sectional titles act, no. 95 of 1986 - paddocks€¦ · n sectional titles act, no. 95 of 1986 (as...

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SectionalTitlesAct,No.95of1986

(asamended,includingamendmentsbytheSectionalTitlesSchemesManagementAct,No.8of2011)

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Tableofcontents

SECTIONALTITLESACT,95OF1986 4

1Definitions 4

PARTI-INTRODUCTORYPROVISIONS,SECTIONS2-3 7

2Ownershipandrealrightsinoroverpartsofbuildings,andregistrationoftitletoownershiporotherrealrightsinoroversuchparts 7

3ApplicationofDeedsRegistriesAct,reproductionofdocuments,andunitsdeemedtobeland 8

PARTII-DEVELOPMENTSCHEMES,SECTIONALPLANSANDSECTIONALTITLEREGISTERS,SECTIONS4-14 8

4Approvalofdevelopmentschemes 8

5Mannerofpreparingdraftsectionalplans 10

6Dutiesoflandsurveyorsandarchitectsandnon-liabilityofState 11

7ApprovalofdraftsectionalplansbySurveyor-General 11

8Improperconductoflandsurveyorsandarchitects 12

9Repealed 12

10Salebydevelopersofcertainunitsoccupiedbycertainlessees 12

11Applicationsforopeningofsectionaltitleregisters 14

12Registrationofsectionalplansandopeningofsectionaltitleregisters 15

13Effectofregistrationofsectionalplans 16

14Amendmentandcancellationofsectionalplans 16

PARTIII-REGISTRATIONANDCOMMONPROPERTY,SECTIONS15-19 17

15Preparationofdeedsbyconveyancer 17

15AProofofcertainfactsinconnectionwithdeedsanddocumentsbymeansofcertaincertificates 17

15BRegistrationoftransferofownershipandotherrights 18

16Ownershipofcommonproperty 20

17Alienationandlettingofcommonproperty 20

18Transferofmortgagedunit,undividedshare,commonpropertyorland,andcessionofmortgagedleaseorrealright 23

19Expropriationofcommonpropertyorrightstherein 23

PARTIV-SUBDIVISION,CONSOLIDATIONANDEXTENSIONOFSECTIONS,SECTIONS20-24 23

20Repealed 23

21ApprovalofplanofsubdivisionorconsolidationbySurveyor-General 23

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22Registrationofsubdivisionofsection 24

23Registrationofconsolidationofsections 25

24Extensionofsections 25

PARTV-EXTENSIONOFSCHEMES,SECTIONS25-26 27

25Extensionofschemesbyadditionofsectionsandexclusiveuseareasorbyadditionofexclusiveuseareasonly 27

26Extensionofschemesbyadditionoflandtocommonproperty 31

PARTVI-EXCLUSIVEUSEOFCOMMONPROPERTYANDSERVITUDES,SECTIONS27-31 31

27Rightsofexclusiveuseofpartsofcommonproperty 31

27ARepealed 33

28Impliedservitudes 33

29Creationofservitudes 34

30Ancillaryservitudalrights 34

31DeedsRegistriesActandimpliedservitudes 34

PARTVII-PARTICIPATIONQUOTASANDDEVELOPERS,SECTIONS32-34 34

32Participationquotas 34

33Saleorlettingofsections 35

34Sharesofdevelopersinbuildingsandland 35

PARTVIII-RULESANDBODIESCORPORATE,SECTIONS35-43 36

35Repealed 36

36Bodiescorporate 36

37to43Repealed 36

PARTIX-OWNERS,ADMINISTRATORSANDBUILDINGS,SECTIONS44-51 36

44to48Repealed 36

49Disposalondestructionofbuildings 36

50UnencumberedsectionsdestroyedbyStateorlocalauthority 37

51Repealed 38

PARTX-MISCELLANEOUS,SECTIONS52-61 38

52and53Repealed 38

54Sectionaltitlesregulationboard 38

55Regulations 39

56NoticeofapplicationstoCourt 40

57Exemptionfromliability 40

58PowersofSurveyor-GeneralregardingsectionalplansregisteredintermsofSectionalTitlesAct,1971 41

59Repealoflaws 41

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60Savingsandtransitionalprovisions 41

