产权转让法 第3版PDF电子书下载

1 Stages in a residential conveyancing transaction from the seller s point of view 1

1.1 Introduction 1

1.2 Your client 2

1.3 Gathering information 2

1.4 Preparing the package 4

1.5 Drafting the agreement for sale 5

1.6 Exchanging the two parts of the agreement 6

Preface 7

Table of Cases 8

1.7 The deposit 8

1.8 Insurance 8

1.9 Proving title 10

1.10 Dealing with the purchaser s requisitions on title 10

1.12 Completion statement 11

1.11 Checking the draft conveyance or transfer 11

1.13 Completion 12

1.14 After completion 12

Table of Statutes 12

2.2 Gathering information 13

2.1 Introduction 13

2.3 You need to know your client s financial position 13

2 Stages in a conveyancing transaction:the purchaser s point of view 13

2.5 Consideration of the draft agreement 15

2.6 The deposit 15

2.4 The pre-contract searches and enquiries 15

2.7 Exchange of the two parts of the agreement 16

2.8 Insurance 16

2.9 Investigation of title 16

Table of Statutory Instruments 17

2.10 Report on title to the building society 17

2.11 Drafting the conveyance or transfer 17

2.12 Drafting the mortgage 18

2.13 Obtaining the balance of the purchase money 20

2.14 The pre-completion search 20

2.15 Completion 20

2.16 After completion 21

2.17 A note on the stamping of documents by the purchaser after completion 22

2.18 Acting for both parties 23

3 Registered title 25

3.1 Introduction 25

3.2 How does a title come to be registered? 26

3.3 Voluntary registration 29

3.4 What titles can be registered? 29

3.5 The effect of first registration of a title 29

3.6 Classes of title 30

3.7 Upgrading of title 33

3.8 The form of the register 33

3.9 The land certificate 34

3.10 The charge certificate 35

3.11 Dealings with a registered title 35

3.12 Third-party rights in registered title 36

3.14 Methods of protecting minor interests 37

3.13 The need to protect a minor interest 37

3.15 Overriding interests 40

3.16 Section 70(1)(g)of the Land Registration Act 1925-dangerous occupiers 42

3.17 The meaning of actual occupation 42

3.18 When must the occupier be in occupation? 43

3.19 The undisclosed trust of land 44

Case notes 44

Workshop 46

4 Unregistered title:third-party rights 47

4.1 Is the third party s interest legal or equitable? 47

4.2 Is it overreachable? 47

4.4 Notice 48

4.3 Does the Land Charges Act 1972 apply? 48

4.5 The Land Charges Act 1972(Formerly 1925) 50

Workshop 55

5 Drafting the agreement for sale 56

5.1 Introduction 56

5.2 Drafting an agreement to sell a registered title 56

5.3 The implied promise as to title 64

5.4 When do we need to alter the implied promise as to title? 67

5.5 The effect of standard condition 3.1 68

5.6 Barring requisitions 69

5.7 Drafting a contract for the sale of an unregistered title 70

5.8 Other conditions that might be necessary to add to an agreement for sale 74

5.10 Formalities for the creation of a contract for the sale of land 77

5.9 Conditional contracts 77

Workshop 78

6 Pre-contract searches and enquiries 80

6.1 Introduction 80

6.2 The usual searches and enquiries 80

6.3 The unusual searches 87

6.4 The survey 88

6.5 Town and country planning 88

Case notes 93

Workshop 94

7.1 Deduction of title 96

7.2 Section 110(1)of the Land Registration Act 1925 96

7 Deducing and investigating a freehold registered title 96

7.3 Section 110(2)of the Land Registration Act 1925 97

7.4 Investigation of title 97

7.5 The pre-completion search:form 94 101

7.6 Other pre-completion searches 102

Workshop 103

8 Deduction of unregistered title 105

8.1 Form of evidence 105

8.2 What deeds and other documents should be abstracted? 105

8.3 Which are not abstracted? 105

8.4 Verification of the abstract 107

8.5 Retention by the seller of the deeds at completion 108

Workshop 108

9.2 The first document of title 110

