An Altus Expert Services TM Presentation: The Expropriation Process

Size: px
Start display at page:

Download "An Altus Expert Services TM Presentation: The Expropriation Process"

Transcription

1 An Altus Expert Services TM Presentation: The Expropriation Process

2 A Perspective on the Expropriation Process: Compulsory Takings and Compensation

3 Issues Relating to a Partial Taking Where only a portion of a property is acquired, it is known as a Partial Taking and it concerns: a Larger Parcel what s affected! The Taking itself what s severed! The remaining lands or what s left over! Before and after scenarios what s changed!

4 The Larger Parcel Concept The term Larger Parcel is that part of a property that has: Ownership Common title Contiguity adjoining or separated, same ownership Unity of Use entire parcel under one use However, all three need not be present in each case

5 The Larger Parcel Concept

6 The Principles of Compensation: Heads of Claim

7 Ontario Expropriations Act, R.S.O. 1990, C. E.26 (2011) Sec 13, (2) Where the land of an owner is expropriated, the compensation payable to the owner shall be based upon, The market value of the land; the damages attributable to disturbance; damages for injurious affection; and any special difficulties in relocation

8 Definition: Market Value?

9 Ontario Expropriations Act, R.S.O (Sec 14.(1)) The market value of land expropriated is: the amount the land might be expected to realize if sold in the open market by a willing seller to a willing buyer

10 Primary Valuation Methodology: Before and After Method

11 Before and After The value resulting from the before and after conditions in a property taking Factors of compensation are accounted in one lump sum authority will receive full, or at least partial, credit for any betterment It may result in no payment for part taken and therefore benefits the expropriating authority (U.S. Federal rule) favours the expropriating authority

12 Primary Valuation Methodology: Summation Method

13 Summation involves valuing the land taken adding the decrease in value, if any, to the remaining land by reason of severance damage or injurious affection. less special benefits separates values of the taking, damages and betterment. favours the owner who always receives at least the value of the land taken notwithstanding any beneficial effects or betterment

14 Heads of Claim: Disturbance Damages

15 Disturbance Damages inconvenience and cost of finding another residence an allowance for improvements the value of which is not reflected in the market value of the land relocation costs (moving, legal and survey costs, etc.) disturbance compensation to tenant business losses and goodwill disturbance compensation to a security holder

16 Heads of Claim: Injurious Affection

17 Ontario Expropriations Act, R.S.O. 1990, C. E.26 (2011) A statutory authority shall compensate the owner of land for loss of damage caused by injurious affection Injurious Affection where there is a taking the reduction in market value to the remaining owner s land caused by the acquisition or by the construction of the works thereon or by the use of the works thereon or any combination of them,

18 Ontario Expropriations Act (continued) such personal and business damages, resulting from the construction or use, or both, of the works as the statutory authority would be liable for if the construction or use were not under the authority of a statute, Injurious Affection where there is a no taking resulting from the construction and not the use of the lands by the authority Reduction in the market value of the owner s land Personal and business damages

19 Consequential Damages : Types of Injurious Affection

20 Severance Damages Where the remaining land is less valuable: Landlocking loss of driveway/field entrances Access to public utilities Change in shape, size and configuration of remainder Significant changes in elevation and street grade Hydrological impairments Economic redundancy of site improvements

21 Proximity Damages Remaining land is less valuable due to intended or actual use of the project: Light, air, noise issues Site egress and ingress Loss of view and/or visual impairments Safety and traffic hazard concerns Public perceptions (stigma)

22 No Taking of Land Must be due to the construction and not the use: Antrim Truck Centre Ltd v Ontario (Ministry of Transportation) No land taken Claim for loss in market value and business damages arising out of road construction On March 7, 2013, the Supreme Court of Canada upheld an award by the OMB for injurious affection

23 Case Study: Ammouri v. Ontario (MTO)

24 The Highway Project

25 The Subject Site

26 The Taking

27 Any Severance Damages? The site was reduced by approximately 7.2% in size The general shape and configuration remained unchanged The field entrance and site access remained unchanged no immediate or anticipated changes in the availability of municipal services No change occurred to the agricultural use of the lands no change in the potential use of the site

28 Conclusion the remaining lands of the Subject Property were not affected by severance damages arising from the Taking by the Authority

29 Pure Injurious Affection Any effect of Highway 10 in terms of light, noise, air and view issues would be expected to be revealed in the pricing of real estate over time Within the completed section of the highway to the south and the Highway Project itself.

30 Pure Injurious Affection No conclusive market evidence, direct or indirect, that would attribute the slower appreciation in market value specifically to the Highway Project. concluded that the subsequent widening and other improvements to the highway would not have any affect to the market value of the remaining lands The Remainder would not suffer any degree of injurious affection arising from the actual or intended use of the portion taken by the Authority.

31 What Injurious Affection? Claimants appraiser estimated injurious affection loss of 25% of the remainder s market value The Board commented that the appraiser s approach was to assume de facto injurious affection, to which the finding of an ongoing unrelated study was used for quantification Injurious affection is not axiomatic as a consequence of a taking. Board s Decision: award for the fee value of the taking; no compensation for consequential damages

32 Benefits: General Benefits

33 General Benefits Accrues to an entire neighbourhood or community Beneficial effect on all property value subject to the Authority s expropriation and works Example, the DRIC project that will provide an improved border access between Canada and the U.S.

34 Detroit River International Crossing (DRIC) Project: Benefits to the Community at Large

35 Benefits: Special Benefits

36 Special Benefits (Betterment) Accrues directly and solely to the advantage of the property remaining after a partial taking: Near interchange Increase road frontage Increased visibility Improved drainage Better access

37 Set-Off Against Damages Ontario Expropriations Act, R.S.O. Sec 23: The value of any advantage to the land or remaining land of an owner derived from any work for which land was expropriated or by which land was injuriously affected shall be set off only against the amount of the damages for injurious affection to the owner s land or remaining lands.