60AFurthersavingsandtransitionalprovisions 41

61Shorttitleandcommencement 42

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SectionalTitlesAct,95of1986DateofCommencement:1June1988

ACTTo provide for the division of buildings into sections and common property and for theacquisition of separate ownership in sections coupled with joint ownership in commonproperty;thecontrolofcertainincidentsattachingtoseparateownershipinsectionsandjointownershipincommonproperty;thetransferofownershipofsectionsandtheregistrationofsectionalmortgagebondsover,andrealrightsin,sections;theconferringandregistrationofrights in, and thedisposal of, commonproperty; and theestablishmentof a sectional titlesregulationboard;andtoprovideforincidentalmatters.

1Definitions(1)InthisActandtherules,unlessthecontextotherwiseindicates-

'architect' means a person registered as a professional architect in terms of section18(1)(a)(i)oftheArchitecturalProfessionAct,2000(ActNo.44of2000),readwithsection19ofthatActandwhohasmettherequirementssetoutinsection5(2)ofthisAct;

'body corporate' means the body corporate as defined in the Sectional Titles SchemesManagementAct;

'building'meansastructureofapermanentnatureerectedortobeerectedandwhich isshownonasectionalplanaspartofascheme;

‘chief ombud' means the chief ombud as defined in the Community Schemes OmbudServiceAct,2011;

'ChiefSurveyor-General'meanstheChiefSurveyor-Generalappointedintermsofsection2oftheLandSurveyAct.1997(ActNo.8of1997);

'commonproperty',inrelationtoascheme,means-

(a)thelandincludedinthescheme;

(b)suchpartsofthebuildingorbuildingsasarenotincludedinasection;and

(c)landreferredtoinsection26;

'conveyancer'meansaconveyancerasdefinedintheDeedsRegistriesAct;

'Council' means, in relation to architects, the South African Council for Architectsestablished in termsof theArchitects'Act,1970 (Act35of1970), and, in relation to landsurveyors, the South African Council for Professional Land Surveyors and TechnicalSurveyorsestablishedintermsoftheProfessionalLandSurveyors'andTechnicalSurveyors'Act,1984(Act40of1984);

'Court'meanstheprovincialor localdivisionof theHighCourthaving jurisdictionand, forthepurposesofsection44,amagistrates'courthavingjurisdiction;

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'Deeds Registries Act' means the Deeds Registries Act, 1937 (Act 47 of 1937), and anyregulationmadethereunder;

'deedsregistry'meansadeedsregistryasdefinedintheDeedsRegistriesAct;

'developer'meansapersonwhoistheregisteredownerofland,situatedwithintheareaofjurisdictionofalocalauthority,onwhichissituatedortobeerectedabuildingorbuildingswhichhehasdividedorproposestodivideintotwoormoresectionsintermsofascheme,ortheholderoftherightreferredtoinsection25toextendascheme,orhissuccessor intitle,andincludes-

(a)forthepurposesofsections4,10and15(3)(c),alsotheagentofanysuchpersonorhisorhersuccessorintitle,oranyotherpersonactingonbehalfofanyofthem;and

(b)forthepurposesofrebuildinganybuildingthatisdeemedtohavebeendestroyed,ascontemplatedin17oftheSectionalTitlesSchemesManagementAct,thebodycorporateconcerned;

'developmentscheme'meansaschemeintermsofwhichabuildingorbuildingssituatedortobeerectedon landwithin theareaof jurisdictionof a local authority isor are, for thepurposesofselling, lettingorotherwisedealingtherewith,tobedividedintotwoormoresections,orascontemplatedintheprovisotosection2(a);

'draftsectionalplan'meansasectionalplanpreparedinaccordancewiththeprovisionsofsection 5, but not yet approved by the Surveyor-General; and 'draft sectional plan ofsubdivision', 'draft sectional plan of consolidation' and 'draft sectional plan of extension'haveacorrespondingmeaning;

'exclusiveusearea'meansapartorpartsofthecommonpropertyfortheexclusiveusebytheownerorownersofoneormoresections;

'land'meansthelandcomprisedinaschemeasshownonasectionalplan;

