January-June 2018
ISSN 2516-1210 (Print), 2515-9887 (Online)
Few unmarried couples enter into express agreements regarding what should happen to property if their relationship ends. The law has developed in different directions in the past fifty years as courts try to find an appropriate test to apply to cohabitation relationship breakdown. As cohabitation becomes more common, the need for a more flexible approach has become pressing. The application of the common intention constructive trust to family home disputes remains unsettled and far from satisfactory, particularly for women playing the role of a housewife or a mother, often non-legal owners of the property with little legal sympathy to their non-financial contributions to the property. Children are also victims in the sale of family home under Section 15 of TOLATA 1996. The potential consequences could tip the scale to the interests of creditors; and the unpredictability and inappropriate balance between co-owners’ life and interests of creditors will bring about either human right challenges on the rights to private and family life of involved wife and children, or commercial and financial repercussions on creditors to absorb the adverse effects of court rulings on their interests.
‘Cohabitation Rights Bill’ (House of Lords Hansard 2014) <> accessed 14 August 2017
‘Cohabitation: The Financial Consequences of Relationship Breakdown’ (The Law Commission 2007)
Baker A, ‘The Judicial Approach To “Exceptional Circumstances” In Bankruptcy: The Impact Of The Human Rights Act 1998’ [2010] Conveyancer and Property Lawyer.
Barlow A and Lind C, ‘A Matter Of Trust: The Allocation Of Rights In The Family Home’ (1999) 19 Legal Studies
Battersby G, ‘How Not To Judge The Quantum (And Priority) Of A Share In The Family Home – Midland Bank V Cooke And Another’ (1996) 8 Child and Family Law Quarterly
Battersby G, ‘Ownership Of The Family Home: Stack V Dowden In The House Of Lords’ (2008) 20 Child and Family Law Quarterly
Bright S, ‘Occupation Rents And The Trusts Of Land And Appointment Of Trustees Act 1996: From Property To Welfare?’ (2009) 73 Conveyancer and Property Lawyer
Diduck A and Kaganas F, Family Law, Gender And The State (Hart 2012)
Dixon M, ‘To Sell Or Not To Sell: That Is The Question. The Irony Of The Trusts Of Land And Appointment Of Trustees Act 1996’ (2011) 70 The Cambridge Law Journal
Dixon M, ‘Trusts Of Land, Bankruptcy And Human Rights’ (2005) 69 Conveyancer and Property Lawyer
Doyle A and Brown J, ‘Jones V Kernott: Which Road To Rome?’ (2017) 26 Trusts Law
Dymond A, ‘Inference And Imputation: Cases After Jones V Kernott’ (2016) 19 Journal of Housing Law
Dyson A, All’s Fair In Love And Law: An Analysis Of The Common Intention Constructive Trust
Fox L, ‘Creditors And The Concept Of ‘Family Home’: A Functional Analysis’ (2005) 25 Legal Studies
Gardner S, ‘Rethinking Family Property’ (1993) 109 Law Quarterly Review
Goodman A and Greaves E, ‘Cohabitation, Marriage And Relationship Stability’ (Economic and Social Research Council 2017)
Greer S and Pawlowski M, ‘Constructive Trusts And The Homemaker’ (2010) 22 The Denning Law Journal
Hopkins N, ‘Regulating Trusts Of The Home: Private Law And Social Policy’ (2000) 125 Law Quarterly Review
Hopkins N, ‘The Trusts Of Land And Appointment Of Trustees Act 1996’ (1996) 267 Conveyancer & Property Lawyer
Horscroft D, ‘Families And Households In The UK: 2016’ (Office for National Statistics 2017) International
Khai Liew Y, ‘The Secondary-Rights Approach To The ‘Common Intention Constructive Trust’’ (2015) 210 Conveyancer and Property Lawyer
Lees K, ‘Geary V Rankine: Money Isn’t Everything’ [2012] The Conveyancer and Property Lawyer
