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Leases – Demolition and relocation clause – Commercial lease

1 February 2019 by By Lawyers

A new demolition and relocation clause for use in commercial leases has been added to the Library of clauses in all By Lawyers Leases publications. This clause was added as a result of a request from a By Lawyers user.

The new clause provides for termination by either the lessor or lessee in the event that the lessor proposes to demolish the building or a substantial portion of the building of which the premises form part, on the lessor providing 90 days written notice to the lessee. This clause also addresses the costs of relocation of the lessee’s business and requires the proposal for demolition to be genuine.

Please email us at askus@bylawyers.com.au or call 02 4858 0619 with any feedback or suggestions. We would love to hear from you!

Filed Under: Conveyancing and Property, New South Wales, Publication Updates, Queensland, South Australia, Victoria, Western Australia Tagged With: Commercial lease, Demolition, relocation

Improving written submissions

30 January 2019 by By Lawyers

By Judge Alan Troy, District Court of Western Australia

First published in Brief, the official journal of the Law Society of Western Australia
Adapted from a paper presented at a Law Society CPD seminar

Introduction

The purpose of this paper is to make some suggestions on improving the quality of written submissions. Writing well is not easy. As I will elaborate upon orally, I have drawn heavily on the work of Bryan Garner, Professor of Law at Southern Methodist University in the USA, both in his own right and in collaboration with the late Justice Antonin Scalia. I have also applied the advice, along broadly similar lines, in J. Yellowlees Douglas’ book, The Reader’s Brain – How Neuroscience Can Make You a Better Writer‘ (Cambridge University Press 2015).

In the contemporary legal landscape written advocacy is, with the exception of jury trials, at least as important as oral advocacy. Fundamentally it is an exercise in trying to persuade another human being, the judge in your case, to agree with you. In trying to persuade the other person to agree with your argument do you make it easy for them to agree with you or difficult? Do you force them to wade through superfluous detail or not? Do you reassure them that your argument is in conformity with established appellate authority or suggest that you are inviting them to break new legal ground? Do you attempt to satisfy them that the outcome you desire is objectively the fairest and most equitable one? The answers to these questions are, of course, self-evident and should be the guiding force behind your written submissions.

Your reader is not reading your submissions for pleasure. Nor are they trying to assimilate every word as if there is a test at the end. They are trying to extract information as efficiently as possible.

As a general proposition, throughout your career you should strive to strengthen your command of written English. I cannot do better than quote a section from the text: ‘Making Your Case – The Art of Persuading Judges’ by Scalia and Garner.

At page 61 the authors write:

You would have no confidence in a carpenter whose tools were dull and rusty. Lawyers possess only one tool to convey their thoughts: language. They must acquire and hone the finest, most effective version of that tool available. They must love words and use them exactly. Cultivate precise grammatically accurate English; develop an appealing prose style; acquire a broad vocabulary. Naturally, these are not tasks you can undertake a month before your brief is due. They are lifelong projects and you may as well begin them at once.

It is important to hold the trust of your audience. You risk forfeiting that trust by conveying false information, even inadvertently, mischaracterising authority to suit your case and ignoring rather than confronting obvious competing arguments. Your argument becomes more appealing if you fairly present the facts of the case and honestly characterise the issues.

In drafting written submissions your task is to take the material that is before you, in perhaps several lever arch files, and figure out from the mass of possibilities precisely what your points are, and then state them coherently and with adequate reasoning and support. But to do so as economically as possible.

Your objective

The overarching objective of written submissions is to make the Court’s job easier. That objective is achieved by:

  • brevity;
  • simple, straightforward English;
  • clear identification of the issues;
  • a reliable statement of the facts;
  • informative section headings.

The written submissions must form a coherent whole. Design the entire writing, from the statement of issue to the conclusion, to bring out your theory of the case and your principal themes. What three or four points are most important for the judge to take away? Ensure that both the structure of the submissions and its content are designed to make these points stand out.

Making a start

It is tempting to get writing immediately to try put at least some of the task behind you. It is a good idea, however, not to start to write the first draft until you have spent time absorbing and reflecting on the nature of the case that you are writing about. Jot down ideas that occur to you before your overall approach to the case becomes too fixed.

Once you have mulled over the issues in your mind you are not necessarily in a position to embark upon drafting the submissions in final form. But you are ready to begin to sketch an outline.

Garner suggests the following approach. Firstly, use your imagination to churn out copious thoughts and ideas as quickly as possible. This should account for 15 – 20% of the total time expended in drafting an outline.

Secondly, arrange those ideas in complete sentences and in a sensible order. A good outline can be as simple as three propositions arranged in the most logical and powerful order. This should account for less than 10% of the time expended.

Try to place your strongest argument first. Couple it with the counter argument and your rebuttal of the likely counter argument. Change the order of your points to ensure that the final argument flows as logically as possible.

Thirdly, write out a draft, joining sentence to sentence, paragraph to paragraph. This is the longest of the four phases and should account for 40 – 45% of the time expended.

Finally, set the draft aside for some time before returning to begin editing it. This will take up the balance of the total amount of time spent working on an outline.

