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Andrea Pradi (ed.)

TRANSFER OF IMMOVEABLE

PROPERTY IN EUROPE

FROM CONTRACT TO REGISTRATION

UNIVERSITÀ DEGLI STUDI DI TRENTO

2012

The copyright belongs to the authors of each paper

Università degli Studi di Trento, 2012

ISBN: 978-88-8443-501-9

This paper can be downloaded without charge at: Unitn-eprints: http://eprints.biblio.unitn.it/archive/4210/

CONTENTS

	ECONOMIC QUESTIONS CONCERNING THE RULES FOR THE
	TRANSFER AND PUBLICITY OF IMMOVABLE PROPERTY
	Luz M. Martínez Velencoso
1. General questions. The role of property rights from the perspective of
economic theory..................................................................................................................		3
1.1	Transaction Costs .............................................................................................................	5
1.2	The faculty of disposition and acquisitions “a non domino”............................................	6
1.3. Legal security and security in the commercial transfer of property .................................		8
2. Instruments for the publicity of property rights.............................................................		11
2.1	Publicity of possession....................................................................................................	12
2.2	The Land Register...........................................................................................................	13
2.3	The rules for the transfer of property as an instrument for sharing risk between the
	transmitter and the acquirer of a property......................................................................	15
3. The economic functions of the Land Register. A comparative analysis of the
different Land Registration Systems...........................................................................		19
Bibliographical References......................................................................................................		25

	TRANSFER OF IMMOVABLE AND REGISTRATION SYSTEM IN
	AUSTRIA: A BRIEF OVERVIEW
	Alessio Greco
1.	Introduction .......................................................................................................................	28
2.	Derivative Acquisition....................................................................................................	29
3.	The Structure of the Land Register .............................................................................	34
4.	The Principles Governing the Land Register ...........................................................	36
5.	Acquisition in Good Faith..............................................................................................	39
6.	Ranking Order and Priority Principle: the Case of Double Sale ........................	41
7.	Protection of the Holder of a Denied Right in rem ................................................	46
Bibliographical References......................................................................................................		50

iii

	THE TRANSFER OF IMMOVABLE PROPERTY IN BELGIAN LAW
	Vincent Sagaert and Alexis Lemmerling
1.	Transfer of immovable property..................................................................................	51
	1.1. Consensual system..........................................................................................................	51
2.	Mortgage Register............................................................................................................	55
	2.1. Basic principles...............................................................................................................	55
	2.2 Organisation of the Mortgage Registers.........................................................................	60
3	. Land Register (Cadastral register) ............................................................................	61
	3.1. Basic principles...............................................................................................................	61
	3.2 Organisation.................................................................................................................	62
	Legal Sources .........................................................................................................................	65
Bibliographical References......................................................................................................		66

THE TRANSFER OF IMMOVEABLES IN ENGLAND AND WALES:

A BRIEF INTODUCTION

		Matthew Conaglen
1.	Immoveables......................................................................................................................		67
2.	Legal and Equitable Interests........................................................................................		68
	2.1	Distinction......................................................................................................................	68
	2.2	Relevance of distinction ..................................................................................................	69
3.	Transfer system.................................................................................................................		72
	3.1	Registered land ...............................................................................................................	72
	3.2	Unregistered land ...........................................................................................................	74
Legal Sources and Bibliographical References.....................................................................			75

	INTRODUCTION OF THE FINNISH LEGAL SYSTEM FOR THE
	TRANSFER OF IMMOVABLE PROPERTY
	Matti Ilmari Niemi
1.	The Finnish System as a Nordic and European Legal System............................	77
2.	Transfer of Real Property...............................................................................................	78
3.	Special Features of the Finnish System......................................................................	80
4.	The Finnish Registration System .................................................................................	84
5.	The Nature of Title Registration ..................................................................................	86
6.	The Effects of Title Registration ...................................................................................	89
7.	The Future ..........................................................................................................................	92
Legal Sources and Bibliographical References.....................................................................		93