'landsurveyor'meansalandsurveyorasdefinedinsection1oftheLandSurveyorAct,1997(ActNo.8of1997),andwhohasmettherequirementssetout intermsofsection5(2)ofthisAct;

'lease'forthepurposesofsection17(1)meansaleasewhich-

(a)wasenteredintoforaperiodofnotlessthantenyears;

(b)wasenteredintoforthenaturallifeofthelesseeorofanyotherpersonmentionedinthelease;or

(c) is renewable from time to time at the will of the lessee indefinitely or for periodswhich,togetherwiththefirstperiod,amountinalltonotlessthan10years;

'local authority'means amunicipality contemplated in section 151of the Constitution oftheRepublicofSouthAfrica,1996(ActNo.108of1996),exercisingjurisdictionintheareainwhichthelandissituated;

‘Minister’meanstheMinisterofRuralDevelopmentandLandReform.

'notarypublic'meansanotarypublicasdefinedintheDeedsRegistriesAct;

'operativetownplanningscheme'meansatownplanningschememapandaccompanyingtownplanningschemeclausespreparedintermsofanylaw;

'owner'means,inrelationto-

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(a)immovable property, subject to paragraph (b), the person registered as owner orholder thereof and includes the trustee in an insolvent estate, the liquidator or acompanyorclosecorporationwhichisanowner,andtheexecutorofanownerwhohasdied,ortherepresentative,recognisedbylaw,ofanownerwhoisaminororofunsoundmind or is otherwise under a disability, if such trustee, liquidator, executor orrepresentativeisactingwithinthescopeofhisorherauthority;

(b)immovablepropertyandrealrightsinimmovableproperty-

(i)registeredinthenamesofbothspousesinamarriageincommunityofproperty,eitheroneorbothofthespouses;

(ii)registeredinthenameofonlyonespouseandformingpartofthejointestateofboth spouses in a marriage in community of property, either one or both of thespouses,

and'owned'and'ownership'haveacorrespondingmeaning;

'participation quota', in relation to a section or the owner of a section, means thepercentagedeterminedinaccordancewiththeprovisionsofsection32(1)or(2)inrespectofthatsectionforthepurposesreferredtoinsection32(3),andshownonasectionalplaninaccordancewiththeprovisionsofsection5(3)(g);

'prescribed'meansprescribedbythisActorbyregulation;

'quota',inrelationtoasectionortheownerofasection,meanstheparticipationquotaofthatsection;

'registrable'meanscapableofbeingregisteredintermsoftheDeedsRegistriesAct;

'registrar'meansaregistrarofdeedsasdefinedintheDeedsRegistriesAct;

'regulation'meansaregulationmadeandinforceunderthisAct;

'rules'meansrulesasdefinedintheSectionalTitlesSchemesManagementAct;

'scheme'meansadevelopmentscheme;

'section'meansasectionshownassuchonasectionalplan;

'sectionalmortgagebond'meansamortgagebondhypothecating-

(a)aunitoranexclusiveusearea, landoranundividedshareinsuchunit,areaor landheldunderaseparatesectionaltitledeed;or

(b) a registered lease or sub-lease of any such unit, exclusive use area or land or anundivided share in such unit, area or land,whichwhen it was entered into,was for aperiodofnotlessthan10yearsorforthenatural lifeofthelesseeoranyotherpersonmentionedinthelease,orwhichisrenewablefromtimetotimeatthewillofthelesseeindefinitelyor forperiodswhichtogetherwith the firstperiodamount inall tonot lessthan10years;or

(c)anyotherregisteredrealrightinoroveranysuchunitorundividedshareinaunitorcommonpropertyortherightsreferredtoinsections25and27;

'sectionalplan',inrelationtoascheme,meansaplanapprovedbytheSurveyor-General-

(a)whichisdescribedasasectionalplan;

(b)which shows the building or buildings and the land comprised in the scheme, asdividedintotwoormoresectionsandcommonproperty;and

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(c)which complieswith the requirementsof section5, and includes a sectional planofsubdivision,consolidationorextensionasprovidedforinthisAct;

'sectionaltitledeed'meansacertificateofregisteredsectionaltitleoradeedoftransfer;

