to our Enfranchisement Team in securing this shortlisting, and good luck to all the other finalists.

We look forward to the award ceremony, and celebrating the excellence in our industry, on 11 July at Leonardo Royal Hotel, St. Paul’s.

Click here to view the full shortlist.

ERMAs

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Amy France speaks to CoStar on how investors are finally waking up to the potential of care homes

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Published as one of CoStar’s expert opinions, Amy France discussed the big supply-demand imbalance the private sector can plug and how investors are finally seeing the potential in care homes.

The gaping supply-demand imbalance for care homes has now reached acute levels, yet delivery has been slow and investors have been reticent in making serious moves into the asset class. However, numerous factors and a succession of significant deals indicate that in the first quarter 2024, sector activity is picking up and looks set for a period of sustained growth.

According to the Office for National Statistics, the proportion of the population over 85 years old in the UK is forecast to more than double over the next three decades, from 2.5% in 2021 to 5.2% in 2051. Research from Knight Frank has found that by 2035 there will be a shortfall of 58,000 beds across the later living sector and that by 2050 an additional 350,000 older people will potentially need a care bed, which indicates an even greater acceleration in the demand for more beds.

Read the full article published on 29 May 2024 on CoStar’s website here.

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Private drainage systems on third party land – all the information you need at your disposal…

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Buying a property with a private drainage system, such as a septic tank, comes with an array of factors to consider. However, those factors are amplified when the system is located on land that is not part of your property.

The first and most pressing concern is to understand how a system on third party land works (for example, who uses it, rights to use it, access for maintenance, splitting maintenance costs). 

You also need to consider whether the drainage system complies with the General Binding Rules.

How the drainage system works

Where a drainage system is located on third party land it may either be used exclusively by your property, or sometimes is shared with neighbouring parties.

Where the drainage system is located on neighbouring land you should ask the question:

‘Does the title to the property have a sufficient legal easement for use of, and access to, the  drainage system (for repair and maintenance)?’

The length of time the drainage system has been there should also be considered. There may be the possibility of acquiring an easement due to a long historic period of use. If this is the case, and you are buying the property in question, you should obtain a statement of truth or statutory declaration. The statement can be from the seller, or the neighbours on whose land the drainage system is located (if amenable and with sufficient period of knowledge), which will confirm the length of use. This will support an easement application at the Land Registry.

If the drainage system is shared with neighbouring properties you should make enquiries as to how many share the system, any maintenance regimes and costs, and consider a survey to ensure there are no issues.

The General Binding Rules

Drainage systems can either be:

  • Cesspits/cesspools – these are sealed tanks that collect effluent, but don’t discharge any liquid residue to the surrounding land.
  • Septic tanks – these collect effluent and historically then filter liquids out over a ‘soakaway’ or ‘drainage field’. Soakaways are no longer permitted and need to be upgraded to a drainage field. It is also illegal to discharge effluent into a watercourse from a septic tank without an environmental permit. Without such a permit, the septic tank would need to be upgraded to a sewage treatment plant (mentioned below) or connected to the public foul sewer, however this may not be possible. 
  • Sewage treatment plants – these clean the effluent to a greater degree, and so can sometimes discharge into ditches or watercourses. 

The General Binding Rules (the guidance to which was most recently updated in 2023) govern situations where a septic tank or small sewage treatment plant discharges waste water to surface water (such as a stream or other watercourse). They therefore do not apply to cesspools.

Where a drainage system which is subject to the General Binding Rules doesn’t comply with them, the person responsible for it must either connect it to a public foul sewer, or change the system so that it complies. If neither of these things are possible, the operator must apply for a permit. Note that a permit won’t be granted if the Environment Agency think it is reasonable for the operator to connect to the public foul sewer, or that it could meet the General Binding Rules by making changes to the system.

The guidance to the General Binding Rules particularly notes that, in the case of septic tanks, prior to a sale an agreement taking responsibility for the replacement or upgrading of the septic tank should form part of the sale negotiations.

