REAL PROPERTY: LIMITATION OF ACTIONS ISBN 983-3519-01-6 Author: Nasser Hamid Binding: Softcover/Extent: 580 pp Publication Price: MYR 150.00 The law is stated as of December 31, 2005 Chapter 1 LIMITATION Limitation Rationale... 1 Concept of Limitation... 4 The Law of Limitation... 4 Statute of Limitations... 7 Policy of the Limitation Acts... 8 Limitation Interpretation of Statutes - Intention of the Legislature... 10 Statutory Interpretation Retrospective Effect of Legislation... 13 Statutes of Limitation & Causes of Action... 14 Enforcing the Limitation Period... 15 Limitation - Burden of Proof... 16 Shifting of Onus... 21 Limitation is a Question of Evidence... 22 Computation of Time... 22 Time Bars... 23 Limitation A Defence and not a Cause of Action... 23 Action to Pursue Rights - Inaction Whether Reasonable... 24 Liability & Limitation Period... 24 Defence of Limitation Waiver... 25 Pleadings & Limitation... 25 Failure to Plead... 26 Defence of Limitation - Pleadings & Causes of Action... 26 Pleadings... 27 Laches... 29 Acquiescence... 29 The Defence of Laches... 30 Postponement of Limitation Enlarging of Time... 43 Acknowledgment... 46 The Person Liable or Accountable Therefor... 48 Acknowledgment - Fresh Accrual of Action... 49 Fraud or Mistake - Postponement of Limitation Period... 56 Discoverability Principle... 57 Equitable Tolling... 58 Chapter 2
THE LIMITATION ACT 1953 (ACT 254) (REVISED 1981) Introduction... 63 Repeal... 63 Application of Limitation Act 1953 (Act 254)... 64 Specific Provisions on Limitation in other Statutes to override General Provisions in Limitation Act... 76 Limitation Act 1953 - Prevalence over Rules of the High Court 1980... 78 Limitation Act 1953 - Action Meaning of... 79 Suit... 80 Limitation and Government... 80 Limitation Act 1953 Estoppel... 83 Public Authority Proceedings Against Limitation Period imposed by Public Authorities Protection Act 1948... 89 Public Authorities - Appeals... 90 Cause of Action... 91 Accrual of Cause of Action... 92 Accrual of Cause of Action - Infringement or threat of infringement of the rights of Plaintiff... 93 Fraud & Negligence Accrual of Cause of Action... 94 Consequential Orders & Limitation... 96 Chapter 3 REAL PROPERTY - LAW & RIGHTS OF PARTIES Real Property Meaning of... 99 Legislation and Land Law... 100 Sabah & Sarawak... 101 The National Land Code 1965 ( Act 56 of 1965)... 102 National Land Code 1965 (Act 56) and the National Land Code (Penang & Malacca Titles) Act 1963... 102 Adverse Possession 104 National Land Code (Penang & Malacca Titles) Act 1963 and Adverse Possession... 106 National Land Code (Penang & Malacca Titles) Act 1963 and Limitation... 107 Attributes of Adverse Possession... 113 Adverse Possession - Current Position... 116 Adverse Possession Sabah... 120 Adverse Possession Sarawak... 120 Dealing Meaning of... 125 The Torrens System... 126 Equity and the Torrens System... 127 Equity & the National Land Code... 129 Torrens System - Equity in Action -
Remedy of Rectification... 134 Indefeasibility... 136 Deferred Indefeasibility... 138 Indefeasible Title Operation of Law... 139 Rights of Parties... 140 Rights & Interest of Parties in Land Actions based on Contract - Breach of Contract General Rules & Exceptions... 140 Evidence of Ownership of Land... 145 Relationship of Parties Vendor & Purchaser... 145 Proprietor... 146 Contract for the Sale of Land and the Rights of Parties... 146 Rights of Purchaser... 147 Bona Fide Purchaser for Value... 150 Lease... 152 Trust - Sale of Land by Beneficiary... 153 Jual Janji Transaction... 155 Recovery of Land & Limitation - General Principles... 155 Adjudicating Claims Application of Statute Law, Common Law & Equity... 156 National Land Code - Appeals against Decisions of State Director, Registrar or Land Administrator... 159 Appropriate Circumstances to Apply Section 417 of the National Land Code 1965 (Act 56)... 159 Statutory Right of Appeal... 161 Appeal Procedure provided by the National Land Code 1965 (Act 56)... 168 Declarations v Appeals... 177 Chapter 4 ACTIONS TO RECOVER LAND & LIMITATION Introduction... 183 Actions to Recover Land... 183 Enforcing Rights Existence of Rights... 185 Proprietary Rights and Injunctions... 189 Application for Recovery of Land Mode of Commencement of Action... 189 Aggrieved Person... 190 Claim for Recovery of Land by Proprietor... 190 Right of Action to Recover Land Acknowledgment of Title... 191 Proprietary Claim - Claim to Property taken into Custody by Liquidator... 197 Operation of Limitation Act only where there is a Cause of Action... 200
