Why do solicitor advice procedure regulations require collection of landlord details at client intake when solicitors advise on tenancy issues? I've been informed by a law firm that they are required by national regulations of the solicitors' authority to collect a landlord's name and address (not the address of the property in question, but the landlord's own operating address) before they can book in an advice session on a landlord-tenant issue, because it is required by regulations. I asked them what this is used for, and why it's required by the regulations (ie, what is the rationale and principle of the said regulation), and they couldn't tell me. I was hoping someone here could shed some light on this question instead. I am quite interested in the princple and rationale behind the requirement (and, why can advice not be dispensed simply on a hypothetical basis?), however, more significant is where it gets sent, what its collection's purpose is, and what it's used for. Edit: It would also be great if you could supply a citation of the specific regulation that imposes this requirement. Note: a bit new here, but don't really know necessarily what the most suitable tags to be used are, so if any others have suggestions for more applicable and relevant ones, please don't hesitate to suggest!
The purpose is to avoid the possibility that the solicitor will inadvertently end up providing advice to more than one side of the same dispute or transaction, putting the solicitor in a conflict of interest situation. In the simplest case, the solicitor might already represent the landlord that the tenant is seeking to discuss legal rights vis-a-vis. Even if the advice is merely hypothetical, this is not O.K. A solicitor has a very high duty of loyalty to the solicitor's clients. Providing aid of any kind to someone adverse to the solicitor's clients that benefits that person, even if another solicitor would probably say the same thing, is a serious breach of that duty and is forbidden and sanctionable. It could get the solicitor kicked out of the profession in a worst case scenario. The duty of loyalty includes a duty to take reasonable care not to inadvertently or negligently act disloyally. There is also a risk of a more subtle sort of conflict that has to be evaluated since many disputes and transactions are not just two sided. For example, perhaps a solicitor a big commercial tenant client on the brink of a settlement with a particular landlord after lengthy and extensive negotiations (perhaps in a business lease renewal deal), and another prospective tenant client might, for example, have an interest in leasing the same property as your existing client at a higher rate. Representing both tenants/prospective tenants could creating a conflict between your two tenant clients. Screening clients based upon their landlord relationships helps solicitors to identify these conflicts and to prevent them from arising. More generally, the best practice is for a solicitor to make sufficient inquiry prior to providing any legal advice to a prospective new client, to avoid having clients that have a conflict of interest with each other. This regulation (to the extent that it is really as specific as suggested) is simply a codification of this general rule in a specific, commonly recurring situation. In large law firms, every single legal professional in the firm typically spends the first half hour or so of every day reviewing lists of new prospective clients and parties related to them in order to screen for potential conflicts of interest. (I used to have to do that when I worked in a large, international law firm for a while.) There would typically be one or more paralegals or administrators in the firm who do nothing but manage that conflicts of interest screening process. Obviously, however, this requirement is a lot less burdensome if you are solo practicing solicitor who almost entirely represents individual human being and family tenants with isolated residential leases, and works in a large city where few clients have any connections to each other.
Is a response to a N5B section 21 accelerated claim required to be given on the dedicated form N11B? YES. Assuming this refers to an accelerated possession claim on property let on an assured shorthold tenancy in England then Rule 55.14 Civil Procedure Rules applies: A defendant who wishes to – (a) oppose the claim; or (b) seek a postponement of possession in accordance with rule 55.18, must file his defence within 14 days after service of the claim form. (2) The defence should be in the form set out in Practice Direction 55A. Practice Direction 55A, at Rule 1.5, states: [...) The defence must be in form N11, N11B, N11M or N11R, as appropriate. The use of must is well established in British law as meaning a non-optional obligation (unlike should). It is not, as far as I can see, defined by statute so the courts' convention is to use the normal meaning of the word by reference to the Oxford English Dictionary. The recently revised free online version has limited availability but the previous version merged with Dictionary.com which offers these examples: 1 to be obliged or bound to by an imperative requirement 2 to be under the necessity to; need to The use of must in Rule 1.5, by my reading, trumps the use of should in Rule 55.14 but Alice might be able to argue this apparent contradictory terminology as to why her case for her defence is submitted by letter rather than the prescribed form. What happens with this letter when it is received by the court...what happens with the case more generally? Does it get listed for a hearing? Do the contents of her letter reach or get considered by the judge? All that would be a matter for the court to decide and could go either way: a judge has the inherent power to deal with matters in his own court as he sees fit (within the limits of the law etc).
