Professional Documents
Culture Documents
PROPERTY CAN - Wood 2017/2018 FULL CAN
PROPERTY CAN - Wood 2017/2018 FULL CAN
Harrison v Carswell [1976 SCC]: do striking workers have the right to picket in a
private shopping centre?
M: cannot distinguish from Peters v The Queen (boycotting grapes in front of a
Safeway) and thus should follow the precedent: owner of a shopping mall has
sufficient possession of public area to force member of public to leave by invoking
trespass
D: need to weigh interests involved (freedom of expression and property ownership)
and distinguish from Peters because here is a labor dispute: mall owner can only
exclude for misbehavior or illegality and the strike was sanctioned by law
NOTE: BC Labour Relations Code says no action for petty trespass on land the public is
allowed upon for valid strikes, lockouts, or picketing
AFTER HARRISON: amendments to Man Trespass Act saying can communicate true
statements outdoors on property normally open to public without trespass action
Justificatory Theories of Private Property: property is enforceable because it is thought to be a human right
1. Discovery/occupancy: first to discover and possess a thing owns it (rare today but used for land law in
the ‘New World’) | doesn’t justify transfer or inheritance or rights of use/disposal
2. Lockean Labour: when you mix your own labour with something from labor you make your property =
entitled to fruits of labour | issues with multiple peoples’ labour | doesn’t justify transfer or inheritance
3. Liberty/Autonomy: private property necessary for human freedom and independence | tension w/
equality
4. Social Contract: original owner gains property via consent of all (necessarily fictitious)
5. Historical Entitlement: chain of legit transactions confers property | doesn’t justify original acquisition
a. Variant: ‘legal precedent’ = property right only valid if has already been recognized by courts
6. Social Welfare/Utility/Efficiency: Private property maximized social happiness and productivity b/c
puts resources in hands of those who value them most | ignores inequality and distributive justice
7. Economic Efficiency: dominant justification for PP | protects exclusivity by enforcing individual
entitlements; universality b/c as many owners as possible can exchange goods; transferability b/c
goods move to those who value them most (these are three features of efficient property rights)
a. Is private property the key to (economic) development? Capitalism unsuccessful in non-
Western world b/c wealth on margins of legal system |no title = no collateral = no loans = no
investment
Types of Property
Common property = each member of ownership group has right to access and use collectively
established rules
Non-property/open access = no individual has duty to refrain from accessing or ability to stop others
from accessing
State/public property = state determines rules of access and duty to manage resources for the public
(individual members must obey access rules)
Private property = owners have exclusive right to exclude non-owners but can only do socially
acceptable uses
International News Service v Associated Press (INS v AP) [1918 US SC] **USA**
F: INS reading AP papers on east coast and publishing on west coast
I: what is the degree of property in the news
M (Pitney): service of news reporting is valuable but if stolen INS may go out
of business (social utility/efficiency) | takes effort to create news (labour
theory) | publication isn’t abandonment b/c have to look at position
between competitors not between publisher and public | INS is free-riding =
unjust enrichment | unauthorized interference and unfair competition
**note that doctrine of unfair competition only in USA** | there is quasi-
property in the news (is property while it’s ‘hot’; property against
competitors)
D (Holmes): property doesn’t arise from value/labour, law has not recognized this as property and hasn’t
excluded it from interference and thus not property | just has to acknowledge source
D (Brandeis): essential element of property is legal right to exclude others, not only value/labour | after
voluntarily communicated to others not property | hasn’t been previously recognized
Victoria Park Racing v Taylor [1937 HC of Australia] **AUSTRALIA**
F: D builds tower besides racecourse and commentates broadcasts with live radio reports of races and odds;
P loses business
I: Is there property in a spectacle?
M (Latham + C Dixon): no property or quasi-property in spectacle | can just build a higher wall |not direct
competition b/c one spectacle and one is broadcast = different markets | not complete free riding because
putting in effort | P may lose money but not go out of business | property comes not from value/effort but
from legal recognition
D (Rich): platform is unusual interference with P’s right to pursue profits/enjoyment of land |
unprecedented claim but is nuisance
Free Riding Yes- cannot Not entirely- Put in effort to They built NBA providing PGA employs
allow INS to put in the effort create own signal stands and spectacle, M and S hundreds of staff to
reap where it to build the (not following renovated… but providing statistics. gather and compile.
has not sown platform and entirely) they are selling Putting in effort of Morris just trying to
(taking fruits make their own experience of generating the stats package and resell.
of someone broadcast. live game themselves (created
else’s labour) done NOTHING system for
to contribute to dissemination to
experience? subscribers)
Argument it
enhances
experience of
paying
spectators.
Degree of So substantial Nobody Directly They are not Not interfering with Yes.
Interference that it would suggesting VP interfering with a taking any NBA’s ability to
put AP out of will go out of contract business away- make a profit-
business business (not so already sell-out people not
severe it will crowds. Argue dissuaded from
take away all possibly going to games
profitability) stopping cubs because of the stats.
from raising
prices and
expanding
stadium b/c
increasing
seating?
Self-Help Just build a Wall? They
taller wall- law tried, prohibited.
will not make a Can’t self-help
wall for them. here.
DECISION Against For thieves Against ‘thieves’ Settled out of For thieves Against ‘thieves’
‘thieves’ court
Novel Claims Re: The Human Body
Henrietta Lacks
Without notice or consent doctor harvested cancer cells from poor, dying patient and developed
them into a cell line that generated massive scientific advances and profits | family never received
compensation, released a book hoping people who benefited would do something to honour her |
according to Moore people have no legal obligation to do so
English Property Law and the Suppression of the Canadian Legal Identity – Bruce Ziff
general trend is that English law is the law in Canada, with a few exceptions
o esp in Ontario seemingly outdated laws accepted and applied without question
The Newfoundland anomaly: b/c a fishing colony unlike all others, had policies based on this which
included a lack of permanent settlement and no land titles for first 100 years
Why adhere (blindly?) to English Law?
o Instrumental reasons: why reinvent the wheel? Too costly and time consuming to reconstruct
such a complex system of property law
o Ideological reasons: strong belief in Britain and colonies that British legal system and common
law superior (imperialist and supremacist ideas)
Other Topics
Most major Canadian cities now have anti-panhandling laws with common elements
o Time restrictions not at night (anxiety about assault and robbery)
o Place restrictions not where anxiety about beggars is highest (ATMs, public transit)
o Manner restrictions cannot be aggressive like following, persisting, threatening
Ontario’s Safe Streets Act - R v Banks
o Ontario CA ruled that ban on squeegeeing in the roadway was justified by goal or regulating
pedestrian-car interaction and that it overrides freedom of expression of the squeegeers
Introduction
Canada’s constitution doesn’t have a provision for defending property rights (still protected by
statute and common law though)
o Note that Aboriginal Rights are protected (section 35)
Property rights excluded from the Charter (unlike USA 5th Amendment)
o Still indirectly affected by various Charter rights (s. 8 unreasonable search and seizure, s.2
freedom from expression (limits state’s right to control public property though leafletting and
picketing), s. 15 right to equality (anti-discrimination)
With a lack of constitutional protection, statutory protection can be modified or repealed by
legislature
Canadian Cases
Differ from American cases b/c extensive regulation of land use is the norm here (not a ‘taking’)
Standard is higher here: needs to be more than deprivation of all economic value
o Test: has the owner been deprived of the ENTIRE bundle of rights such that there is a virtual
extinction of idenfiable rights?