Omar P, ‘Equitable Interests And The Secured Creditor: Determining Priorities’ (2006) 70 Conveyancer and Property Lawyer
Papworth J, ‘Why A Cohabitation Agreement Is Essential For Non-Married Couples’ (The Guardian, 2013) <a href=”https://www.theguardian.com/money/2013/mar/09/cohabitation-agreement-essential-nonmarried-couples”>https://www.theguardian.com/money/2013/mar/09/cohabitation-agreement-essential-nonmarried-couples</a> accessed 14 August 2017
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Pawlowski M and Brown J, ‘Co-Owners And Severance – Determining Beneficial Entitlement After Stack’ (2013) 27 Trusts Law International
Pawlowski M and Brown J, ‘Joint Purchasers And The Presumption Of Joint Beneficial Ownership – A Matter Of Informed Choice?’ (2013) 27 Trusts Law International
Pawlowski M, ‘Imputed Intention And Joint Ownership – A Return To Common Sense: Jones V Kernott’ (2012) 76 Conveyancer and Property Lawyer
Pawlowski M, ‘Imputing Beneficial Shares In The Family Home’ (2016) 22 Trusts and Trustees
Probert R, ‘Creditors And Section 15 Of The Trusts Of Land And Appointment Of Trustees Act 1996 : First Among Equals?’ (2002) 61 The Conveyancer and Property Lawyer
Radley-Gardner O, ‘Section 15 Of TLATA, Or, The Importance Of Being Earners’ [2003] Web JCLI
Scott-Hunt S, Feminist Perspectives On Equity And Trusts (Cavendish 2001)
Sloan B, ‘Keeping Up With The Jones Case: Establishing Constructive Trusts In ‘Sole Legal Owner’ Scenarios’ (2015) 35 SSRN Electronic Journal
Swadling W, ‘The Common Intention Trust In The House Of Lords: An Opportunity Missed’ (2007) 123 Law Quarterly Review
UPEX R, ‘The Cork Report: Employee Protection And Insolvency’ (1982) 11 Industrial Law Journal
Wong S, ‘Constructive Trusts Over The Family Home: Lessons To Be Learned From Other Commonwealth Jurisdictions?’ (1998) 18 Legal Studies
Cases
Ali v Hussein (1974) 231 EG 372
Aspden v Elvy [2012] EWHC 1387 (Ch)
Barca v Mears [2004] EWHC 2170 (Ch)
Bankruptcy Nicolls v Lan and Nicholls [2006] EWHC 1255 (Ch)
Bank of Ireland Home Mortgages Ltd v Bell [2001] 2 All ER (Comm) 920
Bank of Ireland Home Mortgages v Bell [2001]
Bernard v Josephs [1982] 3 All ER 162
Burke v Burke [1974], WLR 1063
Claughton v Charalambous [1998] BPIR 558
Cowcher v Cowcher [1972] WLR 425
Coombes v Smith [1986] 1 WLR 808
Cooke v Head [1972] 2 All ER 38
Edwards v Lloyds Bank plc [2004] EWHC 1745 (Ch)
Everitt v Budhram (a bankrupt) and another [2009] WLR (D) 167
First National Bank v Achampong [2003] EWCA Civ 487
Foenander v Allan [2006] EWHC 2101 (Ch)
Fowler v Barron [2008] EWCA Civ 377
Fred Perry (Holdings) Ltd v Genis Unrep. (2014)
Geary v Rankine [2012] EWCA Civ 555
Grant & Another v Baker [2016] EWHC 1782 (Ch)
Gissing v Gissing [1970] UKHL 3
Grant v Edwards [1986] 3 WLR 114
James v Thomas [2007] EWCA Civ 1212
Jones v Challenger [1961] 1 All ER 785
Jones v Kernott [2011] UKSC 53
Laskar v Laskar [2008] EWCA Civ 347
Lloyds Bank v Rosset [1989] Ch 350
Martin-Sklan v White [2006] EWHC 3313 (Ch)
Midland Bank v Cooke [1995] 2 FLR 995
Miller-Smith v Miller-Smith [2009] EWCA Civ 1297
Morris v Morris & Ors [2008] EWCA Civ 257
Mortgage Corporation v Shaire [2001] Ch 743
National Westminster Bank plc v Rushmer [2010] EWHC 554 (Ch)
Oxley v Hiscock [2004] EWCA 546
Pettitt v Pettitt [1970] AC 777
Rawlings v Rawlings [1964] p398
Re Buchanan-Wollaston’s Conveyance [1939] Ch 738
Re Citro [1991] Ch 142
R v Bailey [1983] Crim LR 353
Re Bremner [1999] BPIR 185
Re Raval [1998] B.P.I.R. 384
Re Mott [1987] CLY 212
Re Holliday [1981] 1 Ch 405
Re Evers’ Trust [1980] WLR 1338
Stack v Dowden [2007] UKHL 17
Springette v Defoe [1992] 2 FLR 388
Thomas v Fuller Brown [1988] 1 FLR 237
Thompson v Hurst [2012] EWCA Civ 1752
Williams v Williams [1976]
