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Summary LAW OF PROPERTY LECTURE 5
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unlimited(en7tlements(regarding((his(property(!
LIMITATIONS)ON)OWNERSHIP)
!!!!!!!!!!!!!!!
! !
THE)LAW) THE)RIGHTS)OF)OTHERS)
STATUTORY( LIMITATIONS(IMPOSED(IN(TERMS( LIMITED(REAL(RIGHTS( PERSONAL((CREDITOR’S((
LIMITATIONS(( OF(NEIGHBOUR(LAW(PRINCIPLES( OF(OTHERS( RIGHTS(OF(OTHERS(
Although(ownership(is(the(most#comprehensive#real#right#–!it#is#NOT!
absolute)–!it#does#not#provide#the#owner#with#absolute#and#unlimited#
Movable( Immovable(( entitlements(regarding((his(property
property( property(
STATUTORY(LIMITATIONS 2(
• A!number!of!statutory!provisions!limit!the!owner’s!entitlements!regarding!his!property.!
• The!reason!for!these!statutory!limitations!is!that!it!is!expected!of!the!owner!to!exercise!his!entitlements!in!the!interest!of!the!community!
• The!best!known!provisions!which!indicate!an!interference!by!the!government!in!the!patrimonial!rights!of!an!owner!is!the!levying!of!taxes.!!i.e.!all!
immovable!property!within!the!jurisdiction!of!a!local!government!is!taxed!by!the!local!authority!(property!tax)!and!tax!by!means!of!the!payment!of!transfer!
duties!or!value!added!tax!on!all!sales!of!immovable!property.!In!the!case!of!movable!property!–!all!motor!vehicles!are!taxed!in!the!form!of!motor!licenses!
!
©!Alda!Vorster! ! !
THE$EXPROPRIATION$ACT$63$OF$1975
IMMOVABLE)PROPERTY
!
• The!property!clause!in!the!Constitution!(sec!25)!contains!general!
1. Restoration*of*Land*Rights*Act*22"of"1994 principles!and!the!Expropriation!Act!contains!specific!measures!
2. Expropriation*Act*63*of*1975 pertaining!to!the!expropriation!of!urban!and!rural!land!!
3. The$Spatial$Planning$and$Land$Use$Management$Act$16$of$2013$–! ! • Definition+of+expropriation:!through'expropriation,'ownership'
has$far$reaching$provisions$which$influence$the$entitlements$of$ !!!! of'the'land'vests'in'the'public'interest'in'the'expropriator;'the'
land%owners%(rural%and%urban) ! !
previous'owner’s'ownership'is'terminated'without'his'consent'
4. Land%Reform%(Labour%Tenants)%Act%3%of%1996 against'payment'of'compensation.''!!
5. The$Extension$of$Security)of)Tenure)Act)62)of)1997 • The!procedure!for!expropriation!is!prescribed!by!the!
6. The$Prevention$of$Illegal$Eviction$from$the$Unlawful$Occupation$of$ Expropriation!Act!!
Land%Act%19%of%1998 • The!Constitution,!contains!in!section!25(3),!general!principles!for!
the!determination!of!compensation!!
• In!order!to!comply!with!the!requirements!of!section!25(2)!and!
(3)!!of!the!Constitution!,!an!Expropriation!Bill!was!published!in!
2015!and!is!now!under!consideration!
!
THE$SPATIAL$PLANNING$AND$LAND$
USE$MANAGEMENT$ACT$16$OF$2013
• Provides!for!inclusive,!reasonable!and!efficient!spatial!planning!and!land!development!on!national,!provincial,!regional!and!local!government!levels!
• In!terms!of!section!7!of!the!Act!the!following!planning!principles!are!stated:!
a. Spatial!justice!is!introduced,!whereby!historical!development!imbalances!must!be!redressed!through!improved!access!to!and!use!of!land.!!Spatial!
planning!on!national,!provincial,!regional!and!local!government!levels!must!be!focused!on!persons!and!areas!that!were!previously!excluded,!with!
emphasis!on!informal!settlements,!formal!homeland!areas!and!urban!and!rural!areas!characterized!by!widespread!poverty!and!deprivation!
b. Spatial!sustainability!must!be!improved,!which!entails!that!fiscal,!institutional!and!administrative!capacities!must!be!maintained!on!all!levels!of!
government;!high!potential!agricultural!land!must!be!protected;!environmental!management!instruments!must!be!applied;!equal!access!to!the!
property!market!must!be!improved!and!the!cost!on!infrastructure!and!social!services!must!be!taken!into!consideration!