Land title documents typically only recite lateral dimensions, not air or subsurface rights (sometimes
mineral rights are mentioned)
So how to determine who owns airspace and subsoil?
Airspace
Lord Bernstein of Leigh v Skyviews & Gen Ltd [1978 Eng] **ENGLAND**
Sued company who flew over estate to take pictures of property | not trespass b/c at height that
didn’t interfere with use of land
Airspace Parcels
Began being traded in the 1900s in Chicago and NYC (example is building above Grand Central
Station)
In 1971 BC had Air Space Titles Act owner can sever fee simple interest in airspace parcel from
interest in land itself
Comes into play further wrt strata title and condos: land ownership divisible vertically and
horizontally
Subsurface
Byrne v Judd [1908 NZ] **New Zealand, but represents the law in Canada as per textbook**
R: if an adjacent or subjacent land has excavation which has interfered with support of land causes damage
by subsistence, the current landowner has right of action against original excavator | liability strict and
negligence need not be proven
Accretion vs avulsion
Where land is granted using body of water as a boundary, title extends to the land as added to or
detracted from by accretion (Southern Centre of Theosophy v South Australia)
Accretion must be gradual and imperceptible (based on convenience and fairness)
If instead the water changes via avulsion (substantial and recognizable change in boundary), the
original location becomes a fixed boundary also means cannot be changed by further accretion
(Robertson v Wallace)
Note that the water’s edge wrt accretion is the ordinary high water mark (p 221)
• A “gradual and imperceptible” addition to a riparian owner’s shoreline becomes part of their land.
(Monashee)
o Note: This only benefits a riparian owner. Thus, if A’s land is separated from the shoreline by a
strip of Crown land, A cannot claim accretion (as the Crown is the riparian owner, not A).
(Monashee)
Land owners have an incidental right to lateral and vertical support for their soil.
o This right is lost if a building is erected on that soil.
o At common law, if a building had been standing for 20 years (without any substantial increase in
weight), you could get an easement for support on the adjoining property, under the law of
prescription.
o Note: The Land Title Act s. 24 abolishes this prescriptive process. (Rytter)
Tenant’s Fixtures
Frank Georges Island Investments Ltd v Ocean Farmers Ltd [2000 NS SC]
R: Tenant’s fixtures = fixtures that form part of freehold but tenant has right between himself and landlord
to make them chattels again by un-attaching them | this applies only if chattels are placed for: purposes of
carrying on a trade, ornamental, or domestic convenience AND can be removed without damaging the
freehold AND right to removal must be exercised before lease expires
NOTE: Affirmed Carabin v Offman (1998) which says that tenant’s right to remove leasehold improvements
must be exercised before the term expires otherwise forfeits to the landlord
Personal property security legislation typically modifies the common law (can allow creditors to
protect their interests against the common law)
Net Example (Paul Russo) caught ball through net, let roll to security guard who gave to someone else
was there intention? No ability to actually remove it and have physical control…
FINDERS (4.3)
GIFTS (4.4)
For Delivery method, there are three necessary elements (Nolan v Nolan)
1. Intention of donor to make the gift
Usually expressed by words but words are not strictly necessary
Words/intent need not coincide exactly with delivery but delivery must occur while donative
intention subsists
2. Intention on part of done to accept the gift
3. Delivery
Can be actual (physical/manual) or constructive (if manual delivery impossible/impractical)
Donor must completely part with possession and relinquish all present and future control over it
In common establishments, there generally must be some evidence of an act of delivery
Corin v Patton: just mentioned in Nolan as having obiter that states donative intention need not be
manifested by words of gift (even though it normally will be)
National Trustees Executors and Agency Company Ltd v O’Hea [1905 Eng] **ENGLAND**
On deathbed man said he wanted to gift coach and horse to servant
Intent clear
No change in possession occurred and horse and coach remained at deceased’s premises
Delivery NOT satisfied b/c nothing done to indicate a change in possession
INTRODUCTION (5.1)
Feudal doctrine of estates allowed numerous people to hold an interest in the same parcel of land
consecutively, each owning not the land but a slice of time in the land
Types of Estates
o Freehold estate
Fee simple closest to absolute ownership, survives as common law estate today
Fee tail inheritable right of limited duration (basically extinct)
Life estate continuous with life of grantee, still exists in Canada but almost always as an
equitable interest behind a trust
o Leasehold estates have a certain duration
o Unfree (copyhold) estates never introduced in Canada
o Aboriginal title sui generis, unique to Canada
Note that interpretation of intent is done on the face of the document only, you cannot use extrinsic
evidence (cannot just ask the person what intention was)
Traditional common law rule Current BC Statutory rule
Grant o Rule: to create FS, exact terms heirs o Rule: ' and heirs' unnecessary ; "in FS"
necessary; if no words of limitation, grant passes FS; transfer in accordance with
passes LE only (presumption of LE, FS words of limitation; if no words of
requires 'heirs') limitation used passes full estate unless
o "to A" = life estate expressly less (presumption of FS, LS
o Need to say 'heirs' to convey FS requires clear words)
o "to A" = fee simple passed
o Don’t need anything specific to convey FS
Devise o Rule: To pass FS, words indicating o Rule: Devise passes full estate, subject to
intention to convey FS necessary (weak terms of will (presumption of FS, LE
presumption of LE, FS requires clear requires clear words)
words) o 'To A" = FS passed
o "to A" = life estate o Don’t need anything specific to transfer FS
o Need to have explicit words showing
intention to pass FS
SOME EXAMPLES
o To Anastasia for life, then to Boris and his heirs
o Creates LE for Anastasia and then FS for Boris
o X grants land “To A during his lifetime, and upon A’s death, to B forever”
o A has a life estate
o B not so easy fee simple? Or another life estate? Need to prove intention of X to divest
oneself of the entire FS interest
o If a person does not fully divest themselves of ownership, then upon the cessation of the
stacked life estates, reverts to the (estate of) original owner
Some Examples
o X grants “to A for life”
o A gets LE, X retains reversion FS estate reverts to X on A’s death
o If X predeceases A, then the reversion goes to X’s estate, doesn’t change things
o X grants “To A for life, then to B and his heirs”
o A gets life estate, B acquires a fee simple remainder (B = remainderperson)
o A remainderperson CANNOT have previously owned the property interest (that would be
called a reversion)
o B gets a FS estate upon A’s death, such that X retains nothing
o If B predeceases A, the FS remainder is inherited by B’s first in line heir
**CONNECT WITH GIFTS: DONATIVE INTENT SHOWS PART OF GIFT COMPONENT AND THEN REBUTS
THE PRESUMPTION OF RESUTLING TRUST IF SHOWS INTENTION TO GIFT**
Another Example
o In 1990, Mulroney appoints senators, the Constitution requires senators to be seised of land worth
$4000
o Forrestall, an appointee, holds only a remainder interest in land
o Forrestall is NOT qualified b/c seisen rests only in the owner entitled to immediate possession and
the remainderperson is not entitled to immediate possession until the life tenant dies
Types of (Future) Interests
1. Vested the interest is certain
o Vested in possession holder is entitled to immediate possession
Someone has a life estate
o Vested in interest holder is certainly entitled to possession one day, but not immediately
An estate is vested in interest if it meets ALL THREE requirements:
The holder exists (is alive, if human)
The holder’s identity is ascertained
There is no condition precedent to be met (ending of a life estate doesn’t count b/c is
certain
Example: To A for life, remainder to B and her heirs (A and B both alive)
Examples of NOT VESTED
To A for life, remainder to A’s firstborn (A has no children) fails on (1) no holder
To A for life, remainder to A’s widow fails on (2) don’t know widow when A dies
To B if and when she is admitted to the practice of law fails on (3)
2. Contingent something else must happen first so the interest is not certain
o ANY NON-VESTED INTEREST IS CONTINGENT
o Contingent interests typically treated with more hostility by the courts
McKeen Estate v McKeen Estate [1993 NB QB]
F: Dr. M died in 1981 leaving his estate to his widow for life, the residue to be divided equally among his two
sisters "if they are both alive at the time of the death of the survivor of me and [my widow]. IF only one of
my said sisters Is alive at the time of the death of the survivor of me and my said wife, I direct my Trustees to
deliver the residue of my estate to the surviving sister, the same to be hers absolutely” | both sisters died
before the widow did | who gets the residue?
