“I’m not a tenant! we own the house!” – Joint Tenancy and Tenancy in Common Explained

Owning a property in the UK is something quite a lot of people do – if they are not the sole owner, then clearly they own it with someone else – and that is where the words “tenants in common” and “beneficial joint tenants” come into play.

For example, you might be talking about a freehold (you own the land and the building on it) or leasehold (you own a flat for a period of years, that will eventually expire). You might own with or without a mortgage. But if you own with someone else, you have to describe the way you own it. There are two ways.

Beneficial Joint Tenancy (often shortened to Joint tenants)

This is ownership that the majority of married couples choose, unless they have had taxplanning advice – it means that although both owners are shown on the title deeds, they each have the right to the whole of the property, between them. If one owner dies, the remaining owner is entitled to the whole of the sale proceeds. The ownership passes like a bank account – all that is required is the submission of a death certificate and the completion of a form DJP sent to H M Land Registry.

Tenancy in Common

This is where instead of both owners owning an undivided share, each owner has said that they own a separate share of the proceeds of sale. It doesn’t mean literally putting up walls in the house and segregated areas (although that’s often the joke).

It means that on the death of one of the owners, the ownership of their share passes under their will (or if they have no will, on intestacy) – they can control what happens to their share.

How can you tell which is which?

When you buy a house, your conveyancing solicitor will ask you to sign a document that effects the transfer from the old owner to you – on that document, there is a box to tick saying how you want to own it.

If you subsequently want to change the ownership, then you will need to complete a severance, send the Land Registry form to the Land Registry. They will then send you a new version of the title deed showing that there is a restriction on who can receive the proceeds of sale.

Why do I want to know? What’s the point?

If you are owning a house with your brother, you might want your share to go to your family when you die – or at least to have a say in whether that should happen. If you are getting divorced, you might want to make sure that if you died, your share would pass following your will. If you want to set up arrangements whereby you control what happens to “your share” of the house, you need to start from the position of actually having a share.

Why should you make Lasting Powers of Attorney and pay all that money to a solicitor?

On being asked by a colleague why (entre nous) it would be a
good idea to get some expert advice on making LPAs as opposed to just downloading the forms from the internet… 
Are legal fees worth paying, as opposed to doing it yourself?

Well, certainly the forms are available online.  And there is good advice in the explanatory leaflet. You still have to pay for the registration fees.

But that’s as far as it goes in terms of legal advice – and if you want to consider a scenario which is not covered by the advice – or the phrasing of it means you don’t understand, there is not really much of a substitute for being able to ask someone who knows what they are talking about and can answer.  That’s the real reason why you pay a lawyer – to tell you the trips and pitfalls, and to answer tricky scenarios, if you think there might be one for you.  To make sure you really know what you are signing, especially when it is a powerful document.  Sometimes words used in legal documents already have a specifically understood meaning (rather than the basic meaning of ordinary words).  Sometimes phrases like “appropriate investment advice” covers a wide range of what has been considered to be appropriate in different circumstances. 

In addition, if you think it might be a good idea to restrict the powers that you give to attorneys, you might actually be making matters far worse – your wording may in time come to be very restrictive.

If there is, later on, any question about whether you understood what the power was – either given or received – then you may have had a good start if you saw a solicitor who explained it to you, or who gave you some tips and notes for future reference.

Lets be honest, the law applies to all, and breaking it is a possibility – finding ways round scenarios and using the Ways and Means Act – all of those things are what people do in real life – but there has to be a point at which the buck stops – and that is on the written word of the law, and of the power given.   Because human beings are imaginative, there is always the opportunity for a new situation to come up which no one ever thought was an issue.  So the law moves on, shading ever closer to the “real” meaning of a law.   If the sea is blue, then it is cerulean blue, deep blue, wine-dark, green, grey, flecked with white or a certain shade as defined by Pantone?  And which sea?  The sea I view from my window, or yours? the sea in summer, at Margate, or at Whitby?

Vucicevic & Anor v Aleksic & Ors [2017] EWHC 2335 (Ch) (20 September 2017)

A home made will that reads like an examination paper on testamentary wishes and the difficulties about expressing them correctly, without the benefit of technical advice.  Including

  • misnaming a charity (and the process to follow if the charity cannot be ascertained)
  • amending a will after the will has been executed (and dependent revocation)
  • executing the will without a date
  • use of the term “money” and ascertaining residue
  • domicile and the conflict of laws and renvoi in relation to overseas property
  • establishment of a trust
  • establishment of beneficial entitlement or charitable trust
  • role of a trustee

 

All this and more – in one case…

 

Source: Vucicevic & Anor v Aleksic & Ors [2017] EWHC 2335 (Ch) (20 September 2017)

 

Molatof!  More information on the Trusts Register

HMRC are now introducing an online registration process, in order both to streamline its function, as well as to comply with new anti-money-laundering legislation – called the Money Laundering Terrorist Financing and Transfer of Funds Regulations 2017 (Molatof, anyone?)

