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THE NEW LAW OF LAND REGISTRATION

This book is an examination of the law of land registration in England and Wales, in the light of the Land Registration Act 2002, and in particular the way land registration is inﬂuenced by, and in turn inﬂuences, the evolution of land law as a whole. It examines the legal problems that have arisen in connection with land registration and considers the effect of the 2002 statute, drawing extensively upon the law in other jurisdictions and considering possibilities for future development.

This is a book which will be essential reading for students, their teachers, and practitioners who will have to grapple with the intricacies of the new Act when it comes into force.

The New Law of

Land Registration

Elizabeth Cooke

Professor of Law,

The University of Reading

OXFORD AND PORTLAND, OREGON 2003

Hart Publishing

Oxford and Portland, Oregon

Published in North America (US and Canada) by Hart Publishing c/o

International Specialized Book Services

5804 NE Hassalo Street

Portland, Oregon 97213-3644 USA

The Author has asserted her right under the Copyright, Designs and Patents Act 1988, to be identiﬁed as the author of this work

Hart Publishing is a specialist legal publisher based in Oxford, England. To order further copies of this book or to request a list of other publications please write to:

Hart Publishing, Salter’s Boatyard, Folly Bridge,

Abingdon Road, Oxford OX1 4LB Telephone: +44 (0)1865 245533 or Fax: +44 (0)1865 794882

e-mail: mail@hartpub.co.uk WEBSITE: http//www.hartpub.co.uk

British Library Cataloguing in Publication Data

Data Available

ISBN 1–84113–350–7 (hardback)

Typeset by Hope Services (Abingdon) Ltd.

Printed and bound in Great Britain by

Biddles Ltd, www.biddles.co.uk

Preface

The Land Registration Act 2002 is both a continuation of and an exciting new beginning for title registration in England and Wales. This book is intended, not as a commentary on the new Act, and certainly not as a practitioner’s guide to its operation, but as an academic companion to it. It is quite selective in its scope, and there are a number of important aspects of the new statute that it does not address; I have endeavoured to concentrate on the nature of land ownership and the protection of the purchaser. I have tried to place the English legislation in its international context, and to highlight some issues that arise when it is considered in that context.

I hope that what I have written will be of use to quite a wide readership; advanced readers are asked to forgive some of the explanations of general land law concepts. Reference has been made to standard land law works where necessary.

Inevitably in writing about a recently enacted statute I have had to comment on the work of the individuals responsible for it, some of whom I have met, all of whom I admire very much. I hope that they will be forgive me for disagreeing with them in some respects.

I have had a great deal of help in writing this book. The most conspicuous thanks should go to Pamela O’Connor, of Monash University. Many yards of email have passed between the two of us over the last year or so, and she has taught me a great deal; if the book has succeeded in having a Torrensy ﬂavour, it is thanks to her help. It will be seen from the notes that I have beneﬁted greatly from what I have learnt at two conferences in particular; one at Reading in 2002, and the conference in Auckland in March 2003, ‘Taking Torrens into the 21st century’, organised by David Grinlinton. Chapter 9, which discusses European registration systems, is actually co-authored. Magdalena Habdas of the Silesian University of Technology, Matti Niemi of the Lappeenranta University of Technology and Lars van Vliet of the University of Maastricht, have written about registration in their own systems for me, and the sections on Scots and German law have been read and improved respectively by Jan-Bertram Hillig and by Stewart Brymer. Michael Croker, District Land Registrar at Stevenage, answered my queries and provided the sample land registers found in this book. Richard Hart has been a source of encouragement and constructive comment throughout the writing process. My colleagues in the School of Law at the University of Reading have been unfailingly patient and helpful to me in my ramblings.

It would have been impossible to write this book in time for publication in October 2003 without research leave funded by the Arts and Humanities Research Board; it is a pleasure to be able to thank them for a second time for enabling me to bring a book to completion.

vi Preface

My husband, John, has read the book in draft, made numerous corrections of style, typography and content and excised the worst jokes; I thank him for his patience with two rather intense book completions in the last year, and I thank him, and Gillian and Dominic, for ﬁlling my life with joy.

