Lucy Barber shares her views with The Times on Land Registry delays

A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

Across England and Wales, countless homeowners are facing stress and uncertainty when submitting applications with the Land Registry. Due to longstanding delays, and lack of staffing or funds, property owners are seeing transfers and registrations of ownerships taking at least a year or two to be registered, having to turn to their solicitors to help prove ownership to complete simple tasks like setting up utilities. For other concerns, like removing restrictive covenants, even after waiting years there can be no end in sight.

The backlog is partially due to stamp duty holidays during the pandemic leading to an increase in the numbers of registrations, but can also be attributed to a need for technical experts. When plans are assessed by a caseworker, years after the fact, any irregularities on plans or plots that need addressing become ultimately more difficult – the sellers won’t be around to help.

Speaking to The Times, I explained how we frequently see delays affecting our clients.

“One of my team checked to see how long it would take to register a simple freehold transfer [of ownership] and they were getting return dates of 2025 or even 2026. If you’ve got a freehold transfer, it’s a 50/50 chance it’ll come back quicky. If you’ve got a new lease for a home on a development you bought off-plan [before it was built], that’s almost certainly going to be a two-year wait before you’re registered as the owner.

Lots of people still feel very uneasy about the fact they are not yet the registered owner of their property. They also can’t send evidence to local authorities or utility companies that they own the property unless they’ve got a letter from their solicitor. We are writing lots of letters saying ‘we acted for this person and can confirm they purchased this property on that date’.”

Applicants can ask for prioritisation in some instances, but this doesn’t solve the overall backlog and delays. The industry is doing all it can to help the Land Registry and property owners, but more support is needed.

Read the full article here in The Times.

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UK Government opens Electronic Travel Authorisation (ETA) scheme to non-European nationals

An ETA gives you permission to travel to the UK, providing digital evidence of pre-arrival clearance similar to those already in place in Australia, Canada, New Zealand and the USA. It does not constitute a visa or immigration permission.

All international travellers including non-visa nationals will need permission in advance to enter or transit through the UK with the exception of:

  • British nationals
  • Irish nationals
  • Individuals already holding a UK visa
  • Persons legally resident in Ireland who do not need a visa to visit the UK, if entering the UK from Ireland, Guernsey, Jersey and the Isle of Man.

Timing

The ETA has already been rolled out to Gulf Corporation Council visits and is now expected to open to eligible non-European visitors from 8 January 2025. Eligible European nationals will be able to apply for the ETA from 5 March 2025, with a mandatory requirement from 2 April 2025.

Why is the UK government introducing the ETA scheme?

At present, non-visa nationals do not require pre-clearance for short stays or transit through the UK and advance passenger information is restricted to that provided by carriers from flight date. This means that UK border control and law enforcement authorities have little information and time to assess whether a risk is posed in advance of an individual arriving in the UK. The ETA is intended to provide the UK with an opportunity to pre-assess whether a traveller presents a security or other risk, reduce queuing times on arrival and improve the arrival experience to the UK. The EU is due to implement a similar scheme called European Travel Information and Authorisation Scheme (ETIAS) in 2024 (deferred from November 2023) which will operate in a similar way to the ETA and will require UK citizens not holding a visa issued by an EU Member State to hold valid clearance prior to travel into the Schengen Area.

Applying for an ETA

The procedure is promised to be simple and fast. Applicants (including children) will need to apply by either using the UK ETA app, or by completing an online application form. Applicants will need to provide their personal details, passport information, travel itinerary, email address and answers to questions about criminal offences and immigration history. It is intended that applicants will eventually provide fingerprints remotely through the use of an app. The Home Office have been running feasibility trials of fingerprint self-upload technology. This information will be checked against Home Office systems and international security data to determine whether the individual is cleared for visa-free travel to the UK. The ETA application fee will cost £10 per applicant.

Individuals will receive notification of ETA approval by way of email. It is advisable for travellers to carry a print out of this email with them when travelling to the UK. The ETA itself is not a physical document but will be electronically linked to the passport they applied with and this passport must be used for travel into the UK. ETA holders are expected to use the ePassport gates (if eligible) or see a Border Force officer when arriving in the UK.

