News

COVERT BEHAVIOUR AND FOUL PLAY IN MAYFAIR

The case of Mr D Ferguson and others v Astrea Asset Management Ltd and others (2208175/2017 and others) is interesting for a number of reasons, not least for Judge Goodman’s disparaging comments on the practice of “covert recording”. The case is also a good reminder of “transferor” and “transferee” obligations under the Transfer of Undertakings (Protection of Employment) Regulations 2006 (TUPE).

Background

The issues in this case relate to the transfer of the management of the assets of the Berkeley Estate in central London from Lancer Property Asset Management Limited (Lancer) to Astrea Asset Management Limited (Astrea).

The Berkeley Estate is made up of around 140 properties in Mayfair and Knightsbridge, currently worth an estimated £5 billion and owned by the Abu Dhabi royal family. Lancer had managed the estate since 2004.

The transfer was a “service provision change” and as such, was governed by TUPE. As a result, Lancer’s employees, which were involved in the management of the estate’s assets, automatically transferred to Astrea on the same terms and conditions. However, on the day of the transfer, three of Lancer’s four directors were dismissed for gross misconduct, in particular because they were alleged to have enhanced their contractual terms in anticipation of the transfer. The remaining director and head of asset management, Mr Ferguson, was also dismissed soon after the transfer for gross misconduct. The directors all brought claims of unfair dismissal in the Employment Tribunal.

Decision

The Tribunal held that two of the directors were not assigned to the relevant group of employees and therefore did not TUPE transfer and their claims of unfair dismissal failed. However, it held that the other two directors, Mr Ferguson and Mr Kevill, were unfairly dismissed, although Mr Kevill’s compensation award was reduced by 100% due to his conduct – namely devising and leading the enhancement of the directors’ contractual terms.

As part of its analysis of the facts in the case, the Tribunal considered the steps which were taken in connection with the TUPE transfer. The Tribunal held that Astrea had failed to comply with its obligations under TUPE, as it did not inform the transferring entities about the “measures” (i.e. changes) which it intended to take in relation to the transfer. As a result, Astrea was ordered to pay each of the claimants three weeks’ pay.

TUPE transfers – key principles to remember

TUPE applies either in respect of a business transfer or a service provision change. A service provision change occurs either where:

  • a client engages a contractor to carry out a service which was performed in-house;
  • transfers a service from one contractor to another (as in this case); or
  • where a service previously conducted by a contractor is brought back “in-house”.

Who transfers?

  • Employees assigned to the grouping automatically transfer;
  • Employees who support the grouping e.g. management or administrative staff, may not be assigned to the grouping and therefore will not transfer.

What transfers?

  • Continuity of service;
  • Contractual terms of employment (NB: preserved not enhanced);
  • Employer’s liability for pre-transfer actions e.g. dismissals made because of the transfer.

Inform and Consult

  • Transferor has obligation to inform and consult with representatives of affected employees;
  • Transferee has obligation to provide information about measures;
  • Both of the above must happen in good time before the transfer;
  • Failure to do so can result in compensation of up to 13 weeks’ pay per employee.

Covert recording

During the initial conversations around the transfer, Astrea’s CEO, Mr Easter (also a respondent to the proceedings) covertly recorded some of the conversations between himself and Lancer’s directors. Many of the recordings were eventually admitted as part of his disclosure. When questioned, Mr Easter claimed that he had covertly recorded the conversations so that he could grasp the complicated facts around the transfer as quickly as possible.

Judge Goodman took a stern view on covert recording, describing the practice as an “outrageous and a gross breach of trust”. She emphasised that covert recordings should be regarded with caution where admitted as evidence.

The concept of covert recordings is nothing new. Worryingly though, developments in technology suggest that it may become more commonplace, as demonstrated by the recent news stories in relation to Apple’s latest “eavesdropping” technology. For example, the new “Live Listen” feature on iOS 12, designed to help the hearing impaired, enables users of Apple’s wireless AirPod’s to effectively eavesdrop on conversations taking place up to 15 metres away.

Case law has indicated that tribunals will generally admit covert recordings of meetings taken by an employee when they have been present at the meeting. However, such recordings will not only expose those being recorded, they will inevitably put the recorder in a bad light. Employers should also be wary – covertly recording employees could put employers at risk of breaching both the contract of employment, and also their obligations under data protection legislation.

