James and George met at university and fell in love. George comes from a very wealthy family and his father Lord Marchmain put 150,000 towards the purchase of a flat in Reading in 2003. George and James had to quickly borrow another 10,000 to avoid the sale falling through and the bank insisted they were registered as joint legal owners. After a few months, James realised that George had drifted into alcoholism, and the relationship eventually broke down a few years later. James joined the armed forces, which meant he was provided with accommodation. He still had feelings for George, so left him in the flat, having first paid off the last bit of the mortgage. He knows George is still living there. In 2019, James left the army, met Julia on a dating app and fell in love. Early on, she told him that she had gained her house in Sonning in her divorce from ex-husband, wanted to leave it to her children, and was therefore unwilling to marry again. Jamessaid this did not bother him. When the pandemic led to lockdowns, James moved in with Julia as they would otherwise not have been able to see each other. He homeschooled her two children while she was battling to save her struggling business and also painted the outside of the house and carried out various DIY jobs. When her business failed in 2021, James paid the mortgage for three months until Julia found a new job.

Late in 2023, Julia told James that their relationship is over, and asked him to move out. He has nowhere to go. The Reading flat is valued at around 450,000 and the Sonning house is worth 750,000. James wants to know if he can claim a share of the value of either or both of these properties.

Advise James.

You are not asked to advise on the likelihood of getting an order for the sale of either property, but solely on whether he has a valid claim.

Give in format of IPAC. answer each issue separately in its full form. With case law and answer like a problem question. give full detail. take time but answer in the best way possible.