c. Efficient!use!of!existing!resources!and!infrastructure!!must!be!improved!and!negative!financial,!social,!economic!and!environmental!consequences!
must!be!taken!into!consideration!in!all!decision!making!processes!
d. Spatial!resilience!and!flexibility!must!be!accommodated!in!spatial!plans,!policies!and!land!use!management!systems!to!ensure!sustainable!livelihoods!
for!communities!most!likely!to!suffer!the!impact!of!economic!and!environmental!shocks!
e. The!principle!of!good!administration!must!be!maintained!on!all!levels!of!government!to!ensure!that!an!integrated!approach!to!land!use!and!
development!is!guided!by!the!spatial!planning!and!land!use!management!systems;!!all!state!departments!must!comply!with!the!stated!requirements!
during!the!development!of!land!planning!measures!and!the!development!processes!must!at!all!times!be!transparent,!inclusive!and!with!public!
participation!
• Chapter!4!of!the!Act!is!divided!into!sections!B,!C!and!D,!which!sections!provide!the!framework!for!spatial!development!on!national!level!(s!13!and!14),!
©!Alda!Vorster! !
provincial!level!(s!15!–!17),!regional!level!(s!18!!and!19)!and!municipal!level!(s!20!and!21)!respectively.!! !
!
, • The$most$N.B.$statutory$measures$regarding$rural$land$is$the$Environment*Conservation*Act*73*of*1989*and$the$National(
RURAL%LAND:% Environmental,Management,Act,107,of,1998
! • These%Acts$provide$measures$to$effectively$protect$and$control$the$use$of$rural$land
!
EXAMPLES:) • These!measures!can!severely!limit!the!entitlements!of!the!
1. A"region"can$be$declared$a$protected$nature$area$by$means$of$a$notice$in$the$ owner!or!other!holders!of!real!rights!!
Provincial*Gazette*for*the*purposes*of*maintaining*ecological*processes,* • In!Corrum+Pty)+Ltd+v+Myburgh+Park+Langebann+(Pty)+Ltd+
natural'systems,'species'of'indigenous'wild'life'or'biological'diversity'(sec' 1993+(C)+the!respondent!acquired!a!permit!from!the!
16(1)(a)&Environment&Conservation&Act!73#of#1989) Administrator!of!the!Cape!Province!in!terms!of!sec!8(1)(a)!of!
2. In#terms#of#sec#18(1)(a)#of#Environment#Conservation#Act,#the#Minister#of# the!previous!Physical!Planning!Act!of!1967!to!develop!
Environmental,Affairs,can,,by,notice,in,the,Government,Gazette,,declare,any, property!in!a!nature!area!adjacent!to!the!West!Coast!National!
region'in'the'Republic,'including'territorial'waters,'to'be'a'special'nature' Park.!!The!applicant!applied!for!an!interdict!to!stop!the!
reserve%for%the%purpose'of'protecting'the'environment'in'or'a'particular' respondent!from!continuing!with!this!property!development!
characteristic)of)that)region until!an!application!for!review!of!the!Administrator’s!granting!
of!the!permit!had!been!finalized.!!Court!granted!the!interdict.!
!!!!!!!
URBAN&LAND:& • In!terms!of!sec!28(1)!of!the!National!Environment!
Management!Act!107!of!1998,!any!landowner!or!controller!of!
• Statutory!provisions!dealing!with!the!nature!and!standard!of!buildings!on!urban! land!is!obliged!to!prevent!pollution!or!degradation!of!the!
land!are!contained!in!the!National!Building!Regulations!and!Building!Standards!Act! environment,!or!if!it!is!already!polluted,!take!reasonable!steps!
103!of!1977! to!prevent!further!degradation!or!restore!the!land!
• Other!statutory!provisions!are,!amongst!others,!the!National!Environmental! • Other!Acts!pertaining!to!agricultural!land!are:!Fencing!Act!31!
Management:!Air!Quality!Control!Act!39!of!2004! of!1963;!Agricultural!Pests!Act!36!of!1983;!Conservation!of!
• In!Verstappen+v+Port+Edward+Town+Board+1994+(D)!in!terms!of!sec!20(1)(d)!of! Agricultural!Resources!Act!43!of!1983!and!the!National!Veld!
the!Environment!Conservation!Act!73!of!1989!a!dumping!site!may!not!be!operated! and!Forest!Act!101!of!1988!
without!a!permit!from!the!Minister!of!Water!Affairs.!!In!terms!of!sec!20(2)!the! !
Minister!must!promulgate!regulations!for!the!procedure!in!applying!for!a!permit.!! ! !