38 The Formula Value of the Remainder, After (Separate Parcel) Less: Value of Remainder, Before (Part of Whole) = Special Benefits: Or, alternatively: The Value of the Remainder, Before Taking (HBU) Less: the Value of the Remainder, After Taking (HBU) = Special Benefits or Betterment

39 Case Study: Mayfield v. Crown

40 Path of the Highway Project

41 Subject Property, Before

42 Subject Site, After

43 Valuation of the Lands Taken Market Value of the Subject Property (Before) Land Use Acres Rate/Acre Market Value Total Workable Lands 65.9 $80,000 $5,272,000 Conservation Lands 13.8 $7,500 $103,500 $5,375,500 Market Value of the Lands Taken Land Use Acres Rate/Acre Market Value Compensation Workable Lands 21.3 $80,000 $1,704,000 $1,704,000

44 Valuation of the Remainder Market Value of the Remaining Land (Based on the Before HBU) Land Use Acres Rate/Acre Market Value Total Workable Lands 44.6 $80,000 $3,568,000 Conservation Lands 13.8 $7,500 $103,500 $3,671,500 Summary: Acres Market Value Subject Site, Before 79.7 Estimated Market Value $5,375,500 Subject Site, After 58.4 Estimated Market Value $3,671,500 Fee Taking 21.3 Compensation for Taking $1,704,000

45 Valuation of Special Benefits Market Value of the North Parcel (After HBU) Land Use Acres Rate/Acre Market Value Total Developable Lands 28.8 $160,000 $4,608,000 Conservation Lands 13.8 $7,500 $103,500 $4,711,500 Market Value of the South Parcel (After HBU) Land Use Acres Rate/Acre Market Value Total Developable Lands 15.8 $250,000 $3,950,000 $3,950,000 Market Value of the Remainder (With Betterment) Remainder Lands, Including Both Parcels Total Value: $8,661,500

46 Determination of Betterment Estimating Betterment from Severance Acres Market Value HBU, Before Taking 58.4 Estimated Market Value $3,671,500 HBU, After Taking 58.4 Estimated Market Value $8,661,500 Totals: ($4,990,000) Estimating Injurious Affection to North Parcel (Severance Damages) Land Use Acres Value Loss Total Developable Lands 28.8 $4,608,000 50% $2,304,000 Conservation Lands 13.8 $103,500 0% $0 Totals: $2,304,000

47 Compensation Summary Market Value of the Lands Taken Land Use Acres Rate/Acre Market Value Compensation Workable Lands 21.3 $80,000 $1,704,000 $1,704,000 Consequential Damages/Betterment Plus: Injurious Affection (Severance Damage & Loss of Access): $2,304,000 Less: Betterment as a Set-Off to Estimated Injurious Affection ($4,990,000) Balance: $0 Estimated Compensation to the Owner (Net of Betterment and any Injurious Affection to the Remaining Lands): $1,704,000

48 Case Study: Gillespie v. Ontario (MTO)

49 The Highway Project

50 The Subject Site (Before)

51 The Subject Site (After)

52 Case Summary Lands required to improve highway interchange Municipal plans generally encouraging local development Claim arising out of service road reconfiguration and yard Configuration necessity of planning regime not scheme. Claimant benefited greatly by the road construction No injurious affection

53 Valuation, Before & After Market Value of the Subject Property (Before) Land Use Acres Rate/Acre Market Value Total Potential Commercial 7.4 $150,000 $1,109,655 Potential Industrial 31.6 $45,000 $1,422,000 $2,500,000 Less: Cost of Services and Service Road ($631,744) Estimated Net Value of Raw Land $1,899,911 Rounded $1,900,000 Betterment from Severance Acres Market Value HBU, Before Taking 31.6 Estimated Market Value $1,422,000 HBU, After Taking 31.6 Estimated Market Value $1,828,873 Totals: ($406,873)

54 Board Decision OMB Decision /Divisional Court Appeal HBU, After Taking 31.6 acres Estimated Market Value $1,828,873 Less: Cost of Services and Service Road ($631,744) Less: Betterment to the Remaining Lands ($406,873) Net After Value $789,656 Compensation Award Before the Taking: $1,900,000 After the Taking: $789,656 Compensation to the Property Owner $1,110,344

55 Appeal and Compensation Ontario Court of Appeal HBU, After Taking 31.6 acres Estimated Market Value $1,828,873 Less: Cost of Services and Service Road ($145,121) Less: Betterment to the Remaining Lands ($406,873) Net After Value $1,276,879 Compensation Award Before the Taking: $1,900,000 After the Taking: $1,276,879 Compensation to the Property Owner $623,121

56 Conclusions Board decision: Advantage to remaining land derived from scheme cannot be factored into market value Statute clearly removes advantage from the calculation of market value

57 Case Study: Green-Life Proteins v. Ontario (MTO)

58 Case Summary Lands required for highway improvements Lands were used for growing alfalfa crops Claim for the fee taking had been settled earlier Claim for Business Damages (loss of income for inability to process alfalfa crop Increase in value to remaining parcels setting-off claim for injurious affection in full

59 Background MTO expropriated a 10-acre parcel bisecting a 38-acre parcel of agricultural land located in Brantford Township The taking was for the construction of a ramp leading to Highway 403 Compensation was settled by agreement without prejudice to a claim for substantiated business loss The claim was for lost profits - deprived of the opportunity to use the lands in 1990 for the growing of alfalfa

60 Issue of Betterment The business damages were agreed at $36,907 The Authority s appraiser estimated that the remnant parcels, after the taking, a market value greater than the value, before taking Change in highest and best use! MTO submitted that this was betterment which must be used to set off Green-Life s claim for injurious affection

61 The Findings and Award The findings of the Board: a valid claim for business damages of $36,907 betterment of $60,000 that exceeded the claim for business damages business damage claim was completely offset by betterment No reward of compensation

62 Recovery of Costs MTO subsequently brought a claim seeking it s a portion of its costs (about $43,120) from the owner Prior offer of $60,000 to settle the owner s claim, which was refused Cost consequences to a failure to accept a bona fide offer owner had ignored these consequences at its peril MTO was awarded costs for its appraisal fees and motion costs in the order of $15,000

63 On behalf of Altus Expert Services TM : Thank You!

Expropriation and the Partial Taking Appraisal

Expropriation and the Partial Taking Appraisal Expropriation and the Partial Taking Appraisal Sponsor: IRWA Annual Conference Date: June 29, 2010 Location: Presenter: Calgary, AB Gord MacNair, AACI, P.App, SR/WA macnairg@rogers.com Copyright Gordon

More information

To: Andrew Clark Your Ref: Our Ref: From: Louise Staples & Hannah Burden Date: 14 June 2010 Location: NFU HQ, Stoneleigh

To: Andrew Clark Your Ref: Our Ref: From: Louise Staples & Hannah Burden Date: 14 June 2010 Location: NFU HQ, Stoneleigh Page 1 To: Andrew Clark Your Ref: Our Ref: From: Louise Staples & Hannah Burden Date: 14 June 2010 Location: NFU HQ, Stoneleigh Compensation Procedure for Compulsory Purchase How is compensation assessed

More information

Section 9 after Pattle

Section 9 after Pattle Section 9 after Pattle By Reuben Taylor 1. This paper examines the compensation code s approach to compensating a freehold owner for rental losses, with particular regard to section 9 and the decision

More information

Public Works Act 1981 Overview on Acquisition and Compensation for Public Works. Workshop : N Pointon, A Roberts and J Haynes

