Legal Estates

Freehold:
a) Definition: Capable of being legal LPA 1925, s. 1(1)(a)
i. Fee simple, absolute and in possession
b) Contract Stage:
i. Pre-27/9/89 only enforceable if complied with LPA 1925 s. 40: In writing and
signed by against whom contract is being enforced
ii. Post-27/9/1989: LP(MP)A 1989, s. 2 In writing, containing all expressly
agreed terms and signed by both s (printing doesnt count Firstpost v
Johnson but Electronic Communications Act 2000).
i. Could incorporate other docs LP(MP)A 1989, s. 2(2).
1. Record v Bell collateral to induce main contract
2. Tootal v Guinea separate side contract for works therefore
needed to comply with s. 2.
3. Wright v Robert can have equitable rectification
4. Oun v Ahmed Equitable rectification only for when term not
included by mistake.
5. McCausland v Laurie Varied completion date = material term
and therefore side variation must comply with LP(MP)A 1989,
s. 2
ii. If valid contract can get an equitable estate contract and thus
damages (for loss of bargain Speciality v Yorkshire), specific
performance or injunction.
c) Formalities for Completion:
i. Legal estate must be conveyed/created by deed LPA 1925, s. 52(1)
ii. Requirements in LP(MP)A 1989, s. 1 (only exceptions for vesting e.g. on
bankruptcy or death, LPA 1925, s. 52(2)).
iii. Deed = signed, witnessed, says on face it's a deed and delivered (dated).
d) Registration?
i. Registered Land - Transfer:
i. S. 27(2)(a).
ii. Unregistered Land - Conveyance:
i. Must register within 2 months LRA 2002, ss. 4 & 6.
ii. Voluntary registration LRA 2002, s. 3.
iii. Compulsory registration events = s. 4.
iv. If no conveyance then void and reverts to original owner s. 7 LRA
2002.
e) Adverse Possession
i. Post 13 Oct 2003:
i. LRA 2002, part. 9 sch. 6 can apply from 10 years to owner but
ii. Legal Aid, Sentencing & Punishment of Offenders Act, s. 144 =
squatting = criminal offence but in Best v CLR not a bar to
application.
Leasehold:
a) Definition - Capable of being legal LPA 1925, s. 1(1)
a. Needs to be for term of years absolute LPA 1952, s. 1(1)(b) (LPA 1925, s.
205(1)(xxvii)
b. With exclusive possession.
b) Formalities:
a. More than 3 years = by deed LPA 1925 s. 52.
b. X3 years then = no formalities and dont need writing LPA 1925, s. 54(2) by
parol if at best rent. If at best rent, then needs to comply with s. 52.
c) Registration:
a. Registered Land:
i. If x > 7 years then registration LRA 2002, s. 27(2)(b)(i).
1. If not then could still be protected with notice on charges
register
2. Could still be protected by means o f notice on the charges
register.
ii. If x 7 years then overriding interest under LRA 2002, sch. 3, para 1.
b. Unregistered Land:
i. If x > 7 years then needs registration LRA 2002, s. 4(1)(c).
ii. If x 7 years then overriding LRA 2002, sch. 1 para. 1.
d) Failure to comply with formalities:
a. Under LPA 1925, s. 54(2) converted into periodic tenancy Prudential v
LRB.
b. Equitable leases if complied with LP(MP)A 1989, s. 2 and specific
performance is available or if not at best rent for LPA 1925 s. 54(2).
i. Registered Land
1. Notice on charges register under s. 32 LRA 2002.
2. If not then overrides with discoverable occupation LRA 2002,
sch. 3 para 2 (if already registration) or sch. 1, para. 2 (if first
registration).
ii. Unregistered Land:
1. Registered as C(iv) land charge in Land Change Registry Land
Charges Act 1972, s. 2(4)(iv).
e) To transfer/assign you need:
a. Completed by a deed: s. 52 LPA 1925, Crago v Julian LP(MP)A s. 1 1989.
b. If registered then assignment needs registering s. 27(2)(a).
c. If lease not already registered but has more than seven years to run then
compulsory first registration LRA 2002, s. 4(1)(a) and s. 4(1)(b).
d. Contract must also comply with LP(MP) 1989, s. 2.
e. If equitable then s. 53(1)(c) LPA 1925 to transfer.
Legal Interests
a) Capable: Under s. 1(2) LPA 1925
a. Charges and easements
b) Formalities: If express, then by deed s. 52(1) LPA 1925 LP(MP)A 1989, s. 1.
a. If mortgage
c) Registration:
a. Registered Land:
i. LRA 2002, s. 27(2) (d) = easement, (f) = mortgage
b. Unregistered Land:
i. Binding on whole world.
ii. Mortgage triggers compulsory registration - LRA 2002, ss. 4(1)(g).
iii. Puisne (second) mortgage registered as Class C(i) land change under
LCA 1972.
d) If not then could be equitable if complies with s. 2 LP(MP)A 1989 contractual
formalities below.
e) Implied Legal Easements:
a. Sch. 3 para 3
i. Existence known to buyer of the burdened land or
ii. Obvious on reasonable inspection of the land or
iii. It has been exercised within one year prior to the disposition.
Equitable Interests:
a) Not capable of being legal not in LPA 1925, s. 1(1) or (2) instead included in s. 1(3).
a. Person creating only has equitable title.
b. Lack of formalities
b) Formalities:
a. If never capable of being legal or not meeting def requirements (e.g.
uncertain duration easement): = s. 53(1)(a) writing and signed by grantor.
b. Express Trust LPA 1925, s. 53(1)(b).
c. Implied/Constructive Trust LPA 1925, s. 53(2).
d. Estate contracts or failed legal interests or mortgages: - LP(MP)A 1989, s. 2.
e. Option to purchase only initial contract needs to comply with LP(MP)A
1989, s. 2.
f. Right of pre-emption = interest in land from date of creation, s. 115 LRA
2002.
c) Registered Land
a. Notice on charges section of the register under s. 32 LRA 2002.
i. Binding if entered s. 29(2) LRA 2002.
ii. If not entered then not binding against a purchaser for valuable
consideration s. 132, LRA 2002 unless s. 29(1) LRA 2002 Actual
occupation under sch. 3 para 2 LRA 2002.
1. Matrimonial rights to occupy FLA 1996
2. Estate Contracts
3. Restrictive Covenants
4. Equitable Easements
5. Equitable charge?
b. Beneficial interest under a trust
i. Enter restriction on proprietorship section of register s. 40 LRA 2002.
ii. Indicates conveyancing produre is deal with at least 2 Ts to overreach
(s. 2 and 27 LPA 1925).
iii. If paid to only 1 and not registered then could be overriding interest
under sch. 3 para 2 LRA 2002.
d) Unregistered Land
a. Notice on the Charge Register under Land Charges Act 1972, s. 32.
i. Not binding against purchaser for valuable consideration s. 4(5) / s.
4(8) (family) LCA 1972 but if registered binding s. 198 LPA 1925.
1. Class C(i) puisne mortgage
2. Class C(ii) equitable charge
3. Charge under Family Law Act 1996 Class F (s. 4(8)).
ii. Not binding against purchaser of legal estate for money/moneys
worth s. 4(6) LCA 1972
1. Class C(iv) estate contract
2. D(ii) restrictive covenant post-1925
3. D(iii) Equitable Easements post-1925.
iii. Need to be against correct name of estate owner as It appears on
their title deeds Standard v British Plastics; LCA 1972, s. 3(1)
iv. Very strict Midland v Green
 v.
b. Beneficial Interest under a trust
i. If overreach under ss. 2 and 27 LPA 1925 then not bound City v Flegg.
ii. If not overreached then Williams v Boland then doctrine of notice.

