PRE-PROGRAMME READING
Introduction
2.
3.
4.
Litigation
5.
6.
7.
Information Technology
8.
1.
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Introduction
Contents
1.
2.
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3.
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Property Law and Practice is concerned with the transfer and grant
of interests in land, and during the LPC you will learn how to apply
your knowledge of Land Law and other legal principles in a clientfocused context.
During the Property Law & Practice module, you will analyse the
buying, selling, mortgaging, letting and underletting of freehold and
leasehold properties. You will work primarily in a commercial
context: acting for a number of clients, you will gain an overview of
the structure of a freehold and leasehold property transactions.
Example
To be a competent property solicitor you must be a competent land
lawyer: when you deal with a property transaction on behalf of a
client, you will need to be able to identify any legal and practical
problems which may affect, for example, the clients use of the
property. You will spot such issues by understanding your clients
requirements, using your understanding of Land Law, and also your
commercial awareness. Over the course of the module you will
develop your understanding of how to solve these issues in a
practical, client-focused and commercial manner.
Prior to beginning the LPC, you should refresh your understanding
of Land Law. Examples are included to illustrate how you would
apply this knowledge on the programme. As you will see, you will
have to be aware of these principles to deal with problems and
transactions you encounter on the LPC and in practice.
In relation to any areas of the land law syllabus with which you have
difficulty, read the relevant sections in a land law text book such as
Textbook on Land Law by MacKenzie and Phillips.
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Example
During the Property Law & Practice module you will consider
equitable interests in various practical contexts. You need to
understand the way in which equitable interests may arise, and the
way in which those rights must be protected.
Example
Adam and Beth tell you that someone appears to be in
occupation of the freehold property. It does not appear that the
occupier is the seller.
You would need to explain the difference between legal
and equitable interests, the way in which equitable rights
may be acquired by use over time, and the way in which
these rights are protected. You would also need to be able
to advise how to identify the rights of third parties over the
land, and to ensure that the buyer does not buy the land
subject to those rights.
Adam and Beth decide that they wish to acquire the freehold
property, which they will use as a workshop, and they wish to
own the property in equal shares.
You would need to explain the different types of coownership and their consequences, the differences
between legal and equitable ownership and how to
implement Adam and Beths instructions.
Mortgages
You would need to be able to explain the way in which mortgages
are created, the powers of the lender, and the way in which
mortgages are subsequently discharged. You need to be able to
explain the need for registration, at the Land Registry and, if the
borrower is a company, at Companies House.
Example
Joint ownership
You need to have a thorough understanding of joint ownership of
land. This is important when acting for joint buyers, where you
would need to advise the buyers of their options for ownership of the
land, or when acting for a buyer who is acquiring the property from
joint owners, or from the survivor of joint owners.
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Easements
You need to be able to explain the way in which easements are
created and acquired, and their enforceability by and against third
parties, including the remedies that may be available.
Example
To reach the workshop from the main road, Adam and Beth
must drive along a small road which appears to belong to
someone else.
You would need to explain that Adam and Beth would
require legal rights over the roadway to ensure they can
reach their property. Ideally this should be an express
legal easement and not a licence or equitable easement; if
it is over the land of a third party, you would need to
explain how/whether this can be enforced against a third
party.
You would also need to explain what other rights Adam
and Beth would need in order to have full enjoyment of
their property (eg right to services such as gas, water,
electricity, telephone etc), and how the extent and route of
these rights might be identified.
Example
Adam and Beth wish to build an extension to the workshop.
The land on which the workshop is built is said to be subject to
a restriction preventing such alterations. There is also said to
be an obligation on the owner of the workshop to maintain the
fence enclosing the yard at the rear of the property.
You would need to explain the difference between the
restrictive and positive covenants, how you would check
whether or not such covenants did exist, whether or not
they would be binding on Adam and Beth, and who could
take steps (and what steps) against Adam and Beth for its
enforcement.
Leasehold covenants
You need to be able to explain the creation of leasehold interests in
land, the role leasehold covenants play in regulating the behaviour
of tenants on the land, and the enforceability of covenants, between
landlord and tenant, and, where a sublease has been created,
between head landlord and subtenant.
Freehold covenants
You need to have a thorough understanding of the way in which
restrictive and positive covenants bind land.
You need to
understand the way in which covenants are created and enforced,
the need for indemnity covenants, and the options available to a
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aware of the remedies a buyer will have against the seller in the
event of a misrepresentation.
