Landlord AND Tenant - An agent who is required by the principal to enter into a guarantee of the debts PDF

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An agent who is required by the principal to enter into a guarantee of the debts to the principal of customers whom he finds for the principal with whom he concludes contracts on behalf of the principal....

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LANDLORD AND TENANT Commercial Premises (Rent) Regulations 1983 — s 3 — interpretation of “commercial premises” Latimer Manley & Associates (Pvt) Ltd v Laverna Investments (Pvt) Ltd 1990 (1) ZLR 200 (HC) — s 22 — date of ejectment — court may allow reasonable time Lincoln Court (Pvt) Ltd v Zimbabwe Distance Correspondence Education College (Pvt) Ltd 1990 (1) ZLR 158 (HC) — ejectment of statutory tenant — good and sufficient cause Checkers Motors (Pvt) Ltd v Karoi Farmtech (Pvt) Ltd 1986 (2) ZLR 246 (SC) — renovation to property Moffat Outfitters (Pvt) Ltd v Hoosein & Ors 1986 (2) ZLR 148 (SC) — requirement to use one’s property for oneself Checkers Motors (Pvt) Ltd v Karoi Farmtech (Pvt) Ltd 1986 (2) ZLR 246 (SC) — interests of lessee relevant to date ejectment Lincoln Court (Pvt) Ltd v Zimbabwe Distance Correspondence Education College (Pvt) Ltd 1990 (1) ZLR 158 (HC) — no need for notice of termination Lincoln Court (Pvt) Ltd v Zimbabwe Distance Correspondence Education College (Pvt) Ltd 1990 (1) ZLR 158 (HC) — requirements of lessee — relevance of Checkers Motors (Pvt) Ltd v Karoi Farmtech (Pvt) Ltd 1986 (2) ZLR 246 (SC) — re-occupation of premises after completion of work — whether entitled to Moffat Outfitters (Pvt) Ltd v Hoosein & Ors 1986 (2) ZLR 148 (SC) — s 22(2) — ejectment of statutory tenant — good and sufficient cause — reconstruction scheme Georgiades & Florey Building (Pvt) Ltd v Borrowdale Butchery (Pvt) Ltd 1985 (2) ZLR 188 (HC) — interests of lessee — relevance of Georgiades & Florey Building (Pvt) Ltd v Borrowdale Butchery (Pvt) Ltd 1985 (2) ZLR 188 (HC) — purpose of protection to statutory tenants Georgiades & Florey Building (Pvt) Ltd v Borrowdale Butchery (Pvt) Ltd 1985 (2) ZLR 188 (HC) — ejectment — grounds on which may be refused Film & Video Trust v Mahovo Entprs (Pvt) Ltd 1993 (2) ZLR 191 (H) — “good and sufficient grounds” for seeking ejectment — what lessor must show Film & Video Trust v Mahovo Entprs (Pvt) Ltd 1993 (2) ZLR 191 (H) — interests of tenant irrelevant Film & Video Trust v Mahovo Entprs (Pvt) Ltd 1993 (2) ZLR 191 (H) — evasion of provisions renders contract illegal Latimer Manley & Associates (Pvt) Ltd v

