University of Southern Queensland Faculty of Engineering and Surveying THE IDENTIFICATION OF ALL RIGHTS, OBLIGATIONS, AND RESTRICTIONS ON FREEHOLD LAND IN SOUTH AUSTRALIA. A dissertation submitted by Bradley Ian Mattsson in fulfilment of the requirements of Bachelor of Spatial Science: Surveying October 2015 Abstract An effective land administration system (LAS) is a system encompassing institutional frameworks which services the needs of all forms of government, utilises the latest relevant technologies, delivers a variety of information and helps to serve the rights, obligations, and restrictions (RORs) associated with land. Finding out where RORs apply, who they apply to, the reasoning behind their creation and if and how they can be changed is of great importance to land owners and the general public. This project aims to identify inefficiencies in the South Australian system for the searching of existing RORs on freehold parcels of land. A comprehensive typology was adapted from previous research and applied to multiple case studies over freehold parcels of land in South Australia. All relevant information and data associated with existing RORs over the subject properties was collated to test the quality and relevance of the typology. During the collection of the ROR related details any difficulties encountered were noted for further discussion and clarification. From the completed case studies several inefficiencies were identified including that extensive research and knowledge is required prior to completing a search, that a detailed typology is required to assist in completing a search, that there are numerous administrative bodies who act independently of each other, that administrative bodies often limit the details made readily available for searching on public registers and that both LASs and RORs are continuously evolving. The typology was found to be efficient and practical for use throughout the completed case studies. The current land administration system in South Australia was found to have some inefficiencies and flaws; however, large scale reform does not appear to be required. i Disclaimers Limitations of Use The Council of the University of Southern Queensland, its Faculty of Health, Engineering & Sciences, and the staff of the University of Southern Queensland, do not accept any responsibility for the truth, accuracy or completeness of material contained within or associated with this dissertation. Persons using all or any part of this material do so at their own risk, and not at the risk of the Council of the University of Southern Queensland, its Faculty of Health, Engineering & Sciences or the sta ff of the University of Southern Queensland. This dissertation reports an educational exercise and has no purpose or validity beyond this exercise. The sole purpose of the course pair entitled “Research Project” is to contribute to the overall education within the student’s chosen degree program. This document, the associated hardware, software, drawings, and other material set out in the associated appendices should not be used for any other purpose: if they are so used, it is entirely at the risk of the user. ii Certification Page I certify that the ideas, designs and experimental work, results, analysis and conclusions set out in this dissertation are entirely my own effort, except where otherwise indicated and acknowledged. I further certify that the work is original and has not been previously submitted for assessment in any other course or institution, except where specifically stated. Bradley Ian Mattsson Student Number: 0050101149 iii Acknowledgements My sincere appreciation goes out to my parents for their continuing support of my professional career and chosen education path. Without their support and flexibility with work commitments this project could not have been completed. Special acknowledgement is due to Ash for her continuing support and understanding offered to me throughout the completion of this project and my time at USQ. The help and guidance offered by my supervisor Dr Glenn Campbell throughout this project is also acknowledged. iv Table of Contents Abstract .................................................................................................................... i Disclaimers .............................................................................................................. ii Certification Page .................................................................................................. iii Acknowledgements ................................................................................................ iv List of Figures ....................................................................................................... xii List of Appendices ................................................................................................ xii Nomenclature and Acronyms ............................................................................. xiii Chapter 1 - Introduction ........................................................................................ 1 1.1 Project Background ................................................................................ 1 1.2 Property Rights ....................................................................................... 2 1.3 Rights Definition .................................................................................... 3 1.4 Obligations Definition ............................................................................ 5 1.5 Restrictions Definition ........................................................................... 6 1.6 Inefficiencies Description ....................................................................... 7 1.7 History of the Humankind – Land Relationship .................................... 7 1.8 The Land Administration Problem ......................................................... 9 1.9 Project Aim ........................................................................................... 10 1.10 Research Objectives ........................................................................... 11 1.11 Conclusions: Chapter 1 ...................................................................... 11 Chapter 2 – Literature Review ............................................................................ 12 2.1 Introduction .......................................................................................... 12 2.2 Current Land Administration Trends and Needs ................................. 13 2.3 Drivers for Change ............................................................................... 15 2.4 Impediments to Change ........................................................................ 16 v 2.5 Recommendations for Land Information ............................................. 16 2.6 Further Development of Land Administration Systems ....................... 17 2.7 Temple’s Typology .............................................................................. 18 2.8 Questions for Further Debate ............................................................... 19 2.9 Conclusions: Chapter 2 ........................................................................ 19 Chapter 3 - Methodology ..................................................................................... 20 3.1 Background Research ........................................................................... 20 3.2 Overview of Property Law ................................................................... 20 3.3 Overview of Property Rights ................................................................ 21 3.4 Adaptation of Temple’s Typology for Investigation of RORs ............. 21 3.5 Case Studies ......................................................................................... 23 3.6 Documentation of Results .................................................................... 24 3.7 Conclusions: Chapter 3 ........................................................................ 24 Chapter 4 – Overview of South Australian Property Law ............................... 25 4.1 Classification of RORs using Temple’s Typology ............................... 25 4.2 Characteristics of RORs ....................................................................... 25 4.2.1 Estates ...................................................................................... 26 4.2.1.1 Freehold Estates ......................................................... 26 4.2.1.2 Ownership .................................................................. 27 4.2.1.3 Leasehold Estates ....................................................... 28 4.2.1.4 Limitations of Land Use ............................................. 29 4.2.1.5 Development Rights ................................................... 30 4.2.2 Possession ................................................................................ 32 4.2.2.1 Possession Acquired by Consent ................................. 32 4.2.2.2 Possession Acquired Without Consent ....................... 33 vi 4.2.3 Equitable Rights ...................................................................... 34 4.2.4 Security Rights ........................................................................ 35 4.2.5 Shared Rights .......................................................................... 35 4.2.6 Non-Possessory Rights ............................................................ 36 4.2.6.1 Easements ..................................................................