Property Law 10th Edition By Roger Smith ISBN 1292286733 9781292286730

PART I: INTRODUCING PROPERTY LAW

1. Basic Property Principles

• 1.1 What is Property and Property Law?

• 1.2 Ownership

• 1.3 Some Basic Distinctions

• 1.4 The New Property

2. The Central Concerns of Property Law

• Introduction

• 2.1 What Interests Bind Purchasers?

• 2.2 Creation and Transfer

• 2.3 The Rights of the Parties

• 2.4 The Effect on Purchasers

3. Human Rights

• Introduction

• 3.1 The Convention Rights

• 3.2 Enforcement of Convention Rights

• 3.3 Convention Rights in the Courts

  • A. Horizontal Effect?

  • B. Human Rights in the Exercise of Proprietary Rights

  • C. The Exercise of Proprietary Rights: Horizontal Effect

  • D. The Impact of Human Rights on Property Principles

4. Trusts and Equitable Interests

• Introduction

• 4.1 Trusts

• 4.2 The Trust as a Proprietary Interest

• 4.3 Other Equitable Interests

• 4.4 Equities

• 4.5 Equitable Principles Today

5. Property Interests

• Introduction

• 5.1 Land

  • A. Tenures

  • B. Freehold Estates

  • C. Leases

  • D. Commonhold

  • E. Other Interests

• 5.2 Chattels

• 5.3 Relative or Absolute Ownership?

6. The Role of Legislation and Registration for Land Interests

• Introduction

• 6.1 The 1925 Legislation

  • A. Restricting Legal Estates and Interests

  • B. Overreaching

  • C. Registration of Land Charges

  • D. Assessing the 1925 Legislation

• 6.2 Land Registration

• 6.3 Other Modern Legislation and Overview

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PART II: GENERAL PRINCIPLES: CREATION AND TRANSFER OF PROPERTY INTERESTS

7. Original Acquisition of Property Interests

• Introduction

• 7.1 Finding

  • A. Things Found on, in, or Under Land

  • B. Things Found in Chattels

  • C. Treasure

• 7.2 Adverse Possession

  • A. Justifications for Adverse Possession

  • B. Adverse Possession Against Registered Estates

  • C. Requirements for Adverse Possession

  • D. The Effect of Adverse Possession

• 7.3 Fixtures

  • A. General Principles

  • B. Removable Fixtures

  • C. Is a Right to Remove Fixtures a Property Interest?

8. The Transfer and Creation of Property Interests

• Introduction

• 8.1 Deeds

• 8.2 Contracts for Sales and Dispositions of Interests in Land

  • A. Complying with the 1989 Act

  • B. Enforcing Contracts that Do Not Comply with the 1989 Act

  • C. Conclusions as to the 1989 Act

  • D. Electronic Conveyancing

• 8.3 Land

  • A. Transfer

  • B. Creation of Interests

  • C. Electronic Conveyancing

• 8.4 Chattels

  • A. Transfer

  • B. Creation of Interests

• 8.5 Choses in Action

  • A. Assignable Rights

  • B. Statutory Assignments

  • C. Claims by the Debtor

  • D. Equitable Assignments

  • E. Creation of Interests

• 8.6 Declarations of Trust and Equitable Interests

  • A. Declaration of Trust

  • B. Transfer of Equitable Interests

• 8.7 Wills

• 8.8 Restrictions Upon Transfers

9. Formalities: Rationale and Trusts

• Introduction

• 9.1 Reasons for Formality Requirements

• 9.2 Resulting and Constructive Trusts

  • A. Presumption of Resulting Trust

  • B. Transfers for Fraudulent Purposes

  • C. Constructive Trusts: An Oral Promise by a Transferee to Hold on Trust for the Transferor

  • D. Constructive Trusts: An Oral Promise by a Transferee to Recognize the Rights of a Third Party

10. Formalities: Estoppel

• Introduction

• 10.1 The Nature and Use of Estoppel

• 10.2 When Will an Estoppel Arise?

  • A. Representation or Assurance

  • B. Reliance

  • C. Detriment

• 10.3 The Effect of the Estoppel

  • A. Use as a Sword

  • B. The Remedy

  • C. Misconduct by the Claimant

• 10.4 The Proprietary Status of the Estoppel

  • A. The Status of the Estoppel Before a Remedy is Given

  • B. Can the Claimant Transfer the Benefit of an Estoppel?

