How much notice do I have to give to my tenants in Wales?

RESIDENTIAL TENANCIES – WALES – EXTENSION OF PERIOD FOR EVICTIONS

By Elaine Gunning

Welsh Landlords – the requirement for Landlords to provide 6 months notice to occupants who are protected tenants, statutory tenants, secure tenants, assured tenants, assured shorthold tenants , introductory tenants and demoted tenants (except where those notices relate to anti-social behaviour or domestic violence) is EXTENDED to 31 December 2021. The alteration took effect on30 September 2021.

On 22 September 2021, a statement was issued by the Minister of Health and Social Services whereby  under regulations originally made: paragraphs 1(2) and 14 (1) of Schedule 29 to The Coronavirus Act 2020, the regulations were to be extended until 31 December 2021.

This extension is NOT applicable to English Landlords.

 MLS

Here at MLS we are regularly instructed by Landlords to advise on compliance and possession claims. If you have any questions please contact us on 01244 478730 and we will be happy to help.

Useful links

https://senedd.wales/media/1hgjene1/sub-ld14557-e.pdf

This article is for information purposes only and does not constitute legal advice.  If you require assistance please contact us on 01244 478 730.

Tenants making substantial improvements to your property – is it worth it?

Landlords should beware of the dangers of encouraging tenants to pay for substantial improvements to their rented property.

Although in practical terms expenditure on a property by the tenant benefits both the parties, there is a hidden danger of a defence being raised when the Landlord seeks to obtain possession.

This defence is called promissory estoppel.

To succeed in this defence the tenant must prove

1. that a promise was made and
2. that the tenant acted on that promise to their detriment.

So for instance, if the Landlord agreed that the tenant could instal a new fitted kitchen and that the tenant could reside in the property for as long as he wanted to, but subsequently, the Landlord wanted to sell the property, the tenant could raise the defence of promissory estoppel.

Such a defence could easily be proven if there is a written agreement.

Alternatively, the tenant would need to provide receipts or other proof for work done at the tenant’s expense. If no receipts are available, the tenant could rely on photographic evidence, testimony from contractors who carried out the work, or their own testimony.

If the estoppel defence was successful, this would prohibit any eviction from the property.

MLS

Here at MLS we are regularly instructed by landlords to advise on compliance and possession claims. If you have any questions please contact us on 01244 478 730 and  we will be happy to help.

This article is for information purposes only and does not constitute legal advice. Please contact us on  for advice.

Who can witness my will?

What is a witness?

In order for a will to take effect, it must be correctly signed by the testator (the individual making the will) as well as two independent witnesses. Anyone over the age of 18 with mental capacity can witness a will, such as a neighbour, friend, GP, solicitor or members of staff at a bank. The witnesses must not be related to the individual or have any personal interest in the will itself. The role of a witness is to ensure that the same person who has written the will is also the one signing it.

Why are witnesses important?

 The main role of a witness is to confirm the identity of the individual who has created the will and to prevent fraud through false signature and coercion. Wills are a written expression of a person’s desires and therefore quite personal, by having the correct witnesses in place, this ensures that the will is valid and can be executed as intended by the individual.

Refusing to sign a will

There are situations where you can refuse to sign a will, these include (this is not a definitive list, so please use your own judgement when taking on such responsibility):

• If you feel the individual whose will you will witness does not have sufficient mental capacity e.g. dementia, brain injury, a disability or a mental illness;
• If you are named as a beneficiary of the will or are related to the individual, you should not sign as a witness,as this could cause disputes later on;
• If you believe the individual is being forced into creating the will; or
• The person signing the will is not the testator.

If you have any doubt as to the testator’s identity or ability, you should refuse to sign the will.

The consequences of incorrect witnessing

If a will is not executed correctly, it will become invalid and could lead to a previous will being considered (if there was one previously) or the intestacy rules would apply. These are a set of rules which govern how property (estate) is divided up if a person dies without leaving a valid will and can result in unfavourable outcomes in some cases. Therefore, it is important to seek legal advice if you are considering making a will or already have one but need it witnessed. Our experienced solicitors can guide you on the most appropriate way to witness your will, depending on your situation.

This article is for the information purposes only and does not constitute legal advice. For further information, please contact us via email at hello@my-local-solicitor.com or call us on 01244 478730.

Author: Mahum Fatima

Shareholders’ Agreement – do we need it?

Introduction

Many shareholders of a company enter into a shareholders’ agreement with each other as to how they will behave in respect of their company. However, the agreement is widely disregarded by many businesses as it is not a legal requirement. Some shareholders believe that nothing will go wrong in the future. Many shareholders consider an agreement unnecessary, as they could rely on their close friendship with other shareholders, to solve problems. Some shareholders also feel that if the provisions in an agreement, could also be included in the company’s articles of association, then why the need for a shareholders’ agreement? This article will explore what a shareholders’ agreement is and whether or not it is needed.   

What is a Shareholders’ Agreement?

A shareholders’ agreement is a private contract between the shareholders of a company that creates legally binding obligations between shareholders. The agreement provides clarity on important matters that affect shareholders, such as their duties, and how disputes are to be resolved, for example. A shareholder does not have to enter into an agreement. If a shareholder enters into an agreement he must do so without compulsion. Agreements are not regulated by the Companies Act 2006, so there is no legal process under the CA 2006, to alter the agreement. Therefore, most shareholders’ agreements will normally state that all shareholders, who are a party to the contract, must give consent to amend it.

