Consider this. You are a tenant. Your lease includes an option for you to break it after five years so long as you give at least six months notice. At the beginning of the fifth year, you think that your premises are surplus to requirements, and you decide to serve notice to break the lease. You are careful, though. You pay your rent quarterly. Because there is a condition attached to your break, which would render it ineffective if you have not paid the rents due at the break date, you pay the final quarter’s rent in full (even though the break date occurs half way through the quarter).
But that’ll be alright. Your landlord will have to refund you the overpayment. Right?
Wrong, or to give the lawyer’s answer − not necessarily.
If a lease does not oblige the landlord to refund to the tenant any overpayment of rent for the period after a break date, then it does not have to.
The court can imply a term in to a legal document if it is necessary to achieve the parties’ intentions. But in a case which considered this very point, the court would not do that.
The logic is this:-
Marks and Spencer came a cropper on this very point (Marks and Spencer PLC v BNP Paribas Securities Services Trust Company (Jersey) Limited (2014). It served a valid notice to terminate its lease on 24th January 2012. It paid the full quarter’s rent from 25th December 2011 to 24th March 2012. But BNP Paribas refused to refund the rent from 25th January 2012 on the basis that the lease did not oblige it to do that. And whilst the High Court initially found for Marks and Spencer, the Court of Appeal overturned that decision.
This is case law, so yes, it could. The Court of Appeal refused permission for Marks and Spencer to appeal its decision. But on 11 November 2014 the Supreme Court granted permission for an appeal nonetheless. No date has been set, but landlords and tenants alike will watch with keen interest.
For further information about breaking a lease please contact Richard Honey, Partner and Head of the Estate Management team, at richard.honey@michelmores.com or 01392 687510.
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