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Najwa & Partners: Legal Issue(s) in the case of Tuan Hj Mustafa, sub…
Najwa & Partners
: Legal Issue(s) in the case of Tuan Hj Mustafa
1st Issue(s)
: Whether the application of extension is validly done according to section 90A of National Land Code 1965.
Section 76 of NLC 1965:
The State Authority can alienate land for a term not exceeding 99 years or in perpetuity.
Section 90A of NLC 1965:
The registered proprietor (freehold title / leasehold title) may apply to the State Authority to extend the term for alienated land in an agreed years. However, the application must be made before the expiry date of the original term specified in Document of Title.
Must prove: Tn Hj. Mustafa complied with all the procedural of the extension of lease under section 90A of NLC 1965
2nd Issue(s)
: Whether you can bring action against Razman by virtue of Section 340 of National Land Code 1965.
First sub-issue
: Whether Razman has the indefeasibility of title under s. 340(1) of NLC.
Teh Bee v K Maramurthu [1977] 2 MLJ 7
PJTV Denson (M) S/B v Roxy (M) S/B [1980] 2 MLJ 136
Third sub-issue
: Whether Razman’s title can be defeated under s. 340(2).
Au Meng Nam & Anor v Ung Yak Chew & Ors [2007] 5 MLJ 136,
Boonsoon Boonyanit v Adorna Properties Sdn Bhd [1995] 2 MLJ 863
Tan Ying Hong v Tan Sian San & Ors [2010] 2 MLJ 1
CIMB Bank Berhad v Ambank (M) Berhad [2017] MLJU 1170
Overseas Realty Sdn Bhd v Wong Yau Choy [2014] MLJU 1868
Fourth sub-issue
: Whether Razman can claim protection as bona fide purchaser under s.340(3).
Liputan Simfoni v Pembangunan Orked Desa Sdn Bhd [2019] MLJ 141
Pushpaleela a/p R Selvarajah & Anor v Rajamani d/o Meyappa Chettiar and others[2019] 2 MLJ 553
Shayo (M) Sdn Bhd v Nurlieda binti Sidek & Ors [2013] 7 MLJ 755
Second sub-issue
: Whether the title obtain by Razman is through a void instrument or unlawful means
Deferred indefeasibility
Mohammad b Buyong v PHT Gombak & Ors [1982] 2 MLJ 53,
Kamarulzaman bin Omar & Ors v Yakub bin Husin & Ors [2014] 2 MLJ 768,
3rd Issue(s)
: Whether Tn Haji Mustapha can claim against the land office for breach of statutory duty
sub issue 1:
Whether the land office committed breach of statutory duty
Who to be sued?
s. 16(2) of NLC provides: State Director shall be liable for any action related to land on part of State Statutory in the name of his office.
Why officers are liable?
ss. 12-13 of NLC impose the liability to ensure designated officers to administer the land admin according to NLC.
Kerajaan Malaysia & Ors v Lay Kee Tee & Ors [2009] 1 MLJ 1
Pow Hing & Anor v Registrar of Titles, Malacca [1981] 1 MLJ 155
Elements to satisfy breach of duty
Pendaftar Hakmilik, Pejabat Tanah dan Galian Negeri Selangor v Bank Pertanian Malaysia Bhd [2016] 2 MLJ 543
Pow Hing & Anor v Registrar of Titles, Malacca [1981] 1 MLJ 155
Procedural breach (manual to computerised)
s. 8 of 14th Schedule
Shayo (M) Sdn Bhd v Nurlieda binti Sidek & Ors [2013] 7 MLJ 755
Uptown Properties Sdn Bhd v Pentadbir Tanah Wilayah Persekutuan & Ors [2012] 8 MLJ 713
Other types of breach of statutory duty
A) failure to exercise in care for registration Change of Name under s. 378 NLC
Pendaftar Hakmilik Negeri Selangor v Caesius Development Sdn Bhd & Ors and another appeal [2020] MLJU 25
Kamarulzaman bin Omar & Ors v Yakub bin Husin & Ors [2014] 2 MLJ 768
B) failure to keep documents in safe custody under s. 375 of NLC
Overseas Realty Sdn Bhd v Wong Yau Choy
Protection of officers under s.22
Pendaftar Hakmilik, Pejabat Tanah dan Galian Negeri Selangor v Bank Pertanian Malaysia Bhd [2016] 2 MLJ 543
provide criterias to show there is good faith
failure of protection s. 22
Shayo (M) Sdn Bhd v Nurlieda binti Sidek & Ors [2013] 7 MLJ 755
Kamarulzaman bin Omar & Ors v Yakub bin Husin & Ors [2014] 2 MLJ 768
.
Pendaftar Hakmilik Negeri Selnagor v. Caesius Development Sdn Bhd & Ors and another appeal [2020] MLJU 25
General principle: Damages may be awarded if the plaintiff can prove actual damage
Uptown Properties Sdn Bhd v Pentadbir Tanah Wilayah Persekutuan & Ors [2012] 8 MLJ 713,
Test for damage:
there is breach of duty by the defendant and the damage is foreseeably to happen due to the breach caused
other cases
Pendaftar Hakmilik, Pejabat Tanah dan Galian Negeri Selangor v Bank Pertanian Malaysia Bhd [2016] 2 MLJ 543
Yap Ham Seow v Fatimawati bt Ismail & Ors and another appeal [2014] 1 MLJ 645,
Low Kong Sheng v Techna Moorithy a/l KolundaVeloo & Ors [2016] MLJU 1753
4th Issue:
Whether remedy can Tn Hj. Mustafa claim against Razman?
Reinstate the title of the land
(by virtue of s.340 of NLC)
Must prove: there are any situations under s. 340 (2) of the NLC
there is any case of fraud/misrepresentation
there is a forgery during the registration
where the title was unlawfully acquired by the person/ body exercise by the authority conferred by any written law
Then, Tn Haji Mustafa can defeat the title of bona fide purchasers i.e. Razman under s. 340(3) NLC
Cases:
Shayo (M) Sdn Bhd v Nurlieda binti Sidek & Ors [2013] 7 MLJ 755
Low Poh Kim v Pengarah Tanah dan Galian Negeri Selangor & Ors [2015] 7 MLJ 287
sub issue 2:
Whether Tn. Hj Mustafa can claim for damages for the loss suffered by breach of duty