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ALTERNATIVE DISPUTE RESOLUTION: ARBITRATION – Anton Hamman

Why opt for arbitration? The impulse behind arbitration is the quick resolution of disputes between parties. Parties may opt for Arbitration, a process in which each of them have a say as to how the dispute should be resolved, in which they will choose an arbitrator in whom they both have confidence, and in which they avoid publicity and confrontation in a courtroom. They choose a system which holds the promise of a quick, fair and secret solution, one which takes place at a pace of their choosing and in circumstances most suited to their commercial needs. These are the prospect and promises which an effective arbitration procedure offers. It goes a long way to explain why arbitration has become the preferred alternative dispute resolution. The decision to opt out of the litigation process carries with it certain responsibilities. It is left to the parties now to construct the rules by which they will play. They must find themselves an arbitrator and, once found, must keep him to the mark. Code of Conduct for Arbitrators: The arbitrators will always discharge his/her duties in such manner as to ensure a fair administration of justice between the parties. The arbitrator will act diligently and efficiently, and always with due courtesy to the parties and their witnesses. It is condition of the appointment that the arbitrator that he/she will devote sufficient time and proper attention to the matter. The arbitrator will insist that the proceedings remain confidential unless the parties agree otherwise. The arbitrator will employ procedures which avoid unnecessary cost or delay and which promote the efficient despatch of his/her tasks. Advantages of an Arbitration: The dispute resolution will take place at a place chosen by the parties and in the circumstances most suited for their commercial needs. The system holds the promise of a quick, fair and secret resolution. The choices of arbitrators available means that the parties can select an arbitrator or class of arbitrators whose remuneration fits their budget. What is the process? The parties should firstly agree that their dispute will be referred to arbitration. Secondly the parties must agree on an arbitrator. The parties should enter into a written arbitration agreement in terms whereof all the parties to the requested arbitration agree to the arbitration also setting out a brief statement indicating that an award in accordance with the claims would fall within the arbitration agreement. The statement setting out the locus standi of each party, the nature of the dispute, all material facts and contentions relied upon by the claimant so as to clearly establish the circumstances of the case, and the relief sought should be contained in the arbitration agreement. The claimant should then file his particulars of claim similar to what would be stated in a normal summons and stating all material facts and contentions relied upon by the claimant to support its claim. The Defendant is then awarded the opportunity to reply to the Plaintiff’s claim setting out its defence thereto similar to a Plea in litigation proceedings. Once each parties have filed their written submissions, the parties should enter into a pre-arbitration agreement similar to a pre-trial minute wherein the parties’ objective is to endeavour to limit the disputes and to ventilate issues to be determined by the arbitrator. An arbitration is then held at a secure location where parties may make their submissions, call witnesses and produce documentation in support of their claim and/or defence to the claim. The arbitrator makes his decision on the case presented by both parties. GENERAL: Unless the parties agree that the decision of the arbitrator will be appealable, the decision of the arbitrator is final and has full force and effect. The dispute is resolved in a quick and fair process. Complied by ANTON HAMMAN: more than 30 years experienced as an Attorney and Arbitrator appointed by the Arbitration Foundation of South Africa in June 2000.

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Landlord can attach movable property as security for rent – Anton Hamman

Introduction Every Landlord has a hypothec which is enforced so long as the movable goods remain upon the leased premises and can be secured by an interdict or attachment in circumstances where rent is owing. Important to note is that the movable property on the premises is subject to the Landlords hypothec and may be that of the tenant, a subtenant or a third party. The tenant’s movables which have been brought onto the premises with the intention that they remain there indefinitely or for the period of the lease agreement, are subject to the landlord’s hypothec. These goods are so subject even though the landlord has no knowledge that they are on the premises. What to do? Section 32 of the Magistrate’s Court Act 32 of 1944 gives a landlord an opportunity to approach the Court for an Order in terms whereof the goods subject to the hypothec may be attached. This relates to a situation in which rental is in arrears and such an attachment may be sought under either of two grounds: Overdue rent has been demanded in writing and has remained unpaid for 7 (seven) days; or That, if no such demand has been made, the landlord believes that the tenant is about to remove the movable property in order to avoid making payment of the overdue rent. The process follows the form of an Application supported by a short Affidavit and can be brought ex parte and as a matter of urgency. Should the Court order an attachment, such an attachment order is issued on the ground that the overdue rent has been demanded and has remained unpaid and is purely an attachment to confirm the landlord’s legal hypothec and to render the removal of the goods which is subject to the hypothec unlawful. The purpose of this attachment is an apprehension that the tenant can remove the movables in order to avoid having to pay the overdue rent. The attachment is a security for the payment of the rent and the Sheriff will be instructed to attach the movables immediately and can be instructed to remove such items from the property and to be sold in execution subject to the landlord following the legal steps for such an sale in execution to be evoked.

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