✅ HD APPROVED - PROPERTY (UPDATED FOR 2026) - MLP327

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These comprehensive HD notes are the only resource you need to conquer Deakin's Property law. Meticulously structured and updated for 2026, they provide the depth and authority required for HD-level answers on every core topic. These notes cover: 1 CONCEPT & CATEGORIES OF PROPERTY - LEGAL MEANING OF “PROPERTY” - Key concepts - Rights in Rem vs Rights in Personam - Other essential features of property - PROPERTY RIGHT - Property rights - Thing/s the subject of property rights - WHAT IS PROPERTY - AUSTRALIAN CASE LAW - Sources of property law - Native title - Yanner v Eaton (1999) 166 ALR 258 - CLASSIFICATION OF PROPERTY - ‘Real’ property vs ‘personal’ property - In rem vs in personam; real vs personal - LEGAL AND EQUITABLE RIGHTS - How property rights are enforced - PROPERTY RIGHTS DISTINGUISHED FROM CONTRACTUAL RIGHTS - When contracts become proprietary - Lease vs license - Types of licenses - Cowell v Rosehill Racecourse (1937) 56 CLR 605 CB - SUMMARY: Equity - TOPIC : THE CONCEPT OF PROPERTY - Justification of (private) property - BOUNDARIES OF OWNERSHIP: What can and cannot be private property? - Property in a spectacle - Vic Park Racing and Recreation Ground v Taylor (1937) 58 CLR 479 CB - BOUNDARIES OF OWNERSHIP: Moral boundaries - Property in body parts - Moore v Regents of the University of California (51 Cal. 3d 120, (1990) - BOUNDARIES OF OWNERSHIP: Common heritage of mankind - SUMMARY TOPIC 2 PERSONAL PROPERTY, POSSESSION & FIXTURES - SUMMARY OF POSSESSIVE TITLE - Importance of possession - Enforceability of possessory title - Competition between possessory title holders - THE DIFFERENCE BETWEEN REAL AND PERSONAL PROPERTY - Terminology: Seisin and Land - Classification - Remedies (CB ) - Personal property actions - POSSESSION - Ownership, Title, Possession - Obtaining possession - Acquiring possession - owner. - POSSESSORY TITLE FOR PERSONAL PROPERTY - 1) Physical control - 2) Intention - The Tubantia [1924] - PRIOR POSSESSORY TITLE - Doodeward v Spence (1908) 6 CLR 406 - re: objects CB - Asher v Whitlock (1865) LR 1 QB 1 - Perry v Clissold [1907] AC 73 CB - Toohey J in Mabo v Queensland (No 2) - THE “FINDERS” PRINCIPLE - Waverley Borough Council v Fletcher CB - 1) Finding goods “on land” - Armory v Delamirie (1722) 1 Strange 506; 96 ER 664 - 2) Finding goods in or attached to land - Elwes v Brigg Gas Co. (1886) 33 562, per Chitty J - Parker v. British Airways Board [1982] 1004 per Donaldson LJ - 3) Finding unattached things on land in a public space - Bridges v. Hawkesworth (1851) 21 QB 75 - Parker v. British Airways Board [1982] QB 1004 - JUS TERTII DEFENCE - Costello v Chief Constable of Derbyshire Constabulary [2001] 1 WLR 1437 CB - FIXTURES - Chattels vs Fixtures - Fixtures: Tests - Limb 1: Degree of Annexation - Limb 2: Purpose of Annexation - Decline of importance of degree of annexation - Nature of the chattel - Leigh v Taylor [1902] AC 157 vs Re Whaley 1908 1 Ch 615 - Re Whaley [1908] 1 Ch 615 - Intention of the affix er - Pegasus Gold Australia Ltd v Mesto Minerals Australia Ltd [2002] NTCA 203 - Elitestone v Morris [1997] 1 WLR 687 per Lord Lloyd of Berwick CB - Fixtures and third parties - Metal Manufacturers Limited v Federal Commissioner of Taxation [1999] FCA 1712 CB - SUMMARY TOPIC 2 - FINDERS PRINCIPLE: TABLE 3 ADVERSE POSSESSION - Limitation of Actions Act 1958 - Title Hierarchy - TYPICAL CASES - Policy