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E-raamat: Land Registration and Title Security in the Digital Age: New Horizons for Torrens

Edited by (University of Auckland, New Zealand), Edited by (Auckland University of Technology, New Zealand)
  • Formaat: 438 pages
  • Ilmumisaeg: 07-Apr-2020
  • Kirjastus: CRC Press
  • Keel: eng
  • ISBN-13: 9780429556937
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Land Registration and Title Security in the Digital Age: New Horizons for TorrensSuurem pilt
  • Formaat: 438 pages
  • Ilmumisaeg: 07-Apr-2020
  • Kirjastus: CRC Press
  • Keel: eng
  • ISBN-13: 9780429556937
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This book examines the current state of, and emerging issues in relation to, the Torrens and other systems of land registration, and the process of automation of land registration systems in jurisdictions where this is occurring worldwide. It analyses the impacts of advances in digital technology in this area and includes contributions from of a number of experts and leaders in this subject from a number of jurisdictions. While it has an Australasian bias, there are important chapters outlining current challenges and developments in Scotland, England and Wales, Ireland, and the Netherlands. The book will be relevant to those engaged in land registration and conveyancing processes, including, but not limited to, property law practitioners and conveyancers, academics in this field, government and public policy experts, law and property students, and IT and IP experts, especially those working on developing automated land registration systems.

List of Contributors
xix
Table of Cases
xxv
Table of Legislation
xxxv
Foreword xxxix
D.W. McMorland
Introduction 1(8)
David Grinlinton
Rod Thomas
PART I LAND TITLE SECURITY: RECENT DEVELOPMENTS AND CURRENT ISSUES
Chapter 1 Title Guarantee Or Title Indefeasibility?
9(19)
Martin Dixon
1.1 Introduction
9(3)
1.2 Title by registration, Torrens title and title guarantee
12(4)
1.3 Indefeasibility or title guarantee
16(3)
1.4 What title guarantee means in practice
19(2)
1.5 A comparison table
21(4)
1.6 What does it all mean?
25(3)
Chapter 2 Fraud And Torrens
28(10)
William Gummow
2.1 Introduction
28(1)
2.2 Torrens in the wider legal world
28(1)
2.3 Other complexities in the general law
29(1)
2.4 Assets Co Ltd v Mere Roihi
30(2)
2.5 Ten points of principle
32(3)
2.6 Fraud and the Land Transfer Act 2017 (NZ)
35(2)
2.7 Conclusion
37(1)
Chapter 3 In Personam Claims: Developments And Thoughts
38(19)
Fiona Burns
3.1 Introduction
38(1)
3.2 Before the Torrens system K
39(4)
3.2.1 Early English property law
39(1)
3.2.2 The social context and philosophical attitudes which inspired Robert Torrens
40(3)
3.3 The Torrens system
43(3)
3.3.1 Destruction of old norms
43(2)
3.3.2 Indefeasibility's imperfection
45(1)
3.4 In personam claims
46(9)
3.4.1 Broad concept
47(1)
3.4.2 Narrow concept
48(4)
3.4.3 Intermediate approaches
52(3)
3.5 Conclusion: the in personam crossroads
55(2)
Chapter 4 Indefeasibility Of Title: Law Reform In Scotland And New Zealand
57(17)
Kenneth G.C. Reid
4.1 Introduction
57(3)
4.1.1 Some parallels
57(1)
4.1.2 And some differences
57(2)
4.1.3 Scope of this chapter
59(1)
4.1.4 Three versions of registration of title
59(1)
4.2 Indefeasibility
60(5)
4.2.1 `No-consent' instruments
60(2)
4.2.2 Professor Mapp's insight
62(2)
4.2.3 The law reform question
64(1)
4.3 Law reform: constraints and opportunities
65(2)
4.3.1 A constraint
65(1)
4.3.2 An opportunity
66(1)
4.4 Making the choice
67(4)
4.4.1 The merits
67(2)
4.4.2 The techniques
69(1)
4.4.3 The choices made
70(1)