Do I Need a Shareholders’ Agreement?

Friendships with other shareholders could deteriorate without a well drafted agreement, resulting in expensive litigation. A minority shareholder can have more control in the running of a business, under an agreement, as all parties to the contract, must agree to an amendment. A shareholders’ agreement can include a shareholder’s personal rights which are contractually enforceable, for example, the right for a specified person to be appointed as a director. By contrast, if this right was included in the company’s articles, it would not be contractually enforceable under section 33 CA 2006. An agreement also allows for commercially sensitive information to be included, as it is a private document. The impact of Covid-19 has necessitated the need for a shareholders’ agreement. The pandemic has initiated changing circumstances for business owners, such as cash flow problems, a desperate need for investment, shareholders becoming incapacitated due to Covid-19. A shareholders’ agreement is essential as it can be tailored to suit the needs of the business and cover a myriad of situations.

Conclusion

A shareholders’ agreement is a crucial document that legally binds all parties and can avoid potential conflict between shareholders, especially as the company’s articles of association, do not provide adequate protection. Obtaining a bespoke shareholders’ agreement from MLS will ensure the effortless running of the business and provide it with the best chance to flourish financially. It is imperative that every company has a shareholders’ agreement, or an updated agreement, that grows in harmony with the business, and takes the impact of Covid-19 into account.

This article is for informational purposes only and does not constitute legal advice. Contact us today on 02144 478 730 to book your free, no obligation, consultation.

Author: Niresh Naidoo

Photo by krakenimages on Unsplash

Join Us

  ARE YOU READY FOR CHANGE?

If you are a solicitor with a current practising certificate and always fancied the idea of freelancing but do not want to give away the security, support and insurance which an established law firm provides, please continue reading…

I was always a strong believer that there is a better way of practising law. When I set up My Local Solicitor (MLS) in 2018, I had a clear vision of what I wanted the firm to become.  I wanted to create a law firm in which solicitors from all over the country are able to be what they worked so hard to be: a solicitor.  

To practice in peace, keep the majority of their billings and to grow both professionally and personally.  Ultimately, to live a more balanced and happy life.  

I know that the majority of people think we have it all, career, money and prestige but the truth is we need a support system and we all deserve to live happy, fulfilling lives, and yes, that includes solicitors, who on the face of it already have it all! 

From what I have seen in recent years, too many solicitors are deciding that they simply can’t take the stress anymore.  They often change careers out of pure exhaustion never reaching their full potential.  All those years of education, experience and training lost (although the post-grad loan often remains reminding us about this “failure” like clockwork on a monthly basis).  It would appear that too many good and honest professionals are no longer prepared to sacrifice their family life for an often-toxic working environment, overwhelming number of demanding clients and low pay.

MLS vison

What would happen if you kept the majority of your billings?  

Well, suddenly, you don’t need to run hundreds of files at one go.  You are not overworked and stressed.  Your family life improves.  Your attention to detail and quality of work improves.  This makes you happy. You feel fulfilled.  You know your client’s files inside out and it shows!  You know exactly who the client is when he/she rings you (remember those awkward moments when you have no idea until you grab the file…).  Your clients get the professional service they have probably never experienced elsewhere.  Happy solicitor = happy client.  Do you see how this works?

I have been trying to improve the situation one day at a time through building My Local Solicitor from scratch. Do want to join me in my mission? If so, please contact me for further details on freelancing with My Local Solicitor and share if you can.  All legal disciplines considered.  

Are you ready to take the leap?

We are looking for pro-active, motivated and entrepreneurial lawyers who are passionate about delivering legal services and obtaining a better work-life balance.

At MLS our approach is all about quality not quantity.  We want to treat every single consultant with the care and attention they deserve. We intend to grow strong.  Growing “fast” is not a priority.  Our primary aim is to make MLS a superb and reliable environment for our consultant so they can grow and progress their legal carrier in harmony with their family life.  

Better income

We all have a different vision of what success means for us.  MLS offers a fairer financial reward, and complete control and flexibility over your career in law. You work how, when and where you want.  The only targets you will ever have in MLS are the targets you set for yourself.  

Full insurance

If you become one of our self-employed consultants, any work carried out under the MLS umbrella will be covered by our indemnity insurance.

Flexibility 

Lawyers worldwide are no longer prepared to sacrifice their family life for an often-toxic working environment and an overwhelming number of demanding clients in return for a capped salary.  MLS offers an ultimate alternative.

We believe that agile working is the way forward and that traditional working routines are much less affective in today’s reality.

Our self-employed lawyers have freedom to design and control the path their carrier is going along.  Long hours, unrealistic targets and responsive rather than proactive culture is simply not on our radar.  Our approach results in better work-life balance, better mental health and overall better productivity and effectiveness.

Support network

MLS will provide you with access to administrative, marketing, compliance and paralegal support to help you grow your client base and grow your career in law. If required, we can provide access to restrictive covenant experts, tax advice and planning, sourcing office equipment, secretarial support and much, much, more.

Do you want to find out more? Contact Marta today.