Public Works Act 1981 Overview on Acquisition and Compensation for Public Works. Workshop : N Pointon, A Roberts and J Haynes Public Works Act 1981 Overview on Acquisition and Compensation for Public Works Workshop : N Pointon, A Roberts and J Haynes Presentation Content To consider the PINZ Professional Standards. To note the

More information

Landowner's rights. When the Crown requires your land for a public work. April 2010

Landowner's rights. When the Crown requires your land for a public work. April 2010 Landowner's rights When the Crown requires your land for a public work April 2010 Image Goes HERE Landowner's rights when the Crown requires your land for a public work Land Information New Zealand April

More information

26 Expropriation of Land Major Mackenzie Drive from Highway 50 to Highway 427 Interchange City of Vaughan

26 Expropriation of Land Major Mackenzie Drive from Highway 50 to Highway 427 Interchange City of Vaughan Clause 26 in Report No. 11 of Committee of the Whole was adopted, without amendment, by the Council of The Regional Municipality of York at its meeting held on June 23, 2016. 26 Expropriation of Land Major

More information

EXHIBIT LIST No Exhibit Name Page 1 P7 Compensation Presentation.pdf (P7) 2-47

EXHIBIT LIST No Exhibit Name Page 1 P7 Compensation Presentation.pdf (P7) 2-47 Reference No: HOC/10001 Petitioner: Phase 2a Teach-ins Published to Collaboration Area: Friday 23-Mar-2018 EXHIBIT LIST Page 1 of 47 No Exhibit Name Page 1 P7 Compensation Presentation.pdf (P7) 2-47 HOC/10001/0001

More information

Draft Voluntary Land Acquisition and Mitigation Policy

Draft Voluntary Land Acquisition and Mitigation Policy Draft Voluntary Land Acquisition and Mitigation Policy NSWMC Submission - 16 February 2018 1. Introduction NSWMC supports the updating of the Voluntary Land Acquisition and Mitigation Policy to reflect

More information

NEVADA EMINENT DOMAIN LAW AND PROCEDURES

NEVADA EMINENT DOMAIN LAW AND PROCEDURES Last Revised 7-6-11 NEVADA EMINENT DOMAIN LAW AND PROCEDURES Negotiation/Precondemnation Process: Negotiation Requirements By: Kermitt L. Waters, Esq. and Michael A. Schneider, Esq. Law Offices of Kermitt

More information

"What is the amount of just compensation the [plaintiff(s)] [defendant(s)] [is] [are] entitled to recover from the [plaintiff]

What is the amount of just compensation the [plaintiff(s)] [defendant(s)] [is] [are] entitled to recover from the [plaintiff] Page 1 of 9 BEFORE AND AFTER THE TAKING. (G.S. Chapter 40A). NOTE WELL: Use this instruction only where an easement is taken, the evidence relates to the difference in the fair market value of the property

More information

Promoter s Introduction to Land Compensation. Colin Smith FRICS

Promoter s Introduction to Land Compensation. Colin Smith FRICS Promoter s Introduction to Land Compensation Colin Smith FRICS Contents Land Acquisition Policy Statutory Compensation The Compensation Code Generalised Blight the HS2 discretionary property package 2

More information

COMPULSORY PURCHASE AND COMPENSATION

COMPULSORY PURCHASE AND COMPENSATION COMPULSORY PURCHASE AND COMPENSATION THE LAW IN SCOTLAND SECOND EDITION by Jeremy Rowan Robinson Emeritus Professor of Planning and Environmental Law, Aberdeen University Consultant in Planning and Environmental

More information

LTN 82 COMPULSORY PURCHASE ORDERS

LTN 82 COMPULSORY PURCHASE ORDERS JANUARY 2018 LTN 82 COMPULSORY PURCHASE ORDERS INTRODUCTION 1. The purpose of this Legal Topic Note is to explain the circumstances in which a parish council or, in Wales, a community council (local council)

More information

OIL TECHNICS (HOLDINGS) LTD STANDARD TERMS & CONDITIONS FOR PURCHASE OF GOODS

OIL TECHNICS (HOLDINGS) LTD STANDARD TERMS & CONDITIONS FOR PURCHASE OF GOODS OIL TECHNICS (HOLDINGS) LTD STANDARD TERMS & CONDITIONS FOR PURCHASE OF GOODS 1. INTERPRETATION 1.1 In these Conditions, the following words shall have the following meanings ascribed to them:- Company

More information

State of Mexicali Ad Valorem Taxation of Property Statutes, Rules and Regulations

State of Mexicali Ad Valorem Taxation of Property Statutes, Rules and Regulations STATUTES CODE OF MEXICALI OF 2000, TITLE 50 REVENUE AND TAXATION, CHAPTER 7 AD VALOREM TAXATION OF PROPERTY Sec. 50-7-1. Legislative intent The intent and purpose of the tax laws of this state are to have

More information

THE CORPORATION OF THE TOWNSHIPSHIP OF McNAB/BRAESIDE BY-LAW NO

THE CORPORATION OF THE TOWNSHIPSHIP OF McNAB/BRAESIDE BY-LAW NO THE CORPORATION OF THE TOWNSHIPSHIP OF McNAB/BRAESIDE BY-LAW NO. 2013-50 A by-law to repeal by-law No. 98-47 and to establish a policy and procedures, including the giving of notice, governing the sale

More information

PLANNING REPORT. Lot 5, SDR Lot 6 and 7 Concession 3 Township of Normanby Municipality of West Grey County of Grey

PLANNING REPORT. Lot 5, SDR Lot 6 and 7 Concession 3 Township of Normanby Municipality of West Grey County of Grey PLANNING REPORT Dwelling Surplus to a Farm Operation Official Plan and Zoning By-law Amendment and Consent to Sever Lot 5, SDR Lot 6 and 7 Concession 3 Township of Normanby Municipality of West Grey County

More information

AIRBOSS RUBBER SOLUTIONS - TERMS AND CONDITIONS OF SALE

AIRBOSS RUBBER SOLUTIONS - TERMS AND CONDITIONS OF SALE AIRBOSS RUBBER SOLUTIONS - TERMS AND CONDITIONS OF SALE The following terms and conditions shall exclusively apply to any sale of goods or services (collectively, Products ) between the AirBoss entity

More information

Appraisal review is an important auditing and quality control function.