An ETA will last for two years and can be used for multiple visits to the UK. If an individual renews their passport before their ETA expires, they will need to apply for a new ETA.

When to apply?

Applications will need to be submitted with sufficient time to present the ETA approval to their carrier before travelling to the UK. Decisions will typically be made within three working days of submission however decisions may take slightly longer if further checks are required. Travellers are advised to apply earlier if possible and not to book travel until the ETA has been approved.

What will happen if ETA approval is not secured before travelling to the UK?

All Airlines and travel carriers will be under an obligation to ensure they have checked a traveller’s ETA prior to departure to the UK. Individuals requiring an ETA who travel without one may face a penalty charge and delays on arrival at the UK border.

It will also be a criminal offence to knowingly arrive to the UK without an ETA if one is required.

What happens if an ETA is denied?

The Immigration Rules require that ETA must be refused where the applicant has previously been sentenced to imprisonment for more than 12 months, been convicted of a criminal offence within the previous 12 months, breached UK Immigration Rules in the past, or has other adverse character, conduct or associations, among other reasons.

If an ETA is refused, the individual will need to apply for either a standard visitor visa to visit the UK, a Temporary Work – Creative Worker visa to come to the UK as a creative worker, or a Transit visa, to transit through the UK. We would expect the Home Office to set out the reasons for refusal in writing, and these should be taken into account when preparing a visitor visa application.

For further information please contact our UK Immigration team, or your usual Forsters contact.

UK Government opens Electronic Travel Authorisation (ETA) scheme to non-European nationals

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Family Limited Partnerships: A lifeline in the IHT storm

Yachts navigating Atlantic US and UK

The US and the UK are separated by the vast and tumultuous waters of the Atlantic Ocean. Those with connections to both countries will often find themselves rowing against the tide between two very different and complex regimes. With the right specialist advice, they can navigate the cross-border challenges safely and make the best use of planning opportunities.

Understand the issues, avoid the traps, and discover ways to plan ahead in our Navigating the Atlantic series for US-connected clients.

In this instalment, we consider the impact of changes to UK inheritance tax (IHT) on the use of trusts by UK resident Americans and explore the use of family limited partnerships (FLPs) as an alternative vehicle for wealth planning.

Impact of proposed changes to IHT from April 2025

Changes to IHT that are due to take effect on 6 April 2025 will be a significant concern to many UK resident Americans. After ten consecutive (or ten out of the prior 20) tax years of UK residence, those who come to the UK from the US will become exposed to IHT on their worldwide assets. IHT is charged at a flat rate of 40% on death to the extent that the value of the deceased’s estate exceeds his or her available ‘nil rate band’ (NRB) amount of up to £325,000.

While those who are US citizens or domiciliaries will already have a worldwide exposure to US estate tax at up to 40% on death (and, in principle, the treaty between the US and the UK should prevent double taxation) the UK exposure represents a real additional tax cost. This is down to the size of the US federal estate tax exemption that is currently available to US citizens and domiciliaries, of up to $13.99m per individual in 2025. In effect, the worldwide IHT exposure gives rise to an additional tax liability equal to 40% of the difference between the available NRB amount and the available US estate tax exemption of the deceased (or the total value of their estate if it is less than the available US exemption) on death. Based on a USD:GBP exchange rate of 1: 0.8, this represents a real additional tax cost of up to $5.43m per individual estate.

Historically, many UK resident Americans who were expecting to remain in the UK long enough to acquire a worldwide exposure to IHT (which would occur after 15 years of UK residence under current rules) would have taken steps in advance of the change to mitigate the adverse implications. Most commonly, they would do this by transferring some or all of their non-UK assets into trust. By doing so, under IHT rules at the time, they could shelter those assets from IHT indefinitely, even if they were able to benefit from the trust. Under new rules, this planning will no longer be effective where the trust is funded on or after 30 October 2024. Instead, the trust assets will form part of the settlor’s estate for IHT purposes on death unless the settlor is excluded from benefit irrevocably. The trust assets will also be exposed to IHT charges of up to 6% every ten years and on ‘exits’ (such as capital distributions) from the trust between ten-year anniversaries for so long as the settlor retains a worldwide exposure to IHT.

