Property formation in the Nordic countries The Danish section pages 29 – 137 has been translated in English Denmark 1 Introduction .................................................................................................................................................... 29 2 The concept of property .............................................................................................................................. 33 2.1 Introduction ............................................................................................................................................. 33 2.2 Regulation of land use under public law ............................................................................................. 35 2.3 The property ........................................................................................................................................... 43 2.3.1 Landed properties ............................................................................................................................. 44 2.3.2 Other real properties ......................................................................................................................... 49 2.4 Valuation properties ............................................................................................................................... 51 2.5 Boundaries af landed properties .......................................................................................................... 52 2.5.1 Marking of boundaries ...................................................................................................................... 52 2.5.2 Legal determination of boundaries ................................................................................................. 53 2.6 Buildings and other items belonging to the property ........................................................................ 55 2.7 Rights in properties ................................................................................................................................55 2.7.1 Introduction ........................................................................................................................................ 55 2.7.2 Easements ......................................................................................................................................... 56 2.7.3 Private rights of way ......................................................................................................................... 57 2.7.4 Statutory easements and restrictionsr ........................................................................................... 59 2.7.5 Mortgage rights .................................................................................................................................. 60 2.7.6 Rights of use ...................................................................................................................................... 65 2.7.7 Potential rights ................................................................................................................................... 65 2.8 Conveyance of real property ................................................................................................................ 66 2.9 Property formation ................................................................................................................................. 71 2.9.1 Introduction ........................................................................................................................................ 71 2.9.2 Establishment of a new cadastral property ................................................................................... 72 2.9.3 Transfer of part of property between existing properties ............................................................. 73 3 The responsibility of society regarding conveyances of real property, property formation, and establishment of rights in real property ........................................................................................................... 75 3.1 Authorities and others involved in conveyance of real property ..................................................... 77 3.2 Authorities and others involved in property formation ...................................................................... 86 3.3 Authorities and others involved in establishment and transfer of other rights in real property ... 97 4 Conveyance of real property .................................................................................................................... 104 4.1 Introduction ........................................................................................................................................... 104 4.2 Conveyance of real property on purchase ....................................................................................... 104 4.3 Mortgaging real property ..................................................................................................................... 111 5 Changes in property boundaries ............................................................................................................ 115 5.1 Introduction ........................................................................................................................................... 115 5.2 Procedure for cadastral changes ....................................................................................................... 116 5.3 Permits from other authorities ............................................................................................................ 120 5.4 Subdivision ............................................................................................................................................ 121 5.5 Entry in the Cadastre ........................................................................................................................... 126 5.6 Amalgamation ....................................................................................................................................... 126 5.7 Transfer of part of property ................................................................................................................. 127 5.8 Rectification of boundaries ................................................................................................................. 131 5.9 Registration of public roads ................................................................................................................ 133 6 Establishment of rights in real property ............................................................................................... 135 6.1 Introduction ........................................................................................................................................... 135 7 Bibliography ................................................................................................................................................. 137 Introduction INTRODUCTION Professor Hans Mattsson, Real Estate Planning and Land Law, Royal Institute of Technology (KTH), Stockholm 1 Land rights in a perspective of change 1.1 Background Land, by tradition, is to a great extent governed by special, separate legislation. A distinction is made between real and personal property, one reason for this being society’s desire to underpin the real estate and credit market, and another being an endeavour to balance the interests of the usufructuary and the creditor against those of the property owner. At the same time, real estate being an object of taxation, the state has a special interest in controlling ownership and use in such a way that revenue potential will not be eviscerated. Rational management of land resources, furthermore, has social and economic dimensions, prompting public bodies to influence land use through the medium of land policy, planning and permit procedures. Land has been individualised through division into property units, in such a way that title (ownership) and other legal relations can be attached to properties. However, it is less easy with real property than with personal property for title and acquisitions of rights to be manifested through occupation or de facto disposition, and this is one of the reasons for real property being registered. Registration gives publicity and legal protection to acquisitions of rights (ownership acquisition, rights granted and security for credits). Registration is made still more important by the great economic assets which real property represents. 1 In the ultimate analysis, land use mirrors the society in which we live, and must be amenable to change if individual land rights are not to stand in the way of social change. But the methods of change developed must not be framed in such a way as to eliminate the security of the rights already linked to real property. And so changes of ownership, grant of rights and property formation are regulated, not to say standardised. In this way clarity of rights is achieved in a changeable world. In addition, methods for recording particulars of changes are needed in order to keep registers constantly updated. 1 SOU 1966:63, s. 16-17, 47. Larsson 1991. Introduction 19 Introduction The system, then, has to guarantee security (stability) but must also facilitate change (dynamism) in the management of property units. Fundamentally, a complicated system of rights has been built up to this end and is ultimately guaranteed