Encroachment: what cost a pool with ocean views?

In Shadbolt v Wise [2002] QSC 348 the applicants were seeking relief under s184 of the Property Law Act 1974 (Qld) in respect of an encroachment that they constructed on land belonging to the adjacent owner. The encroachment in question consisted of slightly less than one half of an elaborate pool and pool enclosure (the area of the encroachment being approximately 108 square metres). The land upon which the encroachment was situated was elevated with distant ocean views.

Joinder to a later unsigned document?

It is well known that a statutory requirement of formality is associated with contracts concerning land. In this regard, s 59 of the Property Law Act 1974 (Qld) provides: No action may be brought upon any contract for the sale or other disposition of land or any interest in land unless the contract upon which such action is brought, or some memorandum or note of the contract, is in writing, and signed by the party to be charged, or by some person by the party lawfully authorised. In addition to the possibility of a formal contract, the statutory wording clearly contemplates reliance on an informal note or memorandum. To constitute a sufficient note or memorandum for the purposes of the statute, the signed note or memorandum must contain details of the parties to the contract, an adequate description of the property, the price and any other essential terms. It is also accepted that the doctrine of joinder may be invoked in circumstances where the document signed by the party to be charged contains an express or implied reference to any other document. In this way, a sufficient note or memorandum may be constituted by the joinder of a number of documents.

A superannuation fund as a buyer?

In Bennett v Stewart McMurdo J considered the operation of a contract where the buyer was described as a superannuation fund. The Bennetts signed a standard REIQ contract as buyers of the Stewarts’ house and land. However, the reference schedule to the contract document contained these words next to the word ‘buyer’: ‘Bennett Superannuation Fund’ The Bennetts wished to enforce the contract. In response, the Stewarts (the sellers) raised two issues: • As the ‘Bennett Superannuation Fund’ was a trust and not a distinct legal entity capable of making a contract, the contract did not specify who was the buyer, so that the contract was void for uncertainty; and • The contract was unenforceable as there was no sufficient note or memorandum for the purposes of s 59 of the Property Law Act 1974 (Qld) as s 59 requires, amongst other things, an identification of the parties. McMurdo J did not accept either of these arguments and made an order for specific performance in favour of the Bennetts. Looking at each issue separately:

Statutory right to rescind contract remained available to buyer subject to specific performance decree

The aftermath of the Queensland floods of January 2011 continues to be played out in the courts. The effect of the floods on such a large scale has awakened the use of some statutory provisions that have not previously been litigated .Section 64 of the Property Law Act 1974 (Qld) is such a section. A version of this provision appears as s 34 of the Sale of Land Act 1982 (Vic). Broadly speaking, these sections permit a buyer of a dwelling house which has been damaged or destroyed between contract and completion to rescind the contract and recover their deposit provided that the rescission notice is given prior to "the date of completion or possession". The Court of Appeal decision of Dunworth v Mirvac Queensland Pty Ltd [2011] QCA 200 appears to be the first litigation upon the application of the section since it came into force in 1975.

Compensation covenants for mining activities run with the land : a win for successive landowners

The Queensland Supreme Court case of Cape Flattery Silica Mines Pty Ltd v Hope Vale Aboriginal Shire Council [2012] QSC 381 provides guidance on the long-term ramifications of compensation agreements for mining activities. The central issue considered by the Court was whether compensation payments relate to land and run with the land pursuant to s 53(1) of the Property Law Act.

Parties legally bound to unsigned put and call option

The point at which the parties to a negotiation for the sale of land are legally bound can often be difficult to judge. This is particularly so where the parties have agreed a lawyer is to formalise the agreement between them. When the parties have not agreed all matters relating to the transaction, interesting questions arise as to what terms regulate the relationship. In Moffatt Property Development Group Pty Ltd v Hebron Park Pty Ltd [2009] QCA 60 the Queensland Court of Appeal considered first, whether there was a binding agreement to sell and secondly, how the relationship would be regulated in the absence of express agreement in relation to many of the terms.

Compensation or consideration for a statutory right of user?

