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Latest Updated 2023 Land Law- Adverse Possession

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Latest Updated 2023 Land Law- Adverse Possession Question: Jim was the registered owner of Blackacre, where he carried on a vehicle-repair business. Adjoining Blackacre there was a plot of land on which there was a terrace of uninhibited houses awaiting demolition. The local council was t...

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  • 6 novembre 2023
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  • 2023/2024
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Latest Updated 2023 Land Law - Adverse Possession Question: Jim was the registered owner of Blackacre, where he carried on a vehicle -repair business. Adjoining Blackacre there was a plot of land on which there was a terrace of uninhibited houses awaiting demolition. The local council was the registered owner of this plot and it planned to develop the plot by building a small block of flats. In the meantime, it had boarded up the houses. In 1992 Jim removed the boards from the house closest to Blackacre and began using the house for storage purposes. He fixed a steel door to which he attached a padlock and in 1993 he installed electricity, which enabled him to so small repa ir jobs in the house. The council’s representative visited the plot from time to time and was aware of what Jim was doing, but he raised no objection. Early in 2005 the council wrote to Jim informing him that it wished to redevelop the plot and demanding t hat he leave. Advise Jim. How, if at all, would your advice differ if the plot had been unregistered land? Answer: If (defendant) formally recognises (claimant’s) title, the clock of adverse possession restarts from the mom ent the title is recognised under Section 29 and 30 Limitations Act 1980. Has the clock start ticking for (claimant?) Adverse possession is enshrined in a mixture of common law and statutory rules, ie, “combination of confusing, anomalies of haphazard laws” per… Therefore, the (clai mant) is advised that the outcome may be unpredictable Article 39 of Magna Carta 1225: “No free man shall be … disseised (i.e. dispossessed of land)… except by the lawful judgment of his peers or by the law of the land”. There are two parties to this quest ion. Jim, the registered owner of Blackacre and the local council (LC), registered owner of the adjoining plot of land with Blackacre. On the facts, Jim started to use the house, on the land owned by LC , which is closest to Blackacre (the house) without ad hering to the formalities of ownership, the focus of the question would be on Adverse Possession (AP). Jim would like to continue using the house upon being informed of LC’s intention to redevelop their plot and demands for Jim to leave the house. Jim is a dvised to claim under AP over the house as his best option . Candidate will firstly, determine whether Jim ac quired any rights over the house by way of AP by examining the certain elements of AP. Secondly, candidate will investigate the LC’s plan to develop the plot of their land and the effect of a successful AP claim if in the event Jim is able to establish the elements of AP within the time duration and run through the registration procedures and additional issues present in the facts, such as LC’s letter of demand. Thirdly, candidate will explain whether the action of the LC’s represent ative who visits the plot, occasionally can be relied as an exceptional ground under Proprietary Estoppel by Jim so he is able to be registered as a new proprietor, in the event the LC decided to reject or files a counter -notice to evict Jim. Lastly, Jim will be advised in the significant change in law of AP if the land he is dealing with is unregistered land. In short, Jim’s unlawful act of trespassing and informal possess ion the house for a sufficient duration of time , subject to the requirements and exceptions may acquire him the “good title” as new proprietor of the house on LC’s land. Dixon states, the modern exposition on the existing off-register mechanism to destroy proprietary -title is a mockery of the state guarantee of title. Nevertheless, this essay is regarding whether the law of AP favours () or (). ..labelled adverse possession as “legalised land grab” . Dixon , “Modern Land Law: 12th Edition”, 2021 defines adverse possession as golden -opportunity to a mere trespasser to prove themselves they acquire better title to land than that person who ‘legally’ owns it . Possession is adverse if it is enjoyed wit hout permission or lawful title, hence, the tenant was not a possesser in Coclchester v Smith . Possession must be open so that the owner has the opportunity to find out per… but the squatter is under no obligation to draw the owners attention to what is happening as in Topplan Estates Ltd v Townley. Element s: Firstly, candidate will investigate whether Jim can establish fundamental elements to successfully claim to AP of the house. As established in Powell v McFarlane 1977 (Powell) and affirmed in Pye v Graham 2003 (Pye) , Jim must prove that he physically and factually possesses the house for the requisite period of time, with the necessary intention to possess and without LC’s consent, on the balance of probability. It is crucial to note, Esquire, “Adverse Possession”, 2020 , there are no strict AP principles found in statute but developed though case laws. The fact that these elements were applied in recent case of Haandrikman v Heslam 2021 , proves these principles are good law. Therefore, various case laws will be exploring and the relevant statute in this que stion would be Land Registration Act 2002 (LRA 2002) , Limitation Act 1980 (LA 1980) , Land Registration Act 1925 (LRA 1925) . Factual Possession: The first element is factual possession . Lord Ho ffman in Hunter v Canary Wharf 1997 , that “possession , de jure or de facto is the bedrock of English land law”. McCombe in Thorpe v Frank 2019 stated, what constitutes factual possession will differ depending on the nature of the land. The possession must be exclusive and it must be adverse and Jim’s intention m ust be demonstrated by evidence of outward conduct per Prudential Assurance Co Ltd v Waterloo Real Estate Inc 1999 . The locus classicus in this requirement is found in the judgement of Slade J in Powell . He held, the test to determine whether the fact of p ossession has been proven is whether “Jim had dealt with the house as an occupying owner would been expected to deal with and nobody else has done so”. Browne -
Wilkinson LJ held in Pye sough to further simplify this notion by stating, no benefit comes from over conceptualising the notion of AP. Minogue v Clare County Council 2021 , concluded if Jim is in possession of the house as if he was the owner of the house, without the permission of the LC. On the facts, Jim was in control and “re -breathing life” to th e house so it is submitted that Jim has factual possession of the house. However, Jim is advised that according to Techbuild v Chamberlain 1969 , factual possession will not be assumed merely by the fact that the house is not currently being used by LC.

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