Registrars Conference Resolutions

Transcription

1 Registrars Conference Resolutions 1 supplement to the The Registrar s Conference Resolutions have been sorted and follows the sequence of the chapters and paragraphs in Parts 1, 2 and 3 of the course notes. Part 1 Conveyancing Practice and the Deeds Registries Act Chapter 1 - General Background Paragraph 3 The Deeds Registry Paragraph 4 The role of the conveyancer Resolution Regulation 45(1) to the Deeds Registries Act provides amongst other that All deeds, bonds, documents and powers of attorney proper for execution or registration, as the case may be, shall be lodged for examination by a conveyancer practicing at the seat of the Deeds Registry or by a person employed by such conveyancer... How must the phrase conveyancer practicing at the seat of the deeds registry be interpreted in so far as boundaries or a radius from a deeds registry is concerned? RCR18/ is confirmed - (RCR7/2008). Paragraph 8 Basic concepts The basis on which diagrams framed in terms of section 16 of the Land Survey Act 8 of 1997 Currently, the office of the SG:KZN frames diagrams in terms of section 16 of the Land Survey Act 8 of 1997 for the purpose of noting subdivisions of registered properties on a general plan. Does the diagram framed in terms of section 16 of the Land Survey Act 8 of 1997 get registered? Resolution No. With the first registration of the property, it is registered from the general plan and it does not require a diagram. However, when the property is 1 RCR18/2003 provides that the word seat is not defined in the Deeds Registries Act. Deeds registries must be guided by the definition of deeds registry in section 102 of the Deeds Registries Act. Section 102 of the Deeds Registries Act provides amongst others that deeds registry means: i) when used in relation to immovable property, the deeds registry which serves the area in which that property is situate; and when used in relation to any deed or other document, any deeds registry in the Republic wherein that deed or other document is registered or registrable. In other words a conveyancer practicing in the area which is served by a particular deeds registry may lodge documents in that registry.

2 2 subdivided or a servitude is registered over such property, the diagram of the parent property (i.e. the diagram of the erf shown on the general plan) must be lodged with the subdivision/servitude diagram, where necessary for endorsement/deduction purposes (RCR49/2014). Chapter 2 - Transfer procedures Paragraph 4.3 Clearance figures Is any discretion still permitted as to the non-lodgement of rates clearance certificates in respect of property as defined in the Municipal Property Rates Act 6 of 2004? Resolution No, only the local authorities can provide evidence in this regard 2 - (RCR 47/2009). Rates Clearance Certificates for Transfer of Same Property Problem statement: A transfers property to B who immediately transfers the same property to C. The transaction between B and C is not lodged simultaneously with the one of A to B. The rates clearance certificate issued for the transaction involving A to B is valid for a period of 60 days and within this period a transaction involving B to C is lodged with the rates clearance certificate lodged in the previous transaction of A to B. The understanding is that if the whole batch was lodged simultaneously this only rates clearance certificate would have been accepted. Does the conference agree? Resolution No, the same rates clearance certificate may not be used (RCR36/2011). Paragraph 7.2 Consents needed Where a Home Owners Association is defunct or does not exist, and the court is approached to transfer land without the consent from the Home Owners Association, how must the other erven in the township be dealt with? Resolution Another court order must be obtained in respect of the other erven (RCR33/2013) Paragraph 8 Lodgement, preparation and registration It appears that there is not a uniform procedure in deeds registries to deal with certain documentation. Certain deeds registries will file a document with the deed requiring the document (consent) and make a note on the relevant lodgement cover that the document is now filed in another cover. Some registries give it a BC number and other lodge it as a supporting document with the deed etc. Resolution Acts of registration, as provided for in regulation 39(1), must be lodged in a 2 This means that if a local authority cannot provide you with a clearance certificate for any property (which includes the cession of real rights and sectional title units, exclusive use areas, real rights of extension etc), they must provide you with a certificate that they are unable to provide you with such clearance certificate and that transfer may be passed without such clearance.

3 3 separate lodgment cover, having a BC code, and attracts a fee. See CRC 2 of All supporting documents must be lodged with the relevant deed and not in a separate cover. This resolution is, with the necessary changes, applicable to the opening of a sectional title register - (RCR 26/2009). Paragraph 8.3 Circumstances where the title deed need not be lodged Regulation 51(2) This regulation provides for the transfer of immovable property without the production of the title deed. May factual endorsements be made on the office copy of the title deed which are necessary for effecting transfer? (May applications be endorsed on the office copy of the title deed, e.g. section 4(1)(b) application, in order to effect transfer?) Resolution Yes, the wording of the regulation must be interpreted to mean that all acts of registration necessary to effect transfer can be done on the office copy of the title deed, provided that the applicant has locus standi to bring the relevant application (RCR32/2011). Copies of receipts in terms of regulation 20(7) of the Deeds Registries Act May a registrar accept, in terms of regulation 20(7) of the Deeds Registries Act, a copy of a transfer duty receipt or rates clearance certificate, certified by a conveyancer or notary as a true copy of the original? Resolution No, a copy of a rates clearance certificate cannot be accepted, as the original is not filed in the government office. However, a copy of a transfer duty receipt, certified by the Receiver of Revenue as a true copy of the original, may be accepted (RCR39/2010). Act No 70 of 1970 Lodgement of the original consent to subdivision or a certified copy thereof May a deeds registry accept a certified copy of a consent to subdivision (certified by a conveyancer)? If the Surveyor-General office has the original on their file, may a certified copy from the Surveyor-General be accepted in the deeds registry? Resolution Yes, in terms of regulation 20(7) of Act 47 of 1937 a deeds registry may accept an originally certified copy by the conveyancer or notary public, or by the head of a government department if such document is filed in that government office (RCR36/2015). Chapter 4 - Deed of transfer Chapter 3 Rules applicable to preparation of deeds and registrable documents Regulation 23: Font size of words in deeds Resolution There are circulars regarding the font size for deeds drafted, for purposes of legibility on microfilm. Can a smaller font be accepted or not? No. A font size smaller than 2 mm shall not be accepted (RCR30/2011).