rationales underlying adverse possession - ESTABLISHING ADVERSE POSSESSION - a) Factual possession - JA Pye (Oxford) Ltd v Graham [2003] 1 AC 419 - b) Intention to Possess - Pye v Graham per Lord Browne-Wilkinson - JA Pye (Oxford) v Graham CB - c) Without permission - Stopping time - ADVERSE POSSESSION AGAINST CROWN LAND - Crown land - ADVERSE POSSESSION AGAINST COUNCIL LAND - CASES - Whittlesea City Council v Abbatangelo [2009] VSCA 188 CB - AGAINST WHICH OWNER? - Special cases of lesser interests and future interests - Expediting adverse possession period against future title holders - LESSER INTEREST - Adverse possession against lesser interest - MULTIPLE POSSESSION - 1) Transmission - 2) Abandonment - 3) Ouster - SUMMARY OF CONCEPT - GAPS IN POSSESSION AND ACCIDENTAL POSSESSION - What is a "Gap" that constitutes abandonment? - Kierford Ridge Pty Ltd v Ward [2005] VSC 215 CB - DISABILITY AND FRAUD: Limitations of Actions Act 1958 - Disability and the LAA - SUMMARY: Disability - Fraud - CONSEQUENCES OF ADVERSE POSSESSION - AP and the Torrens System - Procedural aspects - SUMMARY: TOPIC 3 4 DOCTRINE OF TENURE - What is the Doctrine of Tenure? - English Feudal History - Effect - The introduction of the English feudal system to colonial Australia - Principles of settlement - Colonial statutory grants - NATURE OF CROWN OWNERSHIP IN AUSTRALIA - Pre-Mabo - Case law describing settlement - Mabo v Queensland (No. 2) in the context of Crown title and settlement 5 NATIVE TITLE - What is native title? - Pre-Mabo - Common law native title case law - Milirrpum v Nabalco Pty Ltd [1972-3] ALR 65 (the Gove Land Rights case) CB , - Mabo in context of common law native title - Mabo v Queensland (No. 1) (1998) 166 CLR 186 - Mabo v Queensland (No. 2) - Reasoning of Mabo judgement - Radical title and land grants - Native title and radical title - Common law native title - STATUTORY RECOGNITION OF NATIVE TITLE - Procedure - Scope of native title rights - Meaning of traditional - ELEMENTS: Native title - Has there been continuity of use? - Members of the Yorta and Yorta Aboriginal Community v Victoria (2002) 214 CLR 422,CB - Critical Facts: Yorta Yorta - Bodney v Bennell (2007) 167 FCR 84 CB , - EXTINGUISHMENT - What is extinguishment - Acts which extinguish native title - Examples of extinguishment - Fejo v Northern Territory of Australia [1998] HCA 58 CB - STATUTORY PASTORAL LEASES - Wik Peoples v Queensland (1996) 187 CLR 1 CB - PARTIAL EXTINGUISHMENT - Western Australia v Ward [2002] HCA 28 CB - INTERSECTION OF NATIVE TITLE AND REGULATORY ACTS - Yanner v Eaton (1999) 166 ALR 258 CB - AN OVERVIEW OF THE RELEVANT NTA PROVISIONS AND THEIR EFFECT - Native Title Act 1993 (Cth) - “Past Acts” that extinguish NT - “Intermediate Acts” - “Future Acts” - SUMMARY 6 FREEHOLD ESTATES - OVERVIEW - FREEHOLD VS NON-FREEHOLD - FREEHOLD - 1) Fee simple - Creating a fee simple - 2) Fee tail estate - 3) Life estate - LIMITING A FREEHOLD ESTATE - 1) Determinable limitation - Fee simple ad determinable limitation - Life estate and determinable limitation - Leasehold and determinable limitation - Void determinable limitations - 2) Conditions subsequent - Fee simple subject to conditions subsequent - Void condition subsequent - Determinable limitations vs conditions subsequent - Void conditions / (and DLs) - Zapletal v Wright [1957] Tas SR 211 CB - FUTURE INTERESTS - 1) Remainder - 2) Reversion - Doctrine of waste - VESTED & CONTINGENT INTERESTS - When vested: Test - Contingent