Lecture 1

Registration of Deeds, Registration of Titles, Torrens system -Indefeasibility

 Torrens System
 Land office, who is the proprietor of land (list on title),
 NLC is based on Torrens system
 Register is everything!! ( your name doesn’t appear on the title, no right)
Mirror Principle Curtain Principle Insurance Principle
 Show all important  Don’t see whatever is behind No use in MSIA
facts/information of the land the curtain  Government
 Reflection- two title  Not very important information guarantees the
 One physical for owner  Fully rely on the facts right
 One photocopy for land  If forgery due to
office? fraud/ lost title,
government will
compensate

 Indefeasibility of title
 Cannot be challenge (ketidaksangkalan hakmilik)
 Must fulfill 2 condition:
o The relevant form has been used (correct form, correct format, the
form must not be contain any errors)
o Registration has been made on the form (proper registration)
 Can exclude other people for use/enjoyment my land
 Can create another interest (eg: create sublease-99 years for other person,
cannot more than original owner years)
Exceptions to the indefeasibility of title (can challenge)
 Fraud/ misrepresentation
 Forged, insufficient/ void
 Unlawful acquisition (below 18)
The property will revert to ori owner
 1. Immediate indefeasibility
所谓“立即不可推翻性”是说被转让人在交易时哪怕是恶意取得的产权，该产权也立即具有不
可推翻性。他可以合法地进行下一步交易，哪怕事后查出真相，也不能改变已登记权利的归属。
当然，在恶意取得人再转让之前，真正权利人可以申请异议备案以阻止其转让。这一原则最大
限度地保护了善意买受人.
2. Deferred indefeasibility
所谓“迟延的不可推翻性”是指恶意取得人（在交易中有欺诈或明知交易对方不是真正权利人
等）的再转让，受让人取得的权利不能马上具备不可推翻性。其背后的法理是：出让人本身就
没有权利，他的出让是无权处分。原权利人可以在其无权处分后申请撤销该处分，取回自己的
财产。但是如果在无权处分人的受让人持有该财产期间没有受到异议的，他的再转让就产生不
可被推翻的效力。这一原则给原权利人多一层保护，最大限度地保护了原权利人。

http://www.privatelaw.com.cn/Web_P/N_Show/?PID=9269

Case Adorna Properties Sdn Bhd v. Boonsom Boonyanit [2001] 1 AMR 665
Case Tan Yin Hong
https://www.malaysiakini.com/columns/446997

Fixtures Chattels
Land No land
What ever attached to the land is land
Real property Personal property
Fixed it with nuts/ bots/ welding 烧焊 Lain on the land, resting on own
Eg: Computer (for classroom, purpose), Eg: Table, chair, wooden house
projector

Lecture 2
Type of title — Strata Title & Individual Title
https://www.propertyguru.com.my/property-guides/%E9%A9%AC%E6%9D%A5%E8%A5%BF
%E4%BA%9A%E5%88%86%E5%B1%82%E5%9C%B0%E5%A5%91strata-title%E5%92%8C
%E4%B8%AA%E5%88%AB%E5%9C%B0%E5%A5%91individual-title%E7%9A%84%E5%B7%AE
%E5%88%AB-cn-50734

https://www.misterleaf.com/11684/property-title/

**summary of title https://www.ascolaw.co/latest-thinking/land-title-in-malaysia

FINAL TITLE
 是在土地勘察后发出的地契，土地已可以进行细分，划分或合并。
 The right to sub-divide or partition the land and amalgamation with other land
 Right to subdivide any building
 Right to transfers, leases, charges, surrender and other dealings permitted under NLC
When can get a final title?
 final title will be registered after the completion of title survey and approval of certified
plans
How to apply final title?
 First have a check at the local survey department (JUPEM) whether your land had been
surveyed and certified plan issued and approved. If it is done, then you just buy a copy of
certified plan, write a letter to land office to get your final title registered. The fees are
nominal and it will take you around 3-6 months.
If none of the above had completed, you may either wait for the title survey works to finish
or you could employ yourself a licensed land surveyor to carry out the survey works and get
the certified plan approved. Then you do the same steps as above.
(http://leongdeikun.blogspot.com/2011/07/qualified-title-final-title.html )

