We rented a small paddock for the ponies last year, the landlord wanted a proper short term grazing let for a year which ran 01/09/19 - 30/08/20.
The field didn't really work out for the ponies and the lanlord was generally awkward so we moved them mid July to a different field where we just pay grass livery every week.
When we moved them there was still half of July and the whole of August on the let, we'd paid for July and I said we would ofcourse pay for August when due (15/08) as we had signed a let.
This weekend I walked past the field and the landlord has sheep in there, someone elses I believe. The let specifically says "The landlord herby lets the grazing of horse, sheep and chickens and mowing rights of the land to the tenant" . The landlord's reserved rights are "Sporting rights and all other uses of the land not inconsistant with the exercise of the tenants rights"
So I don't think he should have sheep on there while we are still letting it even if we are not using it? Can decided whether to confront him or just not pay the rent for the last month (£70) and see what happens. Anyone know the best legal solution?
PS. very small village and horses have only moved a few hundred metres up the road
Don’t be a dick. The grass is food for animals. If it’s not eaten it’ll need cutting.
Your animals are not eating it. I strongly suspect your arent planning on mowing it, ergo let the sheep eat it.
You may have a right to feel aggrieved, but ‘small village mentality’ could come into play here.
I’d say make a mental note to not have any more dealings with the guy and move on with your life.
The way I read it, it's more an objection to the owner selling the grazing rights twice. Shouldn't the land owner tell the tenant that he has a new tenant wanting to come in early and therefore doesn't require the final payment?
Well that reply peed on your fireworks. 😁
Legal solution? FFS! Don’t be daft. People like you line the pockets of the law firms everywhere for absolutely no gain. Let it go man.
I'd just tell him "since you've found a new tenant, I'll assume I don't need to pay for the last month" - don't just not pay it, talk politely to him.
Just phone them and ask whose sheep they are.
Then say you won't be paying the final months rent as they've voided the agreement
Can decided whether to confront him
How about a civil conversation?
Hammer frozen sausages into the sheep.
Hmmm, there may be an option should he have a sheepdog and a lawn. 🤔
What Greybeard said...
I’d just tell him “since you’ve found a new tenant, I’ll assume I don’t need to pay for the last month” – don’t just not pay it, talk politely to him
Discuss and be reasonable and he MAY reciprocate :o)
The landlord’s reserved rights are “Sporting rights and all other uses of the land not inconsistant with the exercise of the tenants rights”
How do you know those sheep aren't going to be used for sport?
I don't want a legal solution ffs, I just wondered where I stood. In my head he breached the let so I don't see why I should pay the final months rent.
The guy is a dick and likely to be a dick if i say anything to him. I'm perfectly capable of keeping cool. Confront maybe wasn't the best choice of words. We've already had 10 months of him being awkward.
Maybe I should tell him rather than just not pay.
I didn't understand any of that.
Looking at the wording.. “Sporting rights and all other uses of the land not inconsistant with the exercise of the tenants rights”
You’ve moved out. Your rights are not impinged by his having sheep on it. If you put the pony back in, then there may be a discussion if there isn’t enough grazing.
Basically he can do what he wants unless it impacts you.
Your rights are not impinged by his having sheep on it.
Could get messy if, as per his rights, he puts a mower on it 🙂
Of course having the field grazed by someone else's stock impinges on the OP's rights, as he has paid for that grass to be available for consumption by his animals until the end of this month.
Landlord has (a) been a dick and (b) voided your contract* it by sticking someone else's sheep on the land.
Pay rent for a something he's now rented to someone else? Er, no.
He's already provided the legal solution. Take photos if you have a contract, you may want proof of him voiding it if he goes full dick and tries small court to claim the rent.
You should tell him first, but only as its the non-dick thing to do.
IANAL.
* I'm assuming you actually have a contract, if not, I would guess zero onus to bother with any more contact either verbal or financial.
You’ve moved out.
how exactly does the landlord know what the op plans on doing? you don't see a need for the landlord to check with the OP before using the grazing?
If ownership is 9/10 of the law and all that.... why not pop 'em down the abattoir and stock up your freezer?
“The landlord herby lets the grazing of horse, sheep and chickens and mowing rights of the land to the tenant”
mow it?
edit: personally I'd leave it and move on
Of course having the field grazed by someone else’s stock impinges on the OP’s rights, as he has paid for that grass to be available for consumption by his animals until the end of this month.
Ok so I missed the mowing rights 🙂 that’s not quite legit. Either way. Don’t be a dick
PS. very small village and horses have only moved a few hundred metres up the road
This is an important point - is the guy you are dealing with a 'big man' in the village.
