Also known as:privity barriers · privity of contract · lack of privity
Written by attorneys — see sources below.
A doctrinal rule that limits enforcement of obligations or imposition of liability to parties in direct contractual or estate privity. The rule prevents third parties from asserting claims or enforcing duties arising from a transaction or agreement to which they were not a party.
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How its tested
Common Examples
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Original Tenant Remains Liable
Republic Connect leased rooftop space from Liberty Communications and promised in the lease to avoid interference with other tenants. Republic Connect assigned the lease to West Broadband with Liberty's written consent but without any release of Republic Connect. After the assignment, West Broadband's equipment caused interference. Liberty sued Republic Connect for breach. Because the promise rested on privity of contract, Republic Connect remained obligated despite the transfer.
Transferee Liability Persists
Apex leased lab space to NovaPharm and promised to maintain ventilation systems. Apex sold the building to Helix, and Helix promised to perform the lease covenants. Helix later failed to maintain the systems. NovaPharm sued Apex. Because Helix had promised performance, its liability rested on privity of contract, so Apex's original contractual duty continued after the sale absent a release.
An attorney drafted a will for a client that left property to the client's grandchildren. The drafting contained an error that invalidated the bequest. The grandchildren sued the attorney for negligence. The court allowed recovery even though the grandchildren lacked privity with the attorney because the harm was foreseeable and no other party could enforce the duty.
Lucas v. Hamm364 P.2d 685, 690 (Cal. 1961)
Plaintiffs, who are some of the beneficiaries under the will of Eugene H. Emmick, deceased, brought this action for damages against defendant L. S. Hamm, an attorney at law who had been engaged by the testator to prepare the will. They have appealed from a judgment of dismissal entered after an order sustaining a general demurrer to the second amended complaint without leave to amend.
The allegations of the first and second causes of action are summarized as follows. Defendant agreed with the testator, for a consideration, to prepare a will and codicils thereto for him by which plaintiffs were to be designated as beneficiaries of a trust provided for by paragraph Eighth of the will and were to receive 15 per cent of the residue as specified in that paragraph. Defendant prepared testamentary instruments containing phraseology that was invalid by virtue of section 715.2 and former sections 715.1 and 716 of the Civil Code. Paragraph Eighth of these instruments transmitted the residual estate in trust and provided that the trust shall cease and terminate at 12 o’clock noon on a day five years after the date upon which the order distributing the trust property to the trustee is made by the Court having jurisdiction over the probation of this will. After the death of the testator the instruments were admitted to probate. Subsequently defendant advised plaintiffs in writing that the residual trust provision was invalid and that plaintiffs would be deprived of the entire amount unless they made a settlement with the blood relatives of the testator under which plaintiffs would receive a lesser amount. As a result, plaintiffs were compelled to enter into a settlement under which they received a share of the estate amounting to $75,000 less than the sum which they would have received pursuant to testamentary instruments drafted in accordance with the directions of the testator.
The third cause of action alleges that after admission of the will and codicils to probate, Harold Houghton Emmick, Walton Russell Emmick, Delta Inez Spelman, and Retha Newell instituted a will contest. The executors, defendant, and the contestants reached a settlement agreement under which $10,000 would be paid to the contestants from the assets of the estate in return for releases. Defendant caused to be executed releases which did not preclude the contestants from a subsequent attack upon the validity of the testamentary instruments. As a consequence, the contestants joined in a legal attack upon the validity of the residual clause and plaintiffs would have received an additional sum of $15,000 from the estate if the releases had been prepared in accord with good legal practice.
The trial court sustained a general demurrer to the second amended complaint without leave to amend and entered a judgment of dismissal from which the plaintiffs appealed.
Does a landlord's consent to an assignment automatically release the original tenant from lease covenants?
No. Consent alone does not relieve the original tenant. The tenant remains bound on privity of contract unless the landlord expressly or functionally relieves the tenant of the obligation.
Supporting sources
When does a transferee of a lease become liable on the original tenant's covenants?
A transferee becomes liable when the promise touches and concerns the leased interest, the parties intended the burden to run, the transferee is not relieved of the obligation, and the transfer creates privity of estate with the party entitled to enforce the promise.
Supporting sources
Why do some courts refuse to let intended will beneficiaries sue a drafting attorney?
Courts apply the privity barrier to preserve the attorney's duty of loyalty to the client and to avoid exposing attorneys to unlimited liability from non-clients.
What policy supports allowing intended beneficiaries to recover despite lack of privity?
Recovery prevents the harm from going unremedied because only the intended beneficiaries suffer the loss and the attorney could foresee the injury.
Supporting sources
410 S.C. 475, 765 S.E.2d 132 (2014)
…v. Ward , 100 U.S. 195, 205-07 (1879) (discussing Winterbottom 's limitation of recovery in another context to those having privity of contract). The Supreme Court noted there were exceptions, however, for instances of fraud, collusion, and like circumstances. Id. at 205-06. Privity for legal malpractice has traditionally been…