Professional Documents
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Final 230)
Final 230)
14 CONVEYANCING
WINTER SESSION 2016 (Corrected 23/6/16)
This Guide includes the Law Extension Committee’s course information and teaching program and the
Legal Profession Admission Board’s syllabus. The syllabus is contained under the heading
“Prescribed Topics and Course Outline” and has been prepared in accordance with Rule 27H(a) of the
NSW Admission Board Rules 2015.
The objective of the Conveyancing course is to familiarise students with the concept of conveyancing.
Particular emphasis is placed on the structure of the Standard Form Contract for Sale of Land 2005 and how
the new 2014 edition relates to it.
Whilst the course is to some degree involved with practical issues of conveyancing, a good deal of relevant
case law is discussed in order that students will be in a position to recognise problem areas in practice. The
course also provides for a consideration of various issues of contract law, equity and planning law.
LECTURERS
Mr Bill Henningham, who teaches the evening lecture students, is a solicitor and mediator in private practice
who has long specialised in conveyancing. He also specialises in local government and environmental
planning law which has important implications for conveyancing. Mr Henningham has written and addressed
conferences and seminars on topics covered in the course. He is the author of chapters on Local Government
Law and Practice in Lexis-Nexis Local Government and Planning Service (NSW) Vol C and is the teacher of
the subject Local Government and Planning in the Diploma in Law course.
If you wish to discuss any aspect of the subject matter of the Conveyancing course, you may consult Mr
Henningham, whose telephone number is (02) 9427 0519.
Mr David Ross, who teaches the external (Weekend) students, has been a solicitor in private practice for
over 50 years and has also long specialised in conveyancing practice. In 1996 he taught Property Law and
Commercial Law at Seaforth TAFE and has been the weekend lecturer and examiner in Conveyancing since
Winter Semester 2010.
His experience in also practising in Business and Commercial Law and in related litigation gives him a very
relevant understanding of the pitfalls which can arise in conveyancing practice. Mr Ross’s three years of legal
practice in Byron Bay gave him a valuable insight into legal issues faced by rural conveyancing practitioners.
He is able to be contacted by leaving a message with (02) 9546 7362.
ASSESSMENT
To be eligible to sit for the Board’s examinations, all students must complete the LEC teaching and learning
program, the first step of which is to ensure that you have registered online with the LEC in each subject for
which you have enrolled with the Board. This gives you access to the full range of learning resources offered
by the LEC.
To register with the LEC, go to www.sydney.edu.au/lec and click on the WEBCAMPUS link and follow the
instructions. Detailed guides to the Webcampus are contained in the material distributed by the LEC, in the
Course Information Handbook, and on the Webcampus.
In accordance with the Legal Profession Admission Rules, the LEC must be satisfied with a student’s
performance in a subject in order for the student to be eligible to sit for the examination, conducted by the
Legal Profession Admission Board (LPAB). Assignments are used to assess eligibility.
Students are expected to achieve at least a pass mark of 50% in assignments to be eligible to sit for
examinations. However, a category of “deemed eligible” has been introduced to offer students whose
assignment mark is between 40-49% an opportunity to sit for the examination. In these circumstances
students are often advised not to sit. A mark below 40% means a student is not eligible to sit for the
examination.
The Law Extension Committee (LEC) administers the setting and marking of assignments. The LEC engages
the LPAB’s Examiners to assess or supervise the assessment of assignments.
Submission
Assignments must be submitted by 11:59pm on the due date unless an extension has been granted.
Extensions must be requested by email prior to the due date. Specific supporting evidence must be provided.
Assignments that are more than ten days late will not be accepted. Late assignments attract a penalty of one
mark out of 20, or 5% of the total marks available, per day.
Assessment
Assignments are assessed according to the “Assignment Grading and Assessment Criteria” outlined in the
Guide to the Presentation and Submission of Assignments. Prior to the examination, assignments will be
returned to students and results posted on students’ individual results pages of the LEC Webcampus.
