European land law PDF
Preview European land law
In his remarkable, path-breaking new book, Peter Sparkes takes stock of the development of a distinctive body of European land law, within an internal market composedof 30 countries(the EU-27,includingBulgaria and Romania, and the EEA-3), whose property systems differ so markedly and which reflect such widely differing cultures. Yet the internal market has already effected a gradualequalisationandstandardisationacrossEuropeasforeigncapitalspreads to create equality of yield.‘We all become better off by joining a larger trading blockbutthesocialconsequenceswillbeprofound:Britswillneedtoemigrateto thecontinenttoaffordahome,Bulgarianswillneedtomakewayforthemalong the Black Sea coast,and title deeds will be reshuffled all over Europe on a giant Monopoly board’ writes the author in his preface, before embarking on a dis- passionateexaminationofthebeginningofthatprocessofprofoundchange. The opening chapters are devoted to an explanation of how the internal markethascreatedasubstantiveEuropeanlandlaw.Chapter3examinestherise of a distinctive European land law, and the development of conflicts principles applying to recovery of land.Chapters 5 to 9 on the marketing and sale of land focus upon Community competence on consumer protection. The decision to treatlandasaproductlikeanyotherintheUnfairCommercialPracticesDirec- tive will have wide ranging and far reaching implications and, apart from marketing of land and of timeshares, other chapters deal with conveyancing, contracting and the emerging market in mortgage credit. The book concludes with a miscellany of conflicts rules which are gradually coalescing and form the elements from which a substantive European land law can be forged.A number of topics which it is not possible to cover in detail (VAT, other taxes, environ- mental controls and agriculture) are touched on briefly,and the same is true of internationalaspectsoftrustsandsuccession. European Land Law Peter Sparkes Oxford and Portland, Oregon 2007 HartPublishing c/oInternationalSpecializedBookServices 920NE58thAvenue,Suite300 Portland,OR97213-3786 USA Tel:+15032873093ortoll-free:(1)8009446190 Fax:+15032808832 E-mail:[email protected] Website:http://www.isbs.com ©PeterSparkes2007 PeterSparkeshasassertedhisrightundertheCopyright,DesignsandPatentsAct 1988,tobeidentifiedastheauthorofthiswork. Allrightsreserved.Nopartofthispublicationmaybereproduced,storedina retrievalsystem,ortransmitted,inanyformorbyanymeans,withouttheprior permissionofHartPublishing,orasexpresslypermittedbylaworundertheterms agreedwiththeappropriatereprographicrightsorganisation.Enquiries concerningreproductionwhichmaynotbecoveredbytheaboveshouldbe addressedtoHartPublishingattheaddressbelow. HartPublishing,16CWorcesterPlace,OX12JW Telephone:+44(0)1865517530Fax:+44(0)1865510710 E-mail:[email protected] Website:http://www.hartpub.co.uk BritishLibraryCataloguinginPublicationData DataAvailable ISBN:978-1-84113-758-2 TypesetbyForewords,Oxford PrintedandboundinGreatBritainby TJInternationalLtd,Padstow,Cornwall CONTENTS Contents CONTENTS Preface xi TableofCases—European xvii TableofCases—UnitedKingdom xxxi TableofCases—Foreign xli TableofLegislation—European xlv TableofLegislation—UnitedKingdom lxv TableofLegislation—Foreign lxxvii TableofReports lxxxi Land as a European Commodity 1 Market Culture 1 Capital Club 5 Outside the Capital Club 12 Other Europes 16 Cross-border Transactions 18 Capital Freedom 22 Land as Capital 25 Land Transactions Nomenclaturised 28 Movement ofLandowners 35 Factors Generating Movement ofBuyers 38 Business Rights to Buy Land 42 Workers 49 Self-supporters 56 Market Elements 61 Controls on European Buyers 63 Restrictions and Controls 63 Military Regions 65 Second Homes 68 Agricultural Land and Forests 76 Direct and Indirect Controls 79 vi Contents Justification ofControls 81 Authorisation and Declaration Schemes 87 Swiss Controls 90 Towards a European Land Law? 95 National and European Laws 95 Immovables 97 The Site 101 Selection ofLand Law 104 Property ofthe European Institutions 108 Respect for Territoriality 109 Subsidiarity 118 Fundamental Rights in the EU 120 Specific Fundamentals 123 Convergence 126 A Substantive Miscellany 130 Value Added Tax 137 Single Farm Payment 141 Special Agricultural Regimes 147 Dairy 150 Towards What? 153 Actions Affecting Land 155 Europeanisation ofActions 155 European Conflicts Club 156 Provisional Measures 162 Exclusive Forum over Land 163 Trespass Used to Assert Title 172 Public Registers 177 Tenancies,Holiday Lets and Timeshares 178 Personal Actions 186 Marketing Land 191 Pointillism 191 Consumption ofLand 194 Unfair Commercial Practices Affecting Land 200 Doorstep Selling ofLand 202 Contents vii Distance Rentals 211 Unfair Marketing Practices 216 Unfair Advertising and Statements 223 Internet Advertising (e-Commerce) 228 Information in an Invitation to Purchase 230 Information about Distance Contractors 231 Withdrawal Rights 234 Credit Cancellation 240 Remediation and Reform 245 Timeshare 247 Regulation ofTimeshare Marketing 247 Timeshares and Timeshare-likes 254 Information 261 Withdrawal Rights 265 Timeshare Vehicles 269 Unregulated Aspects 275 Cross-border Timesharing 281 Reform 283 Conveyancing 285 Conveyancers and Lawyers 285 Practice Rights and Qualification 292 Mechanics ofTransfer 300 Registration 301 Laundering Activity 306 Confiscation Orders 312 Conveyancers as Launderers 315 Conveyancers as Cops 316 Customer Due Diligence 319 Reporting 325 Internet Advertising by Conveyancers 331 Contracts 333 Advanced E-Signatures 333 Simple E-Signatures 341 Buying Land from Websites 345 viii Contents Unfair Terms Legislation 347 Unfairness ofTerms 354 European Contract Law 360 The Contract/Property Interface 367 Mortgages and Debt 377 Mortgage Credit 377 European Mortgage Markets 381 Information Rights 387 Consumer Protection 392 Security 396 Mortgage Procedures 401 Primary and Secondary Lending 406 Secured Rights on Cross-border Insolvency 412 Main (Europe-wide) Insolvency 416 Secondary (Territorial) Insolvency 424 Judgment Debts in the Judgment State 426 Judgment Debts in the Enforcing State 430 Contract Conflicts 437 Conflicts and Land Contracts 437 Property Core 439 Choice ofSite-based Law 443 Site-based Selection 444 Non-site Contracts 448 Choice ofLaw and Forum 458 Anti-contractual Claims 462 Home Court Forum 468 Family Property 475 Europea nisation ofFamily Law 475 Connection to the Family 480 Family Law 483 Formality for Testation 487 Patterns ofTestation 489 Succession 493 Trust Vehicles 499 Contents ix Trust Forum 502 Trust Law 509 Interaction ofTrust Law and Forum 518 Outro 521 Index 525
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