PROPERTY LAW
SUMMARY
PX SOLUTIONS
PROPERTY LAW
SOURCES USED ......................................................... ERROR! BOOKMARK NOT DEFINED.
WHAT IS PROPERTY? ................................. ERROR! BOOKMARK NOT DEFINED.
THE RIGHTS OF PROPERTY ........................................ ERROR! BOOKMARK NOT DEFINED.
Ownership as a Bundle of Rights .................................Error! Bookmark not defined.
Enforceability ...............................................................Error! Bookmark not defined.
THE DISTINCTION BETWEEN REAL AND PERSONAL PROPERTY ERROR! BOOKMARK NOT
DEFINED.
DOCTRINE OF FIXTURES ........................................... ERROR! BOOKMARK NOT DEFINED.
Objective test ................................................................Error! Bookmark not defined.
The Degree of Annexation ...........................................Error! Bookmark not defined.
Purpose of Annexation .................................................Error! Bookmark not defined.
Legislative Modifications .............................................Error! Bookmark not defined.
The rights of third parties ............................................Error! Bookmark not defined.
Removable fixtures – Re Samuel Allen rights. .............Error! Bookmark not defined.
Hire Purchase Agreements ..........................................Error! Bookmark not defined.
POSSESSION AND PERSONAL PROPERTY .............. ERROR! BOOKMARK NOT
DEFINED.
POSSESSION AS THE BASIS FOR OWNERSHIP AND REMEDIES ..... ERROR! BOOKMARK NOT
DEFINED.
Abandonment ...............................................................Error! Bookmark not defined.
POSSESSION AND LOST THINGS – FINDERS CASES. .... ERROR! BOOKMARK NOT DEFINED.
ADVERSE POSSESSION ............................................. ERROR! BOOKMARK NOT DEFINED.
Intention of the adverse possessor ...............................Error! Bookmark not defined.
Stopping adverse possession ........................................Error! Bookmark not defined.
Abandonment of adverse possession ............................Error! Bookmark not defined.
Successive AP’s – Consensual Transfer ......................Error! Bookmark not defined.
Successive AP’s – Non-consensual Transfer ...............Error! Bookmark not defined.
Elements .......................................................................Error! Bookmark not defined.
Adverse possession in Torrens Title land ....................Error! Bookmark not defined.
PROTECTION OF POSSESSION .................................... ERROR! BOOKMARK NOT DEFINED.
Actions in relation to personal property ......................Error! Bookmark not defined.
TENURE ........................................................... ERROR! BOOKMARK NOT DEFINED.
THE DEVELOPMENT AND FUNCTION OF TENURE IN AUSTRALIA ERROR! BOOKMARK NOT
DEFINED.
DOCTRINE OF ESTATES ............................................ ERROR! BOOKMARK NOT DEFINED.
THE THREE ESTATES OF FREEHOLD .......................... ERROR! BOOKMARK NOT DEFINED.
Estates in fee simple .....................................................Error! Bookmark not defined.
Estates in fee tail ..........................................................Error! Bookmark not defined.
The life estate ...............................................................Error! Bookmark not defined.
Estates in Possession, in Reversion and in Remainder Error! Bookmark not defined.
CREATION OF FREEHOLD ESTATES ........................... ERROR! BOOKMARK NOT DEFINED.
Absolute, Conditional and Determinable Interests in Land ...... Error! Bookmark not
defined.
Future Interests ............................................................Error! Bookmark not defined.
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PROPERTY LAW
Categories ....................................................................Error! Bookmark not defined.
PRIORITIES .................................................... ERROR! BOOKMARK NOT DEFINED.
LEGAL V LEGAL ....................................................... ERROR! BOOKMARK NOT DEFINED.
PRIOR LEGAL V SUBSEQUENT EQUITABLE ............... ERROR! BOOKMARK NOT DEFINED.
FRAUD ..................................................................... ERROR! BOOKMARK NOT DEFINED.
GROSS NEGLIGENCE ................................................. ERROR! BOOKMARK NOT DEFINED.
ESTOPPEL ................................................................. ERROR! BOOKMARK NOT DEFINED.
PRIOR EQUITABLE AND SUBSEQUENT LEGAL INTERESTS ......... ERROR! BOOKMARK NOT
DEFINED.
Types of Equitable Property Interest ...........................Error! Bookmark not defined.
Proprietary Estoppel ....................................................Error! Bookmark not defined.
PART II – TORRENS SYSTEM .................... ERROR! BOOKMARK NOT DEFINED.
INTRODUCTION TO TORRENS TITLE ... ERROR! BOOKMARK NOT DEFINED.
INDEFEASIBILITY ........................................ ERROR! BOOKMARK NOT DEFINED.
THE EFFECT OF REGISTRATION- A PRIORITY RULE .... ERROR! BOOKMARK NOT DEFINED.
Immediate indefeasibility- ............................................Error! Bookmark not defined.