These phases are distinct and should not be blurred. Taking breaks between the phases assists in that regard.

Structure of submissions

As is the case with all good writing written submissions should contain an introduction, a main body and a conclusion, as opposed to a piece of work that is, in essence, entirely the middle.

Captioned section headings

Use captioned section headings. I try for full sentences, ideally no lengthier than a single line. Garner is comfortable with a lengthier heading but to a maximum 35 words.

Table of contents

For lengthier submissions a table of contents is likely to be desirable.

Consider this example from an amicus brief filed by the American Bar Association in the Supreme Court of the United States.

TABLE OF CONTENTS
Page
TABLE OF AUTHORITIES iii
PRELIMINARY STATEMENT AND SUMMARY OF ARGUMENT 3
ARGUMENT 7
EVEN WHEN IT WAS DECIDED, MEZEI RESTED ON WEAK AND HISTORICALLY UNFOUNDED REASONING 8
Before Mezei, Noncitizens Seeking Admission Were Entitled to Some Due Process 8
Mezei Wrongly Equated the Power to Exclude with the Power To Detain Indefinitely 13
THIS COURT’S SUBSEQUENT DECISIONS HAVE ERODED MEZEI AND CONFIRMED ITS PLACE AS AN ANOMALY IN THIS COURT’S DUE PROCESS JURISPRUDENCE 17
This Court’s Substantive Due Process Jurisprudence Has Eroded the Foundations on which Mezei Purported o Rest 18
This Court’s Subsequent Procedural Due Process Jurisprudence Has Similarly Undermined Mezei 23

This example, however, merges the introduction/statement of issues with the summary of argument. I think it is more useful to keep them distinct.

Introduction

The introduction identifies the points at issue in a way that is readily comprehensible after a single reading. It essentially amounts to an executive summary, identifying the precise points at issue, and places the essential concepts before the reader.

This is achieved by identifying how many distinct arguments you wish to make, and then turning each one into a statement of issues.

Beginning with a statement of the main issue(s) is preferable to merely stating the facts without putting them into the context of the disputed issues. A statement of the main issues should, however, contain enough facts to make it informative, as opposed to merely abstract.

In constructing a statement of issues a useful method is to put the statement in terms of a syllogism. Legal reasoning is an exercise in logic and the most rigorous form of logic is the syllogism. A positive argument expressed syllogistically consists of a major premise, for example, all humans are mortal. Followed by a minor premise – Socrates is human. Leading to the conclusion – Socrates is mortal.

In a legal context the major premise is the controlling rule. That is the rule that applies to a given scenario, either by statute or by virtue of binding authorities at common law. Often the major premise is self-evident and acknowledged by both sides.

For example in a criminal case, where there has been a substantial delay between the alleged offence and the point in time when the accused is advised of the existence of a formal investigation, the jury must be warned in considerable detail of the actual forensic difficulties faced by such an accused. This requirement is the major premise.

In this example, the minor premise might consist of the relevant sections of the summing up, where it is contended that the jury were not adequately directed of the disadvantages actually suffered by the accused. If the minor premise is made out, that would lead to an inevitable conclusion, in this example that the trial judge erred in law. It has been said that legal reasoning revolves mainly around the establishment of the minor premise. That, therefore, is a key objective when drafting written submissions.

In cases controlled by a governing statute, you might begin with the words of the text to establish the major premise, e.g. s 247 of the Workers’ Compensation and Injury Management Act 1981 (WA) providing as it does for an appeal only on a question of law. The minor premise might then state that the applicant has contended the arbitrator erred in finding Mr X to be a reliable witness. On the authorities that does not amount to a question of law. Conclusion: leave to appeal should be refused.

One of the examples referred to in ‘Making Your Case’ comes from a case considered by the Supreme Court of Louisiana in 1997: Rousseve v Jones. Rousseve paid five years of child support to his former wife Jones for their daughter ‘A’. Biological testing then established that A was not his daughter after all. Rousseve sought reimbursement of the five years of child support that he had paid.

His argument constructed as a syllogism ran as follows:

Major premise: under state law a husband who is not the father of his wife’s child is not obliged to pay support for that child.

Minor premise: blood tests have conclusively established that Rousseve is not A’s father.

Conclusion: Rousseve was not obliged to support A and is entitled to reimbursement.

Jones’ counter argument was expressed as follows:

Major premise: under state law a husband is presumed to be the father of his wife’s child unless he denies paternity within one year of the child’s birth.

Minor premise: Rousseve did not deny paternity within one year of A’s birth.

Conclusion: Rousseve was presumed to be the father of A for the relevant period of five years and not entitled therefore to reimbursement.

Jones’ argument prevailed. In essence because the major premise she identified operated as a qualifier to Rousseve’s major premise, rendering Rousseve’s minor premise immaterial. If her syllogism was converted into a statement of issues and placed at the commencement of her written submissions on her behalf it could read as follows:

‘Under state law, a husband is presumed to be the father of his wife’s child and must support the child unless he denies paternity within one year of the child’s birth. Rousseve did not deny paternity until five years after A’s birth. Was he obliged to support A until he proved that he was not her father?’