4.5 Some comparative reflections
71(3)
Chapter 5 Recent Developments In The Torrens System In Australia
74(16)
Brendan Edgeworth
5.1 Introduction
74(1)
5.2 The (partial) assault on immediate indefeasibility
74(4)
5.3 Ebb and flow in the judicial approach to overriding statutes
78(1)
5.4 Judicial approaches to overriding statutes
79(7)
5.4.1 The orthodox position
79(1)
5.4.2 Post-Breskvar v Wall privileging of the Torrens system
80(2)
5.4.3 Change of Direction: Hillpalm v Heaven's Door and Horvath v Commonwealth Bank
82(1)
5.4.4 Raising the bar for overriding statutes
83(2)
5.4.5 Overview
85(1)
5.5 E-conveyancing and transition to a national conveyancing law
86(2)
5.6 The `privatisation' of Torrens title registers
88(1)
5.7 Conclusion
89(1)
Chapter 6 Reform Of The New Zealand Land Transfer Act
90(16)
Sir Peter Blanchard
6.1 Introduction
90(1)
6.2 The steering committee
91(1)
6.3 The Issues Paper
92(2)
6.4 The Commission's report
94(9)
6.4.1 General principles
94(1)
6.4.2 Indefeasibility and its exceptions
94(1)
6.4.3 Alteration of the register by the High Court
95(1)
6.4.4 Checking the identity of a mortgagor
96(1)
6.4.5 A definition of fraud
96(1)
6.4.6 Protection of unregistered interests
97(2)
6.4.7 Registration of trusts
99(1)
6.4.8 Registrar's powers
99(1)
6.4.9 Compensation
100(1)
6.4.10 Overriding statutes
101(1)
6.4.11 Covenants in gross
101(2)
6.5 Subsequent events
103(2)
6.5.1 Exposure draft and Bill
103(1)
6.5.2 Select Committee t
103(1)
6.5.3 Supplementary order paper
103(1)
6.5.4 Third reading and commencement
104(1)
6.5.5 The Supreme Court speaks
104(1)
6.5.6 The consequences for covenants
105(1)
6.6 Conclusion
105(1)
Chapter 7 The New Fraud Test And Manifest Injustice
106(26)
Neil Campbell
Rod Thomas
7.1 Introduction
106(1)
7.2 The new fraud test
106(1)
7.3 An aversion to defining fraud
106(1)
7.4 The Law Commission's definitions of fraud
107(1)
7.5 Why did the Law Commission want to define fraud?
107(1)
7.6 The Issues Paper
108(2)
7.6.1 A definition incorporating judicial interpretations of fraud?
108(1)
7.6.2 Fraud against an unregistered interest holder
108(1)
7.6.3 Supervening fraud
109(1)
7.7 The Report
110(4)
7.7.1 A definition incorporating judicial interpretations of fraud
110(1)
7.7.2 Fraud against the holder of an unregistered interest
111(1)
7.7.3 Supervening fraud
112(1)
7.7.4 Fraud against a registered estate or interest
113(1)
7.7.5 But an honest transaction is still relevant to determining fraud
113(1)
7.8 The definition of fraud as enacted
114(1)
7.9 Section 6(1): the general definition
114(1)
7.10 Section 6(2): fraud must be against the registered owner of an estate or interest in land, or against the owner of an unregistered interest
115(1)
7.11 The `manifest injustice' test
116(1)
7.12 Background
116(3)
7.12.1 Indefeasibility meaning
118(1)
7.13 How the manifest injustice process is intended to work
119(3)
7.13.1 The applicant
119(1)
7.13.2 What does `void or voidable' mean?
120(1)
7.13.3 What is a void transaction?
120(1)
7.13.4 Voidable transactions and equitable priorities
120(1)
7.13.5 Nemo dat principles and the effect of equities on Torrens precepts
121(1)
7.13.6 When must the proceedings be commenced?
122(1)
7.13.7 Service issues
122(1)
7.14 What does manifest injustice mean?
122(2)
7.14.1 Other usages
122(2)
7.14.2 The relevance of damages
124(1)
7.15 Grounds for overturning registration
124(2)
7.15.1 Suggested groupings
125(1)
7.15.2 Statutory illegality
125(1)
7.15.3 Personal circumstances
125(1)
7.15.4 The nature of the interest
126(1)
7.16 Discussion
126(3)
7.16.1 Double up with land transfer fraud findings and in personam rights
126(1)