Appraisal review is an important auditing and quality control function. FEATURES Expropriation Appraisal Review by Tony Sevelka, MAI Appraisal review is an important auditing and quality control function. Appraisal review procedures vary with the nature of the assignment,

More information

An examination of the heads of compensation available under the Mineral Resources Act 1989

An examination of the heads of compensation available under the Mineral Resources Act 1989 An examination of the heads of compensation available under the Mineral Resources Act 1989 Kristy Richardson and John Compton * This article examines s 281 of the Mineral Resources Act 1989 (Qld) and the

More information

A Bill Regular Session, 2017 HOUSE BILL 1454

A Bill Regular Session, 2017 HOUSE BILL 1454 Stricken language would be deleted from and underlined language would be added to present law. 0 State of Arkansas st General Assembly A Bill Regular Session, HOUSE BILL By: Representative L. Fite For

More information

SPICe Briefing Compulsory Purchase and the Planning System

SPICe Briefing Compulsory Purchase and the Planning System The Scottish Parliament and Scottish Parliament Information Centre logos. SPICe Briefing Compulsory Purchase and the Planning System 1 October 2009 09/71 Alan Rehfisch This short briefing outlines the

More information

Guidelines to Allocate Funds for Metropolitan Highway Rights of Way

Guidelines to Allocate Funds for Metropolitan Highway Rights of Way Guidelines to Allocate Funds for Metropolitan Highway Rights of Way Metropolitan Council 390 Robert Street North St. Paul, Minnesota 55101-1805 Telephone (651) 602-1140 Updated October 2015 GUIDELINES

More information

News. Enforcing Rules on Security Interests. UCC revisions to fixtures and personal property offer clarity, if not certainty

News. Enforcing Rules on Security Interests. UCC revisions to fixtures and personal property offer clarity, if not certainty News Enforcing Rules on Security Interests UCC revisions to fixtures and personal property offer clarity, if not certainty By John P. McCahey New York Law Journal On July 1, 2001, revised Article 9 of

More information

MUNICIPAL SERVICES PROJECT LAND ACQUISITION FRAMEWORK

MUNICIPAL SERVICES PROJECT LAND ACQUISITION FRAMEWORK BACKGROUND MUNICIPAL SERVICES PROJECT LAND ACQUISITION FRAMEWORK The objective of the above project is to support municipal development in a sustainable manner. To this end, the project will a) support

More information

DATE: April 26, 2017 REPORT NO. CD Members of the City of Brantford Committee of Adjustment

DATE: April 26, 2017 REPORT NO. CD Members of the City of Brantford Committee of Adjustment DATE: April 26, 2017 REPORT NO. CD2017-075 TO: Members of the City of Brantford Committee of Adjustment FROM: Victoria Coates, Current Development Planner 1.0 TYPE OF REPORT Committee of Adjustment Decision

More information

TERMS AND CONDITIONS OF SALE England Greene, Tweed & Co., Limited. Act the Late Payment of Commercial Debts (Interest) Act 1998;

TERMS AND CONDITIONS OF SALE England Greene, Tweed & Co., Limited. Act the Late Payment of Commercial Debts (Interest) Act 1998; TERMS AND CONDITIONS OF SALE England Greene, Tweed & Co., Limited In these Conditions the following words shall have the following meanings:- Act the Late Payment of Commercial Debts (Interest) Act 1998;

More information

LAGRANGE TOWNSHIP BOARD OF ZONING APPEALS REQUEST FOR HOME OCCUPATION/CONDITIONAL PERMIT NEW

LAGRANGE TOWNSHIP BOARD OF ZONING APPEALS REQUEST FOR HOME OCCUPATION/CONDITIONAL PERMIT NEW LAGRANGE TOWNSHIP BOARD OF ZONING APPEALS REQUEST FOR HOME OCCUPATION/CONDITIONAL PERMIT NEW I AM REQUESTING A CONDITIONAL ZONING PERMIT FOR A HOME OCCUPATION. PRESENT ZONING DISTRICT: DATE: DESCRIPTION

More information

EXCLUSIVITY OR OPTION AGREEMENT SALE OF [ NAME OF PROPERTY] DATED THE [ ] DAY OF [ MONTH ] relating to. between [PARTY 1] and

EXCLUSIVITY OR OPTION AGREEMENT SALE OF [ NAME OF PROPERTY] DATED THE [ ] DAY OF [ MONTH ] relating to. between [PARTY 1] and DATED THE [ ] DAY OF [ MONTH ] 2015 ------------ EXCLUSIVITY OR OPTION AGREEMENT relating to SALE OF [ NAME OF PROPERTY] between [PARTY 1] and [PARTY 2] CONTENTS CLAUSE 1. Interpretation 1 2. Seller's

More information

Litigating A Public Infrastructure Eminent Domain Case

Litigating A Public Infrastructure Eminent Domain Case Litigating A Public Infrastructure Eminent Domain Case Peter H. Webster, Esq. Dickinson Wright PLLC Friday, June 22, 2018 3:05 3:45 p.m. 20th Annual Michigan Association of Municipal Attorneys ( MAMA )

More information

DECISION. Landlord: OPR, MNR, MND, MNDC and FF Tenants: CNR, MNDC, OLC, ERP, RP, PSF and LRE

DECISION. Landlord: OPR, MNR, MND, MNDC and FF Tenants: CNR, MNDC, OLC, ERP, RP, PSF and LRE DECISION Dispute Codes: Landlord: OPR, MNR, MND, MNDC and FF Tenants: CNR, MNDC, OLC, ERP, RP, PSF and LRE Introduction These applications were brought by both the landlord and the tenant. By application

More information

The High Cost of What You Don t Buy

The High Cost of What You Don t Buy www.dotd.la.gov The High Cost of What You Don t Buy The Complexity of Partial Acquisitions By: Donna Stinson, ASA, SR/WA, R/W-AC LA Certified General Real Estate Appraiser DOTD Chief Appraiser Objectives

More information

IFRS 16 LEASES. Page 1 of 21

IFRS 16 LEASES. Page 1 of 21 IFRS 16 LEASES OBJECTIVE The objective is to ensure that lessees and lessors provide relevant information in a manner that faithfully represents those transactions. This information gives a basis for users

More information

Heathrow Expansion. Draft Land Acquisition and Compensation Policies. Agricultural Land and Property

Heathrow Expansion. Draft Land Acquisition and Compensation Policies. Agricultural Land and Property 1 INTRODUCTION Heathrow Expansion Draft Land Acquisition and Compensation Policies Agricultural Land and Property 1.1 This document sets out the draft policy of Heathrow in relation to the acquisition

More information

TERMS AND CONDITIONS APPLICABLE TO LEASING OF GENERAL PURPOSE COMMERCIAL INFORMATION TECHNOLOGY PRODUCTS (SPECIAL ITEM NUMBER 132-3)

TERMS AND CONDITIONS APPLICABLE TO LEASING OF GENERAL PURPOSE COMMERCIAL INFORMATION TECHNOLOGY PRODUCTS (SPECIAL ITEM NUMBER 132-3) TERMS AND CONDITIONS APPLICABLE TO LEASING OF GENERAL PURPOSE COMMERCIAL INFORMATION TECHNOLOGY PRODUCTS (SPECIAL ITEM NUMBER 132-3) LEASE TYPES The Government will consider proposals for the following