'sectionaltitleregister'meanstheregisterreferredtoinsection12(1)(b),andincludesanysectionalplanregisteredunderthisAct,andadeedsregistry'sduplicateofanycertificateofregisteredsectionaltitledeemedtobeincorporatedinsuchregister;

‘Sectional Titles Schemes Management Act’ means the Sectional Titles SchemesManagementAct2010;

'special resolution' means special resolution as defined in the Sectional Titles SchemesManagementAct;

'statutoryplan'meansalanddevelopmentobjectivepreparedintermsofChapterIVoftheDevelopment FacilitationAct, 1995 (ActNo.67of1995), an integrateddevelopmentplanprepared in terms of section 10D (4) (b) or section 2 of Schedule 2A to the LocalGovernmentTransitionAct,1993(ActNo.209of1993),oranyotherintegratedplan,layoutplan or packageof plans in force in the area andwhich has or havebeen approvedby acompetentauthorityintermsofanylaw.

'Surveyor-General'meansaSurveyor-Generalappointed in termsofsection5of theLandSurveyAct.1997(ActNo.8of1997);

'thisAct'includestheregulations;

'unanimous resolution' means unanimous resolution as defined in the Sectional TitlesSchemesManagementAct;

'undividedshareincommonproperty',inrelationtoanowner,meansanundividedshareof that owner in common property as determined in accordance with the quota of thesectionofwhichheistheownerand,inrelationtoasection,meansanundividedshareincommonpropertyapportionedtothatsectioninaccordancewiththequotaofthesection;

'unit'meansasectiontogetherwithitsundividedshareincommonpropertyapportionedtothatsectioninaccordancewiththequotaofthesection.

(2)and(3)Repealed

(4)TheMinistermaybynoticeintheGazettedeclareanyinstitutionorbodyestablishedbyorundertheprovisionsofanyother lawandwhichexercisespowersandperformsdutieswhich, in the opinion of theMinister, correspond with the powers and duties ordinarilyexercised or performed by an institution or body referred to in the definition of 'localauthority',tobealocalauthorityforthepurposesofthisAct.

PARTI-IntroductoryProvisions,Sections2-3

2Ownershipandrealrightsinoroverpartsofbuildings,andregistrationoftitletoownershiporotherrealrightsinoroversuchparts

Notwithstandinganythingtothecontraryinanylaworthecommonlawcontained-

(a)abuildingorbuildingscomprisedinaschemeandthelandonwhichsuchbuildingorbuildings is or are situated, may be divided into sections and common property inaccordance with the provisions of this Act: Provided that where a scheme comprisesmorethanonebuilding,anysuchbuildingmay,subjecttosection5(4),besodividedintoasinglesectionandcommonproperty;

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(b)separateownershipinsuchsectionsoranundividedsharethereinmaybeacquiredinaccordancewiththeprovisionsofthisAct;

(c)theownersofsuchsectionsshallownsuchcommonproperty inundividedshares inaccordancewiththeprovisionsofthisAct;

(d)any real right may be acquired in or over any such section or an undivided sharethereinorcommonpropertyinaccordancewiththeprovisionsofthisAct;and

(e)a registrar may, in accordance with the provisions of this Act, register in a deedsregistryatitledeedwherebyownership in,orany leaseof,oranyotherrealright inorover,anysuchsectionoranundividedsharethereinorcommonpropertyisacquired.

3ApplicationofDeedsRegistriesAct,reproductionofdocuments,andunitsdeemedtobeland

(1) Save as is otherwise provided in this Act or any other law or the context otherwiseindicates,theprovisionsoftheDeedsRegistriesActshall,insofarassuchprovisionscanbeso applied, apply mutatis mutandis in relation to all documents registered or filed orintendedtoberegisteredorfiledinadeedsregistryintermsofthisAct.

(2) The registrar concerned may reproduce or cause to be reproduced any documentreferred to in subsection (1) bymeans ofmicrofilming or any other processwhich in hisopinionaccuratelyanddurablyreproducesanysuchdocument,andmaypreserveorcausetobepreservedsuchreproductioninlieuofsuchdocument.