2 Daniel Horscroft, ‘Families And Households In The UK: 2016’ (Office for National Statistics 2017).
3 Alissa Goodman and Ellen Greaves, ‘Cohabitation, Marriage And Relationship Stability’ (Economic and Social Research Council 2017).
4 ‘Cohabitation: The Financial Consequences of Relationship Breakdown’ (The Law Commission 2007).
5 Goodman v Gallant [1986] Fam 106.
6 Jill Papworth, ‘Why A Cohabitation Agreement Is Essential For Non-Married Couples’ (the Guardian, 2013) accessed 14 August 2017.
7 Stack v Dowden [2007] UKHL 17.
8 Jones v Kernott [2011] UKSC 53.
9 Simone Wong, ‘Constructive Trusts Over The Family Home: Lessons To Be Learned From Other Commonwealth Jurisdictions?’ (1998) 18 Legal Studies.
10 Pettitt v Pettitt [1970] AC 777.
11 Ibid para 20.
12 Stack v Dowden [2007] UKHL 17 para. 19.
13 Anne Barlow and Craig Lind, ‘A Matter Of Trust: The Allocation Of Rights In The Family Home’ (1999) 19 Legal Studies.
14 Gissing v Gissing [1970] UKHL 3.
15 Simon Gardner, ‘Rethinking Family Property’ (1993) 109 Law Quarterly Review.
16 Cowcher v Cowcher [1972] WLR 425.
17 Grant v Edwards [1986] 3 WLR 114.
18 Coombes v Smith [1986] 1 WLR 808.
19 Cooke v Head [1972] 2 All ER 38.
20 Thomas v Fuller Brown [1988] 1 FLR 237.
21 Lloyds Bank v Rosset [1989] Ch 350.
22 Sarah Greer and Mark Pawlowski, ‘Constructive Trusts And The Homemaker’ (2010) 22 The Denning Law Journal.
23 Lloyds Bank v Rosset [1989] Ch 350. para 132-133.
24 Lloyds Bank v Rosset [1989] Ch 350. para 132-133.
25 Andrew Hayward ‘“Family property” and the process of “familialisation” of property law’ [2012] Child & Family Law Quarterly 284.
26 Gissing v Gissing [1971] AC 886 HL para 896.
27 Mark Pawlowski and James Brown, ‘Joint Purchasers And The Presumption Of Joint Beneficial Ownership – A Matter Of Informed Choice?’ (2013) 27 Trusts Law International.
28 Graham Battersby, ‘How Not To Judge The Quantum (And Priority) Of A Share In The Family Home – Midland Bank v Cooke And Another’ (1996) 8 Child and Family Law Quarterly.
29 Susan Scott-Hunt, Feminist Perspectives On Equity And Trusts (Cavendish 2001).
30 Mark Pawlowski and James Brown, ‘Co-Owners And Severance – Determining Beneficial Entitlement After Stack’ (2013) 27 Trusts Law International. See also: Alison Diduck and Felicity Kaganas, Family Law, Gender And The State (Hart 2012).