4 types of Final Title

1. Geran
2. Geran Mukim
3. Pajakan Negeri
4. Pajakan Mukim
GERAN – freehold PAJAKAN - leasehold
 Geran & Pajakan Negeri [ H.S(D) ] Geran Mukim & Pajakan Mukim [ H.S(M) ]
registered with State Land Office registered in District Land Office
which is also in correspondence to H.S(D) title in correspondence to H.S(M) title.
*location of these titles being registered

QUALIFIED TITLE
- 不能细分、分割或合并。,但是所有人有权租赁、收费或转让土地。
- Cannot proceed with subdivision, partition, amalgamation, surrender and leaseback
- Only can proceed with conversion and restriction in interest
- Identified by Plot Tanah number due to lot number has not been assigned by JUPEM in Revenue
Surveyor Sheet (RSS)
是因为土地局还没有正式测量土地面积。在土地局正式测量了土地的面积后，土地局会 issue 新的地契
final title. Title 上所显示的面积，基本上是发展商本身的测量师，针对房屋的土地进行测量，然后得出
的尺寸。
When you actually get a qualified title?
 Once you get the approval from land office and paid all the require charges, you can apply to
register the qualified title.
REGISTRY TITLE LAND OFFICE TITLE
Hakmilik Sementara Pendaftar Hakmilik Sementara Pejabat Tanah
H.S (D)/QT(R) H.S (M)/ QT(M)
 Town/village land  Any country land that not exceeding 4
 Country land that exceeding 4 hectares/10 acres in area
hectares/10 acres in area;  registered in District Land Office,
 registered in the State Land Office or specifically where the land is located.
Pejabat Tanah dan Galian (PTG).
( https://www.ascolaw.co/latest-thinking/land-title-in-malaysia )

STRATA TITLE
 发 放给 2 层或 以上 的细 分单 位， 唯建 筑需 建在 一个 拥有 最终 地契 的土 地上 。  附 带权 限
(ACCESSORY PARCEL) 涉及与主要分层权限 (STRATA PARCEL) 相连的空间，如停车场，商店，冷
气窗台等。它不能被单独变卖，除非连同主要分层业权一同被转让。 1.只要在地契上登记为业
主， 你可自由买卖交易你的产业。
Freehold 永久业权 — 一般没有转移限制
Leasehold 租赁业权 — 产权转让/ 交易买卖需得到相关州政府同意
Certification of Completion and Compliance (CCC)
COURT CASE
Lacroix vs the Queen

The owner of a piece of land contended that the establishment of a flight path
and the flying of planes over his land was an interference with his rights of
ownership and a disturbance of his full enjoyment of his property.

His arguments were based on the assumption that the soil carried with it the
ownership of what is above and below and that the flying of planes in the air
space over private property disturbed the owner in the enjoyment of his land.
He contended that the flight path had caused his property to lose market value
because of the appropriation for exclusive use by the Crown of the air space
over his land.

However, the contention was not acceptable to the court which took the view
that “to agree with the position taken by the complainant that the Crown, by
expropriating an easement for a lighting system, had created a flight path and
appropriated air space over his land would be admitting that air and space
may be appropriated or possessed.”

The judge went on to say, “In my view, air and space are not susceptible of
ownership and fall in the category of res omnium communis (space as the
common heritage of mankind), which does not mean that the owner of the soil
is deprived of the right of using his land for plantations and constructions or
in any way which is not prohibited by law or against the public interest.”