There is a farmer in the village my wife was bought up who'd stop at nothing to get revenge on people who he deemed to have pissed him off. It was quarry mining village and many truckers lorries suffered damage at his hands as well (he also ran a fleet of tipper lorries).
Surprised how many people are happy to have someone rent it out twice. If that was a house I'd be kicking off if the landlord moved a new tenant in before the end of my tenancy!
Clearly it's best to ask whether you can waive the last month rather than just going ahead and doing it though.
Just call the landlord and tell him you're pleased to see he had re-let the field - it means he has a new tenant ongoing and you're not liable for the last few weeks of rent.
Sugar gets you further than salt.
Surprised how many people are happy to have someone rent it out twice. If that was a house I’d be kicking off if the landlord moved a new tenant in before the end of my tenancy!
Houses don't tend to grow though. Is there anything in the lease agreement about handing it back in a fair condition? And could 2 months of non use and growth meant you were not going to manage that. If he was faced with either letting it sit there knowing he would have to mow it to put another pony contract in there or let someone put their sheep in there now to stop it being a problem I know which I'd do! You don't actually know money is changing hands do you?
I'd have a word but in the big scheme of things you are not being inconvenienced and some sheep are being fed.
6 weeks rest meant the land would be handed back in good condition, the grass was just starting to recover so at the end of the let he couldn't say we had ruined the grass.
As @Greybeard said. Just point out he can’t let the land twice. Strictly speaking the lands yours in keeping with the lease until the lease expires or you mutually agree to terminate.
You agreed to pay the rent and have stated you’ve no use for the land so lost nothing.
Have a bit of a think about why you are upset given above?
I'd still try discussing with him, if he was an arse just BBQ one sheep a day until stops being an arse or you run out of sheep.
Just speak to herby
Bum his sheepdog.
Rustle the sheep, mince them up, make them into sausages, freeze them and then hammer them into his field...that will learn him
Just don’t pay the final month and forget about it - life’s too short..
The field didn’t really work out for the ponies
Noisy neighbours? Didn't like the view?
Looking at the wording.. “Sporting rights and all other uses of the land not inconsistant with the exercise of the tenants rights”
You’ve moved out. Your rights are not impinged by his having sheep on it. If you put the pony back in, then there may be a discussion if there isn’t enough grazing.
Basically he can do what he wants unless it impacts you.
TBH, that's how I read it also. However, in the OP's position I'd feel equally aggrieved about it.
I suppose the loophole would be to tell him that you intend to move your ponies back for the duration of the lease so can he shift his sheep please? If he's reluctant to do so then that's a compelling argument for him not charging you for the final month.
You need to stand your ground, don't be sheepish about it and definitely don't pony up for the last month. Just my opinion, maybe you should talk to an expert in the field.
Just hope that the landlord makes a ewe-turn on his decision, sort of thing?
Yeah no point just bleating about it on the internet
I'd hoof him in the slats.
Nothing but woolly answers, landlords making a mint and OP needs help, chop chop!
Maybe he’s let them put the sheep in for free as it’s not been used since July and you’ve no intention of using it which it appears you made clear.
it appears you made clear.
Rammed home, I'd say - still, OP doesn't want to get fleeced, does he ?
You agreed to pay the rent and have stated you’ve no use for the land so lost nothing.
Have a bit of a think about why you are upset given above?
The £70 for the last month isn’t exactly nothing. I guess you’re so well off you can just let that go, but it’s still £70 that the Landlord has made twice over.
The OP still has grass rights on it, stock or not, could be growing it on for baleing.
Matt is about on it with the congratulation for reletting, but with maybe an extra dig for bales that you now won't be baleing and are now out of pocket for?
If you want a dog, you have to start by asking for a horse.
The £70 for the last month isn’t exactly nothing. I guess you’re so well off you can just let that go, but it’s still £70 that the Landlord has made twice over.
Given mention of ponies in the plural I’d hazard a guess it’s not a money thing.
We all need good neighbors.
Is his wife fit?
I think a good horse butcher can solve the longer term problem
Perhaps he’s planning to exercise his sporting rights with the sheep?
Extend the hand of friendship. Bake him a cake, put the kettle on and treat him to high tea. He sounds an angry man who just needs to be loved.
He sounds an angry man who just needs to be loved.
Send him over to the forum, he'd fit right in.
I think if I was speaking to him anyway, I might say: "oh, I see you've managed to find a tenant for the field then?", and see what he says.
But otherwise I'd probably just let it go, to be honest.
You haven't lost anything - that 70 quid was already spent. And you don't even know if the landlord HAS actually rented it out, or if he's just letting somebody park (sorry, not sure of the appropriate agricultural term) their sheep there for a few weeks. Maybe they're his sheep?
weedkiller and draw a giant cock'n'balls
Breed some giant eagles and train them to eat the sheep in "your" field.