Lizzie Cooke

University of Reading, May 2003

Table of Contents

Table of Cases		xi
Table of Statutory Instruments		xv
Table of Statutes		xvii
Abbreviations		xxvii
1. Modern Land Registration		1
	Land Registration: The Options	2
	Land Registration: The Ethical Dimension	12
2. The Road to Title Registration in England and Wales		15
	Early Registration Systems	16
	Deeds Registration: A System for the Consumer	18
	The Nineteenth Century and the Law of Property Act 1925	20
	The Land Charges Act 1925: Interest Recording	25
	The Land Registration Act 1925: Title Registration	27
3.	The Registrable Estates	33
	The 1925 Hierarchy of Property Rights in Land	33
	The Registration Hierarchy	35
	The Scope of Title Registration	36
	The Registration of Registrable Estates	39
	The Classes of Title	41
	The Individual Register	43
	The Register of Cautions	44
	Example 1	46
	Example 2	47
	Filed plan for Examples 1 and 2	51
4.	The Effect of Registration I: Vesting, Powers and Dispositions	53
	The Vesting Effect	53
	The Powers of the Registered Proprietor: (a) Legal Abilities	55
	The Powers of the Registered Proprietor: (b) Authority in Equity	58
	Registrable Dispositions	60
	Restrictions	63
	Postlude: The Powers of the Registered Proprietor and the
	Purchaser’s Protection under the Land Registration Act 1925	65

viii Table of Contents
5.	The Effect of Registration II: Burdens on the Registered Estate	69
	The Mirror of Title: What the Purchaser Sees	69
	Rights Excepted from the Effects of Registration	71
	Interests Seen on the Charges Register	72
	Recorded Interests	72
	Overriding Interests: Schedule 3	76
	What the Purchaser Sees: Summary	83
	The Mirror of Title: What the Proprietor Sees	86
	What the Registered Proprietor Sees: Summary	90
	The Mirror of Title: What the Volunteer Sees	90
	Priorities of Interests inter se	91
	Overriding and Overreaching	92
6.	Indefeasibility—the English Version	99
	Indefeasibility: The Issues	101
	The English Version of Indefeasibility	105
	Indefeasibility under the 1925 Act: The Statutory Route	105
	Evaluation of the Statutory Route	115
	Indefeasibility by the Other Route: The Trust Analysis	116
	Rectiﬁcation under the Land Registration Act 1925: Summary	121
	The Land Registration Act 2002	122
	Rectiﬁcation/Alteration under the Land Registration Act 2002:
	Summary	128
	Further Provisions	129
7.	Adverse Possession	133
	Adverse Possession in Unregistered Land	133
	Adverse Possession in Registered Land	135
	The 1925 Solution	136
	The Land Registration Act 2002	138
	Substantive Changes in the 2002 Act	140
	Formal Changes in the 2002 Act	145
	Special Cases in the 2002 Act	146
	Transitions and the Interface with Unregistered Land	149
	Conclusion	154
8. After 2002: The Road Ahead		155
	The Disappearance of Unregistered Conveyancing	155
	Electronic Conveyancing	157
	The Disappearance of the Feudal System	165
9. After 2002: The Road to Europe?		167
	Ireland and Northern Ireland	168

Table of Contents	ix
Scotland	170
Continental Europe	173
Germany	174
Poland	178
Finland	183
The Netherlands	187
Conclusions	193
The Land Registration Act 2002	195
Index	281