More information

General Business Terms and Conditions. I. General provisions

General Business Terms and Conditions. I. General provisions General Business Terms and Conditions I. General provisions 1.1. Contractual relationships between Styrotrade, a.s. or Styroprofile, a.s. (hereinafter jointly or each individually referred to as the Seller)

More information

Value of Improvements Erected by a Lessee as Taxable Income of the Lessor for the Year in Which They Were Erected

Value of Improvements Erected by a Lessee as Taxable Income of the Lessor for the Year in Which They Were Erected Washington University Law Review Volume 6 Issue 1 January 1921 Value of Improvements Erected by a Lessee as Taxable Income of the Lessor for the Year in Which They Were Erected John F. Green Follow this

More information

Utility Easements Act (SFS 1973:1144) (with amendments up to and including SFS 2006:43)

Utility Easements Act (SFS 1973:1144) (with amendments up to and including SFS 2006:43) Utility Easements Act (SFS 1973:1144) (with amendments up to and including SFS 2006:43) Introductory provisions Utility Easement Act 175 Section 1. Under this Act, a party wishing to use a space within

More information

Is The Amount of Compensation for Real Estate Expropriation Just? Current State and Proposals for Changes

Is The Amount of Compensation for Real Estate Expropriation Just? Current State and Proposals for Changes Nordic Journal of Surveying and Real Estate Research, Special Series, Vol. 3 (2008) Received on 01 July 2007 and in revised form on 21 July 2007 Accepted 21 July 2007 Is The Amount of Compensation for

More information

Act relating to concession in the acquisition of real property (Concession Act)

Act relating to concession in the acquisition of real property (Concession Act) Act relating to concession in the acquisition of real property (Concession Act) TABLE OF CONTENTS Chapter 1. Purpose and instruments... 2 Section 1. (Purpose of the Act)... 2 Section 2. (Instruments)...

More information

Principles of Compensation For the Taking of Gasoline Petroleum Station Operations. This article will discuss basic issues of the valuation for

Principles of Compensation For the Taking of Gasoline Petroleum Station Operations. This article will discuss basic issues of the valuation for Principles of Compensation For the Taking of Gasoline Petroleum Station Operations. This article will discuss basic issues of the valuation for gasoline stations taken by governmental agencies as part

More information

WISCONSIN CASES THAT EVERY EMINENT DOMAIN ATTORNEY SHOULD KNOW AND UNDERSTAND I. DON T NECESSARILY SETTLE FOR THE HAND YOU ARE DEALT.

WISCONSIN CASES THAT EVERY EMINENT DOMAIN ATTORNEY SHOULD KNOW AND UNDERSTAND I. DON T NECESSARILY SETTLE FOR THE HAND YOU ARE DEALT. WISCONSIN CASES THAT EVERY EMINENT DOMAIN ATTORNEY SHOULD KNOW AND UNDERSTAND BY KRAIG A. BYRON VON BRIESEN & ROPER, S.C. KBYRON@VONBRIESEN.COM I. DON T NECESSARILY SETTLE FOR THE HAND YOU ARE DEALT. Condemnees

More information

LAND COURT OF QUEENSLAND

LAND COURT OF QUEENSLAND LAND COURT OF QUEENSLAND CITATION: Barrett v Weir and Gregcarbil Pty Ltd [2009] QLC 182 PARTIES: Rodney Keith Barrett (applicant) v. Kelven John Weir and Gregcarbil Pty Ltd (respondents) FILE NO: DIVISION:

More information

18 COMPENSATION FOR EXPROPRIATION UPDATE HIGHWAY 7 WEST (H2-VMC) VIVANEXT PROJECT CITY OF VAUGHAN

18 COMPENSATION FOR EXPROPRIATION UPDATE HIGHWAY 7 WEST (H2-VMC) VIVANEXT PROJECT CITY OF VAUGHAN 18 COMPENSATION FOR EXPROPRIATION UPDATE HIGHWAY 7 WEST (H2-VMC) VIVANEXT PROJECT 90991 CITY OF VAUGHAN The Finance and Administration Committee recommends the adoption of the recommendation contained

More information

BOARD OF ASSESSMENT W. & S. ENGINEERING COMPANY LIMITED convened pursuant to the Land Acquisition (Public Purposes) Act, Chapter 184

BOARD OF ASSESSMENT W. & S. ENGINEERING COMPANY LIMITED convened pursuant to the Land Acquisition (Public Purposes) Act, Chapter 184 BOARD OF ASSESSMENT W. & S. ENGINEERING COMPANY LIMITED convened pursuant to the Land Acquisition (Public Purposes) Act, Chapter 184 Board: Chief Justice Hon. Kenneth Benjamin Chairman Mr. Clinton Gardiner

More information

CITY'S BONDS TO FINANCE HOUSING PROGRAMS ARE NOT PRIVATE ACTIVITY BONDS.

CITY'S BONDS TO FINANCE HOUSING PROGRAMS ARE NOT PRIVATE ACTIVITY BONDS. Private Letter Ruling 9203021, IRC Section 141 CITY'S BONDS TO FINANCE HOUSING PROGRAMS ARE NOT PRIVATE ACTIVITY BONDS. Date: October 21, 1991 Dear ***: This letter is our reply to your request for rulings

More information

IFA submission to the Law Reform Commission of Ireland s review of the current law on compulsory acquisition of land.

IFA submission to the Law Reform Commission of Ireland s review of the current law on compulsory acquisition of land. IFA submission to the Law Reform Commission of Ireland s review of the current law on compulsory acquisition of land. The Irish Farm Centre Bluebell Dublin 12 February 2018 Introduction The Issues Paper

More information

D DAVID PUBLISHING. Mass Valuation and the Implementation Necessity of GIS (Geographic Information System) in Albania

D DAVID PUBLISHING. Mass Valuation and the Implementation Necessity of GIS (Geographic Information System) in Albania Journal of Civil Engineering and Architecture 9 (2015) 1506-1512 doi: 10.17265/1934-7359/2015.12.012 D DAVID PUBLISHING Mass Valuation and the Implementation Necessity of GIS (Geographic Elfrida Shehu

More information

GENERAL TERMS AND CONDITIONS OF SALE FOR MARINE FUEL

GENERAL TERMS AND CONDITIONS OF SALE FOR MARINE FUEL GENERAL TERMS AND CONDITIONS OF SALE FOR MARINE FUEL MOL Techno-Trade, Ltd. 1. GENERAL 1.1 This GTC (as defined below) prescribes the general terms and conditions on the Bunkers (as defined below) to be

More information

Corporation Of The City Of Kingston. Ontario. By-Law Number A By-Law To Provide For The Conveyance Of Land For Park Purposes,