There may still be opportunities for US citizens and domiciliaries (who are not also UK citizens) to leverage the US-UK estate and gift tax treaty to protect their non-UK assets from IHT through transfers into trust, but the scope for this will be significantly more limited than it has been previously. Therefore, UK resident Americans who are concerned about IHT will want to explore alternative planning strategies.

Considering alternative IHT planning strategies

It will, of course, remain important to think about how assets can pass efficiently on death. As a minimum, married couples should look to structure their wills in a way that allows access to the spouse exemption from IHT on the first death, postponing any IHT liability until they have both died. If both spouses are in good health, they may find they are able to obtain life insurance on their joint lives relatively cheaply to cover the IHT bill that arises on the second death. This can be a good option alone where substantial lifetime gifts are not viable, or it can be used in combination with a gifting strategy. Life policies taken out for this purpose should be written into trust to prevent the death benefit itself from being subject to IHT.

Potentially Exempt Transfer (PET) regime remains intact

Contrary to speculation in the run-up to the Autumn Budget, the UK’s PET regime is to be left intact following the April 2025 changes. This regime allows outright gifts in any amount to be made free of IHT if the donor survives the gift by seven years (with a reduced rate of IHT applying if the donor survives by more than three but less than seven years). Making PETs can be a powerful IHT planning tool in the right circumstances. In theory, this could allow a person to give away everything they have free of IHT during lifetime! However, there are important non-tax considerations to factor in.

First, the donor must be able to afford to give the relevant assets away. Anti-avoidance rules (known as the ‘gift with reservation of benefit’ rules) prevent the donor from ‘having his cake and eating it’, so it will be critical for the donor to cease his own enjoyment of the relevant assets at the time of the gift. Secondly, the donor must be prepared to make the gift with ‘no strings attached’. The gift must be absolute, and the donee must be free to do as he chooses with the relevant assets, which will belong to him. The donor is required to give up all formal control and ownership rights upon making the gift, which could reduce the appeal of this planning where there are concerns regarding asset protection and/or how the relevant assets will be used by the donee.

Family Investment Company (FIC) structures

This dilemma has led many to explore the use of structures through which the PET regime can be leveraged while at the same time incorporating some of the control and asset protection benefits associated with trusts. A popular structure has been the FIC. As the name suggests, a FIC is a private company that is created for the purposes of holding investments for a family. The allocation of shares and the associated rights of shareholders can be tailored to the family’s needs and can allow the division of voting control and economic interests between different generations. Gifts of shares (or funds for children to subscribe for shares) in the FIC will be PETs for IHT purposes, but control mechanisms can be built in via the company’s articles and by agreement between shareholders, which can make this option more attractive than making outright gifts of cash.

However, the use of FICs presents various challenges for American donors and donees. Active steps would need to be taken to prevent the FIC becoming entangled in penal US anti-avoidance rules that apply to ‘passive foreign investment companies’ (PFICs). Where the PFIC regime applies, the US imposes onerous income tax and interest charges on certain distributions and profits made by the FIC. Even if this can be managed (for instance, by making a ‘check the box’ election to make the entity transparent for US tax purposes), the structure presents a risk of double taxation if profits are extracted from it by UK resident family members. This generally limits the effectiveness of the planning to scenarios where the family can afford not to benefit from the FIC while they are UK resident.

The appeal of FLPs

FLPs can offer similar non-tax advantages to FICs, but without the same penal anti-avoidance rules and double tax risks. This is because an FLP is, by default, transparent for tax purposes in both the US and the UK. Therefore, the partners are subject to tax on their respective shares of the partnership’s income and gains directly as they arise.

How do they work?

In a typical FLP structure, the parent/grandparent will fund the FLP in exchange for limited partner (LP) and general partner (GP) interests. The GP interest (to which minimal economic value will be attributed) will hold the management rights, including strategic decision-making powers and control over the FLP’s distribution policy. The GP interest will often be held through a limited company to provide de facto limited liability. LP interests (including a pro-rated share of profits) will be given by the parent/grandparent to his children/grandchildren. A partnership agreement will be put in place that is bespoke to the family’s requirements. This is likely to incorporate control mechanisms and seek to provide a degree of asset protection for the partners – e.g. by incorporating limits on transfers of interests, admission to the partnership, redemption of capital, exercise of voting rights, etc. The GP interest will sometimes be retained by the donor, but more often will be transferred to a spouse or third party to mitigate the risk of the donor reserving powers that prevent the gifts from being ‘completed’ for US transfer tax purposes.

