{"id":10466,"date":"2026-09-08T11:19:35","date_gmt":"2026-09-08T11:19:35","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=10466"},"modified":"2026-09-08T11:19:37","modified_gmt":"2026-09-08T11:19:37","slug":"can-one-co-owner-force-the-sale-of-a-property","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/de\/einblicke\/can-one-co-owner-force-the-sale-of-a-property\/","title":{"rendered":"Can One Co-Owner Force the Sale of a Property?\u00a0"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\"><em>Saba Ahmed, Associate at Ronald Fletcher Baker LLP advises clients on a broad range of property litigation disputes. If you require advice in relation to any such matters, please contact Saba Ahmed via e-mail at\u202f<\/em><a href=\"mailto:saba.ahmed@rfblegal.co.uk\" target=\"_blank\" rel=\"noopener\"><em>saba.ahmed@rfblegal.co.uk<\/em><\/a><em>\u202for telephone at 020 3961 3118.\u202f<\/em>\u00a0<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Owning a property with another person can work well while everyone agrees about how the property should be used and what should happen to it. Problems can arise, however, when one co-owner wants to sell and the other refuses.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is a common source of property litigation. It can arise between former partners, family members, friends, business partners or investors who have acquired property together. The disagreement can become particularly difficult where one co-owner lives at the property, where there are children involved, or where the parties disagree about their respective shares in the property.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The short answer is that\u202f<strong>one co-owner cannot simply sell the whole property without dealing with the rights of the other co-owner<\/strong>. However, where agreement cannot be reached, a co-owner may be able to ask the court to intervene and, in appropriate circumstances, order a sale.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The relevant legislation is the\u202f<strong><a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/1996\/47\/contents\">Trusts of Land and Appointment of Trustees Act 1996 <\/a>(TOLATA)<\/strong>. <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/1996\/47\/section\/14\">Section 14<\/a> provides the court with jurisdiction to make orders concerning trusts of land, while section 15 sets out matters to which the court must have regard when exercising that jurisdiction.\u202f\u00a0<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What does it mean to be a co-owner?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Before considering whether a sale can be forced, it is important to establish exactly how the property is owned.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In England and Wales, co-owners generally hold the legal estate jointly. Their beneficial interests, however, may be held either as\u202f<strong>joint tenants<\/strong>\u202for\u202f<strong>tenants in common<\/strong>.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">As joint tenants, the co-owners do not have defined individual shares in the beneficial ownership. Instead, they are treated as owning the property jointly. As tenants in common, each owner has a distinct beneficial share, which may be equal or unequal.\u202f&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This distinction can become particularly important when a relationship breaks down.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For example, two people may own a property as tenants in common in 60% and 40% shares. One may want to sell while the other wants to remain living at the property. The fact that one owner has a larger beneficial interest does not, by itself, mean that they can simply sell the property without the involvement of the other owner.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">HM Land Registry records the legal owners of registered land, but the title register does not necessarily state the beneficial shares in which the property is held. A declaration of trust, transfer document or other evidence may therefore be important when determining the parties&#8217; respective interests.\u202f&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Can one co-owner sell the property without the other?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Generally,\u202f<strong>no<\/strong>.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Where there are two registered proprietors, both are involved in dealing with the legal estate. In particular, a sole proprietor will generally not be able to register a disposition of the whole property where a Form A restriction applies.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is one reason why co-ownership disputes can become complicated. The disagreement is not simply a question of whether one party wants to sell. It can prevent the transaction from progressing unless the parties reach an agreement or obtain appropriate court directions.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A Form A restriction is commonly associated with property held as tenants in common. Its effect includes preventing registration of a sale or mortgage by a sole proprietor where capital money arises unless the statutory requirements concerning trustees are satisfied.\u202f&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That does not mean, however, that a co-owner who wants to sell is necessarily trapped indefinitely.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Where negotiations fail, an application to the court may be appropriate.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What is a TOLATA application?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">TOLATA provides the principal statutory framework for many disputes concerning jointly owned property.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Under section 14, a trustee of land or a person with an interest in property subject to a trust of land may apply to the court for an order. The court has power to make orders relating to the exercise of the trustees&#8217; functions or to declare the nature or extent of a person&#8217;s interest in the property.\u202f&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In practical terms, this can allow the court to determine issues such as:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>whether the property should be sold;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>how the property is held;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>what beneficial interests the parties have;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>how the trustees should exercise their powers; and\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>in appropriate cases, the arrangements under which a sale should take place.