I: Was the gift contingent upon the sisters surviving the widow? (if so, residue passes by intestacy rules)
A (Principles of Will Interpretation): Three aspects of will interpretation | 1 prime directive is to give
effect to the subjective intention of testator: look at outside evidence and what reasonable person would
have intended | 2 Presumption against intestacy so in cases of doubt, presume testator did not intend
to die wholly or partially intestate | 3 construction in favor of vesting: prefer to hold a gift vested rather
than contingent if will allows that interpretation
A (Two types of conditions): 1 condition precedent = makes an interest contingent upon the
occurrence of an event that may or may not occur | there is a presumption (can be rebutted with contrary
evidence) (Browne v Moody) that says an interest is prima facie vested if the postponement is simply to
allow for a prior life estate “the survivor at time of death of life tenant” is interpreted not to mean has to
be alive at time of LT death, preferred to be vested | an interest is prima facie contingent if reason for
postponement is personal to donee like marriage (Browne v Moody) || 2 condition subsequent =
defeats a vested interest upon the occurrence of an event that may or may not occur
APPLICATION 1: “If they are both alive at the time of death of the survivor”: plain meaning difficult, look at
the rest of will combined with the principles of interpretation what M intended was for bulk of estate to
go to sisters/survivor of sisters after wife passed | sufficient ambiguity to apply the vested construction and
this agrees with presumption against intestacy and his intent | applying Browne means since the condition
is just related to being a life tenant there is a life estate not a CP: both sisters get a remainder vested
interest (first condition not a condition at all)
APPLICATION 2: “if only one of my sisters is alive at that time”: this is a condition subsequent | saying that
the vested remainder interest was divestible subject to this condition if one sister dies before widow
but other doesn’t, the condition is met and then the living sister gets full remainder interest as long as she
outlives widow dead sister is divested of interest if other outlives widow
APPLICATION 3: Both sisters died before the widow, so the condition subsequent in (2) above has not
occurred | both of the interests of sisters are therefore no longer divestible b/c they became absolute
upon death of second sister before widow both sisters estates now vested half of remainder each
**BROWNE RULE ALWAYS APPLIES a life estate with remainder to X if alive with no additional language
that indicates intent to be a condition precedent of actually being alive means it is vested remainder for X
Intent to rebut this must be extremely clear, b/c often that intent might give intestacy as well
Examples of CP vs CS
1 – CP: To A for life, remainder to B in FS when and not before B turns 25 B’s remainder is subject to
a condition precedent, vests in interest when B turns 25 and vests in possession when A dies A’s
death is not a condition precedent because it is inevitable
o A CP makes a future interest contingent on that event occurring
2 – CS: X to A and her heirs on the condition that she not remarry, but if she remarries, the interest shall
revert to X A has a FS vested in possession, but subject to divestment if she remarries; X has a
contingent right to recover FS, will vest in interest and possession if and when A remarries
o A CS makes a vested interest subject to divestment on that event occurring
Two Types of Estates that can be Terminated upon an Event
1. Estates subject to a condition subsequent
o Usually use words like “But if”, “on condition that”
o Holder’s estate is vested until the divesting event
o The other person (grantor) holds a contingent right of entry (right of entry for condition
broken) grantor must assert their rights by entering property and retaining possession when
the condition occurs in order to vest the interest
2. Determinable Estates
o Usually use words like “so long as”, “until”, “during”
o Holder’s estate is vested until the divesting event (same)
o The grantor retains a possibility of reverter, which in Canada is considered vested upon the
terminating event it operates and automatically reverts to the grantor
Noble and Wolf v Alley [1949 ONT] upheld 1951 SCC *about covenant not trust* (mentioned in Leonard)
F: was a racially restrictive covenant that land could not be sold or transferred to leased to anyone of Jewish,
Hebrew, Semitic, Negro or coloured race or blood b/c Grantor only wanted Caucasians enjoying it
A: court held this covenant to be okay at that date didn’t violate PP
NOTE: many jurisdictions now have statutory laws against such covenants
McCorkill v McCorkill Estate [2014 NB QB] *LOOKED OUTSIDE THE WILL FOR DISCRIM INTENTIONS*
F: M left essentially his whole estate to the National Alliance in Virginia (neo-Nazi group) | no discriminatory
conditions or outward racism or supremacism in will just a gift to an organization
A: court voided will based on obvious nature of beneficiary as against public policy b/c their goal is to
promote hatred against non-whites and promotion of hatred is a crime in Canada
Royal Trust Corp of Canada v The University of Western Ontario [2016 ON SC] **SEE HANDOUT**
Trinity College School v Lyons [1995 ON GD] **GD = superior court of justice
F: in 1965 the Bennetts gave their neighbour and employer, Trinity College School (TCS) a right of first
refusal shall they sell land during their lifetimes | also gave an option to buy land for $9k upon the death of
the survivor of them | in 1978 they purport to gift land to daughters and Tom dies | in 1991 Mildred died |
TCS is demanding to buy land for the option price of $9k | land is now worth $135k
I: Is TCS’s fixed price purchase option void as an unlawful restraint on alienation?
