Consumer Advisory Bulletin, "Look Before You Lease!", January 2008

The Attorney General’s Consumer Protection Division receives hundreds of calls and consumer complaints every year. Follow these tips to avoid unexpected expense and disappointments. This record is about: "Look Before You Lease!"

Tavanomaisen irtaimen esineen sale and lease back -järjestely. Tarkastelussa erityisesti vuokralleottajan sivullissuoja.

Tutkielman aiheena on tavanomaisen irtaimen esineen sale and lease back -järjestely. Järjestelyyn kuuluu nimensä mukaisesti luovutus ja takaisinvuokraus. Kokonaisjärjestelyn avulla rahoittaja ja luotonsaaja pyrkivät luomaan luotonmaksun vakuudeksi omistusoikeuteen perustuvan esinevakuuden. Järjestelyn tavoitteena on, että luotonsaajan asemassa oleva myyjä pystyisi käyttämään samaa esinettä samanaikaisesti sekä va-kuusobjektina että elinkeinotoimintansa tuotantovälineenä. Juuri siitä syystä, että luo-tonsaaja tarvitsee esinettä koko ajan elinkeinotoiminnassaan, ei panttausta voida käyttää. Tutkielma on oikeusdogmaattinen ja sen pyrkimyksenä on antaa selkeä kokonaiskäsitys irtaimen esineen sale and lease back -järjestelystä ja sen käytettävyydestä vakuusjärjestelynä. Oikeusdogmaattiselle tutkimukselle tyypillisesti tutkielmassa tarkastellaan olemassa olevaa tietomateriaalia. Keskeisimmät tutkielmassa käytetyt kirjallisuuslähteet ovat Jarno Teporan useat sale and lease back -järjestelyyn keskittyvät artikkelit, Jarmo Tuomiston omistusvakuuksia koskeva kirjallisuus sekä Erkki Havansin esineoikeudellinen perusteos Esinevakuudet. Virallislähteistä selvästi merkittävimmät ovat vuonna 1997 voimaantullut maakaari ja sen esityöt. Tutkimuksessa keskitytään erityisesti vuokralleottajan sivullissuojaan. Näin ollen tärkeimmäksi tutkimuskysymykseksi jäsentyy se, voiko sale and lease back -järjestelyssä ostajan roolissa oleva sijoittaja tai rahoittaja saavuttaa järjestelyn avulla kollisiotilanteiden varalta turvaavan vakuusaseman. Tutkimuksen kannalta keskeinen omistusvakuus-järjestely on vakuusluovutus, jollaiseksi vakuustarkoituksessa tehty sale and lease back -järjestely melko vakiintuneesti tulkitaan. Tutkimuksessa tarkastellaan mahdollisuutta hyväksyä sale and lease back -järjestely rahoittajalle dynaamista kollisiosuojaa tarjoavaksi vakuusjärjestelyksi ilman julkivarmistusta. Toisaalta selvitetään julkivarmistuksen toteuttamisen mahdollisuutta ilman hallinnansiirtoa muun muassa maakaaren 14:4.1:n 1 kohdan mukaisen kirjaamisen avulla. Nykylainsäädännön puitteissa järjestelyn hyväksyminen itsenäiseksi omistusvakuudeksi näyttää olevan epätodennäköistä ja ilman julkivarmistusta dynaaminen sivullissuoja jää saavuttamatta, vaikka järjestely on sitova inter partes. Tutkimuksen loppupäätelmissä pohditaan, voisiko sale and lease back -järjestelyyn liittyviä ongelmia ratkaista muuttamalla voimassa olevaa lainsäädäntöä tai antamalla täysin uutta lainsäädäntöä. Asiaa pohditaan myös oikeusvertailun keinoin selvittäen muiden Pohjoismaiden sekä Saksan oikeusjärjestelmien kantaa järjestelyyn.

Grant of Permission for lease of military lands from Sir Robert Prescott to Thomas Clark, 1798-1801.

