Экзамен зачет учебный год 2023 / Pradi, TRANSFER OF IMMOVEABLE PROPERTY IN EUROPE FROM CONTRACT TO REGISTRATION

of the owner makes impossible the transfer of the piece of immovable property from whoever values it less to whoever values it more within a voluntary transaction.The prolonged absence, whatever its reason, shows that the owner appreciates his property very little, or at least less than the possessor.While the owner is doing nothing in terms of investments to improve the property, the possessor at a minimum invests in occupying the property by periodically policing to eject other possible claimants of it.Most probably, the possessor is actually economically exploiting it by putting labor into the maintenance of the immovable in proper conditions.Once the problem of adverse possession is framed in such a way, it becomes clearly justifiable also within a theory of just desert.At this point one could argue, on a normative ground, that by having such long terms, legal systems are possibly overprotective of the absent owner.Possibly, the needs of stability of ownership that counterbalance the principle of adverse possession would be served also by shorter terms, such as, for example, five years.This is particularly true because a variety of devices (like suspension of the terms in given circumstances, or maintaining long term for bad faith possession) are available to protect the absent but "deserving" owners, such as those whose emigration has been forced by dramatic events or similar occurrences.

A shorter term would give an incentive to put labor into abandoned immovable property, something very much needed in the current shortage of dwellings.Moreover, the security and reliability of signals coming from property rights would not be impaired, but generally would be promoted by shorter terms that merge ownership and possession in the same person.Among other things, long terms make the proof of title to land extremely difficult, and increase what in economic terms are known as measuring costs.17Moreover, such a reform would be extremely cheap in terms of administrative costs due to the structure of this area of the law.In few areas a simple legislative fiat would be as effective as one which shortens the time requirement in adverse possession.Indeed there is no room for interpretation (five years means five years), which makes it

17D.C. North, Institutions, Institutional Changeand Economic Performance (1990).

213

impossible for an incremental case law development to follow the needs of justice and efficiency.Finally there is no reliance to protect.

In this area of property law, one wonders if the convergence of legal systems on very long terms, short of being a proxy for efficiency, is not the product of inefficient path-dependent tradition proving the incapacity of propertylaw to adapt to the social requirements of a more just distribution of access to wealth.

To be sure, property law, especially in the domain of immovable, has always worked to protect the bottom line. Within this logic the will of the owner is sacred and the voluntary nature of the transfer of title should be the object of as little exception as possible. As the Chapters of this book have shown with considerable technical detail and precision, systems of transfer of immovable property (which is still the most important asset of family savings)should be designed to safeguard the will of the owner and the peace of mind of the buyer, and in this perspective there is no question that a thorough inquiry on the title is better performed by highly trained officials rather than by banks or insurance companies18.Today the global dynamic of property law shows a radical process of concentration of ownership in corporate hands, most often as a result of transformations in the law of takings (classic case in the US is Kelo v. City of New London) or as a result of predatory or outright fraudulent lending practices that makes the indebted titled ownerthe usual victim of foreclosure.In this scenario, a good property law system must protect both the ordinary seller and the buyer (physical persons) from interests conflicting with their secure transfer of personal ownership. Such corporate interests are those that today challenge the professional monopolies on transfers in the name of efficiency, competition and consumer satisfaction rarely corrupting even the academic legal discourse19. One should however be aware that a property law system is

18 See U. Mattei, Regole sicure. Analisi economico-giuridica comparata per il notariato, Milano (2006)

19SeeU. Mattei, The Rise and Fall of Law and Economics: an Essay for Judge Guido Calabresi,64 Maryland Law Review 220, (2005)

214

a more complex structure of social organization and that distributional issues cannot be entirely overlooked by legal systems that aim to remain legitimately based on principles of equality among the people. This is why the issue of property law transfer, despite its technicality, must be appreciated as being at the center of the political struggle between concentration and distribution of social wealth, which is between exclusion and inclusion. In a legal system that honestly values the principle of equality, inclusion and distribution of social wealth call for systems of ownership transfer that, while being a secure guard to the status quo, are not completely closed to challenges that assert more fundamental social needs such as fighting against homelessness or asserting other fundamental rights of non proprietary nature20. This is why the tension between title and possession must be mediate by a ripe legal culture aware of the challenges that it must face. This book has shown the work of some of this aware scholars.