Example
Business is booming, and Adam and Beth are still looking for
more property to enable their business expansion. They have
found a suitable property close to the workshop. It is a
leasehold property, which they intend to take an assignment of
and use as a shop.
You would need to explain how the covenants contained
in the lease will restrict what Adam and Beth can do in the
shop, and what the current landlord can do to ensure
those covenants are observed. In particular, the lease
would need to be checked to see whether Adam and
Beths proposals would be in breach of any of its terms.
Adam and Beth cannot move into the workshop on the date
that had been agreed for completion of their purchase,
because the seller will not move out.
Contract
You must have a thorough understanding of Contract Law before
starting the LPC. During the Property Law & Practice module you
will consider the formalities necessary to create a binding legal
agreement for the sale and purchase of land, the terms of that
agreement, and the remedies that will be available to either party for
the breach of that agreement. Additionally, you will need to be
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Adam and Beths purchase, if all the issues were put together, would
be the kind of problem you will come across on the LPC. You would
need to apply the law and explain its effect in order that Adam and
Beth can make an informed decision about buying the workshop.
You would also need to apply the appropriate procedure and
mechanics to the whole of their transaction to ensure Adam and
Beth do become owners of the workshop free from any adverse
interests. However, you must first be aware of, recognise and
understand the relevant principles of law.
Leases
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Since 1925 two legal interests in land may exist at law: freehold
interests, and leasehold interests (known as a term of years
absolute). This part of the pre-reading focuses on leasehold
interests.
In order to be a term of years absolute the lease must be for a fixed
and certain term. Thus a lease for the duration of the war cannot
create a legal lease (Lace v Chantler [1944] KB 368).
Statutory requirements
To create a legal estate, a lease must be created by deed (s.52 LPA
1925).
A lease may be created without formality (s.54(2) LPA 1925)
provided the tenant takes immediate occupation and pays a market
rent. This includes periodic tenancies (see below). The effect of this
is that most short periodic tenancies take effect as legal estates
even though created quite informally, so long as they are
accompanied by the grant of immediate possession.
Such
occupation will be binding on the purchaser of the land from the
landlord.
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Periodic tenancy
Essential features
This is a tenancy that runs from period to period whereby the period
is automatically renewed unless and until either party serves notice
upon the other that the tenancy is to come to an end. This is a notice
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exclusive possession
2.
for a term
3.
at a rent
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In pre-1996 leases this liability continues for the full duration of the
term, even after an assignment of the reversion (being the
Landlords interest in the property) or the lease itself, unless the
lease expressly states to the contrary. This rule is reinforced by s.79
LPA 1925 which states a covenant relating to any land of a
covenantor shall, unless a contrary intention is expressed, be
deemed to be made by the covenantor on behalf of himself, his
successors in title and the persons deriving title under him or them.
It follows that the original tenant in a pre-1996 lease remains liable
for the whole term of the lease e.g. for the rent and other payments
due under the lease long after the lease may have been sold or
given away.
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The new rules apply only to new leases i.e. leases granted after the
Act came into force (1 January 1996). There are some exceptions
e.g. where an option for a lease or an agreement for lease was
entered into before 1 January 1996, but was not exercised/
completed until afterwards.
The abolition of privity for new leases is contained in the basic rule
that a tenant under a new lease will be liable on the lease covenants
only while the lease is vested in him s.5 LT(C) A 1995. S.3 provides
for the benefit and burden of all landlord and tenant covenants to
pass on assignment to the assignee.
The termination of leases
There are various ways in which a lease may be brought to an end.
The relevant methods for the purposes of the LPC are:
Effluxion of time
Break clause
Surrender
Merger
Forfeiture
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Note however that at the end of the lease the tenant may have
security of tenure e.g.
1.
2.
a residential tenant may have rights under the Rent Act 1977
or the Housing Acts 1985 and 1988.
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The landlord and tenant can agree to contract out of the provisions
of the Act. The landlord must serve notice on the tenant warning him
that he is giving up important legal rights, and the agreement to
contract out must be endorsed on the lease. If a lease is contracted
out it will not enjoy security of tenure beyond the end of the original
lease.
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4.
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Litigation
The following is a brief reminder of the basics of these areas but you
should consult any standard contract, tort or crime text to ensure you
understand these areas prior to commencing the LPC.