\u00a0<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A TOLATA claim may therefore provide a route forward where one co-owner wants to realise their interest but the other refuses to cooperate.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is important to appreciate, however, that\u202f<strong>the court does not automatically order a sale simply because one co-owner has asked for one<\/strong>.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The court has a discretion.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What will the court consider?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/1996\/47\/section\/15\">Section 15 <\/a>of TOLATA sets out a number of matters which the court must take into account when deciding an application under section 14.\u00a0<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">These include:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the intentions of the person or persons who created the trust;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the purposes for which the property is held;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the welfare of any minor who occupies, or might reasonably be expected to occupy, the property as their home; and\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the interests of any secured creditor of a beneficiary.\u00a0<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">For other applications, the court must also have regard to the circumstances and wishes of adult beneficiaries with an interest in possession in the property.\u202f&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">These considerations are important because a co-owner&#8217;s desire to sell is only part of the picture.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For example, consider a property purchased by two siblings as an investment. One sibling may decide that they want their capital back and wish to sell. If the property was acquired as an investment with no continuing purpose requiring it to be retained, an application for sale may have significant force.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The position can be more complicated where the property was acquired as a family home and one co-owner remains living there, particularly where children are involved.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The court will examine the circumstances rather than applying an automatic rule that the wishes of the co-owner seeking a sale must prevail.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Does owning a larger share mean that you can force a sale?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Not necessarily.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A person&#8217;s beneficial interest is relevant, but the size of that interest does not automatically give them an unrestricted right to require an immediate sale.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The court&#8217;s jurisdiction under TOLATA is discretionary. The relevant circumstances and the purposes for which the property is held must be considered.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">There is also an important distinction between\u202f<strong>establishing the parties&#8217; beneficial shares<\/strong>\u202fand\u202f<strong>deciding what should happen to the property<\/strong>.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The Supreme Court&#8217;s decision in\u202f<em><a href=\"https:\/\/www.supremecourt.uk\/cases\/uksc-2010-0130\">Jones v Kernott<\/a><\/em>\u202fillustrates how disputes can arise over beneficial ownership where a property is held in joint names. The court confirmed that, in the appropriate circumstances, the parties&#8217; intentions can be determined by examining their conduct and the whole course of their dealings concerning the property.\u202f\u00a0<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Accordingly, a dispute may involve two separate questions:&nbsp;<\/p>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li>What share does each co-owner actually have?\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"2\" class=\"wp-block-list\">\n<li>What should happen to the property in light of those interests?\u00a0<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">The first question may require evidence about contributions, agreements, declarations of trust and the parties&#8217; conduct. The second concerns the exercise of the court&#8217;s discretion under TOLATA.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What if one co-owner wants to buy the other out?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A buy-out is often a practical alternative to an open-market sale.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Suppose one co-owner wants to leave the property while the other wants to remain. The parties may agree that the remaining owner will purchase the departing owner&#8217;s beneficial interest.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This can avoid the disruption and costs associated with selling the property on the open market.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">However, a significant point arises here concerning the court&#8217;s powers.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In<a href=\"https:\/\/uk.practicallaw.thomsonreuters.com\/D-033-8111?transitionType=Default&amp;contextData=(sc.Default)&amp;firstPage=true\">\u202f<em>Bagum v Hafiz &amp; Anor<\/em>\u202f[2015] EWCA Civ 801<\/a>, the Court of Appeal considered the scope of the court&#8217;s jurisdiction under TOLATA. The case involved a property owned by three family members in equal shares. One party sought an order requiring another beneficiary to sell their beneficial interest to a co-owner.\u00a0<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The Court of Appeal held that the court did not have jurisdiction under section 14 to order one beneficiary directly to sell or transfer their beneficial interest to another beneficiary.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">However, the court could direct the trustees to sell the\u202f<strong>property itself<\/strong>, including in circumstances where one beneficiary was given an opportunity to purchase the property.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The distinction is subtle but important.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A court order may therefore provide a mechanism by which a co-owner has the opportunity to acquire the property, rather than simply ordering that one person&#8217;s beneficial share be transferred directly to another.