7.16.2 Was creating a list a good idea?
127(1)
7.16.3 Restrictive use of discretion
128(1)
7.16.4 Costs issue
129(1)
7.17 Does the test create a chilling effect on our understanding of indefeasibility?
129(1)
7.17.1 The effect on practitioners
130(1)
7.18 Risk analyses and public policy
130(1)
7.19 Conclusion
131(1)
Chapter 8 Knocking At The Compensation Door: What Might A Deprived Owner Expect Under The Land Transfer Act 2017?
132(16)
Elizabeth Toomey
8.1 Introduction
132(1)
8.2 Compensation for loss or damage resulting from a registrar's error or from system failure
133(1)
8.3 Compensation for loss of an estate or interest in land
134(4)
8.3.1 Section 59 of the LTA 2017
134(1)
8.3.2 Sections 64-70 of the LTA 2017
135(3)
8.4 Case study: Burmeister v Registrar-General of Land - what would be different under the LTA 2017?
138(3)
8.4.1 Deprived of land; barred from the Act
138(2)
8.4.2 Date from which compensation should be calculated
140(1)
8.4.3 Measure of damages/interest
140(1)
8.5 An owner deprived by the operation of the manifest injustice principle - how might compensation be calculated?
141(3)
8.5.1 The `manifest injustice' principle
141(1)
8.5.2 Compensation for person A and for person B: two sides of the same coin?
142(1)
8.5.3 The guidelines for a manifest injustice order - potential for carelessness
143(1)
8.5.4 What happens when a careless person B, deprived of an estate or interest in land, applies for compensation?
143(1)
8.5.5 What if person B is a mortgagee?
144(1)
8.6 Loss or damage occurring after search and before registration
144(1)
8.7 Exceptions to compensation and procedural provisions
145(1)
8.7.1 Exceptions to compensation
145(1)
8.7.2 Notice and consideration of claim
146(1)
8.7.3 Subrogation; compensation recoverable by Crown as debt
146(1)
8.7.4 No limitation provision
146(1)
8.8 Conclusion
146(2)
Chapter 9 The Registrar's Powers In The Digital Age
148(24)
David Grinlinton
9.1 Introduction
148(1)
9.2 The traditional approach to the registrar's powers
149(3)
9.2.1 LTA 1952, section 80 and its equivalents
149(1)
9.2.2 LTA 1952, section 81(1) and its equivalents
150(1)
9.2.3 The approach pre-Frazer v Walker in Australia and Canada
150(2)
9.3 Frazer v Walker and the `significant and extensive' powers debate
152(6)
9.3.1 New Zealand case law since Frazer v Walker
152(3)
9.3.2 Australian and Canadian case law since Frazer v Walker
155(3)
9.4 The exercise of the registrar's powers following automation of the register
158(6)
9.4.1 Developments in New Zealand
159(3)
9.4.2 Developments in Australia and Canada
162(2)
9.5 New Zealand's reform of the registrar's powers under the LTA 2017
164(5)
9.5.1 New Zealand Law Commission reports
165(1)
9.5.2 The registrar's powers under the LTA 2017
165(2)
9.5.3 What types of `error' are contemplated under section 21(1)?
167(1)
9.5.4 Are subsequent bona fide purchasers or mortgagees protected against alteration?
167(1)
9.5.5 When is a registered interest or estate `materially affect[ ed]'?
167(1)
9.5.6 What of equitable interests?
168(1)
9.5.7 Challenging the registrar's decisions under section 21
168(1)