Transcript (original spelling and grammar retained): By His Excellency Robert Prescott Esquire, Captain General and Governor in Chief in and over His Majestys Provinces of Upper and Lower Canada, General and Commander in Chief of all His Majesty’s forces in the Provinces of Upper and Lower Canada, Nova Scotia, New Brunswick and their several Dependencies and in the Island of Newfoundland &ca. &ca. &ca. I do hereby authorise and permit Thomas Clark of Queenstown in the County of Lincoln in the Province of Upper Canada merchant to take possession of all that Lot, piece and parcel of Land (being part of the land reserved by his Majesty for Military purposes) situate, lying and being at Queenstown in the Township of Newark, in the Home District in the said Province of Upper Canada, bounded and abutted as follows, that is to say beginning at the Distance of two Chains and ninety links from the South East End of his Majesty’s Store House, the said distance being measured along the Bank up Stream, thence South thirty nine degrees and an half West one Chain and fifty links thence south fifty degrees and an half East one Chain and thirty links thence North thirty nine degrees and an half East to the Edge of the Bank and from thence along the Bank to the place of beginning, containing thirty one perches and one hundred and twenty five square links and to occupy and hold the said Lot, piece and parcel of Land during pleasure subject nevertheless to the provisoes and Conditions herein after contained, that is to say. First on condition that it shall and may be lawful to and for His Majesty his Heirs and Successors and to and for the Commander in Chief of His Majesty Forces for the time being and to and for the Officer commanding his Majesty’s Forces in Upper Canada for the time being and to and for either of them to determine and make void this present permission to occupy during pleasure the said Lot, Piece or Parcel of Land above described at any time hereafter whenever he or they shall see fit so to do without any compensation or indemnification to the said Thomas Clark or any other Person or Persons whosoever for any Loss Injury or Damage which he the said Thomas Clark or any other Person or Persons whosoever may thereby sustain. Secondly on this further Condition that it shall and may be lawful to and for His Majesty his Heirs and Successors and to and for his and their Officers, Soldiers and Servants at any time hereafter by order of the Commander in Chief of His Majesty’s Forces for the time being or by order of the Officer commanding his Majesty’s forces in Upper Canada for the time being or by order of the Officer of His Majesty’s Corps of Royal Engineers commanding in the said Province of Upper Canada for the time being to enter upon the said Lot Piece and parcel of Land which the said Thomas Clark is hereby permitted to occupy during pleasure or upon any part thereof and to take down and from the said Lot piece and parcel of Land or from any part thereof to remove any dwelling House Store or other Buildings on the said Lot, piece or Parcel of Land or any part thereof erected and to remove any goods or Chattels on the said Lot piece and parcel of Land or on any part thereof or on any such dwelling House Store or other building found or being and that His Majesty his Heirs and Successors or any other Person or Persons whosoever shall not be liable or responsible to the said Thomas Clark or to any other Person or Persons whosoever for any Loss, Injury or Damage which he or they shall or may in such case sustain. Thirdly on this further Condition that the said Thomas Clark shall not erect on the said Lot Piece or Parcel of Land which the said Thomas Clark is hereby permitted to occupy during pleasure or upon any part thereof at any time or times hereafter any dwelling House store or other Building whatsoever of Stone or brick or of any other materials wood only exccepted and that if any dwelling House or Store or other building of Stone or brick or of any other materials except wood shall at any time be erected on the said Lot, piece or parcel of Land or upon any part thereof, then and in such case, this present permission and every Clause and Article thereof shall from thenceforth cease and determine and be absolutely and entirely null and void. And lastly on this further Condition that the said Thomas Clark or any other Person whosoever shall not assign this permission to occupy the said Lot, Piece or Parcel of Land above described to any Person of Persons whosoever, and if any such assignment shall be made by the said Thomas Clark or by any other Person in his right, or on his behalf, that then and in such case such assignment and this permission to occupy during pleasure the said Lot piece and parcel of Land above described, and every Clause and Article thereof shall from thenceforth cease and determine and be absolutely and entirely null and void. Given under my hand at the Castle of St. Lewis in the City of Quebec in the Province of Lower Canada this Ninth day of July in the year of our Lord one thousand seven hundred and ninety eight and in the thirty eighth year of His Majesty’s Reign. [Signed here by Robert Prescott] By Order of the Commander in Chief [Signed here by James Green (Illegible signature)] I the said Thomas Clark above named do hereby accept the above written Permission to occupy during pleasure the said Lot piece and parcel of Land above described upon and subject to the several Provisioes and Conditions above written and each and every of them severally and respectively. In witness whereof I have hereunto set my hand the Sixteenth day of August in the year of our Lord one thousand seven hundred and ninety eight and in the thirty eighth year of His Majesty’s Reign. [Signed here by Thomas Clark] Signed in the presence of [Illegible signature – looks like J. M Donell Lt. Col.] [Illegible – looks like 2d. Battn R. C. Sm?] [Signed here by C. Anderson] Whereas Inconveniences did arise from the peculiar situation of the Ground contiguous to the above described Lot of Land and the occupation thereof, if estimated by the above Limits would prove highly disadvantageous to Mr. Thomas Clark be it known that in consideration thereof we do permit the above Lot to extend one half Chain more in length up stream so as to comprehend the space allowed for the Road between Lots Two + Three, and we do hereby appropriate the said additional space wholly to the use of the said Thomas Clark. In witness whereof we have hereunto subscribed this Thirteenth Day of October in the Year of our Lord one thousand Eight Hundred and one. [Signed here by J. M’Donell Lt. Col] 2d. Battn. R. C. [in?] Com of Fort George + Dependencies Robt. Pilkington Captain Royal Engineers

