ISSN: 2226-3624
Open access
The issue of security and stability of real properties’ legal situation is a political, economic, and social matter in most countries, including Iran. Disputes in this area along with its unpredictable verdicts are among the most complicated matters in each legal system. That is why the legislature is always expected to pass suitable and effective laws, in order to assure stability and security of the owners and transferees of real property rights. This requires the legislation and judicial system of each country to know the expected functions from land registration system as well as legal basics of registration regulations and managing land information. Otherwise, the security and stability of real properties’ legal situation will not be ensured which will directly influence both the market of real property transactions and the economic growth.
The paper attempts to explain the legal position of the fundamental theory of land registration system, so called public confidence theory, as well as its position in Iranian land registration system. This answers the question whether deeds and real property registration system in Iran is compatible with above mentioned theory, which provides the expected functions of the registration and manages accuracy of information contained in the system.
In doing so, it examines the historical and theoretical basics of land registration system, showing –in turn—that in order to ensure legal stability and security in land transactions two basic functions are expected from land administration system: firstly it should provide tools to present valid and indefeasible information (information administration) and, secondly it has to legally protect the owner of registered right.(legal claims administration) Both functions could be realized within the framework of public confidence theory and its consequence.
Reviewing Iranian registration law clearly shows that although this theory along with its results are not known in Iranian legal literature, the legislature has considered it when ratifying this law and the principles of this theory can be seen in different articles of Iranian registration law. However, lawyers and judges' lack of knowledge about the "basic framework of real property registration system" as well as "the independence of real property registration law from civil law system" has caused the relative regulations be practically interpreted in real property disputes without paying any attention to this theory and its principles. This prevents achieving the expected functions of the registration system. However, this paper concludes that through conceptual development of this theory as well as its recognition by the legal system, it becomes possible to achieve such functions.
Arruñada, B., Bruce, J., Deininger, K., Ellickson, R., Garoupa, N., Gil, R., … Zanarone, G. (2014). Registries. Man and the Economy, 1(1), 209–230.
Arruñada, B., & Garoupa, N. (2005). The Choice of Titling System in Land. The Journal of Law and Economics, 48(2), 709–727. http://doi.org/10.1086/430493
Barlowe, R. (1990). Who Owns Your Land?.
Boudreau, C., & Tremblay, M. (2006). Informatisation du système de publicité foncière.
Brochu, F. (1999). Les nouveaux effets de la publicité foncière: du rêve à la réalité? Les Cahiers de Droit, 40(2), 267. http://doi.org/10.7202/043543ar
Brochu, F. (2001). Le systeme Torrens et la publicite fonciere quebecoise. McGill LJ, 47.
Cabrillac, R. (2012). Droit des obligations (10th ed.). Dalloz.
Chen, L. (2007). The New Chinese Property Code: A Giant Step Forward? Electronic Journal of Comparative Law, 11(2), 1–24.
Cooke, E. (2004). The Land Registration Act 2002 and the nature of ownership. In A. Hudson (Ed.), New Perspectives on Property Law: Obligations and Restitution (1st ed.). Cavendish Publishing.
Cursley, J., & Davys, M. (2011). Land Law (Palgrave Macmillan Law Masters) (7th ed.). Palgrave Macmillan.
Dekker, H. A. L. (2006). In Pursuit of Land Tenure Security (Vol. 235). Amsterdam University Press.
Delebecque, P., & Simler, P. (2012). Droit civil?; les sûretés, la publicité foncière (6th ed.). paris: dalloz.
Delestraint, P. D. (1982). Droit civil: sûretés, privilèges et hypothèques, publicité foncière (7th ed.). Dalloz.
Dixon, M. (2013). Modern land law. Routledge.
GAMPERT, A. (1896). Des bases d’une législation suisse sur les registres fonciers.
Gray, K., & Gray, S. F. (2005). Elements of Land Law (forth). Oxford University Press.
Green, K., & Cursley, J. (2004). Land Law. Palgrave Macmillan.
Gruen, E. S., & Diosdi, G. (1971). Ownership in Ancient and Preclassical Roman Law. The American Journal of Legal History, 15(4), 341–344. http://doi.org/10.2307/844659
Guerriero, M. A. (1975). L’acte juridique solennel. paris: Librairie générale de droit et de jurisprudence.
Haegel, P. (2004). Avis de la Commission nationale pour la protection des données au sujet de l ’ avant-projet de règlement grand-ducal concernant l ’ accès au répertoire général des personnes physiques et morales par les officiers publics et autres créateurs ou exécuteurs , 1–5.