9.5.8 Will section 21 change the registrar's practice from under the LTA 1952?
168(1)
9.6 Looking ahead - delegation of the registrar's powers and the potential for privatisation
169(1)
9.7 Conclusions
170(2)
Chapter 10 Making Personal Obligations Binding: Covenants In Gross And Encumbrances Under New Zealand's New Land Transfer Act
172(17)
Thomas Gibbons
10.1 Introduction
172(2)
10.2 Conceptual frameworks
174(2)
10.2.1 Sherry
174(1)
10.2.2 O'Connor
175(1)
10.2.3 Heller
175(1)
10.3 Land covenants under New Zealand law
176(2)
10.4 Encumbrances
178(3)
10.5 Covenants in gross
181(2)
10.6 Questions and issues
183(2)
10.6.1 Concepts
183(1)
10.6.2 In practice
184(1)
10.6.3 Legislative change
185(1)
10.7 Conclusion
185(4)
PART II AUTOMATION OF LAND REGISTRATION SYSTEMS
Chapter 11 Automation, The Land Registration Act (England And Wales) And The Future
189(19)
Nick Hopkins
11.1 Introduction
189(1)
11.2 Automated conveyancing
190(2)
11.3 The past and possible future (level 3)
192(4)
11.3.1 The LRA 2002 framework provisions
194(1)
11.3.2 The framework provisions and equitable intervention
195(1)
11.4 The present (level 1)
196(4)
11.4.1 The significance of separate switch on and switch off powers
197(1)
11.4.2 Contracts for sale of land
198(2)
11.5 The future (level 2)
200(6)
11.5.1 Simultaneous completion and registration
200(1)
11.5.2 Implementing electronic conveyancing
201(3)
11.5.3 Overreaching
204(2)
11.6 Conclusion: level 4?
206(2)
Chapter 12 Automation Of A Torrens Register: An Australian Perspective
208(26)
Sharon Christensen
12.1 Australian context
208(1)
12.2 Fundamentals of Torrens
209(2)
12.3 Key elements of legislative framework supporting Torrens fundamentals
211(3)
12.3.1 Paper certificate of title
211(1)
12.3.2 Qualified witnesses for execution of instruments
212(1)
12.3.3 Certifications by the party executing the document
212(1)
12.3.4 Independent registrar to ensure compliance with Torrens legislation
213(1)
12.3.5 State guarantee of title
214(1)
12.4 Regulatory framework for electronic conveyancing
214(2)
12.5 Changes to conveyancing process impacting key elements of Torrens
216(6)
12.5.1 Use of an ELN is mandated and only accessible to subscribers
216(2)
12.5.2 Paper certificates of title replaced with verification of identity and right to deal
218(1)
12.5.3 Lawyer or conveyancer to sign registry instruments - no witness
219(2)
12.5.4 New certifications by signers
221(1)
12.6 Automated lodgement and registration
222(2)
12.6.1 Automated lodgement of data - role of the ELN
222(1)
12.6.2 Automated registration - how does it work?
222(2)
12.7 Registrar's role in an automated system
224(5)
12.7.1 Is automated registration a delegation?
225(1)
12.7.2 What decisions are made by the automated registration system?
226(1)
12.7.3 Accuracy of the register - data matching and computer logic
226(1)
12.7.4 Compliance with statutory requirements - can computer logic effectively review legal compliance?
227(2)
12.8 Is delegation of the decision to register authorised by legislation?
229(3)
12.8.1 Is automated registration authorised by the ECNL?
229(1)
12.8.2 Does the existing statutory power to delegate extend by implication to an automated system?
230(1)
12.8.3 Are other legislative changes to the registrar's powers required?
231(1)
12.9 Conclusions
232(2)
Chapter 13 The Development And Current Position Of Electronic Conveyancing In Ireland
234(20)
Sandra Murphy
13.1 Introduction
234(1)
13.2 What do we mean by `eConveyancing?'
234(1)
13.3 Historical context - a complex system
235(4)
13.3.1 Dual system of land registration
236(3)
13.4 Global, European law and national influences
239(2)
13.5 Role of key stakeholders
241(10)
13.5.1 The Law Reform Commission
241(2)
13.5.2 The Property Registry Authority
243(4)
13.5.3 The Law Society of Ireland
247(4)