Tax considerations

No liability to tax should arise in the US or the UK on the initial funding of the FLP by the donor because there will not be any change to the beneficial ownership of the underlying assets. From a transfer tax perspective, the gifts of the LP interests will be PETs for IHT purposes, so will pass free of IHT if the donor survives the gifts by seven years. If the donor is a US citizen or domiciliary, the gifts will also be subject to US gift tax, but no liability will arise if the value of the gifts falls within the donor’s available exclusion amounts. When assessing the value of the gifts for tax purposes, there may be discounts available for minority interests and lack of marketability. Future growth on the assets will occur outside the donor’s estate for IHT and US estate tax purposes.

Although the gifts of the LP interests will not constitute ‘gain recognition events’ for US income tax purposes, they will represent disposals of the underlying assets for UK capital gains tax (CGT) purposes. This could mean it is preferable to fund the FLP with cash or, where the FLP is funded with assets in specie, to structure the transfers as gifts of cash, followed by sales of the LP interests. The sales will trigger tax on uncrystallised gains in both the US and the UK, but relief should be available under the US-UK income tax treaty to prevent double taxation.

Non-tax considerations

FLPs offer a mechanism to pass wealth to younger generations while retaining a degree of control and protection over the underlying economic interests. In many respects, this separation of control and economic ownership is reminiscent of a trust structure, which is attractive. However, this must be balanced against other non-tax considerations related to the use of FLPs. In particular:

    • Because FLPs are transparent for tax purposes, they will give rise to tax liabilities for the limited partners, even if no distributions are made. This exposure to tax on the profits of the FLP means the limited partners will require full transparency regarding the finances of the partnership, to enable them to comply with their personal tax reporting obligations. There will be little mystery as to the value of their interests!

    • There will be substantial professional costs associated with the setup and maintenance of the structure, including annual compliance costs for the FLP and its partners.

Historically, there have also been concerns that FLPs may be treated as collective investments schemes, requiring regulatory oversight by the Financial Conduct Authority (FCA). However, the FCA has confirmed that this is not relevant to single family FLPs.

In a nutshell:

Upcoming changes to UK inheritance tax will be a concern to many UK resident Americans, who may want to explore new IHT planning strategies. For UK tax reasons, the use of trusts as vehicles for lifetime gifting will become unappealing and ineffective in many cases. While UK tax rules favour outright gifts as an IHT planning tool, there are non-tax factors that can prohibit or limit the appeal of lifetime giving. FLP structures can offer a tax-efficient and flexible solution, which balances the desire to reduce the size of the donor’s estate with the need for a controlled transfer of wealth to younger generations.

Disclaimer

The members of our US/UK team are admitted to practise in England and Wales and cannot advise on foreign law. Comments made in this article relating to US tax and legal matters reflect the authors’ understanding of the US position, based on experience of advising on US-connected matters. The circumstances of each case vary, and this article should not be relied upon in place of specific legal advice.

Family Limited Partnerships: A lifeline in the IHT storm

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Forsters team supports Ministry of Defence in settlement of landmark litigation, bringing Armed Forces housing back into public ownership

The Ministry of Defence (MOD) and Annington Homes have today announced that they have reached a major deal to bring the Armed Forces housing estate back into public ownership.  MOD will re-acquire c36,000 houses from Annington Homes for a total purchase price of £5.9945bn, as well as unwinding the complex and costly set of contractual arrangements between the parties which has governed their relationship since 1996.

The transaction marks the culmination of landmark litigation between the parties concerning the scope of MOD’s enfranchisement rights.  Forsters has advised MOD in relation to the enfranchisement and subsequent litigation since 2020 and the firm was also selected to handle the transactional elements of the deal, which is one of the largest property transactions in UK history. The entire Forsters team has worked immensely hard on behalf of MOD, alongside Slaughter and May who advised on the public law aspects of the litigation, to help bring matters to a successful conclusion.

