Abstract
Land registration is the system under which titles to land are recorded. As outlined in Chap. 2 there are two basic divisions; deeds registration and title registration, and these have co-existed in many jurisdictions for decades.
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Notes
- 1.
See Yavuz (2005), p. 8.
- 2.
Manthorpe (2007), p. 1.
- 3.
Lawson and Rudden (1982), p. 213.
- 4.
De Soto (1994).
- 5.
Roić et al. (2008).
- 6.
De Soto (2001), pp. 23 and 30.
- 7.
De Soto (2001), chapter 3.
- 8.
Zaibert and Smith (2003), p. 40.
- 9.
Zaibert and Smith (2003), p. 40.
- 10.
Zaibert and Smith (2003), p. 40.
- 11.
- 12.
King recommends that where suitable for a country or jurisdiction one organisation should have overall responsibility for registration and cadastre. King (2008), p. 9.
- 13.
ConsultingWhere Limited and ACIL Allen Consulting for LINZ (2013).
- 14.
Roić et al. (2008). See also United Nations Economic Commission for Europe (2004), p. 5 which defines land administration as the management of information about the ownership, value and use of land and its associated resources. Dale et al. (2006), p. 19 that a sound land administration system, good land policy and a legal framework must be in place to underpin a thriving and efficient land market.
- 15.
International Federation of Surveyors (FIG) (1995).
- 16.
Stubkjær (2003), pp. 227–238.
- 17.
Stubkjær (2003), pp. 227–238.
- 18.
Silva and Stubkjær (2002), pp. 403–423.
- 19.
Dale et al. (2006), p. 14 that many countries are evolving their registration of ownership rights and fiscal and planning data into integrated institutional arrangements.
- 20.
In New Zealand for example LINZ is the government agency responsible for the administration of the cadastre and the title register.
- 21.
For more information on cadastres and in particular the German cadastre, see Sperling (2008).
- 22.
Roić et al. (2008).
- 23.
Silva and Stubkjær (2002), p. 411.
- 24.
Silva and Stubkjær (2002), p. 411.
- 25.
International Federation of Surveyors (FIG) (1995).
- 26.
Prendergast et al. (2009), p. 2.
- 27.
Prendergast et al. (2009), p. 2. He calls for a gradual migration towards conclusive boundaries over a number of decades. See p. 1. See also the Irish Institution of Surveyors (2008). The Land Registry has rejected this move as being unnecessary as it would add little to the title registration system and may not be justified on cost grounds. See Deeney et al. (2011), pp. 34–37 and 36–39. See also Deeney (2014), pp. 63 and 65. An Inter Professional Task Force was set up to look at the issue and its report was launched in April 2014. See Brennan et al. (2014).
- 28.
Property Registration Authority ‘Strategic Plan 2013–2015’ (2013), p. 3.
- 29.
Deeney (2014), p. 426.
- 30.
- 31.
Ruoff and his colleagues believe Torrens titles are infinitely simpler than English titles as the latter are freely rectifiable but Torrens titles are “so relatively sacrosanct that, save, to some degree, for fraud, duress and illegality, even the highest courts in Australia have claimed no more than a half-hearted jurisdiction over them. And yet, strangely enough, the Torrens system produces far more litigation than the English system.” See Ruoff et al. (1986), p. 13. See also Cooke (2003b), p. 100.
- 32.
Noting that the Ontario Land Titles Act is based on the English Land Transfer Act of 1875 but pointing out that it is not easy to state the essential points of difference between the Torrens and English systems. See Cooke and O’Connor (2004), p. 643. For Murphy the distinction is that the Torrens system has conclusive state guaranteed boundaries but in the English system the boundaries are not conclusive. See Murphy (2013), p. 52. Lyall is of the view that the Irish system is basically the same as the English system but has some features typical of the Torrens system. See Lyall (2010), p. 931.
- 33.
Miceli et al. (2002), p. 565.
- 34.
Moore and Globe (2003), p. 11.
- 35.
See O’Connor (2009a), pp. 194–195.
- 36.
O’Connor (2005), p. 46.
- 37.
Cooke (2004), p. 402.
- 38.
Cooke (2004), p. 402.
- 39.
Coffin and Pierre (2005), p. 4.
- 40.
See O’Connor (2009a), p. 198.
- 41.
- 42.
- 43.
Under both sections 23 and 24.
- 44.
As substituted by section 128 of the 2009 Act.
- 45.
See Coffey v. Brunel Construction Co. Ltd. [1983] IR 36.
- 46.
Torrens apparently failed to consider how the race system would apply in a two-stage land transaction where the contract and completion represent two distinct stages separated by a time interval. See O’Connor (2003a), p. 261. She describes the race system of registration as one where priority is awarded to the interest-holder that wins the race to the register; see p. 254.
- 47.
Rätsep (2008), p. 2.