13.6 Conclusion: time for a new `vision' of electronic conveyancing in Ireland?
251(3)
13.6.1 Fraud
251(1)
13.6.2 Data protection
252(2)
Chapter 14 Automation Of The New Zealand Torrens Register: Practitioner Abuse, Risk And Liability
254(25)
Rod Thomas
14.1 Introduction
254(1)
14.2 The fundamentals of Landonline
255(1)
14.2.1 AUTO REG
255(1)
14.2.2 LODGE
255(1)
14.2.3 Settlement and risk
256(1)
14.3 The key role played by certifications
256(4)
14.3.1 The role of certifications under the old manual system
257(1)
14.3.2 Disquiet with analyses
258(1)
14.3.3 The role of practitioner certifications under Landonline
259(1)
14.3.4 Relevant provisions in the Land Transfer Act 2017
260(1)
14.4 Increased liability imposed on practitioners by the 2017 Act
260(1)
14.5 What does the certification cover?
261(3)
14.5.1 Certification of personal authority issues
261(1)
14.5.2 Certification of legal compliance
262(1)
14.5.3 Audit of practitioners' records
263(1)
14.6 Criticisms of the required practitioner certifications
264(3)
14.6.1 Proof of name
264(1)
14.6.2 Proof of ownership
265(1)
14.6.3 Proof of authority to deal
266(1)
14.7 Is there any evidence under Landonline of increased misuse or abuse?
267(4)
14.7.1 Recorded instances of practitioner abuse
267(1)
14.7.2 Corrections of the register arising from error (including those of practitioners)
268(1)
14.7.3 Disciplinary hearings arising from practitioner abuse
269(1)
14.7.4 Practitioner abuse before the Courts - The Queen v Xu and Others
270(1)
14.7.5 Closing comments on abuse findings
270(1)
14.8 Under Landonline is there a transfer of risk to practitioners?
271(1)
14.8.1 More recent developments
271(1)
14.8.2 Where this issue lies
272(1)
14.9 The new'safe harbour'regime
272(1)
14.10 What opportunities are there for improvement of Landonline to reduce risk?
273(2)
14.11 Conclusion
275(4)
PART III CROSS-CUTTING ISSUES AND EMERGING CHALLENGES
Chapter 15 Are Land Registers Becoming Online Intermediary Platforms Of Land Data?
279(15)
Sjef van Erp
15.1 Introduction
279(1)
15.2 Public or private: a mixture
280(2)
15.3 Impact of `disruptive technologies'
282(5)
15.4 Who `owns' what in a hybrid world?
287(4)
15.5 Liability questions
291(1)
15.6 Concluding remarks
292(2)
Chapter 16 Privatisation, The Consensus Algorithms Of Blockchains And Land Titling In Australia: Where Are We Now, And Where Are We Going?
294(21)
Lynden Griggs
Rouhshi Low
16.1 Introduction
294(2)
16.2 The commercialisation/privatisation of land registers
296(9)
16.2.1 New South Wales
298(2)
16.2.2 South Australia
300(1)
16.2.3 Victoria
301(3)
16.2.4 Western Australia
304(1)
16.2.5 Queensland, Tasmania, the Australian Capital Territory and the Northern Territory
305(1)
16.3 Concerns regarding `privatisation' in the Australian context
305(4)
16.3.1 Economic concerns
306(1)
16.3.2 Guarantee of title
307(1)
16.3.3 Adequacy of safeguards and oversight
307(1)
16.3.4 Privacy and data ownership
308(1)
16.4 Blockchains in Australia
309(3)
16.4.1 What the blockchain can do
310(1)
16.4.2 What the authors think they will do
311(1)
16.5 Some concluding thoughts on commercialisation
312(1)
16.6 Some concluding thoughts on blockchains
313(2)
Chapter 17 Judicial Interpretation Of Torrens Registered Documents
315(19)
Ben France-Hudson
17.1 Introduction
315(1)
17.2 Green Growth No 2 Ltd v Queen Elizabeth the Second National Trust
316(6)
17.3 The drivers for a restrictive approach
322(2)
17.4 The importance of fundamental Torrens principles in this context
324(3)
17.5 Towards a principled approach
327(6)
17.5.1 Original parties
327(2)
17.5.2 Leases and mortgages
329(4)
17.6 Conclusion
333(1)
Chapter 18 Indigenous Land Rights And Land Registration Systems: Maori And The Land Transfer Act 2017
334(19)
Layne Harvey