Students are responsible for checking their results screen and ascertaining their eligibility to sit for the
examination.
Review
Where a student’s overall mark after the examination is between 40-49%, the student’s assignment in that
subject will be included in the Revising Examiner’s review. The final examination mark is determined in
accordance with this review. Assignment marks will not otherwise be reviewed.
Candidates will be expected to have a detailed knowledge of the prescribed topics set out and referred to on
pages 3–6 and 9–17 in this Subject Guide.
Candidates will be expected to have made a study of the prescribed materials in relation to those topics, and
to have analysed cases contained in the Law Extension Committee's course outline.
Please contact the Legal Profession Admission Board for any enquiries in relation to examinations.
LECTURE PROGRAM
Lectures in Conveyancing will be held on Mondays, commencing 9 May 2016, from 6.00pm until 9.00pm. In
the first half of semester they will be held in New Law School Lecture Theatre 026 (New LSLT 026). Lecture
venues for the second half of the semester have yet to be confirmed. Weekend lectures will be held in Lecture
Theatres at times as advised on page 6. A map of the University of Sydney’s main campus showing the
location of these lecture venues is included at the back of the Course Information Handbook.
9 Remedies including rescission and Skapinker, Chs 16, 17, 18; Rossiter,
1 Aug termination Chs 1, 2, 8
In what circumstances can repudiation of CSL cll 7,8.1, 8.2, 9, 17.3, 19, 23.9,
a contract be inferred? 27.4-27.6, 28.3, 29.5-29.8.
Alternative dispute resolution
The options for consensual resolution of
conveyancing disputes
There are two weekend schools principally for external students. Lecture students may attend on the
understanding that weekend school classes aim to cover the same material as provided in weekly lectures
and are primarily for the assistance of external students. External students should refer to the detailed
material in the Prescribed Topics and Course Outline
It may not be possible to cover the entire course at the weekend schools.
Friday 22 July 2016 5.00pm – 9.00pm in New Law School Lecture Theatre 026 (New LSLT 026) and
Saturday 23 July 2016 Noon – 4.00pm in New Law School Lecture Theatre 106 (New LSLT 106)
Course Materials
Guide to the Presentation and Submission of Assignments (available on the LEC Webcampus)
Prescribed Materials
Skapinker and Lane, Sale of Land: Commentary and Materials, 5th ed. Thomson Reuters, 2010
Butt, Land Law, 6th ed. Thomson Reuters, 2009
Rossiter, Principles of Land Contracts and Options in Australia, LexisNexis, 2003
Standard Form of Contract for Sale of Land, 2014 ed. approved by the Law Society of New South Wales
and the Real Estate Institute of New South Wales
with other materials Note: The Standard Form of Contract for Sale of Land 2005 ed approved by the Law
Society of New South Wales will continue to be included with other materials for cross reference with
texts published before 2014, as well as the 2014 ed. CSL, including A Summary of the Main Changes in
the 2014 Edition prepared by the Law Society, in the Course Materials section of the LEC Webcampus.
Relevant Legislation
LEC Webcampus
Once you have registered online with the LEC, you will have full access to the facilities on the LEC
Webcampus including the Course Materials section containing links to cases and legislation as well as three
papers by Bill Henningham:
Planning Law Implications for Conveyancing – Negotiating the planning control minefield
More Pitfalls for the Unwary Conveyancing Practitioner
Exemptions from Rating and other Rating Issues,
a paper by David Ross, The Advent of Electronic Conveyancing, January 2015
And a paper by Stephen Climpson, Barrister, entitled “The Impact of Misleading and Deceptive Conduct on
Contracts for the Sale of Land”, 2014.
COMPULSORY ASSIGNMENT
In Conveyancing, there is only ONE ASSIGNMENT. This assignment is compulsory and must be
submitted by all students. Students must submit the assignment by the due date. A pass mark is 50%.