The Forsters team comprised Senior Partner Natasha Rees, Real Estate Disputes Partner Julia Tobbell and Commercial Real Estate Partner Ben Brayford.  They were supported by Senior Associate James Carpenter (Real Estate Disputes), Counsel Andrew McEwan, Senior Associates Alexandra Burnaby and Alex Harrison and Paralegal Kelly Pryor (Commercial Real Estate).

Matthew Evans writes for Property Week on the M&S verdict, planning, and carbon

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Two governments later, after rounds of decisions and appeals, detailed reports and public commentary, Marks & Spencer (M&S) have finally been granted planning permission by Angela Rayner to demolish its flagship Oxford Street store. Speaking to Property Week, I look at the main challenges that delayed this outcome, and how this affects planning as a whole.

Overturning Michael Gove’s previous decision, Rayner’s stance favouring redevelopment is cautiously welcomed by the planning industry. However, the debate around retrofitting or redevelopment is an example of how disrupted the UK’s planning system is, hindering rather than helping development.

A significant problem in the delayed decision making process were the broad range of environmental and planning experts involved, and their conflicting views on points that currently lack clarity or policy. The key issues being:

  • Whole-life carbon (WLC) assessments are a case of ambiguity, opinion versus opinion. As a developing tool, we need more certainty on the findings and the impacts, taking into account the lifetime of the build and not just embodied carbon.
  • We need to see much clearer policy on retrofitting, and how this is considered in the development process versus demolition, however this is already being addressed in government consultation.
  • If not demolition – what are the alternatives?  Numerous options were put forward by M&S in their case for redevelopment, but these were not considered sufficient. We need more guidance on what is required for alternatives, to ease the process.

This decision goes beyond retail, with potentially hundreds of other similar situations to this across the UK across different sectors. Without better understanding on the issue of retrofit versus demolition, many buildings risk becoming obsolete given the work needed to improve their energy performance.

“The burning question that remains is whether the M&S case should ever have reached this stage. Does it say more about the previous political environment than the planning process, or was it the perfect storm of political incompetence and planning stagnation?”

Read the full article here.

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Top 5 things to know about Biodiversity Net Gain

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Biodiversity net gain (“BNG”) is now an integral part of the planning system, mandatorily applying to all applicable developments and requiring at least a 10% uplift of the biodiversity value of the site post-development.

BNG is a point to be considered at site acquisition and appraisal stage, as well as being factored into the design and planning application. Here are five key points to know for those developing land which will be subject to the BNG requirements:

1. Planning permissions granted or applied for before the BNG regime took effect are not subject to the statutory requirements.

The BNG regime took effect on 12 February 2024 for the majority of sites, and 2 April 2024 for small sites.

A planning permission already granted before the obligations take effect will not be subject to the BNG requirements. Equally, a planning permission applied for before the above dates, but granted afterwards, will also not be caught. As a follow on consequence, if such a planning permission is later varied by section 73, that variation will likewise not be subject to the BNG obligations.

2. It is not necessarily easier to meet the BNG requirements on brownfield land.

The rules apply equally to brownfield and greenfield land and regardless of the level of the baseline. The assumption is that often, brownfield sites will have a lower baseline ecological value than their greenfield counterparts. Whilst in some cases this will be the position, it is not necessarily the case. As a particular example, open mosaic habitats are often found on brownfield land and are classified as a ‘high distinctiveness’ habitat in the statutory metric. It therefore remains important to do robust initial assessments of the onsite habitat as early as possible and not assume that a brownfield site will have a low ecological baseline value.

3. The BNG regime applies even where the relevant condition is not imposed on the face of the permission.

The pre-commencement condition requiring a biodiversity gain plan to be submitted is deemed to be imposed regardless as to whether it is included within the decision notice itself. The government guidance on BNG provides councils with a standard form of wording to include as an informative on the decision notice, with the aim of not introducing conditions conflicting with the statutory requirements.

It is important to bear this in mind when reviewing decision notices possibly with the intention of acquiring sites to develop or for investment purposes.  