This is an example of what is called the deep-issue method, where the question posed subtly suggests the desired answer. The deep issue is presented as a syllogism with the major premise first, then the factual premise, preferably in chronological order, followed by a short, punchy question expressed interrogatively. It is not necessary, nor desirable, to attempt to condense the statement of issues into a single sentence. As a rule of thumb aim for about 75 words for each issue. Do not begin the statement of issues with ‘whether’ or any other interrogative word.

Determining the contents of a legal syllogism is a matter of finding a rule that is invoked by the facts of the case. The aim is to convince the judge that your syllogism is closer to the case’s ‘center of gravity’. You have to convincingly answer the question, ‘What is this legal problem mostly about?’ As the philosopher F.C.S. Schiller stated in Formal Logic: A Scientific and Social problem (MacMillan 2nd ed 1931):

‘To put an argument in syllogistic form is to strip it bare for logical inspection. We can then see where its weak points must lie, if it has any.’

You should endeavour to find the premise that pulls the court towards your conclusion and then make that premise explicit in your statement of the issue. Try not to overreach in this regard. The statement of the issue to be decided must be honest and fair. Don’t include irrelevancies and don’t colour the issue with loaded adjectives and argumentative propositions.

Try to find an explicit statement of your major premise in a governing or persuasive case. The more recent the better. It is often quite easy to find a governing case with a passage that says precisely what you want your major premise to be. When direct quotation is not possible, set out the major premise in your own words, supported by citation of the relevant case. That case must clearly hold to that precise effect. If the case you refer to is only close but not completely on point, say so. Then explain why the difference is inconsequential and should not affect the outcome.

Overall summary of your argument

This is a short version of the substance of the arguments that will be set out under each topic. Generally it should occupy one or two pages. This would be the last part of the written submissions that you draft.

Chronological statement of the relevant facts

A chronological statement of the relevant facts is distinctly preferable to a narrative which is a witness by witness account. To break up the narrative don’t begin sentence after sentence with dates, rather use phrases such as, ‘the next morning’ or ‘later that day’. You are not trying to compile details, you are attempting to select them knowledgeably. If a particular fact is not necessary to understand the issues or if it does not add human interest, omit it.

Whether the summary of argument section precedes the statement of the relevant facts or vice versa is a matter of individual preference and will vary from case to case.

The main body of the submissions

As you draft your argument write out the statement of issues and have it before you. Each aspect of the argument should be consistent with the statement of issues and should be no more extensive than is necessary to support it.

If three fundamental arguments arise, then there will be three parts in the main body or middle of your written submissions. You proceed from the strongest to the least strong. Organise each of the three parts to do four things. Firstly, set out the legal rule which is embedded in the issue statement (the major premise). Secondly, show how the factual points fit into this rule. Thirdly, deal with any obvious counterarguments. Fourthly, drive the point home with an additional reason or set of reasons.

In some cases if you fail to explicitly recognise the force of your opponent’s point you undermine your credibility. So, as you draft your submissions you should habitually consider whether your reader might reach a different conclusion to the one that you are urging. A well-constructed argument might run like this:

Conclusion to submissions

The conclusion should set out the relief that you seek, but should also be a true conclusion in the sense of one or two paragraphs convincingly encapsulating your winning syllogism in a fresh and vivid way. The analogy is a distance runner’s devastating sprint at the end of the race.

At the very least it should recapitulate your main points concisely. It flags the important findings from your submissions and singles out the central details you want your readers to recall.

Style

Use the same word to describe each key concept throughout your submissions. Use consistent wording for the same concept. Never use a word that the judge might have to look up!

Avoid Latin expressions unless no shorthand English equivalent exists, for example res ipsa loquiter. Don’t resort to legalese. Examples:

Legalese Alternative
Such action This action
Nexus Link; connection
Instant case This case
Pursuant Under; by; in accordance with
In regard to About; concerning

If your submissions repeatedly refer to one particular company and mentions no other company it is not necessary to specify parenthetically ‘the Company’. Use the parties’ names as opposed to ‘the plaintiff’ or ‘the respondent’.

Trying to cultivate a sense that you were talking directly to the reader, one intelligent being to another. Studies on readability indicate that the use of contractions such as ‘don’t’ rather than ‘do not’ can assist in this process.

Use italics instead of underlining. And minimise the use of italics for emphasis. You might try putting the ‘punch word’ at the end of a sentence to give it emphasis rather than using italics.

Use single-spacing rather than double-spacing and a single-space after a full stop.

Have a good usage guide to hand for example Fowler’s ‘A Dictionary of Modern English Usage’.

Sentence length and structure

Look for variety in the length of sentences, for example from three words to 35, but aim for an average length of about 20 words. It is not impermissible to begin sentences with And or But.

Omit needless words. In ‘Legal Writing in Plain English,’ Garner sets out at p 24 a sentence from a code of Federal regulations:

‘It is not necessary that an investment adviser’s compensation be paid directly by the person receiving investment advisory services, but only that the investment adviser receive compensation from some source for his or her services.’

That sentence at 35 words is not unusually long. Garner’s suggested re-write, nonetheless, reduces the length by two thirds without losing any meaning:

‘Although the investment adviser must be paid, the source of the payment does not matter.’