Once you have determined that the General Binding Rules apply, which ones the system needs to comply with depends in part on when it was installed. The key dates are:

  • discharges starting before 1 January 2015
  • discharges that started after 1 January 2015 but before 2 October 2023; and
  • discharges starting after 2 October 2023. 

Some of the rules apply to all discharges irrespective of when the system was installed. Examples include:

  • limits to discharge volumes
  • the type of waste that may be discharged; and
  • ensuring that any discharges are not in a groundwater source (protection zone 1) without an environmental permit. 

On a sale, it is therefore important to determine the nature of the drainage system in order to assess whether the General Binding Rules apply, how the system complies with them, and if an agreement for upgrading or replacing the system will be needed. 

Please note that building regulations and planning permission may also have been, or will be, needed for any drainage system. 

Key takeaways:

  • If the drainage system is on third party land, it is important to establish that there are adequate rights to use it.
  • The application of the General Binding Rules depends on the nature of the drainage system and the date of commencement of discharges.
  • It may be necessary to agree to upgrade or replace any non-compliant septic tank as part of a sale.

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The Leasehold and Freehold Reform Act 2024

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On 24 May 2024, the Leasehold and Freehold Reform Act (the “Act”) was the last act passed in the current Parliament, and, quite possibly, by this Government. It was pushed through the Commons at speed to ensure it received Royal Assent before Parliament was prorogued. The debate of the House of Lords amendments started at 19:21 and 11 minutes later all 67 amendments were passed. Parliament was prorogued at 20:46.

It is striking that the Act grew from 65 clauses and 8 schedules to 124 clauses and 13 schedules during its passage through Parliament. That speaks to the complex and technical nature of the matter area; but equally raises questions about the scrutiny those amendments received.

In the course of the debate, Sir Peter Bottomly praised Michael Gove for “getting a grip of the horrors in residential leasehold.” However, it remains to be seen whether the Leasehold and Freehold Reform Act and indeed Michael Gove’s legacy will stand the test of time. The new Act’s journey into the statute book has obvious parallels with the Landlord and Tenant Act 1987. The 1987 Act was also rushed through by a Conservative government three days before the dissolution of Parliament in the build up to the General Election of that year. It is widely regarded as one of the worst examples of legislative drafting and has a resulted in significant amounts of often unnecessary litigation for tenants and landlords alike. Unfortunately, there is scope for the new Act to go the same way.

Much of the commentary so far has focused on what is not in the Act. Michael Gove’s plan to remove ground rent for existing leaseholders or cap it at £250 was the most high-profile absentee. However, the ban on forfeiture of long residential leases and the introduction of commonhold also ended up on the cutting floor.

So what now? The Act is, of course, not yet in force. The parts of the Act that amend the Building Safety Act 2022, and deal with rent charge arrears, will become law on 24 July 2024. The remainder of the Act (including the 990 year lease extension, the new ‘standard valuation method’ (which will make it less costly for leaseholders to extend their lease or buy the freehold), the tenant’s right to buy out its rent, the ban on leasehold houses and the changes to service charge demands to make them more transparent) will be commenced by the Secretary of State via statutory instrument.

As Parliament is now in purdah, this responsibility will fall to the next government. The question of how the deferment and capitalisation rate should be fixed is complicated, politically charged and is highly likely to result in a human rights challenge. However, given the broad cross-party support for the Act, there is little doubt that the next government will grasp the nettle and bring the Act into force. When exactly this will be is anyone’s guess. Perhaps the most realistic guide is Baroness Scott’s 1 April 2024 written response, which estimated that the majority of the reforms would come into effect during 2025-2026.

In the interim, the leasehold enfranchisement industry remains in purgatory, although we now at least have an Act. For now, all we can do is work together to ensure that the new legislative landscape is understood as clearly as possible, so we are ready for the new Act when it becomes law.