legal remainder rules - Property Law Act 1958: s 191 - Statute of uses and the trust - Vested and contingent interests - Restrictions upon the right to alienation - Land must be alienable - CREATION OF ESTATES UNDER STATUTE - Torrens land: History - Non-Torrens land (General law land) - How to create a legal interest in land - Torrens land - Exception: Oral leases 3 years - In writing - Electronic conveyancing - Nemo dat quod non habet rule - CONTRACTUAL RESTRAINTS ON ALIENATION - Restraints on alienation - Hall v Busst (1960) 104 CLR 206 CB - Collateral purpose - Nullagine Investments Pty Ltd v Western Australia Club Inc (1993) 116 ALR 26 - Elton and Another v Cavill and Another [No 2] 34 NSWLR 289 CB - Conclusion - RULE AGAINST PERPETUITIES (not examinable) - Rule against perpetuities (RAP) - Date the interest was created - Vest - “Life in being” - “Life in being”: Test - Fertile Octogenarian and Precocious Toddler Rules - Statutory wait and see period - Statute - Class gifts - Class closing rules - 7 LEASES - Cross-referencing / Connection with other topics - LEASE: INTRODUCTION - History - Sources of law - Terminology - The lease contract - TYPES OF LEASES - 1) Fixed Term lease - 2) Periodic Tenancy - 3) Tenancy at Will - Tenancy at will and Adverse Possession - 4) Tenancy at Suffer ance - FORMALITIES FOR CREATING A LEASE - 1) Statutory formalities - 2) Exclusive possession - Radaich v Smith (1959) 101 CLR 209 CB - Australian position summary - Street v Mountford [1985] AC 809, CB - Bruton v London Quadrant Housing Ltd [2000] 1 AC 406 - 3) Certainty of duration - ROADMAP: Creation of a lease - EQUITABLE LEASES - 1) Legal vs Equitable lease: Walsh v Lonsdale - Walsh v Lonsdale (1882) LR 21 Ch D 9 (CA) CB - 2) Tenancy by estoppel - 3) Part performance - ASSIGNMENTS AND SUBLEASING - Statement of law - Debonair Nominees Pty Ltd v J & K Berry Nominees Pty Ltd [2000] SASC 244 - Concepts - Typical lease - Sublease - Assignment - RECAP: So far… - CONSENT OF THE LANDLORD - COVENANTS THAT TOUCH AND CONCERN THE LAND - The enforceability of lease covenants - ‘Touch and Concern’ land - P & A Swift Investments v Combined English Stores Group (CESG) [1989] CB - RIGHTS AND DUTIES OF LANDLORDS AND TENANTS - A) COVENANTS IMPLIED BY COMMON LAW - 1) To provide tenant with quiet enjoyment - 2) Non-derogation fro Grant by landlord - Aussie Traveller Pty Ltd v Marklea Pty Ltd [1998] - 3) Duty of reasonable repair by landlord - 4) Duty to exercise reasonable care by landlord - Landlord has duty to take reasonable care to avoid foreseeable risk or injury to tenant and occupants. - Jones v Bartlett (2000) CB - Summary: Landlord duty of care - 5) Tenant to use premises in a tenant-like manner - 6) Implied covenant at common law: Other examples of tenants duties - B) COVENANTS IMPLIED BY STATUTE - 1) Transfer of Land Act 1958 (Vic): s 67 - 2) Residential Tenancies Act 1997 - REMEDIES FOR BREACH - REMEDIES: Terminating a lease for breach - 1) Forfeiture - 2) Repudiation of contract - Progressive Mailing House v Tabali (1985) - Gumland Property Holdings Pty Ltd v Duffy Bros Fruit Market (Campbelltown) Pty Ltd (2008) CB 352 CB - ROADMAP: Breach of lease 8 EQUITABLE PROPERTY - EQUITY - History of equity - What is equity - Equity vs common law interests - History of the USE 15th/16th century - (MODERN) TRUSTS - Modern use of the trust - 1) THE EXPRESS TRUST - Formalities - 2) THE RESULTING TRUST - Type 1: Failed express trusts - Type 2: Voluntary transfer