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HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Thank you very much. In order to preserve both our reputations, I will not say that you agreed with me and I trust that you will not say that I agreed with you.18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q Policy Exchange describes itself as a conservative think-tank, so you and I might find ourselves rather strange bedfellows on this, but I welcome what you said about shared…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q Thank you. Freeholders, in that sense—particularly in relation to ground rent—are really a rentier class because they are not providing a service in return for the revenue…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q I cannot believe we are agreeing quite as much as this—this is wonderful stuff. That rentier class often says, “Well, we do provide a service,” but of course that is to conflate…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q On the point of marriage value, Mr Vitali, let us go back to free market principles. You and I would agree that a free market is one in which properties are sold between a…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)I am sure hon. Members can ponder on your words and work it out from there. Thank you; that is really helpful.18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q Of course, the argument that Mr Fuller sought to put forward to you was based on the old cup and saucer analogy, or the pair of vases being more valuable than the one. In this…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)We will agree on that one.18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q On mixed use, you made a very good case about the reasons for looking at the shared services previously. Would you be in favour of seeing the Bill say that the threshold should…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q Sorry—this is not about the number of people for an enfranchisement; this is on the shared services point that we discussed earlier. It is about if it should be where the actual…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q Mr Rainey, first, thank you for what you said about the preferability of commonhold to leasehold. Is it your view, therefore, that it would be good if the Bill were to make all…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q Yes, I was taken by your remarks earlier about the disputes that can go on even where you have an enfranchised situation. Philip Rainey: If you go to Australia and look at the…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Unfortunately, legislation cannot make your neighbours more considerate. I often wish it could. Philip Rainey: I think I would be inclined to agree that it would be a reasonable…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Any new build. Philip Rainey: With new build. You would have to have rules.18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q I want to probe your thoughts on what I find a very tricky part of the way in which the pieces of legislation are now interacting with each other. One of the great freedoms for…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)I was aware that you were involved in the case, but I did not want to drag you into the specific—I wanted to keep you at the general. Philip Rainey: If, hypothetically speaking,…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q Right. You think faster than I can even listen. Are you saying that we could introduce an amendment to this Bill that amended the Building Safety Act 2022 in such a way that we…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q I suppose my real question is, would you care to write to the Committee framing such an amendment? Philip Rainey: I could, if asked. As I say, you can amend section 72 to change…18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)I have no doubt that the Secretary of State could do that, but I always feel more comfortable if things are on the face of the Bill. Philip Rainey: I respectfully agree.18 Jan 2024HANSARDLeasehold and Freehold Reform Bill (Fourth sitting)Q If I can prevail on you for just a little longer, could you explain the just and convenient test, and how the BSA has affected that? Philip Rainey: The just and convenient test…18 Jan 2024