(3)Areproductionreferredtoinsubsection(2)shall,forthepurposesofadeedsregistry,bedeemedtobetheoriginaldocument,andacopyobtainedbymeansofsuchreproductionandwhichhasbeencertifiedbytheregistrarasatruecopyofsuchreproduction,shallbeadmissibleinevidenceandshallhavealltheeffectsoftheoriginaldocumentconcerned.

(4)Aunitshallbedeemedtobeland.

PARTII-DevelopmentSchemes,SectionalPlansandSectionalTitleRegisters,Sections4-14

4Approvalofdevelopmentschemes(1)Adeveloperwho intendstoestablishaschemeshallcauseadraftsectionalplantobesubmittedtotheSurveyor-Generalintermsofsection7;.

(2)Aschememayrelatetomorethanonebuildingsituated,tobeerectedorbeingintheprocessoferectiononthesamepieceofland,oronmorethanonepieceofland,whethercontiguous or non-contiguous: Provided that the building or buildings to be divided intosectionsshallbesituatedonlyononesuchpieceoflandorontwoormoresuchcontiguouspiecesof land registered in thenameof thesamepersonandwhichhavebeennotariallytied.

(3)Ifapartofabuildingwhichiscomprisedinaproposedschemeandwhichafteradivisionof the building will constitute a unit therein, is wholly or partially let for residentialpurposes, a developer shall not cause a draft sectional plan to be submitted ascontemplatedinsubsection(1),unless-

(a)everylesseeofapartwhichissoletforresidentialpurposes-

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(i)has been notified in writing by the developer, by letter delivered eitherpersonally or despatched by registered post, of a date, at least 14 days after thedeliveryordespatchofsuchletter,asthecasemaybe,ofameetingofsuchlesseesto be held in the building in question, or in another buildingwithin a reasonabledistance from the first-mentioned building, within the area of jurisdiction of thelocalauthorityconcerned,atwhichthedeveloperintendstobeavailabletoprovidethelesseeswith-

(aa)suchparticularsof the relevantschemeas theymayreasonably requirefromhimorher;and

(bb)theinformationregardingtheirrightsassetoutinsection10ofthisAct;and

(ii)has at the same time, with the notice referred to in subparagraph (i), beenprovidedbythedeveloperwithacertificatecontainingtheprescribedparticularsinrespect of the relevant building, and parts thereof or units therein, and of therelevantscheme;and

(b)a meeting contemplated in paragraph (a) (i) has been held and the developer hasbeenavailablethereattoprovidetheparticularscontemplatedinthesaidparagraph,andhas answered all reasonable questions put to the developer by the lessees present:Providedthatadeveloperneednotcomplywiththissubsection ifallsuch lesseeshavestated inwriting that theyareawareof their rightswhich shall alsobe setout in suchstatementandthattheydonotwishtopurchasetheproposedunitswhichtheyoccupyand a conveyancer has certified inwriting that such statements have been received inrespectofalltheunitsinquestion;Providedfurtherthatashareblockcompanyapplyingfortheapprovalofadevelopmentschemeneednotcomplywiththerequirementsofthissubsection if that share block company has, within a period of two years before suchapplication,alreadycompliedwith therequirementsof section11Aof theShareBlocksControlAct,1980(Act59of1980).

(3A) For the purposes of subsection (3) 'lessee'means a lesseewho is a party to a leaseenteredintowiththedeveloperoranyofhisorherpredecessorsintitle.

(5)Anarchitectoralandsurveyoractingonbehalfofadevelopershallinspecttheproperty,and,if-

(a)in regard to any matter other than the proposed use, the building to which thescheme relates does not comply with any operative town planning scheme, statutoryplanorconditionssubjecttowhichadevelopmentwasapprovedintermsofanylawatthedateofapprovalofthebuildingplans;

(b)inregardtomattersotherthanbuildings,thereisnon-compliancewithanyapplicableconditionofanyoperativetownplanningscheme,statutoryplanorconditionssubjecttowhichadevelopmentwasapprovedintermsofanylaw;

(c)thebuildingtowhichtheschemerelates,hasnotbeenerectedinaccordancewithanyapplicablebuildingregulationsorbuildingby-lawsinoperationatthedateoferection:

applytothe localauthorityconcernedforthecondonationofsuchnon-complianceandthe local authority may condone such non-compliance by issuing a certificate to theapplicant;Providedthatnocertificateshallbeissuedforcondonationofnon-compliancewith a national building regulation regarding the strength and stability of any buildingunless a deviation has been permitted or an exemption has been granted in terms of

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section18(2)oftheNationalBuildingRegulationsandBuildingStandardsAct,1977(ActNo.103of1977).