9.1 Introduction 110

9 Investigation of unregistered title 110

9.3 The second document of title 113

9.4 Execution of a deed by a company 114

9.5 Execution of a deed by an attorney 115

9.6 Clearing a mortgage off the title 119

9.7 Establishing a title by adverse possession 120

9.8 Minors 121

9.9 A voluntary conveyance 121

9.10 Bankruptcy of the seller 122

9.11 Bankruptcy of the purchaser 123

9.12 The purchaser s pre-completion search-the last stage in the investigation of title 124

Workshop 127

Case note 127

10 Personal representative:the passing of a legal estate on death 129

10.1 The death of a sole beneficial owner 129

10.2 Buying from the personal representative 129

10.3 The use of an assent 132

10.4 The death of a personal representative 135

Workshop 136

11 A sale by trustees of land 138

11.1 Introduction 138

11.2 How do you know that the sellers are trustees of land? 139

11.3 Who are the current trustees? 140

11.4 Changes of trustees 140

11.5 How many trustees are there? 142

11.7 Investigating the equitable interests 143

11.6 Consents 143

11.8 Co-ownership of the equitable interest 144

11.9 A conveyance or transfer by the sole surviving co-owner 145

11.10 The wolf in sheep s clothing,or the problem of the disguised trustee 149

11.11 The dangerous occupier 150

11.12 The dangerous spouse 154

11.13 Undue influence 156

Case notes 157

Workshop 160

12 Easements and restrictive covenants 162

12.1 Sale of land that already has the benefit of an easement over a neighbour s land 162

12.2 Sale of land that is already burdened with an easement 162

12.3 Sale of land when the seller will continue to own land nearby 162

12.4 Particular points about easements and the Land Registration Act 1925 166

12.5 Covenants 167

12.6 The contract 168

12.7 The conveyance or transfer 168

12.8 Protecting the covenant 169

12.9 Indemnity covenants 169

13.5 Value added tax 170

12.10 Particular points about covenants and registered title 171

Workshop 172

13 Sales of commercial properties 174

13.1 Procedure 174

13.2 Planning 175

13.3 Restrictive covenants 176

13.4 Environmental law 177

Workshop 181

13.6 Insurance 181

14 Drafting a transfer of registered title 188

14.1 A transfer of whole 188

14.2 A transfer of part of the land in the title 200

Workshop 201

15 Drafting a conveyance of unregistered title 204

15.1 A traditional conveyance 204

15.2 A conveyance of unregistered title drafted using form TR1 207

15.3 A conveyance of part of the land in the title 208

15.4 A rule 72 transfer 208

16.2 Title to be shown 210

16 Buying a leasehold 210

16.1 Introduction 210

16.3 Consent to assignment 213

16.4 Breach of covenants 215

16.5 Changes in procedure 215

Workshop 221

17 The grant of a lease 222

17.1 Procedure 222

17.2 Title 224

17.3 Stamping a new lease 227

17.4 Registration 227

17.5 The contents of the lease 228

18.1 Drafting the contract 231

18 Chain transactions 231

18.2 Synchronisation of exchange of contracts 232

18.3 The transfer of funds 234

18.4 The client s finances generally 235

Workshop 236

19 Remedies for breach of contract 239

19.1 Introduction 239

19.2 Assessment of damages 239

19.3 The seller breaking his promise as to title 240

19.4 Misdescription 241

19.5 Delayed completion 242

Workshop 247

20.1 Remedies for breach of contract 248

20 Remedies available to the parties after completion 248

20.2 Remedies for breach of promises as to title implied into the conveyance 249

20.3 Under s.25 of the Law of Property Act 1969 254

20.4 For misrepresentation 255

Workshop 256

Appendices:standard forms 257

A Agreement 257

B Standard conditions of sale 259

C Seller s property information form 264

D Land registry form TR1 274

E Land registry form TP1 276

Specimen solutions to workshop problems 280

Index 307