A: a condition that would take away the necessary incidents of a freehold estate (eg the power to alienate) is
void as repugnant to the estate | an absolute restraint on alienation, even temporary, is void b/c takes
property out of commerce and [wealth] || the rule is that a restraint on alienation that goes along with a
grant of land to a new owner will be void (Re Rosher, Re Cockerill), but a restraint on alienation you impose
on yourself as current owner is ok (Stephens below)
APPLI: the inter vivos right of first refusal at a fixed price was NOT VOID even though had the $9k fixed
price: people can sell their land for a bad price | however people CANNOT bind a third party to such a bad
agreement as a condition of getting the land couldn’t pass property to their estate, in this case, and force
the estate to take the land subject to TCS’s right to buy at fixed price | the post-mortem pre-emptive
option to purchase at a fixed price of $9k is VOID as a restraint on alienation esp. since it was
exercisable at the choice of TCS whether the executrix of will wanted to sell or not
Tenant is conferred right of possession Licensee gets mere permission to enter land and
maybe perform specified acts there
Leasehold estate is a form of land ownership No type of land ownership conferred
Tenant has rights against the whole world, Personal agreement so doesn’t usually bind third
including subsequent purchaser of land parties/new purchasers of land even with notice
Breach remedies: recovery of possession AND Breach remedy is just damages
damages
Special statutory procedures, tribunals, remedies No special rules or procedure
Fatak Ltd v Commissioner of Inland Revenue [2002 NZ CA]
F: Puhinui owned 10 hectares near Auckland | it granted Atlas the right to quarry on part of the land for 12
years, reserving a general right of access as long as didn’t obstruct A’s permitted activities | Puhinui then
sold the land to Mt Wellington which entered into contract with A reserving for itself the right to quarry
everything but basalt, do lots of work provided didn’t impede A’s quarrying operations | the question at
hand is whether A’s two agreements were leases or licenses b/c in NZ who is responsible for the GST
payment of the land sale depends on the status of arrangement
A (The Test for a Lease): Classic test is whether the holder has an exclusive right of occupation of the land
but can be subject to certain reservations or restriction of purposes for which it may be used (Glenwood
Lumber) | then Denning took a detour saying it depends on the intention of parties to create a merely
personal privilege vs an interest in land and exclusive possession not determinative | modern test is a
return to exclusive possession test saying that an agreement is only “personal” if it doesn’t confer a right
of exclusive possession (Street v Mountfort, HL 1985)
A (Exclusive Possession): the effect of the agreement is the key consideration does the agreement
satisfy all the requirements of a tenancy? doesn’t matter what the parties intended to create | intention
wrt legal classification or personal character irrelevant only intentions wrt exclusive possession relevant
A (Refinements): a lease is STILL a lease even if there are serious restrictions on use of land as long as
still have exclusive possession and ability to exclude others | a lease is NOT STILL a lease if the owner
reserves the right to enter at any time with or without notice even if cannot impede use this means no
exclusive possession | NOT STILL a lease if owner has exclusive possession of only a small part of
agreed upon premises | if no rent is charged, could still be a lease rent points toward being one but is
neither necessary nor sufficient | if the lease is terminable subject to another legal relationship
(being a student, being an employee, being a priest) then is NOT STILL a lease
A (labelling done by the parties): in the UK and NZ, holds that this is irrelevant to determining whether is
lease || in CANADA, however, there is some weight given to it (SEE METRO MATIC)
APPLI: “The fundamental distinction between tenant and licensee is that the former alone has the right to
exclusive possession" | here the following facts are important: (no provision for rent, contract labelled
license agreement these two the court said don’t really matter), P had general right of access and Mt. W
had a whole lot of rights of access | no clearly defined area where A had exclusive use let alone substantial
portion of entire premises | ISSA LICENSE
Metro-Matic Services Ltd v Hulmann [1973 ON CA]
F: apartment building owner enters into “Lease Agreement” w/ MM | uses typical lease terminology (to
have and to hold the devise of the premises for 5 years) and provides premises shall be used only for
laundromat business | tenant has exclusive right to install & maintain equipment | tenant’s agents have free
access to premises at all reasonable times to purposes of inspection repair and money collection | building
residents have free access to premises at all reasonable times | landlord agreed would obtain agreement
from purchaser of land to also be bound | new owner buys building with full knowledge of lease, accepts two
rent cheques then tries to terminate agreement
I: Is this a lease or a license (b/c matters to whether new owner can kick out or not)
A: the fact that it explicitly grants tenant’s agents access sounds like license (lease would be automatic) | fact
that the building residents cannot be excluded also sounds like license | HOWEVER, court determined was a
LEASE || label on the arrangement and the terminology uses is a strong indication absent evidence
to the contrary that will indicate which type of arrangement it is | the tenant right didn’t take away from
being a lease just clarified rules about the machines as fixtures | building residents having access was just
being clear that ppl could do things associated with a coin-operated laundry business and didn’t take away
from MM’s exclusive possession | severe resrictions on use don’t change away from being a lease || new
owner bound by lease so MM can remain for rest of the lease term
BAILMENT (8.4)
Bailment is like the “lease” of a chattel
To distinguish bailment from a license turns on whether the possession has been transferred
Bailment is “delivery of personal chattels on trust, usually on contract, ... that ... the chattels be
delivered in either their original or an altered form as soon as a time for which they were bailed has
elapsed.” (Punch v Savoy’s Jewellers)
Unlike lease, a bailor (like a landlord) CAN sue a sub-bailee (like a sub-tenant) (Punch v Savoy)
Person parting with possession = bailor
Person taking possession = bailee
Two main questions to ask
Does a bailment exist?
If so, what are the consequences, esp. if something happens to the bailed item?
**A FINDER IS A BAILEE BEFORE THE OTHER OWNER IS DEEMED TO HAVE ABANDONED IT**
CREATING CO-OWNERSHIP
At COMMON LAW there was a presumption of joint tenancy with a right of survivorship as long as
the four unities existed and intention to create tenancy in common not established
But EQUITY presumed a T in C instead, b/c right of survivorship has a severe impact that might not
have been anticipated or understood or was unfair T in C presumed esp in 3 circumstances
1. Unequal contributions if multiple people buy an item in unequal shares
2. Mortgagees avoids a creditor being considered a JT to ensure estate would get the portion
of equitable title for what amount of debt had been paid off before debtor died
3. Business partners equitable interest T in C according to share contributed
STATUTORY PRESUMPTION TODAY flips the presumption to be T in C for land only: personal
property presumption still from common law/equity rules from s. 11 of the Property Law Act
Property Law Act, RSBC 1996, c 377
11.(2) If, by an instrument executed after April 20, 1891, land is transferred or devised in fee
simple, charged, or contracted to be sold by a valid agreement for sale in which the vendor agrees to
transfer the land to 2 or more persons, other than personal representatives or trustees, they are
tenants in common unless a contrary intention appears in the instrument.
(3) If the interests of the tenants in common are not stated in the instrument, they are presumed to be
equal.