Indenture Lease by Timothy Street to Stroughton Moore

Indenture by which Timothy Street of Niagara Township allowed Stroughton Moore of Lewiston, New York to lease a brick house in the Village of St. Davids for $160.00 payable annually. Mr. Moore would also have use of half the barn. Ezekiel Woodruff was a witness to the signing of this lease, January 29, 1822.

Indenture Lease of Land by David Secord to Richard and William Woodruff

Indenture stating that David Secord of the Township of Niagara leased the dam of the sawmill pond in St. Davids to Richard and William Woodruff for 25 shillings per year for their mill business, May 2, 1824.

Lease Financing in India",

Several related articles have appeared ix: journals and dailies, covering mainly the advantages and disadvantages of leasing. Some have focussed on the leasing scenario in India while others projected the prospects of leasing. However, there are some research articles worth mentioning. An exploratory study done by R. Narayana Swamy expresses -the views of leasing companies, on lease accounting issues in India. It deals only with several aspects of accounting regulation, accounting standard setting, accounting proposals and implications and economic consequences of the proposals for leasing companies and for lessees and users of financial statamnts. Another article dealing with the growth and performance of leasing industry by Rita Vasanls gives just a peripheral view of the performance of leasing companies. Hence an indepth study is attempted to analyse the leasing industry in India, in all its manifestations

UK commercial property lease structures: Landlord and tenant mismatch

UK commercial property lease structures have come under considerable scrutiny during the past decade since the property crash of the early 1990s. In particular, tenants complained that the system was unfair and that it has blocked business change. Government is committed, through its 2001 election manifesto, to promote flexibility and choice in the commercial property lettings market and a new voluntary Commercial Leases Code of Practice was launched in April 2002. This paper investigates whether occupiers are being offered the leases they require or whether there is a mismatch between occupier requirements and actual leases in the market. It draws together the substantial data now available on the actual terms of leases in the UK and surveys of corporate occupiers' attitude to their occupation requirements. Although the data indicated that UK leases have become shorter and more diverse since 1990, this is still not sufficient to meet the current requirements of many corporate occupiers. It is clear that the inability to manage entry and exit strategies is a major concern to occupiers. Lease length is the primary concern of tenants and a number of respondents comment on the mismatch between lease length in the UK and business planning horizons. The right to break and other problems with alienation clauses also pose serious difficulties for occupiers, thus reinforcing the mismatch. Other issues include repairing and insuring clauses and the type of review clause. There are differences in opinion between types of occupier. In particular, international corporate occupiers are significantly more concerned about the length of lease and the incidence of break clauses than national occupiers and private-sector tenants are significantly more concerned about leasing in general than public-sector occupiers. Proposed solutions by tenants are predictable and include shorter leases, more frequent breaks and relaxation of restrictions concerning alienation and other clauses. A significant number specify that they would pay more for shorter leases and other improved terms. Short leases would make many of the other terms more acceptable and this is why they are the main concern of corporate occupiers. Overall, the evidence suggests that there continues to be a gap between occupiers' lease requirements and those currently offered by the market. There are underlying structural factors that act as an inertial force on landlords and inhibit the changes which occupiers appear to want. Nevertheless, the findings raise future research questions concerning whether UK lease structures are a constraining factor on UK competitiveness.