Topic 6 UDL3612

Types of titles –
s 77 NLC

Tay Eng Siang, FOL, MMU (Tri 1

1 Week 07_08 2022/2023)
 Register
⚫ Obligation to maintain the Register
⚫ Principle: register is everything under Torrens
system
⚫ Certificate of title
⚫ Issuing of a new document of title

Tay Eng Siang, FOL, MMU (Tri 1

2 2022/2023) Week 07_08
 Land titles
⚫ End products of alienation is a land title
⚫ Serves as an evidence of ownership
⚫ With a title, proprietor can deal with the land
under NLC.
⚫ Land title basically bears two particulars:
who the proprietor is and which land he
owns.

Tay Eng Siang, FOL, MMU (Tri 1

3 2022/2023) Week 07_08
 Classification of lands (1) in
Peninsular Malaysia
⚫ Definition of “land” under NLC (s 5) includes:-
⚫ (a) surface of earth and all substances forming
that surface;
⚫ (b) earth below the surface and all substances
therein [mineral and metal (s 45) and s.92A-92I
excluded]
⚫ (c) all vegetation and natural products, whether or
not requiring the periodical application of labour to
their production, and whether on or below the
surface;
Tay Eng Siang, FOL, MMU (Tri 1
4 2022/2023) Week 07_08
 Definition (s 5) Cont.d
⚫ (d) all things attached to the earth or
permanently fastened to anything attached to
the earth whether on or below the surface;
⚫ (e) land covered by water [subject to s 45 & s
44(1)]

Tay Eng Siang, FOL, MMU (Tri 1

5 2022/2023) Week 07_08
 Classification of lands (2)

⚫ (a) State land;

⚫ (b) reserved land;
⚫ (c) mining land;
⚫ (d) alienated land;
⚫ (e) land held under a subsidiary title under
Strata Titles Act 1985; and
⚫ (f) land in parts of Malacca provided for in Part
VIII of NLC (Pg & M’cca Titles) Act 1963 as
Malacca customary lands.
Tay Eng Siang, FOL, MMU (Tri 1
6 2022/2023) Week 07_08
 Classification of lands (3)
⚫ s 51(2) NLC

⚫ (a) land above the shore line:

– town land,
– village land,
– country land; or

⚫ (b) land which is foreshore and sea-bed

Tay Eng Siang, FOL, MMU (Tri 1

7 2022/2023) Week 07_08
 Types of Title for alienated land
(s 77)
⚫ State land may be alienated under the NLC as
follows:-
⚫ (1) Registry title (Hakmilik Daftar) [HM(D) atau
HS(D)] or

⚫ (2) Land Office Title (Hakmilik Pentadbir

Tanah) [HM(PT) atau HS(M)]

Tay Eng Siang, FOL, MMU (Tri 1

8 2022/2023) Week 07_08
 Types of Title for alienated
land
⚫ State land may be alienated under the NLC as
follows:-
⚫ (1) Final title (Hakmilik Muktamad) [FT (HM)]
or
⚫ (2) Qualified title (Hakmilik Sementara) [QT
(HS)]
⚫ - depend solely on whether the area alienated
has been surveyed.

Tay Eng Siang, FOL, MMU (Tri 1

9 2022/2023) Week 07_08
 Registry Title (Hakmilik Pejabat
Pendaftaran) [RT]
⚫ Registry title will be appropriate in the following
cases:-
– (1) town, or village land; country land > 4
hectares in area; or land classified as foreshore
or as sea-bed [s 77(3)(a)].
– (2) country land not > 4 hectares in area where
the State Authority directs that this land be held
on registry title [first proviso to s 77(3)]
– (3) land held under an appropriate title under
previous land law [s 160]
Tay Eng Siang, FOL, MMU (Tri 1
10 2022/2023) Week 07_08
 Registry Title Cont.d
⚫ Definition s 5 title evidenced by a Grant
(Geran) or State Lease (Pajakan Negeri)

⚫ Form:
– Grant in Form 5B and State Lease in Form 5C (s 86)

⚫ Duration: in perpetuity – Grant; certain years

– State Lease.
Tay Eng Siang, FOL, MMU (Tri 1
11 2022/2023) Week 07_08
 Registry Title Cont.d
⚫ Order for sale [s 256(2)]
⚫ Chargee shall make an application to the High
Court in accordance with Order 83 of the Rules
of Court 2012

⚫ Registrar [see s 5 definition]

Tay Eng Siang, FOL, MMU (Tri 1

12 2022/2023) Week 07_08
 Land Office Title (Hakmilik
Pejabat Tanah) [LOT]
⚫ Land office title will be appropriate in the case of:
⚫ (1) any lot of country land not exceeding four hectares
in area [s 77(3)(b) NLC]; and
⚫ (2) any holding under the Land (Group Settlement
Areas) Act 1960 s 11 regardless of the size of holding.
⚫ Note:
– 1 acre = 0.4046856 hectare; 1 hectare = 2.47 acres;
– 1 acre = 43,560 square feet; 1 hectare = 107,593.2 square
feet

Tay Eng Siang, FOL, MMU (Tri 1

13 2022/2023) Week 07_08
 Land Office Title Cont.d
⚫ Definition s.5 title evidenced by a Mukim Grant
(Geran Mukim) or Mukim Lease (Pajakan
Mukim)
⚫ Form:
– Mukim Grant in Form 5D and Mukim Lease in Form
5E (s 87)
⚫ Duration: in perpetuity – Mukim Grant; certain
years – Mukim lease.
Tay Eng Siang, FOL, MMU (Tri 1
14 2022/2023) Week 07_08
 Land Office Title Cont.d
⚫ Order for sale [s 260(2)]
⚫ Chargee shall make an application for order for
sale to the Land Administrator in Form 16G

