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Investigating Unregistered Title [Hardback]

Barry Magee

Formāts: Hardback, 358 pages, height x width: 248x156 mm
Izdošanas datums: 31-Jul-2012
Izdevniecība: Bloomsbury Professional
ISBN-10: 1847667325
ISBN-13: 9781847667328

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Formāts: Hardback, 358 pages, height x width: 248x156 mm
Izdošanas datums: 31-Jul-2012
Izdevniecība: Bloomsbury Professional
ISBN-10: 1847667325
ISBN-13: 9781847667328

Citas grāmatas par šo tēmu:

Permanent link: https://www.kriso.lv/db/9781847667328.html

This new Irish title, Investigating Unregistered Title, identifies the main problems in investigating such titles and presents proposed solutions.

Areas covered include: freeholds, leaseholds, pyramid titles, contents of deeds, capacity of vendors, encumbrances, charges/lien on title, family law, identity - maps, and searches on title.

This title is included in Bloomsbury Professional's Irish Property Law online service.

Papildus informācija

In this book, the main problems in investigating such titles are identified and solutions proposed. Areas covered include: freeholds, leaseholds, pyramid titles, contents of deeds, capacity of vendors, encumbrances, charges/lien on title, family law, identity - maps, and searches on title.

Foreword

Preface

vii

Contents

Table of Cases

xxi

Table of Legislation

xxvii

Chapter 1 Introduction

Estates and Interests

(3)

Possession, remainder and reversion

(1)

Legal estates and interests since 2009

(2)

Systems of Registration

(1)

The Land Registry

(3)

The folio

(1)

Compulsory registration

(1)

Registry of Deeds

(3)

How the system operates

(1)

Priority

(1)

Notice

(1)

Example

(1)

Searches

(1)

The Conveyancing Transaction

(3)

Pre-contract

(1)

Contract to closing

(1)

Post-closing

(1)

Investigation of title within the transaction

(1)

Law Society Conveyancing Committee

(1)

Land and Conveyancing Law Reform Act 2009

(1)

Frequently Used Conveyancing Terms

(3)

Chapter 2 Basics of Title

Title Defined

(1)

Layers of Title

(2)

Good Title

(1)

Good Marketable Title

(1)

What do Prudent Conveyancers Consider to be a Good Marketable Title?

(1)

Good Holding Title

(1)

Good Marketable Title v Good Title

(1)

Bad Titles

(1)

Defects that can be Cured by Time

(1)

Defects that can be Cured by the Current Owner - `Matters of Conveyance'

(1)

Notice

(4)

Types of notice

(2)

Equitable interests - the Polar Star Rule

(1)

Putting oneself on notice

(2)

Chapter 3 Freeholds

Fee Simple

(1)

Fee Farm Grants

(3)

Conversion, grants

(1)

Other conversion grants

(1)

Deasy's Act grants

(1)

Feudal grants

(1)

Prohibition on new fee farm grants

(1)

Fee Tail

(4)

Base fee

(1)

Enlarging a base fee

(1)

Settled Land Acts

(1)

LCLRA 2009 and fees tail

(1)

Relevance for modern conveyancing

(1)

Life Estate

(1)

Pre-2009 Position under the Settled Lands Acts

(3)

Powers of the life tenant

(1)

Settled land

(1)

Power of sale

(1)

Power to lease

(1)

Power to mortgage

(1)

Restrictions on powers

(1)

Purchaser/lessee/mortgagee from a life tenant

(1)

Post-2009 Position under the LCLRA 2009

(6)

Trusts of land

(1)

Trustees

(1)

Power of trustees

(1)

Protection of purchasers

(1)

Protection of beneficiaries

(3)

Chapter 4 Leaseholds

Introduction

(1)

Long Leases

(5)

Lease for lives renewable for ever

(2)

Traditional long leases

(1)

Term

(1)

Rent

(1)

Covenants and conditions

(1)

Commercial Leases

(1)

Surrender

(1)

