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Introduction to Land Law PDF

361 Pages·2013·23.171 MB·English
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“A comprehensive and concise introduction to land law, demonstrating great strength in clarity of the text THIRD without compromising coverage. The online support resources are particularly welcome.” EDITION Dr Lucy Barnes, University of East Anglia THIRD EDITION “A clear, concise and accurate introductory text written by a leading authority in land law.” I Introduction to Professor Antonia Layard, University of Birmingham n “The text is clear and easy to understand. It explains the issues very well indeed without over-simplifying t fundamental points.” r Land Law Professor Janine Griffiths-Baker, St Mary’s University College o d Roger Smith’s Introduction to Land Law presents a u Roger J. Smith straightforward account of the law and its effects, c providing clear explanations of legal concepts students t often find difficult to grasp and illuminating the i interesting and thought-provoking issues stemming Join over 5,000 law students o from land law. succeeding with MyLawChamber n The third edition incorporates leading decisions from MyLawChamber is packed with a wealth of tools to help you develop and test your knowledge of t the Supreme Court which have lately emerged in land law, strengthening your understanding so you o important areas of land law such as human rights can excel. (Manchester CC v Pinnock), leases (Jones v Kernott) and The Pearson eText is a fully searchable, the family home (Mexfield Housing Co-operative Ltd v interactive version of Introduction to Land L Law. You can make notes in it, highlight Berrisford). The chapter on the family home has been a it, bookmark it, even link to online substantially revised to reflect recent developments. sources – helping you get more out of n studying and revision. Key features of this edition: • Interactive multiple-choice questions d • Practice exam questions with guidance  Part 1 provides a solid foundation for studying land • Weblinks L law - explaining what it is and why it’s important, • Glossary flashcards the difference between land law and other forms • Legal newsfeed a of property law, and the increasingly important • Legal updates w relationship between land law and human rights. CASE Case Navigator provides in-depth analysis of the leading cases in business  Explanation of critical and controversial issues NAVIGATOR law, improving your case-reading skills has now been integrated with discussion of the PBOYWERED and understanding of how the law is applied. relevant legal principles in each chapter for deeper Virtual Lawyer lets you apply your understanding. knowledge of the law to a range of  Examples of how the law works out in practice are interactive scenarios, strengthening your understanding and developing highlighted throughout the text. your skills in answering legal problem  The text is now fully cross-referenced with questions. the author’s Property Law: Cases and Materials www.mylawchamber.co.uk S companion to expand learning. m Case Navigator is included with your MyLawChamber  A glossary provides clear definitions of the technical registration. The LexisNexis element of Case Navigator is i only available to those who currently subscribe to LexisNexis t and often archaic terms encountered in land law. Butterworths online. h Roger J. Smith teaches law at Magdalen College, University of Oxford. He is also the author of two very “One of the few books in this area which lives up to its title. It really does give successful in-depth treatments of the subject: Property Law and Property Law: Cases and Materials, both the student an introduction to the subject.” published by Pearson. Dave Powell, formerly University of Teesside www.pearson-books.com Cover image © PNL / Alamy CVR_SMIT3461_03_SE_CVR.indd 1 04/01/2013 10:10 Introduction to Land Law A01_SMIT3461_03_SE_FM.indd 1 4/9/13 11:06 AM A01_SMIT3461_03_SE_FM.indd 2 4/9/13 11:06 AM Introduction to Land Law Third Edition Roger J. Smith Magdalen College, Oxford iii A01_SMIT3461_03_SE_FM.indd 3 4/9/13 11:06 AM Pearson Education Limited Edinburgh Gate Harlow CM20 2JE United Kingdom Tel: +44 (0)1279 623623 Web: www.pearson.com/uk First published 2007 (print) Second edition published 2010 (print) Third edition published 2013 © Pearson Education Limited 2007, 2010 (print) © Pearson Education Limited 2013 (print and electronic) The right of Roger J. Smith to be identified as author of this work has been asserted by him in accordance with the Copyright, Designs and Patents Act 1988. The print publication is protected by copyright. Prior to any prohibited reproduction, storage in a retrieval system, distribution or transmission in any form or by any means, electronic, mechanical, recording or otherwise, permission should be obtained from the publisher or, where applicable, a licence permitting restricted copying in the United Kingdom should be obtained from the Copyright Licensing Agency Ltd, Saffron House, 6–10 Kirby Street, London EC1N 8TS. The ePublication is protected by copyright and must not be copied, reproduced, transferred, distributed, leased, licensed or publicly performed or used in any way except as specifically permitted in writing by the publishers, as allowed under the terms and conditions under which it was purchased, or as strictly permitted by applicable copyright law. Any unauthorised distribution or use of this text may be a direct infringement of the author’s and the publishers’ rights