5Mannerofpreparingdraftsectionalplans(1)Adraftsectionalplanshallbepreparedandsignedbyalandsurveyororanarchitectinaccordance with the provisions of this Act, and the numerical and other data recordedthereonshallbewithintheprescribed limitsofaccuracy:Providedthatthepartofadraftsectionalplanreferredtoinsubsection(3)(a),andanydelineationofanexclusiveuseareaofwhich theboundariesarenot representedbyphysical featuresofapermanentnature,shallbepreparedbyalandsurveyorandsignedbyhim.

(2)Adraftsectionalplanwhichhasbeenpreparedbyalandsurveyororarchitectwhohasbeen required by the Chief Surveyor-General to sit for a prescribed examination inconnectionwiththepreparationofdraftsectionalplans,andwhichhasbeensubmittedtothe Surveyor-General as required by section 7, shall not be accepted by the Surveyor-Generalunlessthelandsurveyororarchitectconcernedhaspassedsuchexamination.

(3)Adraftsectionalplanshall-

(a)delineate the boundaries of the land in accordance with the relevant diagram orgeneral plan and the location of the relevant building or buildings in relation thereto:ProvidedthatanyerrorinsuchdiagramorgeneralplaninregardtotheboundariesofthelandshallberectifiedintermsoftheLandSurveyAct,1997(Act8of1997),priortothepreparationofthesectionalplan:ProvidedfurtherthatiftheSurveyor-Generaldoesnotrequire rectificationof suchdiagramorgeneralplan, the land surveyor shall recordhisowndimensionsonthatpartofthedraftsectionalplanreferredtointhisparagraph;

(b)indicatethenameofthescheme;

(c)includeaplantoscaleofeachstoreyinthebuildingorbuildingsshownthereon;

(d)subject to subsections (4) and (5), define the boundaries of each section in thebuildingorbuildings,anddistinguisheachsectionbyanumber;

(e)showthefloorareatothemedianlineoftheboundarywallsofeachsection,correcttothenearestsquaremetre,andthetotalofthefloorareasofallthesections;

(f)delineateintheprescribedmanneranyexclusiveusearea;

(g)haveendorseduponorannexedtoitaschedulespecifyingthequotaofeachsectioninaccordancewithsection32(1)or(2)andthetotalofthequotasofallsectionsshownthereon;and

(h)bedrawninsuchmannerandcontainsuchotherparticularsasmaybeprescribed.

(4)Thecommonboundarybetweenanysectionandanothersectionorcommonpropertyshallbethemedianlineofthedividingfloor,wallorceiling,asthecasemaybe.

(5)Forthepurposesofsubsection(3)(d)theboundariesofasectionshallbedefined-

(a)by reference to the floors, walls and ceilings thereof, or as may be prescribed:Providedthatanywindow,doororotherstructurewhichdividesasectionfromanothersection or common property, shall be considered to form part of such floor, wall orceiling;and

(b)inrespectofapartofasection(suchasastoep,porch,balcony,atriumorprojection)of which the boundaries cannot be defined in terms of paragraph (a) but being

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appurtenanttoapartofthatsectionwhichcanbedefinedintermsofthatparagraph,inthemannerprescribed.

(6)Asectionmayconsistofnon-contiguouspartsofabuildingorbuildings.

6Dutiesoflandsurveyorsandarchitectsandnon-liabilityofState(1) A land surveyor or architect preparing a draft sectional plan shall prepare the draftsectional plan from an actualmeasurement undertaken by him or under his direction insuchmanneraswellensureaccurateresults,andinaccordancewiththisAct.

(2)NeithertheStatenoranyofficeroremployeeintheserviceoftheStateshallbe liablefor any defective measurement or work appertaining thereto performed by any landsurveyor or architect, notwithstanding the fact that the sectional plan relating to suchmeasurementorworkhasbeenapprovedbytheSurveyor-General.