Proprietary Estoppel Taylors Fashions Ltd v Liverpool Victoria Trustee

1. Assurance
a. To a right in property.
b. A home for life Griffith v William family
c. Hardly spoken of Thorner v Major
d. Repeated assurances Gillett v Holt
e. Must believe that assurance is binding and irrevocable Griffith v William
f. Not: roof over her head Negus v Bahouse or never want for anything
Lissimore v Downing
2. Reliance
a. Relied upon assurances to change position.
b. Must be a substantial causal link Gillett v Holt.
c. Reliance presumed unless can prove otherwise Greasley v Cooke
3. Detriment
a. If assurance is not acted upon or is withdrawn.
i. Improvindg property Inwards v Baker
ii. Selling land Crabb v Arun
iii. Forfeiting job Maharaj v Shand
iv. Looking after landowner Greasley v Cook
v. Not just normal domestic activities Coombes v Smith
4. Unconscionability
a. All of the circumstances but is looking for behaviour that shocks it (Cobbe v
Yeomans Row)
5. Remedy
a. Wide discretion.
b. Shouldnt exceed expectation of home for life Baker v Baker
c. Unlikely to get the freehold Dillwyn v Llewellyn; Pascoe v Turner
d. Court doesnt need to meet his expectation could just be proportional
Jennings v Rice
e. In Griffiths v Williams, Greasley v Cooke awarde low rent lease/licence for
life.
f. Could get monetary compensation Jennings v Rice
g. Could award nothing if lived rent-free for a while Sledmore v Dalby.
6. Enforceability
a. Registered Land:
i. Protected by s. 32 LRA 2002 notice in the charges register then
binding s. 29(2) LRA 2002.
b. Could be overriding interest under sch. 3 para. 2 LRA 2002. Under s. 116 LRA
2002 binding if in actual occupation.
c. Unregistered Land:
i. Would need to show that they were Equitys darling Ives v High.
ii. Could be overreached Birmingham v Salkerwal
Actual Occupation

Overriding unless it is not disclosed by the interest-holder on enquiry upon reasonable or

occupation would not have been obvious on a reasonable careful inspection of the land and
the purchaser had no actual knowledge.

Chhokar v Chhokar temporarily away for child

Link Lending v Bustard residential care home for a year, intended to return, had regularly
visited the property and had paid the bills.
Stockholm Finance v Garden Holdings Not actual occupation of flat because had not been
there for over a year and visits from driver or cleaner were proxy.
Kling v Keston Car in garage constituted occupation.
Strand Securities v Caswell Not via ste-daughter but obiter could be via servant.
Abbey v Cann Caretaker could occupy.
Holaw v Stockton Right of way occupation for s. 70(1)(g) (precursor to sch. 3 para 2).
Chaudhary v Yavuz Right to use metal staircase did not constitute catual occupation.
Thompson v Foy Under sch. 3 para 2 at time of the disposition means at time of deed
and possibly as well at time of registration.

Doctrine of Notice
For pre-1926 equitable easements or restrictive covenants and Unoverreached beneficial
interests.
Is purchaser a bona fide purchaser of a legal estate for value without notice (could be
actual, constructive s. 199(1)(ii)(a) or imputed s. 199(1)(ii)(b)).
Actual notice = knew or ought to have known
Constructive notice = making proper investigation of land and title deeds - Hunt v Lock
presence of Tenant on land placed purchaser on constructive notice
Impute notice = through agent, who could have actual or constructive notice - Kingsnorth
Finance v Tizard Wife kept clothes etc. at the property. Surveyor was told about wife but
said she had left him. Put on constructive notice.