Trustees have an obligation to keep good records and accounts, not only for beneficiaries, but also for the Inland Revenue (HMRC).

Until recently, trustees did not have to supply details to the Inland Revenue of who was going to receive money from a trust – but this has changed.

Trustees have always been under an obligation to report income and gains, as well as reporting on the 10 year anniversary Inheritance Tax charge – if you are a trustee and you think you may not have failed to keep up to date, then your solicitor or accountant can help you keep on track, with a “trusts checkup”.

HMRC are now introducing an online registration process, in order both to streamline its function, as well as to comply with new anti-money-laundering legislation – called the Money Laundering Terrorist Financing and Transfer of Funds Regulations 2017 (Molatof, anyone?).  HMRC issued a newsletter about the upcoming changes in April – and suggested that the system would be online this month.  The Molatof regulations were published today, and it seems that it will be a few more weeks whilst HMRC tests the system to see whether it is working correctly.

The Molatof regulations mean that not only do trustees have to supply their details, but also they have to supply the names of beneficiaries and how they benefit – and in addition to their names, will also ask for National Insurance Numbers – and if a National Insurance Number is not available, addresses and passport details may be required.

HMRC have set themselves a deadline of the system going live by 5th October 2017 – for all trusts which have a tax consequence, information on the existence of the trust must be provided on or before 31 January 2018

What’s in a name?  A rose by any other name would smell as sweet

Where you are signing a Lasting Power of Attorney there are even more specific instructions – and these apply not only to you, the person giving the power, but also to your attorneys and the witnesses.  This is one of the reasons why solicitors like to have the attorneys in the office to sign – because they can ensure everything is signed correctly, in the right place and in the right order.

What’s in a name?  A rose by any other name would smell as sweet

 

When you put your name to a legal document, it’s considered that you understood the effect of the document that you signed – if you sign it in your own solicitor’s office, it is presumed that you have asked for and received advice on what you are signing, and this forms part of the legal service that you have paid for.

Where you are signing a Lasting Power of Attorney there are even more specific instructions – and these apply not only to you, the person giving the power, but also to your attorneys and the witnesses.  This is one of the reasons why solicitors like to have the attorneys in the office to sign – because they can ensure everything is signed correctly, in the right place and in the right order.

The regulations are very strict on who can sign the document, how they sign it, and who can witness signatures, and in what order these can occur – and if the regulations are not followed, there is a high possibility that the document will be rejected as being invalid.

  • Your signature – this should be your usual signature – even if you do not use your full name or all your initials in your signature.
  • Your full name – this should be your full legal name – Charles Philip Arthur George Mountbatten-Windsor (as an example).

If there is a space for your address (as there is for witnesses to both the donor’s signature and the attorney’s signatures) then your complete address, including postcode, must be inserted, legibly.  A failure to include an address, or with any part missing (including part of the postcode), could result in rejection by the Office of the Public Guardian.

The documents do state very clearly that the donor should sign first, and that their signature should be witnessed, before the certificate provider signs the document.  Each attorney should sign after the certificate provider has signed – it is acceptable for all to be signed on the same day, but not to be signed in any other order.

 

Ilott –v- Mitson: Back to Square One

it was not enough to demonstrate a close family connection only, but that must be ‘some sort of moral claim…beyond a blood relationship, some reason why it can be said in the circumstances, it is unreasonable why no or no greater provision was in fact made

it was not enough to demonstrate a close family connection only, but that must be ‘some sort of moral claim…beyond a blood relationship, some reason why it can be said in the circumstances, it is unreasonable why no or no greater provision was in fact made [Re Coventry].

The Supreme Court has ruled, unanimously, that the original judgement made in this case  should stand: that Mrs Ilott’s long estrangement from her mother and her financial independence mean that an award should be made, and that £50,000 (from an estate worth approximately £450,000)  had been an appropriate sum to provide funds for Mrs Ilott’s maintenance. Some of this money could be used for the provision of new household items that were in poor repair and the capital awarded might not therefore affect the family’s benefits entitlement.

Judgment was this week handed down in the Supreme Court on the Ilott v Mitson case; heard in December 2016, some 12 years after the date of Mrs Jackson, the testator at the centre of the story. Ilott v Blue Cross

Essentially, the Supreme Court overturned the order made in the Court of Appeal, stating that the original judgement had been correctly decided; on the basis of the information given to DJ Million, he had not erred in either a legal judgement or a factual one. It was therefore not correct for the Court of Appeal to amend the award at all and the award made by them was not on the basis it should have been.   Of the seven Lord Justices hearing this final appeal by the charities against the decision, all seven were in agreement with the judgment that the Court of Appeal had calculated the award made to Mrs Ilott incorrectly.