Cause of Action Meaning of... 203 Clear and Unequivocal Threat to Plaintiff s Right... 204 Accrual of Cause of Action... 207 Accrual of a Right to Sue - Accrual of a Cause or Right of Action - Meaning of... 209 Possession and the Accrual of Cause of Action... 209 Purchaser s Cause of Action for Recovery of Land - Vendors Failure or Default in Executing a Memorandum of Transfer... 213 Accrual of Cause of Action - Two Possible Dates... 216 Accrual of Cause of Action Ignorance Minor... 217 Declaratory Relief... 218 Order for Sale... 225 Trespass... 226 Trespass and Encroachment - Inapplicability of the Defence of Limitation... 228 Remedy of Mandatory Injunction... 230 Late Delivery - Claim for Liquidated and Ascertained Damages... 237 Easement... 241 Floor Area Shortfall Date of Accrual of Action... 241 Strata Titles... 243 Specific Performance... 244 Timeous Claim... 245 Equitable Remedy... 250 Application for Specific performance of a Joint Venture Contract... 254 Action for Specific Performance of a Covenant in a Conveyance... 254 Chapter 5 CAVEATS Introduction... 257 Caveats & Limitation... 259 Pursuing Rights and Enforcing a Caveat... 260 Claim to Title or Interest in Property Approach of Courts... 262 Aggrieved Party and Locus Standi... 266 Caveating a Portion of Land... 267 Extension of Caveat... 268 Caveat - Application to Set Aside Order Granting Extension of Plaintiff s Caveat until Final Disposal of Suit Accrual of Cause of Action... 273 Removal of Caveat... 274 Chapter 6
LAND ACQUISITION Introduction... 285 Rights of Landowner under the Land Acquisition Act 1960 - Reference of Matter to Court... 287 Failure by State Authority to Develop the Acquired Land for a Public Purpose... 290 Act Default or Complaint - Public Authorities Protection Act 1948 (Revised 1978) (Act 198)... 291 Limitation... 292 Limitation and Invalid Exercise of Power... 294 Invalid Acquisition Inapplicability of Limitation Period... 295 Fraud in Acquiring Land & Limitation... 300 Application for Certiorari to Quash Declaration, Acquisition and Award for Land Acquisition... 300 Chapter 7 TRUST PROPERTY Land & Trust Property... 303 National Land Code and the Recognition of Trust as Dealing... 303 Power of Executor in dealing with Assets of Estate... 304 Trust Meaning of... 306 Accrual of Cause of Action... 313 In respect of any fraud to which the trustee was a party or privy Interpretation of... 314 Action to recover trust property or in respect of any trust... 314 Fraud - Standard of Proof... 315 Trust Property Conspiracy by Trustee & Gratuitous Agent... 316 Joint Hindu Family Transfer of Land to Coparcener Whether transfer Void... 318 Claim by Minor for Trust Property No Requirement to Rely on Section 24 for Extension of Limitation Period... 319 Limitation of actions claiming the Personal Estate of a Deceased Person... 320 Claim to share or interest in estate of deceased... 320 Action in respect of a claim to Personal Estate... 322 Chapter 8 SABAH LAND & LIMITATION Sabah Land Law... 325 Application of English Law & the Sabah Land Ordinance... 327 Statute of Frauds... 338 The National Land Code, the Sabah Land Ordinance