and those responsible may be liable in law accordingly. Contains public sector information licensed under the Open Government Licence (OGL) v1.0. www.nationalarchives.gov.uk/doc/open-government-licence. Pearson Education is not responsible for the content of third-party internet sites. ISBN: 978-1-4082-9346-1 (print) 978-1-4082-9348-5 (PDF) 928-1-292-00058-9 (etext) British Library Cataloguing-in-Publication Data A catalogue record for the print edition is available from the British Library Library of Congress Cataloging-in-Publication Data A catalog record for the print edition is available from the Library of Congress 10 9 8 7 6 5 4 3 2 1 17 16 15 14 13 Print edition typeset in 9.5/13pt ITG Giovanni Std by 35 Print edition printed and bound in Great Britain by Henry Ling Ltd., at the Dorset Press, Dorchester, Dorset NOTE THAT ANY PAGE CROSS REFERENCES REFER TO THE PRINT EDITION A01_SMIT3461_03_SE_FM.indd 4 4/9/13 11:06 AM Brief contents Preface to third edition xvi Guided tour xviii Acknowledgement xx Table of cases xix Table of legislation xxvi Part 1 Introduction to land law 1 1 Introducing land law 3 2 Trusts and equitable interests 12 3 Legislative reform: 1925 to 2002 16 4 Land and other property 24 5 Human rights 28 Part 2 Acquiring interests and binding purchasers 37 6 Adverse possession and fixtures 39 7 Transfer and creation of interests in land 55 8 Estoppel 75 9 Ownership of the family home 94 10 Priorities and registration 115 Part 3 Rights to enjoy land 143 11 Successive and concurrent ownership 145 12 Trusts of land 161 13 Leases: types and requirements 187 14 Leases: obligations and remedies 208 vv A01_SMIT3461_03_SE_FM.indd 5 4/9/13 11:06 AM BRIEf ConTEnTS Part 4 other interests in land 237 15 Licences 239 16 Easements 253 17 Covenants 276 18 Mortgages 294 Glossary 316 Index 322 vi A01_SMIT3461_03_SE_FM.indd 6 4/9/13 11:06 AM Contents Preface to third edition xvi Guided tour xviii Acknowledgement xx Table of cases xxi Table of legislation xxviii Part 1 Introduction to land law 1 1 Introducing land law 3 What is land law? 3 What issues arise in land law? 4 Interests in land 6 Splitting ownership 6 Other interests in land 8 Why have a list of interests in land? 10 Questions to consider 11 Further reading 11 2 Trusts and equitable interests 12 The trust 12 Other equitable interests; remedies 13 Equitable interests in the modern law 14 Questions to consider 15 Further reading 15 3 Legislative reform: 1925 to 2002 16 A strategy for estates 16 Freehold estates 17 Leasehold estates 18 Registration of title 19 A strategy for interests other than estates 19 An interim solution: land charges legislation 20 The modern solution: registration of title 20 Commonhold: a new estate? 21 Conclusions 22 Questions to consider 22 Further reading 23 vii A01_SMIT3461_03_SE_FM.indd 7 4/9/13 11:06 AM ConTEnTS 4 Land and other property 24 The range of proprietary interests recognised 24 The significance of possession 25 Formalities 25 Registration 25 Land as a home 26 Land and the 1925 legislation 26 Conclusions 27 Questions to consider 27 Further reading 27 5 Human rights 28 Convention rights 28 Enforcement of Convention rights 30 Human rights in the enforcement of property rights 31 Assessing human rights in land law 33 Questions to consider 34 Further reading 34 Part 2 Acquiring interests and binding purchasers 37 6 Adverse possession and fixtures 39 Nature and importance 39 Adverse possession 39 Introduction 39 Justifications for adverse possession: human rights arguments 40 Adverse possession under the Land Registration Act 2002 43 When is there adverse possession? 45 The effects of adverse possession 48 Fixtures 49 The significance of fixtures 50 When is there a fixture? 51 Rights to remove fixtures 52 Assessing the law on fixtures 53 Questions to consider 53 Further reading 54 7 Transfer and creation of interests in land 55 Nature and importance 55 The importance of formalities 55 The reasons for formality rules 56 Justifications 57 Are the justifications convincing? 58 Transfers of land 59 Contracts for the sale of land 60 Transferring the land 62 viii A01_SMIT3461_03_SE_FM.indd 8 4/9/13 11:06 AM ConTEnTS Creating interests in land 62 Legal interests 63 Equitable interests 64 Electronic conveyancing 64 Electronic Communications Act 2000 65 Land Registration Act 2002, section 91 65 Land Registration Act 2002, section 93 66 Trusts 68 Express declaration of trust 68 Trusts not requiring writing 68 Resulting trusts 69 Constructive trusts 72 Questions to consider 74 Further reading 74 8 Estoppel 75 Nature and importance 75 When will estoppel arise? 77 The basic test 77 The mistake: assumptions and representations 78 The mistake: promises 78 Detrimental reliance 83 The owner’s responsibility 85 The remedy 86 Estoppel as a proprietary claim 89 The earlier cases 89 Land Registration Act 2002, section 116 89 Is proprietary status appropriate? 89 Non-proprietary expectations and remedies 90 Conclusions 90 Benefit and burden 91 Questions to consider 92 Further reading 92 9 ownership of the family home 94 Nature and importance 94 Express declarations of trust 96 Transfer into joint names 97 Transfer into a single name 97 Background and early developments 98 Gissing v Gissing 98 Inferred and imputed intentions 99 Contributions and inferred common intentions 100 Express common intentions 102 Intentions after purchase: improvements 104 Quantifying the shares 105 Resulting or constructive trust? 105 ix A01_SMIT3461_03_SE_FM.indd 9 4/9/13 11:06 AM

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