When a law specifies that documents should be available for examination at &quot;convenient times&quot;, for which party should it be convenient? Michigan Compiled Law, CONDOMINIUM ACT (EXCERPT) Act 59 of 1978 Section 559.157 covers books, records, contracts, and financial statements; examination; audit or review; opt-out of requirements of subsection. This law requires a condo without our income level to be audited by a third party, which our property manager has not done. Additionally, we have not voted to waive this requirement. The law gives me the power to sue, but I would bear 1/7th the costs paid to me because of my portion of ownership. Additionally, I do not want to hurt my relationship with 6 neighbors (one of which is the property manager). Instead, I wish to use the right to inspect defined here: The books, records, contracts, and financial statements concerning the administration and operation of the condominium project shall be available for examination by any of the co-owners and their mortgagees at convenient times. The property manager (who owns a unit) has a place of business where the records are held, and they are open Saturdays. However, I cannot determine if the word "convenience" means that I should be able to review documents on a Saturday or if the convenience is the property manager's own convenience. Could he say that I can only review on a Tuesday at 10:30 AM, for instance? Overall, my question is about the legal intention of "convenience": Whose convenience? Can I insist on Saturday so that I don't miss work? Does this convenience require a written note with tracked signature or can I drop in during operating hours? Something in between?
A "convenient time" is a time that is convenient to both parties acting reasonably. See What does &quot;reasonable&quot; mean?
If the landlord has a right to charge a late fee (and that late fee is not a penalty) then that right accrues from the instant that the rent is late i.e. any time after 5:00:00 pm precisely if that is the time stated in the lease. If only a day is stated then it would be midnight. For case law on the penalty doctrine see PACIOCCO &amp; ANOR v AUSTRALIA AND NEW ZEALAND BANKING GROUP LIMITED [2016] HCA 28 which involved a challenge to a bank charging late payment fees on credit cards.
In a civil action: If you are serving written discovery on a party, under the federal rules of civil procedure, or in any state whose adopted the model rules, (rules 33-37 typically), you need only send your requests for interrogatories, the production of documents, or for admissions to the party (through their counsel unless they are pro se), accompanied by the discovery notice, detailing the time frame in which they are due. It is typical that this time frame will get extended, sometimes by double or triple the original 21 day period plus 3-5 days for mailing. When the party is represented (this is 99% of the time) the attorney will just call you or email you for an extension and it is pro forma to assent to this. The court will not be happy if they need to seek permission of the court for this because you refused, as it is that common, and you will just get a reputation as a non-cooperative pain (not to mention, the time will come when you need an extension, and what comes around goes around). If they seek an unreasonable amount of time (I'm talking so close to the discovery cut off that you'd not have time for depositions after receipt), then you can limit it, but a couple of months is common. This need not go through the court. If they are not represented, they may just be late rather than calling, in which case you have a duty to contact them before involving the court. This is just because they don't know it is the norm, and it is nearly impossible to pull together everything needed from a full set of discovery in 21 days. When there is a true discovery dispute, you must show the court that you made all due diligent efforts to resolve it on your own. I don't have my rules in front of me (I will edit and add this when I do) ... but this is in the rules, it is not just practically speaking. Also, many jurisdictions require that you contact the court's clerk and get permission before filing any discovery motions. Sending a subpoena is not ever how this is dealt with. If the opposing party fails to respond, or if they are continually late and despite numerous contacts they still do not produce, then you would schedule a discovery conference with the court at which time you will seek a motion to compel. The court will typically give them even more time at this point. You are correct in that when a third-party is served with discovery request, since they have no obligation to take part in the case but for the presence of a subpoena; hence, in this situation you would use a subpoena to request whatever it is you are requesting. They may get their own lawyer who will try to limit your right to get anything from them as a non-essential party, but if it is really relevant you can do it. You would also use the subpoena for depositions, to ensure that witnesses present themselves. Otherwise, subpoenas are reserved for acquiring witnesses to appear in court or for custodians of records to bring records to court for hearings or trial.
Michigan law say nothing about landlord entry, so whatever it says in the lease is what is allowed. Various sources like this comment on the lack of such statutory regulations. There does not appear to be any relevant case law for Michigan which impose restrictions on a landlord's right to access a rental. Since there is no statutory or case law restriction on landlord's right to access his property, landlord's agent would have the same right to access. That would mean that if the listing agent were authorized by the landlord to enter, then the agent could enter, and it would not be necessary for the landlord to accompany this agent whenever entry was needed. That does not mean that a "listing agent" that happens to work with a landlord has an independent right to enter the landlord's property. The same would go for repairmen. It is actually not clear to me whether there could be blanket permission for any and all with access to the lock box to enter, since pretty much any realtor can enter a house for sale, subject to whatever the stated limitations are, and they don't call the owner for each entry. I suspect that one would not have legal grounds for imposing a particular additional restriction on a landlord's right to access and permit access to the property, since there's no overriding statute, and restrictions on landlord access mainly derive from statutes.