Laverna Investments (Pvt) Ltd 1990 (1) ZLR 200 (HC) — not applicable to the Worker’s Compensation Insurance Fund — part of “the State” Lerros Motors (Pvt) Ltd v Minister of Labour, Manpower Planning & Social Welfare 1990 (1) ZLR 349 (SC) — whether option granted by expired lease is preserved by s 23 Chibanda v Hewlett 1991 (2) ZLR 211 (HC) Conduct and ethics — conflict of interests — former client of legal practitioner involved in litigation against present clients of the same legal practitioner — whether ethical for legal practitioner to act — whether ethical for partner or employee of such legal practitioner to act Pertsillis v Calcaterra & Anor 1999 (1) ZLR 70 (H) Duties — advocate — duties of research and preparation — failure to carry out such duties properly, resulting in unnecessary litigation — special order of costs Doelcam (Pvt) Ltd v Pichanick & Ors 1999 (1) ZLR 390 (H) — conduct of litigation — duty to litigate in most economical way Trador (Pvt) Ltd v Chidzambwa 1999 (1) ZLR 528 (H) Ejectment — court can suspend operation of order Lincoln Court (Pvt) Ltd v Zimbabwe Distance Correspondence Education College (Pvt) Ltd 1990 (1) ZLR 158 (HC) — good and sufficient cause — See COMMERCIAL PREMISES (Rent) Fees — deprivation of — legal practitioner incurring unnecessary costs — multiple claims brought separately when should have been consolidated — practitioner deprived of fees except in one action Trador (Pvt) Ltd v Chidzambwa 1999 (1) ZLR 528 (H) Illegal use of premises — agreed use of premises contrary to town planning scheme Latimer Manley & Associates (Pvt) Ltd v Laverna Investments (Pvt) Ltd 1990 (1) ZLR 200 (HC) — evasion of rent restriction regulations Latimer Manley & Associates (Pvt) Ltd v Laverna Investments (Pvt) Ltd 1990 (1) ZLR 200 (HC) Lease — breach — failure to restore property to lessor for urgent repairs Moffat Outfitters (Pvt) Ltd v Hoosein & Ors 1986 (2) ZLR 148 (SC) — cancellation for underpayment of rent — subsequent acceptance of rent — effect Stracon Development (Pvt) Ltd v Gruer 1990 (1) ZLR 354 (HC) — eviction of lessee — notice to quit given — when landlord entitled to apply for eviction before expiry of period of notice Rooney’s Hire Service (Pvt) Ltd v Flame Lily Panel Beaters and Spray-Painters (Pvt) Ltd 1989 (3) ZLR 322 (HC) — good tenancy deposit paid by tenant — cessation of lease and refund of deposit — whether tenant entitled to any interest earned on the deposit Lens Agencies (Pvt) Ltd v Knight Frank & Rutley & Anor 1996 (1) ZLR 71 (H) Lens Agencies (Pvt) Ltd v Knight Frank & Rutley & Anor 1997 (2) ZLR 167 (S)

— implied — fixing of fair rental for commercial premises by Rent Board — whether tenant lessee under tacit lease or statutory tenant Toff’s Restaurant (Pvt) Ltd v Promaven Properties (Pvt) Ltd 1992 (2) ZLR 164 (S) — non-waiver and non-variation clauses in contract — effect — failure by tenant to observe conditions of lease — persistently paying less than full amount of rent — acceptance by landlord’s agent of lower amount for long period — arrears paid in full when error observed — landlord must elect within reasonable time whether to cancel contract Parkview Properties (Pvt) Ltd v Chimbwanda 1998 (1) ZLR 408 (H) — notice terminating contract of lease — time within which notice must be received — eviction of tenant — “good and sufficient grounds for” — court required to exercise value judgment — dominant purpose not to let to persons other than present tenant — eviction lawful Guthrie Holdings (Pvt) Ltd v Arches (Pvt) Ltd 1989 (1) ZLR 184 (SC) — option to renew See LANDLORD AND TENANT (Renewal of lease) — renewal — option to renew — no specific provision as to rent payable on renewal — whether lessee nevertheless entitled to renew H & J Investments (Pvt) Ltd v Space Age Products (Pvt) Ltd 1987 (1) ZLR 242 (HC) — restoration of property during currency of lease for urgent repairs Moffat Outfitters (Pvt) Ltd v Hoosein & Ors 1986 (2) ZLR 148 (SC) — statutory tenant — eviction of — may not be ordered unless there is certificate from Rent Board — Rent Regulations 1982 — desirability of reviewing the regulations Chibanda v Musumhiri & Anor 1999 (2) ZLR 50 (H) — sub-lease — expiry of main lease — whether sub-lessee may continue in occupation — lien — ius retentionis — whether lessee has such in respect of improvements Omarshah v Karasa 1996 (1) ZLR 584 (H) — termination — fixed term lease — whether landlord may terminate lease because he requires premises for his own use Mungadze v Murambiwa 1997 (2) ZLR 44 (S) — grounds for — failure to observe conditions of lease — persistently paying less than full amount of rent — acceptance by landlord’s agent of lower amount for long period — arrears paid in full when error observed — non-waiver and non-variation clauses in contract — effect — landlord must elect within reasonable time whether to cancel contract Parkview Properties (Pvt) Ltd v Chimbwanda 1998 (1) ZLR 408 (H) — urgent repairs to property — whether justifies termination Moffat Outfitters (Pvt) Ltd v Hoosein & Ors 1986 (2) ZLR 148 (SC) Lessee — duties — restoration of property during currency of lease for urgent repairs Moffat Outfitters (Pvt) Ltd v Hoosein & Ors 1986 (2) ZLR 148 (SC) — rights — lease to buy — whether lessee has locus standi to sue for eviction of occupier without cession of action from registered buyer Pedzisa v Chikonyora 1992 (2) ZLR 445 (S)