Table of Cases
139 Deptford High Street, Re [1951] Ch 884 .......................................		107, 112, 117
Abbey National BS v Cann [1991] 1 AC 56..........................................................		160
Actionstrength Ltd v International Glass Engineering IN.GLEN.SpA [2003]
UKHL 17; [2003] All ER (D) 69........................................................................		163
Agra Bank Ltd v Barry (1859) 9 Ir Ch R 512; (1874) LR 7 HL 135 .....................		168
Ahmed v Kendrick and Ahmed [1988] 2 FLR 22.................................................		113
Argyle Building Society v Hammond (1984) 49 P & CR 148..............................		114
Ashburn Anstalt v Arnold [1989] Ch 1 22 .............................................................		85
Asher v Whitlock (1865) 1 LR QB 1 .....................................................................		133
Aston Cantlow PCC v Wallbank [2002] Ch 51......................................................		77
Bahr v Nicolay (No 2) (1988) 164 CLR 604 ...................................................		85, 103
Baker v Baker [1993] 2 FLR 247............................................................................		142
Barclays Bank Plc v O’Brien [1994] 1 AC 180........................................		96, 103, 114
Berkeley Leisure Group Ltd v Williamson [1996] EGCS 18 ...............................		121
Birmingham Midshires Mortgage Services Ltd v Sabherwal [2000]
Conveyancer 267...................................................................................................		67
Blacklocks v JB Developments (Godalming) Ltd [1982] Ch 183........		118, 120, 127
Blades v Blades (1727) 1 Eq Cas Abr 358................................................................		20
Bogdanovich v Koteff (1988) 12 NSWLR 472........................................................		90
Boyle’s Claim, Re [1961] 1 WLR 339....................................................................		117
BP Properties Ltd v Buckler (1987) 55 P & CR 337 .............................................		141
Breskvar v Wall (1971) 126 CLR 376 ........................................	1, 102, 118, 129, 140
Bridges v Mees [1957] 2 All ER 577 ........................................................		79, 136, 143
Buckinghamshire County Council v Moran [1990] Ch 623 ...............................		134
Bull v Bull [1955] 1 QB 234, CA .......................................................................		24, 93
Celsteel Ltd v Alton House Holdings Ltd [1985] 1 WLR 204 .........................		35, 82
Central London Commercial Estates Ltd v Kato Kagaku Ltd (Axa Equity and
Law Life Assurance Society plc, Third Party) [1998] 4 All ER 948 .........		136, 137
Chambers v Donaldson (81809) 11 East 65 .........................................................		133
Chancery Plc v Ketteringham [1994] Ch 370.........................................................		74
Chowood’s Registered Land, Re [1933] Ch 574...................................		107, 119, 123
City of London BS v Flegg [1988] AC 73............................	24, 67, 68, 80, 93, 96, 97
City Permanent BS v Miller [1952] Ch 840............................................................		77
Clark v Chief Land Registrar [1994] Ch 370 ..........................................................		74
Clarke v Palmer (1882) 21 Ch D 124 ......................................................................		19
Crabb v Arun DC [1976] Ch 179 ....................................................................		75, 142
Craddock Brothers v Hunt [1923] 2 Ch 136 ........................................................		118
Cullen v Cullen [1962] IR 268 ..............................................................................		143