4 4 Paragraph 4.3 Preamble The appearer and the transferor in a deed of transfer is one and the same person The appearer and the transferor/seller in a deed of transfer is one and the same person. How should the pre-amble be couched? Resolution No reference must be made to the appearer or to the power of attorney in the pre-amble of the deed (RCR23/2015). 3 DESCRIPTION OF PERSONS ACTING IN THEIR PERSONAL CAPACITY General rules applicable to the description of natural persons - abbreviation of identity number The Deeds Practice Manuals state that the identity number in deeds and documents must be preceded by the word identity number and that the abbreviation ID number may not be used as it is the recognized abbreviation for idem (the same). May the abbreviation ID (capital letters) not be allowed? Resolution No. Abbreviations with regard to the identity number is not allowed in deeds and documents - (RCR31/2006). RCR 31 of 2006 and RCR 14 of : Use of Abbreviations in deeds and documents RCR 14 of 2008 does not allow for the use of certain abbreviations. However, the said practice is permitted in terms of the provisions of section 11 of the Companies Act No. 71 of Should RCR 14 of 2008 be withdrawn? Resolution No, RCR 14 of 2008 is confirmed (RCR13/2012). 6 RCR 21 of 2004: Divorce orders RCR 21 of must be extended to cover instances where the former spouse has passed away. It shall be imperative for the lodgement of the death certificate of the deceased spouse as supporting document. Resolution RCR 21 of 2004 is confirmed. The matter in question has already been dealt with in RCR 15 of (RCR10/2010) In other words, the preamble of the deed of transfer will read along the following lines: Be it hereby made known that X ID Marital status appeared before me, the Registrar of Deeds at Pretoria And the said transferor declared that he had truly and legally sold. : The following abbreviations are used in deeds and/or documents: Registration number / Reg number / Registration No / Nr, No/Nr/Registrasienommer/ Reg No. What is acceptable? Resolution: Abbreviations with regard to registration numbers of companies, close corporations, trusts, etc., are not permissible in deeds and documents tendered for registration. These abbreviations pertain to the suffixes added to the company name eg. (Pty) Ltd. It is only the words identity number and registration number that may not be abbreviated. In this resolution, it was decided that a divorce court order must be lodged where an owner who was formerly married out of community of property or whose marriage was governed by the laws of another country now deals with the land and is described as unmarried. The reason for this is that the deeds office must determine whether the rights of third parties are affected and that the terms of the divorce court order, where applicable, are adhered to. In this resolution, it was decided that where the status of parties married out of community of property or whose marriage is governed by the laws of a foreign country have changed due to the death of the spouse, it is

5 5 Transfer of property subject to condition of a deed of donation Immovable property was transferred to person X, unmarried, out of an estate, subject to the exclusion of community of property. Person X subsequently got married in community of property and later decides to donate the whole of the property to his spouse Y, excluding community of property. Will the deeds office allow this registration? Resolution Yes. The property must vest as follow: Y Identity number. Married in community of property to X, which community of property is excluded in terms of a condition contained in a deed of donation (RCR30/2014) Item 8 - Persons married under the laws of any other country Registrar has a discretion to waive assistance by spouse Must the spouse acting with property registered in his/her name be assisted in such act by his/her spouse? Resolution Yes, but a registrar of deeds may exercise his/her discretion in waiving the necessary assistance by a spouse in terms of section 17(6) of the Deeds Registries Act for the execution of any deed or document required or permitted to be registered in a deeds registry - (RCR14/2005). Transfer of property by donation or will Immovable property was transferred to a transferee, either by donation, or in terms of a will, excluding community of property. The transferee s marital status is cited as being married which marriage is governed by the laws of a foreign country. Should assistance by the other spouse be required if the transferee now wants to transfer the property or pass a mortgage bond? Resolution No. Assistance is not required in view of the fact that the condition excludes community of property. RCR 4/1958 is hereby withdrawn (RCR28/2014). Parties were married in South-West Africa (now Namibia) prior to independence Parties were married to each other and at the time of the marriage the husband was domiciled in South-West Africa (now Namibia), prior to independence. An antenuptial contract was registered prior to independence in terms whereof the marriage is regarded to be out of community of property. How should their status be cited in a deed after independence? Resolution Parties must be described as Married, which marriage is governed by the Laws of Namibia. (RCR24/2015). Item 10 Persons married under the Recognition of Customary Marriages Act Description of parties to a polygamous marriage Given the case of Ngwenyama v Mayelane and Another 474/2011 [2012] ZASCA 94 dated 1 June 2012, how must a person be described who currently is a spouse in a monogamous customary marriage deemed to be one of in community of property, and who has entered into a polygamous customary marriage, without the required order of court as provided for in section 7(6) of not necessary to lodge a death certificate or death notice to prove that the spouse has died and that divorce did not occur. A certificate from a conveyancer will suffice.