4. It is possible to phase a planning permission for BNG purposes.

Phased development for BNG purposes refers to either (i) outline permission where the reserved matters permit or require the development to come forward in phases; or (ii) any planning permission subject to conditions which permit or require the development to come forward in phases.

Permission for phased developments will be granted subject to the planning conditions requiring the following:

  • An overall biodiversity gain plan will need to be submitted to the local planning authority prior to commencement of the development as a whole.
  • No phase of the development can commence until a biodiversity gain plan for that phase has been submitted to and approved by the local planning authority.

If the preference is to phase the BNG delivery, this will need to made clear at application stage and it will be reflected on the decision notice.

5. Whilst the biodiversity gain plan will be secured by planning condition, details on the BNG strategy for the development and how the 10% gain will be secured must be submitted at application stage.

Applications for planning permission will need to include a statement as to whether the applicant believes that planning permission would be subject to the biodiversity gain condition and if not, why not.

Where it is considered that the BNG requirements are applicable, the following information will need to be submitted at application stage (non-exhaustive):

  • The completed biodiversity metric calculation tool, showing the calculation of the biodiversity value of the onsite habitat.
  • If any activities have been carried out on the site since 30 January 2020 which have lowered the biodiversity value of the site, a statement confirming those activities and the date when they were carried out.
  • A plan showing the location of the onsite habitat included in the calculations and any irreplaceable habitat.

Sophie Smith is an Associate in our Planning Team and has a particular interest in the Biodiversity Net Gain regime introduced by the Environment Act 2021.

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Victoria Du Croz speaks to FT and others on Labour’s plans to develop “grey-belt” land

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The Labour government has introduced significant changes to England’s planning system, concerning the development of low-grade greenbelt land. As part of Labour’s plans, there was a commitment that 50% of homes built on this land would be affordable, however, this has been dropped due to concerns about financial viability. Instead, the plans pivot to alternative “grey belt” land being open for redevelopment, requiring that these projects include 15 percentage points more affordable housing than other local projects.

Housing Minister Matthew Pennycook explained that this adjustment aims to avoid an inundation of developers asking for exceptions to the 50% rule, whilst reducing the risk of unviability scuppering rural new build projects.

Speaking to numerous publications, Victoria Du Croz, Head of Planning, warns: “Without increased clarity the definition of grey belt will be played out at appeal and in the courts, delaying planning applications and fundamentally delaying the provision of new homes.”

Read the full articles here in the Financial times, Architects Journal, BE News, CoStar, and MailOnline.

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Corporate Re-domiciliation – Guess who’s back, back again?

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You’d be forgiven for having forgotten all about the corporate re-domiciliation consultation that was undertaken three years ago. But, following that consultation’s Response in April 2022, an independent expert panel was established to consider in more detail how a UK corporate re-domiciliation regime could work and recently, a report was published setting out that panel’s findings.

The report details how the panel envisages such a regime working, with recommendations as to application requirements, process, timing and legislation changes, among other matters. The report is exhaustive and thorough (in its full 114-page glory), and so we’ve summarised the key points below.

(Please note: the tax position of entities under both the incoming and outgoing regimes warrants its own section in the report and is outside the scope of this summary.)

What is corporate re-domiciliation?

Corporate re-domiciliation allows a legal entity incorporated in one jurisdiction to, essentially, give up that jurisdiction and become incorporated in another jurisdiction while retaining its legal personality throughout. Although several jurisdictions currently have such a regime (for example, Singapore and Canada), the UK doesn’t and it’s the imposition of such a regime in the UK which the report considers.

Key findings

The question of whether a one-way or two-way regime would be preferable was raised in the consultation and it was clear from the response that the latter was favoured. The report agrees, recommending that any UK corporate re-domiciliation regime should work both ways, i.e. non-UK entities should be able to leave their country of incorporation and become incorporated in the UK (incoming re-domiciliation), while UK-incorporated entities should be able to leave the UK and become incorporated elsewhere (outgoing re-domiciliation) (in each case, subject to the non-UK jurisdiction permitting the change).

Initially, the regime is likely to only be available in respect of UK companies, although overseas entities will have the choice as to whether to incorporate as a limited or unlimited, and as a public or private, company. The report suggests that expanding the regime to LLPs could be considered at some point in the future.