At!the!time!of!the!application!for!a!permit!by!the!respondent,!the!regulations!had!
not!been!promulgated.!!!
• Court!held!that!the!fact!that!the!procedures!had!not!been!established!by!regulation!
did!not!detract!from!the!fact!that!the!operation!of!a!dumping!site!without!a!permit!
was!wrongful!
!
• Statutory(limitations(on(the(ownership(of(movable(property(include:
MOVABLE( 1. National(Road(Traffic(Act((cars)'–!regulates)the)use)of)vehicles
2. Firearms(Control(Act((firearms)*–!limits&the&entitlements&of&an&owner&of&a&weapon&or&of&ammunition&in&various&
PROPERTY ways%
3. Drugs&and&Drug&Trafficking&Act&(drugs)(–prohibit(the(possession(and(distribution(of(and(trading(in(substances(
defined&in&the&act
©!Alda!Vorster! ! !
4. Animals(Protection'Act'(animals))–!prohibits)an)owner)to)abuse,)neglect,)overburden,)overwork)or)frighten)his)
animals'
! THE$RIGHTS$OF$OTHERS:
PERSONAL)(CREDITOR’S)#RIGHTS#OF# LIMITED'REAL'RIGHTS'OF'OTHERS
OTHERS !!!!!!
! !
• It!is!possible!to!limit!the!exercise!of!any!entitlement!by!an!owner! • An!owner’s!exercise!of!his!entitlements!can!be!limited!by!the!
contractually! limited!real!rights!of!others!
• Another!person!can!also!in!the!same!way!acquire!certain! • These!limitations!limit!the!owner’s!ownership!(dominium)!
entitlements!(i.e.!a!use!right)!regarding!the!property!by!means!of!a! since!it!is!a!real!burden!on!the!thing,!it!is!enforceable!against!
contract!with!the!owner! an!owner!and!his!successors!in!title!(subsequent!owners)!!
• Personal!(creditor’s)!rights!are!not!as!limiting!as!limited!real!rights! • It!is!created!in!the!case!of!immovable!property!by!
in!that!they!are!only!enforceable!against!the!owner!personally!and!as! registration!in!the!deeds!registry!and!in!the!case!of!movable!
such!so!do!not!limit!the!dominium!of!the!owner!and!are!therefore!not! property!buy!the!delivery!of!the!thing!to!the!holder!of!the!
enforceable!against!successors!in!title!of!the!owner.!i.e.!S!has!a! limited!real!right.!
contract!with!X!and!Y!in!terms!of!which!he!may!graze!100!herd!of!his! !
cattle!on!their!farm!–!this!right!is!enforceable!against!X!and!Y!
personally!and!not!there!successors!in!title.!!If!X!and!Y!do!not!honour!
the!provisions!of!the!contract!=amounts!to!breach!of!contract.!
!
EXAMPLES:!
1. A!real!servitude!(praedial!servitude!i.e.!right!of!way,!right!of!
grazing)!granted!and!registered!!over!the!immovable!
EXAMPLES!OF!THE!CREDITOR’S!RIGHTS!OF!OTHERS:! property!
1. An!owner’s!entitlements!of!use!and!control!regarding!the! 2. Personal!servitude!such!as!a!use!right!registered!against!the!
immovable!thing!can!be!limited!by!a!lessee!or!occupier!acquiring! land!i.e.!M!has!right!of!habitation!over!X!and!Y’s!land!–!M!
and!exercising!certain!entitlements!of!use!and!control!in!respect!of! therefore!has!limited!real!right!over!X!and!Y’s!land!–!this!
the!thing!by!means!of!a!lease!of!occupation!agreement! limits!X!and!Y’s!ownership!until!M!dies!or!abandons!her!
2. The!owner’s!entitlement!to!alienate!a!thing!can!be!limited!by! right.!X!and!Y!cannot!evict!M!and!M!can!enforce!her!right!
means!of!an!option!or!right!of!first!refusal!which!is!conferred! against!new!owner!
contractually! 3. The!granting!of!a!mortgage!bond!over!immovable!property!
3. The!granting!and!limitation!of!the!entitlement!to!use!part!of!a! or!the!registration!of!a!notarial!bond!or!pledge!of!movable!
building!in!a!share!block!scheme,!as!set!out!in!the!use!agreement,! property!–!gives!holder!real!security!!and!limits!owner’s!
limit!the!use!rights!of!the!owner!(shareblock!company)! entitlement!to!alienate,!control!and!use!!
4. The!division!of!the!use!of!a!thing!by!cofowners!by!means!of!a!use! !
©!Alda!Vorster! ! !
agreement!
!
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