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James Carpenter

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Louise Marin-Bataller shares her thoughts on ‘Plugging the affordability gap’ with Property Week

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In Property Week’s article titled ‘Plugging the affordability gap’, Louise Marin-Bataller from our Commercial Real Estate team shares her thoughts on social rented homes.

Louise Marin-Bataller, senior associate and property specialist at law firm Forsters, calls for an increased focus on provision of homes for tenants. “If the provision of social rented accommodation was increased significantly, this would take many more people away from the complicated elements of the affordable sector,” she says.

“Providing sufficient volumes of accommodation with a rent of 50% market value is going to require significant funding from central and local government. But with the Affordable Homes Programme allocating £11.5bn of funding from 2021 to 2026, and prioritising social rent, this should help registered providers increase supply.”

Read the full article, and hear the thoughts of other industry experts, on Property Week’s website here.

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Helen Streeton features in BTR News’ Legal Perspective: five minutes with Forsters Head of Build to Rent

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Helen Streeton, Head of Build to Rent at Forsters, recently sat down with BTR News to discuss her role at Forsters, the challenges facing the industry and the future of the sector.

In the interview, Helen discusses her 30 year career in real estate and the different challenges and opportunities she has come across over this time. From the affordability of UK housing, the sense of community that Build to Rent can bring, and the Renters Reform Bill, Helen shares her thoughts on key considerations in the market – you can also find out a few fun, non-property related facts about her too!

To read the interview in full, please visit BTR News, here.

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Is the UK housing market facing the prospect of rent controls? Louise Marin-Bataller shares her thoughts with IPE Real Assets

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Louise Marin-Bataller, Senior Associate within our Commercial Real Estate team, has shared her industry reactions to The Renters Reform Bill with IPE Real Assets in a feature named ‘Is the UK housing market facing the prospect of rent controls?’

Louise questions “how long could a reform of the court system take? Will it ever happen and will section 21 ever go?” It seems unlikely during the current government’s lifetime.

There are many other aspects to the Reform Bill, however, which might still have implications if not further amended. Worries around the private student housing market appear to have abated, which is lucky as some of the original proposal regarding changes to notice were quite simply “a minefield” in Marin-Bataller’s opinion.

She remains worried about proposals to stop landlords accepting more than one month’s rent in advance. This could cause problems for foreign renters or those with bad credit histories, who “would normally get around the credit referencing issue by paying six to 12 months’ rent in advance,” Marin-Bataller says. “What will happen to this group of people, particularly when some have suggested that guarantors should also no longer be allowed?”

Tenants could clearly benefit from landlords being unable to service notice to terminate a lease until six months into the lease term. But unless proposed amendments are accepted, “landlords could be faced with notices served on day one by tenants resulting in short-term lets of two months”. Marin-Bataller wonders: “Will this ultimately lead to landlords leaving the PRS?”

Real the full article, alongside comments from other industry leaders from the BPF, Get Living and Nido, on IPE Real Assets’ website here.

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The Lifecycle of a Business – Commercial Contracts: Key Features

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Setting up and running your own business is an amazing achievement. It requires vision, creativity, motivation and stamina. On occasion, it can even bring you fame, riches and fortune. But it can also result in reams of paperwork and cause sleepless nights. And as someone once said to me about children “It doesn’t get easier, it just changes”, so the same can be said for your business throughout its lifecycle. From setting up to exit, it will force you to consider issues that you might not previously have known anything about and it will need you to make many decisions, sometimes very quickly. What it certainly is not is mundane.

With this in mind, the corporate team at Forsters, together with some of our specialist colleagues, has written a series of articles about the various issues and some of the key points that it may help you to know about at each stage of a business’s life. Not all of these will be relevant to you or your business endeavours, but we hope that you will find at least some of these guides interesting and useful, whether you just have the glimmer of an idea, are a start-up, a well-established enterprise or are considering your exit options. Do feel free to drop us a line or pick up the phone if you would like to discuss any of the issues raised further.

We’ve already discussed various topics, such as, set up, directors, funding, employment and shareholder-related matters, but now let’s concentrate on Commercial Contracts.