18.1 Introduction
334(2)
18.2 Background
336(4)
18.2.1 Early Maori land legislation, 1862-1873
336(2)
18.2.2 Consolidation, 1909-1953
338(1)
18.2.3 From assimilation to integration, 1967-1992
339(1)
18.3 Te Ture Whenua Maori Act 1993
340(3)
18.3.1 Overview
340(1)
18.3.2 Maori land today
341(2)
18.4 The impact of indefeasibility of title on Maori land
343(3)
18.5 Maori freehold land registration project
346(1)
18.6 Reform proposals
347(2)
18.7 `Manifest injustice'and the Land Transfer Act 2017
349(2)
18.8 Conclusion
351(2)
Chapter 19 Managing Property Law Risk: The Role Of Private Insurance
353(17)
Jonathan Flaws
19.1 Property law and risk management
353(1)
19.2 International response to private insurance
354(4)
19.2.1 Canada
355(1)
19.2.2 United Kingdom - legal indemnity insurance
356(2)
19.2.3 Australia and New Zealand
358(1)
19.3 Distinction between land ownership and land use
358(2)
19.4 Managing property law risk without insurance
360(1)
19.5 Managing property law risk with insurance
361(1)
19.6 Unknown risks - New Zealand
362(4)
19.6.1 Fraud
362(1)
19.6.2 Searches and enquiries
363(1)
19.6.3 General ownership cover
363(1)
19.6.4 Electronic conveyancing risk
364(1)
19.6.5 Planning / building regulation issues
364(1)
19.6.6 Boundary structures and encroachments
364(1)
19.6.7 Easements
364(1)
19.6.8 Defective lease or common ownership issues
365(1)
19.6.9 Breach of covenant
365(1)
19.6.10 First party policy
365(1)
19.6.11 Duty to defend
365(1)
19.6.12 Triggering a claim
366(1)
19.7 Known risks - New Zealand
366(2)
19.7.1 Insuring an identified risk
366(1)
19.7.2 Underwriting identified risk
366(1)
19.7.3 Examples of specific risks policies
366(2)
19.8 Scope of property law insurance - commercial risks/unregistered interests
368(1)
19.8.1 Bespoke policies
368(1)
19.8.2 Commercial risk and warranties
368(1)
19.8.3 Unregistered land/deeds of lease
369(1)
19.9 Developing legal indemnity insurance in New Zealand
369(1)
Chapter 20 Land Registration In England And Wales: Problems, Solutions And Missed Opportunities
370(17)
Martin Dixon
Emma Lees
20.1 Where are we? The functions of the Land Registration Act 2002
370(2)
20.2 Initial problems and their resolution
372(2)
20.2.1 Defining mistake
373(1)
20.2.2 Priorities and rectification
373(1)
20.2.3 Status of deregistered proprietor
374(1)
20.3 New emerging problems and their solutions
374(4)
20.3.1 Variety of errors
374(1)
20.3.2 Owner's powers and rectification
375(1)
20.3.3 Section 26
376(2)
20.4 Where are we going? Updating the Land Registration Act 2002
378(2)
20.5 Reform proposals
380(5)
20.5.1 Valuable consideration as a trigger for priority
381(1)
20.5.2 Postponing and protecting interests
382(1)
20.5.3 Correcting mistakes
383(1)
20.5.4 Overriding interests
384(1)
20.6 Conclusions
385(2)
Index 387
Professor David Grinlinton practiced as a lawyer, working mainly in the property law, commercial leasing, and energy areas, before joining the Faculty of Law at the University of Auckland, New Zealand, in 1990. His research and teaching interests include all aspects of real property law, commercial and residential leasing, and planning and resource management law. He is a Barrister and Solicitor if the High Court of New Zealand. ORCID: 0000-0002-9387-1766







Associate Professor Rod Thomas

practiced as a barrister at the Auckland bar for many years and now is an academic at the Auckland University of Technology, New Zealand, teaching mainly in real property related subjects. He is the Senior Visiting Research Fellow of the Cambridge Centre for Property Law at the University of Cambridge, UK, and the Australasian representative to the IPRA-CINDER Scientific Committee. ORCID: 0000-0002-2792-1251
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