6 6 Resolution Act 120 of 1998? The following is the appropriate manner to describe such a person: A Identity Number.. and B Identity Number.. married in community of property to one another and A married in terms of customary law (RCR28/2012) RCR28/2012: Description of parties to a polygamous marriage The resolution must be considered given the judgement handed down by the Constitutional Court in Ngwenyama v Mayelane and Another CCT57/12 [2013] ZACC 14. Resolution RCR28/2012 is hereby confirmed (RCR17/2013). Item 11 - Registration in name of partnership - parties married in community of property Scenario Where parties are married in community of property and have entered into a partnership, there should be no objection to the registration of immovable property in the name of the partnership. A person married in community of property is entitled to enter into a partnership agreement with another person. Why should they be prevented from entering into such an agreement with each other? Resolution From a registration point of view there is no prohibition against the registration of immovable property in the name of a partnership where two partners are married in community of property to each other - (RCR3/2005). Scenario Parties married in community of property to each other are each entitled to one half share in the assets of the joint estate. May the partnership agreement read that each partner has a different share in the partnership? Resolution The common law position regarding the share of each party to a marriage in community of property cannot be changed with a partnership agreement. The property must be vested in the name of both spouses married in community of property to each other i.e.. carrying on business in partnership as.. - (RCR5/2006). May parties married in community of property enter into a partnership with each other? Resolution Yes. 9 Vestings in partnerships A property is held by two persons each holding a 50% undivided share. These co-owners subsequently form a partnership and include the aforesaid property in the partnership agreement. Can the property now be vested in the name of the partnership by means of a section 3(1)(v) application? Resolution No. If registration into the name of the partnership is required, it must be 9 Registrars conference resolution 8 of 2007 whereby RCR3/2005 and RCR5/2006 were confirmed.

7 7 transferred by means of a deed of transfer into the name of the partnership (RCR39/2013). Description of a Commandite Partnership Can a vesting disclose or refer to a commandite partner 10 in deeds and documents? Resolution No. The provisions of regulation 34 of the Deeds Registries Act, Act No. 47 of 1937 does not allow for such disclosure or reference (RCR22/2012). RCR22/2012: Description of a Commandite Partnership RCR 22/2012 should be revisited to allow for registration in the names of silent partnerships as well as En Commandite partnerships. Resolution The matter will be referred to the Deeds Registries Regulation Board, however, in the interim RCR22/2012 is confirmed (RCR15/2013) 11 Item 17 - Nature of marriage Scenario Resolution A conveyancer may certify with regard to the nature of a marriage, if the identity document/marriage certificate is silent regarding the nature of the marriage. May the conveyancer certify in the first instance as to the nature of the marriage, or may he/she only certify that the identity document/marriage certificate is silent about the nature? The marriage certificate will suffice unless it is silent regarding the nature of the marriage. In this instance an affidavit by the party/parties must be lodged - (RCR4/2006). (Most marriage certificates are silent regarding the nature of the marriage. This means that where the marriage certificate is silent regarding the nature of the marriage, an affidavit by the couple must be lodged stating the nature of their marriage, for example whether they are married in or out of community of property, according to muslem or hindu customs, or the laws of a foreign country, etc.). Item 17 - Proof of Customary Marriage What proof must be lodged that a valid customary marriage, in terms of the Customary Marriages Act 120 of 1998, exists? Resolution a) Proof from the Department of Home Affairs; or b) an Order of Court - (RCR31/2005 as confirmed by RCR8/2006) In other words, a silent partner. The Deeds Registries Regulation Board has already decided that property may not be registered in the names of silent partnerships as well as En Commandite partnerships.

8 8 DESCRIPTION OF PERSONS ACTING IN A REPRESENTATIVE CAPACITY Item 1 - Companies and close corporations Reference to Company Resolution In terms of Regulation 44A(d)(ii)(aa) is it a requirement to refer to the company resolution in the power of attorney? Resolution The preamble of a power of attorney, application or consent must state whether the authorization is in terms of a resolution or general power of attorney without disclosing full particulars of the resolution - (RCR7/2005 and confirmed by RCR8/2008). 12 Abbreviation of registration number companies, close corporations, trusts, etc. There are different kinds of abbreviations used in respect of the words registration number in deeds and documents, for example: Reg number, Registration No. What is acceptable? Resolution Abbreviations with regard to the words registration number of companies, close corporations, trusts etc. are not permissible in deeds and documents tendered for registration (RCR14/2008). RCR 31 of 2006 and RCR 14 of 2008: Use of Abbreviations in deeds and documents RCR 14 of 2008 does not allow for the use of certain abbreviations. However, the said practice is permitted in terms of the provisions of section 11 of the Companies Act No. 71 of Should RCR 14 of 2008 be withdrawn? Resolution No, RCR 14 of 2008 is confirmed (RCR13/2012). 13 Item 2 Trusts Bewind trust How must a bewind trust be described in deeds and documents? Resolution It must be described in the same manner as any other mortis causa or inter vivos trust (see the definition of trust in the Trust Property Control Act, 1998 (Act 57 of 1998)) (RCR21/2012). Item 6 - Insolvent estates (natural persons) How must the preamble of a deed of transfer be couched, where property is registered in the names of A, married out of community of property, and B, According to the resolution: The preparer does not assume responsibility in terms of regulation 44A(d)(ii)(aa) for the mandate in terms of a general power of attorney (see reference to regulation 65 in regulation 44A(d)(ii)(aa)). Thus it is still the responsibility of a registrar of deeds to check general powers of attorney referred to in the pre-amble of a power of attorney, application or consent. The preamble must merely state whether the authorisation is in terms of a resolution or general power of attorney without disclosing full particulars of the resolution. Only the instances referred to in RCR31/2006, namely identity number and in RCR14/2008 may not be abbreviated.

