4. Registration of Title to Land Flashcards

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1
Q

On the occurrence of what must all land be registered?

A

A triggering event after 1 December 1990

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2
Q

What are the four main triggering events?

A
  1. Grant of first legal mortgage
  2. Transfer, e.g. conveyance on sale, assent, deed of gift
  3. Grant of lease exceeding seven years
  4. Assignment of lease with more than seven years remaining
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3
Q

What is the Register conclusive evidence of?

A

That the registered proprietor is the estate owner

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4
Q

Within what time limit of the triggering event must an application for registration be made with HMLR?

A

Two months

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5
Q

What two things happen if registration is not applied for within the two month window?

A
  1. Transfer of legal estate is void
  2. Legal estate reverts to the transferor
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6
Q

Upon whom does the cost of remedy for failure to register fall?

A

On the party in default

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7
Q

What must the Registrar have to extend the two month window?

A

Good reason to do so

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8
Q

What is the impact of a failed legal registration becoming an equitable estate?

A

It will lose priority to other transactions which create interests in the estate before defect is cured

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9
Q

What are the five classes of title?

A
  1. Absolute freehold
  2. Qualified
  3. Possessory
  4. Good leasehold
  5. Absolute leasehold
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10
Q

Absolute freehold title is the best kind of title. What are the only two interests absolute freehold title is subject to?

A
  1. Interests on the register, e.g. charges, notices, restrictions
  2. Overriding interests
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11
Q

When does qualified title arise?

A

When a specified interest in the land is excepted from registration and therefore not covered by the guarantee of title

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12
Q

What is possessory title based on, and does it affect rights which subsisted on the date of registration?

A

Factual possession of the land, and does not affect rights which pre-dated registration

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13
Q

Good leasehold title is essentially absolute title for a lease, save for what limitation?

A

It does not extend to the freehold estate or other superior leases, therefore the leaseholder is subject to these

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14
Q

What is absolute leasehold title?

A

Good leasehold title where HMLR has inspected the freehold and checked for superior leases

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15
Q

How can good leasehold and possessory title be upgraded, and what are they upgraded to?

A

Good leasehold becomes absolute leasehold if freehold title is produced.

Possessory becomes absolute freehold if possessory title is not challenged for 12 years since it was granted.

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16
Q

Other than freehold and leasehold estates in land, what three interests can be registered, and get their own title number and register?

A
  1. Rentcharges
  2. Franchises
  3. Profits a prendre in gross
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17
Q

How can a party with an interest in unregistered land ensure that they are notified if an application for registration is made regarding their land?

A

Register a caution against first registration, and the caution gets its own title number and register

18
Q

What are three types of disposition which do not operate until registered?

(two of which are triggering events)

A
  1. Transfer of freehold estate (for value, by court order, by gift, or by PRs)
  2. Grant of legal lease with more than seven years
  3. Express grant or reservation of legal easement, legal profit, or legal rentcharge
19
Q

In the registered system, when does title pass?

A

When the disposition is registered at HMLR

20
Q

What are the three registers on the register of title?

A
  1. Property register
  2. Proprietorship register
  3. Charges register
21
Q

What appears on the Property register?

A

Any right benefitting the property, such as a right of way of neighbouring land

22
Q

What three things appear on the Proprietorship register?

A
  1. Class of title
  2. Name(s) of current estate holder(s)
  3. Any restrictions affecting the property
23
Q

What are the two main examples of third party interests that appear on the Charges register?

A
  1. Legal mortgage of registered land
  2. Legal easement
24
Q

What is required of an expressly created legal easement?

A

It must be completed by registration to be effective

25
Q

What are the two ways a legal easement can be completed by registration?

A
  1. On the charges register of the servient tenement (burdened land), or
  2. On the property register of the dominant tenement (benefitting land)
26
Q

What is a notice, and what are the two types?

A

An entry on the charges register of burdened land in respect of an interest affecting the registered estate, or an entry on the property register of benefitting land in respect of an interest benefitting the estate.

Agreed notice and unilateral notice

27
Q

Does agreed notice require consent?

A

Despite the name, no. However, if consent is not available HMLR will require strict evidence of the interest.

28
Q

How can a proprietor have a notice canceled?

A

They apply to HMLR, who will notify the benefitting party to respond within a period, and if they don’t the notice is cancelled

29
Q

What is a restriction?

A

An entry on the proprietorship register used to prevent any dealing with the land otherwise than in accordance with the terms of the restriction

30
Q

What is an overriding interest in the registered system?

A

Interest which is binding on both the proprietor and a person who acquires an interest despite the fact that the interest does not appear on the affected register of title

31
Q

What are the three overriding interests in the registered system?

A
  1. Legal leases for seven years or less
  2. Legal easement or profit, created by prescription or implied grant
  3. Interest of person in actual occupation
32
Q

What is the main difference between interests which override in the unregistered system and overriding interests in the registered system?

A

Local land charge is an interest which overrides in the unregistered system but not an overriding interest in the registered system

33
Q

What is the requirement for the type of easement that can be overriding in the registered system, and what type of easement cannot be, and why?

A

It must be a legal easement and must not be an express easement, i.e. it must arise from implied grant/reservation or prescription. An expressly created easement (i.e. created by deed) cannot be overriding.

Because an express easement must be registered in its own right to be effective, and when it is placed on the charges register of the burdened land, it becomes binding anyway.

34
Q

Other than not being an express easement, one of what three options must be satisfied for a legal easement to be overriding in the registered system?

A
  1. Registered under Commons Act 2006
  2. Known to the buyer or obvious on reasonable inspection, or
  3. Exercised within one year of the date of the disposition
35
Q

What two things defeat an overriding interest of a person in actual occupation in the registered system?

A
  1. Buyer inquires about occupier and extent of occupation not disclosed or
  2. Occupation not obvious via inspection at the time of disposition, and not in actual knowledge of the buyer
36
Q

What must a person claiming the overriding interest have in addition to mere occupation?

A

A property right in the land, e.g. tenancy or right to remain

37
Q

What four factors will the court take into account in determining if there is actual occupation?

A
  1. Degree and continuity of permanence
  2. Intentions, wishes, and personal circumstances of the person in occupation
  3. Length of and reasons for absences
  4. Nature of the property
38
Q

Whilst temporary absences will not preclude, to claim the overriding interest, at what time specifically must the occupation exist?

A

At the time the property is transferred to the buyer

39
Q

What will make an interest cease to be overriding?

A

If upon disclosure to HMLR during applying for registration or a registrable disposition, the interest is capable of registration, it will cease to be overriding and will be protected by an entry on the register of title

40
Q

The right of occupation of whom specifically is not capable of being an overriding interest, and how is that protected instead?

A

The right of occupation of a non-owning spouse. The right is instead registered as a notice on the registered proprietor’s register of title.

41
Q

In the registered system, how is the process of adverse possession different?

A
  1. Period is 10 years instead of 12
  2. Squatter does not acquire any rights automatically
  3. They merely receive a right to apply for registration of title at the end of the period
  4. Landowner given opportunity to object, and if they do the application will usually fail
  5. Other elements are the same: actual, exclusive possession, without landowner permission
42
Q

In what three situations may an application for adverse possession still be granted even though the landowner objects?

A
  1. Unconscionable for the proprietor/landowner to seek to displace the applicant (i.e. on the facts, applicant should be regarded as the proprietor)
  2. Applicant is for some other reason entitled to be proprietor
  3. Reasonable mistake as to boundaries