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In\u202f<em>Bagum<\/em>, the court upheld an order under which one beneficiary had an opportunity to purchase the property at a court-determined value, failing which the property would be sold on the open market.\u202f&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This demonstrates the flexibility available to the court when dealing with co-ownership disputes.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Will the court always order an open-market sale?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">No.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The court has considerable discretion over the appropriate order.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">An open-market sale may be appropriate where the relationship between the co-owners has broken down and there is no realistic prospect of agreement. It may also be appropriate where the property is fundamentally being held as an investment and one party reasonably wishes to realise their interest.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">However, the court may consider alternatives depending upon the facts.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For example, an order could potentially provide an existing co-owner with an opportunity to purchase the property at an appropriate valuation before requiring an open-market sale.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The decision in<a href=\"https:\/\/uk.practicallaw.thomsonreuters.com\/D-033-8111?transitionType=Default&amp;contextData=(sc.Default)\">\u202f<em>Bagum v Hafiz<\/em>\u202fdemonstrates<\/a> precisely this type of approach. The Court of Appeal recognised that an order for sale could be structured to give one beneficiary an opportunity to buy the property, while preserving the possibility of an open-market sale if the purchase did not proceed.\u202f\u00a0<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The objective is not simply to reward the co-owner who issued proceedings. The court must consider the competing interests and determine an appropriate exercise of its statutory powers.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What happens when the property is a family home?<\/strong>\u00a0<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Family homes can present particularly sensitive issues.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Where children occupy, or may reasonably be expected to occupy, the property as their home, their welfare is expressly identified as a relevant consideration under <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/1996\/47\/section\/15\">section 15(1)(c) TOLATA.\u00a0<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That does not mean that the presence of children automatically prevents a sale.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Instead, it is one of the matters the court must take into account alongside the other circumstances of the case.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The original purpose for which the property was acquired can also be important. The court may need to consider whether that purpose continues to exist and whether an order for sale would undermine it.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The courts have recognised that TOLATA was intended to give greater flexibility than the former law governing trusts for sale. In\u202f<em><a href=\"https:\/\/lawprof.co\/land\/trusts-of-land-cases\/mortgage-corporation-v-shaire-2001-ch-743\/\">Mortgage Corporation v Shaire<\/a><\/em>, the High Court considered the wider discretion introduced by TOLATA and emphasised the need to consider the statutory factors rather than treating an order for sale as automatic.\u202f\u00a0<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is particularly relevant where a property is someone&#8217;s home rather than simply an investment asset.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What if the co-owner refuses to communicate?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A refusal to engage does not necessarily prevent a co-owner from pursuing their legal rights.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In practice, it is usually sensible to attempt to resolve the dispute before issuing proceedings. Depending on the circumstances, this may involve:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>obtaining an independent valuation;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>reviewing the title and any declaration of trust;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>identifying each party&#8217;s beneficial interest;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>proposing a sale timetable;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>discussing a buy-out;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>considering mediation; and\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>agreeing how mortgage payments, insurance, repairs and other expenses should be dealt with pending resolution.\u00a0<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Where agreement cannot be reached, a solicitor can advise on whether a TOLATA application is appropriate.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The evidence will often be crucial.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What evidence is relevant?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A co-owner considering proceedings should gather documents showing how the property was acquired and how the parties have dealt with it since acquisition.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This may include:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the transfer or conveyance;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the title register;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>any declaration of trust;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>mortgage documents;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>evidence of deposit contributions;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>mortgage payment records;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>bank statements;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>correspondence between the co-owners;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>evidence concerning renovations or improvements;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>agreements about occupation or sale;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>property valuations; and\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>evidence concerning the purpose for which the property was acquired.\u00a0<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Where the parties dispute their beneficial shares, evidence of their intentions and conduct can be particularly important.