Site acquisition and vacant possession

The viability and success of a development site depends on obtaining satisfactory answers to a range of legal and practical questions. While attention tends to focus on the headline commercial terms of a deal, and on major issues such as planning permission, highways agreements and environmental investigations, it is essential not to overlook issues that may cause significant delay, or even preclude successful development.

Access

Direct access to the highway can be fundamental to the viability of a development. In Gooden v Northamptonshire County Council [2001] All ER (D) 283 (Nov), local authority (LA) replies to enquiries indicated (wrongly) that a footway providing access to the land was part of the highway and maintainable at public expense. Relying on that reply, the developer acquired the site and obtained planning permission for residential development. The LA subsequently informed the developer that the footway had not been adopted. The developer sued the council, claiming that he would not have bought the site had he received an accurate reply to his enquiry. He lost.

The Court of Appeal held (by a majority) that the standard enquiry is ordinarily

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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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