Refer to the Guide to the Presentation and Submission of Assignments for the assignment grading
and assessment criteria. Students who fail to satisfy the compulsory requirements will be notified
through the Results screen on the Webcampus before the examination period of their ineligibility to
sit the examination in this subject. The maximum word limit for the assignment is 2000 words
(inclusive of all footnotes but not bibliography).
The rules regarding the presentation of assignments and instructions on how to submit an assignment are
set out in the LEC Guide to the Presentation and Submission of Assignments which can be accessed on the
LEC Webcampus. Please read this guide carefully before completing and submitting an assignment.
The completed assignment should be lodged through the LEC Webcampus by 11:59pm on the following
date:
ASSIGNMENT QUESTION
To obtain the Conveyancing assignment question for the Winter Session 2016, please follow the
instructions below:
1. Register online with the LEC (see page 26 of the Course Information Handbook for detailed
instructions). Once you have registered, you will have full access to all the facilities on the LEC
Webcampus.
2. Then go into the Webcampus, select the Course Materials section and click on the link to the
assignment question for this subject.
(i) You act for the Vendor in a Contract for Sale of a property (2014 ed.) which specifies a Completion
Date of 9 September 2016. A special condition provides “If completion does not take place on the
Completion Date, either party may serve on the other a notice to complete stipulating a date for
completion 14 days following the date of service of the notice making time for completion of the
essence. The parties agree that such time is reasonable and sufficient notice.” The Purchaser has
failed to complete on the Completion Date. The Vendor requires you to enforce completion.
What are the prerequisites to doing so? Refer to relevant legislation and decided cases.
(10 marks)
(ii) Referring to decided cases, explain any pitfalls for a vendor of real estate who is requested
by an intending purchaser to accept as a deposit 5% of the purchase price on exchange of
contracts (2014 ed.), with provision to pay a further 5% on completion or default, whichever
occurs first.
(10 marks)
1. INTRODUCTION LECTURE 1
(2) Mortgages
(3) Leases
Air Great Lakes P/L v KS Easter (Holdings) P/L (1985) 2 NSWLR 209
Hall v Busst (1960) 104 CLR 206
Bushwall Properties v Vortex Properties [1976] 1 WLR 591
Sudbrook Trading Estate v Eggleton [1982] 3 WLR 315
Booker Industries v Wilson Parking (Queensland) (1982) 149 CLR 600
Meehan v Jones (1982) 149 CLR 571
Igloo Homes Pty Ltd v Sammut Constructions Pty Ltd (2006) ANZ ConvR 143
Changes made by CSL Reg 2010 including the warning required in relation to a landowner’s obligations
under the Swimming Pools Act 1992 requiring Certificates of Compliance for properties sold with a pool after
29 April 2016.
The Law Society of NSW and the Real Estate Institute of NSW have issued the new Contract for Sale and
Purchase of Land 2014 Edition (CSL 2014 ed.) in electronic format only. The 2005 Edition of the Contract for
Sale of Land will be available in both hardcopy and electronic format until 30 June 2016.
A table prepared by the Law Society containing a summary of the main changes in the CSL 2014 ed. appears
on the LEC Webcampus.
Standard Form Contract for Sale of Land, case law, legislation and the Regulation.
(5) Requirements under the Home Building Act 1989 as amended 2014
5. DEPOSIT LECTURE 3
(4) Split Payment of Deposits– steps to take if the deposit is only part paid on exchange
(5) Forfeiture of deposit {see also Remedies Lecture 9 Chap 21(3) (d)}
Bunny Industries LTD v FSW Enterprises Pty Ltd (1982) ANZ ConvR 627
Kern Corporation v Walter Reid Trading Pty Ltd (1987) 163 CLR 164
Carpenter v McGrath (supra; lecture 6 Chapter 11)
Chang v Registrar of Titles (1976) 137 CLR 177
(a) Caveats
Black v Garnock [2007] HCA 31
Credit Finance Australia Ltd (in liq) v Panella [2011] NSWSC 311
Beca Developments v Idameneo (No. 92) Pty Ltd(1990) 21 NSW LR 459
Source and Resources Pty Ltd v Porada [2007] NSWSC 883
Hillpalm Pty Ltd v Wilson [2009] NSWSC 362
Real Property Act 1900 Part 7B (Priority notices); Ss74S to 74Z amended by Real Property Act
(Electronic Conveyancing) Act 2015 assented 15/9/15
CSL 2014 cl 5
CSL 2014 cl 8
Duddell v Simpson [1866] LR 2 Ch App 102
Pierce Bell Sales v Frazer (1973) 130 CLR 575
Noske v McGinnes (1932) 47 CLR 563
Crowe v Rindock (supra)
(2) Contract
(4) Undisclosed stormwater mains and other underground pipes of service authorities
(5) Changes in planning controls after the date of the s 149 certificate attached to the contract or controls
omitted from that certificate.