Corporation Of The City Of Kingston. Ontario. By-Law Number A By-Law To Provide For The Conveyance Of Land For Park Purposes, Corporation Of The City Of Kingston Ontario By-Law Number 2013-107 A By-Law To Provide For The Conveyance Of Land For Park Purposes, Or Cash-In-Lieu Of Parkland Conveyance Passed: May 21, 2013 Updated:

More information

Quick Takes, Signage Rights, and Awards

Quick Takes, Signage Rights, and Awards Co., L.P.A. Eminent Domain in Ohio Quick Takes, Signage Rights, and Awards Anthony J. Coyne, Esq. Email: acoyne@mggmlpa.com Eminent Domain Generally Appropriation of property governed by Chapter 163 of

More information

CONSERVATION EASEMENTS and CONDEMNATION - WHICH ONE WINS? By Christian F. Torgrimson, Esq. luhpursleyfriese PTORGRIMSON

CONSERVATION EASEMENTS and CONDEMNATION - WHICH ONE WINS? By Christian F. Torgrimson, Esq. luhpursleyfriese PTORGRIMSON CONSERVATION EASEMENTS and CONDEMNATION - WHICH ONE WINS? By Christian F. Torgrimson, Esq. luhpursleyfriese PTORGRIMSON Georgia Land Title Association, LLC, an affiliate of the Southeast Land Title Association

More information

HOME LOSS AND DISTURBANCE POLICY

HOME LOSS AND DISTURBANCE POLICY ARK HOUSING ASSOCIATION LTD POLICY REF: HM12 Version 2.0 - October 2013 HOME LOSS AND DISTURBANCE POLICY 1.0 POLICY STATEMENT 1.1 Ark Housing Association may make payment to tenants in a number of circumstances

More information

GENERAL CONDITIONS OF AUCTION

GENERAL CONDITIONS OF AUCTION GENERAL CONDITIONS OF AUCTION PLEASE READ THESE TERMS AND CONDITIONS CAREFULLY BEFORE ENTERING A VEHICLE FOR SALE, OR BEFORE BIDDING OR BUYING. YOU WILL BE BOUND BY THESE TERMS AND CONDITIONS. COPIES OF

More information

In December 2003 the Board issued a revised IAS 40 as part of its initial agenda of technical projects.

In December 2003 the Board issued a revised IAS 40 as part of its initial agenda of technical projects. IAS 40 Investment Property In April 2001 the International Accounting Standards Board (the Board) adopted IAS 40 Investment Property, which had originally been issued by the International Accounting Standards

More information

Minerals and Mining (Compensation And Resettlement) Regulations, 2012 (L.I. 2175)

Minerals and Mining (Compensation And Resettlement) Regulations, 2012 (L.I. 2175) Minerals and Mining (Compensation And Resettlement) Regulations, 2012 (L.I. 2175) ARRANGEMENT OF REGULATIONS Regulations 1. Claims for compensation 2. Assessment of compensation 3. Compensation principles

More information

TERMS AND CONDITIONS OF SALE

TERMS AND CONDITIONS OF SALE TERMS AND CONDITIONS OF SALE As is 1. ALL ASSETS ARE SOLD AS IS, WHERE IS AND WITH ALL FAULTS. ANY EXPRESS OR IMPLIED WARRANTIES INCLUDING THOSE AS TO THE NATURE, QUALITY, QUANTITY, VALUE OR CONDITION

More information

FASB Emerging Issues Task Force

FASB Emerging Issues Task Force EITF Issue No. 03-17 FASB Emerging Issues Task Force Issue No. 03-17 Title: Subsequent Accounting for Executory Contracts That Have Been Recognized on an Entity's Balance Sheet Document: Issue Summary

More information

18 Sale and Other Disposition of Regional Lands Policy

18 Sale and Other Disposition of Regional Lands Policy Clause 18 in Report No. 7 of Committee of the Whole was adopted, without amendment, by the Council of The Regional Municipality of York at its meeting held on April 19, 2018. 18 Sale and Other Disposition

More information

Standard for the acquisition of land under the Public Works Act 1981 LINZS15005

Standard for the acquisition of land under the Public Works Act 1981 LINZS15005 Standard for the acquisition of land under the Public Works Act 1981 LINZS15005 Version date: 20 February 2014 Table of contents Terms and definitions... 5 Foreword... 6 Introduction... 6 Purpose... 6

More information

Extending the Right to Buy

Extending the Right to Buy Memorandum for the House of Commons Committee of Public Accounts Department for Communities and Local Government Extending the Right to Buy MARCH 2016 4 Key facts Extending the Right to Buy Key facts 1.8m

More information

PROMISSORY PURCHASE AND SALES AGREEMENT

PROMISSORY PURCHASE AND SALES AGREEMENT PROMISSORY PURCHASE AND SALES AGREEMENT Between: ESTAMO PARTICIPAÇÕES IMOBILIÁRIAS, S.A., collective persons N. 503152544, registered at the Commercial Registry Office of Lisbon, located on Av. Defensores

More information

File No. SL Decision No. 2008/0377. SURFACE RIGHTS ACT RSA 2000 Chapter S-24 (hereinafter the Act )

File No. SL Decision No. 2008/0377. SURFACE RIGHTS ACT RSA 2000 Chapter S-24 (hereinafter the Act ) Before: SURFACE RIGHTS ACT RSA 2000 Chapter S-24 (hereinafter the Act ) SURFACE RIGHTS BOARD (hereinafter the Board ). IN THE MATTER OF certain lands subject to a Surface Lease ( surface lease ) in the

More information

Stamp Duty Document Guide

Stamp Duty Document Guide Introduction applies to: a conveyance on sale; or a conveyance operating as a voluntary disposition inter vivos; or any document chargeable with duty as if it were a conveyance (including a Statement under

More information

TERMS AND CONDITIONS OF SALE METZ SPECIALTY MATERIALS PTY LTD ABN METZ PROJECT SERVICES PTY LTD ABN

TERMS AND CONDITIONS OF SALE METZ SPECIALTY MATERIALS PTY LTD ABN METZ PROJECT SERVICES PTY LTD ABN TERMS AND CONDITIONS OF SALE METZ SPECIALTY MATERIALS PTY LTD ABN 49 055 017 324 METZ PROJECT SERVICES PTY LTD ABN 22 140 631 616 1 DEFINITIONS In the following Conditions of Sale the Seller means Metz

More information

ACQUISITION OF LAND HOLDINGS AND COMPENSATION PRACTICE IN ETHIOPIA: AMHARA REGION - BAHIR DAR CITY SURROUNDING FARMING AREA.

