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Summary LAW OF PROPERTY LECTURE 4
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!STATUTORY(LAND(USE!
!!!!!
! ! !
SECTIONAL*TITLES
!
SHAREBLOCKS!
TIME(3(SHARING! !
!
HOUSING(DEVELOPMENT(SCHEMES(
FOR(RETIRED(PERSONS!
!
©!Alda!Vorster! ! !
!
SECTIONAL*TITLES
!
!!!
! !
• Statutory(provisions(regarding(sectional(ownership'
make%it%possible%for%an%individual(sectional(owner( AMENDMENTS(OF(COMMON(LAW(PRINCIPLES(IN(TERMS(OF(SECTIONAL(TITLES:!
to#own#a#part#(section)#of#a#building#(i.e.#flat,#shop# 1. The!rule!that!the!owner!of!land!is!also!owner!of!everything!permanently!attached!to!
or#office),#while#all#the#sectional#owners#jointly#own# the!land!was!repealed!in!the!case!of!sectional!ownership.!!The!common!owners!of!
the$common$property$in$bound$common$ the!land!(common!property)!are!not!coEowners!of!everything!attached!to!the!land,!
ownership.++Common+property+includes(the(land( but!everyone!is!the!sole!owner!of!a!part!(section)!of!the!building!
and$all$$parts$of$the$building$which$do$not$form$part$ 2. The!principle!that!the!owner!of!the!land!is!also!owner!of!the!air!above!and!the!land!
of#the#sectional#owner’s"sections"i.e."lifts,"staircases" was!repealed.!!The!section!of!the!building!which!the!sectional!owner!owns,!is!not!
and$corridors$of$buildings only!described!in!terms!of!vertical!boundaries!(length!and!breadth)!but!also!in!
terms!of!horizontal!division!(height)!
3. The!principle!that!the!owners!can,!exercise!undisturbed!entitlements!of!use!and!
control!regarding!the!object!is!obviated!by!the!joint!exercise!of!entitlements!by!the!
sectional!title!scheme!and!supervision!of!the!body!corporate!
COMMON(LAW(PRINCIPLES(OF(OWNERSHIP:! 4. The!joint!ownership!of!sectional!owners!regarding!the!common!property,!which!is!
1. The!owner!of!a!piece!of!land!is!also!the!owner!of! regarded!as!a!particular!form!of!bound!common!ownership,!is!in!many!aspects!
everything!permanently!attached!to!the!land! different!from!common!law!free!coEownership!in!that!:!
(superficies!solo!cedit)! a. A!sectional!owner!cannot!claim!separation!and!division!of!the!common!property!
2. The!owner!of!a!piece!of!land!is!also!owner!of!the! by!means!of!the!actio!communi!dividundo!during!the!existence!of!the!sectional!
air!space!above!the!land!(cuius!est!solum)! title!scheme;!
3. The!owner!of!a!piece!of!land!may!exercise!his! b. The!sectional!owner’s!entitlement!to!alienate!his!share!in!the!common!property!
entitlements!of!use!and!enjoyment!without! is!much!more!limited!than!in!the!case!of!coEownership,!it!is!inseparably!linked!to!
interference!(plena!in!re!potestas)! ownership!of!a!section!of!the!building;!
4. Free!coEownership!implies!that!coEowners!can,!at! c. A!sectional!owner’s!participation!in!legal!actions!regarding!the!common!
any!time,!divide!the!land!or!alienate!an!undivided! property!is!determined!by!rules!and!statutory!measures!and!a!sectional!owner!
coEownership!share! does!not!necessarily!have!a!right!to!veto!as!in!the!case!with!normal!coE
Although!these!principles!are!still!applicable!to!ownership! ownership;!
of!ordinary!urban!and!rural!land,!they!have!been! d. In!the!case!of!sectional!ownership!the!legal!actions!are!performed!by!a!body!
amended!in!the!case!of!sectional!titles.! corporate,!which!is!not!necessarily!the!case!with!normal!coEownership!
! e. In!the!case!of!sectional!ownership!the!sectional!owner’s!share!in!the!common!
property!is!linked!to!his!ownership!of!!a!particular!section!of!the!building,!while!
©!Alda!Vorster! ! !
a!coEownership!share!is!of!an!idealised!nature!and!not!linked!to!ownership!of!
part!of!a!thing!
!
, !
LEGAL%NATURE%OF%SECTIONAL%OWNERSHIP
SECTIONAL*TITLE*UNIT:(
Is#described#in#the#Sectional#Title#Act#95#of#1986#as#a#composite#immovable#thing#consisting#of#a#section#(of#a#building)#along#
with%an%undivided%share%in%the%common%property%which%is%apportioned&to&a&unit&on&the&basis&of&the&participation"a!
!!
• A!sectional!title!is!described!as!land!and!ownership!of!such!a!unit!can!only!be!transferred!by!means!of!registration!in!the!deeds!registry!
• A!sectional!title!is!a!composite!immovable!thing!–!it!is!not!possible!to!transfer!ownership!in!the!section!without!at!the!same!time!transferring!the!
undivided!share!in!the!common!property!
