Land Law Finals Notes

Description

I. FUNDAMENTAL CONCEPTS IN LAND LAW 4 1. NUMEROUS CLAUSUS 4 2. POSSESSION 5 3. HOW DOES CONTRACTS CONNECT WITH LAND LAW? 5 4. EQUITY AND TRUSTS AND LAND LAW 5 II. INDEFEASIBILITY & TORRENS 5 1. TORRENS TITLE 5 2. INDEFEASIBILTIY 6 3. IMMEDIATE INDEFEASIBILITY 6 4. COMPETING EQUITABLE INTEREST 6 BRESKVAR V WALL (1971) HCA 6 5. INDEFEASIBILITY OF THE TERMS IN A REGISTERED INSTRUMENT 7 MERCANTILE CREDITS LTD V SHELL CO OF AUSTRALIA LTD (1976) HCA 7 III. EXCEPTIONS TO INDEFEASIBILITY 8 1. VOLUNTEERS 8 BOGDANOVIC V KOTEFF (1988) NSWCA 8 2. FRAUD 8 LOKE YEW V PORT SWETTENHAM RUBBER CO LTD 8 3. FURTHER ON FRAUD 9 4. STATUTORY DUTY ON MORTGAGEES (BANKS) 10 5. FRAUD AND AGENCY 10 6. FRAUD MEANS DISHONESTY 10 RUSSO V BENDIGO BANK LTD (1993) 10 7. IF ONE OF THE TENANTS WAS NOT INVOLVED IN FRAUD 11 CASSEGRAIN (2015) 11 8. IN PERSONAM (PERSONAL EQUITIES) EXCEPTION 12 BAHR V NICOLAY (NO 2) (1988) HCA 13 MERCANTILE MUTUAL LIFE INSURANCE CO LTD V GOSPER 14 9. REQUIREMENT OF AN ELEMENT OF UNCONSCIONABILITY 14 VASSOS V STATE BANK OF SOUTH AUSTRALIA (1993) SUPREME COURT OF VIC 14 10. SPECIAL EQUITY CASES – YERKEY V JONES 14 11. IN PERSONAM AND BREACH OF TRUST 14 12. PERSONAL EQUITIES AND MISTAKE 15 13. SHORT-TERM TENANCIES – OTHER EXCEPTIONS TO INDEFEASIBILITY 15 14. OVERRIDING STATUTES – OTHER EXCEPTIONS TO INDEFEASIBILITY 15 HORVATH V CBA (1999) HCA 16 15. CAVEATS – OTHER EXCEPTIONS TO INDEFEASIBILITY 16 CAVEATABLE INTEREST 16 THE REGISTERED PROPRIETOR HAS A CAVEATABLE INTEREST 16 REQUIREMENTS FOR CAVEATS 17 APPLICATION FOR REMOVAL OF CAVEAT 17 CAVEATS LODGED WITHOUT REASONABLE CAUSE 17 BEDFORD PROPERTIES PTY LTD V SURGO PTY LTD 17 IV. COMPETING EQUITABLE INTERESTS 17 1. GENERAL PRINCIPLES – POSTPONING CONDUCT AND CAVEATS 17 ABIGAIL V LAPIN (1934) 18 J & H JUST (HOLDINGS) PTY LTD V BANK OF NEW SOUTH WALES (1971) HCA 18 2. CAVEATING A CONTRACT OF SALE 19 3. THE SIGNIFICANCE OF NOTICE IN EQUITABLE PRIORITIES 20 PERPETUAL TRUSTEES CO LTD V SMITH (2010) FCA – VICTORIAN CASE 20 V. LEASES 20 Page 2 of 63 SUBSTANTIVE REQUIREMENTS 20 1. CERTAINTY OF DURATION 20 2. EXCLUSIVE POSSESSION 21 RADAICH V SMITH (1959) HCA 21 FORMAL REQUIREMENTS 22 1. TORRENS TITLE 22 2. IMPLIED TENANCIES AT LAW 22 LEITZ LEEHOLME STUD PTY LTD V ROBINSON (1977) NSWCA 22 3. IMPLIED COVENANTS BY COMMON LAW 23 4. COVENANTS IMPLIED ON THE LANDLORD 23 A. QUIET ENJOYMENT 23 B. OBLIGATION NOT TO DEROGATE FROM GRANT 23 C. LIABILITY FOR ACTS OF OTHERS – CONSIDERS BOTH QUIET ENJOYMENT + NON-DEROGATION RIGHTS 23 AUSSIE TRAVELLER PTY LTD V MARKLEA PTY LTD 23 D. OBLIGATION TO REPAIR 24 E. TORTIOUS DUTY TO TAKE REASONABLE CARE FOR THE SAFETY OF OCCUPANTS 24 JONES V BARTLETT 25 LOOSE FIT PTY LTD V MARSHBAUM 25 5. COVENANTS IMPLIED ON THE TENANT 26 6. EXPRESS COVENANT AGAINST ASSIGNMENT OR SUBLETTING 26  UNLIKELY TO COME OUT 26 7. ENFORCEABILITY OF COVENANTS AFTER ASSIGNMENT 27 PRIVITY OF CONTRACT 27 PRIVITY OF ESTATE 28 TORRENS TITLE LAND ASSIGNMENTS AND S 51 RPA 29 EQUITABLE