Tag Archives: easement

Hell is other people[‘s property rights]?

Yes, it’s another infernal easement dispute:

(Fair warning – this is a Land Law post. Normal historical service will be resumed soon. Bracton’s Sister thanks you for your patience).

The High Court judgment in a fiercely-fought easements case has just appeared. Hambling v Wakerly [2023] EWHC 343 (Ch.) is an (unsuccessful) appeal from a decision in Norwich County Court, by HHJ Walden-Smith, and concerns land in Suffolk. (And, to the great relief of those of us still struggling through the whopping proprietary estoppel judgments which have been gushing forth in recent months, it is a mere 12 pages. Appreciated!)

The dispute, which had been brewing for some time, had various aspects, but the only thing which was to be decided in the appeal was whether the judge in the County Court had got wrong her construction of an express easement, to be found in a 2001 Land Registry Transfer.

The land lay like this … The Hamblings were registered proprietors of two separate but almost-adjacent parcels of land: to the west, Garden Cottage (with gardens and post-transfer-constructed stable block) and to the east, a field. A private road ran between the two, and out to the highway, the relevant land being owned by the Wakerlys. There was an easement relating to that private road. It was agreed by both sides in the case that the field had the benefit of that easement. They also agreed that it could not be used as a straightforward right of way from the cottage to the highway. The actual argument was as to whether the Hamblings could use it  between Garden Cottage and the field. They said yes, the Wakerlys said no.

In Norwich County Court, the Hamblings were told that they could not use the track as they wished, between the two parcels. They had run arguments based on: (i)  construction of the wording of the easement; (ii) ancillary use; (iii) proprietary estoppel; (iv) rights to light (in relation to a fence which will be mentioned below, which ran ‘along the entirety of the cottage/track border’. The appeal concentrated on the construction argument. The relevant words involved a grant of a ‘right of way for all purposes with or without vehicles at all times of the day and night over and along the [ road ….] but subject to access over the road marked “Drive” [on the annexed plan] only being used for access to the field not to Garden Cottage.” That looks pretty conclusive against their claim of a right to use the road to gain access to Garden Cottage, so I am not surprised that the case on construction did not work in the County Court.[i] The construction rules, as referred to in the County Court, from the trusty ‘Easements Bible’, Gale on Easements were:

  • Construe according to general rules on interpretation of legal documents
    • Assess the words of the transfer in light of
      • their natural and ordinary meaning (objectively and not taking into account subjective intentions)
      • any other relevant provisions in the Transfer
      • facts and circumstances known or assumed by the parties at the time of transfer
      • commercial common sense.
      • all facts and circumstances (as an aid to interpretation).

 

The County Court judge decided that the natural and ordinary meaning meant no use of road for access to Garden Cottage, and nothing displaced that.

The Hamblings’ lawyer tried to argue that the County Court judge had taken into account ‘subjective’ material which should not have featured in her construction. However, that was a bit cheeky, since she had also had to deal with the proprietary estoppel argument of the Hamblings, which did require such material to be considered. So that didn’t wash in the High Court. Other criticisms were made of the County Court decision, with regard to whether sufficient account had been taken of the geographical facts, and the suggestion of some odd sort of one-way access from cottage to field, but to no avail. (Incidentally, is there really a need to use locus in quo, terminus a quo and so on? Perfectly good English expressions, avoiding the classical class issues and facilitating accessibility, are available, you know).

The Hamblings’ argued that, even if they lost on basic construction, they could still use the road from Garden Cottage as a matter of ‘ancillary use’. This sort of argument can work, at times, as a sort of ‘escape route’ from restrictive doctrines like the rule in Harris v. Flower, or as a way of enlarging the meaning of clearly-existing easements, but it did not work here, first, because there were express words against such use, and, had it been necessary to go there, there was a second strand – such use would not actually be ‘ancillary’ to the use of the field.

