However, the doctrine of adverse possession did not fit easily with the concept of indefeasibility of title that underlies the system of land registration. Nor could it be justified by the uncertainties as to ownership which can arise where land is unregistered; the legal estate is vested in the registered proprietor and they are identified in the register.
The Land Registration Act has created a new regime that applies only to registered land.
This new regime is set out in Schedule 6 to the Act. It makes it more likely that a registered proprietor will be able to prevent an application for adverse possession of their land being completed. The following paragraphs provide a brief overview of the new regime; the remaining sections of this guide discuss it in more detail. There are important transitional provisions in the Land Registration Act covering cases where a squatter was in adverse possession of registered land for the requisite limitation period under the Limitation Act so as to have acquired the right to be registered as proprietor before 13 October This will usually have happened if the squatter was in adverse possession for at least 12 years before 13 October , though sometimes a longer period will be necessary.
For instance, if the land was owned by the Crown or an ecclesiastical corporation sole, when the period is 30 years, or was held in trust or by someone under a disability. See practice guide 5: adverse possession of 1 unregistered land and 2 registered land where a right to be registered was acquired before 13 October - section 3: The limitation period.
The transitional provisions preserve this right to be registered as proprietor, although the right can be lost. A squatter may be able to apply under either the transitional provisions or the new regime. If they make applications both under the new procedure and under the transitional provisions, we will ask for confirmation as to which application should proceed first.
Practice guide 5: adverse possession of 1 unregistered land and 2 registered land where a right to be registered was acquired before 13 October explains the transitional provisions in more detail and how to make an application for adverse possession under these provisions.
This guide deals only with the new regime. There is a third type of application that may sometimes be made by a squatter in respect of registered land. This is where the first registration took place after the paper title had had been extinguished, meaning that the first registration was a mistake.
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The squatter can apply for alteration the registered title being closed and for first registration of their own title. This means that the alteration will not constitute rectification, and so the proprietor will not be entitled to indemnity in the event that the title is closed: Schedule 8, paragraphs 1 a and 11 2 b of the Land Registration Act If the registered proprietor is an overseas company, the applicant or their conveyancer must confirm that they believe the company not to have been dissolved and give an explanation of the basis on which that confirmation is given.
The guidance on Overseas registries on GOV. UK may assist if the company is governed by the law of one of the countries or territories the site mentions. Graham  UKHL Slade J said:. It must be a single and [exclusive] possession, though there can be a single possession exercised on behalf of several persons jointly. Thus an owner of land and a person intruding on that land without his consent cannot both be in possession of the land at the same time. The question what acts constitute a sufficient degree of exclusive physical control must depend on the circumstances, in particular the nature of the land and the manner in which land of that nature is commonly used or enjoyed … Everything must depend on the particular circumstances, but broadly, I think what must be shown as constituting factual possession is that the alleged possessor has been dealing with the land in question as an occupying owner might have been expected to deal with it and that no one else has done so.
Where the land was previously open ground, fencing is strong evidence of factual possession, but it is neither indispensable nor conclusive. Where the squatter has been able to establish factual possession, the intention to possess will frequently be deduced from the acts making up that factual possession. Use of land for access purposes is an example of an equivocal act. Such use over time might give rise to an easement by prescription but is not, by itself, sufficient to establish an intention to possess the land.
The following circumstances prevent an application being made for registration based on adverse possession. The title plans of all registered titles show only the general position of the boundaries, unless they are shown as having been determined as exact boundaries pursuant to section 60 of the Land Registration Act This means that it is possible for an area of land to be within a registered title, even though it falls outside the red edging on the title plan. Conversely, it is possible for an area of land not to be included within the registered title, even though it is within the red edging on the title plan.
In other words, it is not possible for HM Land Registry to define the precise position of the boundary in question. In these circumstances, the squatter should consider an application to alter either:. Such an application would need to be made in form AP1 identifying the title s to be altered. The applicant would need to make clear the nature of the alteration sought and the basis for the claim. A fee would be payable assessed under the Fee Order. The determined boundary procedure could also be considered. You must make the application on form ADV1 accompanied by a statement of truth or statutory declaration that meets the following requirement Land Registration Rules , rule 1 a and 2.