Conclusions

This case is notable for its themes of duplicity and concealment, both around the changes to contractual terms prior to the transfer and Mr Easter’s covert recording. It is unclear whether there was a genuine intent to deceive or whether the parties’ actions simply arose from a lack of knowledge. However, the key learning point to takeaway is that, when involved in a TUPE transfer, take care to communicate in a timely and transparent fashion, and always seek advice if you are unsure of your obligations.

News

CAN’T SEE THE WOOD FOR THE TREES?

Telecoms masts are like Marmite: either you love them or you hate them. So many people hate having masts on their land that sometimes it seems like a whole industry has sprung up, of surveyors and lawyers professing their expertise in stopping telecoms companies putting up new masts or altering the ones they have already.

The changes to the electronic Communications Code, effective from 27 December 2017, have not diminished the demand for services of this nature. Landowners can now charge operators both consideration and compensation. However the new Code has affected the tactics employed by mobile mast operators and their opponents.

KEY POINTS

Consideration

This has been clearly demonstrated by the first case on values heard by the Upper Tribunal using the new Code.

EE Limited and Hutchison 3G Limited v London Borough of Islington [2019] UKUT 0053 (LC) heard how an offer f £21,000 rent for a rooftop mast was dramatically reduced once the new Code came into effect. The new Code provides for consideration to be valued on compulsory purchase principles, and using the assumption that the land is not to be used for telecoms purposes – referred to as the “no scheme” rule. This means that in many cases the relevant comparables are uses such as storage or parking. In the Islington case, the telecoms companies’ expert claimed roof top gardens or storage panels were the only relevant examples, so the rent should be £1 rather than £21,000.

The first point to make on valuation is that if the characteristics of the premises mean that in reality nobody would pay anything for them, the correct conclusion may be that their market value is nominal. That said, at Wedlake Bell we’ve had a number of queries from our clients who feel that telecoms companies are too quick to attribute a nominal value to land.

The Tribunal was clear that it would be appropriate for the telecoms companies to make a contribution to the expenses of running the building and the Council’s costs in complying with its obligations in the lease – but included within the consideration, rather than as a separate service charge. Anyone with apparatus on the roof should pay a share of the costs of the roof repair. The tribunal valued the nominal consideration at £50 and the other consideration as £1,000 per annum.

Compensation

The Code is very flexible on what can be payable as compensation. However there must be a causal connection between the Code rights and the loss in question; that loss must not be too remote; and the person claiming

compensation must be reasonable. In other words they must take the steps a reasonable person would take to eliminate or reduce the loss and avoid incurring unreasonable expenditure.

In this case the Tribunal agreed reasonable legal and valuation fees could be claimed as compensation, with loss or damage to the building caused by the installation of the agreement, and also for the temporary use of land at ground level for a working compound while the apparatus is installed. In theory it would be possible for a diminution in value of the land caused by the presence of apparatus to qualify as a compensation claim, but despite the Council’s best efforts, their evidence did not establish that in this case.

More imaginative claims for compensation were also rejected by the Tribunal. Specifically, shadowing the telecoms company every time they accessed their apparatus, a claim for the aesthetic detriment to the building as a result of the apparatus, payment now for lift and shift delays when the roof needs repairing and for delays in vacant possession in future. These last two heads of claim can be a new case for compensation if and when they arise.

Tactics

Many landowners dislike having to deal with telecoms companies for a low rent; the operators’ claims that only nominal rent is now due have not improved relationships. In this case however, things seem to have gone too far.

The landowner Council:

  • did not comply with the Tribunal’s pre-trial directions, which were designed to reduce the issues argued before the Tribunal;
  • claimed a lease could not be granted under the Code.

as a result of which they were barred from making any submissions on the terms of the draft lease. This meant the lease was granted in the operator’s standard form, and the Tribunal only considered the amount payable. The standard lease was a 10 year lease, with an RPI review and a tenant break, both at the end of the fifth year. It’s not clear why the Council (or its advisers) thought a complete disregard of the Tribunal’s directions was a sensible approach.