Commercial Contracts: Key Features

The principal purpose of a commercial contract is to set out the terms which have been agreed between the parties. Some of the terms may vary depending on the legal framework of the contract (for example, whether it’s a B2B (business-to-business) or B2C (business-to-consumer) contract), while others may depend on the type of contract in question (for example, whether it is a supply contract, a distribution agreement or some other type). Certain terms may be subject to negotiation between the parties, whereas some terms may be agreed extremely easily. What is important is that the parties completely understand exactly what they are agreeing and that the contract clearly sets out the terms agreed. This can reduce the risk of disagreement, and (potentially) costly litigation, at a later date.

In this article, we take a brief look at some of the key commercial terms. (Note that the legal requirements to create an enforceable contract are not discussed).

1. Consideration

This is the price payable for the goods or services. It can be calculated in a number of different ways, for example, a cost per item, payment per month, a percentage of turnover or by reference to other parameters.

If a price needs to be calculated, the calculation mechanism should be clearly expressed in a way that can be easily worked out. Including a worked example, which has been agreed between the parties, may be advisable where a particularly complex pricing mechanism applies. In such a situation, we strongly advise speaking to your legal advisors who will be able to assist you in the drafting of such provisions.

There may be different components which are either included or excluded from the price (for example, delivery costs, certain maintenance services, upgrades and so on) and it is important to ensure that the contract accurately reflects these. Separately, there is the issue of VAT; generally, if a contract is silent on VAT, a stated price is deemed to be inclusive of VAT.

The timing of any payment should also be considered and set out.

2. Services

The obligations of each of the parties to the contract and the services to be delivered will need to be agreed and included. These can be extremely detailed and lengthy and, in such a case, they may be included as a schedule to the contract.

The obligations on a party can vary by degree, from absolute obligations that must be carried out, through to a party agreeing to try to carry out certain obligations by agreeing to use “reasonable endeavours” to do so (for more information about “endeavours” clauses, please see here). In some cases, a party may have a discretion as to how and when it must meet an obligation.

The parties should think about the level of obligation agreed and the consequences of any breach. For example, where the breach is particularly serious or the obligation is so important that a breach would render the contract pointless, the non-defaulting party may want the ability to be able to terminate the contract immediately. In other cases, a refund of part of the fee, the provision of an alternative option or the remedying of the breach at no cost to the non-defaulting party may be sufficient.

3. Term

The term is the time period for which the contract applies. Contracts can be for a fixed term (for example, 12 months following which the contract will automatically terminate) or a rolling term (for example, an initial 12-month term which automatically renews for successive 12-month terms until one of the parties actually terminates the contract) or both(!) depending on the nature of the contract.

Where parties are entering into a new contractual relationship, for example, a new supply contract, it may be advisable to initially agree a short fixed term, thereby limiting the risks inherent in a new relationship. Conversely, there may be certain contracts that require consistency and continuity and so a longer term may be preferable.

4. Termination

Contracts can provide expressly for circumstances in which the parties can terminate a contract. These may apply in addition to, or to the exclusion of, any other rights of termination that arise in law.

The parties should carefully consider and agree the circumstances in which a party can terminate the agreement. Common provisions include termination for breach, if a party suffers insolvency or where there is no cause but reasonable notice is given (the length of the notice period is often set out in the contract).

There may be circumstances in which certain actions are needed to be carried out on termination of the contract or shortly thereafter. These could include, for example, having to provide final accounts, a handover process, being obliged to return certain information, etc., and any such requirements should be clearly set out in the contract.

Termination of a contract may not necessarily terminate every provision in the agreement; there may be certain clauses that the parties intend to continue even though the contract has otherwise terminated (for example, limitation of liability clauses, confidentiality provisions and restrictive covenants).

5. Indemnities

This is an agreement by one party to “make whole” another party in respect of any loss that other party suffers, either in specific circumstances under the contract or generally.