trusts - Type 3: Purchase money resulting trusts - Presumption of advancement/gift - Rebuttable: Purchase money resulting trusts - Calverley v Green (1984) 155 CLR 242 - Trustees of the Property of Cummins (a bankrupt) v Cummins (2006) 80 ALJR 589 - ROADMAP: Purchase money resulting trusts - 3) CONSTRUCTIVE TRUSTS - Muschinski v Dodds (1985) 160 CLR 583 CB - Baumgartner v Baumgartner (1987) 164 CLR 137 CB - Compare cases: Constructive trusts - ROADMAP: Remedial unconscionability constructive trusts - Note on statutory reform - 4) CONSTRUCTIVE TRUST AND ESTOPPEL - Giumelli v Giumelli (1999) 161 ALR 473 CB - ROADMAP: Constructive trust and estoppel - 5) INSTITUTIONAL CONSTRUCTIVE TRUST - Sale of land contract - Doctrine of conversion: Equity does what ought to be done - Instructional constructive trusts and purchasing a home - Tanwar Enterprises Pty Ltd v Cauchi (2004) 217 CLR 315 CB - Sale of land post Tanwar - FORMALITIES: Checklist - Enforcement of equitable interests - DOCTRINE OF PART PERFORMANCE - ROADMAP: Part performance - MERE EQUITIES - Differ ence between a mere equity and an equitable interest - Latec Investments Ltd v Hotel Terrigal Pty Ltd (1965) 113 CLR 265 CB - ROADMAP: Mere equities - 9 EASEMENTS - What is an easement? - Easement compared - Requirements for a valid easement: ELEMENTS - Re Ellenborough Park [1956] Ch 131 CB - Element 4: Subject matter of a grant - Copeland v Greenhalf (1952 Chancery) - Riley v Penttila [1974] VR 547 - Clos Farming Estates v Graham Rush Eaton (2002) NSWCA - SUMMARY: Ellenborough Factors - GRANT v RESERVATION - (1) EXPRESS EASEMENT - by grant or reservation in law or equity - (2) IMPLIED EASEMENT - (a) Implied by construction - Dabbs v Seaman (1925) 36 CLR 538 CB - (b) Implied by common intention - (c) Implied by necessity: North Sydney, Adealon - North Sydney Printing v Sabemo Investment Corporation Pty Ltd [1971] 2NSWLR 150, CB - Adealon International Pty Ltd v London Borough Council of Merton [2007] All ER 225 - (d) Implied: Continuous and apparent - General principle of non-derogation from grant - Non-derogation from grant - Implied grant of easement due to continuous and apparent use - Implied grant of easement under Wheeldon v Burrows doctrine - Implied easements by reservation? - Wheeldon v Burrows (1879) 12 Ch D 31 - McGrath v Campbell (2006) 68 NSWLR 229 - (4) EASEMENT BY PRESCRIPTION - Comparison with Adverse Possession - The lost modern grant - The underlying principle: Dalton v Angus (1881) - Prescriptive easements and Torrens Land - (3) EASEMENTS BY STATUTE - Interference by ST - Scope of easements: Westfield v Perpetual (2007) 233 CLR 528 - Westfield v Perpetual (2007) 233 CLR 528 - (5) EXTINGUISHMENT - 1. Express release - 2. Unity of title - 3. Change of circumstances - 4. Abandonment: Treweke, Brookeville - Treweeke v 36 Wolseley Road Pty Ltd (1973) CLR 274 - Bookville Pty Ltd v O’Loghlen [2007] V ConvR 54-734 - Impact of abandonment on registration - PROFITS À PRENDRE - Profit v Lease v License - EASEMENTS ROADMAP 10 RESTRICTIVE COVENANTS OVER LAND - COVENANTS ROADMAP - Positive Covenant v Restrictive Covenant - COMPARISON: Negative Easement v Covenants - Restrictive covenant - SUCCESSOR IN TITLE - Privity of contract - benefit of the covenant - Privity of contract - burden of a covenant - (1) PASSING THE BURDEN OF A POSITIVE COVENANT - Privity of contract - burden of a positive covenant - Austerberry v Corporation of Oldham (1885) 29 Ch D 750 - Avoiding Austerberry? - Exception