• The!section!is!a!corporeal!principal!thing,!while!the!undivided!share!in!the!common!property!is!a!real!right!(it!is!joint!ownership!or!a!particular!form!of!
bound!common!ownership),!which!is!added!to!the!principal!thing!as!an!incorporeal!accessory!thing!
• Correct!juridical!explanation!therefore!is!that!the!section!(as!a!corporeal!principal!thing)!and!the!undivided!share!in!the!common!property!(as!an!
incorporeal!accessory!thing)!have!been!combined!together!by!statute!and!that!it!is!impossible!to!acquire!or!alienate!the!one!without!the!other.!
!
COMPONENTS)OF)SECTIONAL)TITLE)UNIT:)
PARTICIPATION(QUOTA(=!
• In!residential!units!is!calculated,!in!terms!of!sections!1!and!32(1),!by!dividing!
the!floor!area!(measured!to!the!middle!of!the!separating!wall)!of!a!specific!
SECTION( COMMON%PROPERTY( section!with!the!combined!floor!area!of!all!the!sections!together,!calculated!to!4!
• Part!of!a!building!which!is! • Includes!the!land!and!all! decimal!points!
indicated!as!such!on!the! parts!of!the!building!not! • In(Kennaway((Pty)Ltd(v(Controlling(Body(of(the(Kennaway(Court(Building(
sectional!plan!and!in! included!in!the!sections! 1988((E)(the!court!confirmed!that!the!participation!quota!determines:!!
respect!of!which!separate! • This!includes!areas!like! 1. The!extent!(size)!of!the!sectional!owner’s!undivided!share!in!the!common!
ownership!or!coE stairs,!lifts,!corridors,! property!
ownership!can!be! service!areas! 2. The!values!if!a!sectional!owner’s!vote!at!meetings!
acquired! • The!sectional!owner’s! 3. The!extent!of!a!sectional!owner’s!contribution!to!the!maintenance!and!
• Section!can!be!described! undivided!share!in!the! administration!of!the!common!property!(levy)!and!the!relationship!in!
in!terms!of!the!sectional! common!property!is! which!the!sectional!owner!can!be!held!responsible!for!the!payment!of!debts!
plan!with!reference!to!the! calculated!with!reference! of!the!body!corporate!incurred!in!the!maintenance!of!the!sectional!title!
floors,!walls!and!cellings! to!the!participation!quota! scheme.!
!!!!!
which!includes!parts!like!a! ! • In!care!of!commercial!units!i.e.!shops!and!offices!the!developer!of!the!sectional!
porch,!lobby,!balcony,! title!scheme!can!at!the!time!of!registration!of!the!scheme!determine!what!the!
forecourt!or!projection! participation!quota!of!every!unit!will!be!
©!Alda!Vorster!
belonging!to!the!section! • In!terms!of!sec!32(4),!sectional!owners!may!change!the!value!of!their!vote!or!
! !
! his!levy!as!determined!by!the!participation!quota!by!means!of!a!special!
resolution!!
!
Draft§ional&plan
FORMAL'REQUIREMENTS: 1.
2. Notice'to'tenants
!
PROCEDURE(TO(BE(FOLLOWED(IN(ORDER(TO( 3. Approval(of(sectional(plan(by(surveyorEgeneral
ESTABLISH)SECTIONAL)TITLE)SCHEME)AS) 4. Opening'of'sectional'title'register'and'registration'of'sectional'plan
PRESCRIBED)BY)SECTIONAL!TITLES&ACT&95&OF& 5. Alienation)of)sectional)title)units)–!see#protection)of)tenants)p73)=N.B.)(prescribed*
1986 notification(and(offer(of(sectional"title"unit"for"sale"to"tenant"before"other"persons
! !
per,!a!body!corporate!of!which!all!
heme!according!to!the!rules!of!the!
d!maintenance!of!the!common!property!
BODY%CORPORATE%
ormed!by!trustees!of!the!body!
AND$RULES:
n!toward!the!body!corporate!
sectional!owners!consent!thereto!in!
• A!resolution!taken!unanimously!by!all!the!members!present!at!a!general!meeting!at!which!at!least!80!%!of!
the!total!number!of!members!of!the!body!corporate!(calculated!in!numbers!and!value)!are!present!or!
UNANIMOUS( represented,!or!a!resolution!accepted!in!writing!by!all!the!members!or!their!proxy/proxies!or!their!
RESOLUTION:! •
representatives!
Written!notification!of!the!meeting!must!be!given!30!days!in!advance!and!the!proposed!unanimous!
resolution!must!be!mentioned!in!the!notice!
All#other#management#activities#of#the#body#corporate#are#performed#in#accordance#with#special(resolutions!
• A!resolution!taken!by!the!majority!of!at!least!75%!of!the!votes!(calculated!according!to!value!and!number)!of!
SPECIAL( the!members!of!the!body!corporate!present!or!represented!at!a!general!meeting,!or!a!resolution!accepted!in!
RESOLUTION:(! writing!by!75%!of!all!the!members!of!body!corporate!(calculated!according!to!value!and!number)!or!their!
proxy/!proxies!or!their!representatives!
! • For!this!meeting!30!days!written!notice!is!required!and!the!said!special!resolution!must!be!mentioned!in!the!
notice!
©!Alda!Vorster! ! ! !
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