9 married out of community of property, and the trustee in the insolvent estate of A also sells the property belonging to B (being the spouse of A), in terms of section 21(3) of the Insolvency Act, 1936? Resolution The trustee in the insolvent estate of A Identity number... Married out of community of property and acting in terms of section 21(3) of Act 24 of 1936 in the solvent estate of B Identity number... Married out of community of property - (RCR46/2009) Paragraph 4.4 The causa clause Resolution Where land formed an asset in a joint estate and the parties divorced and subsequent to the divorce the spouses amended the agreement without prejudice to third parties and together sell the land, must the causa of the transfer disclose the full facts or merely reflect that the appearer s principals sold the land? The causa of the deed of transfer needs only to reflect the sale - (RCR24/2006). The South African National Roads Agency Limited expropriates a portion of a property measuring 200 square metres. When ownership of the expropriated property must be transferred, it transpires that in the interim another agreement was reached with the owner of the property to transfer an additional 400 square metres. One diagram is presented in respect of the whole 600 square metres. In the transfer deed reference is made to a dual causa, namely the expropriation of 200 square metres and to the written agreement to transfer the other 400 square metres. Can this be done in one deed of transfer? Resolution No, as the causa is not the same the expropriation transfer and the transfer by agreement must be done separately. The causa for a section 31 transfer is either a vesting or expropriation. However, where the expropriation notice is uplifted ownership of the whole property can be transferred by one deed of transfer. Alternatively, it can be effected in one vesting transfer as provided for in section 31 of the Deeds Registries Act, provided the provisions of section 41(3) of the South African Roads Agency Limited and National Roads Act 7 of 1998 have been complied with - (RCR37/2009). Is the mere reference to an agreement a valid causa for a transfer of immovable property? Resolution No, a mere reference to an agreement is not sufficient - (RCR38/2009) The spouse of the insolvent must also be cited, as it is deemed that he/she is also insolvent for purposes of the Insolvency Act, unless the trustee gives a disclaimer in respect of the property registered in the name of such spouse. It must be stated from what the agreement emanates, for example a divorce, sale, donation etc.

10 10 Paragraph 4.5 The vesting clause Is it permissible to vest property as follows: 1 Bellandia (Pty) Ltd Registration number. 1967/006312/07 2 Boness Development Phase 3 (Pty) Ltd Registration number. 1994/008516/07 3 Southern Spirit Properties 156 (Pty) Ltd Registration number 2005/020284/07 trading in Joint Venture as BREE STREET JOINT VENTURE if parties do not trade as partners, but have merely embarked on a joint venture? Resolution The vesting in a joint venture is not permissible, as it is not a legal persona - (RCR29/2007). Item 8 Vesting of agricultural land in names of spouses whose marriage is governed by foreign country Where parties are married to each other in community of property the provisions of the Subdivision of Agricultural Land Act 70 of 1970 are not contravened as provided for in section 17(5)(a) of the Deeds Registries Act. How should vesting take place where spouses are married according to the laws of a foreign country, to comply with Act 70 of 1970, where the marriage is deemed to have the effect of a marriage in community of property? Resolution Where the property was purchased by both spouses the vesting must read as follows: 1 Joseph Dreyer Date of birth / identity number married, which marriage is governed by the laws of (the foreign country) 2 Elizabeth Dreyer Date of birth / identity number married, which marriage is governed by the laws of (the foreign country) Consent by the Minister in terms of Act 70 of 1970 must be lodged where the property vests in the name of both spouses - (RCR39/2009). Description of same sex parties in a foreign civil marriage / union How should parties be described if they are in a union / marriage, which union / marriage is governed by the law of a foreign country? Resolution 1 Partner 1 Identity number / born on Married, which marriage is governed by the law of (the foreign country) 2 Partner 2 Identity number / born on Married, which marriage is governed by the law of (the foreign country)