(confirming the Privy Council decision in Frazer) ......Error! Bookmark not defined.
IMMEDIATE AND DEFERRED INDEFEASIBILITY .......... ERROR! BOOKMARK NOT DEFINED.
Gibbs v Messer (deferred defeasibility) .......................Error! Bookmark not defined.
EXCEPTIONS TO INDEFEASIBILITY ............................ ERROR! BOOKMARK NOT DEFINED.
Fraud exception ...........................................................Error! Bookmark not defined.
Wicks v Bennet .............................................................Error! Bookmark not defined.
Leases ...........................................................................Error! Bookmark not defined.
Actions in personam (exception to indefeasibilty outside the Act) . Error! Bookmark
not defined.
Bahr v Nicolay .............................................................Error! Bookmark not defined.
Lukacs v Wood .............................................................Error! Bookmark not defined.
Bahr v Nicolay .............................................................Error! Bookmark not defined.
Gosper (case which shows continuing judicial discomfort with the concept of
indefeasibility)..............................................................Error! Bookmark not defined.
Estates and interests recorded in the folio on the register ........ Error! Bookmark not
defined.
Bursill Enterprises v Berger Bros ................................Error! Bookmark not defined.
Morris Tolts v Macy’s Emporium ................................Error! Bookmark not defined.
Options to renew ..........................................................Error! Bookmark not defined.
Mercantile Credits v Shell ...........................................Error! Bookmark not defined.
Unregistered lease .......................................................Error! Bookmark not defined.
Adverse possession.......................................................Error! Bookmark not defined.
Overriding interests arising under other legislation ...Error! Bookmark not defined.
Eastern Drainage case .................................................Error! Bookmark not defined.
Pratten..........................................................................Error! Bookmark not defined.
Volunteers ....................................................................Error! Bookmark not defined.
Bogdanovich v Koteff ...................................................Error! Bookmark not defined.
UNREGISTERED INTERESTS .................... ERROR! BOOKMARK NOT DEFINED.
CAVEATS ................................................................. ERROR! BOOKMARK NOT DEFINED.
Caveatable interests .....................................................Error! Bookmark not defined.
Competing unregistered interests- priority rules .........Error! Bookmark not defined.
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PROPERTY LAW
Lord Wright in Abigail v Lapin: ..................................Error! Bookmark not defined.
Failure to caveat may affect priorities.........................Error! Bookmark not defined.
Butler v Fairclough ......................................................Error! Bookmark not defined.
J & H Just (Holdings) Pty Ltd v Sharari (critique of Butler v Fairclough) ..... Error!
Bookmark not defined.
Person-to-Person Financial Services v Sharari ..........Error! Bookmark not defined.
[judge confronts the tension between Butler and J&H Just(Holdings)] ........... Error!
Bookmark not defined.
Osmanoski v Rose ........................................................Error! Bookmark not defined.
Other priority-losing behavior .....................................Error! Bookmark not defined.
Heid v Reliance Finance Corporation .........................Error! Bookmark not defined.
S43A REAL PROPERTY ACT 1900 (NSW) ................ ERROR! BOOKMARK NOT DEFINED.
Classic gazumping situation: .......................................Error! Bookmark not defined.
IAC (Finance) Pty Ltd v Courtenay .............................Error! Bookmark not defined.
MORTGAGES ................................................. ERROR! BOOKMARK NOT DEFINED.
COVENANTS ............................................................. ERROR! BOOKMARK NOT DEFINED.
MORTGAGEE’S REMEDIES FOR DEFAULT BY MORTGAGOR ........ ERROR! BOOKMARK NOT
DEFINED.
i) Right to sue on personal covenants ..........................Error! Bookmark not defined.
ii) Power to appoint a receiver ....................................Error! Bookmark not defined.
POWER OF SALE ....................................................... ERROR! BOOKMARK NOT DEFINED.
Duties of the mortgagee ...............................................Error! Bookmark not defined.
Relevant factors in determining whether the mortgagee’s duty has been discharged
......................................................................................Error! Bookmark not defined.
Prohibition of sale to certain purchasers ....................Error! Bookmark not defined.
ANZ v Bangadilly Pastoral Co ....................................Error! Bookmark not defined.
MORTGAGOR’S REMEDIES FOR DEFECTIVE EXERCISE OF POWER OF SALE ............. ERROR!
BOOKMARK NOT DEFINED.
Mortgagor bringing action after registration ..............Error! Bookmark not defined.
Latec Investments .........................................................Error! Bookmark not defined.
Bringing action before registration .............................Error! Bookmark not defined.
LEASES ............................................................ ERROR! BOOKMARK NOT DEFINED.
DIFFERENT TYPES OF LEASE AND HOW THEY ARE CREATED ..... ERROR! BOOKMARK NOT
DEFINED.
Leases for terms not exceeding 3 years .......................Error! Bookmark not defined.
Leases for a term exceeding three years ......................Error! Bookmark not defined.