⚫ Land Administrator – see also definition of

“Registrar” in s 5

Tay Eng Siang, FOL, MMU (Tri 1

15 2022/2023) Week 07_08
 Final Title [Hakmilik muktamad]
(FT) or Qualified Title [Hakmilik
Sementara] (QT)
⚫ Both types of title (Registry or Land Office
Title) may be issued either as a final title [s
77(2)] or qualified title [s 77(1) read together
with s 177(1)(a) & (b)].
⚫ Definition (s 5)
⚫ Final Title: Registry title, Land Office title and
subsidiary title
⚫ Qualified Title: title issued under Chap 2/3 Part
Eleven, in advanced of survey
Tay Eng Siang, FOL, MMU (Tri 1
16 2022/2023) Week 07_08
 Final Title – boundary surveyed
and fixed
⚫ A final title will be issued on the alienation of
land which has been officially surveyed either
by the Survey Department or by a llicensed
surveyor under the Licensed Land Surveyors
Act 1958, and where boundary marks have
been placed on the land.

Tay Eng Siang, FOL, MMU (Tri 1

17 2022/2023) Week 07_08
 Final Title – Classification and
Forms
⚫ Registry Title: Grant [Form 5B] or State lease
[Form 5C]

⚫ Land Office Title: Mukim Grant [Form 5D] or

Mukim lease [Form 5E]

Tay Eng Siang, FOL, MMU (Tri 1

18 2022/2023) Week 07_08
 Final Title: rights of registered
proprietor [s 92]
⚫ Land alienated as final title shall be
indefeasible as provided in Part Twenty [s
92(1)]
⚫ Other rights [s 92(2)]:-
⚫ sub-division, partition, amalgamation
⚫ dealings: transfers, leases & tenancies charges
& liens, surrenders, easements
⚫ right to dispose of the land by will.

Tay Eng Siang, FOL, MMU (Tri 1

19 2022/2023) Week 07_08
 Qualified Title [s 176]
⚫ Purposes of qualified title are
⚫ (1) to enable land to be alienated in advance
of survey; and
⚫ (2) to enable title to be issued in advance of
survey to the individual portions into which any
alienated land is to be sub-divided or
partitioned or amalgamation.

Tay Eng Siang, FOL, MMU (Tri 1

20 2022/2023) Week 07_08
 Qualified Title – Classification
and Forms [s 177]
⚫ s 177(1) & (2):

⚫ Registry Title [QT(R) or HS(D)] in Form 11A

⚫ Land Office Title [QT(M) or HS(M)] in Form

11B

Tay Eng Siang, FOL, MMU (Tri 1

21 2022/2023) Week 07_08
 Qualified Title: rights of
registered proprietor [s 176(2)]
⚫ Qualified title will confer on the proprietor the
like rights in every aspect as those conferred [s
92] by final title, except that the boundaries of
the land shown on the document of title
thereto will be provisional only and the land
will NOT be capable of being sub-divided or
partitioned, or included in any amalgamation.

Tay Eng Siang, FOL, MMU (Tri 1

22 2022/2023) Week 07_08
 ⚫ QT confers indefeasibility subject to s 176
– Tan Ah Boon v The State of Johore [1936] MLJ 187
⚫ Cross-refer: ss 92, 135-149

⚫ QT holder may transfer lease or charge the

land
– Yap Lai Yoke v Chin Fook Wah [1984] 2 MLJ 274 FC

Tay Eng Siang, FOL, MMU (Tri 1

23 2022/2023) Week 07_08
 Strata Title (Hakmilik Strata)
⚫ Another type of title is Strata title which may
be issued by State Authority under Strata Titles
Act 1985 (Act 318).

⚫ This is a title issued for building which has

been subdivided and each “parcel sold to all
purchasers.

Tay Eng Siang, FOL, MMU (Tri 1

24 2022/2023) Week 07_08
 Register document of title (RDT) &
Issue document of title (IDT)
⚫ Title always comes in duplicate
⚫ Definition [s 5, s 85, s 177(2)]
⚫ RDT: s 85(1)(a) read with s 88
⚫ IDT: s 85(1)(b) read with s 90
⚫ RDT is kept by the Registry or Land Office
⚫ IDT is kept by the registered proprietor or
chargee/lien holder.

Tay Eng Siang, FOL, MMU (Tri 1

25 2022/2023) Week 07_08
 Searches: Official and Private
⚫ Official Search [s 385] - applicant: any person
may apply to Registrar
⚫ Private Search [s 384] - applicant: any person
may inspect and take note at Registry/land
office during normal office hours.
⚫ In both searches, pay prescribed fee.
⚫ s 386 – compensation to any purchaser who
suffers loss or damage by reason of error or
omission from official search only.
Tay Eng Siang, FOL, MMU (Tri 1
26 2022/2023) Week 07_08
 SUMMARY

⚫ RT LOT

⚫ Grant (Form 5B) Mukim Grant (Form 5D)

⚫ State Lease (Form 5C) Mukim Lease (Form 5E)

⚫ QT(R)/HS(D) QT(M)/HS(M)

Tay Eng Siang, FOL, MMU (Tri 1

27 2022/2023) Week 07_08
 The End. Any Question???

Prepared and presented by

Tay Eng Siang

Tay Eng Siang, FOL, MMU (Tri 1

28 2022/2023) Week 07_08