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Cross border e-Conveyancingand
the use of Stylesheets
• The use of Stylesheets (NL)
• The possible use of Stylesheets (EU)
• The use of the Ring of Trusted Registrars
The Dutch Legal System
• Deeds system:
• No guarantee on title
• Registrar checks for registration requirements
• No complete registration of rights
• No Financial guarantees
BUT:
• Fast registration
The Dutch Legal System
• AND:
No guarantee but LR is reliable because :
Passing deeds is mandatory (Notary) and recording is mandatory (Registrar)
Registrar informs Notary / buyer on defective deed
After recording new owner receives notification of changes
Possibility of objection to changes & appeal to court
The Dutch Legal System
• AND:
• Cadastre Registration expanded and acquired a meaning that goes further
perhaps same evidential value as Land Register?
• Liability Notary (insurance Notary / Royal Dutch Notary Society) and also liability for Kadaster
The Dutch Legal System
• AND:
• If a sellers right is defective: true owner keeps the property (= deed system)
• If a sellers right is defective an he has sold to a third person (in good faith): third person keeps the property.
• So: protection of third parties in good faith
The Dutch Legal System
• Semi-title system:
• No guarantee on title but reliable because of cooperation
• Registrar checks for registration requirements and informs Notary in case of defective deed
• No complete registration of rights but meaning of Cad. Reg. is growing
and protection of third party in good faith
• No Financial guarantees but liability Notary and Land Registry
• Fast registration
The Dutch Legal System
Notary Registrar
Independant Independant
Responsible content deed Responsible Land Reg.
Identification Parties Responsible Cad. Reg.
Validity of agreement Decisions about recording
Coming into effect ownership & other property rights
Informing parties if deed is defective
Clearing house function Lawsuits (boundaries)
The use of Stylesheets (NL)
• Mrs Appel explained the data integration
• Step By Step Approach
• No magic, just existing techniques (XML)
Data integration by using stylesheets
... without changing responsibilities
Basic Principles
• Notary stays responsible for content of
the deed
• Registrar stays responsible for Cadastre
registration
• Notary preserves editorial freedom
Partly standardised documents for e-conveyancing
Stylesheet, computerised verified by Dutch registrar
Other conditions………………….………………….
Deed
.............................................. End of standardised part
1st part of the deed contains all essential data for Cadastre registration, e.g.: personal information about buyer, seller, object, purchase price, new easements or dissolving clauses
Editorial part with all other conditions and agreements, not to be registered
User agreement
• Meaning “end of part one”
• Declaration Notary: ‘no fact that belongs in the Cadastre Registration is mentioned in the 2nd part of the deed’
• If essential information is in the 2nd part, the Notary will be liable
Notary Kadaster
XML
repository
The possible use of Stylesheets (EU)
• Step By Step
• With respect to existing legislations– Common law: conclusive evidence deed?
• With respect to existing techniques– eLodging (digital duplicate/ original on paper)
– eRegistration (lodgement of documents in electronic format only)
– eConveyancing (paperless transactions through most of all stages of the conveyancing process)
• With respect to existing responsibilities– Title system < > deeds system
Germany 2011: starting two-sided structured communication
FOLIA-EGB
Civil Law Notary
Land Register
Original sheet by: Klaus Petermann, Ministry of Justice of North-Rhine Westphalia and Dr. Robert Mödl, Federal Chamber of German NotariesAdapted by: Jacques Vos, Registrar at Kadaster (the Netherland’s Cadastre, Land Registry and Mapping Agency)
Respect for existing circumstances
No change in responsibilities of registrar/ conveyancer
No change in conveyancing systems
No change in legislation
Reuse of existing techniques (e.g. STORK, SPOCS, EPO, eCODEX)
CROBECO-questions
• Can a Dutch notary execute a deed in a foreign language?
– Dutch Notarial Act (art. 42): Yes, but only if (s)he has sufficient knowledge of the foreign language notarial responsibility!
CROBECO-questions
• Is it possible to record a Foreign deed in the Spanish LR?
– Yes, according to Spanish Law
CROBECO-questions
• Does the Dutch notary know foreign law?
– Perhaps; if not: advice from Dutch Registrar (LERN / Legal Science
CROBECO-questions
• How does the Spanish colleague-registrar know the agreement is valid?
– Advice on evaluation of validity of agreement (Dutch colleague)
because the agreement has been declared subject to Dutch law (Rome I);
– The Dutch colleague knows what’s to be scrutinised to conclude the agreement is valid, according to Dutch law;
– Scrutinising by using standardised deeds , content approved by Legal Science
– Dutch Registrar adds an advice on validity of the agreement
CROBECO-questions
• What kind of advice is given by the Dutch Registrar?
– The (first part of the) deed implies consensus ad idem;
– Dutch registrar checks in accordance with the Dutch law if there is an agreement by checking:
• Usual standardised information on buyer and seller in the contract of sale;• Statement of notary on capacity (adulthood, competence to act)• Protective clause against unknown foreign legislation (dissolving condition)• Conclusive evidence (authentic deed, signature notary)
CROBECO-questions
• How can this be done on a short notice?
– For scrutinising the validity of a contract that according to Rome 1 is made subject to Dutch law a partly standardised contract will be used that can be evaluated in advance by the registrars and legal scientists from Spain;
– Stylesheet!
Partly standardized documents for cross border e- conveyancing
Agreement of sale
Other conditions
Deed
..............................................
End of standardized part
Validity of the agreement, according to home country law (Rome 1).Is judged by registrar from home country of buyer and by registrar of the real estate
Only evaluated by registrar of real estate
Pilot Netherlands / Spain: Dutch notary executes deed of contract of sale
Stylesheet, computerized verified by Dutch registrar
Necessary information for Spanish registrar
Deed
..............................................
End of Standardised part
. 1.usual standardized information on buyer and seller in contract of sale;2. statement of notary on capacity;3. Validity of the agreement, according to home country (Rome I)4. protective clause against unknown foreign legislation (dissolving condition)Judged by the registrar of the home country of the buyer & by the registrar of the real estate
Specific information that is necessary for transfer in SpainConditions of this specific agreement, only evaluated by the registrar of the real estate
CROBECO-questions
• How about the mortgage (deed)?
– Step by step
– Advice Legal Science & research Rabobank
CROBECO-questions
• How about conclusive evidence?
– Authentic deed & true copy of the deed
– Qualified electronic signature
CROBECO-questions
• How to get the needed information from a colleague?
European Land Registry Network (ELRN)
Operating Rules for the ELRN
Contactpoints
Information provided by the Contact Points shall not be binding, nor shall it be subject to any liability. It is an informal procedure of cooperation.