Index
Abstract companies, 6 Administrative alteration, 104
Adverse possession, 12, 23, 42, 133–54, 156, 228 animus possidendi, 134
application by squatter, 140 boundary disputes, 139 change to law, 133 defences, 228
disability, dispossession of owner under, 147 elements, 134
estoppel, 141–3 exceptions
estoppel, 141–3
reasonable mistake about a boundary, 141, 144–5
some other entitlement, 141, 143–4 factual element, 134
factus possidendi, 134
first registration, transitional provisions on, 150–1
foreshore, 148 Germany, 177 human rights, 150
interests in succession, 147–8
Land Registration Act 2002, 138–49 Law Reform Committee, 138 limitation period, 136–7, 140, 228 limited effect, 139
Netherlands, 192–3
objections to application by squatter, 140–1
overreaching, 137
overriding interests, 136, 145, 146 Parliamentary conveyance, legitimisation of,
146 reform, 139
registered estate, 140 registered land, 135 registered title, 30 registration of, 249 role, 133
meaning, 134
special cases in 2002 Act, 146–9 stale claims, 140
successive squatters, 148–9
title already registered, transitional provisions for, 150
transitional provisions, 149–51 trusts, 136, 145
unregistered land, 133–4, 151–3 Affirmative warranty, see Indefeasability
Alteration of register, 217, 244 Appurtenant rights and charges, 201 Australia, 27, 28
deeds registration, 7 title registration, 11 Torrens system, 27
Bankruptcy, 223 Bare trusts, 93–4 Beneficial interests
binding proprietor personally, 89 Burdens on the registered estate, 69–98
charges register, interests seen on, 72 mirror of title, 69–71
registered proprietor, 86–90 volunteers, 90
priorities of interests inter se, 91–2 recorded interests, 72–6
agreed notices, 73–4
can be protected by notice, interests, 75–6
cannot be protected by notice, interests which, 74–5
interests that cannot be protected by notice, 74–5
interface between recording and registration, 73
meaning, 72
unilateral notices, 73–4 registered estates, 72
rights excepted from the effects of registration, 71
Burgerliches Gesetzbuch, 176
Cadastre, 15, 173, 174, 175, 183, 187 Canada
electronic conveyancing, 157 title registration, 11
Cautions
against first registration, 202–4 alteration of register, 203–4 burdens, 74
cancellation, 203 charging orders, 74 effect, 202 priority, 73–4 register, 44–5, 203 right to lodge, 202
warning off procedure, 74 withdrawal, 203
Charge Certificate, 38
282 Index
Charges
Charge Certificates, 38 overriding statutory charges, 213 powers of chargees, 213
register, 43, 72 registered charges, 212 registrable estates, 38
tacking and further advances, 212 Civil law, 3, 4
common law distinguished, 4 Co-ownership, 23
equitable, 94–6 Common law
civil law distinguished, 4 deeds registration, 5
difficulties with registration in, 4 Commons rights, 74
Compulsory registration, 29, 30, 196 Contracts to sell land, 34 Conversion, 93
Conveyancing, 23
electronic, see Electronic conveyancing simplification, 37
Copyhold tenure, 16–17, 60 Covenants, 34
CREST, 31, 159 Crown land, 165–6
bona vacantia, 223 cautions, 222
compulsory registration, 221 escheat, 222
voluntary registration, 221 Curtain principle, 9
Deducing title, 5 Deeds registration
abstract companies, 6 advantages, 5 Australia, 7
Canada, 6–7 common law, 5 compulsion, 6
consumer, system for the, 18–20 deficiencies, 5
disadvantages, 5–6 dispositive effect, 5–6 eighteenth century, 18 Germany, 7
historical development, 6 index, 5
interests in land existing apart from deeds, 5 Ireland, 6, 168–9
losing deeds, 5 Middlesex, 18, 19, 20, 29 New Zealand, 7 nineteenth century, 20–4 notice, 6
options for land registration, 4, 5–7
ownership, deeds as sign of, 5 priority, 5
protective, 5–6 Scotland, 7 seventeenth century, 18 South Africa, 7 terminology, 83
title insurance, 6 United States, 6, 7 Yorkshire, 18, 19, 20, 29
Demise, mortgage by, 34 Democracy, 13 Dependent estates, 201
Disability, dispossession of owner under, 147 Dispositions of registered land, 204
effect on priority, 206
exercise of owner’s powers, 204–5 registrable, 205
Domesday Book, 15, 16, 28
E-conveyancing
see also Electronic conveyancing recorded interests, 161
Early land registration systems, 15–18 Easements, 34
