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LPL4804EXAM PACK
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1
STUDY UNIT 1
OVERVIEW OF SOUTH AFRICAN LAND REGISTRATION SYSTEM
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A positive system implies the following:
• State guarantees to bona fide third parties regarding the accuracy of the state deeds register.
• State examines/investigates documentation and transactions for legality.
• State completes and maintains a register of title.
• Transfer takes place when the register of title is annotated and any deeds are merely endorsed.
• Thus, new deeds are not necessary for each transaction - the main source of information is the
deeds register which is merely annotated/updated.
• Linking of different transactions occurs.
• State is liable for shortcomings regarding accuracy of the deed register
• deeds register is characterised by a high degree of state interference
A negative system implies the following:
• State gives no guarantees to bona fide third parties regarding the accuracy of the state deeds
register - cannot rely on the accuracy of the State records
• State simply records deeds submitted at face value - no examination of the deeds or investigation
by the State prior to recording.
• Transfer is effected in the new deed, not when the state deeds register is annotated/updated - a
new deed must be executed for each transaction.
• The State incurs no liability for inaccurate or incomplete records.
• Parties often guarantee their rights by taking out private insurance.
• There is minimal state interference
Positive characteristics of SA system
• The public does rely on the accuracy of the deeds registry data, although no guarantee is given by
the state
• The state examines/investigates documentation and transaction for legality
• The state completes and maintains a register of title
• Linking of transactions occur
• The state in South Africa is under specific circumstances liable for shortcomings
• The state register of property in South Africa is subject to a great deal of state supervision and
intervention/interference
Negative characteristics of the South African system
• The state gives no guarantees of accuracy of state register
• Transfer is generally effected in a new deed of transfer for each transaction
• The state as a general rule does not incur liability for inaccurate or incomplete records, except in
very specific limited circumstances
− In South Africa land registration is based on statute
− is unique because it is nominally negative, but has some characteristics of a positive system as well
− The nominally negative South African land registration system reflects elements of both the positive
and the negative registration systems discussed above.
− The South African system of land registration, despite being nominally a negative system, remains a
reliable source of information about the legal position of real rights registered in respect of
immovable property; in practice third parties do rely on its accuracy.
− Therefore, in this sense it reflects a positive characteristic.
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STUDY UNIT 2
THE CONVEYANCER
The conveyancer
What does it take to become a conveyancer in SA
− Not just anyone can be a conveyancer because the Attorney’s Act provides that a person cannot be
enrolled as a conveyancer until he/she has been admitted to practise as an attorney.
− a conveyancer is an attorney who has:
• specialised in the preparation of deeds and documents destined for registration in the deeds
registry
• passed additional national Law Society conveyancing exams
• been admitted to practice by the High Court
• been enrolled on an electronic register of conveyancers maintained by the registrar of deeds in
terms of the Deeds Registries Act 47 of 1937.
May a mere attorney act as a conveyancer?
Yes, attorneys practicing in the former Transkei before 1997 may fulfil all the functions of conveyancers, but
as a general rule, no, attorneys cannot act as conveyancers.
Duties of the conveyancer
EMPLLE
• ensure validity of deed of alienation
• manage financial matters + transactional process
• prepare deeds and documents
• link simultaneous transactions
• lodge deeds
• execute and register deeds
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