A party should consider carefully whether it wishes to give an indemnity and the consequences of the same. If an indemnity is to be included, the parties need to ensure that the wording accurately reflects what is agreed between them and the party providing the indemnity may want to include certain safeguards, such as financial caps, and ensure that the provision is tightly drafted.

6. Limitations on liability

Most contracts will contain provisions that seek to exclude or limit a party’s liability under the agreement, such as stating that a party’s liability shall not exceed a total sum of £x, specifying the type of claims a party can (and cannot) make, setting time limits within which claims can be made and so on.

These clauses are often heavily negotiated as the parties are on opposing sides of the discussion and the result will go to the level of financial protection that each party will have during the contract term.

Wider considerations are also likely to come into play as such provisions are often subject to other legal controls. For example, the exclusion of liability for certain losses may be prohibited by law or a limitation clause could be void if a court considers it to be unreasonable.

Ultimately, the terms of a contract will vary from contract to contract and the emphasis will be different depending on the substance of the commercial agreement. Taking legal advice when drafting such contracts or putting in place a template contract or set of terms and conditions is recommended and will ensure that the key terms are covered, are drafted clearly and correctly and that any “legal” issues are dealt with.

If you have any queries about the above or wish to discuss your commercial contracts or any part of them in more detail, please get in touch with your usual Forsters’ contact or any member of the Forsters’ Corporate team.

Disclaimer

This note reflects the law as at 16 May 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

Naomi Trinh
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The key to a successful country home or farm sale – Adam Saunby shares his insights

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Adam Saunby joins Matthew Allen and Richard Gadd of Fisher German, on their podcast ‘Fisher German Talks’, to share his insight and expert analysis of the rural property market.

In the podcast, Adam highlights the importance of thorough preparation before properties are marketed. He covers:

  • Pre-sale preparation
  • The importance of site visits
  • The conveyancing process
  • Replies to enquiries
  • Preparing a data room
  • Drafting the contract
  • Holdover for crops and farm machinery auctions
  • Overage and its complexities
  • Key challenges in the process

You can listen to the full episode here.

If you are preparing to sell your country home or farm and would like expert advice on the process, please do give Adam or a member of our Rural Land and Property team a call.

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The rise of the Branded Residence

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True to its name, a Branded Residence is a property attached to a brand. Historically, we’ve predominantly seen renowned hotel brands absorbing the lion’s share of the market: Six Senses/The Whiteley, The Four Seasons/Twenty Grosvenor Square, Raffles/the OWO, the Peninsula/the Peninsula Residences, to name but a few.

Recently, other well-known names have started to move into the market: fashion designers, car manufacturers, jewellers and even luxury restaurants are demanding a place at the branded residence table.

Why invest in a Branded Residence?

These prestigious brands have a track record in the highest levels of customer care, hospitality and amenities, resulting in, quite literally, all singing all dancing accommodation – residential living with the services, facilities and luxuries of a hotel.

Never has the word “turnkey” been more apt than for a hotel branded residence. Need your car? The valet will have it at the entrance before you’ve made it downstairs. Staying in the UK intermittently/for short periods at a time? Someone will stock your groceries before you arrive. Looking for somewhere to eat? The concierge knows a place – and can get you a table, at short notice. And that doesn’t even cover the world-class gyms, swimming pools, spas, private dining rooms, private cinemas, not to mention the highest levels of security… the list goes on.

On top of this, there is of course the fact, that by aligning themselves to a particular property/development, these brands are accepting a certain level of responsibility with regard to the running and overall “feel” of a building, often beyond their contractual duties; there is automatically a reassurance as to the quality and management. Whilst there is likely to be an independent managing agent “running” the residential aspects, it is likely be the household name that people remember and automatically associate with the property, wrongly or rightly and for good or bad reasons. This offers comfort to buyers – they are not just purchasing a property, they are investing in a trusted brand.

What are the legal implications?