While I am sure that this case is correctly decided on the law, it is, in fact, easy to see why one might think that a grant of two pieces of land to the same people would mean that the rights could, in a sense, be amalgamated, and used for both pieces of land. In England and Wales, however, easements are very definitely attached to pieces of land – operating for the benefit of a specific ‘dominant tenement’. Perhaps this case shows something of the distance between that idea (rather artificial, when you think about it – since it is, in the end, people, not land, who can benefit from such rights) and the ‘common sense’ or ‘gut-feeling’ assumptions of those who have not had the pleasure of a course in Land Law.

From a pure Land Law point of view, I think it is a case which shows the less-than-ideal state of the law on excessive user. Reading between the lines a little, it appears that the main concern of the Wakerlys was to do with the likelihood of intensification of use of the field. Much as the Hamblings’ lawyer might try and portray the situation as stopping the Hamblings doing nice things for their horses – the odd bag of hay, being taken to the field from the cottage, that sort of thing – the Wakerlys were probably rather more concerned with motor vehicle use. But the rules on intensification are rather generous to dominant owners, so resting on the express words of the transfer, and whacking up a fence in accordance with their limitation of the benefited land, was one way of avoiding a level of disturbance they did not want to tolerate.

The reason that I became aware that this case was coming up was that it had been picked up by certain sectors of the press, ever on the look-out for a case which could be fitted into the ‘neighbours from hell’ template. (For a handy starting list of such reports, see Sarah Nield, ‘Inflexibility of enduring property relations: the easement story’, Conv. (2021) 290-304, at note 91). The Daily Mail and Daily Express, and sometimes the Sun and Telegraph, can be relied upon to pounce upon stories like this. Occasionally there might be the potential for a cross-over with other favourite journalistic themes, but the NFH template is usually deployed in one of two slightly different ways – either ‘let’s purse our lips at the ruffianly behaviour of the lower orders’ or else ‘ooh look, we can talk about house prices and property’. This tends to the latter model. I do think that there is scope for some consideration of journalism in this area. Looking at reports of this case, I note the frequent emphasis on the Hamblings’ characterisation of their neighbours as ‘monstrous’,[ii] or ‘monstrous millionaires’ who were ‘boxing them in’.[iii] There is also the ‘dream home turns into nightmare’ trope.[iv] The 6 foot height of the fence was highlighted,[v] and the expense of the litigation, and its length, featured.[vi] There is an interesting ‘spin battle’, or inconsistency, between the idea that the Hamblings were losing the dream cottage/idyll/chocolate box because of the actions of the Wakerlys in building the fence, and the revelation that the insistence on the right to use the access road was connected to a potentially non-dreamy or chocolate-box-adjacent plan to use the field for the parking of vehicles.[vii]

A preliminary scout through other such cases makes me think it would be interesting to see what are the regular negative descriptions of parties in the cases (so far, I find references to spite[viii] and petulance[ix] quite interesting). I would look out for presentation of the matter as a ‘feud’ (well that is a bit legal historical, isn’t it?)[x] or as something of a ‘come-uppance’ tale, especially when it seems that the ‘bad’ neighbour might lose his or her house as a result of the expense of litigation,[xi] or when the loser is a (greedy) lawyer.[xii] Finally, because judges are definitely built up as ‘characters’ in these reports (and I am sure that they are far from unaware of that), I would be on the alert for judges performing  ‘surprise’ that such a dispute could not be sorted out amicably, or without court proceedings.[xiii] The judge in the High Court here avoided this sort of thing, not getting ‘judgey’ or ‘preachy’ about people bringing expensive litigation over such disputes, though this is all too common.[xiv] It always appears to me to be self-important ‘grandstanding’ on the part of judges,  rather talking down to people, who can spend their money on cases if they want to, however foolish, or trivial, it might appear to others.

Finally, on the subject of the intertwining of law and the media, there is a little throw-away comment in another recent judgment of the last decade, which I will use as a concluding thought/conversation opener … the judge in a case in Bristol County Court case, Shortland v. Hill (2017), HHJ Paul Matthews, shared with the world, at paragraph 36, the fact that he had watched the coverage of the case in a reality TV show about such things, ‘Neighbours from Hell’.This had been included in the trial bundle. He was quick to say that this had not been until after he had come to his conclusions – but still, definitely a sign of the back and forth between legal professionals and the media on this one.[i]

GS

26/2/2023

 

 

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[i] There was some potential doubt surrounding the way things had been mapped. My students are always a bit surprised at the … how to put this … inexact … nature of maps in Land Registry records, when they encounter them for the first time. In a world of drones and GPS, when estate agents routinely offer 3D tours of properties, it does seem a little scrappy to be dealing with these rather rough maps.

