Property(Law(Notes(2011( (Christian(Camilleri( Contents' Adverse'Possession'...'3' Co/Ownership'...'6' Joint'tenancy:'...'6'

Transcription

1 Prperty(Law(Ntes(2011( (Christian(Camilleri( Cntents AdversePssessin...3 C/Ownership...6 Jinttenancy:...6 Rightfsurvivrship:...6 TenancyinCmmn...7 CreatinfC/wnership...7 ThreeSituatinsfPresumptinfTIC...7 Severance...8 Estates...9 Freehld...9 EstateinFeeSimple...9 LifeEstate!(eg,Asher!v!Whitlck)...9 LessthanFreehld(Leasehld)...10 Cvenants...11 EquitableLeases...12 Types...12 Fixed!Term!Tenancy...12 Peridic!Tenancy...12 Tenancy!at!Will...12 Tenancy!at!Sufferance...13 TypesfInterestinLand...14 Mrtgages,ChargesandLiens...14 Generallawmrtgages...14 Trrenslawmrtgage...14 RightsandObligatins...16 Optins...16 Easements...17 Distinguishingfrmtherinterests...17 Substantiativeelements:(Re!Ellenbrugh!Park)...17 CreatinfEasements...22 Extinguishment...25 PrfitàPrendre...26 LegalInterest Frmalities...27

2 Registratin...28 Indefeasibility...28 DctrinefNtice...29 StatutryExceptinstIndefeasibility...31 Fraud...32 InPersnamClaims...35 Vlunteers...39 EquitableInterest Frmalities...40 Equitablerelief GeneralPrinciples...40 EquitableInterest Creatin...41 SpecificallyEnfrceableCntracts...42 PartPerfrmance...46 Trust...48 Expresstrust:...48 StatutryTrusts:...48 TrustsImpsedbyEquity:...48 Estppel...54 Remedies...56 MereEquities...57 HierarchyfInterests...57 CaveatableInterests...60 Pririties...63 Twregisteredestates...63 PrirEquitableandsubsequentregistered...63 Trrens...63 Generallaw...63 Prirregisteredandsubsequentequitableinterest...63 TwEquitableinterests...64 FailuretCaveat...65 MereEquityvEquitableinterest ( (P age(

3 LIMITATIONS)OF)ACTIONS)ACT)1958)(VIC)) ADVERSEPOSSESSION 3creelements: 1. Outfpssessin(s9) 2. Inpssessin(s14(1)) 3. Adversepssessin(s14(1)) s7.ntitlebyadversepssessinagainstcrwn! publicauthrityinclusinins7insubsequentss! ratinale:thecrwncanntbeexpectedtmnitrtheusefallpubliclands,andthat futuregeneratinsshuldntbedeprivedftheirpatrimnyduettheversightffficials whhldthelandsintrustfrthem. s8(actintrecverland peridf15yrs s9(requirementfpssessinanddispssessinbywner s10(musthldacurrentntafutureinterest s13(1)tenancyatwill(nrent) neyearfrmthecmmencementtherefcmmencespssessin s16(/npersnshallbedeemedthavebeeninpssessinfanylandbyreasnnlyfhaving madeafrmalentrytheren s18(riginaltitlehlder sclaimisextinguishedandbecmesmerelypssessry s42(2)(b) TLA changeintitledesntstptimerunning Persn(claiming(title(by(adverse(pssessin(must(shw(tw(things:(( (1) Factualpssessin asufficientdegreefphysicalcustdyandcntrl a. Pssessinmustbecntinuus(Laurice)Abbatangel). i. abandnmentbyneadversepssessrfllwedbyabreakintimewhenthe landisntinpssessinfsmepersnadverselytthetruewnerwill, restrethetruewner stitletitspristinefrce(mulcahy)v)curramre) b. Thepssessrhasbeendealingwiththelandinquestin(as(an(ccupying(wnermight havebeenexpectedtdealwithitandthatnneelsehasdnes(pye) c. Kindfcntrldependsnnatureftheland(Pye/restrictingaccesstfarmlandand usingittgrazecattle) d. Adverse desntrequire aggressin,hstilityrsubterfuge (Pye) e. Pssessinisnt(adverseslngasitisheldwithpermissinfthepersnwiththe righttimmediatepssessin. i. Pssessinwithutpermissinisadverseevenifitdesntinterferewith Owner scurrentuseftheland(pye) f. Ntlstifpssessrschsetinvitetherstvisitrmakeuseftheland(Petkv) (2) intentintpssess exercisesuchcustdyandcntrlnne swnbehalfandfrne swn benefit.(pye) a. Ntanintentintwnrevenanintentintacquirewnershipbutanintentint pssess(mran)case) b. Fencingrenclsureflandrerectingabuildingisprimafacieevidencefintentint exerciseexclusivecntrlvertheland(seddn)v)smith) c. intentin t exclude the wrld at large s far as is reasnably practical (Pye) 3( (P age(