31 Bernard v Josephs [1982] 3 All ER 162.
32 Springette v Defoe [1992] 2 FLR 388.
33 Midland Bank v Cooke [1995] 2 FLR 995.
34 Jones (n 6), para 63.
35 John Wilson and Rebecca Bailey-Harris, ‘Family Law Week: Jones V Kernott – Another Helping Of The Witches’ Brew?’ (Family Law Week) accessed 16 December 2017. See also: Pawlowski and Brown, (n 29).
36 Brian Sloan, ‘Keeping Up With The Jones Case: Establishing Constructive Trusts In ‘Sole Legal Owner’ Scenarios’ (2015) 35 SSRN Electronic Journal.
37 Jones (n 6), para 114.
38 Mark Pawlowski, ‘Imputed Intention And Joint Ownership – A Return To Common Sense: Jones v Kernott’ (2012) 76 Conveyancer and Property Lawyer.
39 Stack v Dowden [2007] UKHL 17.
40 Stack v Dowden [2007] UKHL 17 para 12; Oxley v Hiscock [2005] Fam 211, para 69.
41 Mark Pawlowski, ‘Imputing Beneficial Shares In The Family Home’ (2016) 22 Trusts and Trustees.
42 Stack v Dowden [2007] UKHL 17 para 69.
43 Ibid para 61.
44 William Swadling, ‘The Common Intention Trust In The House Of Lords: An Opportunity Missed’ (2007) 123 Law Quarterly Review.
45 Sir Nicholas Browne – Wilkinson VC’s judgement in Grant v Edwards.
46 Adekunle & Ors v Ritchie [2007] EW Misc 5 (EWCC).
47 Laskar v Laskar [2008] EWCA Civ 347.
48 James v Thomas [2007] EWCA Civ 1212.
49 Morris v Morris & Ors [2008] EWCA Civ 257.
50 Adam Doyle and James Brown, ‘Jones v Kernott: Which Road To Rome?’ (2017) 26 Trusts Law International.
51 Fowler v Barron [2008] EWCA Civ 377.
52 Andrew Dymond, ‘Inference And Imputation: Cases After Jones v Kernott’ (2016) 19 Journal of Housing Law.
53 Jones v Kernott [2011] UKSC 53.
54 Oxley v Hiscock [2004] EWCA 546.
55 Jones, (n 48), para 51.
56 Ying Khai Liew, ‘The Secondary-Rights Approach To The ‘Common Intention Constructive Trust.’ (2015) 210 Conveyancer and Property Lawyer.
57 Andrew Dyson, All’s Fair In Love And Law: An Analysis Of The Common Intention Constructive Trust.
58 Mark Pawlowski, ‘Imputed Intention And Joint Ownership – A Return To Common Sense: Jones v Kernott’ (2012) 76 Conveyancer and Property Lawyer.
59 Thompson v Hurst [2012] EWCA Civ 1752.
60 Aspden v Elvy [2012] EWHC 1387 (Ch).
61 Geary v Rankine [2012] EWCA Civ 555.
62 Kester Lees, ‘Geary v Rankine: Money Isn’t Everything’ [2012] The Conveyancer and Property Lawyer.
63 Simon Gardner and Katharine Davidson, ‘The Supreme Court On Family Homes’ (2012) 128 Law Quarterly Review.
64 Graham Battersby, ‘Ownership Of The Family Home: Stack v Dowden In The House Of Lords’ (2008) 20 Child and Family Law Quarterly.
65 Simone Wong, ‘Constructive Trusts Over The Family Home: Lessons To Be Learned From Other Commonwealth Jurisdictions?’ (1998) 18 Legal Studies.
66 Paul Omar, ‘Equitable Interests And The Secured Creditor: Determining Priorities’ (2006) 70 Conveyancer and Property Lawyer. Also see: Adam Baker, ‘The Judicial Approach To “Exceptional Circumstances” In Bankruptcy: The Impact Of The Human Rights Act 1998’ [2010] Conveyancer and Property Lawyer.