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The Supreme Court in\u202f<em>Jones v Kernott<\/em>\u202fconfirmed that the parties&#8217; common intention may need to be deduced objectively from their conduct and the whole course of their dealings concerning the property.\u202f&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is one reason why informal arrangements can become problematic many years after a property was purchased.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Can a co-owner sell their own share?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">This is a different question from selling the whole property.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A tenant in common generally has a distinct beneficial share, which can be dealt with separately from the other owner&#8217;s interest. The precise consequences of attempting to transfer or dispose of that interest depend on the circumstances, including the legal ownership, any restrictions and the terms of any trust.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A sale of an individual beneficial interest is also very different from selling the property itself on the open market.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A purchaser acquiring a share in a jointly owned property may face practical difficulties, particularly where the remaining co-owner continues to occupy the property. This can make such an interest considerably less attractive than receiving the owner&#8217;s share of the net proceeds following a sale of the whole property.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For these reasons, a negotiated sale or buy-out will often be preferable where possible.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What happens to the sale proceeds?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Where a jointly owned property is sold, the proceeds will generally be applied in accordance with the parties&#8217; legal and beneficial interests, subject to matters such as the mortgage and other liabilities.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Where the beneficial shares are agreed\u2014for example, 60% and 40%\u2014the net proceeds will ordinarily be distributed accordingly, subject to the terms of the trust and any relevant adjustments.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Where the shares themselves are disputed, that issue may need to be determined before the proceeds can be distributed conclusively.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is another reason why establishing the parties&#8217; beneficial interests at the outset can be critical.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Should you go to court?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Litigation should generally not be the first step where a sensible negotiated solution remains available.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Property litigation can be expensive and time-consuming. It can also significantly damage relationships, particularly where the dispute involves family members or former partners.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A carefully structured negotiation can sometimes achieve the same commercial outcome without the risks associated with proceedings.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Mediation may also be appropriate. An independent mediator can assist the parties in exploring options such as:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>an agreed open-market sale;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>a transfer to one co-owner;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>a buy-out based on an independent valuation;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>an agreed timetable for sale;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>arrangements for occupation pending sale; or\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>an agreement concerning mortgage payments and other outgoings.\u00a0<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">However, where a co-owner is refusing to engage, withholding consent or taking steps that prejudice the other&#8217;s position, court proceedings may become necessary.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Can one co-owner force the sale of a property? The answer<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Yes, potentially\u2014but not automatically.<\/strong>&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A co-owner who cannot reach agreement with another owner may be able to apply to the court under section 14 TOLATA for an order concerning the property.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The court will consider the factors identified in section 15, including the intentions behind the trust, the purposes for which the property is held, the welfare of any relevant minor and the interests of secured creditors. The circumstances and wishes of adult beneficiaries may also be relevant.\u202f&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The court has a broad discretion and may, depending on the circumstances, order a sale, give directions concerning the sale, or structure an order to give one co-owner an opportunity to purchase the property.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The outcome will depend heavily on the individual facts.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For co-owners facing a dispute, the first step should therefore be to establish\u202f<strong>how the property is owned, what beneficial interests exist, what agreements were made, and why each party wants\u2014or opposes\u2014a sale<\/strong>.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Early legal advice can be particularly valuable. It may identify a route to resolution before the dispute escalates into costly litigation, while ensuring that a co-owner does not inadvertently compromise their position.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>If you need advice or assistance in relation to any of the above, please do not hesitate to contact Saba Ahmed, Associate at Ronald Fletcher Baker LLP, via e-mail at\u202f<\/em><a href=\"mailto:saba.ahmed@rfblegal.co.uk\" target=\"_blank\" rel=\"noopener\"><em>saba.ahmed@rfblegal.co.uk<\/em><\/a><em>\u202for telephone at 020 3961 3118.<\/em>\u202f&nbsp;<\/p>\n","protected":false},"author":12,"featured_media":10467,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[20],"tags":[81],"class_list":["post-10466","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-property-litigation","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 5.0.1.1 - aioseo.com -->\n\t<meta name=\"description\" content=\"Saba Ahmed, Associate at Ronald Fletcher Baker LLP advises clients on a broad range of property litigation disputes. 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