4 d. Adverse pssessr s intentin is relevant, nt riginal title wner (Pye). e. Desn t matter if they wuld have been prepared t pay fr the use f land had payment been sught (Pye). f. Ifthesquatterisawarefaspecial(purpsefrwhichthepaperwnerusesrintends tusethelandandtheusemadebythesquatterdesntcnflict mayprvidesme supprt thatthesquatterhadnintentintpssessthelandintherdinarysense butnly(and(intentin(t(ccupy(it(until(needed(by(the(paper(wner(pye). Timestpsrunningwhenthepersnhavingthecausefactineffectively(asserts(his(r(her(titler whenthesquatteradmitstheexistencefthesuperirtitlebyacknwledgementrpartpayment fadebtsuchasnesecuredbyamrtgage. Themereassertinftitleinaletterfrmthedcumentarytitlehlderis insufficient(munt)carmel)investments)v)peter)thurlw)ltd) Asuperirtitlemaybeassertedbybringinganactinrmakingapeaceablebut effectiveentryupntheland. Paymentfratesinsufficienttassertwnership(Kirk)v)Sutherland) Repairingfencesandregularupkeepfvegetatinsufficienttcntinuepssessin (Laurice)Abbatangel) Enteringlandntsufficienttassertpssessin(Laurice)Abbatangel) NB:!Prvisin!fr!the!extensin!f!the!limitatin!perid!fr!disability!(s23),!fraud!r!mistake!(s27).! Kirk)v)Sutherland) FACTS( (H(TO(S;(B(TO(K;(AND(H((ADVERSELY(POSSESSED)(TO(S( 1919:HandBwnedadjiningalltments;HfencedinhisandpartfB s;bawareand acquiesced HusedthatpartfB sland,paidnrent,andbatntimeassertedanyrightverthe land 1940:HsldalltmenttwhichhewastheRP 1944:H salltmentsldtplaintiffsk BsldtdefendantShisalltmentfwhichhewastheRP 1947:HpurprtedtcnveytSthatprtinfB slandthathadbeenenclsedbythe fence Pl ssughtactinfrdeclaratinthattheyweretbeentitledtberpfthatprtin fb slandenclsedbyfence Sutherlandisthetitlehlder. H:Factualpssessin(fence(lineandusedfrfarming)+intentintpssess(interrelatedwith factualpssessin thepersn sactinsareindicativeftheirintentintusethelandastheir wn)! Buchananpayedrates Ntrelevantfrdeterminatinfpssessin 4( (P age(

5 Interestextinguished cannttransfertitletsutherland! Hawleyhadpermissin(Licencetuseland) S13(1)LAA neyear(tenancyatwill npaymentfrent) Hence,frm1920,adversepssessincmmencedsthatby1935,Buchanan s interestextinguished " Tavidthis,writingaletterisinsufficient.Theremustbeaclearactinf titlehlderusingtheland. Laurice)Abbatangel Adverselypssessedcuncilland FACTS( / AmvedtGeelngfraperid,butvisitedthelandmstweekendsandstillhadstckthere / Cuncilemplyeeenteredthelandncein1992tinspectthewrksrefldingfaspndrain.He askedmrsawhwnedthelandshesaid thecuncil Pssessinmustbecntinuustcunttwardsadversepssessin.Thethreeyearperidf casualvisitsdesntcuntasasufficientbreak.inrdertdeterminewhethersmeneisin pssessinflandyuneedtascertainthenature(f(landbecausepssessindiffersdependant nuse.whetherthereisfactualpssessinandintentintpssess matrixffacts.thereisa needfrpssessintbecntinuustcncludeadversepssessin. Imprtantisthecnstant(restratin(and(cnstructin(f(fencesthrughuttheprpertyincluding thesidesfthedisputedland thewrkundertakenwasthrugh,systematicandcnstant fences werebuiltnitsbundarywiththeutsidewrld theabbatangelscnstantlymaintainedthe disputelandinawaywhichmaybecntrastedwiththecuncil s(inactivity theylkedafterthe prperty(maintained(trees/vegetatin,(remved(weeds/pests) allthesefactrstakentgether indicatehw cmpletelythedisputelandhadbecmetbetreatedastheirs Pye)v)Graham) Requirementsffactualpssessinandintenttpssess.Itillustratesthedifficulties(in(shwing( thecmmencement(and(applicability(f(the(perid(f(pssessinandthestepsfdeterminatin thatacurtmustprceeddwn.thereisnsuchprinciplefimpliedcnsent,evenifpssessinis ntincnsistentwithtruewner sintendeduseandwrittenpermissinisreceived,ncepermissin expiresandisntrenewed,adversepssessincmmences. FACTS( Grazinglicencehayandcattle prpertyenclsedandaccessbylckedgate licenceexpiredand requesttvacatein1983 Gcntinuedusingland 1999 adverselypssessed ) 5( (P age(