ASSIGNMENTS 29 RELATIONSHIP AFTER LEGAL ASSIGNMENT 29 CASE LAW 30 MOULE V GARRETT 30 ASSIGNMENT OF THE REVERSION (FEE SIMPLE) 30 RE HUNTER’S LEASE 30 ASHMORE DEVELOPMENTS PTY LTD V EATON 31 8. REMEDIES 31 FORFEITURE OF LEASE BY LL 31 LANDLORD’S DUTY TO GIVE NOTICE OF BREACH 32 NO RIGHT TO FORFEIT IF BREACH WAIVED 32 RELIEF AGAINST FORFEITURE 32 STIEPER V DEVIOT PTY LTD (1977) NSWCA 32 LOSS OF BARGAIN DAMAGES 33 PROGRESSIVE MAILING HOUSE V TABALI PTY LTD (1985) HCA 33 SHEVILL 34 GUMLAND PROPERTY HOLDINGS PTY LTD V DUFFY BROS FRUIT MARKET (CAMPBELLTOWN) (2008) HCA 34 MARSHALL V COUNCIL OF THE SHIRE OF SNOWY RIVER (1994) NSWSC 34 REPUDIATION, NOTICE AND RELIEF AGAINST FORFEITURE 35 BATISTE V LENIN (2002) NSWSC 35 VI. CO-OWNERSHIP 35 1. CO-OWNERSHIP FUNDAMENTALS 35 JOINT TENANCY 36 TENANCY IN COMMON 36 2. AT LAW 36 3. IN EQUITY 37 EQUITY IN MORTGAGES 37 SITUATIONS WHEN EQUITY ASSUMES TENANCY IN COMMON: 38 MALAYAN CREDIT LTD V JACK-CHIA-MPH LTD (1986) PRIVY 38 SEVERANCE OF JOINT TENANCY 39 1. SEVERANCE BY UNILATERAL ACT – TRANSFER OF INTEREST 39 Page 3 of 63 CORIN V PATTON (1990) HCA 39 2. SEVERANCE BY TRANSFER TO A STRANGER 40 3. SEVERANCE BY DECLARATION OF TRUST 40 4. GRANT OF MORTGAGE OR LEASE 40 5. SEVERANCE BY AGREEMENT 40 6. SEVERANCE FOLLOWING A COURSE OF DEALING 40 7. SEVERANCE FOLLOWING HOMICIDE 40 8. SEVERANCE BY COURT ORDER 41 9. TERMINATION OF CO-OWNERSHIP 41 VII. NATIVE TITLE 41 1. INTRODUCTION 41 MABO V QUEENSLAND (NO 2) 42 2. NATIVE TITLE ACT 1993 (CTH) 42 3. CASE LAW 43 YORTA YORTA (2002) 43 DE ROSE V SA (NO 2) (2005) 43 WA V WARD (2002) 44 4. RIGHTS THE NATIVE TITLE ‘BUNDLE OF RIGHTS’ CONTAINS’ 44 5. EXTINGUISHMENT OF NATIVE TITLE 45 VIII. MORTGAGES 46 REMEDIES OF THE MORTGAGEE 46 POWER OF SALE S58 RPA 46 REQUIREMENTS 47 NOTICE REQUIREMENT 47 VALIDITY OF NOTICE 48 EQUITABLE DUTIES IN RELATION TO THE CONDUCT OF SALE 48 1. CORPORATIONS 48 2. PERSONS 49 3. SPECIFIC CATEGORIES OF SALE 49 SALES TO ASSOCIATES 49 REMEDY 50 AUCTION SALES 50 COURT ORDERED SALE 50 4. TIMING OF SALE 51 IX. EASEMENTS 51 INTRODUCTION 51 TERMINOLOGY 51 1. FORMAL REQUIREMENTS OF EASEMENTS 51 2. SUBSTANTIVE REQUIREMENT OF EASEMENTS 52 2ND REQUIREMENT: ACCOMMODATION OF DOMINANT TENEMENT 52 HILL V TUPPER 53 RE ELLENBOROUGH PARK (1956) 53 CLOS FARMING ESTATES V EASTON 54 3RD REQUIREMENT: THE EASEMENT MUST BE CAPABLE OF FORMING THE SUBJECT MATTER OF A GRANT 55 MONCRIEFF V JAMIESON (2007) 55 RYAN V SUTHERLAND 56 CREATION OF EASEMENTS BY COURT ORDER 56 RIGHT OF WAY EASEMENTS 57 PERPETUAL TRUSTEE V WESTFIELD MANAGEMENT 57 EXTINGUISHMENT OF EASEMENTS 58 1. ABANDONMENT 58 TREWEEKE V 36 WOLSELEY ROAD 59 Page 4 of 63 2. EXPRESS RELEASE 59 3. ALTERATION OF DOMINANT TENEMENT 59 X. FREEHOLD COVENANTS 59 1. INTRODUCTION 59 2. LEASEHOLD COVENANT VS. FREEHOLD COVENANTS 60 3. LEGAL TECHNICALITY 60 4. ENFORCEABILITY OF FREEHOLD COVENANTS 61 LEVI V SPICER 61 5. THE INTERSECTION OF FREEHOLD COVENANTS WITH PUBLIC PLANNING REGIMES 62 CUMERLONG HOLDINGS PTY LTD V DALCROSS PROPERTIES PTY LTD 62