xii Table of Cases
Doe d Jukes v Sumner (1845) 14 M&W 39 ..........................................................			137
Elitestone v Morris (1995) FSR 497 ......................................................................			142
Epps v Esso Petroleum Co Ltd [1973]
1 WLR 1071 ........................................................	116, 119, 120, 123, 126, 127, 128
Fairweather v St Marylebone Property Co Ltd [1963] AC 510		...........................	134
Ferrishurst Ltd v Wallcite Ltd [1999] Ch 355 ........................................................			81
Foster v Warblington Urban Council [1906] 1 KB 648.......................................			133
Frazer v Walker [1967] 1 AC 569..........................................................		102, 165, 172
Freer v Unwins [1976] 1 Ch 288 ...................................................		107, 113, 125, 130
Gissing v Gissing [1970] AC 886.............................................................................			94
Godden v Merthyr Tydﬁl Housing Association 15 Jan 1997,
CA (unreported) ................................................................................................			163
Goodger v Willis [1999] EGCS 32 ........................................................................			119
Hounslow LBC v Hare (1990) 24 HLR 9........................................................			57, 119
IDC Group v Clark [1992] EGLR 187 ....................................................................			85
JA Pye (Oxford) Ltd v Graham [2002] UKHL 30 ........................		134, 135, 141, 144
Jarman v Hale [1898] 1 QB 994 ............................................................................			138
Jon Richardson Computers Ltd v Flanders [1993] FSR 497 ...............................			142
King v Smail [1958] VR 273 ....................................................................................			90
King v Smith [1950] 1 All ER 553 .........................................................................			138
Kingsalton Ltd v Thames Water Developments Ltd [2001]
EWCA Civ 20 .............................................................................................		112, 119
Kingsnorth Finance Ltd v Tizard [1986] 1 WLR 783 ............................................			81
Kok Hoong v Leong Cheong Kweng Mines Ltd [1964] AC 993, ..................PC			163
Le Neve v Le Neve (1747) Amb 436........................................................................			20
Leach v Jay (1878) 9 Ch D 42 ................................................................................			133
Leigh v Jack (1879) 5 Ex D 264 .............................................................................			134
Lester v Burgess (1973) 26 P & CR 536 ................................................................			107
Leuty v Hillas (1858) 2 De G & J 110....................................................................			118
Littledale v Liverpool College [1900] 1 ChD 268.................................................			134
Lloyd’s Bank v Rosset [1989] Ch 350....................................................................			160
Lyus v Prowsa Developments Ltd [1982] 1 WLR 1044 .................................			85, 118
Malory Enterprises Ltd v Cheshire Homes (UK) Ltd [2002] EWCA
Civ 151; [2002] Ch 216..............................................	112, 116, 120, 121, 127, 128
Midland Bank Trust Co Ltd v Green [1981] AC 513...........................		26, 70, 84, 85
Morelle Ltd v Wakeling [1955] 2 WLR 672............................................................			54
Mount Carmel Investments Ltd v Peter Thurlow Ltd [1988] 1 .......WLR 1078			148
Nicholls v Ely Sugar Beet Factory [1931] 2 Ch 84................................................			133
Norwich & Peterborough Building Society v Steed [1993]
Ch 116.........................................................................................		107, 113, 115, 128
Odell, Re [1906] 2 Ch 47 .........................................................................		94, 106, 128
Peffer v Rigg [1971] 1 WLR 285..................................................................		59, 83, 84
Perrot v Cohen [1951] 1 KB 705...........................................................................			138
Perry v Clissold [1907] AC 73 ...............................................................................			133
Pettitt v Pettitt [1970] AC 777.................................................................................			91

	Table of Cases		xiii
Powell v MacFarlane (1977) 38 P & CR 452 ........................................................			134
Pritchard v Briggs [1980] Ch 338............................................................................			75
Prudential Assurance Co Ltd v London Residuary Body [1992]
2 AC 386, HL........................................................................................................			56
Pyramid Building Society v Scorpion Hotels [1988] VR 188 ..............................			103
Saunders v Anglia Building Society [1971] AC 1004 ...........................................			107
Saunders v Vautier (1841) Beav 115 .....................................................		118, 121, 136
Sea View Gardens, Re [1967] 1 WLR 134.............................................		107, 112, 117
Shirlaw v Southern Foundries Ltd [1939] 2 KB 206 ..............................................			67
Short’s Trustee v Chung (1998) SC 105 (OH); (1999) SLT 7 (IH).....................			172
Short’s Trustee v Keeper of the Registers of Scotland (1996) SC (HL) 14 .........			172
Sledmore v Dalby (1996) 72 P & CR 196..............................................................			142
Spectrum Investment Co v Holmes [1981] 1 WLR 221 ........................		30, 137, 138
Spiro v Glencrown Properties Ltd [1991] 64 P & CR 527 ...................................			162
State Bank of India v Sood [1997] Ch 276..................................................		24, 60, 65
Strand Securities Ltd v Caswell [1965] Ch 958 ......................................................			77
Taylor Fashions Ltd v Liverpool Victoria Trustee Co Ltd [1982] 2 QB 133 ......			142
Taylor v Taylor.......................................................................................................			172
Tichbourne v Weir (1892) 67 LT 735 ...................................................................			137
Wallis’ Cayton Bay Holiday Camp Ltd v Shell-Mex and BP Ltd
[1975] QB 94......................................................................................................			134
Wayling v Jones (1993) 69 P & CR 170 ................................................................			164
Webb v Polmount [1966] Ch 584...........................................................................			72
Williams & Glyn’s Bank Ltd v Boland [1981] AC 487 .......	22, 30, 79, 81, 95, 96, 97
Yaxley v Gotts [2000] Ch 162................................................................................			163
Young v Laith (1847) 9 D 932 ...............................................................................			171

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