11 11 (RCR40/2009). RCR 40 of 2009: Foreign marriages: Description of same sex parties in a foreign civil union/marriage It is not always certain whether foreign marriages must be described as a marriage or a union Resolution RCR 40 of 2009 is hereby confirmed (RCR24/2010). Item 2 - Trusts A foreign trust Should a foreign trust be registered before a bond can be registered in its favour? Resolution The foreign trust must firstly be registered with the Master of the High Court and letters of authorization issued to the trustees, as contemplated in section 8 of the Trust Property Control Act 57 of 1988 (RCR17/2016). Foreign trust What formalities must be complied with before a foreign trust can have immovable property registered into its name? Resolution The foreign trust must firstly be registered with the Master of the High Court and letters of authorization issued to the trustees, as contemplated in section 8 of the Trust Property Control Act 57 of (RCR24/2009). Paragraph 4.7 Extending clause Reference to diagram in extending clause Must a diagram prepared in terms of section 16 of the Land Survey Act 8 of 1997 be referred to in an extending clause, or must the general plan be referred to? According to the Surveyor General a section 16 diagram is only for information purposes, and not for registration purposes. It is long standing practice that reference must be made to the latest diagram (section 16 diagram). However, the Surveyor General s point has to be considered. It was also stated that in some office, reference is made to the general plan and not the section 16 diagram. Resolution The latest diagram, prepared in terms of section 16 of the Land Survey Act 8 of 1997, has to be referred to in the extending clause (RCR21/2016). Paragraph 4.8 The conditional clause Where a Home Owners Association is defunct or does not exist, and the court is approached to transfer land without the consent from the Home Owners Association, how must the other erven in the township be dealt with? Resolution Another court order must be obtained in respect of the other erven (RCR33/2013)

12 Homeowners consents and certificate by architects or land surveyors as contemplated in RCR61/2008 Conference must consider providing guidelines for the form of the certificate from a land surveyor or architect required in terms of RCR61/2008 and section 24(6)(d) of Act 95 of 1986 and the form of consent from Home Owners Associations. Whether it must contain letterheads, practice numbers and attestation of the land surveyor s signature by witnesses. Resolution A homeowners association consent must be contained on its letterhead or be prepared by a conveyancer in terms of regulation 44 and certificates from architects and land surveyors must contain their names and practice numbers (RCR39/2014). RCR43 of 2003 and RCR2 of Home Owners Association Where a condition prohibiting the alienation or transfer of a property without the consent of the Home Owners Association is contained in the title deed of the property and the conveyancer lodges a certificate stating that the HOA has not been established, may the Registrar of Deeds accept this certificate, and must the condition be brought forward in the transfer deed? Resolution Consent must be obtained from a duly established Home Owners Association, failing which the matter must be referred to court for permission to transfer without the consent. The condition must be brought forward in the title deed, unless the court provides otherwise. RCR5/ is hereby withdrawn (RCR8/2015). Home Owners Association Conditions - last provisio to section 65 Is it correct to accept only a clearance / certificate from the Home Owners Association that the transferee has bound himself/herself to become a member of the association and that the constitution of the association have been complied with whenever the property is transferred? Should consent from the transferee himself/herself not be lodged signifying that he/she has accepted? In many cases these condition are proclaimed conditions. Resolution Yes, it is correct. No acceptance by the transferee is necessary as this is a registered condition - (RCR27/2009) Scenario: A condition prohibiting the alienation or transfer of a property without the consent of the home owners association is contained in the title deed of the property. On transfer of the property the conveyancer lodges a certificate stating the home owners association has not been established. 1 May the registrar of deeds accept this certificate; and 2 may the condition be brought forward in the deed of transfer? Resolution 1 No. The consent must be insisted upon, failing which the matter must be referred to court for permission to transfer without the consent. 2 The condition must be brought forward in the title deed - (RCR2/2007 and RCR43/2003). Resolution Consent must be insisted upon, failing which the matter must be referred to court for permission to transfer without the consent. The condition must be brought forward in the title deed, unless the court provides otherwise. RCR43/2003 and RCR2/2007 are hereby withdrawn (RCR5/2014)

13 Change of Name of a Home Owners Association Resolution In the event of a Home Owners Association changing its name sometime after the township was proclaimed in the Provincial Gazette, how must the change of name be dealt with? a) Must the Proclamation be followed verbatim? b) What will be the position where the company registration number was incorrectly published in the Proclamation? a) RCR42(a)/2011 has been repealed by RCR1/2013. See next resolution. b) The correct registration number must be followed. Proof of the correct number must be filed on the township file and the affected deeds must be endorsed in terms of section 3(1)(v) of Act No. 47 of 1937 regarding the correct number. A caveat must be noted against all relevant erven in the township to the effect that the correct registration number must be followed (RCR 42/2011). 13 RCR42(a)/2011: Name change of Home Owners Association RCR42(a)/2011, 18 which provides that in the conditions of a title deed, the new and old name must be referred to must be reconsidered, given the provisions of CRC3/2012. Resolution Paragraph of CRC3/ must be adhered to in that the condition must be quoted verbatim, the consent required for an act of registration must refer to both the new and old names. RCR42(a)/2011 is withdrawn (RCR11/2013). Home Owners Association conditions Scenario A developer of a township is placed under liquidation and the whole development is transferred to a new owner. The new owner forms a Home Owners Association with new conditions. How must the conditions that are referring to the first Home Owners Association (which is not operational) be dealt with? Resolution The conditions creating the first Home Owners Association must be removed in terms of the relevant legislation or an order of court (RCR39/2012). Restriction on alienation Given the obiter dictum in the case of Standard Bank of South Africa Ltd v Hunkydory Investments 188 (Pty) Ltd and others, case no. 154/27/2008, is it still a requirement that the person in whose favour such restriction on alienation is registered consents to the registration of a bond where the property is subject to RCR42(a): In the event of a Home Owners Association changing its name sometime after the township was proclaimed in the Provincial Gazette, how must the change of name be dealt with? a) Must the Proclamation be followed verbatim? a) No. The new name must be followed. Proof of the change of name must be filed on the township file and the affected deeds must be endorsed in terms of section 3(1)(v) of Act No. 47 of 1937 regarding the new name. A caveat must be noted against all relevant erven in the township to the effect that the new name must be followed. CRC3/2012 was repealed by CRC28/2013. However the same provision has been repeated in paragraph of CRC28/2013.