Madam Chah Siam vs Chop Choy Kong Kongsi [1939] MLJ Rep 187
Lecture 3 – Land title details
LAND DISPOSAL (pelupusan tanah)

 By alienation (ownership)转让
 Leasehold
 Freehold
 Premium, quick rent

 By non-alienation (non ownership)

 Reserve- lease
 Permit – occupation (duduk sahaja)- state land, reserve land, mining land
– extraction & removal (rock material)
– to use air space
 License – TOL Form4A
 Fees

Under Section 76, land can disposal by the State authority by alienation and
non-alienation. The alienation of State land consists of leasehold (for a specific
term) or freehold (in perpetuity) for a consideration of rent. Alienate land for a
specific term is a term for not exceeding 99 years such as 30 years, 60 years and
99 years whereas in perpetuity shows the ownership of the land has no time
limit as long as the owner pays for the annual rent. The alienation of land must
take into consideration of the payment of annual rent, payment of premium or
may be exempted, specific category of land use is determined and subjected to
such conditions and restriction in interest. However, State authorities only
alienate land in perpetuity for federal government, public purpose such as
construction of stadium or school and under special circumstances.

Rental price for each floor

Floor plan
Tenant list
Tenancy period

Lecture 4 – Land title details

ROUTES TO LAND OWNERSHIP
i. Dealings - transfers, leases, charges, easements and liens,
ii. Inheritance - from one ancestor
iii. Alienation - by SA to alienate state land

TYPES OF LAND OWNERSHIP

i. Freehold land - land held in perpetuity
ii. Leasehold land - land held for a term of years (maximum period is 99 years. Lease tenure is
30,60 or 99 years.
CATEGORY OF LAND USE
i. Building (residential, commercial)
ii. Agriculture
iii. Industry

CONDITIONS IN LAND TITLE

1. Express condition 明示条规
- Specially endorsed or expressed on the land title 特别注明在 title
- Breach of any of these conditions, if not remedied in time, can result the land to be forfeiture 没收

2. Implied condition 暗示条规 （限制时期，不可以建其他的什么）

- Conditions imposed on each category of land use, not stated as an express condition in the
document of title. 没有注明在 title
- Stated in Section 115 (Agricultural land), 116 (Building land), 117 (Industrial land)

3. Restriction in interest 所有权限制

• limitation imposed by the State Authority on any of the powers conferred on a proprietor
• which the land cannot be sold or transferred without consent in writing of the relevant
authority(SA) (charge, lien and etc).
• Eg : Alienated land cannot be transferred, leased or without prior consent in writing from the SA

RIGHTS OF LAND OWNERSHIP HELD UNDER QUALIFIED TITLE:

- Cannot subdivision
- Cannot partition
- Cannot building partition
- Cannot amalgamation
- Cannot surrender and re-alienation
- Can conversion and restriction in interest

Lecture 5 – 产权转让（Transfer, Lease, Charge）

LAND DEALING
1. Transfer: Part 14 sec 214
2. Leases and Tenancies: Part 15 – sec 221
3. Charges and Liens: Part 16 –sec 241
4. Easements: Part 17 –sec 282

1. Transfer (Form 14A)

 the whole but not a part only of any alienated land
 the whole but not a part only of any undivided share in alienated land
  any lease of alienated land
 any charge; and
 any tenancy exempt from registration
任何转让土地的全部，而不仅仅是其中的一部分
转让土地中任何不可分割的份额的全部，而不仅仅是一部分
任何转让土地的租赁
任何费用
任何豁免登记的租赁

Registration of Transfer of the Property (with individual title)

 Document of Title (RDT)
 Registered at land Office /Registry
Assignment of Property (without individual title/strata title)
 Deed of Assignment (DOA).
 not registered at the Land Office/Registry.
如果房地产的 Individual Title 或 Strata Title 还没有发出，并且依然处于发展商名下的 Master
Title，那么就在割名的时候就需要签署产权转让协议 Deed of Assignment，简称 DOA 这份法定
文件. 由于房地产的个别或分层地契还未发出，因此在 land office 的系统内只能查询到 Master
Title 的资料。
https://sg.news.yahoo.com/mot-doa-063554166.html

2. Lease and tenancies (Form 15A)

Tenancy ˃ 3 years (no need to register)
Lease ˃ exceed 3 years (need to register)

3. Charge and Lien

Charge
-只有整片土地可以 charge，不能一小部分
-register charge

Lien 置留权
-no register dealing