INTRODUCTION TO THE FRENCH SYSTEM OF TRANSFER

OF IMMOVABLE PROPERTY

Frédéric Planckeel

1.	The principle of the transfer solo consensus ............................................................		95
	1.1	The foundation of the principle.......................................................................................	95
	1.2	The application of the principle.......................................................................................	97
2	The role of land publicity...............................................................................................		99
	2.1	The legal reach of land publicity and the cadastre ..........................................................	99
	2.2 The incidence of land publicity on the transfer of property.................................		101
Bibliographical References....................................................................................................			103

	TRANSFER OF IMMOVABLE PROPERTY IN GREECE
	Anastasios Moraitis
1.	General Information ......................................................................................................	105
2.	The Prerequisites for the Transfer of Ownership in Detail................................	106
	2.1. Ownership of the transferor..........................................................................................	106
	2.2. Transfer agreement.......................................................................................................	108
	2.3. Notarial authentication.................................................................................................	108
	2.4. Justa causa ....................................................................................................................	109
	2.5 Registration (µεταγραφή) .............................................................................................	111
3.	Registration in Particular – Shifting Trends ...........................................................	115
	3.1. The current (personal) registration system in Greece ..................................................	115
	3.2. Transition to the Land Registry System.......................................................................	121
4.	SPECIAL ISSUES............................................................................................................	126
	4.1. Costs of the transfer of ownership.................................................................................	126
	4.2. The role of delivery........................................................................................................	128
	4.3. Procedural issues ..........................................................................................................	128
	4.4. Insolvency.....................................................................................................................	130
Bibliographical References....................................................................................................		132

	THE TRANSFER OF IMMOVEABLES IN IRELAND
	Una Woods
1. Introduction......................................................................................................................		135
2. Fundamental Features of Irish Land Ownership...................................................		135
2.1	Feudal Tenure ................................................................................................................	135
2.2	The Doctrine of Estates..................................................................................................	137
2.3	Leasehold ownership ......................................................................................................	138
2.4	The recognition of the trust and the equitable doctrine of notice...................................	139
2.5	The difference between registered and unregistered conveyancing ...............................	141
2.6	Recent developments.....................................................................................................	143
3. Steps in a standard residential conveyance.............................................................		145
3.1. Pre–Contract stage .......................................................................................................		145
3.2. Post-Contract Stage......................................................................................................		148
3.3	Contractual Remedies..................................................................................................	149
3.4. Completion of the Sale ..................................................................................................		149
3.5. Post-Completion Stage .................................................................................................		150
Bibliographical References....................................................................................................		151

	SALE AND TRANSCRIPTION IN ITALIAN LAW
	Andrea Pradi
1.	The Consensualistic Principle.....................................................................................	153
2.	A System of Registration..............................................................................................	154
3.	The Effects of Transcription ........................................................................................	158
4	Other effects of Transcription.....................................................................................	160
5.	Some conclusion. ............................................................................................................	162
Bibliographical References....................................................................................................		164

SALE OF IMMOVABLE PROPERTY IN NORWAY

Kåre Lilleholt

1.	Introduction......................................................................................................................		165
2.	Registers of immovable property...............................................................................		166
3.	Contractual relationship ...............................................................................................		167
4.	Intermediaries ..................................................................................................................		168
5.	Registration in the Land Register...............................................................................		169
6.	Effects of registration .....................................................................................................		169
	6.1	Relationship between seller and buyer...........................................................................	169
	6.2	Relationship between buyer and true owner..................................................................	169
	6.3	Relationship between buyer and holders of earlier established rights derived from the
		seller..............................................................................................................................	170
	6.4	Relationship between buyer and the seller’s general creditors.......................................	171
	6.5	Relationship between the seller and the buyer’s general creditors.................................	172
	6.6	Practical consequences...................................................................................................	172
Bibliographical References....................................................................................................			174