14 14 a restriction on alienation? Resolution Yes, RCR 35/2005; RCR 2/2006; and RCR 12/2008 are confirmed - (RCR6/2009). Removal of restrictive conditions A title condition (contained in all the title deeds in a township) in favour of the developer (or any other beneficiary) provides that the owner shall not become the owner of more than one property in a specific township. How should the condition be dealt with when it is clear that transfer of the property will lead to the contravention of such registered condition? The condition does not provide for the beneficiary to consent. a) Is the Removal of Restrictions Act or a court order the only means of cancellation given that this condition has been imposed against all properties in the township? b) Can the developer consent to transfer Resolution a) Conference cannot take a resolution in this regard because every condition must be decided on upon its own merits. b) No, the developer cannot consent to the transfer, as the condition does not provide for consent (RCR63/2010). Change of information contained in title deeds When a conveyancer prepares a deed of transfer, the information contained in the conditions of the deed may have changed as a result of, for example, changes to property descriptions, metrication of dimension and areas, or changes to personal or company details. While it is agreed that property descriptions and areas in the property clause must be updated to current data, what other details must change, and what details must remain? Resolution Conditions must be brought forward verbatim as it appears in the title deed in terms of regulation 35 of Act 47 of 1937 (RCR46/2014). Condition of title defining use The conditions of establishment of a township contain a condition that a specific property shall be used for residential purposes only. This property is owned by the municipality and it to be transferred to an ecclesiastical institution to be used as a church. May a registrar of deeds raise a query on a deed lodged to ascertain whether the property in question has been rezoned for ecclesiastical purposes? Resolution No. The zoning of the property is of no concern to the registrar of deeds (RCR48/2014). Paragraph 4.10 Consideration clause Value of property Must the value of a property be referred to in the causa clause (form H sectional title deed), or on the last page (form E conventional deed), or may these formats be deviated from?

15 15 Resolution In sectional title transfers the value should be disclosed in the causa (see form H). In conventional deeds of transfer the value should be disclosed in the consideration clause (see form E) (RCR34/2012). Value of property According to item 2.4 of CRC 7/2010, the purchase price and the value of property must be disclosed in the consideration clause of deeds if the value is reflected on the transfer duty receipt. Seeing that the purpose is for calculation of office fees, it serves no purpose to require the disclosure of the value if it is less than the purchase price. The provision of the said item 2.4 as its stands results in the unnecessary rejection of deeds. It is proposed that item 2.4 of CRC 7/2010 be suitably amended to require the value of the property to be inserted only in instances where it is higher than the purchase price. Resolution Only the value of the property must be inserted in the deed of transfer in instances where it is higher than the purchase price (RCR31/2015). RCR31/2016 has been repealed by RCR1/2016. See Chief Registrar s Circular 2/ Paragraph 5 Deeds to follow the sequence of their relative causes A sold his property to B on 01/10/2008 but before the deed of sale between A and B was signed, B already sold the property to C on 01/10/ Will the provisions of section 14 of the Deeds Registries Act be contravened if these transfers are allowed in the deeds registry? Resolution No, it will not be a contravention. A must transfer to B and B must transfer to C - (RCR13/2009). Transfer pursuant to a divorce settlement Taking into account the provisions of section 14 of Act 47 of 1937, may property from a joint estate be transferred to a third party by virtue of a divorce settlement? Scenario in the divorce settlement: Immovable property shall be defined and distributed as follows: The plaintiff or her nominee shall be entitled to the property situated at Erf 7689 Saulsville. Is direct transfer to a third party (nominee) permitted? Also, refer to CRC21/1990. Resolution The property may be transferred to the person or entity mentioned as a nominee in instances where the divorce settlement has been made an order of court, Both former spouses must give transfer and the nominee must accept in writing CRC2/2016: Par 2.3: The consideration clause of a deed of transfer, or the application for a transfer by means of an endorsement, must make reference to the value of the property where a purchase price is not applicable. Such reference will serve as proof of the value of the property. Par:2.4: Where a transfer duty receipt contains reference to both the purchase price and the value of the property, the purchase price must be reflected in the consideration clause of the deed of transfer of the application for a transfer by means of an endorsement. The value of the property must also be reflected in instances where it is higher than the purchase price. A seller may sell property of which he is not the owner, as long as he can comply with his obligations in terms of the contract.