- 48.
Manthorpe (2007), p. 2.
- 49.
Locke (2007), p. 3.
- 50.
Locke (2007), p. 4.
- 51.
Frank (2003).
- 52.
Wylie (2004), p. 13.
- 53.
Wylie (2004), p. 13.
- 54.
Moore and Globe (2003), p. 12.
- 55.
Moore and Globe (2003), p. 12.
- 56.
McDowell (2006).
- 57.
Wylie (2004), p. 15.
- 58.
Gray and Gray (2009), p. 180.
- 59.
Law Society of Ireland (2008), p. 1.
- 60.
See Dale et al. (2006), p. 10 for the connection between good title and prosperity.
- 61.
- 62.
O’Sullivan (2007), p. 1.
- 63.
De Soto (2001), p. 29.
- 64.
United Nations Economic Commission for Europe Working Party on Land Administration (2005).
- 65.
Stanley (2008), p. 2.
- 66.
Stanley (2008), p. 4.
- 67.
Clancy (2008), p. 7.
- 68.
Wallace and Williamson (2004).
- 69.
United Nations Economic Commission for Europe Working Party on Land Administration (2010).
- 70.
Rapaczynski (1996), p. 89.
- 71.
This dichotomy reflects the many uses of land; as a physical space, for food and shelter, as an economic resource, to create rights and obligations, as an expression of cultural heritage or to generate a land market. The United Nations Economic Commission for Europe (2004), pp. 1–2 sets out some of these perspectives.
- 72.
Arruñada (2011), p. 9.
- 73.
Miceli and Sirmans (1995), p. 83.
- 74.
O’Connor (2005), p. 48.
- 75.
O’Connor (2005), p. 46.
- 76.
O’Connor (2005), p. 47.
- 77.
Clancy (2007), p. 11.
- 78.
The particular legislative sections that provide for indefeasibility are often called “paramountcy” provisions. See the use of this term in Cooke and O’Connor (2004), p. 645.
- 79.
Mason (2003), p. 5. Mason notes the criticism of immediate indefeasibility is that it is too rigid and deferred or even discretionary indefeasibility might deliver fairer results. See p. 17. O’Connor notes that it was in Australia and New Zealand that the debate over deferred and immediate indefeasibility first erupted. See O’Connor (2009a), p. 199 with the case of Frazer v. Walker [1967] 1 AC 569 giving the first unequivocal endorsement of immediate indefeasibility. For details of the position prior to this case and its applicability in the Canadian context at that time see Neave (1976), pp. 173–192.
- 80.
Cooke provides a more simplistic definition of indefeasibility in stating that in England it takes the form of a guarantee of indemnity when title is upset, rather than any principle that registered title is unassailable. See Cooke (2003a), p. 281.
- 81.
O’Connor (2009a), p. 197.
- 82.
Nemo dat quod non habet; one cannot give what one does not have.
- 83.
O’Connor (2009a), p. 221.
- 84.
O’Connor (2009a), p. 200.
- 85.
Woods (2009), p. 32.
- 86.
Woods (2009), p. 32.
- 87.
Woods (2009), p. 32.
- 88.
Woods (2009), p. 33.
- 89.
O’Connor (2005), p. 47.
- 90.
O’Connor (2005), p. 47 refers to absolute or presumptive. Absolute as providing no discretion and presumptive as giving the court discretion to vary the rule in circumstances where it would cause hardship. Other commentators have referred to the latter as discretionary indefeasibility. See Mason (2003).
- 91.
For a graphical analysis see Miceli and Sirmans (1995), pp. 81–88.
- 92.
- 93.
Cooke and O’Connor (2004), p. 641.
- 94.
Cooke (2003b), p. 102.
- 95.
Harpum (2004), pp. 10–11.
- 96.
Harpum (2004), p. 11.
- 97.
Griggs (2001).
- 98.
Griggs (2001).
- 99.
Griggs makes reference to the Tragedy of the Commons and the Prisoners’ Dilemma, two perspectives that demonstrate the conflict between a joint welfare maximising solution (community welfare) and the maximisation of individual welfare. See Griggs (2001). Both individual welfare and community welfare is highest if co-operation can be enforced. The selfish behaviour of individuals erodes everyone’s welfare.
- 100.
- 101.
- 102.
- 103.
Baird and Jackson (1984), p. 300.
- 104.
O’Connor (2009a), p. 198 (footnotes removed from quote).
- 105.
Lawson and Rudden (1982), p. 227.
- 106.
O’Connor (2003b), p. 85.
- 107.
O’Connor (2003b), p. 85.
- 108.
O’Connor (2003b), p. 85.
- 109.
O’Connor (2003b), pp. 85–86.
- 110.
O’Connor (2009a), p. 222.
- 111.
Greenwood and Jones (2003), p. 346.