The usual default rule is that a purchaser is bound to honor a lease on the same terms as the previous owner, and that purchase agreements are subject to existing valid leases. However, the Ontario Residential Tenancies Act, 2006 (S.o. 2006, chapter 17) section 49 (2) says: If a landlord who is an owner as defined in clause (a) or (b) of the definition of “owner” in subsection 1 (1) of the Condominium Act, 1998 owns a unit, as defined in subsection 1 (1) of that Act, that is a rental unit and has entered into an agreement of purchase and sale of the unit, the landlord may, on behalf of the purchaser, give the tenant of the unit a notice terminating the tenancy, if the purchaser in good faith requires possession of the unit for the purpose of residential occupation by, (a) the purchaser; (b) the purchaser’s spouse; (c) a child or parent of the purchaser or the purchaser’s spouse; or (d) a person who provides or will provide care services to the purchaser, the purchaser’s spouse, or a child or parent of the purchaser or the purchaser’s spouse, if the person receiving the care services resides or will reside in the building, related group of buildings, mobile home park or land lease community in which the rental unit is located. 2006, c. 17, s. 49 (2). I take that to mean that IF the purchaser intends to reside in the unit (or have one of the people in (2)(a)-(d) reside there), then and only then, you can be given notice to leave. Acceding to par (3) of the same section the notice must be at least 60 days, and must be to the end of a rental period (probably a month), and that 60 days may not start until after the landlord has actually signed a sales agreement for the unit. And the landlord can only do this if the new owner has specifically indicated a requirement for possession of the unit as a residence, not to rent to someone else. You may want to seek out a tenants assistance organization, or possibly a lawyer, since it sounds as if the landlord is going beyond what the law permits. EDIT: As to showing the unit, section 26(3) of the same act provides that: Entry to show rental unit to prospective tenants (3) A landlord may enter the rental unit without written notice to show the unit to prospective tenants if, (a) the landlord and tenant have agreed that the tenancy will be terminated or one of them has given notice of termination to the other; (b) the landlord enters the unit between the hours of 8 a.m. and 8 p.m.; and (c) before entering, the landlord informs or makes a reasonable effort to inform the tenant of the intention to do so. 2006, c. 17, s. 26 (3). and section 27 (2) and 27 (3) further provide that: (2) A landlord or, with the written authorization of a landlord, a broker or salesperson registered under the Real Estate and Business Brokers Act, 2002, may enter a rental unit in accordance with written notice given to the tenant at least 24 hours before the time of entry to allow a potential purchaser to view the rental unit. 2006, c. 17, s. 27 (2). (3) The written notice under subsection (1) or (2) shall specify the reason for entry, the day of entry and a time of entry between the hours of 8 a.m. and 8 p.m. 2006, c. 17, s. 27 (3). So it seems that the landlord may show the unit to prospective purchasers during reasonable hours. However another provision says that the landlord may not interfere with your &quot;quiet enjoyment&quot; of the premises, so the frequency of showing probably must be reasonable.
You should contact your local London borough if you wish to lodge a complaint (and you never know, you might get a different result this time). Depending on the nature of work being carried out, and the level of noise, this may fall within either s.60 of the Control of Pollution Act 1974 or possibly under Part 3 of the Environmental Protection Act 1990 if it is deemed a Statutory Nuisance Taking the Royal Borough of Greenwich as an example, they say here: General construction work should be restricted to the following hours: Monday to Friday 8am to 6pm Saturdays 8am to 1pm Noisy work is prohibited on Sundays and bank holidays Therefore it seems the 8am start is allowed. As for the noise levels, independent readings will be required to see if your figure of 80db is accurate but if it is, and continuing with Greenwich as an example, it may be over the permitted levels stated at 6.3 of Greenwich's Code of Practice - assuming that the builders fall within the definition of conducting &quot;major construction and civil engineering works&quot;. I have not checked many other boroughs, but the above is consistent with those that I have.
Declaratory judgments clarifying the meaning of a written instrument such as condominium governing documents are possible, but only when there is a bona fide dispute between parties who have personal economic interests in having the issue resolved. For example, if an owner is seeking reimbursement for expenses incurred from the board, and the board cannot agree regarding what is required of it, the board could bring an action naming the owner as a defendant for a declaratory judgment determining what the governing documents require it to do in that situation.
Assuming UCC § 3-407 applies in the the relevant jurisdiction: The recipient of an &quot;incomplete instrument&quot; (i.e., a check without the numbers filled in) cannot fill in those details without permission from the issuer of that check. Such a change would constitute an &quot;unauthorized addition of words or numbers [...] to an incomplete instrument.&quot; However, such changes are permitted if the change is authorized (both because it would no longer be unauthorized per 3-407-a and because the change would have &quot;assent&quot; per 3-407-b). In other words, you can use an &quot;NTE&quot; memo on a check, but you'll need to ensure that the recipient of the check is aware that the NTE line constitutes authorization to fill in the value of the check (and what value is authorized). In the case of a county clerk who explicitly instructs issuers to use such a memo line, the use of the memo line likely constitutes authorization for the clerk to fill in the blank values in accordance with the clerk's documented policies. Note that none of this necessarily binds the bank. A bank employee who notices and understands that the NTE line was violated should reject such a check, since the employee has notice of the alteration as described in 3-407-c . However, more often than not the bank will ignore the memo line; I don't believe the bank has any obligation to notice such content.