• 10.5 Other Means of Getting Around Formality Requirements

  • A. Mutual Benefit and Burden

  • B. Donor Doing All in His Power

  • C. Rules Relating to Death

11. The Family Home

• Introduction

• 11.1 Declaring the Beneficial Interests

• 11.2 An Overview of the Leading Cases

• 11.3 Resulting or Constructive Trust?

• 11.4 Inferring and Imputing Intentions

• 11.5 Transfer into Joint Names

• 11.6 Transfer into a Single Name

  • A. Early Developments: Pettitt and Gissing

  • B. The Development of Common Intention Prior to Stack: Inferring Intentions

  • C. The Development of Common Intention Prior to Stack: Express Common Intentions

  • D. Stack v Dowden and Jones v Kernott

  • E. The Application of Stack and Jones

• 11.7 Quantification of Shares

• 11.8 Common Intention After Purchase: Improvements

• 11.9 Accounting

• 11.10 Looking to the Future

• 11.11 Constructive Trusts and Estoppels: The Links

  • A. Protection of the Estoppel by Constructive Trust

  • B. Similarities Between Constructive Trusts and Estoppel

  • C. Court Comparisons

  • D. Is Common Intention the Same as Assumption or Expectation?

  • E. Detrimental Reliance

  • F. The Form of the Remedy

  • G. The Remedy and Purchasers

  • H. Tentative Conclusions

12. Purchasers: General Principles and the Need for Registration

• Introduction

• 12.1 Rules for Legal Interests

• 12.2 The Development of Equitable Rules

• 12.3 The Doctrine of Notice

  • A. Bona Fide

  • B. Purchaser for Value

  • C. Legal Estate

  • D. Notice

  • E. Other Considerations

• 12.4 Two Competing Equitable Interests

• 12.5 Priority Rules for Equities

• 12.6 The Time Order

• 12.7 Assessing the Legal and Equitable Rules

• 12.8 Registration as a Solution

• 12.9 The Land Charges Scheme

13. Purchasers: Registration of Title

• 13.1 Introduction: The Scheme and its Objectives

• 13.2 Types of Interests

  • A. Registrable Interests: First Registration

  • B. Registrable Dispositions

  • C. Minor Interests

  • D. Overriding Interests

• 13.3 Alteration

  • A. Grounds for Alteration and Rectification

  • B. The Proprietor in Possession

  • C. Deciding Whether to Order Alteration

  • D. The Effect of Rectification

  • E. Rights to Rectify as Overriding Interests

  • F. Assessment of Alteration; Reform

• 13.4 Indemnity

  • A. Rights to Indemnity

  • B. Overriding Interests and Indemnity

  • C. Forgeries

  • D. Restrictions on Indemnity

  • E. The Significance of Indemnity

• 13.5 Assessing Land Registration

• 13.6 The Role of the Rules of Law and Equity: Do We Have a System of Title by Registration?

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PART III: RIGHTS TO ENJOY LAND: ESTATES AND COMMONHOLD

14. Successive and Concurrent Interests: Introduction

• 14.1 The Recognized Interests

• 14.2 Legal Regulation

15. Joint Tenancy and Tenancy in Common

• 15.1 Joint Tenancy or Tenancy in Common?

  • A. The Four Unities

  • B. Words of Severance

  • C. Equitable Presumption of Tenancy in Common

• 15.2 Severance of the Joint Tenancy

  • A. The Old Forms of Severance

  • B. Section 36(2): Notice in Writing

  • C. Public Policy

  • D. Conclusions

• 15.3 Do We Need Both the Joint Tenancy and the Tenancy in Common?

16. Trusts of Land

• Introduction

• 16.1 When is There a Trust of Land?

  • A. Successive Interests

  • B. Joint Tenancy

  • C. Tenancy in Common

  • D. Bare Trusts and Special Cases

  • E. Other Cases?