overriding interests, 81–2 registrable estates, 38
Eigentümergrundschuld, 176
Electronic conveyancing, 2, 13–14, 31, 157–65, 226
Canada, 157 contracts, 162
DIY conveyancing, 160 electronic register, 158–9 electronic settlement, 227 electronic transactions, 159–60 Finland, 184
fraud, 164–5
Land Registry Network, 227, 246 network access agreements, 160 non-compliance with section 93, 162–4 overriding interests, 164
political factors, 158 recorded interests, 161
registration gap, disappearance of, 160–1 Scotland, 157
reform, 157–8 security, 159–60 signatures, 159
simultaneous registration, 227 software, 159
technical aspects, 158 Equitable interests, 33
difficulties of, 4 overreaching, 34 Estate contracts, 74 Estoppel, 75–6, 163
adverse possession, 141–3
Index 283
Ethics
land registration, 12–14, 84–6 EULIS project, 167–8 European systems
cadastre, 173 comparison, 167–8 continental Europe, 173–4 Finland, 183–7
Germany, 174–7
Ireland, 168–70 Netherlands, 187–92 Northern Ireland, 168–70 notary, 173–4
Poland, 178–83
Scotland, 170–3
Fee simple, 33
absolute in possession, 22 registrable estates, 39
Ferris and Battersby effect, 65–8 Feudal system, 16, 17
disappearance, 165–6 Finland, 183–7
adverse possession, 186–7 cadastre, 183
electronic conveyancing, 184 indefeasability, 185–6 nature of registration, 183–4 ownership of land, 184 registrable interests, 184–5 third party rights, 185
First registration, 86–7, 200, 201 Folio, 43
Foreshore
adverse possession, 148 Forgery
indefeasability, 103, 113–14, 130 transfers, 100
Franchise meaning, 37
registrable estates, 36, 37 Franchise reform, 21 Fraud
electronic conveyancing, 164–5 indefeasability, 114–15 Torrens system, 85
Freehold
first registration, 200 meaning, 33
Future of land registration, 155–66 electronic conveyancing 157–65,
see also Electronic conveyancing feudal system, disappearance of, 165–6 unregistered conveyancing, 155–7
Germany, 174–7
adverse possession, 177 annuity payment, 176
Burgerliches Gesetzbuch, 176 cadastre, 174, 175 condominium rights, 176 deeds registration, 7
Eigentümergrundschuld, 176
Grundbuch, 10, 174, 175
Grundschuld, 176 Hypothek, 176 indefeasability, 177
Kataster, 174 land charge, 176 long leases, 176 mortgages, 176
nature of registration, 175 notices, 175
registrable interests, 176 registration gap, 175
Rentenschuld, 176 restrictive covenants, 176 reunification, 17 security rights, 176 servitudes, 176 substantive law, 174 third party rights, 176
title registration, 10, 11, 174 usufructs, 176
Good leasehold title, 42–3 Grundbuch, 10, 174, 175
Grundschuld, 176
Hague Trusts Convention, 22 Human rights
adverse possession, 150
Hypothek, 176
In personam exception, 103 Indefeasability, 12, 99–131 common law rules, 101–2 dynamic security and, 100
early statutes, 105–6 English version, 105
evaluation of legislation, 115–16
events subsequent to registered dispositions, 104
examples, 111–15 Finland, 185–6
forgery, 103, 113–14, 130 fraud, 114–15
Germany, 177
in personam exception, 103 indemnity, 109–10, 130–1
innocent mistake about extent of land, 111–12
issues, 101–4
Land Registration Act 1925, 106–11 Land Registration Act 2002, 122–9 misrepresentation, 114–15
mistake in transfer of detail, 113
284 Index
Indefeasability (cont.): old law, 100–1
overriding interests, 120–1
personal liabilities of purchaser in course of purchase, 103–4
Poland, 181–2 policy, 100 priority, 129–30
proprietor in possession, 130 prospective changes to register, 130 question of, 99–100
rectification of register, 108, 121 Scotland, 172
Torrens system, 99, 100, 101, 102–3, 104 trust analysis, 116–21
undue influence, 114–15
void disposition, registration based on, 114, 118–19
voidable transactions, 127–8 wrongdoing, 113–14
Indemnities, 254
errors or omissions in register, 109–10 fund
title registration, 27 Individual register, 43–4 Industrial revolution, 21 Insurance
principle, 9 title, 6, 29
Interest recording, 12 actual notice, 26 advantage, 25 equitable interests, 26
Land Charges Acts, 8, 25–7 meaning, 8, 35
notice, 26
options for land registration, 4 overreaching, 25
priority, 8 privacy, 25 purpose, 8
registrable interests, 25, 26 third party rights, 8
title registration, 8 Torrens system, 8 Interests in succession