6 CO2OWNERSHIP TLA,(s30(\(Jint(prprietrs( (2) Twrmrepersnswhareregisteredasjintprprietrsflandshallbe(deemed(t(be( entitled(theret(as(jint(tenants(andinallcaseswheretwrmrepersnsareentitledastenants incmmntundividedsharesfrinanyland,theregistrarmaymakeanynecessaryrecrdings intheregisterandmaycreateasingle(fli(fr(the(entirety(r(separate(flis(fr(each(f(the( individual(shares,andmayprduceacertificateftitlercertificatesftitleaccrdingly. Jinttenancy: Preferredindmesticrelatinshipsandintrusteerelatinships. Intheabsencefexpressintentin,thepresumptinwillbethatajinttenancyiscreatedUNLESS: nefthe4abveunitiesareabsentrwrdsfseveranceintheinstrumentcreatinginterestare used(eg:50:50split)(mrley)v)bird). Twdistinguishingfeatures:theright(f(survivrshipandthefur(unities 1. Unity(f(pssessin interesttbeenjyedtgetherwiththetherjinttenants( 2. Unity(f(interest( a. Nature b. Extent c. duratin 3. Unity(f(title interestcreatedinthesametitlecnferringinstrument/adversepssessin( 4. Unity(f(time alljinttenantsmustvestatthesametime(exceptacnveyancebya trusteeradispsitininwill)( Rightfsurvivrship: Whennejinttenantdiesthewhleftheestateremainswithinthesurvivingjinttenant(s). Therightperatest free(the(prperty(frm(the(cntrl(f(ne(f(the(wners ie,the survivr srightexpands IfAdies,B stitleexpands. Theprpertycanntbebequeathedrdispsedfbywillandtherighttsurvivrshipcannt bedefeatedwhilstpartiesarejinttenants.hwever,duringtheirlifetimethepartiesarefree tseverjinttenancy. IfAandBdieatthesametime(inVic)statutedictatesthattheelderdiedfirst(PLA(s184) deathspresumedthaveccurredinrderfsenirity,andaccrdinglytheyungershallbe deemedthavesurvivedtheelder. TLA(s,(50(\(Registratinfsurvivrfjintprprietrs whennedies 6( (P age(

7 Preferredincmmercialarrangements. TenancyinCmmn Eachtenantisentitledtpssessinfthewhlelandandentitlednlytadistinctshare.They maydealwiththeirundividedshareintheprpertyattheirliberty.thereisnright survivrshipandupndeathwillpasstbeneficiariesbywill/intestacy. BthAandBcanseparatelydeviseaninterestintheirheirs. Thisccurswhennefthefurunitiesisntadheredtrinequity. CreatinfC2wnership Atcmmnlawthepresumptinisthataninterestgivent2+persnseitherbywayflegacy rtherwiseisjintunlesstherearewrdsfseverance(mrely)v)bird). Ifjintregisteredprprietrs,JT:TLAs30(2). Ifequalcntributinsaremade,presumedJT. Equitywillpreferatenancyfcmmningeneral(Delehunt)v)Carmdy)rifthereare circumstancesindicatingadistinctseveraltyfinterests(survivrregardedastrusteefr partner sbeneficiaries). Ifregisteredasjinttenantsinlawwherewrds(f(severanceareused,equitywillstilltreatthe interestsfaandbasatenancyincmmn.(eg: inequalshares, shareandsharealike, amngstrrespectively.) NB:)nly)where)equity)can)give)a)remedy) ThreeSituatinsfPresumptinfTIC 1. Business(partners(Lake)v)Craddck/didn tapplywrdsfseverance) itwuldbeunfair tpermittheprinciplefsurvivrshiptperateinanundertakingdesignedtprducea prfit,sincethepartnerwhhappenedtdiefirstwuldlseallhisinvestment 2. Mney(advanced(n(mrtgage((Re)Jacksn)whetherinequalrunequalshares itis unlikelythatc/wnerswuldexpecttfrgtheirmneyiftheyshulddiebefreitwas repaid. 3. Unequal(cntributin(t(purchase(price((Bull)v)Bull;Calverley)v)Green)presumedthld inaccrdancetprprtinfrespectivecntributins.thisextendstassumptinfjint liabilityundermrtgagerather(than(cntributin(ingram)v)ingram).thiswillntarise whereacnveyanceexpresslydeclarestheirbeneficialinterests(gdman)v)gallant). Eg:Cummins/TIC;Baumgartner TIC 4. Lease(fr(premises(where(P(and(D(tk(unequal(shares(Malayan)Credit)Ltd) Where premisesareheldbytwpersnsasjinttenantsatlawfrtheirseveralbusinesspurpses, itisimprbablethattheywuldintendthldasjinttenantsinequity. ( 7( (P age(