In looking to eliminate bloated phrases and replace them with normal expressions the word ‘of’ can be a clue.

Instead of use
a sufficient number of enough
during the course of during

Focus on each ‘of’ to see whether it is to blame for a wordy construction by searching for ‘[space] of [space]’.

Try to put the subject (the actor) and the verb at or near the beginning of a sentence and don’t separate vital words. State related ideas in a similar grammatical form. For example, a list should contain only nouns or only verbs, not both. Rather than stating, ‘She was a law professor, environmental activist and wrote mystery novels’ you would change the final element to ‘writer of mystery novels.’

Vary the structure of your sentences so that they do not always start with ‘the’ or ‘this’ or always follow a subject-verb, subject-verb structure.

Use the active not the passive tense. It promotes brevity. It better reflects a chronological sequence. It makes the reader’s task easier and makes the prose more vigorous and lively. The exception is where the actor cannot be identified or is relatively unimportant. Spotting the passive is made easier if you apply the rule that a ‘be’ verb such as ‘is’, ‘are’, ‘was’ or ‘were’ followed by a past tense verb is a passive-voice construction, for example ‘is dismissed’ or ‘be sanctioned’.

Use strong, precise action verbs as opposed to ‘be’ verbs. So, ‘Jones is in agreement with Smith’ becomes ‘Jones agreed with Smith.’ ‘The professional fees in this project are entirely dependent upon the planning techniques that the client is in favour of implementing’ becomes ‘the professional fees depend entirely upon the planning techniques that the client wishes to implement.’

Abstract nouns can also detract from the sentence’s strength. Avoid using words that end in – ion unless you need to refer to, for example, mediation or negotiation as a procedure. To achieve this change phrases such as ‘make accommodation for’ to ‘accommodate’. Or write ‘examine’ as opposed to ‘conduct an examination of.’

Turning sentences from passive to active requires choosing the right subject. ‘There was first a review of the transformation of the market for mouthwash’ should read, ‘First, the department reviewed the transformation of the market for mouthwash.’ The replacement eliminates ‘there was’. ‘Review’ doesn’t end in ‘ion’ but it is a nominalisation because it can be turned into a verb. The verb is non active. So, the key is to find an appropriate actor, a person or group of people capable of making something happen. This sentence can in fact be improved further – ‘First, the department reviewed how companies had drastically changed the market for mouthwash.’

Actors are individuals (she), groups (researchers) capable of action or effecting a change. They perform actions that have results and are the strongest candidates for subjects. Avoid isolated pronouns such as ‘this’, ‘that’, ‘these’, ‘it’ and ‘those’ as subjects unless paired with a noun, e.g. ‘this tactic seems like a mistake’ rather than ‘this seems a mistake.’ Avoid starting sentences with ‘there is’ or ‘there are’. So, instead of ‘there are three ways we can think of this’ use ‘we can think of this dilemma in three ways’.

Place the subject close to the beginning of the sentence, no more than five or six words in. Keep the verb as close as possible to the subject. Then provide the details. Keep the subject consistent from sentence to sentence.

If you are using a list, place the item with the least number of words and syntactic complexity first and the most complex last. Keep a list of items within a sentence to a maximum of five.

Bullet points are the best way to highlight important items in a list. If your bullet items consist of full sentences, capitalise the first word and use a full stop at the end of each point. If the list is of phrases or clauses, use a semi-colon at the end of each point, an ‘and’ or an ‘or’ after the last semi-colon and a full stop after the last point.

Keep a list of bullet points to a maximum of seven.

End sentences emphatically so that the final word or phrase in a sentence has a special kick. With virtually any sentence you have a conscious choice about what you want to stress.

Avoid negatives and redundant pairs

Use positive not negative statements and in particular avoid double negatives. Any negative in a sentence implies ‘what is’ by telling the reader ‘what isn’t’.

Instead of use
did not failed to
not the same different
does not have lacks

Remove redundant pairs such as ‘first and foremost’. If you spot one, remove ‘and’ as well as the offending first or second word. Similarly, in redundant modifiers one term implies the other rather than repeats it. It is therefore unnecessary, for example, ‘split apart’, ‘final outcome’ or ‘evidently clear’.

Citations and Footnotes

Although minds differ, I agree with Garner’s view that you should only mention the case in the body of your submissions with the citation in a footnote. If you do use footnotes, ensure that you do not relegate anything of importance to a footnote.

Your reasoning in support of the premise you advance is almost always more clearly and forcefully expressed in your own words than stringing together a number of quotations from various cases. Quotations from cases are effective only if used sparingly. Difficult as it is, you should be especially loath to use a lengthy indented quotation. The better course is to either weave quotations deftly into the fabric of your writing or paraphrase the particular quotation. If you do use a series of quotations it is essential to use connectives to take your reader from one quotation to the next.

Do not cite multiple authorities for a particular proposition. If the point you are making is relevant to your reasoning but is relatively uncontroversial, the most recent citation suffices. If the point is central and is controversial, it is desirable to concisely describe the facts of the particular case you are relying upon and its holding.