The agreement for lease (i.e. the purchase contract) and the long residential lease which would need to be entered into by buyers on completion are likely to be very similar to those seen on a high-end new build estate without the branded element. The legal paperwork will often be more detailed than that of a second-hand sale and purchase in order to:

  1. cover the ongoing development;
  2. deal with snagging/the Seller’s pre-completion obligations;
  3. address any other complexities across the site; and
  4. take into account any third party operator involved (such as a hotel brand).

That said, there is unlikely to be a significant amount to consider legally on the branding side. This can be positive (global brands often means hugely complex, sensitive and probably confidential agreements) but ultimately this is simply because it is unlikely that a brand operating at this level will agree to enter into a direct contractual relationship with individual buyers.

Given that the majority of “new” long residential leases are granted for a term of 250 – 999 years, it is understandable that these companies are unwilling to be held to ransom for the duration of these leases which often vastly exceed the term of the agreement between the freeholder/superior landlord and the brand in question. In some instances, developers (and/or the brands themselves) may even require a waiver signed by the buyer, confirming that they understand the brand could withdraw from the estate in future.

The considerations are largely commercial and, as one might expect, tend to relate to the costs involved. A luxury brand is likely to come with a luxury price tag, not to mention luxury services and therefore, luxury service charges. Service charge deposit deeds requiring 6 – 12 months of service charge on account are often required by management companies at this level, employing concierge teams of the highest calibre costs money and buildings insurance on these schemes isn’t cheap.

In conclusion, branded residences offer a harmonious blend of luxurious living and hotel-style services. With turnkey convenience, world-class amenities, and the assurance of a trusted brand, buyers invest not only in property but also in a lifestyle. While, as a potential buyer, considerations on the branding side are likely to be more commercial than legal, buyers should be sure to appoint a lawyer who is well-versed in the intricacies of new developments/off-plan paperwork, and of course be prepared for the potential costs of such a high-end living experience.

Georgina Haddon
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Understanding Biodiversity Net Gain: part two – landowners

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With many environmental factors and new green legislation for the real estate industry to consider, we continue to focus on Biodiversity Net Gain in the second of our two-part special.

In part one, we discussed Biodiversity Net Gain obligations imposed by the Environment Act 2021 through the lens of developers; today in part two, we focus on landowners. Alongside Polly Montoneri, Partner in our Rural Land and Business team, and Planning Associate, Sophie Smith, we talk about the impacts of Biodiversity Net Gain obligations and the challenges landowners are faced with.

Read more about Real Estate Sustainability here.


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Louise Irvine

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Five factors shaping the future of landed estates: Henry Cecil quoted in Spear’s

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Henry Cecil and other industry experts have provided their insight on the future of landed estates to Spear’s.

The article, ‘Five factors shaping the future of landed estates’, discusses various challenges and emerging trends in the management and ownership of landed estates. Henry’s key takeaways are summarised below:

Legislative Changes

  • The phasing Basic Payment Scheme (BPS) has previously acted as a safety net for farmers and crofters by supplementing their main business income, but it also presents a challenge for in-hand estates.
  • It could lead to significant opportunities with new streams of income in natural capital markets.

Diversification

  • There is a growth in interest for landowners wanting to enter into natural capital markets, ranging from biodiversity net gain projects to nutrient neutrality and exploring landscape recovery schemes.
  • There has been an expansion in the scope of Agricultural Property Relief which now includes environmental land management schemes. This is a step in the right direction for landed estate owners to have confidence to enter natural capital markets.
  • With diversification on the rise, there are growing opportunities in renewable energy and other emerging markets.

Climate Change

  • There is an increase in flooding in parts of the UK at the moment. While it is area dependent, estates must prepare for changes in response to environmental and climate shifts.

Global Ownership

  • Although British farmers and entrepreneurs make up the majority of buyers and sellers, there has been a recent uptick in interest from American buyers.
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Forsters’ CTE team support the inaugural Junior Litigators Forum

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Head of Contentious Trusts and Estates, Roberta Harvey will be chairing the inaugural Junior Litigators Forum, hosted by ConTrA and Informa Connect.