SUMMARY OF PRESUMPTIONS
1. JT in land requires clear wording indicating appreciation of distinction between JT and T in C: need to
show courts you turned your mind to the difference and purposely created a JT
o “jointly” or “as joint tenants” alone probably not enough
o “with right of survivorship” or “not as T in C” will do
2. JT in personalty need no special words
o don’t need words at all but to be safe should use “jointly” or “as joint tenants”
3. JT in personalty presumption is negated by even the slightest indication to the contrary
4. Parties may hold JT in law but T in C in equity
o A and B purchase car in unequal shares with both names on title, no language to indicate
division and A dies
B is surviving JT so has sole ownership of legal title, but holds title in trust in proportion to
the unequal contributions
B holds 100% legal title as trustee holds own equitable interest % in trust for self and A’s
equitable interest in trust for A’s heirs equitable interests held as T in C
SOME EXAMPLES
1. (inter vivos) The boat ‘Thunderbird’ is now owned jointly by myself and Shirley Watt. [signed] R.J.
Watt PS If the boat is sold while under this joint ownership, moneys realized will be divided evenly
o JT presumption b/c is a boat, but is actually T in C b/c the “PS” showed an indication to divide
in the case of sale, notwithstanding the word ‘jointly’
2. (will). The rest and residue of my Estate, both real and personal, I give to my son Charles and my two
daughters Hazel and Dorothy, to be theirs jointly in equal shares. If one or more predecease me, the
residue to the successor or successors
o Presumed T in C for the land and ‘jointly’ is not enough to change that
o For the personalty, reference to ‘in equal shares’ overpowers presumption of JT and makes T
in C as well – notwithstanding the ‘jointly’
3. (will drafted without legal advice). I devise unto Walter and Dolena, jointly, my real estate situated at
Englishtown, Nova Scotia
o Presumption for land is T in C, drafted by a layperson, determined use of ‘jointly’ was on
colloquial sense meaning co-owners not legal sense meaning JT | is a T in C
4. (will drafted by lawyer). After my wife’s death, to convey the larger cottage on my summer property
to my two daughters to their joint and absolute use, the smaller to my two sons to their joint and
absolute use, and if one of the cottages is destroyed before my wife’s death, the remaining property
shall be conveyed in equal shares between the two parties
o Destruction clause wasn’t triggered but one of the daughters died
o ‘jointly’ used in a technical sense b/c drafted by a lawyer and created JT
o Outlier decision
SEVERANCE
Key reason to sever a JT is to get out of the right of survivorship
Three ways to sever a JT
1. Unilateral act by any JT that destroys any of the four unities effect severance of that JT’s share
2. Mutual agreement among JTs effects severance of their shares
3. Course of dealings sufficient to show that all JTs mutually treated their interests as constituting a T in
C severs all shares
Onus of proving severance is always on the party claiming it
Sorensen v Sorensen [1977 AB CA]
F: the Sorensens were a divorced couple who owned land as JTs | in 1971 they agreed to sell part of the land,
lease the house to the ex-wife for her life and place a charge against the husband’s interest to secure child
support payments | in 1974, dying of cancer, the ex-wife executed a trust deed declaring she held her
interest in the land in trust for her developmentally disabled son, had executed a transfer of the land to him
which her solicitor would register upon her death, and had done this to sever the JT | she also executed a
will leaving her property to daughters in trust for son | moved for partition but died b4 motion heard | ex-
husband claimed sole ownership of land as surviving JT, which would deprive the son’s trust of almost all
assets
I: was the joint tenancy severed?
A (Unilateral Act): all S needed to do was make a conveyance to a 3rd party or even to oneself that
would have changed the time and title unities BUT she did not | did she sever it unilaterally by her other
acts? | 1 by declaring in the trust deed that she was severing the JT NO, was simply a statement of
intent not enough | 2 by commencing an action for partition = court declaration of severed and
portioned land to be sold NO b/c was incomplete at time of death no declaration yet |
3 by executing land transfers to son and delivering to lawyer to hold until she died NO b/c didn’t go
through with it, have to register before died to sever b/c after she dies her interest disappears immediately
upon death | 4 by executing a will leaving her property to daughters as trustees for son NO b/c
when one JT writes a will it has no effect on the JT same as a declaration of intent and will cannot operate to
change status of what you own during life b/c only takes effect upon death (note that if every JT wrote a will
like this could be evidence of severance by course of dealings but not the case here) | 5 by declaring in the
trust deed that she now held the land in trustee for son YES b/c the declaration makes legally
effective gift of the beneficial interest to her son so eliminates the unity of interest b/c now she only has
legal title and ex has legal and equitable
A (Express Mutual Agreement): there must be an act relied upon that is inconsistent with the right of
survivorship | Did the 1971 settlement sever the JT by agreeing to divide title to matrimonial home
and sell vacant lot NO b/c S did more stuff afterwards showing didn’t think was severed (don’t know if
this would be enough absent other acts) | by leasing the matrimonial home to wife for her lifetime
NO b/c the lease for her life doesn’t interfere with survivorship (a lease to a third party for a fixed
term/their lifetime would have sufficed b/c then if one JT dies the other cannot enjoy full property also
raises a question if it had been a lease to her for a fixed time not her lifetime) | by charging the husband’s
property interest as security for payment of child support LIKELY NO b/c in most jurisdictions
statutes have been passed to say that a charge does not transfer legal estate to the charge but court doesn’t
have to consider it anyway b/c a charge on interest means the interest goes away when husband or wife
dies and thus doesn’t interfere with the right of survivorship
A (The Result): the declaration of trust severs the JT so that wife and husband hold legal title as T in C, wife
holds her share in trust for son and husband and son hold equitable title as T in C || when wife died, the
daughters took wife share by devise so that H and daughters hold legal title as T in C and daughters hold
share in trust for son | husband and son have equitable title as T in C | lease and charge terminate on wife’s
death
SEVERANCE BY COURSE OF DEALINGS
JT can be severed by a course of dealing indicating that the interests of all JTs were mutually treated as
T in C
Negotiations without formal agreement can suffice
o Many of them arise in the context of spousal breakdown with animosity and bittnerness
Havlik says courts should be more prepared to find severance in course of dealings with
animosity cases b/c less likely they would mend fences and go back to being JTs
Havlik v Whitehouse [2002 AB QB]
F: an uncle and neice owned a cottage as JTs | through lawyers, uncle communicated with to sever JT |
niece’s lawyer replied ‘without prejudice’ that was agreeable to that | communicated back and forth several
times but never signed a transfer | uncle died now widow claiming JT was severed
A: the fact that the letters were without prejudice indicates might have changed mind or wanted to change
mind | while negotiations were underway, had not proceeded to the point where they mutually considered
the JT to be at an end yet | still a JT so niece gets it all
RELATIVE ADVANTAGES OF JT AND T IN C
JT intimacy and efficiency
o Enables intimate partners to provide for surviving partner
o Consolidation of title in the last surviving owner reduces fragmentation of ownership,
enhances marketability and facilitates title searching
T in C fairness and predictability
o Protects owners from survivorship’s arbitrariness and unpredictability as well as JT’s drastic
and sometimes unanticipated consequences
o Often better reflects parties’ actual intentions and contributions
EXAMPLES
A & B are JTs. A murders B.
o Survivorship applies to legal title, but murderer holds victim’s share on constructive trust for
victim’s heirs (Schobelt v. Barber Ont HC 1966)
A & B are JTs of land. A enters valid contract to sell to C, but dies before closing date
A, B & C are JTs. A transfers her interest to D.
o B and C are JT of 2/3 share, tenants in common with D who has 1/3
o Within the 2/3 share they are joint tenants
o Like the Bancroft case
A, B & C are JTs. A murders B.
o A and C have joint tenants between them legally for a 2/3 share
And 1/3 share held aside for B’s estate carve that out right away in law not equity
murder equivalent to unilateral severance by B
o Could say it is the same as B doing a unilateral severance (like in previous question above)
A & B are JTs. A is adjudged bankrupts
o Bankruptcy means debts erased get fresh start
o Trustee in bankruptcy divides up assets for creditors (not everyone gets all that is owed)
once this is done then debts erased
o Does the bankruptcy of a JT sever the tenancy?