(Sabah Cap 68) and the Sarawak Land Code (Cap 81)... 338 Sabah Land Rules... 340 Rights of Parties to Land & Categories of Land Use... 340 Native Customary Rights in Sabah... 344 Interests in Land in Sabah - Rights of Parties... 346 West Malaysian Cases Analogical Support... 346 Indefeasibility... 347 Adverse Possession... 348 Adverse Possession is provided for under Item 112 of the Schedule to the Limitation Ordinance... 349 Adverse Possession Section 6(2) ) of Sabah Limitation Ordinance Whether of Retrospective Effect... 353 Land Applications - Rights of Parties to Land... 357 Appeal Time - Appeal against decision of Director of Lands and Surveys... 368 Director of Lands and Survey s Discretion - Jurisdiction of Court... 373 Limitation of Actions in Sabah... 374 Land & Limitation in Sabah... 375 Interpretation of Sabah Limitation Ordinance... 376 Extension or Postponement of Limitation Period... 380 Where the acknowledgment was made after the limitation period it would be of no consequence... 381 Estoppel... 383 Pleadings & Limitation... 383 Reply to Statement of Defence & Limitation... 384 Infringement of Condition in Title Forefiture... 386 Rescission of Contract for Sale of Land Limitation Period... 390 Rights of Parties - Innocent Purchaser for Valuable Consideration... 391 Trust... 392 Trust for a Specific Purpose... 393 Trust Constructive Trustee... 404 Forgery & Limitation... 405 Forgery Accrual of Cause of Action... 406 Alienation of Land Forgery Effect of... 408 Power of Attorney - Forgery & Limitation... 411 Forged Conveyance Effect on Bona Fide Purchaser for Value... 412 Chapter 9 SARAWAK LAND & LIMITATION The Sarawak Land Code... 421 Sarawak Land Code Interpretation of... 421 Interpretation of Sarawak Land Code Indian Legislation & Cases... 421
Land - Rights of Parties General Powers granted by Statute and Qualifications... 424 Native Land... 425 Native Land & Rights... 426 Acquire Section 8 of Sarawak Land Code - Meaning of... 428 Power of Attorney Granting Rights over Native Land to Non Native Validity of... 431 Action to Nullify Power of Attorney Granting Rights over Native Land Limitation Period... 437 Registrar of Land Registration of Instruments of Dealings in Land - Powers & Functions... 439 Native Customary Rights Over Land... 441 Native Customary Rights & Limitation... 442 Non User & Loss of Rights... 442 Occupation... 443 Native Customary Rights & Limitation - Appeal against decision of Settlement Officer... 447 Limitation Ordinance (Cap 49 Sarawak)... 453 Interpretation of the Sarawak Limitation Ordinance (Cap 49) Applicability of West Malaysian Authorities... 455 The Sarawak Limitation Ordinance Retrospective Effect... 455 Suit and Action... 456 Sarawak Limitation Ordinance & the Government... 461 The Sarawak Limitation Ordinance & the Public Authorities Protection Act 1948... 467 Articles in the Schedule to the Sarawak Limitation Ordinance Interpretation of... 468 Land Acquisition in Sarawak... 470 Land Acquisition in Sarawak - Material Date for the Determination of Compensation Payable to a Landowner... 471 Land Acquisition Date of Award for Purposes of Computation of Limitation... 473 Appeal against Decision of Superintendent of Lands & Surveys... 477 Indefeasibility & Exceptions... 480 Specific Performance & Indefeasibility... 481 Late Delivery - Limitation... 481 Action for Possession of Immovable Property... 482 Rescission of Contract for Housing Development Defence of Limitation Article 91 - Date of Accrual of Action... 483 Action for Recovery of Land Breach of Contract & Negligence of Solicitors Limitation Period... 486 Trust... 488
Statute of Frauds... 491 Share of Estate Property... 491 Action to Recover Land Fraud... 494 Fraud and the Sarawak Land Code... 494 Fraudulent Concealment... 499 Transfer of Land - Allegation of Fraud in Procurement of Title to the Land... 499 Where No period of Limitation provided in the Schedule... 500 Memorandum of Transfer - Non Registration of... 501 Right of Way & Trespass... 502 Implied Right of Way... 502 Sarawak - Caveats & Limitation... 510 Introduction... 510 Caveats and Limitation... 510 Caveatable Interest and Pleadings... 514 Entitlement to Lodge Caveat... 515 Interpretation of Section 173... 516 Application for Extension of Caveat Locus Standi of Applicant... 517 Lapse of caveat... 520 Application for Removal of Caveat... 530