Option to renew lease — tacit relocation — renewal thereby of original terms and conditions, but not terms which are so onerous that preclude automatic renewal Chibanda v Hewlett 1991 (2) ZLR 211 (HC) Premises — whether commercial or residential Latimer Manley & Associates (Pvt) Ltd v Laverna Investments (Pvt) Ltd 1990 (1) ZLR 200 (HC) Renewal of lease — option — lease giving option to renew at rent to be agreed on — no rights given to lessee and no obligation imposed on landlord — no implied term that only a fair rent could be demanded Film & Video Trust v Mahovo Entprs (Pvt) Ltd 1993 (2) ZLR 191 (H) Rent Regulations 1982 — evasion of provisions renders contract illegal Latimer Manley & Associates (Pvt) Ltd v Laverna Investments (Pvt) Ltd 1990 (1) ZLR 200 (HC) — s3 — interpretation of “dwelling” Latimer Manley & Associates (Pvt) Ltd v Laverna Investments (Pvt) Ltd 1990 (1) ZLR 200 (HC) Sale of property — lease Barker McCormac (Pvt) Ltd v Government of Kenya 1985 (1) ZLR 18 (HC) Statutory tenant — grounds for eviction — Commercial Premises (Rent) Regulations 1983 — s 22 — owner wishing to use premises itself — whether such constitutes good and sufficient grounds for eviction — time in which to vacate Mobil Oil Zimbabwe (Pvt) Ltd v Chisipite Service Station (Pvt) Ltd 1991 (2) ZLR 82 (SC) See LANDLORD AND TENANT (Commercial Premises (Rent) Regulations 1983) Tenant — action for eviction of — oral evidence — necessity of Boka Enterprises (Pvt) Ltd v Joowalay & Anor 1988 (1) ZLR 107 (SC) — ejectment — grounds for — Rent Regulations 1982 — eviction on grounds that premises required for personal residential use by lessors — whether eviction could only take place if Rent Board had first determined that eviction of lessees was fair and reasonable in circumstances Fletcher v Three Edmunds (Pvt) Ltd 1998 (1) ZLR 257 (S) — rights — whether lessee entitled to dispute the title of landlord when landlord seeks eviction of the tenant Robinson v Grimm 1996 (2) ZLR 83 (S) — statutory tenant — grounds — failure to comply with duty as tenant — no duty to vacate to terminate statutory tenancy and allow landlord to recover occupancy HM the Queen in right of Canada v Irvine 1997 (2) ZLR 289 (H) — good and sufficient cause for landlord to require ejectment order — foreign government having bought premises for use as diplomatic premises — Ministerial authority to purchase premises for that purpose previously granted — such good and sufficient cause shown Irvine v HM the Queen in right of Canada 1998 (1) ZLR 328 (S)

— landlord requiring to refurbish building to obtain higher rentals from high profile tenant — not good and sufficient grounds to eject current tenant Delco (Pvt) Ltd v Old Mutual Properties (Pvt) Ltd 1997 (2) ZLR 414 (S) — landlord requiring use for purpose prohibited by law — whether court may order ejectment — foreign government requiring premises for use as diplomatic premises — Ministerial authority to purchase premises for that purpose previously granted — not open to tenant to query Minister’s authority HM the Queen in right of Canada v Irvine 1997 (2) ZLR 289 (H) — statutory tenant ejected from premises consequent upon judgment — judgment subsequently overturned on appeal — whether entitled to be reinstated in occupation Delco (Pvt) Ltd v Old Mutual Properties (Pvt) Ltd & Anor 1998 (2) ZLR 130 (S) — eviction of — Commercial Premises (Rent) Regulations 1983 — s 22(2) — lessor to have “good and sufficient” for seeking recovery of premises — meaning of term Boka Enterprises (Pvt) Ltd v Joowalay & Anor 1988 (1) ZLR 107 (SC) — eviction of statutory tenant — good and sufficient grounds therefor — landlord requiring vacant possession to enable sale to take place — possibility that sale only concluded to evict tenant, previous attempts having failed — eviction refused Leafam Investments (Pvt) Ltd v Kupara 1987 (2) ZLR 179 (HC) — rights — tenant having planted crops before leaving land — crops planted after expiry of lease — tenant not entitled to access to tend and harvest crop Bangure v Gweru City Council 1998 (2) ZLR 396 (H) — statutory tenant See LANDLORD AND TENANT (Commercial Premises (Rent) Regulations 1983) Termination of lease on tacit relocation Chibanda v Hewlett 1991 (2) ZLR 211 (HC) Termination of monthly tenancy — one month’s notice suffices Lincoln Court (Pvt) Ltd v Zimbabwe Distance Correspondence Education College (Pvt) Ltd 1990 (1) ZLR 158 (HC)...