Avoid saying ‘the court stated as follows’, followed by a lengthy slab of quotation. Instead state an assertive proposition and then let the quotation support what you have said.

Structure of paragraphs

Think of the paragraph, as opposed to the sentence, as the basic unit of thought.

Try to vary the length of your paragraphs but generally keep them relatively short, perhaps aiming for an average of no more than 150 words, ideally 100, in three to eight sentences. No less than three. Move to a new paragraph when you are moving to a new sub-point and wish to signal a change of topic.

Garner suggests opening each paragraph with a sentence that announces what the paragraph is about, with the other sentences playing supporting roles. You generally don’t introduce a citation in the topic sentence. A reader should be able to get most of the story from skimming the topic sentences.

Yellowlees prefers beginning each paragraph with a set of comprehensive overview sentences as opposed to a single topic sentence. What might be described as the paragraph head. The paragraph head promises. The body delivers. This approach involves keeping the head about a third and the body two thirds. Don’t introduce a topic in the body that you haven’t referred to in the head.

This approach obviously results in longer paragraphs.

Front-loading important information in this way is a blue print that aids predictability and hence grasp and recall.

Your thesis is a one-sentence summary of what your submissions cover. Make it your clearest sentence. Put it at the end of the head paragraphs. This could well be the most important sentence of the submissions.

Place the most important information at the end of a sentence or paragraph.

Transitions/pointing words

In addition to announcing the subject, the first sentence of the paragraph should contain a transitional word or phrase that assists the reader to make his/her way from one paragraph to the next. The reader should be able to see whether, for example, the new paragraph amplifies what has just been set out in a preceding paragraph or contrasts with it. This can be achieved by ‘pointing words’ such as ‘this’, ‘that’ ‘these’, ‘those’ or ‘the’. Pointing words refer directly to something already mentioned. So if a particular address has been referred to, the phrase ‘that property’ provides a clear connection.

A smooth transition can be achieved by words or phrases which echo a previously mentioned idea. Or it can be achieved by explicit connectives, that is words whose chief purpose is to supply transitions such as ‘but’, ‘latterly’, ‘also’, ‘further’, ‘therefore’ and ‘yet’. Use transitions every two or three sentences at the beginning of the sentence before the subject or the verb.

Transitions fall into the following categories (with examples):

  • Continuity: (adds a point to that which has gone before) – ‘also’, ‘in addition’ or ‘moreover’.
  • Example: ‘for instance’, ‘for example’ or ‘likewise’.
  • Contrast or exception: ‘however’, ‘on the other hand’ or ‘nonetheless’.
  • Comparing: ‘similarly’, ‘likewise’, ‘in the same way’.
  • Restating: ‘in other words’, ‘in short’, ‘put differently’.
  • Cause: ‘because’, ‘since’ or ‘when’.
  • Result: ‘so’, ‘as a result’, or ‘accordingly’.
  • Conceding or qualifying: ‘admittedly’, ‘granted’ or ‘while it might be argued that’.
  • Amplification or when pressing a point: ‘even so’, ‘as a matter of fact’, or ‘of course’.
  • Explaining a sentence: ‘that is’, ‘meanwhile’ or ‘previously’.
  • Conclusion or when summing up: ‘to summarise’, ‘in conclusion’ or ‘consequently’.
  • When sequencing ideas: ‘first’, ‘second’ and ‘third’ or most importantly’.
  • Frequency: ‘afterward’, ‘eventually’, ‘meanwhile.’

If you note the absence of bridging words in a piece of work, it suggests some discontinuities in the text so that you are not writing with an unbroken train of thought.

In addition to transitions you also achieve continuity by introducing material that you have already put before the reader at the start of a sentence before moving onto new ground. You don’t have to use exactly the same words but the sequence is familiar – unfamiliar – familiar. Use more sparingly than transitions.

In addition to captioned headings, the use of signposts in the body of the paragraph assists the reader. You could say, for example, ‘the arbitrator’s reasoning was flawed’ followed by long paragraph, introduced by ‘in the first place….’. It would be preferable to say that ‘the arbitrator’s reasoning was flawed for three reasons’, set out a bulleted list and then embark upon a full explanation.

Introduce a conclusion sentence which tells the reader what to take away from the paragraph they have just read. Repetition aids in the opening argument.

Final editing

I always find it preferable to edit from a hard paper copy as opposed to viewing the document on a computer screen. Once you are satisfied from a number of read-throughs that all typographical errors have been eradicated and all citations are accurate, the penultimate read through is devoted solely to compression. Difficult as it sometimes can be to sacrifice much loved passages, often the product of a great deal of work, you must be ruthless in eliminating superfluous words or sections. Every word that is not a help is a hindrance because it distracts. Justice Scalia considered that a judge who realises that the submissions are wordy will skim it; one who finds it terse and concise will read every word. In a similar way the final read-through is an exploration of whether any aspects can be expressed more vividly or crisply.