[ii] E.g. Metro.

[iii] In the Mirror and Mail.

[iv] Again, in the Mirror. And here.

[v] See, e.g., the Metro and Mail

[vi] Express

[vii] As reported here,

[viii] E.g. this one about an ‘aggressive and spiteful pensioner’

[ix] E.g. this one.

[x] E.g. here.

[xi] E.g. this one.

[xii] E.g. here and here.

[xiii] General, see, e.g., this

[xiv]  See, e.g. paragraphs 42 and 43 here.

[i] (He also commented upon the fact that the claimant was bald … which was interesting …)

Image: that’s the flag of Suffolk, that is – new one on me, despite being a bit of a flag-nerd. Can see I will have to revise! Courtesy of Wikimedia Commons.

Park up your troubles: newspaper coverage of neighbour dispute cases

Land law thoughts: warning – almost completely not about Legal History!

Two areas of legal interest which are more frequently covered by the right wing press than the rest of what used to be called ‘Fleet Street’ are (i) succession (when there is a family dispute); and (ii) neighbour disputes. I think there’s a Ph.D. or at least a dissertation for somebody on the way these are covered, but until it appears, here is a start in pulling together some thoughts on the neighbour disputes ones, prompted by a report in this morning’s Mail: https://www.dailymail.co.uk/news/article-6172095/Neighbours-ten-year-war-30-inch-parking-space-ends-warring-parties-paying-bills.htmlc

The case involved use of a parking space at a property in Berkshire. If the owner parked in a particular part of the space, that restricted or denied access to the neighbouring property’s back garden.

As it’s the Daily Mail, and I have read a number of such articles there, I was not surprised to see the piece highlighting the following:

  • The amount of money spent on legal action (£120,000)
  • The length of the dispute (10 years)
  • Descriptions of the disputed land: ‘a 30 inch parking space’ (imperial, obviously) and ‘a thin strip of concrete’ (concrete – a bit modern and insignificant). In fact, although it almost suggests this is an ownership issue, it isn’t: it’s an easement case.
  • A kick for lawyers, even though the piece also makes it clear that it could have been settled amicably, and the parties are ‘stubborn pensioners’ (not quite on-brand there, Daily Mail) who have engaged in ‘bickering’ and a ‘frenzy’ of legal action. The implication seems to be that lawyers encouraged the legal action (those ‘pettifogging’ slurs go deep into history) even though I would be very surprised if lawyers involved in such a case did not try and encourage the parties to come to a sensible agreement.
  • Legal bills described as ‘eye watering’ – without any context as to what was provided by the lawyers (over ten years?). It may be that they over-charged, but it isn’t possible to tell from this. The disproportion is really between the value of the land/right in question and the amount of money: and unless the evil lawyers were forcing the parties to litigate against all reason, that’s hardly their fault.
  • A photograph of the ‘winner’, who gets the right to use the path: pictured with a walking aid, though, in fact, according to the story, he does not live at the property, but rents it out. In a way, this makes the story look like ‘nasty people stop mobility-impaired man using access to his house’, when it is more ‘people use car space in a way which potentially reduces financial gain on second home’.
  • Extra facts – the applicant ‘lives with his wife’ in an ‘impressive £1.5 million 5 bedroomed house in nearby village of Cookham. The losing respondents, however, had moved down South from Scotland. This may help the DM reader to decide who is the more sympathetic ‘stubborn pensioner’ in the dispute.