- 112.
Davies (2008), pp. 952–953.
- 113.
Davies (2008), p. 953.
- 114.
Davies (2008), p. 953.
- 115.
Davies (2008), p. 953, fn 84.
- 116.
See Uncertificated Securities Regulation 2001 SI 2001/3755 and Davies (2008), p. 953.
- 117.
Micheler (2002), p. 9.
- 118.
Micheler (2002), p. 13.
- 119.
Micheler (2002), p. 13.
- 120.
Micheler (2002), p. 13.
- 121.
Arruñada (2010), p. 117.
- 122.
Greenwood and Jones (2003), p. 345.
- 123.
See Cooke and O’Connor (2004), pp. 645–666 for a comparison of the ‘so called’ Torrens systems [Australasia, Canada (excluding Ontario) and elsewhere in the Commonwealth] with the English system. The definition of ‘Torrens’ fraud is behaviour on the part of the purchaser that will nullify the indefeasibility protection; see p. 646.
- 124.
A registered owner should not be allowed to refuse to perform contracts he had made and anyone who entered into such a contract should be entitled to claim such relief in law or in equity as a Court may grant. This includes specific performance or enforcement of a trust and may result in the Court ordering the registered owner to part with his title. For an examination of these claims and whether they detract from the principle of indefeasibility see Wu (2008), pp. 672–697. See also Stevens and O’Donnell (2003) and Hughson et al. (1997), pp. 490–496.
- 125.
Allowing for adverse possession.
- 126.
See Deeney (2014), p. 340 for other examples.
- 127.
Ruoff notes that many inconvenient breaches of indefeasibility occur primarily due to inconsistent legislation. See Ruoff (1952), p. 119. This causes loss of faith in the register and “unhappily, each fresh breach made by a heedless or a ruthless legislature facilitates the making of future breaches.” See p. 121.
- 128.
Murphy notes that the register has always been qualified and thus the “principle of a mirror is a good analogy because just as a mirror is only capable of reflecting what is physically present before it so too…the register is limited in what can be reflected in it.” Murphy (2013), p. 9.
- 129.
Low (2009).
- 130.
Low (2009).
- 131.
Tipping (2003), p. 23.
- 132.
Low (2009).
- 133.
Cooke and O’Connor (2004), p. 649.
- 134.
Cooke and O’Connor (2004), p. 649.
- 135.
Mason (2003), p. 4.
- 136.
Mason (2003), p. 3.
- 137.
Mason (2003), p. 3.
- 138.
Registry Act R.S.O. 1990 CHAPTER R. 20.
- 139.
Murray (2004), p. 2. Note however that the Registry system does have a limited compensation scheme available under section 116.2.
- 140.
Murray (2004), p. 2.
- 141.
Coffin and Saunders (2007), p. 6.
- 142.
- 143.
The World Bank (2009), Table 1.3, p. 4.
- 144.
Cited in Law Reform Commission (2006), p. 20.
- 145.
- 146.
Ferris (2008), p. 5.
- 147.
Moore and Globe (2003), p. 9.
- 148.
See chapter 4, Moore and Globe (2003).
- 149.
See also sections 36–38 Land Titles Act.
- 150.
Section 71 of the Land Titles Act provides a mechanism whereby those with unregistered interests may register a notice of such rights on the registered title in order to protect them.
- 151.
Section 45 Land Titles Act.
- 152.
Moore and Globe (2003), p. 18 and for a detailed list of the qualifications see pp. 217–218.
- 153.
Donahue et al. (2003), p. 29.
- 154.
A declaration of possession will be given on closing to assist in rebutting any such third party claims. See Donahue et al. (2003), p. 259.
- 155.
Prior to 1978, under the Dower Acts, a widow had a right to tarry in her husband’s main house for 60 days following his death. This right is now enshrined in section 26(2) of the Family Law Act. A widow was also entitled to a one third possessory life interest however such rights, which had not already vested by 31 March 1978, were abolished by the Family Law Reform Act, 1978, S.O. 1978, c. 2.
- 156.
Moore and Globe (2003), p. 18.
- 157.
Moore and Globe (2003), p. 18.
- 158.
Donahue et al. (2003), p. 30.
- 159.
Murray (2004), p. 5.
- 160.
Murray (2004), p. 7.
- 161.
Murray (2004), p. 7.
- 162.
See Moore and Globe (2003), pp. 217–218 for a more detailed explanation of the LTCQ qualifications.
- 163.
See Moore and Globe (2003), p. 216 for more details of how unregistered titles are converted to LTCQ titles.
- 164.
Note that if material title problems are found the practice is not to convert that parcel to LTCQ but to leave the title in the unregistered system. See Donahue et al. (2003), p. 30. Moore and Globe (2003), p. 217 note that if the title deficiency is serious, while the title record will still be automated, the title will be classified as a “non-convert”.