67 Susan Pascoe, ‘Section 15 Of The Trusts Of Land And Appointment Of Trustees Act 1996 – A Change In The Law?’ [2000] Conveyancer and property lawyer.
68 Lord Denning in Bedson looked at the purpose of purchasing the house.
69 Re Buchanan-Wollaston’s Conveyance [1939] Ch 738.
70 Jones v Challenger [1961] 1 All ER 785.
71 Ali v Hussein (1974) 231 EG 372.
72 Re Evers’ Trust [1980] WLR 1338.
73 Miller-Smith v Miller-Smith [2009] EWCA Civ 1297.
74 Martin Dixon, ‘To Sell Or Not To Sell: That Is The Question. The Irony Of The Trusts Of Land And Appointment Of Trustees Act 1996’ (2011) 70 The Cambridge Law Journal.
75 See Rawlings v Rawlings [1964] P. 398 (CA); Burke v Burke [1969] 1 WLR 1067.
76 Lloyds Bank v Rosset [1991] 1 AC 107 (HL).
77 Land Registration Act 2002.
78 Hunter v Canary Wharf Ltd [1997] AC 655 HL.
79 Kneller v White [2007] EWCA Civ 1177.
80 Nicholson v Nicholson [2006] EWHC 225 (Ch).
81 Financial Services Act 2012.
82 James Brown and Mark Pawlowski, ‘Constructive Trusts And The Homemaker’ (2010) 22 The Denning Law Journal.
83 Stack v Dowden [2007] UKHL 17.
84 Pettitt v Pettitt [1970] AC 777.
85 Thorner v Major [2009] UKHL 18.
86 Goodman v Gallant [1986] Fam 106.
87 Jones v Kernott [2011] UKSC 53.
88 Tinsley v Milligan [1994] 1 AC 340.
89 Eves v Eves [1975] 1 WLR 1338.
90 Midland Bank v Cooke [1995] 2 FLR 995.
91 Grant v Edwards [1986] 3 WLR 1145.
92 Stack v Dowden [2007] UKHL 17.
93 Lloyds Bank v Rosset [1991] 1 AC 107.
94 Jones v Kernott [2011] UKSC 53.
95 See also: Stack v Dowden [2007] UKHL 17.
96 Pettitt v Pettitt [1970] AC 777.
97 Goodman v Gallant [1986] Fam 106.
98 Jones v Kernott [2011] UKSC 53.
99 Re Citro [1991] Ch 142.
100 Nourse LJ in Re Citro [1991] Ch 142.
101 Re Mott [1987] CLY 212.
102 R v Bailey [1983] Crim LR 353.
103 [1981] 1 Ch 405.
104 Grant & Another v Baker [2016] EWHC 1782 (Ch).
105 Ibid para 31.
106 Bankruptcy Nicolls v Lan and Nicholls [2006] EWHC 1255 (Ch).
107 Claughton v Charalambous [1998] BPIR 558.
108 Grant & Another v Baker [2016] EWHC 1782 (Ch).
109
110 Re Bremner [1999] BPIR 185.
111 Also see Re Raval [1998] B.P.I.R. 384.
112 Foenander v Allan [2006] EWHC 2101 (Ch).
113 Martin-Sklan v White [2006] EWHC 3313 (Ch).
114 [1981] 1 Ch 405.
115 Barca v Mears [2004] EWHC 2170 (Ch).
116 Omar, (n 64).
117 Everitt v Budhram (a bankrupt) and another [2009] WLR (D) 167.
118 R. V. UPEX, ‘The Cork Report: Employee Protection And Insolvency’ (1982) 11 Industrial Law Journal.
119 Martin Dixon, ‘To Sell Or Not To Sell: That Is The Question. The Irony Of The Trusts Of Land And Appointment Of Trustees Act 1996’ (2011) 70 The Cambridge Law Journal.
1 LLB, Sussex Law School, University of Sussex.
(2018). No Sympathy to Women and Children in Securing Their Family Home. Legal issues Journal, 6 (1), https://www.legalissuesjournal.com/article/06-01-12012018/
