Can Caron Enforce the Covenants Against Dan?

Question from CD, Can Caron Enforce the Covenants Against Dan?

Answer from AI:

When it comes to the enforcement of covenants on property, the situation can become complex, especially when the original parties to the covenant are no longer the owners of the respective properties. In the scenario provided, Caron is dealing with issues arising from covenants agreed upon by previous owners. Here’s a general explanation of how this might be addressed under UK law.

Understanding Covenants

A covenant is a promise made in a deed concerning the use of the land. There are two types of covenants in property law:

• Positive covenants require the covenantor to do something, such as maintain fences.
• Restrictive covenants prevent the covenantor from doing certain things, such as using the land for non-agreed purposes.

Enforcement of Covenants

The enforcement of covenants can occur under common law or equity, depending on the type of covenant and the circumstances.

Common Law

Under common law, the benefit of a covenant can run with the land if certain conditions are met, meaning that subsequent owners like Caron can enforce them. However, the burden of a positive covenant, such as maintaining fences, generally does not run with the land against subsequent owners like Dan.

Equity

Equity allows for the enforcement of restrictive covenants if they are intended to benefit the land and are not personal to the original parties. If the covenant “touches and concerns” the land and there is a clear intention for it to run with the land, it may be enforceable by successors in title like Caron.

Assessing Caron’s Situation

To determine whether Caron can enforce the covenants against Dan, several factors need to be considered:

1. Nature of the Covenants: Caron needs to establish whether the covenants are positive or restrictive. The covenant to maintain fences is positive, while the use of the land for apple-picking only is restrictive.
2. Original Intent: It must be clear that the covenants were intended to benefit the land owned by Caron and not just the original owner, Andrea.
3. Annexation: The benefit of the restrictive covenant must have been expressly “annexed” to the land owned by Caron.
4. Assignment: The burden of the restrictive covenant must have been properly assigned to Dan when he purchased the land from Brendan.

Steps Caron Can Take

Caron may consider the following steps:

• Review the original conveyance documents to understand the exact terms of the covenants.
• Consult with a property solicitor to assess the enforceability of the covenants.
• If the covenants are enforceable, Caron could potentially seek an injunction to compel Dan to comply with the terms or seek damages for any loss suffered.

Seeking Legal Advice

Given the complexity of property covenants and the specifics required for enforcement, Caron should seek personalized legal advice. A solicitor specializing in property law can help determine the likelihood of successful enforcement and the best course of action.

For more information on property covenants and their enforcement, Caron can refer to resources such as the UK Land Registry or legal texts on property law.

It’s important to note that this explanation provides a general overview and is not a substitute for professional legal advice. Legal outcomes can vary greatly depending on the specifics of each case.