ACQUISITION OF LAND HOLDINGS AND COMPENSATION PRACTICE IN ETHIOPIA: AMHARA REGION - BAHIR DAR CITY SURROUNDING FARMING AREA. ACQUISITION OF LAND HOLDINGS AND COMPENSATION PRACTICE IN ETHIOPIA: AMHARA REGION - BAHIR DAR CITY SURROUNDING FARMING AREA. Presented at the Innagural Conference on Land Policy in Africa 11-14 November

More information

Leases (S.566) Manual Part

Leases (S.566) Manual Part Leases (S.566) Manual Part 19-2-21 Document last reviewed May 2017 1 Leases (S.566) 21.1 A lease is a particular form of wasting asset which is subject to special rules. For Capital Gains Tax purposes,

More information

Deed of surrender relating to

Deed of surrender relating to Clarkslegal LLP London Reading Contact T: 0118 958 5321 F: 0118 960 4611 E: contact@clarkslegal.com Websites www.clarkslegal.com www.employmentbuddy.com Dated 201[ ] (1) (2) (3) Deed of surrender relating

More information

IFRS - 3. Business Combinations. By:

IFRS - 3. Business Combinations. By: IFRS - 3 Business Combinations Objective 1. The purpose of this IFRS is to specify to disclose financial information by an entity when carrying out a business combination. In particular, specifies that

More information

MASSACHUSETTS. Consumer Leases

MASSACHUSETTS. Consumer Leases MASSACHUSETTS Consumer Leases General Laws of Massachusetts, as amended. Added by Laws 1986, Ch. 419, approved October 8, 1986, effective January 6, 1987 Ch. 93, Sec. 90. For the purposes of sections ninety

More information

Equity from the Assessor s Perspective

Equity from the Assessor s Perspective Institute of Municipal Assessors 55th Annual Conference Equity from the Assessor s Perspective Andy Anstett Legislation & Policy Support Services MPAC June 7th, 2011 Key Aspects of Equity Test Defining

More information

EN Official Journal of the European Union L 320/373

EN Official Journal of the European Union L 320/373 29.11.2008 EN Official Journal of the European Union L 320/373 INTERNATIONAL FINANCIAL REPORTING STANDARD 3 Business combinations OBJECTIVE 1 The objective of this IFRS is to specify the financial reporting

More information

CALIFORNIA SUPREME COURT AT THE INTERSECTION OF DEDICATIONS AND TAKINGS (whatever that means)

CALIFORNIA SUPREME COURT AT THE INTERSECTION OF DEDICATIONS AND TAKINGS (whatever that means) CALIFORNIA SUPREME COURT AT THE INTERSECTION OF DEDICATIONS AND TAKINGS (whatever that means) By: Craig Farrington Partner, Rick Friess Partner, Allen Matkins 49 TH ANNUAL LITIGATION SEMINAR APPRAISAL

More information

CITY OF FORT COLLINS NATURAL AREAS AND CONSERVED LANDS EASEMENT POLICY

CITY OF FORT COLLINS NATURAL AREAS AND CONSERVED LANDS EASEMENT POLICY CITY OF FORT COLLINS NATURAL AREAS AND CONSERVED LANDS EASEMENT POLICY Adopted January 3, 2012 PURPOSE: The purpose of the policy statement is to clarify the policies and procedures of the City of Fort

More information

Pipeline Right of Way Expropriation in Louisiana. Gerald F. Slattery, Jr. Slattery, Marino & Roberts

Pipeline Right of Way Expropriation in Louisiana. Gerald F. Slattery, Jr. Slattery, Marino & Roberts Pipeline Right of Way Expropriation in Louisiana Gerald F. Slattery, Jr. Slattery, Marino & Roberts www.smr-lawfirm.com Basic Principles What is Expropriation? Taking of property for public benefit. Inherent

More information

General Terms and Conditions of Purchase of HBM United Kingdom Limited

General Terms and Conditions of Purchase of HBM United Kingdom Limited General Terms and Conditions of Purchase of HBM United Kingdom Limited These Purchasing Terms and Conditions ( Terms ) apply to purchases by HBM United Kingdom Limited (the Company ) of items and services

More information

Joint Ownership And Its Challenges: Using Entities to Limit Liability

Joint Ownership And Its Challenges: Using Entities to Limit Liability Joint Ownership And Its Challenges: Using Entities to Limit Liability AUSPL Conference 2016 Atlanta, Georgia May 5 & 6, 2016 Joint Ownership and Its Challenges; Using Entities to Limit Liability By: Mark

More information

EMINENT DOMAIN OVERVIEW

EMINENT DOMAIN OVERVIEW EMINENT DOMAIN OVERVIEW Madera County Farm Bureau, March 27 2012 By Andrew Turner www.turner- turner.com Power of Eminent Domain Power of Eminent Domain Power to take private property for public use An

More information

The Law on Valuing Mineral Interests in the Context of Condemnation Cases

The Law on Valuing Mineral Interests in the Context of Condemnation Cases The Law on Valuing Mineral Interests in the Context of Condemnation Cases Primer on General Valuation Principles in Condemnation Cases In general, just compensation in a condemnation action is measured

More information

Topic 842 Technical Corrections Summary of Comments Received

Topic 842 Technical Corrections Summary of Comments Received Contact(s) David Hoyer Co-Author Ext. 462 Andy Bologna Co-Author Ext. 356 Thomas Faineteau Co-Author Ext. 362 Chris Roberge Co-Author Ext. 274 Amy Park Co-Author Ext. 476 Shayne Kuhaneck Assistant Director

More information

IC Chapter 13. Township Fire Protection and Emergency Services

IC Chapter 13. Township Fire Protection and Emergency Services IC 36-8-13 Chapter 13. Township Fire Protection and Emergency Services IC 36-8-13-0.1 Application of certain amendments to chapter Sec. 0.1. The amendments made to section 5 of this chapter by P.L.83-1998

More information

Office of Legislative Services Background Report The Assessment of Real Property: Answers to Frequently Asked Questions

Office of Legislative Services Background Report The Assessment of Real Property: Answers to Frequently Asked Questions Office of Legislative Services Background Report The Assessment of Real Property: Answers to Frequently Asked Questions OLS Background Report No. 120 Prepared By: Local Government Date Prepared: New Jersey

More information

MANAGEMENT RIGHTS DEED

MANAGEMENT RIGHTS DEED MANAGEMENT RIGHTS DEED This Deed dated the day of 200 BETWEEN HER MAJESTY THE QUEEN, in right of the Government of New Zealand acting by and through Brian Miller, Manager Radio Spectrum Policy and Planning,

More information

PLEASE NOTE. For more information concerning the history of this Act, please see the Table of Public Acts.