Civil Litigation
The main areas of law relevant to the litigation module will be:
Civil litigation
Tort of Negligence (one of the case studies relates to negligent
advice given by a professional)
1.
Tort of Negligence
1.1
1.2
Elements
Criminal litigation
The tort consists of three elements:
Theft and Burglary
Offences against the person
Misuse of Drugs Act offences
Public order offences
Offensive weapons
Other areas
1.
2.
3.
EC law
The Human Rights Act 1998
In addition you should have a clear understanding of the Court
system and the operation of the judicial process from both a criminal
and civil justice perspective.
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b)
1.3
a)
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Contributory negligence
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2.
The claimant was at fault i.e. ...did not in his own interests
take reasonable care of himself and contributed, by this want
of care, to his own injury.
The claimants negligence must contribute to the damage
which he has suffered. It is not necessary that the claimants
negligence contributed to the actual breach of duty.
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1.4
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2.
The loss may have been caused partly by the claimants own
negligence and partly by the negligence of the defendant. If so, the
damages which the claimant receives will be reduced.
Section 1 Law Reform (Contributory Negligence) Act 1945.
The claimant may recover damages for the full amount from either or
both defendants, but he can only recover damages once. The
defendants will be jointly and severally liable.
Section 1(1) of the Civil Liability (Contribution) Act 1978 enables the
court to apportion liability as between co-defendants.
Section 2 (1) of the Act states that the amount recoverable from any
defendant shall be such as may be found by the court to be just and
equitable having regard to the extent of that persons responsibility
for the damage in question.
The court may exempt the defendant from having to pay a
contribution or order him to make a complete indemnity to the other
defendant (section 2(2)).
1.5
Remedies
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2.
2.1
Elements
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b)
c)
Breach
Damage
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2.2
Remedies
2.2.1
1.
Sale of Goods
- Section 34 SGA.
The terms implied by the SGA are classified by the Act as conditions
rather than warranties (subject to Section 4 SSGA above).
This means that a buyer who rejects the goods for breach of
condition can recover the price paid because there has been a total
failure of consideration as a result of the suppliers breach.
- Section 2 SSGA.
Not only may the buyer recover the price but also consequential
loss. For example, damages for personal injury caused by an
unsatisfactory product, or loss of net profit where this would have
been made by the use or re-sale of the unsatisfactory goods.
2.
Sale of Goods
a)
c)
Essentially when a buyer has been deemed to accept the goods i.e.
when:-
The equivalent terms as above are implied into contracts for work
and materials, hire of goods and hire purchase.
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i)
ii)
iii)
Where the right to reject has been lost, the buyer must treat any
breach of condition e.g. implied term as to satisfactory quality as a
breach of warranty and the only remedy lies in damages.
2.
a)
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b)
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3.
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Limitation of actions
Damages
The Limitation Act 1980 provides that the basic limitation periods
within which a claim must be brought are:
1.
2.
3.
a)
b)
whichever is earlier.
4.
Glossary of terms
These establish:
a)
b)
the defendant is also liable for other damage which can fairly
or reasonably have been within the contemplation of both
parties at the time the contract was made, as a probable result
of the breach of it.
The claimant must take reasonable steps to mitigate his loss. What
is reasonable is a question of fact.
Affidavit
If the claimant fails in the duty to mitigate his damages are reduced.
Affirmation
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Arbitration
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Corroboration
Counsel
Bailiff
Counterclaim
Damages
Monetary
compensation.
General
damages are the compensatory
amounts which have to be assessed by
the court; special damages are precise
sums claimed by the claimant to
compensate for exact sums expended
or to be expended.
Defendant
Defence
Deponent
Detailed assessment
Directions
Burden of proof
Chambers
CPR
Claimant
The
party
proceedings.
Claim form
Contributory Negligence
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who
initiates
legal
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Issue
Inquest
Disclosure
Instructions to Counsel
Discontinuance
Interim hearing
District Judge
Interim order
Judgment
Jurat
Letter of Claim
A communication written by a
prospective claimant or his solicitor
informing the prospective defendant of
the intention to commence legal
proceedings.
Disability
District Registries
Fast Track
Further Information
Hearsay
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Litigation friend
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Master
Mediation
Minor
Multi Track
Open Letter
Overriding Objective
Particulars of Claim
Pre-Action Protocol
Pre-Trial Review
Quantum of Damages
Queens Counsel
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Return Date
Service
Recognised
delivery
of
formal
documentation issued by the court.