Section 180 of the Property Law Act 1974 (Qld) makes provision for an applicant to seek a statutory right of user over a neighbour’s property where such right of use is reasonably necessary in the interests of effective use in any reasonable manner of the dominant land. A key issue in an application under s 180 is compensation. Unfortunately, while s 180 expressly contemplates that an order for compensation will include provision for payment of compensation to the owner of servient land there are certain issues that are less clear. One of these is the basis for determination of the amount of compensation. In this regard, s 180(4)(a) provides that, in making an order for a statutory right of user, the court: (a) shall, except in special circumstances, include provision for payment by the applicant to such person or persons as may be specified in the order of such amount by way of compensation or consideration as in the circumstances appears to the court to be just The operation of this statutory provision was considered by de Jersey CJ (as he then was) in Peulen v Agius [2015] QSC 137.

Breaches of lease between exercise of option to renew and expiry of lease in Queensland

The decision of Greppo v Jam-Cal Bundaberg Pty Ltd [2015] QCA 131 illustrates a defect in s 128 of the Property Law Act 1974(Qld) which gives a right to a lessee to apply for relief against forfeiture against loss of a right to exercise an option to renew. The defect arises because the legislation does not adequately deal with breaches that occur after the exercise of the option but before the expiry of the lease. Most commercial leases of all kinds have a standard provisions, as the lease in this case, as a conditions of the exercise of the option to renew that the lessee will have given notice of exercise within the time specified to the lessor and will have up to the date of expiry of the lease paid all rent and observed all lessee’s covenants. The difficulties occur because invariably an option must be exercised before the expiry of the lease when a lessee may not be in breach of the lease but may later prior to the expiry of the lease fall into breach. As this decision indicates,at least in Queensland, that the lessee who desires to challenge the lessor’s right to enforce those conditions can neither seek relief under s 128 against forfeiture of the right to exercise the option ,or indeed, under s 124 of the Property Law Act 1974 to preserve the agreement for lease brought about by the otherwise regular exercise of the option to renew. The decision cries out for legislative reform along the lines of s 133E of the Conveyancing Act 1919(NSW) which was amended in 2001 to meet this contingency.

SAMUDRA Report, No. 49, March 2008

Report: Traceability - Tracing the Fish. Uruguay: Fisheries Development - Worn-out Policies. Document: Civil Society Statement - Recognize Rights. Report: ICSF Workshop - Towards a New Commons. Notice: 4SSF Conference - Securing Sustainable Small-scale Fisheries. Malawi: Fisheries Management - Participatory Fisheries Management Revisited. Notice: ICSF Resources - Recent Releases. France: Marine Parks - Reversing from a Dead End. Report: WFFP - Re-energizing for Dignity and Prosperity. Iceland: Human Rights - Common Property or Personal Property? (56 pp.)

Chattels: I have bought it all for you

Outlines the ways by which personal property can be acquired through the gift of chattels, referring to case law including the Court of Appeal rulings in Re Cole (A Bankrupt) and Re Kirkland, and through the declaration of trust, with reference to the Chancery Division ruling in Rowe v Prance. Compares this to the use of constructive trusts or proprietary estoppel to secure assets and considers the need to prove detrimental reliance.

De la légitimité et de la légalité des régimes de droits de souscription d'action en réponse à une offre publique d'achat

Le présent mémoire dresse un portrait des règles entourant la mise en vigueur et l'entrée en application de régimes de droits de souscription d'actions. À cet effet, l'auteur résume les règles entourant les offres publiques d'achat, examine les principes touchés par la mise en place d'un régime de droits de souscription d'actions, ainsi que les effets d'un tel régime sur la valeur des actions. Dans un deuxième temps, l'auteur se penche sur la légalité des régimes de droits de souscription d'actions en effectuant une revue du principe de l'égalité des actionnaires et des droits et obligations des administrateurs en matière de défense à une offre publique d'achat. L'auteur termine en effectuant une revue des divers recours qui s'ouvrent aux divers intervenants.