PLEASE NOTE. For more information concerning the history of this Act, please see the Table of Public Acts. PLEASE NOTE This document, prepared by the Legislative Counsel Office, is an office consolidation of this Act, current to May 13, 2016. It is intended for information and reference purposes only. This

More information

THE REGIONAL MUNICIPALITY OF PEEL BY-LAW NUMBER

THE REGIONAL MUNICIPALITY OF PEEL BY-LAW NUMBER THE REGIONAL MUNICIPALITY OF PEEL BY-LAW NUMBER 46-2015 A by-law to impose development charges against lands to pay for increased capital costs required because of increased needs for services arising

More information

Terms and Conditions of Sale

Terms and Conditions of Sale Terms and Conditions of Sale Application Quotations And Acceptance Prices Terms Of Payment Delivery Risk Title Variations Specifications And Information Limitation Of Liability Packaging Licence And Costs

More information

ORDINANCE NO. 41. PRIVATE ROAD ORDINANCE As Amended Through April 10, 2008

ORDINANCE NO. 41. PRIVATE ROAD ORDINANCE As Amended Through April 10, 2008 ORDINANCE NO. 41 PRIVATE ROAD ORDINANCE As Amended Through April 10, 2008 An Ordinance to protect the health, safety, and general welfare of the inhabitants of Port Sheldon Township. The Township of Port

More information

Frequently asked questions on business combinations

Frequently asked questions on business combinations 23 Frequently asked questions on business combinations This article aims to: Highlight some of the key examples discussed in the education material on Ind AS 103. Background Ind AS 103, Business Combinations

More information

ORDINANCE NO AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF THE CITY OF PORT ARANSAS, TEXAS, BY ADOPTING A NEW CHAPTER

ORDINANCE NO AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF THE CITY OF PORT ARANSAS, TEXAS, BY ADOPTING A NEW CHAPTER ORDINANCE NO. 2008-09 AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF THE CITY OF PORT ARANSAS, TEXAS, BY ADOPTING A NEW CHAPTER TWENTY-SIX CONCERNING IMPACT FEES FOR ROADWAY FACILITIES; INCORPORATING

More information

GUIDANCE FOR LANDOWNERS AND OCCUPIERS ON CONTRIBUTIONS TOWARDS PROFESSIONAL COSTS

GUIDANCE FOR LANDOWNERS AND OCCUPIERS ON CONTRIBUTIONS TOWARDS PROFESSIONAL COSTS GUIDANCE FOR LANDOWNERS AND OCCUPIERS ON CONTRIBUTIONS TOWARDS PROFESSIONAL COSTS In order to meet the growing demand for reliable electricity supplies, we at Northern Powergrid are continually working

More information

STAFF REPORT # CONDITIONAL USE PLANNING COMMISSION MEETING DATE: January 17, 2013

STAFF REPORT # CONDITIONAL USE PLANNING COMMISSION MEETING DATE: January 17, 2013 STAFF REPORT #12-4000-0011 CONDITIONAL USE PLANNING COMMISSION MEETING DATE: January 17, 2013 1. APPLICATION: A conditional use application submitted by Millennium Investments, LLC for a recreational vehicle.

More information

ROAD ALLOWANCE AND SHORE ROAD ALLOWANCE CLOSING PROCEDURES Adopted by: By-law and amended by By-law Page 1

ROAD ALLOWANCE AND SHORE ROAD ALLOWANCE CLOSING PROCEDURES Adopted by: By-law and amended by By-law Page 1 Page 1 GENERAL POLICY 1. The Corporation of the Town of Bracebridge will consider applications for the closure and conveyance of all types of unused highways, including road allowances, within the Town

More information

This version includes amendments resulting from IFRSs issued up to 31 December 2009.

This version includes amendments resulting from IFRSs issued up to 31 December 2009. International Accounting Standard 40 Investment Property This version includes amendments resulting from IFRSs issued up to 31 December 2009. IAS 40 Investment Property was issued by the International

More information

Royal Trade Association for Nurserystock and Bulbs (ANTHOS) GENERAL CONDITIONS OF SALE AND DELIVERY

Royal Trade Association for Nurserystock and Bulbs (ANTHOS) GENERAL CONDITIONS OF SALE AND DELIVERY Royal Trade Association for Nurserystock and Bulbs (ANTHOS) GENERAL CONDITIONS OF SALE AND DELIVERY 1. Applicability 1.1. These terms and conditions only apply to agreements with regard to which one of

More information

Chapter 5 : Income from House Property (Section 22 to 27) Advance Direct Tax and Service Tax [Sub code : 441]

Chapter 5 : Income from House Property (Section 22 to 27) Advance Direct Tax and Service Tax [Sub code : 441] Chapter 5 : Income from House Property (Section 22 to 27) Advance Direct Tax and Service Tax [Sub code : 441] Learning Objectives Income from House Property Annual Value How Determined (Section 23) Deductions

More information

ACCOUNTING FOR ACQUISITIONS RESULTING IN COMBINATIONS OF ENTITIES OR OPERATIONS

ACCOUNTING FOR ACQUISITIONS RESULTING IN COMBINATIONS OF ENTITIES OR OPERATIONS Institute of Chartered Accountants of New Zealand FINANCIAL REPORTING NO. 36 OCTOBER 2001 ACCOUNTING FOR ACQUISITIONS RESULTING IN COMBINATIONS OF ENTITIES OR OPERATIONS Issued by the Financial Reporting

More information

Compulsory Purchase and Compensation: an overview of the system in England and Wales.

Compulsory Purchase and Compensation: an overview of the system in England and Wales. 144 Compulsory Purchase and Compensation: an overview of the system in Nordic Journal of Surveying and Real Estate Research, Special Series, Vol. 3 (2008) Received on 29 May 2007 and in revised form on

More information

In December 2003 the Board issued a revised IAS 40 as part of its initial agenda of technical projects.

In December 2003 the Board issued a revised IAS 40 as part of its initial agenda of technical projects. IAS Standard 40 Investment Property In April 2001 the International Accounting Standards Board (the Board) adopted IAS 40 Investment Property, which had originally been issued by the International Accounting

More information

SAMPLE DOCUMENT - DO NOT RELY UPON FOR INSURANCE COVERAGE

SAMPLE DOCUMENT - DO NOT RELY UPON FOR INSURANCE COVERAGE Policy of Insurance for SAMPLE First mortgage: SAMPLE Assurance LAWPRO 1 250 Yonge Street Suite 3101 Toronto, Ontario M5B 2L7 416-598-5899 1-800-410-1013 1 Assurance LAWPRO is a registered name used in

More information

Bioquell Inc. Standard Terms and Conditions for the Sale of Goods & Supply of Services (version: [December 2010])

Bioquell Inc. Standard Terms and Conditions for the Sale of Goods & Supply of Services (version: [December 2010]) Bioquell Inc. Standard Terms and Conditions for the Sale of Goods & Supply of Services (version: [December 2010]) 1. INTERPRETATION In these Conditions, unless the context otherwise requires: 1.1. Authorized

More information