Express surrender by deed/note

(1)

Surrender by Act and operation of law

(1)

Forfeiture

(3)

Re-entry clause

(1)

Section 14 of the Conveyancing Act 1881

(1)

Non-payment of rent

(1)

Disclaimer of landlord's title

(1)

Waiver

(1)

Merger

(1)

Restrictions

(1)

Effect

(1)

Enlargement

(11)

Entitlement

(1)

Section 9 Condition 1

(1)

Section 9 Condition 2

(1)

Section 9 Condition 3

(1)

Section 9 Condition 4

(1)

Section 9 Condition 5

(1)

Section 9 Condition 6

(1)

Section 10

(7)

Yearly Tenants

(1)

Restrictions on the Right to Acquire

(4)

Consequences of Acquisition

(1)

The Covenants

(3)

New covenants

(2)

Chapter 5 General Investigation

Title Deeds

(1)

The importance of original deeds

(1)

Certified Copy Deeds

(3)

Why isn't the original being furnished?

(1)

Statutory acknowledgment and undertaking

(1)

Does the acknowledgement and undertaking need to be assigned?

(1)

What exactly is the purchaser entitled to claim?

(1)

In what other circumstances would there be certified deeds on title?

(1)

No acknowledgment and undertakings available

(1)

Counterpart Deeds

(1)

How can one tell an original from a counterpart?

(1)

Why not use a certified copy?

(1)

Should they be registered?

(1)

Lost Deeds

(2)

Are they really lost?

(1)

What if no one knows what happened to them?

(1)

Why does it matter how they were lost?

(1)

What explanation could be given to obviate the need for a bond?

(1)

Replacing Lost Deeds

(2)

Registry of Deeds

(1)

Post-1970

(1)

Thorn's street directory

(1)

Probate records

(1)

Title and the Contract for Sale

(1)

Investigation of Title in the Process

(1)

Roots of Title

(1)

What is a good root?

(1)

Fee Simple

(2)

Fee farm grant/lease

(1)

Age of a Root

(1)

What period needs to be shown in an open contract?

(1)

What period needs to be shown in a closed contract?

(1)

What about the title prior to the root?

(1)

Are all Interests Barred under the Statute of Limitations 1957?

(1)

Adverse Legal Estates or Interests

(1)

Worst Case Scenario

(1)

Why not Investigate a Longer Period of Time?

(1)

Examples of Good Roots

(3)

A freehold conveyance for full value at least 20 years old

(1)

A statutory title

(1)

Landed estates court conveyance

(1)

Vesting certificates

(1)

Vesting by consent

(1)

Vesting by arbitration

(1)

Telling consent from arbitration vesting certificates

(1)

Fee farm grants

(1)

Legal mortgage pre-LCLRA 2009

(1)

Examples of Bad Roots

(1)

Voluntary deed

(1)

Deeds requiring extrinsic evidence

(1)

Legal mortgage by demise

(1)

Vesting by consent

(1)

Deduction/Chain of Title

(2)

Fee simple title

(1)

Fee farm grant and leases

(1)

Deduction of leasehold title on an open contract

(1)

Investigating the Chain of Title

(2)

Chapter 6 Contents of Deeds

Deeds Pre-1 December 2009

(1)

Commencement Date

(1)

Parties

(2)

Recitals

(1)

Testatum

(1)

Consideration

100

(1)

Receipt

100

(1)

Operative Words

101

(1)

Parcels

102

(1)

Habendum/Words of Limitation

102

(6)

Words of limitation in deeds executed prior to the LCLRA 2009

103

(1)

Court application required to claim interest

104

(1)

Date of extinguishment of interests

105

(1)

Summary

105

(1)

Correct words of limitation prior to the LCLRA 2009

105

(1)

Fee simple

106

(1)

Fee tail

107

(1)

Life estate

107

(1)

Extra words

107

(1)

Words of purchase v words of limitation - the rule in Shelly's Case

107

(1)

Statutory Certificates

108

(3)

