Registered Land Notes
1. Nature and purpose
It seeks to ensure that as many estates in land as possible become
registered.
It seeks to ensure that as many third-party rights as possible are recorded on
the register of title of the estate that is affected by those rights
Seeks to minimise the number and effect of those third-party proprietary rights
that can be effective against the new owner of land even without being
registered (overriding interests)
Purpose
o Remove the process of investigating the root of title.
When a title is registered, the owner of land should be easily
discoverable by a simple search of the register of title and the
possibility of fraud should be reduced.
Land thus becomes much more saleable and alienable.
o Title is ensured by registration
The register is a complete and accurate reflection of the state of
the title of the land at any given time, so that it is possible to
investigate title to land online, with the minimum additional
enquiries and inspections
o Purchaser of land knows about the rights and interests of other
persons over that land
Ensuring that the price paid reflects its true economic and social
value
Done by ensuring that as many rights as possible are entered
on the register, and limiting those that need not be.
o Enable the purchaser to buy land completely free of defects.
Overreaching can take place as well.
o Certain third-party rights in land can be protected, and so survive a
sale of that land to a new owner
2. Three principles of registered land
2.1 Mirror principles
Encapsulates the idea that the register should reflect the totality of the rights
and interests concerning a title of registered land.
Purchaser can know what he is buying, and the person with the proprietary
interest knows that he is protected
Yes, there are cracks in the form of overriding interests.
But, registration of title is not intended to replace physical inspection of land
as a way to discover the potential presence of adverse rights over the land
The imperatives of the LRA 02 is to ensure that as much as possible about
the land is registered, AND for rights that are not registrable, to ensure that
they are capable of discovery by a normal inspection of the land.
There is a general duty to disclose unregistered rights which override so that
they may be brought on to the register when a title changes hands. (s71 LRA
2002)
, 2.2 Curtain principle
This is the idea that certain equitable interests in land should be hidden
behind the curtain of a special type of trust.
If a person wishes to buy registered land that is under a trust of land, the
purchaser need be concerned only with the legal title to the land (held by the
trustees and reflected on the title register). He need not look behind the
curtain to worry about any equitable rights of ownership that might exist.
This is because such equitable rights will be overreached if the proper
formalities of the purchase are observed. (ss 2 and 27 LPA 25)
2.3 Insurance principle
If a title is duly registered, it is guaranteed by the State
This guarantee is supported by a system of statutory indemnity (monetary
compensation) for any purchaser who suffers loss by reason of the conclusive
nature of the register.
The State insures against deficiencies, inaccuracies or other mistakes in the
register.
The very existence of an indemnity provision gives confidence to those using
the registration system and encourages reliance on it.
In Hong Kong, there is an indemnity cap that limits the amount of
compensation payable in the event of a loss caused by an error in the
register.
o The absence of a provision providing for full compensation has eroded
confidence in the system in HK, and has put at risk the widespread
adoption of land registration.
3. Registered land system under LRA 2002
Land is registered when title to it is recorded in the title register.
Only freehold and leasehold can be registered (ss. 2, 3, 4, 27 LRA 2002)
When registered, it is called a “registered estate” and the owner is the
“registered proprietor”.
Each registered title is given a unique title number, and its entry is divided into
three parts:
o A. the property register – describes the land itself in reference to a
plan, and notes the title that the registered proprietor has
o B. proprietorship register – gives the name of the proprietor (the
owner), and describes the grade of their title and any benefits attaching
to the title
o C. Charges register – gives details of all third party rights over the land
(except overriding interests) that detract from the registered proprietor’s
full use and enjoyment of the land.
4. Classes of titles
5. Overriding interests
Officially known as unregistered charges that override
These are binding on the land even without being entered on the register of
the title of the land they affect.
1. Nature and purpose
It seeks to ensure that as many estates in land as possible become
registered.
It seeks to ensure that as many third-party rights as possible are recorded on
the register of title of the estate that is affected by those rights
Seeks to minimise the number and effect of those third-party proprietary rights
that can be effective against the new owner of land even without being
registered (overriding interests)
Purpose
o Remove the process of investigating the root of title.
When a title is registered, the owner of land should be easily
discoverable by a simple search of the register of title and the
possibility of fraud should be reduced.
Land thus becomes much more saleable and alienable.
o Title is ensured by registration
The register is a complete and accurate reflection of the state of
the title of the land at any given time, so that it is possible to
investigate title to land online, with the minimum additional
enquiries and inspections
o Purchaser of land knows about the rights and interests of other
persons over that land
Ensuring that the price paid reflects its true economic and social
value
Done by ensuring that as many rights as possible are entered
on the register, and limiting those that need not be.
o Enable the purchaser to buy land completely free of defects.
Overreaching can take place as well.
o Certain third-party rights in land can be protected, and so survive a
sale of that land to a new owner
2. Three principles of registered land
2.1 Mirror principles
Encapsulates the idea that the register should reflect the totality of the rights
and interests concerning a title of registered land.
Purchaser can know what he is buying, and the person with the proprietary
interest knows that he is protected
Yes, there are cracks in the form of overriding interests.
But, registration of title is not intended to replace physical inspection of land
as a way to discover the potential presence of adverse rights over the land
The imperatives of the LRA 02 is to ensure that as much as possible about
the land is registered, AND for rights that are not registrable, to ensure that
they are capable of discovery by a normal inspection of the land.
There is a general duty to disclose unregistered rights which override so that
they may be brought on to the register when a title changes hands. (s71 LRA
2002)
, 2.2 Curtain principle
This is the idea that certain equitable interests in land should be hidden
behind the curtain of a special type of trust.
If a person wishes to buy registered land that is under a trust of land, the
purchaser need be concerned only with the legal title to the land (held by the
trustees and reflected on the title register). He need not look behind the
curtain to worry about any equitable rights of ownership that might exist.
This is because such equitable rights will be overreached if the proper
formalities of the purchase are observed. (ss 2 and 27 LPA 25)
2.3 Insurance principle
If a title is duly registered, it is guaranteed by the State
This guarantee is supported by a system of statutory indemnity (monetary
compensation) for any purchaser who suffers loss by reason of the conclusive
nature of the register.
The State insures against deficiencies, inaccuracies or other mistakes in the
register.
The very existence of an indemnity provision gives confidence to those using
the registration system and encourages reliance on it.
In Hong Kong, there is an indemnity cap that limits the amount of
compensation payable in the event of a loss caused by an error in the
register.
o The absence of a provision providing for full compensation has eroded
confidence in the system in HK, and has put at risk the widespread
adoption of land registration.
3. Registered land system under LRA 2002
Land is registered when title to it is recorded in the title register.
Only freehold and leasehold can be registered (ss. 2, 3, 4, 27 LRA 2002)
When registered, it is called a “registered estate” and the owner is the
“registered proprietor”.
Each registered title is given a unique title number, and its entry is divided into
three parts:
o A. the property register – describes the land itself in reference to a
plan, and notes the title that the registered proprietor has
o B. proprietorship register – gives the name of the proprietor (the
owner), and describes the grade of their title and any benefits attaching
to the title
o C. Charges register – gives details of all third party rights over the land
(except overriding interests) that detract from the registered proprietor’s
full use and enjoyment of the land.
4. Classes of titles
5. Overriding interests
Officially known as unregistered charges that override
These are binding on the land even without being entered on the register of
the title of the land they affect.