If you claim ownership of property but do nothing with it for 12 years (not even collecting a £1 rent), then in due course ownership will pass to the tenants, under the doctrine of adverse possession. Your solicitor is the only person who can advise you properly, since he knows all the details; but ultimately you will have to choose between being on bad terms with these neighbours (including suing them for possession) and losing the garages. To deal with your edit: normally, just requesting the rent is enough, even if the tenants ignore every request. However, if they specifically refuse to pay anything, they are claiming that they own the garages not you, and if you do nothing you will lose possession eventually. If you sue them for possession now, you will probably win (assuming your question is accurate and complete), but every day weakens your case. Of course, suing will be expensive and damage your relationship; but it won't be any cheaper in the future.
In general, a person may appoint as many agents as s/he wishes for a particular purpose. The principal is responsible for the actions of all such agents, unless they exceeded their powers or instructions, and in some cases even then. In this particular case all such accesses would have to be &quot;reasonable&quot; taken together, and if the various agents fail to coordinate their requests for access, the result may be an unreasonable burden on the tenant. But as far as I can determine there is no formal process that a Kansas landlord must go through to appoint an agent, nor any specific limit on the number of agents appointed. The general law of agency is flexible on such matters. A tenant would be justified in asking for proof (or at least evidence) that a person is in fact acting as a landlord's agent, or in confirming with the landlord. The complex management is clearly the landlord's agent.
Can the seller enter a formal agreement with the tenants in which the seller pays a sum of money and in return the tenants vacate the premises before the closing date, and would such agreement hold over the tenants legal right to remain on premises past the closing date? Maybe. It depends on tenancy law in Nova Scotia. Notwithstanding, given that the tenants are “difficult”, what are your plans if they take the cash and don’t move out? What happens if the sale goes though under the assumption that the tenants have left, and in fact the tenants are still occupying the premises? Why would the buyer settle under an “assumption”? At the time of settlement either the tenants have left (so settlement happens) or the haven’t (so the vendor is in breach, settlement doesn’t happen and the buyer decides whether to rescind the contract and claim damages or affirm the contract and claim damages). What guarantees and proofs can the buyer demand as to the vacant status of the property? They take the keys and walk into it. What other questions should the buyer be asking? They should be asking: “Will you be in a position to fulfil your obligations under the contract?”
Yes, in england-and-wales the Criminal Finances Act 2017 introduced 'Unexplained Wealth Orders', which compel the respondent to provide a statement: (a) setting out the nature and extent of the respondent’s interest in the property in respect of which the order is made, (b) explaining how the respondent obtained the property (including, in particular, how any costs incurred in obtaining it were met), (c) where the property is held by the trustees of a settlement, setting out such details of the settlement as may be specified in the order, and (d) setting out such other information in connection with the property as may be so specified. There a few requirements set out in section 362B, for example, the property must have value of over £50,000; there should be &quot;reasonable grounds&quot; for suspicion that the respondent would have been unable to obtain the property using their lawfully obtained income; the respondent or their connections must have either been involved in serious or organised crime, or be a politically exposed person, and so on. If the respondent refuses to make such a statement, the police may apply for a Civil Recovery Order to confiscate the property, with the property in question &quot;presumed to be recoverable property&quot; (section 362C(2)). Giving false information in such a statement is a criminal offence.
Law SE is not for direct legal advice. You're in the middle of a contract dispute that has turned acrimonious and need to find legal help. Google for free or low cost legal aid in your area. If this "point person" has mentioned a lawyer or made legal threats, you do need legal help.
GDPR is not a blanket ban on the handling of personal data. It is a set of guidelines when and how data may be processed and stored. Documenting the compliance with a deletion request is one of many purposes for which some data may be retained after a deletion request. Others would be past contractual obligations, legal documentation requirements, and even a balance of 'legitimate interests' of the processors and the data subjects. The processor might be able to argue that fraud/abuse prevention is such a legitimate interest. What if I want to create a service that does let users enter their friends' email addresses, and send those friends an email invitation to the service? Get a specialist lawyer on staff who can check your exact business processes. A web site like this cannot possibly give you a full explanation of the pitfalls.