And finally

In this case the statement of claim from the operators assessed the value at £2,551.77 per annum, being half the rent payable for basement storage. This was more than the £1,000 the Tribunal assessed so that’s the amount payable in this case. Don’t expect the operators to make this mistake again.

Brexit

FRUSTRATED BY BREXIT?

Following the vote to leave the EU on 23 June 2016 many people have wondered what impact it will have on commercial contracts and after the recent case of Canary Wharf v European Medicines Agency [2019] EWHC 335 (Ch) (EMA) we have some clarity on the matter…..for now!

Background

In 2014 EMA entered into a 25 year lease for a newly constructed building in Canary Wharf at a rent of £12m a year with no break clause. Following the result of the referendum EMA decided to relocate its offices to Amsterdam and informed its landlord, the Canary Wharf Group (CWG), that it would be seeking to treat the lease as having been frustrated following Brexit. CWG brought court proceedings to determine the issue before the planned Brexit date of 29 March 2019.

Frustration

A contract (in this case a lease) can be frustrated where an unforeseeable event (at the time of entering into the contract) happens after completion which makes it impossible:

  1. to fulfil the contract; or
  2. for the party to perform its obligations, as they have been radically changed.

EMA argued that Brexit would have the effect of frustrating the lease because:

  1. of “supervening illegality”, as EMA would no longer have the legal capacity or power to perform its obligations under the lease; and
  2. the “common purpose” that the premises should be the EMA’s headquarters which EMA and CWG shared when entering into the lease had been thwarted.

Decision

The High Court ruled that EMA’s lease would not be frustrated as:

  1. EMA would continue to have the power to observe the terms of the lease even if it could not occupy and use the premises;
  2. pursuant to the terms of the lease, EMA had the ability to assign or sub-let the premises; and
  3. any frustration would have been self-induced by EMA.

What Next?

Whilst landlords will be breathing a huge sigh of relief this may be short lived – EMA have been granted permission to appeal against this decision to the Court of Appeal, on the basis that an appeal has a real prospect of success. So just like the UK’s withdrawal from the EU, the case rumbles on.

News

DEAR CLAIRE – SPRING 2019

Perplexed by property law? Relax, Professional Support Lawyer Claire Haynes is here to answer your most pressing questions…

Q: I obtained development finance for a commercial real estate project. I have developed out the building but the units have not sold. I have not breached the loan-to-value covenants but I am in default on the payments and under other covenants in the loan agreement. The lender is losing patience. What Will happen?

A: If you haven’t already, I advise opening up a dialogue with your lender about the situation. sometimes it is possible to renegotiate the terms of a loan facility so that they are more favourable. Enforcing security is usually a last resort for a lender.

An event of default under your loan agreement will mean that the lender can cancel any further loan commitments, demand repayment of outstanding loans and enforce security granted over the property and your assets.

If your default is not remedied it is likely that the lender will appoint a receiver over the property pursuant to the powers in the Law of Property Act 1925 and those contained in the legal charge. I would expect the right to appoint a receiver to be set out expressly in the terms of the legal charge over the property.

The receiver is deemed to be the borrower’s agent and will usually have the power to do everything that the owner of the property could do, such as to manage the property and receive income from it. Assuming there is an express power in the legal charge (which there usually is) the receiver will also have the power to sell the property applying the proceeds of sale in satisfaction of the debt secured over the property.

The receiver has certain duties to the lender including to act in good faith and fairly, to take reasonable steps to obtain a proper price for the property and the best price reasonably obtainable, but this does not mean that the receiver will immediately seek to exercise a power of sale in respect of the property. A receiver could let out the property and take the income from the lettings for a number of years until there are favourable market conditions for the sale of the property.

If the lender decides to exercise its power of sale to appoint receivers it will first serve you with a notice of demand for all moneys due under the loan including unpaid interest. At the end of the prescribed period for remedying the default (which might be very short) the lender will exercise the power of sale to appoint.

Once the receivers have sold the property, the net proceeds of sale (after deducting the costs of the sale) must be applied to discharge any existing prior ranking security and to discharge the lender’s security. If there is a surplus it will be used to pay off any subsequent security and anything left at the end of the allocation process will go to you, as borrower.

As there is a lot at stake, I recommend obtaining formal legal advice to ensure your interests are best protected throughout the receivership process.

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