Ho, P. (2014). The “credibility thesis” and its application to property rights: (In)Secure land tenure, conflict and social welfare in China. Land Use Policy, 40, 13–27. http://doi.org/10.1016/j.landusepol.2013.09.019
Hunter, B. (1963). Equity and the Torrens System. Adel. L. Rev, 2, 208.
Jobard-Bachellier, M.-N., & Brémond, V. (2014). Droit civil. Sûretés, publicité foncière (17th ed.). Dalloz.
Lemmen, C., van Oosterom, P., & Bennett, R. (2015). The Land Administration Domain Model. Land Use Policy, (September 2013), 11–30. http://doi.org/10.1016/j.landusepol.2015.01.014
Mazeaud, H. ., Mazeaud, J., & CHABAS, F. (2000). Leçons de droit civil. Introduction à l’étude du droit (12th ed.). Paris: Monîchrestien.
Miceli, T., Sirmans, C., & Turnbull, G. (1998). Title assurance and incentives for efficient land use. European Journal of Law and Economics, 6(3), 305–323.
Mohammadi, S. jalil. (2004). The evolution of ownership and the Real Estate Registration (In persian) (first). alef.
Murphy, T., Roberts, S., & Flessas, T. (2004). Understanding Property Law (4th ed.). Sweet & Maxwell.
O’Connor, P. (2003). Registration of title in England and Australia: a theoretical and comparative analysis. In Modern Studies in Property Law (pp. 81–99). Hart Publishing.
Paixao, S., Hespanha, J. P., Ghawana, T., Carneiro, A. F. T., Zevenbergen, J., & Frederico, L. N. (2015). Modeling indigenous tribes’ land rights with ISO 19152 LADM: A case from Brazil. Land Use Policy, 49, 587–597. http://doi.org/10.1016/j.landusepol.2014.12.001
Palmer, D. (1998). Security , risk and registration. Land Use Policy, 15(I), 83–94.
Picod, Y. (1999). Leçons de droit civil: publicité foncière. Sûretés. Tome troisième. Premier volume. (Y. Picod, Ed.) (7th ed.). paris: Montchrestien.
Piedelièvre, S. (2000). Traité de droit civil?: la publicité foncière. (L. G. de D. et de Jurisprudence, Ed.). Paris: L.G.D.J.
Raynaud, P. (1999). Répertoire de droit civil Encyclopédie juridique (2nd ed.). Dalloz.
Saghari, M. (2006). Validity of apparent authenticity in civil law (a debate in Iran and France) (In persian). Law and Policy, 8(18), 119–138.
Shahri, G. (2002). deeds and realstate registration (in persion) (10th ed.). university jahad.
Simpson, A. R. (1976). Land Law and Registration. Cambridge University Press.
Stanfield, D. (1990). Rural land titling and registration in Latin America and the Caribbean: implications for rural development programs. Land Tenure Center, University of Wisconsin--Madison.
Starck, B., Roland, H., & Boyer, L. (1988). Introduction au droit (5th ed.). Paris: Litec.
Tabatabai Hesari, N. (2014). the basics and effects of the land registry system. Tehran: Enteshar.
Tabbah, B. (1947). Propriété privée et registre foncier: Sous le signe de l’harmonie des droits. Préf. de Paul Roubier. Pichon et Durand-Auzias.
Terré, F., & Simler, P. (2014). Droit civil, les biens (9th ed.). Dalloz.
Wakker, W. J., van der Molen, P., & Lemmen, C. (2003). Land registration and cadastre in the Netherlands, and the role of cadastral boundaries: the application of GPS technology in the survey of cadastral boundaries. Journal of Geospatial Engineering, 5(1), 3–10.
Zevenbergen, J. (2004). A Systems Approach to Land Registration and Cadastre. Nordic Journal of Surveying and Real Estate Research, 1(1).
(Hesari et al., 2016)
Hesari, N. T., Azari, H., & Saber, M. (2016). The Effect of Iranian Land Administration System in Transactions Real Properties’ Security: In the Light of Public Confidence Theory. International Journal of Academic Research in Economics and Management Sciences, 5(4), 110–123.
Copyright: © 2018 The Author(s)
Published by Human Resource Management Academic Research Society (www.hrmars.com)
This article is published under the Creative Commons Attribution (CC BY 4.0) license. Anyone may reproduce, distribute, translate and create derivative works of this article (for both commercial and non-commercial purposes), subject to full attribution to the original publication and authors. The full terms of this license may be seen at: http://creativecommons.org/licences/by/4.0/legalcode