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The Impact of eConveyancing on Title Registration pp 153–176Cite as

Identification of Risks

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Abstract

As already stated in Chap. 1, given the broad nature of the conveyancing process, it is not possible to deal with all the potential risks that might lead to loss in the course of the operation of a conveyancing system (whether electronic or not). Thus this analysis focuses on risk solely in the context of title registration.

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Notes

  1. 1.

    Commons (1924–1925), p. 374.

  2. 2.

    Commons (1924–1925), pp. 374–375.

  3. 3.

    Schelling (2006), p. 90.

  4. 4.

    Schelling (2006), p. 90.

  5. 5.

    Calabresi and Melamed (1972), pp. 1127–1128.

  6. 6.

    Schelling (2006), p. 87.

  7. 7.

    Schelling (2006), p. 89.

  8. 8.

    Schelling (2006), p. 89.

  9. 9.

    Miceli et al. (2002), pp. 565–582.

  10. 10.

    He calls the two systems the Torrens (registration) system and the recording title system.

  11. 11.

    Tiainen (2004).

  12. 12.

    Paasch (2005), pp. 117–136.

  13. 13.

    Stuckenschmidt et al. (2003). This book is the opening book for research conducted between 2001 and 2005. The concluding book is Zevenbergen et al. (2007). Available at http://repository.tudelft.nl/view/ir/uuid%3Ace45bcf6-2cc8-46a3-9305-8526df914887/. See also http://costg9.plan.aau.dk/ for further details of this study and ongoing commentary and research.

  14. 14.

    Stubkjær et al. (2007), p. 3.

  15. 15.

    Stubkjær et al. (2007), p. 9.

  16. 16.

    Stubkjær et al. (2007), p. 4.

  17. 17.

    Zevenbergen et al. (2007) back cover. Available at http://repository.tudelft.nl/view/ir/uuid%3Ace45bcf6-2cc8-46a3-9305-8526df914887/.

  18. 18.

    Stubkjær et al. (2007), p. 8.

  19. 19.

    Stubkjær et al. (2007), p. 4.

  20. 20.

    Zevenbergen (1998), p. 2.

  21. 21.

    Zevenbergen (2006).

  22. 22.

    Zevenbergen (2006).

  23. 23.

    Miceli et al. (2002), n. 18 acknowledged these difficulties when admitting that they would like to include a measure of parcel-specific title risk in their model but appropriate measures of title risk were not available.

  24. 24.

    Twining (1972–1973), p. 286.

  25. 25.

    Twining (1972–1973), p. 286.

  26. 26.

    Sections 5 of the LRRA and section 80 of the 2009 Act.

  27. 27.

    See sections 52(2) and 55(2) of the 1964 Act which provide that where the transfer is made without valuable consideration, to a volunteer, then the transferee is subject to all unregistered rights subject to which the transferor held the land transferred. Similarly in Ontario under sections 90 and 109 of the Land Titles Act a volunteer is subject to any unregistered estates, rights, interests or equities subject to which the transferor held the land. It is irrelevant that the unregistered right was unregistrable or could have been protected by a note on the register or could have been registered itself but no such registration was made.

  28. 28.

    O’Connor (2003), p. 91. In relation to Canada see Joint Land Titles Committee (1990), pp. 36–37.

  29. 29.

    Lyall (2010), p. 960.

  30. 30.

    Often called ‘Equity’s Darling’. See Gray and Gray (2009), p. 83.

  31. 31.

    See section 86 of the 2009 Act and section 72 of the Land Titles Act.

  32. 32.

    Lyall (2010), p. 936.

  33. 33.

    Wylie and Woods (2005), p. 99.

  34. 34.

    Murphy refers to the extensive list of overriding interests. See Murphy (2013), p. 21.

  35. 35.

    Wylie and Woods note the public health and housing legislation, roads and highways legislation and planning and environmental legislation as being examples. See Wylie and Woods (2005), p. 99.

  36. 36.

    Deeney notes that the distinction between purchasers and volunteers is fundamental as a volunteer take the registered title ‘warts and all’. See Deeney (2014), p. 340.

  37. 37.

    A judgment mortgagee is a volunteer. See ACC Bank plc. v. Markham [2007] 3 IR 533.

  38. 38.

    See section 74 of the 2009 Act. The usual practice in Ireland is to obtain a declaration of solvency from the donor and to carry out a bankruptcy search.

  39. 39.

    Manthorpe (2007), p. 2.

  40. 40.

    Gray and Gray (2009), p. 137 (footnotes removed from quote).

  41. 41.

    Gray and Gray (2009), p. 141.

  42. 42.

    Cooke notes that in England where priority searches are used, the registered title is frozen and a purchaser can proceed with confidence as to the state of the register however overriding interests are not frozen. The danger of them coming into being during the registration gap is a “significant hazard”. See Cooke (2003), p. 289.

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  1. Dublin, Ireland

    Gabriel Brennan

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Brennan, G. (2015). Identification of Risks. In: The Impact of eConveyancing on Title Registration. Springer, Cham. https://doi.org/10.1007/978-3-319-10341-9_5

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