16 16 (RCR11/2015). 22 Paragraph 5.3 Exceptions provided by section 14 Section 14(1)(b)(iii) - Usufructuary party to redistribution agreement Where property is bequeathed to A and B subject to a usufruct in favour of C, Resolution must the usufructuary also be a party to the redistribution agreement between A and B? No, unless the usufructuary also redistributes the usufruct - (RCR12/2006). Paragraph 7.1 Transfer of two or more pieces of land by one deed One or more deeds of transfer May one deed of transfer be accepted for the same transferor and the same transferee, but in respect of two or more deed of sales for different properties and different purchase prices? If, yes, how are office fees charged? Resolution Yes, it is permissible in terms of section 22(2) of Act 47 of The causa of the deed must make reference to both transactions. The purchase price of the transactions must be reflected separately in the consideration clause. RCR20/ is hereby confirmed pertaining to the payment of fees (RCR22/2015) Chapter 5 - Power of attorney Paragraph 2.2 Preparation and signing of the preparation certificate Consents prepared by attorney, notary & conveyancer Which consents, required for the performance of an act of registration as envisaged by regulation 44 of the Deeds Registries Act, must be prepared by an attorney, notary & conveyancer? Resolution Only consents required for purposes of an act of registration and prepared by a practising attorney, notary or conveyancer must contain a preparation clause - (RCR20/2006) Although from a deeds office perspective this will be allowed it is very doubtful whether SARS will regard this as only 1 transaction. If the identity of the nominee and the power of attorney by the nominee is not provided to the transferors on the same day as the divorce settlement, SARS will regard it as two transactions for transfer duty purposes. In other words, a transfer duty exemption certificate will have to be obtained in respect of the transfer from the former husband to the wife and thereafter a transfer duty receipt from the former wufe to the third party. These transfer duty documents will then not correspond with the transfer documentation regarding the transferor(s) and transferee. Calculation of Fee in terms of Regulation 84 When more than one property is included in an application in terms of section 45, how must the office fee be calculated? Must it be calculated on each property separately or on the aggregate amount? Resolution The fee must be calculated on the sum total of all the property values (RCR20/2012).

17 17 Paragraph 2.3 Regulation 44A - Responsibility for correctness Regulation 44A and CRC 7 of 2010: 24 Value of property Will the preparing conveyancer be responsible for the correctness of the value of the property? In some cases the Receiver of Revenue does not require a valuation (e.g. divorce order). Will valuation certificates have to be obtained? Resolution No, it is not necessary to lodge a valuation certificate. In the absence of a transfer duty receipt reflecting the value of the property, the amount reflected in the deed or document, based on the municipal valuation, will be accepted as proof of the value of the property (RCR40/2010). Responsibility of conveyancer Scenario If a bond is passed in favour of the trustee of an insolvent estate, the practice is to accept it if it is for the balance of the purchase price (the resolution of the trustees needs not to be lodged to ascertain whether the trustee or the curator has the legal capacity to do so). Is it not the duty of the registrar of deeds but rather the responsibility of the conveyancer in terms of regulation 44A? What will the position be in a scenario where an insolvent sold his property in June 2006 to his mother for R ,00 and is thereafter declared insolvent in December His mother was the applicant. The mother registered a first bond in favour of the trustee of the insolvent estate in July 2007 for R ,00. The causa was not for the balance of the purchase price. Resolution It is not the responsibility of the registrar of deeds to determine the causa of the bond and whether the trustee acts in terms of his powers. It is the responsibility of the conveyancer to determine the validity of the transaction - (RCR18/2007). Is there an onus on the registrar of deeds to establish that the preparing conveyancer is a conveyancer and has thereby the authority to sign the preparation clause on deeds and documents? Resolution Yes. In terms of section 15 deeds, bonds, certificates of title shall not be registered / attested / executed by a registrar of deeds unless it has been prepared by a conveyancer - (RCR15/2009). 24 According to Chief Registrar s Circular 7 of 2010, the consideration clause in a deed of transfer or application for the transfer by means of an endorsement, must make reference to the value of the property where the purchase price is not applicable. Such reference will serve as proof of the value of the property. It further provides that where a transfer duty receipt contains a reference to both the purchase price and the value of the property, then both purchase price and value must be reflected in the consideration clause of the deed of transfer or application for a transfer endorsement. The reason behind the inclusion hereof, is that the deeds office fee is to be calculated on the greater of the purchase price or the value of the property.

18 18 Retention of maiden name In the event of a party to a deed retaining a maiden name after marriage, must proof be lodged, in the form of an affidavit from the party concerned, or is it covered by the provisions of regulation 44A? Resolution It is covered by the provisions of regulation 44A - (RCR24/2007). Should a party to a deed revert to her maiden name or elect to retain her maiden name, must the registrar of deeds insist on proof from such party as to the retention or reversion? Resolution It is covered by the provisions of regulation 44A - (RCR25/2007). Agricultural land - transferee married in community of property Is it the responsibility of the registrar of deeds to call for proof of a marriage in community of property where the transferee of agricultural land is married in community of property? Resolution No, in terms of the provisions of regulation 44A it is the responsibility of the conveyancer - (RCR38/2007). Identity number and status of insolvent It is established practice to disclose the identity number and status of any insolvent when a trustee transfers land as a result of a sale in insolvency. However, the status of the insolvent might have changed since registration and as the trustee is the owner, the conveyancer does not assume responsibility for the correctness thereof. Should the identity number and status as disclosed in the title deed be followed, or must the registrar of deeds assume responsibility for it? Resolution The status and identity number as disclosed in the title must be followed - (RCR33/2008). Powers of a business rescue practitioner Can the business rescue practitioner mortgage company property without the resolution of the board of directors? Resolution Yes, see section 140 of the Companies Act, 2008 (Act No. 71 of 2008) (RCR37/2012). Regulation 44 Conveyancer to initial pages of draft bond together with all mortgagors and witnesses May a registrar of deeds insist on full initialling of all pages of the draft bond by the conveyancer, who signed the preparation clause of the power of attorney to the draft bond? Conveyancers argue that Regulation 44 of the Act and RCR 26 of 2004 do not provide for the conveyancer, who signs the preparation clause of the power of attorney attached to the draft bond, to also initial the pages of the draft bond. Resolution The draft bond need not be initialled by the conveyancer (RCR19/2014).

