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 .............................................................................
Public Authorities - Appeals..................................................................
Cause of Action .....................................................................................
Accrual of Cause of Action ....................................................................
Accrual of Cause of Action - Infringement or threat of
infringement of the rights of Plaintiff ...............................................
Fraud & Negligence – Accrual of Cause of Action ..........................
Consequential Orders & Limitation ...................................................
89
90
91
92
93
94
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 .......................................................................................
Deferred Indefeasibility .......................................................................
Indefeasible Title – ‘Operation of Law’ .............................................
Rights of Parties ...................................................................................
Rights & Interest of Parties in Land –
Actions based on Contract - Breach of Contract –
General Rules & Exceptions ..............................................................
Evidence of Ownership of Land .........................................................
Relationship of Parties – Vendor & Purchaser ................................
‘Proprietor’.............................................................................................
136
138
139
140
140
145
145
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 ............................
Appropriate Circumstances to Apply Section 417 of the
National Land Code 1965 (Act 56) ..................................................
Statutory Right of Appeal ..................................................................
Appeal Procedure provided by the
National Land Code 1965 (Act 56) ..................................................
Declarations v Appeals .......................................................................
159
159
161
168
177
Chapter 4
ACTIONS TO RECOVER LAND & LIMITATION
Introduction ...........................................................................................
‘Actions to Recover Land’ ...................................................................
Enforcing Rights – Existence of Rights .............................................
Proprietary Rights and Injunctions ....................................................
Application for Recovery of Land –
Mode of Commencement of Action ..................................................
‘Aggrieved Person’ ...............................................................................
Claim for Recovery of Land by Proprietor ........................................
Right of Action to Recover Land –
Acknowledgment of Title ....................................................................
183
183
185
189
189
190
190
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 ..........................................................................................
Rights of Landowner under the Land Acquisition Act 1960 Reference of Matter to Court ............................................................
Failure by State Authority to Develop the Acquired
Land for a Public Purpose ...................................................................
‘Act Default or Complaint’ - Public Authorities
Protection Act 1948 (Revised 1978) (Act 198) ..............................
Limitation .............................................................................................
Limitation and Invalid Exercise of Power ........................................
Invalid Acquisition – Inapplicability of Limitation Period ............
Fraud in Acquiring Land & Limitation ..............................................
Application for Certiorari to Quash Declaration,
Acquisition and Award for Land Acquisition ....................................
285
287
290
291
292
294
295
300
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 .............................................................................
Adverse Possession is provided for under Item 112 of the
Schedule to the Limitation Ordinance ..............................................
Adverse Possession – Section 6(2) ) of Sabah Limitation
Ordinance – Whether of Retrospective Effect ................................
Land Applications - Rights of Parties to Land .................................
Appeal – Time - Appeal against decision of Director of
Lands and Surveys ...............................................................................
Director of Lands and Survey’s Discretion - Jurisdiction of
Court ......................................................................................................
348
349
353
357
368
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 .......................
The Sarawak Limitation Ordinance & the
Public Authorities Protection Act 1948 ...........................................
Articles in the Schedule to the Sarawak Limitation
Ordinance – Interpretation of ...........................................................
Land Acquisition in Sarawak ..............................................................
Land Acquisition in Sarawak - Material Date for the
Determination of Compensation Payable to a
Landowner .............................................................................................
Land Acquisition – Date of Award for Purposes of
Computation of Limitation .................................................................
Appeal against Decision of Superintendent of
Lands & Surveys ...................................................................................
Indefeasibility & Exceptions ..............................................................
Specific Performance & Indefeasibility ...........................................
Late Delivery - Limitation ..................................................................
Action for Possession of Immovable Property ...............................
461
467
468
470
471
473
477
480
481
481
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 ..........................................................................
Sarawak - Caveats & Limitation .......................................................
Introduction ...........................................................................................
Caveats and Limitation ......................................................................
Caveatable Interest and Pleadings ...................................................
Entitlement to Lodge Caveat .............................................................
Interpretation of Section 173 ............................................................
Application for Extension of Caveat – Locus Standi of
Applicant ...............................................................................................
Lapse of caveat ....................................................................................
Application for Removal of Caveat ...................................................
502
510
510
510
514
515
516
517
520
530