YES legal title transferred to trustee in bankruptcy so no unity in title and time A’s
portion goes to creditor payments
**FOR UNILATERAL SEVERANCE YOU ALWAYS LOOK BEHIND THE ‘SEVERING’ DOCUMENT TO SEE
WHETHER THE ACT ON THE GROUND ACTUALLY SHOWS INTENTION TO SEVER**
CONDOMINIUM LAW (9.2)
Condominium: Individual ownership of a single unit in a multi-unit development, shared ownership of
common elements through condominium corporation, and right to participate in governance of
corporation
WHY CONDOMINIUM?
Purpose is to facilitate multi-unit residential and commercial development by stacking land ownership
interests in a vertical column
Other methods of vertical stacking land ownership had limitations
o Leasehold (residential apartment rentals) tenant doesn’t share in value increase of asset and
doesn’t have same security of tenure as a fee simple owner does: limited participation
Long term leases like 99 years are a wasting asset b/c loses value over time b/c worth $0 at
the end of 99 years b/c tenant has no asset
However, only actually loses value in the last 30 years: probably why people are
currently okay with buying and selling but eventually will be recognized as wasting
assets
o Housing co-ops (cooperative housing) allow shared ownership interest so each person shares
the increase in value but many banks will NOT lend against your security in a co-op so can be
difficult to finance (like owning shares in a company)
So condominium, a statutory creation, emerged in the US in 1961 and in BC (first in Canada) in 1966
through the BC Strata Titles Act throughout the common law world by 1970
Key Terms in BC
Strata lot can be dealt with in same way as a piece of land = lot shown on strata plan
Strata plan creates strata lots
Common property property not part of individual strata lot that everyone who owns a SL can
access and use anything that isn't a strata lot
Ducts and cables, wires, pipes are necessarily common property
Anything else can be whatever the strata developer chooses almost always hallways, lobbies,
elevators, exterior walls
Limited common property property not part of individual strata lot but space that owner of strata
lot has exclusive access and use (ex balconies, patio, garden, parking space)
Strata corporation comes into existence when strata plan deposited in land title office; owners of
strata lots are members; has all power and capacity of natural person; must have a council and must
have bylaws
Bylaws provide for "the control, management, maintenance, use and enjoyment of the strata lots,
common property and common assets of the strata corporation and for the administration of the strata
corporation"
Air space parcel air is land, it is where the building is built, a volumetric parcel, anyone who owns
fee simple to land can create airspace parcel(s) which can be treated as land; may be divided in
accordance with Strata Property Act
MISBEHAVIOUR
While there are numerous things you might do against a fee simple owner neighbour who is
misbehaving, you CANNOT force them to sell and vacate land because of it
Not the case with condo owners
The Owners Strata Plan LMS 2768 v Jordinson [2012 BCCA, 2013 BCCA]
F: for years the owners of a Surrey condo subjected their neighbours to excessive noise, abusive language
to excessive noise, abusive language, threats, harassment and obscene gestures | they ignored repeating
warnings and 30,000 in condo fines | strata corporation sued for an order forcing sale of the unit
A: 2012, the court ordered the owners to sop the offending behaviour but refused to order eviction and
forced sale b/c owner not (yet) in breach of a court order to stop the offending behaviour; 2013 owners
ignored the court order, court found them in contempt, ordered eviction and sale of condo | “If
the objects of the injunction ... cannot be realized other than by a forced sale, then a court must be
empowered by subsection (c) to take this final step”
NOTE: “A large and liberal interpretation of s. 173(c) should empower the court to provide an effective
remedy. The competing private property interest which supports strict interpretation must, in my
opinion, yield to the rights and duties of the collective as embodied in the bylaws and enforceable
by court order. The old adage “a man’s home is his castle” is subordinated by the exigencies of modern
living in a condominium setting” [Jordison 2013 para 25]
Does it matter that in most forced sale cases the offending behaviour was at least in part due
to mental disorder?
IMPACTS OF THE RISE OF CONDOMINIUM
Increases density of private home ownership interests
Changes the character of cities
Increases the availability of home ownership…
o For affluent professionals at the expense of affordable rental housing?
o While fueling rising home prices?
Changes the meaning of private property?
o Does embedding private property within “vertically gated” communities inculcate virtues of
cooperation, trust and honesty while weakening an individualistic, detached, despotic sense of
private property
Does it interfere w/ personal autonomy by limiting what owners can do (ex rent it freely?)
Does it limit affordable housing when the condo bylaws have rental minimums?
o Or does it enhance that detached individualism by limiting “community” to a small group of
owners?