Taking place from 9-10 May 2024 at The Grand Hotel in Birmingham, the conference will bring together junior litigators to discuss issues surrounding trusts and estates. The agenda will be delivered by senior industry figures and rising stars, including topics such as:

  • Keynote sessions delivered by HHJ Paul Matthews and Ellen Radley (Forensic Document Examiner).
  • Debate: Will challenges get easier every year (and so they should).
  • It’s a free country: testamentary freedom verses forced heirship Professional negligence in wills, trusts, and probate.
  • When the gloves come off: dirty tricks in litigation and how to deal with them.
  • Trustee blessing applications and other useful directions.
  • Building your personal brand.

Senior associate, Ashleigh Carr, will be giving the ConTrA address alongside her ConTrA Co-Chair James Lister, Partner at Stevens and Bolton.

Chambers High Net Worth Awards 2024: Forsters shortlisted for Residential Property Team of the Year

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Forsters have been shortlisted for ‘Residential Property Team of the Year’ at the Chambers High Net Worth Awards 2024.

The awards reflect the team’s achievements over the past 12 months including their outstanding work and excellence in client service. The awards honour law firms across the world and we are delighted to be recognised.

The winners will be announced on 11 July.

HNW Awards Shortlist

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Lucy Barber

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Spear’s Legal Indices: Forsters’ Landed Estates lawyers retain their Top Recommended status

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Forsters Partners Henry Cecil, Andrew Lane, Rupert Mead, Polly Montoneri and Consultants Penny Elliot and Christopher Findley, have retained their ‘Top Recommended’ status in the latest Spear’s Legal Index.

The Spear’s rankings showcase the highest calibre of landed estates lawyers, advisers who can support their clients on wide ranging issues, from tax and succession planning to land development and diversification.

The full listing can be viewed here.

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Owen Spencer quoted in Property Week on the increase of film and TV studios in the North

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Owen Spencer, Counsel in our Commercial Real Estate team, has been quoted alongside other industry experts in Property Week’s article discussing the increase of film and TV studios being developed in the North.

The article ‘Northern Hollywoods’ reports that several film and TV studios are set to significantly increase production capacity in the North of the UK, and explores the reasons to drive development in the North.

When most people think about the film and TV industry, their minds turn to Hollywood’s rolling hills or maybe Manhattan’s skyline. Increasingly, however, US production companies, among others, are choosing to shoot in the UK, attracted by a variety of factors including tax breaks and highly skilled production staff.

Owen adds that while living and working in the North has many attractions, being dependent on one studio would not appeal to everyone. “It will be a key challenge for new studios to train and bring forward their own skills pathways,” he says.

The full article, published on 26 April 2024, can be accessed here, behind a paywall.

Victoria Du Croz speaks to Property Week on the slow path to planning reform

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Partner and Head of Planning, Victoria Du Croz, met with Property Week to discuss the planning system and the government’s decision to increase application fees.

Many people attribute delays in the planning system to under-resourced local planning authorities. However, the government’s solution – to increase planning application fees at the end of last year – caused an outcry among developers, with many rushing to submit applications before the fees hike.

Much of the outcry focused on the government’s refusal to ringfence income from the increased fees so that it could only be spent within the planning department of the local authority. Given how cash-strapped local authorities are, it would be understandable if income generated from fees was diverted to prop up other council services.

In practice, this means many developers are paying the increased application fee and are still being asked by local authorities to enter into a planning performance agreement (PPA). PPAs will usually set out an agreed programme for determination, including commitments on officer engagement in return for the developer paying a fee.

However, what can a developer do if the local planning authority does not keep to the determination programme set out in the PPA or fails to ensure a sufficient level of officer involvement? Many are calling for PPAs to have more teeth, but in practice what penalty could there be other than requiring the local planning authority to return the PPA fee?

The developer still would not have any certainty over the determination period, and the local planning authority would have to return money it has probably already spent.

The full article, published on 18 April 2024, can be accessed here behind the paywall.

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Victoria Du Croz

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