20SeeE. M. Peñalver and S. K. Katyal, Property Outlaws, How Squatters, Pirates, and Protesters Improve the Law of Ownership, 2010

215

BIBLIOGRAPHY

Austria

FABER W. [LURGER B.] (edited by), National Reports on the Transfer of Movables in Europe, vol. I, Munich: Sellier (2008)

E., Österreichisches Grundbuchsrecht. Eine systematische Darstellung, Vienna-New York: Springer (1972), 78

GSCHNITZER F., Österreichisches Sachenrecht, Vienna-New York: Springer (2nd ed., 1985)

GSCHNITZER F., Allgemeiner Teil des bürgerlichen Rechts, Vienna-New York: Springer (2nd ed., 1992)

HÖFLINGER E., Austrian cadastre and database on real estate fully opened to the public, FIG XXI Congress and Commission 7 Annual Meeting (Brighton, UK) 19-25 July 1998, <http://www.sli.unimelb.edu.au/fig7/Brighton98/Comm7Pa- pers/TS34-Hoeflinger.html>

IRO G., Bürgerliches Recht. Sachenrecht, Vienna-New York: Springer (3rd ed., 2008), vol. IV

KLANGH. (edited by), Kommentar zum Allgemeinen Bürgerlichen Gesetzbuch, Vienna: Österreichische Staatsdruckerei (2nd ed., 1950), vol. II

KOZIOL H. [BYDLINSKI P., BOLLENBERGER R.] (edited by), Kurzkommentar

zum ABGB:Allgemeines bürgerliches Gesetzbuch, Vienna: Springer (2nd ed., 2007)

MANSBERGER R. [MUGGENHUBER G.], Geo-Data Infrastructure for Land Management in Austria, FIG Working Week 2004, <http://www.fig.net/pub/athens/papers/ts10/TS10_3_Mansberg er_Muggenhuber.pdf>

MAYER-MALY T.,Kauf und Eigentumsübergang im österreichischen Recht, ZNR 12 (1990), 164-168

216

RUMMEL P. (edited by), Kommentar zum Allgemeinen Bürgerlichen Gesetzbuch, Vienna: MANZ (3rd ed., 2000), vol. I

SCHWIMANN M. [VERSCHRÄGEN B.] (edited by), ABGB. Praxiskommentar, Vienna: LexisNexis (3rd ed., 2005) vol. II;

Belgium

DE PAGE H.(and A. MEINERTZHAGEN-LIMPENS), Traité élémentaire de droit civil. Les principaux contrats (première partie), Brussels, Bruylant, 1997, IV.

E.,Zekerheidsrechten, in Beginselen van Belgisch Privaatrecht, Antwerp, Kluwer, 2006, 519.

DUBUISSON B. ANDWERY P. (ed.), La mise en vente d'un immeuble.

Hommage au professeur Nicole Verheyden-Jeanmart, Brussels, Larcier, 2005, p. 288.

GREGOIRE M.,Publicitéfoncière, sûretés réelles et privilèges, Brussels, Bruylant, 2006.

LIMPENS J., La venteen droit belge, Brussels, Bruylant, 1960, p. 828 TILLEMAN B. &. FORIERS P.A (ed.), De koop - La vente, Bruges, Die Keure,

2002.

VERBEKE A. AND BYTTEBIER J., Onroerende en hypothecaire publiciteit – Organisatie en tegenwerpelijkheid (Real publicity and mortgage publicity), in Rechtskundig Weekblad 1997-1998, 1099-1127.

England and Wales

COOKE E., The New Law of Land Registration (Oxford, Hart Publishing, 2003).

217

HARPUM C., BRIDGE S. &DIXON M., Megarry & Wade’s The Law of Real Property (London, Thomson, 7th edn, 2008).

ROPER (gen ed) Ruoff & Roper on the Law and Practice of Registered Conveyancing (London, Sweet & Maxwell, Looseleaf edn, 2005);

Finland

JOKELA M., KARTIO, L. AND OJANENI., Maakaari, Talentum, 2004, (The Code of Real Estate),

NIEMI M. I., Maakaaren järjestelmä I II ja III WSOY 2002, 2004 and 2010 (The System of the Code of Real Estate I, II and III).

TEPORA J., KARTIO L., KOULU R. AND WIRILANDER, J., Kiinteistön käyttö ja vaihdanta, Kauppakaari, 2002, (The Use and Exchange of Real Property)

France

ANTONMATTEI P.-H. ET RAYNARD J.,Droit civil - Contrats spéciaux, 4ème éd., Litec, n°153

ATIAS C.,Droit civil – Les biens, 9ème éd., Litec, n° 276

ATIAS C.,Le transfert conventionnel de la propriété immobilière, thèse Poitiers, 1974.