Revenue certificates

108

(1)

Land Act 1965

108

(1)

Section 12

109

(1)

Section 45

109

(1)

Section 12 and s 45 certificates

110

(1)

Key points on ss 12 and 45

110

(1)

Failure to obtain consent

111

(1)

Attestation Clause

111

(5)

Execution

111

(1)

Execution under power of attorney

112

(1)

Conveyancing Acts 1881 and 1882

112

(1)

Powers of Attorney Act 1996

113

(1)

Protection of a purchaser

114

(1)

Execution by the grantor only

115

(1)

Witness

115

(1)

Delivery

115

(1)

Deeds Post-1 December 2009

116

(3)

Form of deed

116

(1)

Words of limitation

117

(1)

Execution

117

(1)

Delivery

117

(1)

Grants and reservations

118

(1)

Chapter 7 Events on Title

Introduction

119

(1)

Joint Tenancy

119

(1)

Creation

119

(1)

Unity of possession

120

(1)

Unity of interest

120

(1)

Unity of title

120

(1)

Unity of time

120

(1)

Severance pre-1 December 2009

120

(1)

Subsequent acquisition of another interest

120

(1)

Alienation by one joint tenant to a third party

121

(1)

Registration of a judgment mortgage

121

(1)

Unlawful killing

121

(1)

Severance Post-1 December 2009

121

(1)

Equitable Position

122

(1)

Severance

122

(1)

How to deal with equitable tenancies in common

122

(1)

Evidence of Death and Identity

123

(1)

Simultaneous Death

123

(1)

Deaths on Title

124

(1)

Assents post 1959

124

(1)

Grant of Probate/Administration

125

(1)

Mohan v Roche

125

(2)

Un-administered estates

126

(1)

Pre-1959 titles

127

(1)

Corporate Insolvency

127

(5)

Receivership

128

(1)

Appointment

128

(1)

Effect of appointment

129

(1)

Power of sale

129

(1)

Required investigations

130

(1)

Liquidation

131

(1)

Effects of liquidation

131

(1)

Power of sale

131

(1)

Court liquidation

131

(1)

Members'/creditors' voluntary liquidation

132

(1)

Adverse Possession

132

(7)

The Statute of Limitations 1957

133

(1)

Key elements

133

(1)

Possession

134

(2)

Intention to exclude

136

(2)

Limitation period

138

(1)

Extension of Limitation Period

139

(2)

Disability

139

(1)

Acknowledgment

140

(1)

Part payment

140

(1)

Fraud

140

(1)

Mistake

140

(1)

Person in Possession

141

(1)

Licencee

141

(1)

Co-owners

141

(1)

Specific Cases

141

(3)

Leasehold estates

141

(2)

Trusts

143

(1)

Estates of deceased persons

144

(1)

Mortgages

144

(1)

Evidence of Adverse Possession

144

(1)

Voluntary Deeds

145

(8)

Section 59

146

(1)

What is meant by `voluntary'?

146

(1)

Valuable consideration

147

(1)

Good faith

147

(1)

Two-year rule

148

(2)

Five-year rule

150

(1)

Section 57 - fraudulent preference

150

(1)

Summary of s 57

151

(1)

Section 58 - sale at an undervalue

152

(1)

Fraudulent Deeds

153

(2)

Improvident Disposition

155

(1)

Protection for a Purchaser/Donee

156

(3)

Voluntary conveyances

156

(1)

Fraudulent preference/conveyance

156

(1)

Improvident dispositions

157

(2)

Chapter 8 Implied Covenants

Introduction

159

(1)

Implied Covenants

159

(1)

Pre-2009 covenants

159

(1)

Benefit

160

(1)

Burden

161

(1)

Post-1 December 2009

161

(1)

Covenants implied

162

(2)

Benefit

164

(1)

Burden of Covenants

165

(2)

Classes 6 and 7

166

(1)

Other Qualifications

167

(1)

Modification

167

(1)

Exclusion of Implied Covenants

168

(3)

