Agreement For Lease Non Merger
There are three elements that need to be completed for a merger to occur: this clause is often seen in purchase and sale contracts. Under common law, after the conclusion of the purchase and sale of the property concerned, all the obligations that existed before the closing merge and disappear essentially after the closing. «The [ceding] declares that, upon the decision of the lease, the lease will be immediately merged impatiently into the property reserve, with the intention that the term will be determined and extinguished.» The intent can be either presumed or expressed. The express intention may be expressed by the insertion of a merger/non-merger declaration into the document that transfers the relevant estate into joint ownership. The Encyclopaedia of Forms and Precedents proposes formulations in the following sense: the effect of such a provision is to «merge» all previous agreements and agreements in this single document. It literally means that it is not part of your agreement if it is not in the treaty. period. If something is missing or you need some kind of oral clarification regarding the meaning or practical effect of the language of the contract, you will receive it in writing. Oral clarifications are not binding on the other party in the presence of a merger clause and are most likely unenforceable. However, if a non-lawyer designs the contract and the other party does not audit a lawyer, the merger clauses can be a big problem. In the case of a dispute over the interpretation of the agreement, the merger clause prevents any party from presenting evidence that literally exceeds the language of the contract.
This means that no e-mail, SMS, phone calls or «handshake agreements» can be used to interpret (or reinterpret) the simple language of the agreement. Merger clauses allow the parties to obtain their full agreement in one document. Such clauses encourage the parties to be concrete in advance, avoiding problems in the future. Professional support in the preparation of the contract is the best way to protect yourself. This is why it is important to consult a contract lawyer before drafting or signing an agreement with a merger clause. While rental and reversion interests continue to be transferred to the same person, it may not be necessary to resolve a problem or grant a license. The question is whether there are plans to have either interest. In this case, it may be desirable to settle the position on loan to a sale.
But is that possible? Probably, based on Lord Denning`s reasoning above, the answer is no. Such documents contain alliances and agreements between the same person and «a person cannot agree with himself and cannot enter into a deal with himself.» On the other hand, if an explicit declaration of merger is used, it will come into force, even if it is not in the interest of the party that owns the two lands: Golden Lion Hotel (Hunstanton) Ltd/Carter  1 W.L.R.