A more legal explanation (including the fact that it’s about easements and prescription – lost modern grants, Prescription Act and all that getting an airing) can be seen at: http://www.bailii.org/ew/cases/EWLandRA/2018/2017_0077.pdf

This is the judgment of the Land Registration Tribunal. Here, we have metric measurements (the horror!) and some ‘nice points’ about exactly how acquiescence is to be understood (still a bit unsatisfactory, it seems to me, but let’s leave that for now), but  almost no criticism of lawyers (it does in fact speak of solicitors ‘taking up the cudgels’ after initial disputes between the parties (para 12) – which seems a little unnecessarily fighting talk-ish). Nothing about Scotland, or the applicant’s ‘impressive’ home.

Lots to compare and contrast, and the makings of an interesting study, if more examples were included.

‘Dickensian litigation’ – CA judgment in Gilks v Hodgson (2015) http://www.bailii.org/ew/cases/EWCA/Civ/2015/5.html

Lawyers do like their Dickens references. The concept of ‘Dickensian litigation’ has reared its head in a recent easements case, Gilks v Hodgson (2015) which can be found at

http://www.bailii.org/ew/cases/EWCA/Civ/2015/5.html

 

Bean LJ’s allusion, no doubt, is to the preposterously and ruinously extended case of Jarndyce v Jarndyce from Bleak House. Both cases cost significantly more than the subject matter was worth – in the recent case, it has been suggested that costs might be £500,000 – so the characterisation of Gilks v Hodgson seems justified in part. In addition, there is the odd whimsical touch, such as the issue of whether or not some alpacas were being disturbed, which might well have appealed to Dickens. On the other hand, there are clear differences – the parties in Gilks do not sound as if they will be ruined by the case, however foolish it may seem, and it has not lasted anything like as long as Jarndyce.

 

The idea of ‘Dickensian’ litigation is perhaps more appropriate in long running and complex cases such as Hackney LBC v Sivanandan [2013] EWCA Civ 22, a discrimination case which had lasted at least 12 years, with many twists and turns (see Mummery LJ at 2). It is complexity – again probably alluding to Jarndyce – which is described as Dickensian in the multi party Jackson v Thakrar case ([2007] EWHC 271, per HHJ Peter Coulson QC).

 

Other Dickens works appear to be the subject of allusion in relation to the chaining of prisoners in hospital – Elias J, whose remarks are reported in Spinks v Secretary of State for the Home Office [2005] EWCA Civ. 295 (referring to A Tale of Two Cities crossed with A Christmas Carol?). Poverty and poor living conditions (which might be drawn from Oliver Twist, Our Mutual Friend, or elsewhere) are the ‘Dickensian’ factors in Murphy v Burrows [2004] EWHC 1900 (Ch) (per Richard Sheldon QC). Malicious and brutal schoolmasters (presumably Squeers in Nicholas Nickleby) are drawn to mind by the reference in R on the application of Williamson v Secretary of State for Education [2001] EWHC 960. Perhaps the most specific (relatively) recent reference is that by Peter Hayward in Burrals of Wisbech Ltd’s Applications [2004] RPC 14. Discussing the peculiarity of a stature which distinguishes between the right to inspect a document, and the right to copy it, he brings in the office Deputy Chaff-Wax(seen in A Poor Man’s Tale of a Patent). See also the specific reference by chapter to the ‘Dickensian’ administration of patents – Oliver LJ in Therm-a-Stor Ltd v Weatherseal Windows Ltd [1981] FSR 579, citing Little Dorrit c. 10.

 

To return to Gilks v Hodgson, while judges instinct might be for the ‘Dickensian’ reference, media interest has been so keen to note that the location of the dispute is close to the homes of various footballers and celebrities (in Cheshire) that perhaps it would be equally justified to invoke the world of Footballers’ Wives or Heat magazine. The judge at first instance called the parties’ relationship ‘toxic’, though, disappointingly, without any overt Britney Spears reference.

For media coverage, see, e.g.

http://www.telegraph.co.uk/news/uknews/law-and-order/11236002/Warring-couples-spend-half-a-million-pounds-in-legal-fight-over-muddy-ditch.html

http://www.dailymail.co.uk/news/article-2838039/Wealthy-neighbours-spend-500-000-right-way-legal-wrangle-muddy-ditch-just-feet-wide-separates-land.html

GS 24/1/2015.