Key Concepts in Land Law and Property Rights

Fee simple absolute in possession

One of the two legal estates under LPA 1925.

Term of years absolute

One of the two legal estates under LPA 1925 (leasehold).

Fixture requirements

1) Degree of annexation, 2) Purpose of annexation, 3) Intention for permanent improvement.

Corporeal hereditaments

Physical land/buildings.

Incorporeal hereditaments

Intangible rights (easements, profits).

Overreaching

Conversion of equitable interests to money when land sold by 2+ trustees (s.2 LPA 1925).

Legal interests under s.1(2) LPA 1925

1) Easements, 2) Legal mortgages, 3) Rentcharges, 4) Statutory charges.

Airspace rights test

Bernstein v Skyviews - up to height necessary for ordinary use/enjoyment.

Realty

Freehold land interests.

Personality

Leaseholds + movable property.

Fixtures test elements

1) Degree of annexation, 2) Purpose of annexation.

Fixtures upon sale

Pass automatically with land unless expressly excluded in contract.

Modern land tenure

Socage tenure (all freeholds held from Crown this way).

Holland v Hodgson (1872)

Established degree + purpose tests for fixtures (looms = fixtures despite light attachment).

Leigh v Taylor (1902)

Tapestries = chattels (ornamental purpose, not permanent improvement).

D'Eyncourt v Gregory (1866)

Items can be fixtures if part of architectural design (statues/garden ornaments).

Berkley v Poulett (1977)

Ornamental items usually chattels (paintings/statue not fixtures).

TSB Bank v Botham (1996)

Bathroom fittings = fixtures (permanent improvement); carpets = chattels.

Chelsea Yacht v Pope (2001)

Houseboat ≠ land (must be of same 'genus' as real property to be fixture).

Bernstein v Skyviews (1978)

Ownership extends to height necessary for ordinary use/enjoyment.

Oxley v *******

Quantifying beneficial interests based on common intention + financial contributions.

Registered land principles

1) Mirror principle (register reflects all), 2) Curtain principle (hides trusts), 3) Insurance principle (state guarantee).

Contracts for land sale statute

Section 2 LP(MP)A 1989 (must be in writing, contain all terms, signed by both parties).

Deed requirements under s.1 LP(MP)A 1989

Clear intent to be deed + signed/witnessed/delivered.

Compulsory registration triggers

Sale, gift, mortgage of unregistered land (LRA 2002).

Title systems post-1925

1) Unregistered (proved by deeds), 2) Registered (Land Register).

Land charge registration effect under s.198 LPA

Deemed actual notice to all parties (binds purchasers).

Unregistered land interest registration

Void against purchaser for value (s.199 LPA).

Trusts in unregistered land doctrine

Doctrine of notice (actual/constructive/imputed).

Types of notice

Actual, constructive, imputed.

Unregistered Title Limitation

12 years extinguished title (Limitation Act); Registered: 10 years application (Sch 6 LRA)

Kingsnorth Trust v Tizard Significance

Constructive notice applies where purchaser fails to inspect property/ask about occupiers

Stack v Dowden Relevance

Constructive trusts can arise without writing (based on contributions/conduct)

Thorner v Major Principle

Proprietary estoppel can create interests despite lack of formalities (detrimental reliance)

Modern Deed Requirements Case

First National Securities v Jones (clear intent + signing/delivery)

McCormick v Grogan Formalities

Strict compliance required - imperfectly created trusts may fail

Mirror Principle Case

Williams & Glyn's Bank v Boland (actual occupation overrides)

Midland Bank v Green Land Charges

Unregistered Class C(iv) charges void against purchaser regardless of knowledge

Limits of Constructive Notice Case

Caunce v Caunce (mortgagee not bound by spouse's unregistered interest)

Abbey National BS v Cann Overreaching

Overreaching requires payment to 2+ trustees (single trustee = no overreaching)

Proprietary Estoppel Case

Crabb v Arun DC (detrimental reliance on promise of right of way)

4 Unities for Joint Tenancy

Interest, Possession, Title, Time.

Statute Governing Overreaching

Section 2 LPA 1925 (sale by 2+ trustees shifts equitable interests to money).

Severing Joint Tenancy in Equity

1) Written notice (s36 LPA), 2) Act on own share, 3) Mutual agreement, 4) Course of dealing.

Rebutting Equal Shares Presumption Case

Jones v Kernott (unequal contributions/conduct matter).