- 165.
Donahue et al. (2003), p. 29.
- 166.
Pursuant to section 46(2) Land Titles Act.
- 167.
Moore and Globe (2003), pp. 18 and 219.
- 168.
Donahue et al. (2003), p. 31.
- 169.
Section 38 Land Titles Act.
- 170.
Where the remaining term of the lease is less than 21 years section 111 permits the registration of a notice of lease against the freehold parcel.
- 171.
Section 46 Land Titles Act.
- 172.
Section 47 Land Titles Act.
- 173.
Moore and Globe (2003), p. 147.
- 174.
Moore and Globe (2003), p. 142.
- 175.
Section 51 Land Titles Act.
- 176.
Moore and Globe (2003), p. 156.
- 177.
Section 78(5).
- 178.
See MacInnes and Pinnington (2010), pp. 19–22 for the common types of real estate frauds in operation in Ontario.
- 179.
See Chap. 2 for details of the overriding interests in Ontario and Ireland.
- 180.
Section 9.
- 181.
Registration of Deeds (Ireland) Act, 1707. This was repealed by the Registration of Deeds and Title Act 2006.
- 182.
Local Registration of Title Act, 1891. Prior to that there was the Record of Title Act, 1865. This earlier Act, however, provided only for a voluntary registration system and no more than 700–800 titles were registered under it. For the first time under the 1891 Act registration in the Land Registry was compulsory in certain cases.
- 183.
Property Registration Authority ‘Annual Report 2012’ (2013), p. 3.
- 184.
For a more detailed historical account of registration of title see Deeney (2014).
- 185.
Clancy (2008), pp. 6–7.
- 186.
Sections 23 and 24 of 1964 Act.
- 187.
Section 24(3).
- 188.
As substituted by section 54 of the 2006 Act.
- 189.
Inheritance on death.
- 190.
- 191.
This could be facilitated by increasing the triggers for first registration, closing the deeds register from a specified date or the PRA moving to register titles even where there is no application for first registration by the owner. See Deeney (2014), p. 426. He notes at p. 425 that the deeds register is entirely incompatible with eConveyancing. Registering in the absence of a request by the owner would follow the Ontario model and be against the ‘principle of request’. See González Garcia (2008).
- 192.
Treacy (2007), p. 29.
- 193.
Deeney (2014), pp. 3 and 193.
- 194.
James O’Boyle Financial Controller Property Registration Authority by email 13 June 2014. See The Property Registration Authority ‘Annual Report 2010’ (2011), p. 10 for the growth in numbers of registered parcels since 2006.
- 195.
James O’Boyle Financial Controller Property Registration Authority by email 13 June 2014.
- 196.
James O’Boyle Financial Controller Property Registration Authority by email 13 June 2014.
- 197.
Based on 5,000 first registration applications per year it would take circa 50 years to move all unregistered titles onto the land register. James O’Boyle Financial Controller Property Registration Authority by email 22 February 2012. See Deeney (2014), pp. 211–213 for suggestions as to possible new triggers for first registration.
- 198.
Consultation with Greg McDermott ICT Manager Property Registration Authority 1 March 2012.
- 199.
See sections 33 and 40 of the 1964 Act as substituted by sections 56 and 57 of the 2006 Act.
- 200.
Section 50 1964 Act.
- 201.
Affirmed by McGovern J. in a dispute about title to a right of way in Byrnes & Anor v. Meakstown Construction Ltd. [2009] IEHC 123.
- 202.
- 203.
Brennan and Casey (2014), p. 451.
- 204.
See Chap. 2 for details of the overriding interests in Ontario and Ireland.
- 205.
Section 32 1964 Act.
- 206.
Ontario and Ireland both operate general boundaries. Note however the decision in Boyle v. Connaughton [2000] IEHC 28 (21 March 2000) where Laffoy, J. agreed that section 85 is only intended to cover minor errors in calculation and it should not be taken that the provisions in the Act as to the extent and boundaries of registered land not being conclusive extend to substantial discrepancies in areas. Hence the Connaughton’s were entitled to succeed in their claim for rectification of the land registry map. See also Persian Properties Ltd v. The Registrar of Titles and the Minister for Finance [2003] IESC 12. This general boundaries ‘rule’ means that other evidence is admissible to determine the correct boundary and extent of the land. See Deeney (2014), p. 34.
- 207.
Lyall (2010), p. 937.
- 208.
See section 49 1964 Act.
- 209.
For a detailed description of these burdens see Deeney (2014), chapter 18.
- 210.
Inserted by Section 42 of the Civil Law (Miscellaneous Provisions) Act 2011.
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Brennan, G. (2015). Defining Title Registration. In: The Impact of eConveyancing on Title Registration. Springer, Cham. https://doi.org/10.1007/978-3-319-10341-9_4
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