BARRET O.,Rép. civ. Dalloz, V° Vente (3° effets), n° 4

BENABENT A.,Droit civil - Les contrats spéciaux civils et commerciaux, 8ème éd., Montchrestien coll. Domat droit privé, n° 202

218

BERGEL J.-L., BRUSCHI M. ET CIMAMONTI S., Traité de droit civil - Les biens, 2000, LGDJ, n° 210

BLANLUET G., «Le moment du transfert de la propriété», in 1804-2004, Le Code civil, un passé, un présent, un avenir, Dalloz, 2004, p.409

CARBONNIER J.,Droit civil – Les biens, les obligations, PUF Quadrige, n° 769 CHAZAL J.-P. ET VICENTE S., «Le transfert de propriété par l’effet des obligations

dans le code civil », RTD civ. 2000, p.477

COLLART DUTILEUL F. ET DELEBECQUE P.,Contrats civils et commerciaux, 7ème

éd., Précis Dalloz, n° 184

GHESTIN J. ET DESCHE B., Traité des contrats - La vente, 1990, LGDJ, n° 524 et

537.

GROSS B. ET BIHR PH., Contrats – Ventes civiels et commerciales, baux d’habitation, baux commerciaux, 2ème éd., PUF, coll. Thémis droit privé, n° 253

HUET J., Traité de droit civil, Les principaux contrats spéciaux, 2ème éd., LGDJ, n° 11201

LARROUMET C.,Droit civil - Les biens, Droits réels principaux, 5ème éd., Economica, n° 362

MARTY G., RAYNAUD P. ET JOURDAIN P., Les biens, 1995, Dalloz, n° 52. TERRE F. ET SIMLER P., Droit civil - Les biens, 7ème éd., Précis Dalloz, n°391 ZENATI-CASTAING F. ET REVET T., Droit des biens, 3ème éd., PUF coll Droit

fondamental, n° 176

Greece

ARGYRIOU D., The Law of the Land Register: Theory – Case law – Samples

(ΤοΔίκαιοτουΚτηµατολογίου: Θεωρία – Νοµολογία – Υ̟οδείγµατα)2, Athens 2008

BARTELS S., An abstract or a causal system, in Faber/Lurger(eds.), Rules for the transfer of movables – A candidate for European Harmonisation or

219

National Reforms?, Munich 2008, 59-67

DIATSIDIS M., Issues of the NationalLand Registry. The irrebuttable presumption of the NationalLand Registry and its constitutionality

(ΘέµαταΕθνικούΚτηµατολογίου. Το αµάχητο τεκµήριο του εθνικού κτηµατολογίου και η συνταγµατικότητά του), 2000 Arm 476-480

F., Land cataloguing for the creation of a NationalLand Registry. Procedure up to the first entries in the Land Registry Books

(ΚτηµατογράφησηγιατηδηµιουργίαΕθνικούΚτηµατολογίου. Διαδικασίαέωςτις̟ρώτεςεγγραφέςσταΚτηµατολογικάΒιβλία), 2001 IonEpDik 7-11

ELEFTHERIADOU E., Griechenland in von Bar Christian(ed.), Sachenrecht in Europa 3, Osnabrück 1999, 7-146

FILIOS P., Property Law (Εµ̟ράγµατοΔίκαιο)2, Athens-Komotini 2006; GAZIS

A., The Land Registry and the land estate books(Το Kτηµατολόγιοκαιτακτηµατικάβιβλία), 40 NoV 1171-1179

GEORGIADES A., Property Law I (Εµ̟ράγµατοΔίκαιοΙ), Athens 1991 GEORGIADES A./STATHOPOULOS M. (eds.), Astikos Kodex: Interpretation by

article – case law – bibliography (ΑστικόςΚώδιξ: ερµηνείακατ’ άρθρο – νοµολογία – βιβλιογραφία)Volume V, arts. 947-1117 and Volume VI arts. 1118-1345, Athens 1985

KITSARAS L., The first entries in the NationalLand Registry

(Οι̟ρώτεςεγγραφέςστοΕθνικόΚτηµατολόγιο), Athens 2001

KONSTANTINOU G., Transcription Offices – NationalLand Register

(Υ̟οθηκοφυλακεία – ΕθνικόΚτηµατολόγιο)3, Athens 2006 KOTOULASI., Land Registry and transfers of immovables(from the submission of

the initial applications until the original entries)