19 Regulation 44A (d)(ii)(aa) and (bb) General Power of Attorney The amendments to regulation 44A do not cover natural persons. According to CRC 4 of 2013 the amendments to regulation 44A(d)(ii)(aa) and (bb) of Act 47 of 1937, resulted in the responsibility of ensuring that a representative acting under the authority of a power of attorney, has been removed from the Registrar of Deeds (examiners) and has become that of the preparing conveyancer. However, it has to be pointed out that regulation 44A(d)(ii)(aa) and (bb) makes no reference to a representative acting on behalf of a natural person. It stands to reason that the amendments to the regulations did not remove all responsibilities from the Registrar of Deeds (examiners) and that where a person is appointed by a natural person as a representative, in terms of a power of attorney it is still the Registrar of Deeds (examiners) responsibility to check the power of attorney Resolution Uncertainty exists whether powers of attorney must be checked or not. Regulation 44A of Act 47 of 1937 and Regulation 16C of Act 95 of 1986 must be referred back to the relevant boards for further discussion. CRC 4 of 2013 is to be amended (RCR20/2014). Repealed by RCR1/2015 (see amendment to regulation 44A of Act 47 of 1937 and regulation 16C of Act 95 of 1986). Regulation 44A(d)(ii)(aa) and (bb) General Power of Attorney In view of the amendments to regulation 44A(d)(ii)(aa) and (bb) of Act 47 of 1937, is it still required for a Special Power of Attorney or General Power of Attorney which is to be utilized as a special power of attorney to be lodged? The responsibility of ensuring that a person acting in a representative capacity is duly authorised, has been passed to the preparing conveyancer. Resolution Special and General Powers of Attorney must be lodged as provided for in regulation 65(1) (RCR21/2014). Regulation 44A General Power of Attorney The amendment to Regulation 44A(d)(ii)(aa) Act 47 of 1937 to include natural persons has removed all uncertainties whether examiners must check General Power of Attorneys when referred to in deeds for examination. Where agents act in accordance with General Power of Attorneys in deeds with no preparation clauses, e.g. consents to cancellations of bonds registered over Proclamation 293/1962 property, must this General Power of Attorneys still be checked? Resolution Proof of appointments of agents in deeds with no preparation clauses must still be checked and lodged where necessary (RCR16/2015). 19 Paragraph 2.5 Initialling of powers of attorney, applications and consents Retyping of first page Where the first page of a power of attorney is retyped, or where the first page of an affidavit is retyped, must the power of attorney be re-executed and the affidavit redone, or will mere full initialing suffice? Resolution The power of attorney must be re-executed and a new affidavit must be provided - (RCR29/2006). Paragraph 2.6 Authentication Rule 63 of the High Court rules Who has the capacity to authenticate a document executed in the Antarctica for

20 use in the Republic of South Africa, given the provisions of Rule 63 of the High Court? Resolution Documents executed in the Antarctica does not require authentication as a result of the provisions of section 2(1) of the South Africa Citizens in Antarctica Act 55 of The said section provides that the laws in the Republic shall apply to South Africa Citizens while they are in the Antarctica (RCR45/2010). Rule No. 63 of the High Court Rules May a document executed in Namibia for use in South Africa be duly authenticated before a Notary Public? Resolution No. However, the formalities as prescribed by the Hague Convention dated 5 October 1961 may be followed, as Namibia is a party to such Convention (RCR 46/2011). 20 Authentication of Affidavits Must an affidavit executed outside the Republic of South Africa be authenticated in terms of Rule 63 of the High Court? Resolution Yes, unless the affidavit is made before an officer prescribed by section 8 of the Justices of Peace and Commissioners Oaths Act 16 of (RCR21/2009). Paragraph 2.7 Analysis of a power of attorney Person authorizing the power of attorney Authority to sign documentation: Constitution of South Africa, Act 108 of 1996 In terms of section 139(1)(b) of the Constitution of the Republic of South Africa, 1996, the Provincial Cabinet appoints an administrator for a struggling municipality to take full responsibility of administration inclusive of staff, financial and technical functions of that municipality. Does this taking of full responsibility include the authority to sign form DDD deeds for transfer of immovable properties? Resolution Yes, the appointment letter covering such powers of the administrator, must be lodged for filing (RCR49/2011). Comment It must be ascertained however, that such person does indeed have the authority, as such authority will be set out in the letter of appointment. The agent (Appearer) A conveyancer executes deeds on behalf of another firm It often happens that a conveyancer from another firm executes deeds on behalf of the firm who has lodged the deeds. Must the Registrar be informed in such cases or is it not his/her responsibility? Resolution No. The conveyancing firm must accept responsibility for the execution of their own deeds - (RCR33/2006).