Creating exclusive affluent groups and excluding those without ‘desired characteristics’
A: intuitively think you should allow easement to stand b/c reflected in purchase price but that is NOT
supported by common law or statute if instrument was invalid ab initio, easement never existed so
theoretically cannot have affected purchase price | language of ‘ easement’ **NEED TO LOOK ONLY AT
LANGUAGE NOT OUTSIDE IT** shows it’s really not an easement | grant of free and uninterrupted use
for farm and rec purposes over 80% of land | all ancillary rights to bring workers on | plus obligation of
servient tenement not to interfere in any way | combination means that Robinsons could plant crops on
80% of land and Pipitos couldn’t even step foot on that area b/c would constitute an interference |
essentially destroyed all property interests of servient tenement and thus not an easement
CREATION OF EASEMENTS
1. Express grant or express reservation from grant most effective way to create an easement
o Vendor V severs and sells lot to Purchaser P, granting P a right of way over V’s remaining lot to
access P’s lot (this is a grant included with a grant of land)
o Owner of A grants owner of lot B a right of way over A to access B (independent of land grant)
o Vendor V severs and sells lot to purchase P, reserving for V a right of way over P’s lot to access V’s
remaining lot (reservation included with a grant
o Should identify clearly: dominant and servient tenements, nature scope and duration of easement,
and the parties’ rights and responsibilities wrt the easement (see Shelf for example)
2. Easements can arise from implication **NOT EXAMINABLE**
3. Easements of necessity (Nelson)
o An easement must be necessary for the enjoyment of the dominant tenement: dominant
tenement absolutely inaccessible or useless w/out the easement
o Owner of dominant tenement must be able to trace back title to the property to a grant where the
owner subdivided a single parcel but failed to include the easement of necessity both
tenements had common prior owner whose disposal of dominant tenement rendered all use
impossible unless easement is implied
4. Easements arising from the doctrine of prescription ABOLISHED IN BC
5. Right to an easement through doctrine of promissory estoppel **NOT EXAMINABLE**
6. Easements created by statutes (without agreements by any parties)
o In favor of condo units and common elements, public utilities, land conservation groups
NOTE: a public right in the same nature as an easement is created when a landowner dedicates a land for
use as a ‘public highway’ requires 3 steps as per Nelson
TYPES OF COVENANTS
Restrictive (negative) requires the covenantor to REFRAIN from doing something
o Classic test: can you comply by doing absolutely nothing? If yes, is negative covenant and if no,
is positive covenant
o Not allowed to build, not allowed to operation certain business, not alter existing structure
Positive compels the covenantor to do something
o Erect or maintain structure, pay costs of security or a facility
Freehold covenants given in connection with a grant of a freehold estate in land
Leasehold covenants given in connection with a grant of a leasehold estate
CONTEMPORARY RELEVANCE
used prominently as a private land use planning tool
o restrict competition or share costs of commercial development
o create and maintain economic ghettos
to control use and appearance of a residential community or a commercial complex
o size, style, materials, colour schemes and buildings
o solar panels, wind turbines, clotheslines, satellite dishes, basement apts, suites, home
businesses, parking
o landscaping, grass height, swimming pools, holiday decorations, window coverings, succahs
on balconies
ENFORCING COVENANTS
not a problem between original parties b/c they have privity of contract
not a problem between landlord and tenant b/c as long as covenant touches and concerns the
premises (real covenant), enforceable due to privity of estate
but enforcement against the covenantor’s successor in title, or by the covenantee’s successor in title,
can be problematic
o at common law, freehold covenants unenforceable in absence of privity of contract
o HOWEVER, equity can come in and save the day sometimes restrictive covenants ‘run with
the land’ in equity and remedies granted usually injunctions
Tulk v Moxhay [1848 Chancery Court] **suing in equity**
F: P sold some ground described as Leicester Square garden with a statute to Elms with the covenant that
“Elms, heirs, and assigns should keep and maintain the ground and garden as a garden and pleasure ground,
in open state uncovered by buildings” | P had some houses around the square, tenants used the garden as a
pleasure ground | land passed into the hands of D whose deed didn’t contain the covenant but he was given
notice of it | D wanted to alter character of garden by building, P wants to get injunction
A: at law, the burden of a covenant DOES NOT run with the land b/c of privity of contract, applies to
both negative and positive covenants | at EQUITY, however, the question is not about whether a covenant
runs with the land, but whether a party should be permitted to use land in a manner inconsistent with the
contract entered into by vendor when he had notice upon purchase | the original price was affected by the
covenant so inequitable to allow successor with notice to ignore it would allow to purchase land at
artificially low price which is unjust enrichment | injunction granted
THE MODERN RULE FOR COVENANTS RUNNING IN EQUITY (colloquial meaning of ‘run with land’)
1. Covenant must be negative/restrictive: can the obliged party comply by doing nothing?
o Don’t be tricked: any dwelling must be at least 2000sf is negative b/c you could not build at all
o Covenant in Tulk included upkeep so not really negative but the main part which was the no
building was negative and that’s what was at issue
If a contract lends itself to being split into separate covenants then MAYBE could happen
o Does this requirement make sense? why can’t neighbours covenant to upkeep shared space and
pass this on to future owners?
2. Must have been intended for burden to run with the land and land must be sufficiently described
o Must have been intended to bind successors, not just the covenantor personally
o Usually covered by the language ‘heirs, successors and assigns' or 'intended to run with the land
and bind successors in title'
3. Must benefit another dominant land sufficiently identified in document
o Need a dominant tenement and servient tenement with proximity between them
o Covenants ‘in gross’ (benefits person not land) are unenforceable absent privity of contract
**THIS IS DIFFERENT THAN EASEMENTS DON’T MIX THEM UP**
classic example is if homeowners association makes purchasers of land sign covenants but
association doesn’t own land: no dominant tenement so later purchaser not bound
Ex if landowner promises conservation group to ensure protection of wetland on their land
but group doesn’t own benefitted land so next owner not bound (Ducks Unlimited)
o Also means the covenant must be actually capable of benefitting the dominant land not
enough that it intended to benefit the other land, needs to be capable
Covenant must TOUCH AND CONCERN the dominant land: effect the mode of occupation of
land or directly affect the value of land
o Does this requirement make sense? acts as a rationale for enforcing promises against people
who didn’t make promises, provides ongoing certainty to the successors of the covenantor as to
who has the ability to sue them: only the owner of the dominant tenement
4. Equity must otherwise be prepared to enforce the covenant (usually saying someone with notice is
bound but someone without it not
o Successor in title must take it with notice; unenforceable against bona fide purchaser for value
w/out notice
o Not a problem today due to registry systems
o Also need other equity principles like clean hands
FOR FREEHOLD COVENANTS DOESN’T AUTOMATICALLY RUN WITH LAND JUST BECAUSE IT
‘TOUCHES AND CONCERNS’ NEEDS TO BE NEGATIVE AND HAVE THE OTHER 2 REQUIREMENTS AS
WELL
ANTI-COMPETITION RESTRICTIVE COVENANTS
Is often a question whether these covenants truly touch and concern the dominant land
Do they just increase the dominant tenement’s value indirectly by excluding competitors? (as in
Norcross v James, Mass SC 1885)
Canada and Mass now have REJECTED Norcross consensus is now that the non-compete
covenants are capable of touching and concerning land as long as there is adequate proximity
Consider the different types of restrictions
1. Ban on all or virtually all business in a residential area clearly affects both value and mode
of occupation: satisfied touch and concern test
2. Ban on specific kinds of businesses (gambling, strip clubs, sex toys) different from covantee’s
generally touch and concern met here as well (maybe – unsure but don’t care)
3. Ban on the same kind of business as the covantee’s - this is where proximity matters
1. Two Legal Interests RULE is earlier legal interest prevails over later