Chapter 9 Capacity of Vendors

Introduction

171

(1)

Capacity

171

(1)

Beneficial Owner

171

(1)

Personal Representative

171

(1)

Trustees

172

(6)

Pre-2009

172

(1)

Post-2009

173

(1)

Trusts of land

173

(1)

Trustees

173

(1)

Power of trustees

174

(1)

Protection of purchasers

174

(2)

Protection of beneficiaries

176

(1)

Appointment of trustees

176

(1)

Keeping trusts off title

177

(1)

Purchasing from a trustee

178

(1)

Receiver and Liquidator

178

(1)

Mortgagee

179

(5)

Position pre-1 December 2009

180

(1)

Position Post-1 December 2009

181

(1)

Mortgages created before 1 December 2009

181

(2)

Mortgages created after 1 December 2009

183

(1)

Types of Vendors

184

(6)

Companies incorporated under the Companies Acts

184

(3)

If a company does not have power-possible means of rectification

187

(1)

Articles of Association

188

(1)

Certificate of incorporation/change of name

189

(1)

Foreign Companies

190

(1)

Unincorporated Bodies (Clubs And Associations)

191

(1)

Charity

191

(4)

Power of sale

192

(1)

Appointment of trustees

192

(1)

Pre-2009 law on trusts

193

(2)

Chapter 10 State Property

Introduction

195

(1)

The State and Conveyancing

195

(1)

Acquisition of Land by the State Pre-1922

195

(1)

Acquisition by Conquest

196

(1)

Acquisition by Forfeiture

196

(1)

Acquisition by Deed

197

(1)

The Commissioners of Public Works in Ireland

198

(1)

Summary of Pre-1922 Position

198

(4)

1922 Constitution

199

(1)

Public property and State succession

199

(1)

Titles in the name of the Crown

200

(1)

Legal persons who continued in existence

200

(1)

Non-surviving legal persons

201

(1)

Non-alienability of State Property and 99-year leases

202

(1)

1937 Constitution

202

(1)

Article 10

202

(1)

The State Property Act 1954

203

(6)

Previous transactions ratified

204

(2)

Property of dissolved companies - s 28

206

(1)

State liability

206

(1)

Acquisition without notice

207

(1)

Restoration of the company

207

(1)

Section 31 - waiver of State's interest

207

(1)

Quality of title

208

(1)

Conversion into absolute title after 20 years

208

(1)

Proposed reform

208

(1)

Statutory Bodies Corporate

209

(1)

Power to Acquire, Hold and Dispose of Land

210

(1)

Issues of State Occupation

210

(3)

Chapter 11 Encumbrances/Easements

Introduction

213

(1)

General Principles

214

(2)

Dominant and servient tenements

214

(1)

Accommodate the dominant tenement

214

(1)

Owners/occupiers of the tenement must be different

215

(1)

Must be capable of being the subject matter of a grant

215

(1)

Acquisition of Easements

216

(1)

Acquisition by Statute

216

(1)

Express Grant or Reservation

216

(3)

Grant

216

(1)

Reservation

217

(1)

Terms of the grant or reservation

218

(1)

Acquisition by Implication

219

(1)

Implied Grant

219

(3)

Easements of necessity

219

(1)

Common intention

220

(1)

Rule in Wheeldon v Burrows

220

(2)

Acquisition by Prescription

222

(4)

Introduction

222

(1)

At common law

222

(1)

Lost modern grant

223

(1)

Prescription Act 1832

223

(2)

LCLRA 2009

225

(1)

Common Requirements

226

(2)

Without force

226

(1)

Without secrecy

226

(1)

Without permission

226

(1)

Mistake

227

(1)

Continuous user

227

(1)

Without interruption

227

(1)

Longer periods under the PA 1832

227

(1)

Requirement for litigation

228

(1)

Transitional Provisions

228

(2)

Extinguishment

230

(2)

Statute

230

(1)

Express release

231

(1)

Implied release

231

(1)