Although Companies House will be the relevant UK authority dealing with corporate re-domiciliation, the report suggests that it will be the entities themselves which will project manage the switch, liaising with Companies House and the relevant authorities in the overseas jurisdiction. In addition, the panel recognises the need for certainty and advocates minimising any discretionary powers which are to be given to Companies House. The report does however suggest that the Secretary of State could be given certain reserve powers, for example, being able to determine which jurisdictions are excluded from the regime from time to time.

Although ideally, de-registration in one jurisdiction and registration in the new jurisdiction would occur simultaneously, the panel recognises that this may not always be feasible but recommends that the period between the two should be kept as short as possible. To ensure continuity of the entity’s legal personality, de-registration should only occur once registration in the new jurisdiction has taken place.

Incoming re-domiciliation

The report proposes that only solvent bodies corporate that intend to carry on business as a going concern in the UK will be able to re-domicile into the UK, with such entities being required to provide a solvency statement as part of their application process. No other economic substance or size criteria is put forward by the panel.

Any incoming entity will be treated, as far as possible, as a UK-incorporated company, although the panel recommends that re-domiciled entities should, by their registration number, be able to be differentiated from UK-incorporated entities.

Protection of stakeholders will be a matter for the law of the departing jurisdiction.

Outgoing re-domiciliation

The report suggests that insolvent companies shouldn’t be able to re-domicile out of the UK. In addition, UK law should make clear that re-domiciliation will not affect any obligations or liabilities of the company which were incurred while it was incorporated in the UK.

Certain information should continue to be available in the UK after re-domiciliation and the company should be required to maintain an authorised representative in the UK to accept service of proceedings for 10 years following re-domiciliation out of the UK.

In order to protect key stakeholders, the report suggests that the passing of a special resolution agreeing to re-domiciliation should be required and also that any non-consenting shareholder(s) should be granted a period of time in which to file an unfair prejudice claim. In addition, consideration needs to be given to the protection of creditors who should be able to apply to court to object to the re-domiciliation in certain circumstances.

The report also proposes that re-domiciliation out of the UK could be deemed a “trigger event” for the purposes of the National Security & Investment Act 2021 (NSIA 2021). As such, certain companies may need to obtain clearance under the NSIA 2021 before re-domiciling. See here for more information about the NSIA 2021.

What next?

The government will need to consider these recommendations in depth and there’s likely to be a further consultation once more detailed proposals about the regime have been ironed out. This will need to take into account the views of regulatory bodies, such as the Financial Conduct Authority and the Panel on Takeovers and Mergers.

Many legislative changes will be required and the report sets out numerous amends that will be required to the Companies Act 2006. Taxation legislation will also need amending and other, more specific pieces of legislation may also be affected.

Although the imposition of such a regime is, in our view, to be welcomed, it’s clear that the changes required will not be effected swiftly and the devil will most certainly be in the detail for the lawmakers tasked with putting it in place.

Disclaimer

This note reflects the law as at 29 November 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

Still a long way to go for leasehold reform – Lucy Barber writes for EG

Modern balconies protrude from a brick residential building, casting shadows. The structure features vertical metal railings and large glass windows, under a clear blue sky.

Lucy Barber, Head of Residential Property, writes for EG on the latest update on the Leasehold and Freehold Reform Act 2024, and comments on how complex the task of reforming the enfranchisement industry will be.

The 2024 Act was sped through legislation in the wake of Rishi Sunak calling for General Election in July, but now “serious flaws” are being highlighted, requiring additional primary legislation before they can be implemented. The Government has prioritised elements of the Act that relate to building safety measures, leaving leaseholders waiting a little (or a lot) longer for the reforms they have been anticipating. The two year rule is set to be scrapped in January 2025, although this has not been considered much of a hindrance, however all else is subject to further consultation. This includes the Act’s ban on building insurance renumeration, and the Act’s provisions on service charges and legal costs, and the valuation rates used for calculating enfranchisement premiums.

