Understanding your rights: the thorny issue of rights of way

Disputes over rights of way typically flare up where there is a change in how the right is being used, typically a consequence of development of land or intensification of existing use. At the risk of over simplifying an area of law that is far from straightforward, rights of way can be granted by deed to a property or they may be created by long use for 20 years. Rights that are granted may be limited by words e.g. a right for agricultural use only. Rights acquired by use will be limited by the extent and nature of use over the years e.g. a right of way that  has always been used to access your neighbour’s land on foot can only ever be a footpath.   Diversification and changing use of farms and farmland is a…

Local land charges, your questions answered

It takes between eight and twelve weeks on average to complete the purchase of a new home. Many factors determine how long the conveyancing process will take. However, solicitors frequently cite the local land charges search as a cause of delay. But what are local land charges, and why do they matter? ‘The local land charges search is an important part of the checks we carry out for home buyers,’ explains Holly Stevens, Director & Head of Residential Property with Ware & Kay, York. ‘It reveals whether your new home is affected by certain restrictions or charges, which could impact on its value or future use.’ Here she takes a closer look and answers some of your questions, including how to speed things up. What are local land charges? Legislation sets out the various categories of…

Granny’s Bank Account has had large withdrawals! What do I do?

Was the recipient Granny’s attorney, or gardener? Attorneys receiving gifts from individuals who appointed them their attorney, need to be very careful. Did the individual donor receive competent, independent legal advice, before making the gift to the attorney? Mistakes are sometimes made which might give opportunities for recovery of funds from the attorney. Antagonism can result when a social worker, an executor, or beneficiary, discovers the gift when viewing the individual’s bank statements. Often there are suspicions the individual did not consent to the gift to the Attorney and reporting the matter to the Office for the Public Guardian may not necessarily result in assistance.  A common reaction is to contact the Police, who might not always assist, depending on the facts. If a close relative, say son or daughter, was the recipient of the gift…

Shepherding a farm business through a second marriage

When someone finds love again and wants to remarry it is of course a cause for celebration. However, things can get complicated when a farming business is involved – particularly if you want to leave the farm to your children or other family members. So it is important to take time to think about the consequences before rushing into things. Robert Bellhouse, agricultural law specialist at Ware & Kay Solicitors in York & Wetherby outlines measures farmers should take a moment to consider to ensure the continuing success of the family farm if they marry again. Make a new Will Remarriage revokes any previous Will making it invalid, so it is imperative to make a new Will if you are looking to tie the knot again – especially if you are looking to pass the farm…

Selling a property to downsize

Downsizing is, at its most simple, moving to a smaller property. People often associate downsizing with retirement, although it can appeal equally to active empty-nesters attracted looking to release some of their equity. Whatever your age, there are advantages and disadvantages to downsizing. It is a big decision, with lots to consider. So, it is important to plan well ahead and get the right professional advice from the start. The pros and cons of downsizing If you are uncertain whether downsizing is for you, it can help to make a list of advantages and disadvantages, which you could then discuss with friends and family. For example: Downsizing could help you stay independent longer, and many older people choose to buy a bungalow or an apartment with this in mind. It could provide surplus sale proceeds…

Adoption rights; what employers need to know

According to the charity Adoption UK there are nearly 3,000 children in care waiting to be adopted, and as charities seek to raise awareness of this during National Adoption week (17-23 October 2022), employers may get questions about employment rights related to adoption. Kalpesh Nakeshree, Head of Employment law with Ware &Kay explains how ‘Family-friendly employment rights support employees adopting looked-after children, as well as children adopted through surrogacy arrangements or from overseas. Although employment rights for adopting parents lagged behind those of a biological mother, adopting parents now have broadly the same entitlement to leave, pay and legal protection.’   Who is entitled to adoption employment rights? An employee may be adopting on their own, with a spouse, civil partner or in an unmarried couple, whether same or different sex. Adoption employment rights apply to…

Protecting your assets against the impact of relationship breakdown

Cohabitation Agreements The data from the ONS shows that in 2019 the number of marriages decreased by 6.4% on the previous year.  The figures also show that in 2019, 18.4% of families were cohabiting couples.  That figure rose to 22.9% in 2021.  It seems that more and more couples are choosing to live together as a form of commitment rather than getting married.     There is a common misconception that couples who live together automatically become ‘common law’ spouses, especially if they have children or property together.  Many believe that they have the same rights as a married couple.  Unfortunately this is not the case, irrespective of the length of their relationship.  So what happens to the parties’ assets on separation?  At present, where there is property owned by one or both of the parties, cohabiting…

Ryedale Charities Together Make a Will Week 3 – 7 October, 2022

Visit the Ryedale Charities Together site here.

Litigation fixed costs: what are they and how will it affect your dispute?

On 6 September 2021 The Ministry of Justice confirmed that it intended to implement proposals for fixed recoverable costs for ‘fast-track cases’ and in most money claims worth up to £100,000. How will that impact on claims in the civil courts? Since the 2021 announcement progress in implementing the new costs regime has been slow but it now seems likely that fixed costs for most claims worth up to £100,000 will be coming next year and some commentators predicting that the fixed costs regime will be extended to cover cases up to a value of £250,000, possibly within the next 5 years. What are fixed costs? The proposals are intended to ‘fix’ the amount of costs that a successful party can recover from a losing party. Historically a successful party awarded their costs nearly always suffered…

How do you stop someone gaining rights over your land?

Rights may be acquired over your land if you either fail to address unauthorised use by third parties or give permission to others to use your land without seeking professional advice. How can you avoid this occurring? Where land is unregistered, as is often still the case with farmland, in certain circumstances someone occupying land belonging to someone else without their permission (a squatter) can after 12 years ‘squatting’ acquire ‘title’ to the land by their adverse possession. You could avoid this happening on your land by regular inspection of your boundaries and ensuring that you have an up to date plan of your land. If your land is unregistered then registering title at the Land Registry will involve a thorough review of your land and can be a useful precautionary measure. Since 2003…