TOLATA 1996 s15 Considerations

1) Property purpose, 2) Creditors' interests, 3) Children's welfare.

Establishing Equal Shares Presumption Case

Stack v Dowden (rebuttable by unequal contributions/conduct).

Determining Shares Without Declaration

Based on common intention + financial contributions (e.g., mortgage payments, renovations).

Severance by Mutual Agreement Case

Burgess v Rawnsley (oral agreement sufficed).

Divorce Petitions and Joint Tenancy

Harris v Goddard (needs clear intent to sever immediately).

Overreaching Demonstration Case

City of London BS v Flegg (sale by 2 trustees overrides beneficiaries' rights).

Valid Lease Requirements

1) Exclusive possession, 2) Fixed/ascertainable term, 3) Formalities (deed if ≥3 years).

Legal vs Equitable Lease

Legal = by deed + fee simple/leasehold; Equitable = contract (s2 LPMPA 1989).

Landlord's Duty When Selling

Obtain best price reasonably obtainable (Cuckmere Brick).

Tenant Remedies QQD

Quiet enjoyment, Quality (fitness), Derogation from grant.

Lease vs Licence Case

Street v Mountford (exclusive possession = lease).

Implied Easements for Business Necessity Case

Wong v Beaumont (restaurant needed ventilation duct).

Limiting Landlords' Repair Duties Case

O'Brien v Robinson (only liable after notice of disrepair).

Forfeiture for Irremediable Breaches Case

Scala House v Forbes (illegal subletting).

Standard for Quiet Enjoyment Case

Kenny v Preen (harassment = breach).

Four-Maids Ltd v Dudley Marshall

Establishes a lender's automatic right to possession (s87 LPA 1925).

Cuckmere Brick

Mortgagee's duty on sale is to get best price + no self-sale (Farrar v Farrars).

s36 AJA 1970

Allows a mortgagor to stop possession if repayment likely within mortgage term (Cheltenham & Gloucester v Norgan).

s48 LRA 2002

Priority rule for registered mortgages is based on order of registration (not creation).

Cuckmere Brick v Mutual Finance

Defines the lender's duty of care on sale, requiring market price.

Cheltenham & Gloucester v Norgan

Allows courts to delay possession (s36 AJA 1970).

Medforth v Blake

Confirms that receivers must act in good faith (equitable duties apply).

Midland Bank v Green

Voids unregistered land charges (Class C(iv) option unregistered = void).

Tulk v Moxhay

Allows restrictive covenants to bind successors if: 1) benefits land, 2) intention to bind, 3) notice.

Federated Homes

Benefit passes in equity through: 1) Annexation (s78 LPA), 2) Assignment, 3) Scheme of development.

Austerberry v Oldham

Rule for positive covenants is that burden does not run; use indemnity chains.

s84 LPA

Covenants can be discharged by: 1) Lands Chamber, 2) Deed of release, 3) Unity of seisin.

Crest Nicholson v McAllister

Limits annexation to identifiable land; vague descriptions fail.

Re Cox's Application

Allows modification of obsolete covenants (s84 LPA 1925).

Re Ellenborough Park

Four requirements for an easement: 1) Dominant/servient land, 2) Accommodates land, 3) Separate ownership, 4) Capable of grant.

Prescription Act 1832

Rule for prescriptive easements is 20+ years' use (nec vi, nec clam, nec precario).

Sch 3 LRA 2002

Overrides registered disposition with: 1) Leases ≤7yrs, 2) Actual occupation, 3) Legal easements.

Diment v NH Foot

Validates prescriptive easements with 6-10 uses/year for 35 years.

Copeland v Greenhalf

Denies easements for exclusive use; storage = possession.

Moncrieff v Jamieson

Confirms parking rights as easements if servient owner retains control.

Midland Bank v Green

If a Class D(ii) land charge isn't registered, it is void vs. purchaser of legal estate.

Kingsnorth v Tizard

Doctrine of notice binds purchaser by unregistrable interests if actual/constructive/imputed notice.

s2 LPA 1925

Overreaching works by paying 2+ trustees, shifting beneficiaries' interests to money.

2-Trust Rule

Overreaching requires payment to 2+ trustees or trust corporation.

Williams & Glyn's v Boland

Defines 'actual occupation' where spouse's occupation overrides.

Celsteel v Alton House

Limits overriding easements; post-2003 equitable easements must register.