In the 48 paragraph judgment, Lord Hale quoted the criteria for the 1975 Act for the provision for family and dependants, setting out the differences in the discretion of the Court on cases of a partner or spouse and the ‘maintenance’ order that was the only compensation that could be made for a child.

The judgment also focuses on the potential misunderstanding in connection with the phrase ‘reasonable financial provision’;

“Reasonable financial provision is….what is reasonable for [the Claimant] to receive. These are words of objective standard of financial provisions, to be determined by the court. The Act does not say that the court may make an order when it judges that the deceased acted unreasonably”

This echoes an earlier judgment in Re Coventry [1980] which also stated that on this basis it was not enough to demonstrate a close family connection only, but that must be ‘some sort of moral claim…beyond a blood relationship, some reason why it can be said in the circumstances, it is unreasonable why no or no greater provision was in fact made’

“Circumstances of the relationship between the deceased and the claimant may affect what is the just order to make…the provision which it is reasonable to make will, because of the distance of the relationship, or perhaps of the conduct of one or other of the parties, be to meet only part of the needs of the claimant.” (para 22)

The principle was repeated in para 35 of the judgment, reiterating that the original judgment made no error when considering the nature of the relationship between mother and daughter: emphasising how some adult children may have contributed to the wealth of their parents, or to their health or wellbeing contrasted with the case in hand, when mother and daughter had been estranged for several decades.

“A judge ought in such circumstances to attach importance to the closeness of the relationship in aiming at his assessment of what reasonable financial provision requires. The judge considered each of the factors…  The long estrangement was the reason the testator made the will she did. It meant that Mrs Ilott was not only a non-dependant adult child but made her life entirely separately from her mother and lacked any expectation of benefit from her estate…the judge was perfectly entitled to reach the conclusion which he did, namely that there was a failure of reasonable financial provisions, but that what reasonable financial provision would be was coloured by the relationship between mother and daughter”.

The point was emphasised further in paragraphs 46 and 47: the nature of the relationship between mother and daughter being fundamental clearly making this as a deciding factor

Lady Hale made a further contribution to the judgement, not to dissent but to clarify the perspective offered to the judges by current public consultations including the most recent Law Commission Report in 2011, which might have been offered more satisfactory guidance on the factors taken into account. Given the changing social climate since the 1975 Act was passed it might have been helpful for their Lordships to have more guidance on deciding whether an adult child was deserving or undeserving of reasonable maintenance, in the absence of dependency or disability.

What does this mean for people making wills?

The Supreme Court considers testamentary freedom to be paramount: that the law as it stands (however ill-suited some might feel it is to today’s social structures, it has not been amended by the most recent Law Commission consultation) was correctly applied in the initial case: the fact that Mrs Ilott was a family member and the charities benefitted from the estate was not a reason to depart from the original judgement. The estrangement had been originally referred to in a side letter to a will made by Mrs Jackson in 1984 as well as  the later will of 2002, and this side letter also made it clear that Mrs Jackson had considered the moral obligation she had and stated that she felt no moral or financial obligation towards her daughter, given their strained relationship.

What do clients need to do to ensure their wills are followed?

It is clear that no one is above the court’s authority to adjust the estate for beneficiaries who should have received some benefit. However, for those who have adult children who are financially independent and to whom no promises have been given or assurance of expectation made, the testator is free to choose what they want to do: if the testator has been receiving monies from a child, then the testator may ‘owe’ a moral duty to that child, to be represented by a financial gift.  In case there is doubt as to whether the testator has considered the claims to which they should give effect, it is wise to record that they have been considered. The closeness of relationship between the child and the testator be a factor relevant in any claim against the estate and a testator may wish to record details of the relationship and the reasons for their dismissal of familial bonds and why they have left their estate to others, so that executors have material to show the testator’s perception of the relationship to set against those of a claimant.

What does this mean for adult children excluded from benefit under a will?

If there is little to show the closeness of relationship between child and parent, no promises of future entitlements or great expectations, no financial dependency and the child is not disabled, or in need, their prospects of a successful claim against a parent’s estate will be diminished by this ruling, particularly if they are financially self-supporting.

The law’s delay…

On telephoning the Inland Revenue to find out the progress of my P1001, signed and sent back to them over a month ago, I am told that they are currently experiencing a postal backlog of FOURTEEN WEEKS!

Since the P1001 authorises me to speak to the Inland Revenue on behalf of the Personal Representative, who, quite understandably is grieving and has instructed me to deal with the estate on his behalf – I cannot communicate effectively with them.

A reply will be expected in September, by which time I might have finished the (rest of the) administration with some time to spare…