(2) Contract
(4) Is there any obligation on a purchaser’s solicitor to make enquiries about surrounding properties?
Luxford & Anor v Sidhu & Ors [2007] NSWSC 1356 (See Lecture 4 (3) supra.)
15. EXISTING USES, OTHER LAWFUL USES AND EXISTING CONSENTS LECTURE 7
Environmental Planning and Assessment Act 1979, ss106, 107 and 109
Shire of Perth v O’Keefe (1964) 110 CLR 529
Lane Cove MC v Lujeta (1986) 58 LGERA 157
Kyriacou v Kogarah MC (1995) 88 LGERA 110
Caltex Australia Petroleum v Manly Council (2007) 155 LGERA 255
Grace & Anor v Thomas Street Café & Ors (2007) 159 LGRA 57
Grace & Anor v Thomas Street Café & Ors (No 2) [2008] NSWCA 72
North Sydney MC v Boyts Radio & Electrical (1989) 67 LGRA 344
Environmental Planning and Assessment Act 1979 ss 109C – 109I and ss 109M and 109 N
Conveyancing Act, s 13
Shimden Pty Ltd v Rona [2006] NSWCA 256 (19 September 2006)
Foran v Wight [1989] 168 CLR 385
Laurinda v Capalaba Park Shopping Centre (1989) 166 CLR 623
McQueen v Leduva Pty Ltd [2008] NSWSC 284 (3 April 2008)
Sunbird Plaza Pty Ltd v Maloney [1988] 166 CLR 245
Galifassi v Kelly [2014] NSWCA 190 (13.6.14)
Ogle v Comboyuro Investments [1976] HCA 21; (1976) 136 CLR 444
DTR Nominees Pty Ltd v Mona Homes [1978] NCA 12; (1978) 138 CLR 423
(1) Rescission
(b) Injunctions
Supported by the NSW Government PEXA will enable industry participants to settle property transactions,
lodge instruments with land registries, and pay associated duty and other disbursements.
Electronic conveyancing went live in New South Wales on 8 October 2013. The initial release provided
functionality for financial institutions to lodge Mortgages and Discharges through the PEXA platform.
On 10 November 2014 the second release of electronic conveyancing expanded the range of functions to
include financial settlement and the lodgment of transfers and caveats. This release allows subscribers
such as solicitors and conveyancers to transact through PEXA. Legislation in NSW has introduced priority
notices as part of our electronic conveyancing reforms. At the present time, the take-up of electronic
transactions has been slow, due to the conservative nature of the conveyancing profession, what seems to
be a mistaken belief in its complexity, the need to subscribe to PEXA and the need for all parties to a
transaction to agree to participate electronically. An energetic program is being run by PEXA to win the
profession over.
The Electronic Conveyancing National Law is an appendix to NSW Electronic Conveyancing (Adoption of
National Law) Act 2012.
See paper by David Ross on ‘Advent of Electronic Conveyancing’ on WebCampus. Note amendments have
been made to Real Property Act 1900 to accommodate electronic conveyancing to the Torrens System by
the Real Property Act (Electronic Conveyancing) Act 2015 assented 15/9/15.
REVISION LECTURE 10
At the conclusion there will be Revision which will take the form of a review and discussion of the whole
subject.