• 16.2 Occupation

  • A. Background

  • B. Trusts of Land and Appointment of Trustees Act 1996

  • C. Civil Partnerships, Spouses, Cohabitants, and Associated Persons

  • D. Rent and Other Financial Adjustments

• 16.3 Management of the Land

  • A. Sale

  • B. Partition and Termination of Trusteeship

  • C. Delegation

• 16.4 Protecting Purchasers: Overreaching

  • A. The Need for Two Trustees

  • B. Reform

  • C. Consent Requirements

  • D. Protection Against Irregularities

• 16.5 Trusts for Sale

17. Successive Interests

• Introduction

• 17.1 The Rule Against Perpetuities

• 17.2 The Nineteenth-Century Need for Reform of Successive Interests

• 17.3 The Strict Settlement and the Settled Land Act 1925

• 17.4 Trusts for Sale

• 17.5 Reform Under the Trusts of Land and Appointment of Trustees Act 1996

• 17.6 Beneficiary Control Over Management

18. Leases: Types and Requirements

• Introduction

• 18.1 Requirements of Leases

  • A. Certainty Requirements: Rent, Commencement, and Length

  • B. Exclusive Possession

• 18.2 Types of Tenancies

  • A. Term of Years Absolute

  • B. Periodic Tenancies

  • C. Tenancy at Will

  • D. Tenancy at Sufferance

  • E. Equitable Leases

  • F. Tenancies by Estoppel

  • G. Special Cases

19. Leases: Obligations and Remedies

• Introduction

• 19.1 The Operation of Contract Principles

• 19.2 Interference with the Tenant’s Holding and Use of the Land

• 19.3 Repairing Obligations

  • A. Obligations on Tenants

  • B. Obligations on Landlords

  • C. Enforcing Repairing Obligations

  • D. Liability for Personal Injuries

  • E. Reform

• 19.4 Forfeiture

  • A. The Operation of Forfeiture

  • B. Protection for Residential Tenants

  • C. Waiver

  • D. Relief: Non-Payment of Rent

  • E. Relief: Non-Rent Breaches

  • F. Reform

• 19.5 Distress and Commercial Rent Arrears Recovery

20. Leases: Parties and the Running of Covenants

• Introduction

• 20.1 Assignment and Subletting

  • A. The Power to Assign and Sublease

  • B. Assignment or Sublease?

  • C. Common Restrictions

  • D. Concurrent Leases

• 20.2 Enforcing Covenants After Assignment

  • A. Privity of Estate: General Rules

  • B. Which Covenants Run?

  • C. Breaches Committed After Assignment

  • D. Breaches Committed Before Assignment

  • E. Equitable Leases and Equitable Assignments

• 20.3 Subleases

21. Commonhold

• 21.1 Nature and Origins

• 21.2 Principal Commonhold Rules

  • A. Becoming Commonhold Land

  • B. Commonhold Association and Commonhold Community Statement

  • C. Common Parts

  • D. Units

• 21.3 How Successful is Commonhold?

  • A. The Use of Commonhold So Far

  • B. Overview

  • C. What Does the Future Hold?

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PART IV: OTHER INTERESTS IN LAND

22. Licences

• Introduction

• 22.1 Forms of Licences

  • A. Bare Licences

  • B. Licences Coupled with an Interest

  • C. Contractual Licences

  • D. Constructive Trusts

  • E. Estoppel Licences

  • F. Other Analyses

• 22.2 Creation and Transfer of Licences

• 22.3 The Relationship Constituted by the Licence

  • A. Trespass and Nuisance

  • B. Comparisons with Leases

23. Easements and Profits

• Introduction

• 23.1 Similar Rights

  • A. Restrictive Covenants

  • B. Natural Rights

  • C. Public Rights

  • D. Rights of Fluctuating Bodies

• 23.2 What Can Be an Easement or Profit?

  • A. Profits

  • B. Easements

• 23.3 The Creation and Transfer of Easements and Profits

  • A. Implied Easements

  • B. Prescription

• 23.4 The Relationship Constituted by Easements and Profits

  • A. Extent of the Right

  • B. User Must Be Limited to Dominant Tenement

  • C. Repair

  • D. Conduct by the Servient Owner

  • E. Enforcement

• 23.5 Termination of Easements and Profits

  • A. Common Ownership

  • B. Termination of the Estate

  • C. Abandonment

24. Covenants

• Introduction

• 24.1 Positive Covenants

  • A. Running of the Burden

  • B. The Benefit of Positive Covenants

• 24.2 Restrictive Covenants

  • A. The Limitation to Restrictive Covenants

  • B. Dominant Tenement

  • C. The Running of the Benefit

  • D. Modification

• 24.3 Enforcement of Covenants

• 24.4 Reform

25. Mortgages

• Introduction

• 25.1 Forms of Mortgages

• 25.2 Creation of Mortgages

• 25.3 Vitiating Factors

  • A. Undue Influence

  • B. Is the Lender Put on Inquiry?

  • C. Consequences of Being Put on Inquiry

  • D. The Solicitor’s Certificate

  • E. Other Factors

• 25.4 The Relationship Constituted by the Mortgage

  • A. Rules Protecting the Mortgagor