Very importantly, the squatter must decide what they will do if the registered proprietor, or someone else served with notice of the application, serves a counter notice requiring the registrar to deal with the application under Schedule 6, paragraph 5 of the Land Registration Act If the squatter wants to rely on one or more of the three conditions in that paragraph, you must ensure that this is stated in the form ADV1 and that the statement of truth or statutory declaration contains the facts that enable the squatter to rely on the condition or conditions Land Registration Rules , rule 2 g.
If the ADV1 form contains some obvious clerical error, for example the absence of a tick in panel 11 where the supporting statement clearly discloses an intent to rely on a condition under Schedule 6 paragraph 5, then we may contact the applicant for confirmation of the position. You should also send any additional evidence which is thought necessary to support the claim rule 1 b of the Land Registration Rules We will need only certified copies of deeds or documents you send to us with HM Land Registry applications.
Once we have made a scanned copy of the documents you send to us, they will be destroyed. This applies to both originals and certified copies. You should enclose the result of a company search if the registered proprietor of the title affected is a company. Please note the point about escheat made in Adverse possession — the essentials.checkout.midtrans.com/conocer-gente-separada-en-llers.php
You must list all the documents accompanying the application on form ADV1 and pay the appropriate fee under the Fee Order. If you do not complete the form correctly, the form ADV1 may be returned to you. If a statement of truth is used it may be in form ST1. Form ST1 is designed to provide a framework for the information that must be included within an ADV1 application relating to land Form ST2 is the equivalent form for rentcharge applications.
Its use is not obligatory: any statement of truth that meets the requirements of rule A of the Land Registration Rules See Appendix — statement of truth will be acceptable, as will a statutory declaration. However, using form ST1 should help you to ensure that nothing has been overlooked. If you do not use form ST1, you need to provide all the information requested by that form — such as the dates the adverse possession started and finished, the acts relied on as establishing the necessary factual possession and intention to possess, and so on.
The statements of truth or statutory declarations should be factual and, ideally, the person making the statement or declaration will use their own words rather than language copied from precedent books. The person should expressly state how the facts are known to them, if this is not implicit in the statement or declaration. We can never say what the outcome of an application will be before it is made. We can only make this decision after all the evidence has been produced by the applicant, we have received responses to requisitions and the time period relating to the notices we have served has expired.
Applications are sometimes received in respect of land which is highway. The application will not be accepted to the extent it includes land which is highway maintainable at the public expense. If only part of the land in the application is highway maintainable at the public expense, the application may proceed only for the land which is not highway. The highway land will not be included in any title which is created pursuant to the application.
It is quite rare for highway land not to be maintainable at the public expense.
Where this is the case, however, an application can be accepted only where the facts relied on do not indicate there has been an obstruction to the highway which may be in breach of the criminal law, because in such cases adverse possession cannot be acquired: R Smith v Land Registry  EWHC and R Best v Chief Land Registrar  EWCA Civ Finally, the Department for Environment Food and Rural Affairs has published a Guidance note on adverse possession of common land and town or village greens which is available on its website: www.
HM Land Registry does not necessarily share all statements of opinion as to the law that are expressed in the guidance note. Often the statements in statements of truth or statutory declarations, while not untrue, do not give a complete picture. For example, the person making the statement or declaration may have forgotten to mention a gate in a feature that appears, from the Ordnance Survey map, to bar access from adjoining land.
Usually, therefore, we will arrange for a surveyor from Ordnance Survey to inspect the land and we will need to see their report before we can consider the application further. You, the squatter and the registered proprietor will be informed of the inspection before it takes place. We examine each application on its own merits. And although the facts in any application may be superficially similar to those in a reported case, they are unlikely to be identical. If, from the evidence we have seen, we believe it to be more likely than not that the squatter is entitled to apply to be registered, we will give notice of the application, under Schedule 6, paragraph 2 to:.