adverse possession, 147–8 Ireland, 168–70
deeds registration, 6, 168–9 Joint tenants, 23
Land Certificate, 38 Land law
nature, 1 Land registration
classification of systems, 4 consumer product, 12
dispositive effect, 4–5 early systems, 15–18 ethics, 12–14, 84–6 forms, 4 fragmentation, 4
historical development, 2–3 meaning, 1
nineteenth century, 20–4 options, 2–12
deeds registration, 4, 5–7 interest recording, 4, 8 title registration, 4, 9–12
protective system, 4 Land Registration Act 2002
adverse possession, 138–49 classes of title, 41–3 commencement, 1 conclusiveness, 54
future of land registration after, see Future of land registration
Law Commission documents, 31 phases of implementation, 1–2 purpose, 1
reforms, 1–2
registrable dispositions, 61–3 registration, 39–41
unregistered legal estates, registration of, 36, 37
Land Registry, 229, 253 access, 31 adjudicator, 231, 257
appeals against, 232 fees, 232
functions, 232 jurisdiction, 231 procedure, 231 administration, 229
annual report, 229 conduct of business, 229 fees and indemnities, 230 incidental powers, 230 network, 227, 246
electronic data, 31 Land tax, 15
Lease meaning, 33
more than seven years to run, with, 39, 156 PPP, 41, 75, 77
reversionary, 41 Leasehold
first registration, 200 meaning, 33
Leases
registrable estates, 39, 40–1 restrictive covenants, 74 short, 77, 79
Legal estates, 23 definition, 35, 36
registrable. see Registrable estates use of term, 35
Legal interests, 33 Limitation, 23
adverse possession, 136–7, 140 interests acquired under Limitation Act,
87–9
Local authority land, 156
Middlesex Registry, 18, 19, 20, 29 Mining rights, 74
Minor interests, 62, 73 Mirror principle, 4, 9, 10, 30 Misrepresentation
indefeasability, 114–15 Mortgages, 19, 34
demise, by, 34 equitable, 34
Multiple ownership rights co-existence, 22
Netherlands, 187–92 adverse possession, 192–3 cadastre, 187 compensation, 192
defects in previous transaction, 190–1 double sale, 190
incompleteness of register, 191–2 indefeasability, 189–92
nature of registration, 187–8 public transaction system, 7 registrable interests, 188–9 third-party rights, 189
title registration, 10 valuable consideration, 192
New Zealand, 28 deeds registration, 7
Non-registration penalties, 41 Northern Ireland, 168–70 Notary, 173–4
Notice
deeds registration, 6
interests that can be protected by, 75 interests that cannot be protected by, 74–5
Notices and restrictions, 207 cancellation, 208
entry, 208
nature and effect, 207
Overreaching, 23–4, 96–7 adverse possession, 137
Overriding interests, 12, 35, 69, 75, 96–7 1925 scheme, 92–4
actual occupation, interests of persons in, 79–81
adverse possession, 136, 145, 146 easements, 81–2
electronic conveyancing, 164
Index 285
indefeasability, 120–1
LRA 2002, Schedule 3, 76–82 overreaching, 35
Schedule 1 interests, 87 Scotland, 172
short leases, 77, 79 Torrens system, 76, 79
unregistered interests which override registration, 77
Owner meaning, 3
Ownership meaning, 3
Pending actions, 223 bankruptcy, 223
incorporeal hereditaments, 225 PPP leases, 225
settlements, 225
writs, orders and deeds of arrangement, 224
Poland, 178–83
adverse possession, 182–3 indefeasability, 181–2 nature of registration, 178–9 registrable interests, 180–1 third party rights, 181
Poll tax, 15 Possessory title, 42 PPP lease, 41, 75, 777
Pre-emption right, 75, 233 Priorities
see also Burdens on the registered estate general rule, 92
interest recording, 8 registered estates, 91–2
Profit à prendre in gross meaning, 37
registrable estates, 36, 37 Property register, 43 Proprietary estoppel, 233 “Proprietor in possession”, 237 Proprietorship register, 43 Purchaser
definition, 69–70 Qualified title, 42
Race-actual-notice system, 84 Recorded interests, 72–6
agreed notices, 73–4
can be protected by notice, interests, 75–6
cannot be protected by notice, interests which, 75
e-conveyancing, 161
interests that cannot be protected by notice, 74–5
286 Index
Recorded interests (cont.):
interface between recording and registration, 73
meaning, 72
unilateral notices, 73–4 Rectification of documents, 76 Rectification of register, 108, 121 Register
cautions, 44–5 charges, 43 examples, 46–51 property, 43 proprietorship, 43 searches, 83