to Austerberry: Thamesmead - Thamesmead Town Ltd v Allotey [1998] 30 HLR105 - (2) PASSING BENEFIT OF A POSITIVE COVENANT AT COMMON LAW - Successor in title: Privity of contract - benefit of a positive covenant - The touch and concern test - Smith and Snipes Hall Farm v River Douglas Catchment Board 1949 2 KB 500 - Town of Congleton v Pattison (1808) - Effect of s 78 - (3A) PASSING THE BURDEN OF A RESTRICTIVE COVENANT IN EQUITY - Talk v Moxhay - Forestview & Silkchime v Perpetual - ROADMAP: Passing the burden of a restrictive covenant in equity - (3B) PASSING BURDEN OF RESTRICTIVE COVENANT AT COMMON LAW - Clem Smith Nominees v Farrelly (1978) 20 SASR 227 - (4A) PASSING THE BENEFIT OF A RESTRICTIVE COVENANT AT COMMON LAW - Effect of ss 78 and 79 - Federated Homes v Mill Lodge Properties [1980] 1 WLR 594 - Successors in title: Passing the benefit to a successor covenantee - Midland Brick Company v Welsh (2006) 32 WAR 287 - SUMMARY re effect of ss 78 and 79 - ROADMAP: Passing the benefit of a positive or restrictive covenant at common law - (4B) PASSING THE BENEFIT OF A RESTRICTIVE COVENANT IN EQUITY - ROADMAP: Passing the benefit of a restrictive covenant in equity - ASSIGNMENT - Assignment of the benefit not annexed to land - Elements - Re Union of London and Smith’s Bank Ltd’s Conveyance [1933] Ch 611 - ROADMAP: Assignment of benefit in equity enforcing against a Sit of the burden - Established in Re Union of London and Smith’s Bank Ltd’s Conveyance [1933]: - BUILDING SCHEMES - Non simultaneous sales - Problem with development schemes - Doctrine of building schemes: Eliston v Reacher [1908] - Elliston v Reacher [1908] 2 Ch 374 - Mutuality / reciprocity - Small v Oliver & Saunders [2006] EWHC 1293 (Ch) - Test: Small v Oliver & Saunders [2006] - Building scheme rules: Re Dennerstein - Modification and Extinguishment of Covenants - Release: Express, Implied and by Statute - Stanhill Pty Ltd v Jackson and Others (2005) 12 VR 224 - REMEDIES - Remedies for infringement - 11 MORTGAGES - SECURITY INTEREST - Why want a security interest - Why mortgage? - FORMALITY REQUIREMENTS - Legal mortgage (Torrens) - GENERAL LAW LAND VS TORRENS - Main forms of security interests - 1) Old title mortgage - Lifecycle of an old title mortgage - 2) Torrens land mortgage - Old title mortgage vs Torrens mortgage: Comparison - EQUITABLE MORTGAGES - Re Wallis and Simmonds [1974] 1 WLR 391 - Theodore v Mistford [2005] HCA 45 - CNG Co (Aust) Pty Ltd v ANZ Banking Group (1992) 6 BPR 13,101, - limits on 3rd party logic - CASES: Contrast - EQUITY OF REDEMPTION - Campbell v Holyland (1878) 7 Ch D 166 - Equity of redemption applies to Torrens land - Clogging equity of redemption - Modern law - Lift Capital Partners Pty Ltd v Merrill Lynch International (2009) 253 ALR 482, - RIGHTS OF THE MORTGAGEE - 1) Right to sue for loaned monies - 2) Right to possession - 3) Right to assign a mortgage debt - 4) Right to appoint receivers - 5) Right of foreclosure - Ryan v O’Sullivan - 6) Right to exercise a power of sale - Henry Roach (Petroleum) Pty Ltd v Credit House (Vic) Pty Ltd [1976] VR 309 - Pendlebury v Colonial Mutual Life Assurance Society Ltd (1912) (High Court) - The Australian position lower courts - Upton Tasmanian Perpetual Trustees Ltd (2007) 242 ALR 422 - Improper sale and the impact on third party purchaser - Forsyth v Blundell (1973) HCA - SETTLEMENT DISCHARGING A MORTGAGE - Discharge of a mortgage DICTIONARY: PROPERTY LAW - NATIVE TITLE: Varieties of title