H Waites Ltd v Hambledon Court Ltd & Ors [2014] EWHC 651 (Ch) (11 March 2014)

The demise of each garage includes the floor, doors, roof timbers, roof, and enclosing walls (with party wall division), and also includes the airspace above the garage. There is no implied covenant restricting the lessor from constructing further flats, but if additional flats are built, the service charge apportionment should be by fair proportion rather than a fixed fraction. The lessee under the 2007 lease cannot proceed with development in the airspace demised to the garage lessees without their agreement.

Citation: [2014] EWHC 651 (Ch)
Parties: Claimant: H Waites Limited; First Defendant: Hambledon Court Limited; Second Defendant: Joseph Frackowiak; Third Defendant: Wanda Bronislawa Frackowiak; Fourth Defendant: Jose Antonio Laguilo; Fifth Defendant: Maria Purificacion Laguilo; Sixth Defendant: Philip John Sander; Seventh Defendant: Michael Adriaan Gerardus Moors; Eighth Defendant: Wan Yee Winnie Chan; Ninth Defendant: Antonio Corricelli; Tenth Defendant: Sheila Corricelli; Eleventh Defendant: Cyrille Nissanka Amerasinghe; Twelfth Defendant: Sudharma Amerasinghe; Thirteenth Defendant: Peter Maurice Afia; Fourteenth Defendant: Junia Hugh Brown; Fifteenth Defendant: Anthony Mark Enrione; Sixteenth Defendant: Afsaner McCue; Seventeenth Defendant: Geoffrey George Manners; Eighteenth Defendant: Fay Catherine Manners
Jurisdiction: England and Wales
Judgment Date: 11 March 2014
Procedural Posture: Chancery Division Property Dispute / Judgment After Trial
Outcome: Claim dismissed in relation to the right to develop above the garages; declaration as to extent of demise and airspace granted.
Legal Topics: Construction of Leases, Extent of Demise, Airspace Rights, Implied Covenants, Service Charge Apportionment

Property Law Landlord and Tenant Construction of Leases Extent of Demise Airspace Rights Implied Covenants Service Charge Apportionment

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Parties

H Waites Limited

Claimant

Hambledon Court Limited

First Defendant

Joseph Frackowiak

Second Defendant

Wanda Bronislawa Frackowiak

Third Defendant

Jose Antonio Laguilo

Fourth Defendant

Maria Purificacion Laguilo

Fifth Defendant

Philip John Sander

Sixth Defendant

Michael Adriaan Gerardus Moors

Seventh Defendant

Wan Yee Winnie Chan

Eighth Defendant

Antonio Corricelli

Ninth Defendant

Sheila Corricelli

Tenth Defendant

Cyrille Nissanka Amerasinghe

Eleventh Defendant

Sudharma Amerasinghe

Twelfth Defendant

Peter Maurice Afia

Thirteenth Defendant

Junia Hugh Brown

Fourteenth Defendant

Anthony Mark Enrione

Fifteenth Defendant

Afsaner McCue

Sixteenth Defendant

Geoffrey George Manners

Seventeenth Defendant

Fay Catherine Manners

Eighteenth Defendant

Procedural Posture

Chancery Division Property Dispute / Judgment After Trial

Legal Issues

1 Whether the demise of the garage includes the roof and airspace above it
2 Whether a covenant should be implied restricting the lessor from constructing further flats
3 Whether the lessee under the 2007 lease can erect columns outside the garage blocks

Ratio Decidendi

Court Disposition

Claim dismissed in relation to the right to develop above the garages; declaration as to extent of demise and airspace granted.

Orders

Declaration that the demise of each garage includes the roof and airspace above it.
No implied covenant restricting further flats to be implied into the leases.