Operation of law

232

(1)

Public Rights

232

(1)

Creation

233

(4)

Creation by statute

233

(1)

Express dedication

233

(1)

Implied dedication

233

(4)

Easements and Investigation of Title

237

(1)

Statutory declarations of long user

237

(1)

Public rights of way

238

(1)

Points to Consider when Examining an Easement Expressly Granted/Reserved

238

(3)

Chapter 12 Mortgages, Charges and Liens

Introduction

241

(1)

Differences between Mortgage, Charge and Lien

241

(1)

Mortgages

241

(2)

Legal mortgage created prior to 1 December 2009

242

(1)

Legal mortgage created post 1 December 2009

242

(1)

Equitable Mortgages

243

(1)

Deposit of title deeds

243

(1)

Judgment Mortgages

244

(2)

Creation

244

(1)

Effect of registration

245

(1)

Effect on joint tenancy

245

(1)

Priority of judgment mortgage

245

(1)

Priority

246

(2)

Charges

248

(5)

Fixed and floating charges

249

(1)

Charges to secure payment of monies

250

(1)

Statutory charges for unpaid taxes

250

(1)

Capital acquisition tax

251

(1)

Probate tax

251

(1)

Residential property tax

251

(1)

Estate duty

252

(1)

Capital gains tax

252

(1)

Non principal private residence charge

252

(1)

Household charge

253

(1)

Lien

253

(1)

Discharge of Mortgages, Charges or Liens

254

(3)

Re-conveyance - surrender

254

(1)

Entry of satisfaction in the Registry of Deeds

254

(1)

Liens

254

(1)

Judgment mortgages

254

(3)

Chapter 13 Family Law

Introduction

257

(1)

Non-Owning Spouse

257

(1)

Family Home Protection Act 1976

257

(1)

Prior Written Consent

257

(3)

Non-Owning Spouse

260

(1)

Conveyance

260

(1)

Family Home

261

(1)

Dispensing with consent

262

(1)

Omission, refusal etc

262

(1)

Enforceable agreement prior to marriage

262

(1)

Conveyance as part of judicial separation

262

(1)

Types of Consent

263

(1)

General consent

263

(1)

Consent under a power of attorney

263

(1)

Bona fide purchaser for full value without notice

263

(1)

Failure to Obtain Consent

264

(2)

Voidable not void

264

(1)

Six-year limit

264

(1)

Lack of consent within previous six years

265

(1)

Broken Engagements and Marriage Breakdown

266

(1)

Engagements

266

(1)

Judicial Separation and Divorce

267

(1)

Civil Partners

268

(1)

Cohabitants

268

(1)

Family Law Declarations

269

(3)

Particular Situations

272

(2)

Vendor companies

272

(1)

Personal representatives

272

(1)

Matrimonial disputes

273

(1)

Previous separation/divorce/dissolutions

273

(1)

Declarations v Solicitors' Certificates

274

(1)

Chapter 14 Identity - Maps

Introduction

275

(1)

Old Phrases

275

(1)

Maps

275

(1)

Rules for Dealing with Boundaries, Construction of Deeds and Maps

276

(2)

Determining boundaries

276

(1)

Rules of construction of a deed

277

(1)

Role of a map

278

(1)

Declarations of Identity

278

(1)

Common Identity Problems

279

(2)

Vague description in old deeds

279

(1)

Property numbering changing

280

(1)

Too much/too little land - chain of title

280

(1)

Checklist

281

(2)

Chapter 15 Searches

Introduction

283

(1)

Types of Searches

283

(1)

Registry of Deeds Searches

283

(3)

Persons to search against

283

(1)

Period to search against

284

(1)

Deaths on title

285

(1)

Property to search against

286

(1)

Length of Registry of Deeds Searches

286

(1)

Types of Registry of Deeds Search

287

(1)

What to do with the Results of the Searches

288

(1)

Solicitor certifying

288

(1)

Investigating Unregistered Title [Hardback]

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