Editing checklist:
  • Cut or reword unnecessary legalisms;
  • convert ‘be’ verbs into stronger verbs;
  • convert the passive voice into active unless good reason not to;
  • change ‘ion’ words into verbs when you can;
  • do a search for ‘of’ to see if it is propping up a wordy construction;
  • check the misused words and faulty punctuation;
  • see if you can cut each sentence by 25%;
  • read aloud stressing the final word or phrase in each sentence to see it reads naturally.
Further editing checklist:
  • Does the central point emerge clearly and quickly?
  • Is there a strong counterargument that you have not adequately addressed?
  • Is there an obvious bridge at the outset of each paragraph?
  • Is there an informative lead in before each block quotation?
  • Can you inject more drama into your points so as to phrase them more memorably?
  • Are there sections that can be converted into bullet points?
  • Have you properly utilised footnotes for citations?
  • Have you used real names for parties?

 

Filed Under: Articles, Australian Capital Territory, Federal, Litigation, New South Wales, Northern Territory, Queensland, South Australia, Victoria, Western Australia Tagged With: litigation

Amendment to wills creating discretionary trust

24 January 2019 by By Lawyers

Amendments have been made to the following By Lawyers precedent wills creating discretionary trusts:

  1. Individual will creating testamentary discretionary trust;
  2. Client 1 will creating testamentary discretionary trust with client 2 as executor; and
  3. Client 2 will creating testamentary discretionary trust with client 1 as executor.

The precedents have been amended as follows:

Clause 7 has been amended to improve readability. The amendments do not change the effect of the wills.

Clause 9 has been enhanced to better protect the testator’s spouse. The amendments delete sub-clauses (b) and (c). These clauses gifted the residue of the estate to the spouse and provided for gifts to particular beneficiaries, respectively.

Clause (b) has not been replaced, as the spouse has been included as a beneficiary of the trust in clause (g). Previously the trust would only be established if the spouse did not survive the testator. Now the residue will always be gifted to a trust, within which the spouse is a beneficiary.

Clause (c) has been replaced with new clauses (b), (c) and (d) which provide for specific gifts to beneficiaries.

The wills can be found in the By Lawyers Wills publications.

Filed Under: Australian Capital Territory, New South Wales, Northern Territory, Publication Updates, Queensland, South Australia, Tasmania, Victoria, Western Australia, Wills and Estates

Updated Motor Accidents Guidelines – NSW

22 January 2019 by By Lawyers

The Motor Accidents Guidelines which apply to motor accidents in New South Wales after 1 December 2017 under the Motor Accidents Injuries Act 2017 have been updated.

The Motor Accidents Guidelines are available on the SIRA website. The new Guidelines apply from 15 January 2019.

Links and applicable commentary references in the By Lawyers Motor Vehicle Accidents (NSW) guide have been updated accordingly.

Filed Under: Legal Alerts, New South Wales, Personal injury Tagged With: Motor Accident Guidelines, Motor Accident Injuries Act 2017, Motor Vehicle Accidents

Author review of Conveyancing (VIC) Publication

15 January 2019 by By Lawyers

Conveyancing (VIC) – Author review

The By Lawyers Conveyancing (VIC) Publication, which includes the 1001 Conveyancing Answers, Sale of Real Property and Purchase of Real Property guides, has been reviewed to ensure that the commentaries and precedents (including the By Lawyers Contract of Sale of Land) are in line with current law and conveyancing practice, including electronic conveyancing.

The extensive review was performed by our author Russell Cocks. As with all our authors, Russell takes a practical approach drawing on his considerable experience to cover all aspects of procedure, with a focus on practical tips that will help solicitors and conveyancers confidently run a sale or purchase matter to completion.

We invite you to explore this updated publication and to consider the wealth of assistance the guides offers for solicitors and conveyancers acting in the sale and purchase of residential property in Victoria.

Filed Under: Conveyancing and Property, Publication Updates, Victoria Tagged With: absentee owner surcharge, Author review, electronic conveyancing, Russell Cocks, sunset

Webinar – Challenges When Starting a Law Firm

15 January 2019 by By Lawyers

webinar-challenges-when-starting-a-law-firm

Whether you are an experienced practitioner or a recent graduate, staring your own law firm can present some of the biggest challenges that you will face throughout your legal career. In addition to founding a new business and attracting customers there is the challenge of practising the law in your chosen area of expertise on your own.

Being able to foresee, understand and prepare for these issues will help your firm succeed and remain agile in a highly competitive market.

Join a free webinar session hosted by LEAP and hear from two experienced lawyers and expert panellists from LEAP’s 2018 Start A Law Firm event who have both founded industry leading law firms.

ABOUT THE PRESENTERS

Brad Watts

Admitted as a NSW solicitor in 1994, Brad has more than 20 years experience in legal practice, including as a partner, director and consultant. Brad was a contributing author for 10 years, before joining By Lawyers full time in January 2018 as the Managing Director. Brad brings a wealth of knowledge and an empathetic, hands-on approach to the business of helping small law firms get real time access to the best possible legal content via the By Lawyers legal guides and precedents.

Youssef Maksisi

Youssef Maksisi has worked both in the heart of Sydney’s legal community (Sydney CBD) as well as a boutique firm in Parramatta. He has successfully represented clients, whether corporations or individuals, in a range of legal areas, achieving excellent results. Youssef uses these experiences to ensure his firm, Maksisi Lawyers, provides high-level CBD-style expertise with the personal connection of a boutique firm.