Failure to comply with legal requirements ..................Error! Bookmark not defined.
Periodic leases .............................................................Error! Bookmark not defined.
Application of s127(1) where lease does not observe legislative formalities .... Error!
Bookmark not defined.
RM Hoskings ................................................................Error! Bookmark not defined.
SUBSTANTIVE REQUIREMENTS ................................. ERROR! BOOKMARK NOT DEFINED.
RIGHTS AND OBLIGATIONS OF LESSOR AND LESEE. .. ERROR! BOOKMARK NOT DEFINED.
Covenants .....................................................................Error! Bookmark not defined.
Implied covenants ........................................................Error! Bookmark not defined.
Rule v Garret (L can recover from T3) ........................Error! Bookmark not defined.
LANDLORD’S REMEDIES ........................................... ERROR! BOOKMARK NOT DEFINED.
Forfeiture .....................................................................Error! Bookmark not defined.
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PROPERTY LAW
Termination of contract ...............................................Error! Bookmark not defined.
TENANT’S REMEDIES ................................................ ERROR! BOOKMARK NOT DEFINED.
CO-OWNERSHIP ........................................... ERROR! BOOKMARK NOT DEFINED.
JOINT TENANCY AND TENANCY IN COMMON ............ ERROR! BOOKMARK NOT DEFINED.
i) Right of survivorship ................................................Error! Bookmark not defined.
ii) The four unities ........................................................Error! Bookmark not defined.
RIGHTS OF OWNERS INTER SE .................................. ERROR! BOOKMARK NOT DEFINED.
DETERMINATION OF CO-OWNERSHIP ....................... ERROR! BOOKMARK NOT DEFINED.
Wright v Gibbons .........................................................Error! Bookmark not defined.
Corin v Patten ..............................................................Error! Bookmark not defined.
PRIVATE REGULATION OF LAND USE.. ERROR! BOOKMARK NOT DEFINED.
Restrictive covenants ...................................................Error! Bookmark not defined.
EASEMENTS ............................................................. ERROR! BOOKMARK NOT DEFINED.
Essentials of an easement ............................................Error! Bookmark not defined.
Re; Ellenborough Park ................................................Error! Bookmark not defined.
Creation of Easements .................................................Error! Bookmark not defined.
Operation of law: .........................................................Error! Bookmark not defined.
Prescription..................................................................Error! Bookmark not defined.
Dobbie v Davidson .......................................................Error! Bookmark not defined.
Implied Easements .......................................................Error! Bookmark not defined.
Enforcement and priorities in Torrens Land ...............Error! Bookmark not defined.
Operation of law – implied easements .........................Error! Bookmark not defined.
Unregistered Easements ..............................................Error! Bookmark not defined.
RESTRICTIVE COVENANTS (IN EQUITY) .................... ERROR! BOOKMARK NOT DEFINED.
Tulk v Moxhay ..............................................................Error! Bookmark not defined.
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PROPERTY LAW
INDEFEASIBILITY
The effect of registration- a priority rule
Title by registration under the Torrens systems results in a new priority
rule= indefeasibility.
-
registration confers indefeasibility.
-
Registered title is conclusive i.e it is immune from attack from
adverse claims.
The legislation is broadly similar across the states.
Transfer of land Act (Vic)
s42(1) – Notwithstanding the existence of any estate or interest that would
be recognised at general law, the registered proprietor of land shall hold
that land subject only to earlier registered encumbrances and some other
specific exceptions.
Registered title is paramount. Registered title prevails, subject only to
prior registered interests and some express exceptions.
-
fraud will vitiate a registered title
-
the estate or interest of the registered proprietor is subject only to
those incumbrances actually noted on the register, with two
exceptions
-
nevertheless, there are certain unregistered interests which are
enforceable against the registered proprietor.
s43 (notice provision)- The register is the sole source of information.
Knowledge of an unregistered interest shall not be imputed as fraud.
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PROPERTY LAW
[Wicks v Bennet] You need something more than mere notice of the
unregistered interest.
s44(2)- Nothing in this Act shall be interpreted as to leave subject to any
kind of claim for financial or real remedies. You can’t challenge the title of
a bona fide purchaser on the basis that there is something wrong with the
vendor’s title e.g due to fraud. But the only operative fraud is the fraud of
the registered proprietor.
 ss42, 43, 44 mean that registration cures defects in title, other than the
fraud of the person who gets registered and the other express sections.
There has long been controversy about how indefeasibility works. Two
theories:
i)
theory of deferred indefeasibility
ii)
theory of immediate indefeasibility
e.g
Immediate indefeasibilityRegistered proprietor of the fee simple is X
Someone steals X’s certificate of title and, pretending to be X, agrees to
sell the land to Y (forged X’s signature)
Folio is changed.
The rogue disappears.
Y has registered title.
- It is important to make sure that Y has no knowledge of the fraud.
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summary
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PROPERTY LAW
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