Essay
Registered Land
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Essay of 8 pages for the course Land Law at LE
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REGISTERED LANDMD: 27-98
MG&MT: 114-174
LAND REGISTERATION ACT 2002.
Dual system of unregistered land and registered land.
Registration of title to land not register land itself.
The seller of land has to give a convincing historical account of his right to sell it which entails
an inspection of the title deeds to prove, as far as possible that the purchaser’s right to enjoy
the land will not be subsequently be disturbed by others.
The registered title replaces the evidence of entitlement to the land which was previously
provided by the title deeds.
Third party rights affecting the land would be entered into the register so that the simple
process of inspection of the register, a purchaser could ascertain who owned the land and the
right to which it would be subject.
A registered land charge is automatically binding on a purchaser: the fact that a purchaser has
no notice of it is irrelevant. The purchaser is expected to check the land charges register. If
land charge is not registered – not be binding on a purchaser, even if he/she does have
notice.
The advantages of registration – unregistered system needs reforming where its seen as messy. The biggest
advantage is that there is a definitive record of ownership – only need to know the number of your estate and
would find everything that affects that estate.
The introduction of a registration system back in the 19th century – idea with a big book with all the entrys in it.
Land Registry Act 1862 - ‘to facilitate the proof of title. But to introduce registration, they had to simplify the
substantive land law, as it doesn’t make sense.
Problem questions in LAND:
3 elements –
1. Substance – do you have the right that you think you have e.g. is there an easement or a
lease – do you satisfy the test for that right?
2. Formalities – have you create that right in law – have you used the right formalities rule –
deed, equity
3. Priorities – e.g. somebody has brought the freehold for this house which has an equitable
lease or purchaser of the land - but who wins? Freehold vs leasehold
1. Framework of the registration system
2. The Register itself
3. Priorities – competing interests who wins?
The 2 classic legal estates in Land:
a) Freehold
b) Leasehold
The introduction of a registration system - THE 1925 LEGISLATION. 3 big acts in this legislation = Law
of Property act 1925 (foundational of what the property rights are), Land Charges Act 1925 (governs
, land charges – unregistered land ONLY), Land Registration Act 1925 (no longer in force at all, this
has been repealed).
As per City of London Building Society v Flegg (1988) - The 1925 Act ‘...was introduced as part and
parcel of the overall property legislation enacted in that year and it introduced for the first
time...a power in central government to designate areas in which registered conveyancing would be
compulsory.’
The goal: to have complete registration within 30 years ie 1956 – 2017 we are not there.
Registration of Title Order 1989 (1st Dec 1990) – whole country became an area of compulsory
registration.
Buying and sell land – triggering event (more you can do with your land) where it because part
of the registered land system.
Inheritance – not a triggering event.
Expansion in 1997 of triggering events where you had to register your land. Bring all the land
together in registered land
Land Registration Act 2002 – LAW YOU NEED TO KNOW.
Registered system v Unregistered system – comparing the systems: Midland Bank Trust v Green
(1981) - ‘my Lords, I do not think it is safe to seek the answer to this question by means of a
general assertion that the property legislation of 1925 was not intended to alter the law, or
not intended to alter it in a particular field, such as that relating to purchasers of a legal estate.
All the Acts of 1925, and their precursors, were drafted with the utmost care, and their wording,
certainly where this is apparently clear, has to be accorded firm respect.’
Midland Bank Trust v Green (1981) - ‘my Lords, I do not think it is safe to seek the answer to this
question by means of a general assertion that the property legislation of 1925 was not intended to
alter the law, or not intended to alter it in a particular field, such as that relating to purchasers of a
legal estate. All the Acts of 1925, and their precursors, were drafted with the utmost care, and their
wording, certainly where this is apparently clear, has to be accorded firm respect.’
In Scott v Southern Pacific Mortgages Ltd – land registeration is merely conveyancing machinery.
The law relating to the creation of estates and interests in land remains the same. Therefore its
logical to start with what proprietary interests are recognised bylaw and ask whether the
conveyancing machinery has given effect to them and what the consequences are it has not.
Criticism of LRA: doesn’t redefine the content of various property rights.
Registration has transformed the law
The 3 key principles of registered land: (articulated by Theodore Ruoff)
1. Mirror Principle – register should reflect accurately the position with regard to the
ownership of land and the third part rights affecting i.e. all the rights and interests affecting
that title.
The role of a mirror is to reflect the image of something else, the “something else” is the
position as to the ownership of the land and any third party rights affecting it as if
title had not been registered. This uneasily sits with the claims that the whole
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