The new law of torts: case book

The New Law of Torts Case Book is a collection of edited cases, designed as a companion to The New Law of Torts textbook. It provides students with access to a carefully selected range of case extracts of seminal judgements that have created and shaped the modern law of torts, provides examples of judicial reasoning and illustrates approaches to doctrines that govern the interpretation and construction of statutes. Cases extracted in this volume allow the readers to form their own opinions and perspectives on themes and issues presented in the textbook. New to this edition Expanded collection of case extracts that mirror the table of contents of principles text. Recent key cases that have been added include: Wallace v Cam [2013] HCA19 – relates to remoteness of damage and causation and proof of breach Strong v Woolworths [2012] HCA 5; 246 CLR 182 – relates to Breach of Duty of Care and Causation and Proof of Breach Levy v Watt and Anor [2014] VSCA 60 – relates to Torts of Intentional Interference with Goods and Personal Property and Defences to Intentional Torts

Impactos dos valores pessoais no trabalho em equipe em organizações do terceiro setor

This study had the main purpose to answer to the following issue: How far the social projects experts's values contribute to a specific manner of working as a team? Searchin g for this answer, bibliography and field researches, with deep interviews and the picture construction technique were accomplieshed. The data analysis was carried out under a phenomenological view. This research report is structured in two pivots: The understanding of the individual, and of his relationship within the group. Firstly, I dealed with the formation of the Individual and his values; secondly, I focused the relations of the Individual with the group and more specifically, the team concept and the main characteristics and conditions that guarantee an efficient teamwork. Both chapters were developed through interpaticipating analysis this is by showing transcriptions of the most relevant parts of the interviews and of the works produced by the groups to as well as data from the bibliographic research. I concluded that, in the case of the researched sample, personal values really act on the way the Third Sector experts work in team, and that these experts are cooperative and committed to their respec tive projects.

A intersetorialidade das políticas de saúde e de assistência social no sistema de atenção domiciliar em Franca/SP

Pós-graduação em Serviço Social - FCHS

Modificazioni soggettive del rapporto obbligatorio e garanzie reali

Lo studio del lato soggettivo del rapporto è centrale nella teoria dell’obbligazione. Ci si chiede se la modificazione di una o anche di entrambe le parti del rapporto determini sempre la sua estinzione o se, invece, si conservi la sua unitarietà oggettiva. La risposta a questo interrogativo è stata diversa a seconda delle diverse epoche storiche. Nel diritto romano si riteneva che la variazione di qualunque soggetto determinasse l’estinzione del rapporto e la costituzione di una nuova obbligazione (novazione soggettiva). Tale soluzione è stata osteggiata dai codificatori moderni per i quali, in caso di modifica delle personae non si ha estinzione del rapporto, ma solo il mutamento di uno dei suoi elementi. Quanto ai diritti di garanzia, in particolare l’ipoteca, i principi generali essenzali sono la specialità e l’accessorietà. Quest’ultima caratteristica è dirimente in caso di modificazione soggettiva del rapporto e ciò emerge in sede di trattazione delle singole fattispecie del Codice Civile che la determinano, sia quanto al creditore sia quanto al debitore. Per velocizzare il subentro nel credito, nel 2007 è stato approvato il decreto Bersani (sulla portabilità del mutuo) che ha consentito di rimuovere vincoli a tale circolazione, nell’ambito dei rapporti bancari. Le caratteristiche della modificazione del rapporto obbligatorio, tuttavia, possono minare l’efficacia della riforma Bersani. Questo è il motivo per il quale taluni studiosi ritengono necessario procedere a un’ampia rivisitazione dell’intero diritto ipotecario, eliminando, sulla scia di quanto accaduto in altri ordinamenti europei, il requisito dell’accessorietà del vincolo. Nonostante ciò, a causa dei rischi connessi a questa riforma, si ritiene preferibile affinare il meccanismo di perfezionamento della portabilità, eliminandone le criticità, senza però pregiudicare le sicurezze dell’attuale sistema giuridico, di cui l’accessorietà dell’ipoteca rispetto al credito costituisce un importante caposaldo.