la2015 wk4 2014
TRANSCRIPT
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Co-ownership
LA2015 Week 4
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EQUITABLE INTERESTS IN LAND
But first… continuing the module Fragmenting Interests in Land
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Equity -> ‘equitable rights’Common law -> ‘legal
rights’Statute -> either legal or
equitable
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Fragmenting the one estate
Equitable interest
Legal Interest
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Legal interest – there for all to see
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Underneath, a court may find an equitable interest that differs from the legal
interest(except it’s not rotten…)
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CONCURRENT INTERESTS IN LAND
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Structure of this module
What is it Rights of parties
Ending co-
ownership
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NATURE OF CO-OWNERSHIP
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No one joint tenant has a distinct and separate title
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A joint tenancy is
characterised by the four unities and the right of
survivorship
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Wright v Gibbons – the 3 women held as joint tenants
Olinda
Ethel Rose
Bessie
Melba
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When 2 severed their joint tenancy, there was no more unity with the third…
Olinda
Ethel Rose
Bessie
Melba
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The means of creating co-
ownership differ as between
common law and statute.
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RIGHTS OF CO-OWNERS INTER SE
Co-ownership
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There are four key
rights that exist
between co-owners
Occupation rent
A/c of profits
Trespass & waste
Repair &
maint
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What are the
implications of a
common right to
possession of the whole?
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When might exclusion be
wrongful?
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Is exclusion the only circumstance resulting in a right to occupation rent?
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Co-owners may have a right to income and profits
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Who is responsible for
the cost of repairs &
maintenance?
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Can a co-owner
trespass on jointly owned
property?
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ENDING CO-OWNERSHIPCo-ownership
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Terminating a tenancy in common occurs in generally the same way as termination of a joint tenancy except forseverance
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Apply to the court to order that the landbe split into 3 parts: partition
A, B and C want to get out of their relationship but can’t agree; have nocourse of dealings; are still all alive…
what can they do?
A, B and C hold as joint tenants
Partition
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If A, B and C cannot agree on ending their co-ownership, any of them may
apply to the court for an order for partition
A B C
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Contrast a court order for statutory trust for sale
$ $ $A’s share of the proceeds of sale
B’s share of the
proceeds of sale
C’s share of the
proceeds of sale
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Harry and Dick own property as tenants in common. Dick leaves town to stay with his parents on their farm. Two years later, Dick discovers that: • During the two year period, Harry has let Dick’s room to
Wilma for $80.00 a week and has used the rest of the house for his residence.
• Harry has spent $6,000 in repairs and maintenance (including painting) the house, and a further $10,000 on renovations.
• Harry has cut down all the trees and shrubs in the yard above 1.5 metres in height.
Dick comes to you for advice.1. Can he claim for a share of Wilma’s rent?2. Can he sue Harry for occupation rent?3. Is he liable to contribute to the cost of the repairs and
maintenance?4. Is he liable to contribute to the cost of the renovations?5. Can he recover damages from Harry for cutting down the
trees and shrubs?
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• Joe, Andy and Mike inherit a farm as joint tenants. They farm together, pooling their money in a joint account. They argue constantly, and one day Joe grabs Mike, several centimeters shorter than Joe, by the collar aggressively demanding that he leave the farm immediately. Hearing the commotion, Andy enters the room and in a show of support for Mike, decides to leave the farm as well.
• The next week Mike and Andy send a letter to Joe demanding that he give them each a third of the profits of the farm and that he pay each of them rent. They also demand that Joe sells the ute and farm equipment that was bought from the money in the joint account and split the proceeds between the three of them. Joe refuses to pay either rent or a percentage of the farm profits, and in turn demands that they pay him two thirds of the cost of a new roof that he is just about to have put onto the farmhouse.
• Advise Mike and Andy including as to how they can terminate their co-ownership.