The notice will allow 65 business days for a reply and we will enclose a copy of form NAP for the recipient to use rules and of the Land Registration Rules Form NAP must be used for a counter notice whether or not the recipient also wants to object. It can be, but need not be, used to give consent or to object though any objection must be in writing rule 19 of the Land Registration Rules The registrar may also give notice to any other person considered appropriate rule 17 of the Land Registration Rules Therefore, we will normally give notice to successors in title to the registered proprietor, known or suspected from other available information or our local knowledge to have become entitled to the estate affected, such as a trustee in bankruptcy or a successor local authority.
This notice will allow 15 business days for a reply as it is not a notice that the registrar is required to give under Schedule 6, paragraph 2 of the Land Registration Act A person receiving such a notice will only have 2 options: either to consent or to object to the application. If we do not receive a counter notice from any of the people given notice under Schedule 6, paragraph 2 of the Land Registration Act , or any objection, we will register the squatter as proprietor once the time limit has expired Schedule 6, paragraph 4 of the Land Registration Act If their application relates to part of an existing registered title, then we will remove that part from the existing title and register them as proprietor of that part under a new title number.
As a general principle, the registration of a squatter does not affect the priority of any interest affecting the estate Schedule 6, paragraph 9 2 of the Land Registration Act Therefore, when a squatter is registered as proprietor of the whole or part of an existing registered title, they will take subject to the same estates, rights and interests that bound the previous proprietor. This general principle is subject to what we say in Charges.
The general rule is that a squatter is automatically entitled to be registered free of any registered charges but not charges protected by a notice in the register affecting the title immediately before their registration Schedule 6, paragraph 9 3 of the Land Registration Act There is an exception to this general rule.
The apportionment will be on the basis of. Rules A to G of the Land Registration Rules set out in detail the procedures relating to apportionment. The procedures can only be instigated once the squatter has been successfully registered. HM Land Registry plays no part in them. They require the squatter to give notice to the chargee requesting that the charge be apportioned. The squatter is required to provide valuations of the land comprising the new registered title and the other property subject to the charge.
However, the exception may itself be qualified. Where the charge is not a registered charge a common example would be a charging order , then the general principle set out in Registration applies. If, however, the squatter takes subject to the charge and it affects other property as well, then the squatter may require apportionment Schedule 6, paragraph 10 of the Land Registration Act and rules A to G of the Land Registration Rules apply equally to charges that are not registered charges.
This must be a postal address, whether or not in the United Kingdom. Further postal, email or DX addresses may be given as well, but there can be no more than 3 addresses for service in total rule of the Land Registration Rules The men's department. Names ending in s, we put the apostrophe after the s:.
Charles - Charles' pen. BUT we can also add 's to these: Charles's pen, Keats's house. If joint possession add apostrophe on second name:.
Ali and Sara's wedding - the wedding of Ali and Sara. Jon's and Joanne's houses. Lisa's and Alex's holidays. Apostrophes are a nightmare so use them carefully. He met his mothers cousin. The childrens playground is near here. Where is Sonyas pair of boots? He says he likes his brothers picture best. All my friends jobs are well-paid. They are my mums flowers. Celebrate peoples different cultures!
Tomorrows football matches are cancelled. The ladies meeting is at 8 o'clock. Which word needs the apostrophe careful one noun is a plural and the other needs an apostrophe :. The dogs are howling. The dogs dinner is ready. The students exam starts in a minute. There are ten students outside. Her uncles restaurant is quite famous. Her uncles are all great cooks.
They like fast cars. That cars exhaust is trailing on the ground. All of the houses in the street are expensive. Lots of workers work in hotels. All workers pay is poor in hotels. He met his mother's cousin. The children's playground is near here. Where is Sonya's pair of boots? He says he likes his brother's picture best. All my friends ' jobs are well-paid. They are my mum's flowers. Celebrate people's different cultures! Tomorrow's football matches are cancelled. My mother-in- law's house is very big.
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The ladies ' meeting is at 8 o'clock. The dogs' dinner is ready. The students ' exam starts in a minute. That car's exhaust is trailing on the ground. The houses ' owners mostly work in the city. All workers ' pay is poor in hotels.
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