SALE OF IMMOVABLE PROPERTY IN POLAND GENERAL

REGULATION IN THE CIVIL CODE

Jakub J. Szczerbowski

1.	Introduction......................................................................................................................		175
2.	Contract of sale ................................................................................................................		176
	2.1	Protection of the purchaser against physical defects......................................................	176
	2.2	Termination of sale.........................................................................................................	177
3.	Acquisition of immovable property by foreigners................................................		181
	3.1	The Act on Acquisition of Immovable Property by Foreigners......................................	181
	3.2	Core definitions..............................................................................................................	182
	3.3	General rule....................................................................................................................	183
	3.4	Exceptions from request of permit .................................................................................	184
4.	Role of the notary public and the register................................................................		184
	4.1	Land and mortgage register ...........................................................................................	184
	4.2	General principles ..........................................................................................................	184
	4.3	Principle of public credibility of land and mortgage registers.......................................	185
	4.4	Real estate development contracts..................................................................................	185
Legal Sources ..........................................................................................................................			187

vii

TRANSFER OF IMMOVEABLE PROPERTY IN SPAIN: FROM THE

AGREEMENT TO THE REGISTRATION

	Sonia Martín Santisteban
1.	Contract, Delivery and Transfer of Property .........................................................	189
2.	Contractual invalidity and restitution......................................................................	193
3.	The registration system ................................................................................................	196
4.	Civil law notaries, registrars, Cadaster and other professionals engage in the
	process of property transfer ........................................................................................	198
5.	Conclusions......................................................................................................................	201
Bibliographical References....................................................................................................		202

IN CONCLUSION: SOME THOUGHTS ON FUNDAMENTAL PRINCIPLES

GOVERNING IMMOVEABLE TRANSFERS

Ugo Mattei

Bibliography............................................................................................................................

216

viii

PREFACE

The volume contains, for the most part, the papers presented at the International Conference on Transfer of Immoveable Property held at the Department of Legal Sciences of the University of Trento at the end of March 2009. It could be considered as a by-product of the research activities conducted by the group on Transfer of Immoveable Property in European Law, which investigate on this specific topic within the international research on the "Common Core of European Private Law" run by Professors Ugo Mattei and Mauro Bussani.

The conference has been for the group an intermediate step of the research launched in the summer of 2006 at the Department of Legal Science, University of Trento, by Professors Elizabeth Cooke (University of Reading) and Luz Martinez (University of Valencia), who I reached in the editorial board the year after.

This step has been a breathing space in the on-going research with a little different spirit from the one which characterize the research related to the Common Core. Instead of comparing the operational rules, we wanted every national reporter to lay out the legal principles on which different systems base the Transfer of Immoveable Property. This has not wanted to be an act of intolerance toward the methodology of research on the Common Core, but a moment to deepen the same, as through the factual approach (the methodology on which the Common Core Project is based) some information concerning the administrative organization of the different models of immoveable registration systems’ (the presence of a notary, the organization of the Land register, what it register, how it is administrated) is difficult to make them emerge.

However we assume that these information are very important for the completion of the work of the main project because it seems that despite the different legal systems have developed very different principles (eg. consensualistic one vs. the registration principle) at a practical level we may observe that there is abroad convergence in entrusting the registration moment with a crucial role in the transfer process. But this constitutes the future development of the work on Transfer of Immovable group’s within the Common Core of European Private Law project. For

the moment it has been decided to collect the conference materials in this book who wants to be an easy introduction to the principles governing Transfer of Immoveable Property in some European Countries.

Other than the Department of Legal Science of University of Trento, in the persons of its Director Prof. Gianni Santucci and its staff members, a special thanks goes undoubtedly to the Collegio Nazionale del Notariato (Italian Notary Council), the Colegio Nacional de Registradores de la Propiedad (Spain) and the Associazione RB Schlesinger per lo Studio del Diritto Europeo, that has contributed financially to the realization of the Conference and consequently to the accomplishment of this volume.

Last but not least, a sincere thank goes to all the contributors of the volume that after working hard by diligently writing their paper, have patiently waited for the delays in its publication, that are attributable only to my person.

Trento January 2012

Andrea Pradi

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