o This rule was argued by the Chippewas, but because AT is both equitable and legal, this rule was
held not to apply the equitable aspect of the Chippewas title that rises from the fiduciary duty
of the Crown acted to defeat the interests of the Chippewas
2. Legal interest then equitable interest RULE is prior interest wins if equities are otherwise equal
o Northern Counties v Whipp if equities are equal than legal prevails equities being equal
means the parties have ‘equally clean hands’
Look to whether owner of legal estate assisted or connived in a fraud, gave the mortgagor the
ability to borrow and mortgagor improperly represented the resulting equitable estate as
having priority, was grossly negligent in relation to later estate, or was otherwise estopped
from asserting priority by virtue of representations or appearances
3. Equitable then legal RULE is prior interest wins unless later is bona fide purchaser for value w/out
notice
o Often occurs when A concludes valid agreement of purchase and sale of land with B, then conveys
land to C at a better price before the deal with B closes (gazumping) B gets equitable title when
contract occurs but then C gets legal title when purchase closes
o No notice = no actual notice (where party acquiring the interest subjectively knows of the prior
interest) OR imputed notice (where agent of the purchaser has actual notice) OR constructive
notice (reasonable person in position of 2nd party ought to have known of prior interest)
o Equitable doctrine of notice usual rule for how long back to look is 60 years
o Court in Chippewas says that as long as the prior interest has some equitable characteristics
then the bona fide purchaser rule applies (this is why this applies to AT)
Also says rule should be relaxed in AT cases if denial of title is substantial or egregious
4. Prior equitable vs later equitable RULE is prior interest wins as long as equities are equal
o equities are unequal holder of earlier interest guilty of fraud, negligence, or undue delay
o “As between persons having only equitable interests, if their equities are in all other respects
equal, priority of time gives the better equity” Rice v Rice (Ch. 1853)
Chippewas of Sarnia [2000 ON CA]
F: Anishnabe ppl occupied much of southwestern Ont b4 English settlement | in 1827 they retained only a
large tract near present-day Sarnia | in 1839 Malcolm Cameron tried to purchase 2500 acres of land from
Anishnabe | the land was NEVER properly surrendered to the Crown (as required in RP) but the Crown
decided to grant FS title to Cameron in 1853 anyway | land was subdivided and sold to many owners, all of
whom were unaware of any irregularity in Cameron’s title | Anishnabe sued for a declaration of title in 1995
wanted declaration that the grant to Cameron in 1853 was void so they entitled to possession
A (legal v legal?): the Chippewas AT is sui generis, a mix of both legal and equitable (b/c of fiduciary
duty aspect) | landowner interests are all legal | Chippewas argue that failure of following RP surrender
requirements render grant to Cameron void so the landowners actually have NO INTERESTS b/c Cameron
never did b/c the Crown never had anything to give him (nemo dat) | court decides the NEMO DAT
PRINCIPLE DOES NOT APPLYO TO CROWN PATENTS b/c a party relied on the gov’t to their detriment is
a defence of officially induced error and no purchaser would think it necessary to go beyond a Crown patent
to determine validity of it
A (equitable v legal?): good faith purchaser rule applies as long as the prior interest has some
equitable characteristics and here it does | protecting innocent parties who rely on appearances through
the bona fide purchaser rule is a fundamental aspect of property law system | purchasers here were bona
fide b/c they relied on the Crown grants no reason to look behind them, dominant cultural tide
wouldn’t have ppl aware of underlying AT at the time of sales no reason in settler legal and political
system for them to care | rule should be relaxed in AT cases if denial of title is substantial or egregious but
here it was not b/c at the time the leaders of the Anishnabe ‘accepted’ the terms of the transaction w/
Cameron | bona fide purchasers win
A (The Remedy): Chippewas were seeking a legal remedy of a writ of possession | but the court said that
they were invoking equity too (seeking declaratory judgement subject to discretion of the court) which
means the equitable doctrine of laches and acquiescence should apply and it bars a remedy | the
Chippewas waited too long to bring a claim and would be unfair to disturb innocent purchasers after a
150 year delay || court also says even if there was no surrender of lands, the purpose of the proper
surrender (extinguishment) process was followed by the Crown when they granted the letters patent
NOTE: Reynolds says that the court here says that an equitable remedy means the doctrine of laches and
acquiescence applies but the equitable doctrines are only supposed to apply when the interest involved is
equitable, it has nothing to do with the remedy sought | shouldn’t have been barred from seeking a legal
remedy of writ of possession by an equitable doctrine
NOTE 2: many scholars said that the doctrine of laches should not apply b/c before the 1970s there was
really nothing for Aboriginal people to do about title until it was recognition of Aboriginal title in Calder |
was previously a criminal offence to advance land claims so it was reasonable to wait as they did!!
3. Title registration spearheaded by Sir Robert Rottens in South Australia in 1858, spread quickly to
BC and beyond
o TITLE IS CREATED BY REGISTRATION not merely recognized
o Guarantees that the person registered as holder of title is the title holder
o THE CURTAIN
State draws a curtain between the registry and all prior transaction, such that prior
transactions are irrelevant to title (whether formal, informal, registered or unregistered)
Principle of registration says that registration itself creates the interest, interest does not even
exist until it is registered
Upon registration, title is indefeasible no past dealings can come out of the woodworks to
defeat interest of the registered holder
ONE EXCEPTION: not against a person deprived of land by fraud in which the
registered owner participated
o THE MIRROR
The register is a conclusive reflection of all interests reflects goal of certainty
Indefeasible title is unaffected by notice of prior unregistered interest
Again, exception for fraud by registered owner
ABOLISHED EQUITABLE DOCTRINE OF NOTICE
o THE NET
A person deprived of title by operation of the Act or administrative error is compensated
VARIANTS OF INDEFEASIBLE TITLE: IMMEDIATE AND DEFERRED
Immediate indefeasible title means the purpose acquiring the interest holds indefeasible title even if
they acquire the interest in good faith but on the basis of a forged instrument (1 step removed from
fraud gets the interest)
o A person deprived by fraud still gets compensation but loses the house
Deferred indefeasible title means that indefeasible title is delayed until the person acquiring interest
does so from the registered owner and thus is more than 1 step away from fraud
o Person who is deprived by fraud hopefully gets rectification if they catch it in time
BC operates under immediate indefeasibility, at least for fee simple estate transfers
o Open question whether would affect a charge or an easement, whether would protect an
innocent mortgagee like Maple Trust
o Also remember the innocent first owner still gets compensation (market value of home)
The principle of indefeasible title protects the person registered on title [second innocent person] at
the expense of the person wrongfully deprived of their interest in land ESPECIALLY IN BC this
reflects a definite policy choice that shows property law affects lives in a real and serious way
BC LAND TITLE ACT OVERALL not at the end of the right b/c of the fraud exception
Land Title Act, RSBC 1996, c 250 when an easement in gross is allowed in BC
218 (1) A person may and is deemed always to have been able to create, by grant or otherwise in favour of
(a) the Crown or a Crown corporation or agency,
(b) a municipality, a regional district, the South Coast British Columbia Transportation Authority, a local
trust committee under the Islands Trust Act or a local improvement district,
(c) a water users' community, a public utility, a pulp or timber, mining, railway or smelting corporation, or a
pipeline permit holder as defined in section 1 (2) of the Oil and Gas Activities Act, or
(d) any other person designated by the minister on terms and conditions that minister thinks proper, an
easement, without a dominant tenement, to be known as a "statutory right of way" for any purpose
necessary for the operation and maintenance of the grantee's undertaking, including a right to flood.
(2) To the extent necessary to give effect to subsection (1), the rule requiring an easement to have a
dominant and servient tenement is abrogated.