Register for the webinar here and claim CPD points for attendance.

Filed Under: Federal, Miscellaneous, Practice Management Tagged With: new law firm, starting a law firm, webinar

Join By Lawyers at the Small Law Industry Summit

10 January 2019 by By Lawyers

Small_law_industry_summit_2019

Make 2019 a year to optimise your firm’s performance by attending the inaugural Small Law Industry Summit hosted by LEAP on 14 March 2019.

By Lawyers are proud event partners of the Small Law Industry Summit and our Managing Director Brad Watts will be presenting on the use of legal practice management techniques to ensure growth.

Since 2007, By Lawyers has been dedicated to helping lawyers enjoy practice more and our Managing Director Brad Watts has over 20 years experience in legal practice and has built several successful firms from the ground up.

The Small Law Industry Summit will also be showcasing not-to-be-missed presentations from industry leaders on topics such as:

  • Cyber-security and risk management;
  • Artificial intelligence and the next generation of legal technology innovations;
  • Getting the best out of your firm’s most valuable asset;
  • Internal governance and due diligence;
  • Succession for you and your practice;
  • Turning talent into a high performance culture; and
  • Increasing profit: The lifeblood of the small law industry.

See the full Summit Agenda here.

Attendees will be able to claim 6 CPD points

Secure your place at the Small Law Industry Summit here.

Filed Under: Federal, Miscellaneous, New South Wales, Practice Management Tagged With: Small Law Industry Summit

Personal Property Securities – Expiry of default registration period

10 January 2019 by By Lawyers

On 30 January 2019 over 120,000 Personal Property Securities Register registrations will expire.

The first security interests were registered on 30 January 2012, and the default registration period for a security interest in consumer property or property described by a serial number is seven years.

It is important that anyone who has a security interest registered in 2012 reviews that registration to check its expiry date. The Australian Financial Security Authority provides a useful expiry report service.

If a registration expires it will no longer be perfected for the purposes of the Personal Property Securities Act 2009. In order to protect the secured parties’ interests, the security interest will need to be renewed before the registration expiry date.

The By Lawyers Personal Property Securities publication details how to renew or amend a registration and will assist in all Personal Property Securities Register matters.

Filed Under: Articles, Federal, Legal Alerts, Personal Property Securities

Sale of land amendments

1 January 2019 by By Lawyers

By Russell Cocks, Solicitor

 First published in the Law Institute Journal

The Bill, soon to be an Act, that amended SUNSET CLAUSES also introduces other amendments to

Terms Contracts

Terms contracts were an important method of funding property acquisition in the mid-twentieth century when mortgage funding was not as available as it is in the current de-regulated finance market. Many working people were unable to obtain traditional finance and many a family home can be traced to a terms contract paid off over a number of years. The Sale of Land Act was in fact introduced in 1962 to regulate this method of sale, as it always had the potential to facilitate sharp practices.

Essentially, a terms contract allows a purchaser to take possession of the property and pay the purchase price over an extended period of time, such that the property provides both a home and an investment. However, in recent years various sharp operators have been using terms contracts to lure unsuspecting, and generally under-funded, purchasers in outer metropolitan and regional areas into entering into terms contracts that were doomed to fail and cause those purchasers extensive losses. A report by the Consumer Law Action Centre highlighted these dangers and has resulted in s.29EA and subsequent sections prohibiting terms contracts of residential land at a sale price of less than a prescribed amount (expected to be $400,000). Section 55 gives VCAT jurisdiction to review existing terms contracts on fairness grounds.

Rent-to-Buy

A variation on the unfair terms contract is a rent-to-buy arrangement whereby the purchaser takes possession of the property on a rental basis with an option to purchase the property at a future time. Again, these schemes invariably fail as a result of the inability of the purchaser to manage the financial obligations imposed by these arrangements, with the result being substantial loss for the purchaser. Section 29WA prohibits rent-to-buy arrangements, with limited exceptions, and s.56 gives VCAT jurisdiction to review existing arrangements on fairness grounds.

Land Banking

A third scheme that has involved substantial losses for unsuspecting consumers have been land banking schemes, which involve consumers buying a small interest in a large parcel of land purchased by developers with the hope that the land will become suitable for development at some time in the, often distant, future. When sold to the purchaser via an option arrangement the purchaser’s deposit is not protected and there have been many examples of the arrangements collapsing and purchasers losing their investment.

Section 29WH prohibits the sale of options in land banking schemes unless the scheme is a registered scheme or the deposit is held in a trust account and provides that the deposit must be returned to the purchaser if the event triggering the option does not occur within 5 years.

There is no provision for review of current schemes.

Past Use

From time to time a purchaser will complain that the property that has been purchased has “prior history”, such as a sensational death or inappropriate use, such as a drug lab. Such history is in the nature of a quality defect and subject to the principle of caveat emptor, meaning that in the absence of fraud or common law misrepresentation, the purchaser is obliged to proceed with the contract.

