The importance of updating the Land Registry

The importance of updating the Land Registry

As a property owner, it is important that the Land Registry is kept up to date with your details and contact information. This helps to prevent fraud and simplifies future conveyancing. There are several key times when the Land Registry should be told that your information has changed.

Firstly, the Land Registry should be told if you change your name. This is often forgotten and only becomes an issue when attempting to sell or remortgage your property. The Land Registry will need to know that you are who you say you are, and this can be more difficult to prove if your name is incorrect on the Register. This can lead to unnecessary delays at a particularly stressful time, whilst you find the necessary paperwork to prove you changed your name.

Though less common, it is also important to let the Land Registry know if your residential address changes. If the Land Registry needs to contact you, they will write to you at the address they have been provided with. If you rent the property out or the property is vacant it is important that the Land Registry has the address of the property you live in. If someone makes an application to the Land Registry which affects your property, the Land Registry may write to you to give you an opportunity to object to the application. If your address is not up to date, you may not realise that they are trying to contact you. This makes you more vulnerable to fraud.

Another time when the Land Registry should be contacted is when the owner of the property dies. If a solicitor is appointed to deal with the estate this will usually be dealt with by the solicitor, but if the estate is being dealt with by individuals the Land Registry can easily be missed. This can then become an issue when the property is sold, as the Land Registry will require evidence that the person selling the property has a right to do so. This can lead to delays whilst the documents are found and potentially, whilst probate is obtained if it has not been applied for previously.

If you need to update the Land Registry, please do give our office a call on 01206 577676. Alternatively, you can do so directly but a Solicitor will have more experience in dealing with the Land Registry and will be more familiar with their requirements and processes. In addition, Solicitors do not usually need to send original documents to the Land Registry which lowers the risk of important documents being lost.

For more information

Contact us on 01206 577676 or you can email [email protected]

Can Directors be held liable for a company’s conduct?

Can Directors be held liable for a company’s conduct?

You may be aware that a company has a separate legal personality from its shareholders and directors. Just like a person, a company can own property, enter into contracts, borrow money, sue and be sued.  But does this mean that directors can never be held liable for their company’s conduct?

The short answer is no.  As we looked at in our last commercial blog, directors of a company are subject to various statutory duties owed to their company under the Companies Act 2006.  If a director breaches his duties, the company may take action against him.  The director may be required to account for profits, return property or pay compensation to the company.   Alternatively, shareholders may by way of resolution ratify or in other words sanction the director’s behaviour meaning that they and therefore the company cannot subsequently take action against him. Because of this, if a director is also a majority shareholder, he might feel that he can breach his duties as director, yet sanction them as shareholder, thus avoiding liability for his actions. This shouldn’t be relied upon.  Share ownership of a company can change affecting the level of control he has, or he may fall out with other shareholders he has previously depended on to vote in his favour. A minority shareholder can also bring what is known as a ‘derivative claim’ against the company for any perceived wrong-doing.

Aside from a breach of directors’ duties, a director may also find himself liable under the terms of a contract. When a director enters into a contract he does so as an agent on behalf of the company. This means the company is a party to and may be sued for breach of contract, not the director.   However, the director must ensure that whomever he is dealing with is aware of this, and correspondence and stationery should indicate the same.  They must also ensure that when entering into third party contracts, that they do not exceed their authority to do so.  A distinction in law is made between a director’s actual and apparent authority. His actual authority is that authorised by the company. His apparent authority is that ostensibly and outwardly shown. If he exceeds his actual authority, but does not exceed his apparent authority, the contract will be binding on the company.  The director will be liable to the company to indemnify them for any loss suffered. If he exceeds his actual and apparent authority, the contract will not be binding on the company. The director will be personally liable to the third party for any loss suffered.

Alongside this the director may be liable for negligent or fraudulent misrepresentation. In the landmark case of Contex Drouzhba Ltd v Wiseman, the defendant director agreed to pay the claimant for a shipment of goods within 30 days, knowing that his company was insolvent and unable to meet this obligation. He had fraudulently misrepresented them and was liable for damages, a decision upheld by the Court of Appeal which stated, “where fraud is committed by a director, his status as director of the company cannot act as a shield from the liability for his own fraud”. 

Directors may also be personally liable if, as is often the case, they give personal guarantees as security for a loan to the company. If the company defaults on that loan, the personal guarantee can be enforced against the director’s own assets. In a worst-case scenario, he may lose his home or be declared bankrupt. What this begins to show is that a director, as agent of a company, cannot hide behind it.  There are various ways, not all them covered here, that a director can find himself personally liable. For further information on directors’ liabilities, please don’t hesitate to contact our Commercial solicitor, David Cammack.  Please call 07909 564799 or e-mail [email protected].

For more information

Contact us on 01206 577676 or you can email [email protected]