Registered estate
adverse possession, 140 definition, 70
Registered estates
burdens on the registered estate, 72 meaning, 72
priorities, 91–2 Registered land
adverse possession, 135 Registered proprietor
equitable powers, 58–60
Ferris and Battersby effect, 65–8 legal abilities, 55–8
powers, 55–60 Registered title, 30, 195
adverse possession, 30
registrable estates, see Registrable estates unregistered title and, 30
Registrable dispositions, 60–3, 205, 209, 240 Land Registration Act 1925, 60–1
Land Registration Act 2002, 61–3 Registrable estates, 33–51
1925 hierarchy, 33–4 charges, 38
classes of title, 41–3 compulsory registration, 39, 196 easements, 38
estate in land, 36
example of register entries, 46–51 fee simple, 39
franchise, 36, 37
hierarchy of property rights, 33–4 individual register, 43–4
Land Registration Act 2002, 35 leases, 39, 40–1
legal estates, 35 legal interests, 35 meaning, 35
non-registration penalties, 41 profit à prendre in gross, 36, 37 qualifying estates, 39, 155–6
registered estates, legal estates derived from, 38
registration, 39–41
rentcharge, 36, 37
requirement of registration, 39–40 scope of title registration, 36–8 triggering mechanism, 39, 41
unregistered legal estates, registration of, 36, 37
Registration, 214
accretion and diluvion, 215 alteration of register, 217 applications, 218
as proprietor, 214 boundaries, and, 215 costs, 222
power to upgrade title, 216 proceedings before the registrar, 220 recording defects in title, 216
Rentcharge
registrable estates, 36, 37
Rentenschuld, 176
Restrictions, 63–5 Reversionary lease, 74 Roman law, 3, 167 Roman records, 15 Root of title, 5, 23
Royal Commission on Registration of Title, 27 Ruoff, Theodore, 9, 99
Rural estates, 156
Scandinavia
title registration, 1 Scotland, 170–3
adverse possession, 172–3 automated registration, 173 deeds registration, 7 dominium, 170–1 electronic conveyancing, 157 feudalism, 170–1 indefeasability, 172 overriding interests, 172 registers, 171
third party rights, 171 title registration, 171 title sheets, 171
Short leases
overriding interests, 77, 79 South Africa, 13
Apartheid, 13 deeds registration, 7
Squatters’ rights 23, 89,
see also Adverse possession Statute of Enrolments 1536, 17, 18 Statute of Uses 1536, 17
Strict settlements, 93
Term of years absolute, 22 Third party rights, 3
equitable, 3 Finland, 185
Germany, 176 interest recording, 8 legal, 3
Poland, 181
Scotland, 171 Time-shares, 39 Title
absolute, 42 classes, 41–3, 199 deducing, 5 insurance, 6, 29 mirror of
registered proprietor, 86–9 volunteers, 90
possessory, 42 qualified, 42
registration, see Title registration root of, 5, 23
Title absolute, 42 definition, 42 eligibility, 42
Title registration, 9–12, 195 absolute title, 27 Australia, 11
Canada, 11 compulsion, 28
compulsory registration, 29, 30 curtain principle, 9 development, 27–31 dispositive effect, 9
European registration systems, 10–11 Germany, 10, 11, 174
indemnity fund, 27 insurance principle, 9 interest recording, 8
Land Registration Act 1925, 27–31 meaning, 1, 9
mirror principle, 9, 10, 30 Netherlands, 10 off-register interests, 10
options for land registration, 4 origins, 10
principles, 9
record of ownership, 9 Scandinavia, 10 scope, 36–8
Index 287
Torrens system, 8, 11, 12, 73 triggering registration, 27 United States, 11
Torrens system, 8, 11, 12, 73, 76, 79, 99, 163, 167
fraud, 85
indefeasability, 99, 100, 101, 102–3, 104 Treasure trove, 37
Tributum capitis, 15
Tributum soli, 15 Trust
adverse possession, 136, 145 land owned on, 3
Trusts for sale, 93
Undue influence, 114–15 United States
deeds registration, 6, 7 notice systems, 6
race systems, 6 title registration, 11
Universities and colleges, land belonging to, 156 Unregistered interests which override
registration 77,
see also Overriding interests
Unregistered interests overriding first registration, 239
Unregistered interests overriding registered dispositions, 242
Unregistered land
adverse possession, 133–4, 151–3 disappearance of unregistered conveyancing,
155–8
encouragement to register, 29 priorities, 19
USA, see United States
Vesting effect of registration, 53–5
Villein tenure, 16
Warranties
terminology, 99
Yorkshire Registry, 18, 19, 20, 29
Ziff, Bruce, 135