Section 12 Sale of Land Act presently creates an offence (but not a purchaser’s right) in relation to false, misleading or deceptive representations and prohibits fraudulent concealment of “material facts”. Section 14 of the amending Act substitutes “knowingly” for “fraudulently” in s.12(d), thereby reducing the onus of proof and making it an offence to knowingly conceal material facts. New section 12A allows the Director of Consumer Affairs Victoria to publish guidelines designed to assist vendors and agents to understand what is meant by “material facts” and presumably such matters as sensational deaths and drug lab use will be included in such guidelines.

However, making non-disclosure by an owner or agent of such matters an offence will not, of itself, give a purchaser a right to rescission or damages. The basic principle of caveat emptor will still apply.

Tip Box

Whilst written for Victoria this article has interest and relevance for practitioners in all states the Sale of Land Act, notably in relation to terms contracts.

Filed Under: Articles, Conveyancing and Property, Victoria Tagged With: conveyancing, Conveyancing & Property, property, Sale of Land Act 1962

Adjustment for cladding agreements

1 January 2019 by By Lawyers

By Russell Cocks, Solicitor

First published in the Law Institute Journal

Recent amendments to the Local Government Act mean that solicitors acting for buyers and sellers of real estate will need to take into account any charges recorded against the property relating to funding for cladding rectification.

Recent concern about defective cladding used in the construction of high-rise residential buildings has resulted in the government adopting a legislative solution that may provide some solace to the unfortunate unit owners who are faced with massive rectification costs, but it also has an impact on third-party purchasers of such properties. After a lengthy inquiry in relation to the cause and consequences of the defective cladding material it became clear that any solution that depended upon allocation of blame would involve years of legal proceedings and an immediate solution had to be found to allow the owners of units affected by the defective cladding to move on with their lives.

Responsibility for administration of the solution has been allocated to municipal Councils, with a new Part 8B inserted into the Local Government Act. This authorises Councils to enter into a ‘cladding rectification agreement’ with the owner of rateable land (or an Owners Corporation) and a lending body, presumably a conventional financier. Council may also be the lending body, but it is difficult to imagine, in the short term at least, that Councils will assume this entrepreneurial role. Thus, the standard agreement will be tripartite, between the owner (or Owners Corporation), the Council and a lender.

The agreement will provide that the lender will advance the funds to pay the rectification works and Council will levy a charge on the land to recover the loan advance, interest and fees associated with the levy by instalment over a period of not less than 10 years. Thus, in a perfect world, the owner (or Owners Corporation) will be happy as the cladding will have been rectified, the lender will be happy as the loan, plus interest will have been repaid and Council will be happy as it will have charged an administrative fee. But we do not live in a perfect world.

Owners will still feel aggrieved by being required to bear the cost of rectifying a building defect, lenders will inevitably face some bad debt scenarios and Councils will be regarded as the bad guys by all other parties simply because Councils put the deals together. How dissatisfied owners relate to each other in an Owners Corporation environment is another can of worms and time may reveal that the solution turns out to be worse than the problem.

Given that Councils must be satisfied about the amounts due pursuant to any rates, taxes or levies and any mortgage relating to the land before entering into an agreement, it is difficult to see, particularly in an Owners Corporation environment that requires 75%-member approval, these agreements being particularly easy to set up, let alone administer for 10 years. The Act is silent as to whom the loan amount is paid and when repayments are to be made to the lender, presumably leaving it to each particular agreement to deal with these ‘site specific’ details.

However, the property lawyers concern is not so much as to how the agreements will work between the original parties, but how they will affect departing and incoming owners. Presuming that a 10-year levy has been struck, with quarterly instalments link to normal rates, what are the duties of the vendor and expectation of the purchaser in relation to the treatment of the amounts due under the levy?

The Act (s.185L) treats the cladding rectification levy as a “service charge”. Section 162 authorises the imposition of a service charge and s.185L(6) requires a cladding rectification charge to be paid by instalments. A vendor is obliged to disclose statutory charges pursuant to s.32A(b) Sale of Land Act and also charges “for which the purchaser will become liable in consequence of the sale” pursuant to s.32A(c). Disclosure of current charges (and any arrears) may be achieved by annexing a rate notice, a land information certificate or giving a not-more-than estimate, but the vendor is also obliged to disclose future liabilities due under the cladding rectification charge and information provided by Council may be crucial in this regard.

Any arrears under the levy will be the vendor’s responsibility, the current instalment will be adjusted between the parties at settlement and the outstanding levy will become the responsibility of the purchaser as a charge on the land (s.156(6)).

By s.175, a purchaser may continue to pay charges by instalments. A purchaser will therefore need to adjust the price that the purchaser is prepared to pay for the property to take account of the outstanding cladding rectification levy that the purchaser will become liable for and full disclosure in this regard is essential so as to allow the purchaser to set its price.

Tips

  • cladding rectification charges may apply to multi-storey units
  • cladding rectification charges must be disclosed by vendors
  • purchaser will be liable for charges due after settlement

Filed Under: Articles, Conveyancing and Property, Victoria Tagged With: conveyancing, Conveyancing & Property

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