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Registered/Unregistered Land (Registered (Interests requiring substantive…
Registered/Unregistered Land
Registered
Interests requiring substantive registration (s. 27(2) LRA 2002)
Transfers of freehold/leasehold (s. 27(2)(a) LRA 2002
New leases of more than 7 years (s. 27(2)(b) LRA 2002)
Expressly granted legal easements (s. 27(2)(d) LRA 2002)
Legal charges (s. 27(2)(f) LRA 2002)
Rights of entry (s. 27(2)(e) LRA 2002)
Notice entered on register of burdened land (Sch 2 + s. 38 LRA 2002)
If registered = legal and binding
Beneficial Interests under a Trust
Can be overreached by paying the purchase monies (or mortgage loan) to at least 2 trustees (ss. 2 & 27 LPA 1925)
If overreached
Beneficial interest is not binding on purchaser/lender
Beneficial interest is now in capital proceeds (
City of London BS v Flegg
)
If not overreached
Beneficial interest remains in the land
Binding if falls under sch 3 para 2 LRA 2002 (
Williams & Glyn's Bank v Boland
)
s. 40 LRA 2002 restriction can be entered on register to trigger overreaching
Interests protected by a s. 32 LRA 2002 Notice on Register
Estate contracts
Options to purchase
Rights of pre-emption
Contracts to grant a lease/equitable leases
Contracts to sell
Restrictive covenants
Equitable easements
Proprietary estoppels
Matrimonial rights to occupy (s. 30 FLA 1996; Kaur v Gill)
If entered binding (s. 29(2) LRA 2002)
If not entered not binding on purchaser for
valuable consideration
(s. 29(1) LRA 2002) unless falls under sch 3 para 2 LRA 2002
Overriding Interests
Binding but not on register
Legal leases 7 years or under (Sch 3 para 1 LRA 2002)
Implied legal easements (sch 3 para 3 LRA 2002) if
Known to purchaser
or
Obvious on reasonable inspection
or
Exercised within 1 year prior to disposition
Interest in land and in actual occupation (at date of completion (
Abbey National v Cann; Lloyds Bank v Rosset
)) (sch 3 para 2 LRA 2002)
Unless
Interest not disclosed by interest holder on enquiry
or
Actual occupation not obvious on reasonable inspection
and
purchaser does not know about interest
Only binding to extent it relates to land actually occupied
Actual occupation
Actual occupation by proxy
Not by relative (
Strand Securities v Caswell
)
Obiter suggestion of servant
Weekly visits of cleaner, nor twice weekly visits by driver sufficient (
Stockholm Finance v Green Holdings Inc
)
Temporary absence
Short absences no obstacle (
Chhokar v Chhokar
)
Occasional visits to property not sufficient (
AIB Group v Turner
)
Year long absence allowed as was involuntary absence (
Link Lending v Bustard
)
Sufficient degree of permanency and continuity (
Abbey National Building Society v Cann
)
Unregistered
Legal interests bind the world (
Mercer v Liverpool
)
Interests registrable as Land Charges (LCA 1972)
C(i) Puisne Mortgages
If entered binding (s. 18 LPA 1925)
If NOT entered not binding against a purchaser for
valuable consideration
of ANY interest (s. 4(5) LCA 1972)
C(iii) Equitable charges
F FLA right to occupy
If NOT entered not binding against a purchaser for
valuable consideration
of ANY interest (s. 4(8) LCA 1972)
C(iv) Estate contracts
D(ii) Restrictive covenants post 1925
If entered binding (s. 18 LPA 1925)
If NOT entered not binding against a purchaser for
money or money's worth
of a legal estate (s. 4(6) LCA 1972)
D(iii) Equitable easements post 1925
If not registered unenforceable via doctrine of notice (
Midland Bank Trust Co Ltd v Green
)
Must be correctly entered against correct name(s) of estate owners(s) (s. 3(1) LCA 1972) (as on title deeds) otherwise protection is a nullity (
Diligent Finance Co Ltd v Alleyne
)
Beneficial Interests under a Trust
Can be overreached by paying the purchase monies (or mortgage loan) to at least 2 trustees (ss. 2 & 27 LPA 1925)
If overreached
Beneficial interest is not binding on purchaser/lender
Beneficial interest is now in capital proceeds (
City of London BS v Flegg
)
If not overreached
Beneficial interest remains in the land (
Williams & Glyn's Bank v Boland
)
May be binding subject to doctrine of notice
Interests subject to the doctrine of notice
Pre-1926 restrictive covenants
Pre-1926 equitable easements
Beneficial interests not overreached
Proprietary estoppel
Bona fide purchaser for value of a legal estate without notice?
Yes = not bound
No = bound
Notice
Actual (s. 199(1)(ii)(a) LPA 1925)
Constructive (s. 199(ii)(a) LPA 1925;
Kingsnorth Finance v Tizard
)
Imputed (s. 199(1)(ii)(b) LPA 1925;
Hunt v Luck
)