Sheriff
Specified Damages
Standard of Proof
Statement of Case
Statement of truth
Unless Order
Unspecified Damages
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Criminal Litigation
Vicarious Liability
Warned List
Without notice
Without Prejudice
Witness
Witness statement
The criminal litigation module builds on the criminal law module that
you have completed on the undergraduate or CPE/PgDL
programme. You will be expected to already know about the
following areas of law:
1.
Theft
2.
Burglary
3.
Robbery
4.
Going Equipped
5.
6.
Common Assault
7.
8.
9.
10.
11.
General defences
12.
Attempts/participatory offences.
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3.
4.
5.
Bail
6.
Sentencing
7.
2.
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detained in the police station before they are charged. Very often
difficult decisions have to be made with the client such as, should
the client answer questions in interview or agree to participate in an
identification procedure. Once a client is charged with an offence or
offences, the solicitor may be involved in securing public funding for
the clients defence and in trying to secure his release on bail.
Criminal proceedings in a magistrates court will usually be
prosecuted and defended by solicitors. If case is sent to the Crown
Court the solicitor will continue to be involved, although most
solicitors have a limited right of audience in the Crown Court. Their
main role is in preparing the case for trial or sentence and briefing a
barrister (counsel) to represent the client in the Crown Court.
The initial stage of the criminal justice process is an investigation
carried out by a statutory investigatory body such as the police.
However, there are other investigatory bodies such as HM Revenue
and Customs, the Serious Fraud Office, The Financial Services
Authority. Following an investigation if there is sufficient evidence to
prosecute, then either the accused will be charged with an offence
and brought before a court or summonsed to appear before the
court.
The first hearing in the magistrates court
Other than for defendants under the age of 18 years, the first
appearance will always take place in the magistrates court,
regardless of the relative seriousness of the offence or offences
charged or summonsed for.
The magistrates court is made up of either 3 lay magistrates known
as justices, or a full-time District Judge (Criminal) who sits on his or
her own. The court is assisted by a magistrates clerk. If lay
magistrates are sitting, one of the functions of the clerk is to advise
the magistrates on the law. A District Judge (Criminal) is a properly
qualified solicitor or barrister who sits either as a full time or part time
District Judge at the magistrates court and is the tribunal of fact and
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law unlike lay magistrates (members of the public) who are tribunal
of fact only and are advised on the law by the clerk.
The nature of the offence
What happens during the first hearing depends on the nature of the
offence.
Offences fall into one of three categories:
Summary only offences
Indictable only offences
Either -way offences
Purely summary only offences are those that can only be tried by a
magistrates court. They include almost all motoring offences.
Purely indictable only offences are the more serious offences at the
opposite end of the spectrum which can only be tried before a judge
and jury in the Crown Court. They include murder, rape, and
robbery. As these offences can only be dealt with in the Crown
Court, they are sent to the Crown Court by the magistrates court
under section 51 Crime and Disorder Act 1998.
Either-way offences consist of crimes which may be tried either in
the magistrates or in the Crown Court. Such crimes may, on the
facts alleged by the prosecution, be very serious but alternatively
may be quite trivial. For example, an offence of theft contrary to s.1
Theft Act 1968 could involve the theft of over one million pounds
from a bank, in which case it will eventually tried in the Crown Court
whereas, at the other end of the spectrum, the same offence might
allege the theft of a packet of biscuits from a shop in which case it is
more likely to be tried in the magistrates court (subject to the
defendant exercising his or her right to consent to trial in the
magistrates court).
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Trial procedure
In a criminal trial the normal order in which the trial proceeds is
as follows:
1) The prosecution open the case before the court
2) The prosecution calls its evidence (normally be way of
witnesses being called to give sworn evidence called
evidence in chief)
3) The prosecution witnesses are cross-examined by the
defence
4) The prosecution case closes and the defence opens its
case (but that the defence does not have to call any
evidence and might simply make an application to the court
that the prosecution has not proved its case, called a halftime submission)
5) The defence calls its witnesses who give sworn evidence
(defence evidence in chief)
6) The prosecution cross-examines the defence witnesses
7) The prosecution makes closing submissions
8) The defence make closing submissions
9) The court decides on its verdict
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The new procedure also provides for a new way of sending the
accused to the Crown Court where, at mode of trial, the
magistrates decline jurisdiction (deciding the case is too
serious for summary trial). In such cases, the magistrates
should send the case to the Crown Court for trial in
accordance with the procedure contained in s. 51 Crime and
Disorder Act 1997 (as above) which is currently only available
for indictable only offences. Please note that these
amendments are not yet in force at the time of writing.