(Κτηµατολόγιοκαιµεταβιβάσειςακινήτων [α̟ότηςυ̟οβολήςτωναρχικώνδηλώσεωνµέχριτις̟ρώτεςεγγραφές]), 1999 Arm 785-787

KOUSOULAS C., The law of the Land Registry – The legal evaluation of “land cataloguing(l. 2308/1995) (ΤοδίκαιοτουΚτηµατολογίου – Ηνοµικήθεώρησητης «κτηµατογράφησης» [Ν. 2308/1995]), AthensThessaloniki 2001

MAGOULAS G., Land Registry entries – The correction of the first incorrect

220

entries (Κτηµατολογικέςεγγραφές – Ηδιόρθωσητων̟ρώτωνανακριβώνεγγραφών)2, Athens-Thessaloniki 2008

NAKIS N., The possibilities of correcting apparent mistakes of the land registry entries by virtue of the amended article 18 l. 2664/1998

(Οιδυνατότητεςδιόρθωσης̟ροδήλωνσφαλµάτωντωνκτηµατολογικώνεγγρα φώνµεβάσητοτρο̟οιηµένοάρθρο 18 Ν 2664/1998), 2006 NoV 1627-1629 PANTAZOPOULOS S., The transition from the transcriptions books system to the Land Registry system, in Greek Civil Lawyers’ Association/Rhodes Bar Association/Giannakakis Emmanuel (eds.), The Land Registry – 3rd Panhellenic Congress of the Civil Lawyers’ Association, Athens-

Komotini 2001, 41-66

STATHOPOULOS M., General Part of Law of Obligations

(ΓενικόΕνοχικόΔίκαιο)4, Athens-Thessaloniki 2004

SPYRIDAKISI., Property Law Vol. B’/1 (Εµ̟ράγµατο Δίκαιο Τόµος Β’/1), Athens-Komotini 2001;

TSOLAKIDIS Z., Avoidance of legal transaction on an immovable and third party protection under the transcription system and the National Land Registry

(Ακύρωση δικαιο̟ραξίας µε αντικείµενο ακίνητο και ̟ροστασία των τρίτων κατά το σύστηµα µεταγραφών και το Εθνικό Κτηµατολόγιο), AthensKomotini 2003.

Ireland

COUGHLAN P.Property Law 2nd ed (Dublin, 1998); DELANY H., Equity and

the Law of Trusts in Ireland 4th ed (Dublin, 2007)

DE LONDRAS F., Principles of Irish Property Law 2nd ed (Dublin, 2011) FITZGERALD B., Land Registry Practice 2nd ed (Dublin, 1995)

KEOGAN A., MEE J. and WYLIE J.C.W.,The Law and Taxation of Trusts

(Dublin, 2007)

LYALL A.,Land Law in Ireland 3rd ed (Dublin, 2010)

221

PEARCE R. and MEE J.,Land Law 3rd ed, (Dublin, 2011)

WYLIE J.C.W.,Irish Land Law 4th ed (Dublin, 2010)

WYLIE J.C.W., The Land and Conveyancing Law Reform Act 2009: Annotations and Commentary (Dublin: Bloomsbury Professional, 2009)

WYLIE J.C.W. and WOODSU., Irish Conveyancing Law 3rd ed (Dublin, 2005).

Italy

CHIANALE A., Obbligazioni di dare e trasferimento della proprietà, Milano 1990

CIMMINO N.A., Trascrizione, Artt. 2643 – 2696, inCommentario al Codice Civile Cendon, Milano 2008.

FERRI L., Trascrizione, in Commenatrio del Codice Civile Scialoja Branca, Bologna – Roma, 1995.

GAMBARO A, Le tranfert de la proprietè par acte entre vifs dans le systeme italien, in Italian National Reports, X Congerss International Academy of Comparative Law, Giuffrè, Milan, 1978.

GAZZONI F., La Trascrizione Immobiliare, in Il Cod. Civ. Commentario Schlesinger, Milano, 1991.

MENGONI L., Gli acquisti a non domino, 3ed, Milano 1975.

PUGLIATTI S., La trascrizione, in Tratt. dir. civ. e comm. Cicu Messineo, Milan, 1957.

SACCO R. & DENOVA G., Il Contratto, 3rd ed. Turin, 2008.

Norway

222