Restrictive covenants

A restrictive covenant is a contractual obligation requiring the covenantor not to do the thing specified (such as building on the land or using the land for particular purposes). Unlike positive covenants, the burden of a restrictive covenant is capable of 'running with the land' so that successive owners or occupiers are bound by the restriction.

Covenants restricting the carrying out of certain activities on land imposed by a seller may be divided into three classes:

  1. covenants imposed for the seller’s own benefit—these are personal to the seller and are not enforceable by anyone else, unless expressly assigned

  2. covenants imposed on or after 1 January 1926 by the seller (as the owner of retained land of which the land being sold formed a part) and intended to protect or benefit the retained land—these are capable of running with the land and may be enforceable without express assignment by the owner for the time being of the land for the benefit of which they were imposed

  3. covenants imposed by the seller on a sale of land to various buyers who, with their respective successors in title, are intended

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Insolvency, declarations of trust, loan agreements, artificial asset protection, sham transactions, transactions defrauding creditors, interspousal asset transfers, change of position defence and wife’s entitlement to share of husband’s assets (Sayers v Dixon)

Restructuring & Insolvency analysis: The court held that six declarations of trust (DoTs) executed by the transferor (Mr Dixon) in favour of his wife (Mrs Dixon) constituted transactions defrauding his creditors within the meaning of section 423 of the Insolvency Act 1986 (IA 1986) and that two of them, purporting to transfer all his future assets and income to Mrs Dixon, along with an accompanying loan agreement, were shams which were void and ineffective. It set aside the DoTs and ordered Mrs Dixon to restore the value of three transferred properties (which had been converted into £551,589 cash) to Mr Dixon’s trustees in bankruptcy (trustees) together with interest of £101,726. It also ordered an account to be taken of the funds that had been transferred to Mrs Dixon or on her behalf by Mr Dixon over the seven years between the date of the DoTs and his bankruptcy. The court dismissed Mrs Dixon’s defence of change of position to the trustees’ claim for restoration, finding that even if such a defence were generally available (which is unclear), she had not acted in good faith and could not rely on it. It also dismissed her defence that, having been married to Mr Dixon for many years, she was entitled to half his assets and/or an entitlement to a share of them by virtue of a right to be maintained. Written by Jonathan Lopian, barrister at New Square Chambers, who acted for the successful claimants.

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