2.
3.
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a)
b)
reduction of crime;
c)
d)
e)
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Right to silence - Condron v- UK (2000) Crim LR 679 adverse inferences from silence are not necessarily a
breach of ECHR
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Below is a flow chart that shows the current procedural stages of for
an either-way offence:
police investigation
Bail - the starting point for both UK legislation (i.e Bail Act
1976) and the Convention ART 5(1) is the right to bail.
Detention must always be justified. Domestic legislation
generally complies with the Convention.
mode of trial
magistrates
accept
jurisdiction
D chooses
summary trial
magistrates convict
magistrates
decline
jurisdiction
D elects Crown
Court trial
committal proceedings
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iv)
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(b)
(c)
(b)
(c)
(d)
(d)
(e)
(e)
(f)
Discouraging delay
(f)
(g)
(g)
(h)
(h)
i)
Rule 3.3 sets out the duties of the parties to the case:-
ii)
iii)
That each party must actively assist the court in fulfilling its duty of
active case management; and to apply for a direction if needed to
further the overriding objective.
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Each party must promptly inform the court and the other parties of
anything that might affect the date or duration of the trial.
Annex E of the Consolidated Criminal Practice Direction provides for
a prescribed form to be completed by the parties. In the Crown Court
the form must be completed in readiness for the Plea and Case
Management Hearing (see paragraph 6 above).
The practice direction provides for automatic directions at the plea
and case management hearing. In not guilty pleas in the
magistrates court an outline of the automatic direction is as follows:
(i)
The Crown must serve its evidence within 28 days of the not
guilty plea being entered and comply with its initial duty of
disclosure. At the same time, it must serve notice of any
intention to introduce a defendants bad character or to
introduce hearsay evidence.
(ii)
(iii)
(iv)
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To adjourn
Admission of evidence
Advanced Information
Arraignment
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Bail
Burden of proof
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CPIA
CPS
CJPOA 1994
Crown Court
Custody Officer
Custody Suite
Defendant
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Caution
Chambers
CrPR
Committal
Committal proceedings
Counsel
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Disclosure
Discontinuance
District Judge
(Magistrates Court)
Hearsay
Indictment
Justices Clerk
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MDA 1971
Mode of trial
Surety
5.
Offence triable
either-way
Offence triable
only on indictment
PACE 1984
PCC(S)A 2000
Security
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6.
To get you started, and to help us find out more about you, we
would like you to write a short letter to your personal tutor
covering the following:
2.
You will notice that the importance of the skills of writing and drafting
is emphasised throughout the Legal Practice Course and you must
be assessed as competent in each skill before you can pass the
programme. You will be given more information on this and the
distinction between writing and drafting when you join the
programme.
Courts
Pre-programme exercise
1.
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This is probably the most important skill you will require as a trainee
solicitor. 95% of solicitors use their trainees to conduct research.
You will need to produce research which is:
1.
accurate
2.
succinct
3.
up to date
4.
cost-effective.
2.
3.
4.
1.
2.
3.
4.
5.
Note: research and legal writing are linked skills: please read the
section on Writing and Drafting too.
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There are a number of books which deal with the skill of research. If
you wish, you may look at the following:
1.
2.
3.
4.
5.
7.
Guide,
Guy
Holborn,
Information Technology
PRE-PROGRAMME READING
1.
3.
4.
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Most law firms now have web sites advertising their services on the
internet and many firms are currently developing intranets and
knowledge management systems that allow them to share internal
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BAILII
Database of free British and Irish legislation and case law.
http://www.bailii.org/
8.
You should be aware of what web sites are available for legal
research. The following sites are good introductions:
RDN Internet for Lawyers tutorial
Extremely helpful virtual tutorial introducing students to the most
useful resources available on the internet for lawyers.
http://www.vts.rdn.ac.uk/tutorial/lawyers
2.
3.
Jennifer Pink: IT, the Law and the Future: a discussion with Richard
Susskind, reprinted from Lexpert February 2001
http://www.i-lawmarketing.ca/pdf/LexpertSusskind.pdf
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1.
debating
2.
mooting
3.
4.
seminar presentations.
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2.
3.
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