The enfranchisement industry, a sector largely on pause for years, would benefit from a prompt decision on the valuation issues within the Act, including changes to deferment rates and capitalisation rates. However, these issues will not be looked at until the “serious flaws” in the Act are fixed. Unless they simply resolve to scrap the proposals to change the valuation basis of lease extensions, the industry will continue to wait in limbo and in addition challenges to the Act have now been initiated using the Human Rights Act 1988 which may delay things further.

As well as the discourse the current Act, the Government has recommitted to publishing a new draft Leasehold and Commonhold Reform Bill in the second half of 2025. The Bill is to be focussed on reinvigoration of commonhold through a comprehensive new legal framework. This would, however, bring changes to mortgages, insurance, conveyancing, and property management. Furthermore, flat owners will be compelled under these commonhold proposals to be the owners of the building and, as such, take on the responsibilities associated under the Building Safety Act 2022, amongst other ownership duties.

“For now, the position is still uncertain, the timing is uncertain and the eventual drafting of the legislation is uncertain. Leaseholders and freeholders are in the same position they have been in for many years. There are no quick and easy answers to any of the issues that have slowed up the legislation to date; if there were we would no doubt be a lot further forward.”

Read the full article here in EG Radius.

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Lucy Barber

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Uncover the proposed amendments to the Employment Rights Bill

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After seven weeks of consultations and discussions, the Government has this week tabled a 53-page Amendment Paper to its landmark Employment Rights Bill (we have summarised the Bill here). The proposed amendments are wide ranging, with some significant reforms hidden amongst other more standard administrative changes. Whilst most of the proposals have been put forward by the Employment Rights Minister, Justin Madders, there are also contributions from several non-Labour MPs. It is unlikely that any of those opposition-led amendments will pass into law, but they certainly provide a useful indication of the perceived shortcomings of the Bill as it currently stands. By contrast, there is a strong likelihood that most, if not all, of Labour’s own proposals will pass into law.

Of those proposals, the headline amendment is the extension of the time limit for bringing claims in the Employment Tribunal. The limit has been stretched from 3 months to 6 months for all Tribunal Claims, giving employees much more time to enforce claims against their employers. Though significant, this amendment is not altogether surprising. It was included as one of several commitments in Labour’s Plan to Make Work Pay earlier this year, and it builds upon the general employee-friendly stance that Labour appears to have taken in recent months.

At this stage, it is not quite clear what impact the extended time limit will have. On the one hand, it could give prospective claimants more time to pursue a resolution with their employer outside of the Tribunal. On the other hand, it could open claims to a whole raft of employees who would have otherwise fallen foul of the relatively tight three-month deadline. If the latter does prove to be the case, then it will be interesting to see how the already-strained Tribunals deal with an even more demanding case load. 

We have summarised some of the other significant proposals in the Amendment Paper below.

1. Initial period of employment

    The Amendment Paper specifies that the ‘initial period of employment’ referred to in the Bill will be between three to nine months. The Government intends to pass secondary legislation in respect of this ‘probationary’ period, lessening the obligations on employers when making dismissals during that time. This amendment directly relates to the Bill’s proposal to give employees protection from unfair dismissal from day one of their employment.

    2. Changes to guaranteed hours

    There have been a number of minor changes to guaranteed hours contracts for workers, including rules on payments to workers when their shifts are moved, cancelled, or curtailed. 

    3. Gender equality” definition

    Under the Employment Rights Bill, the Government can produce secondary legislation requiring employers to create equality actions plans to promote gender equality. To that end, the Amendment Paper has extended the definition of “gender equality” to include menstrual problems and menstrual disorders. 

    4. Non-disclosure agreements

    The Liberal Democrat MP Layla Moran has proposed a clause which will render as void any non-disclosure agreement that purports to prevent workers from disclosing any type of harassment, including sexual harassment. 

    5. Prohibition on ‘substitution clauses’

    The Conservative MP Nick Timothy has proposed a clause which will prohibit the use of ‘substitution clauses’ in agreements between employers and employees, workers, or dependant contractors.

    It now remains for the Public Bill Committee to debate the Bill, as amended, over the next two months. The Committee will hear evidence from a number of academics, industries, and trade unions during that time, with a view to reaching a conclusion on the Bill on 25 January 2025.