7ApprovalofdraftsectionalplansbySurveyor-General(1)When a draft sectional plan is submitted in terms of section 4, the land surveyor orarchitectconcernedshallonbehalfofthedevelopersubmittotheSurveyor-General,forhisorherapproval,theprescribednumberofcopiesofthedraftsectionalplan.

(2)ThesubmissionofthedraftsectionalplantotheSurveyor-Generalshallbeaccompaniedby-

(a)a certificate issued by an architect or a land surveyor stating that the proposeddivision into sections and common property is not contrary to any operative townplanning scheme, statutory plan or conditions subject to which a development wasapprovedintermsofanylawthatmayaffectthedevelopment;

(b)whereapplicable,acertificateissuedbyalocalauthorityintermsofsection4(5);

(c)and(d)repealed;

(e)ifsection4(3)appliestothescheme-

(i)anaffidavitbythedeveloperstatingthatthatsectionhasbeencompliedwith;

(ii)acopyofthenoticereferredtoinsection4(3)(a)(I)andthecertificatereferredtoinsection4(3)(a)(ii);and

(iii) where applicable, a certificate from a conveyancer in terms of the proviso tosection4(3);

(f) if section 4(3) does not apply to the scheme, an affidavit by the developer to thateffect.

(2A) The Surveyor-General shall not be responsible for investigating the correctness oraccuracyofanydocumentsubmittedtohimorherintermsofsubsection(2)orsection21,24or25.

(3)ThemannerofsubmissionofthedraftsectionalplanandofallotherdocumentstotheSurveyor-General,shallbeasprescribed.

(4) A Surveyor-General shall not approve a draft sectional plan, unless the applicabledocumentshavebeensubmittedtohimorherintermsofsubsection(2)andsuchplanhasbeenpreparedinaccordancewiththisAct.

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8ImproperconductoflandsurveyorsandarchitectsAlandsurveyororarchitectshallforthepurposesoftheProfessionalLandSurveyors'andTechnical Surveyors' Act, 1984 (Act 40 of 1984), and the Architects' Act, 1970 (Act 35 of1970),asthecasemaybe,beguiltyofimproperconduct,ifhe-

(a)signs,exceptasprovidedinsuchcircumstancesasmaybeprescribed,adraftsectionalplan,asectionalplanoranyotherplanreferredtointhisAct,requiredinconnectionwiththe registration thereof, and in respect of which he or she has not carried out orsupervised themeasurements, and has not carefully examined and satisfied himself orherself of the correctness of the entries in any records and of the calculations inconnectiontherewithwhichmayhavebeenmadebyanyotherperson;

(b)signsanydefectiveplanknowingittobedefective;

(c)repeatedly performs defective sectional title surveys in respect of which adequatecheckshavenotbeenapplied;

(d)makes an entry in a field record, a copyof a field recordor other documentwhichpurportstohavebeenderivedfromactualmeasurementinthefield,whenitwasinfactnotsoderived;

(e)supplies erroneous information to the Surveyor-General in connection with anyscheme,knowingittobeerroneous;

(f)carries out his duties in terms of this Act in a manner which the Chief Surveyor-Generalfindsafterinvestigationtobeincompetentorunsatisfactory;or

(g)contravenesaprovisionofthisActorfailstocomplytherewith,

and in the case of land surveyors, the Director General: Land Affairs or in the case orarchitects, theDirector-General: PublicWorks, or any other official authorized thereto bythe Director-General concerned, may refer a complaint in this regard to the relevantCouncilforinvestigationandthetakingofsuchstepsastheCouncilmaydeemfit.

9Repealed

10Salebydevelopersofcertainunitsoccupiedbycertainlessees(1) A developer shall, subject to subsection (5), not offer for sale or sell any unit in thatbuildingwhichisoccupiedbyalesseewhowasentitledtobenotifiedintermsofsection4(3)(a)(i),toanypersonotherthansuchlessee,unlessthedeveloperhas,byletterdeliveredeitherpersonallyorbyregisteredpost,offeredtheunitforsaletothelesseeandthelesseehasrefusedtheofferwithinaperiodof90days.

(2) If a lessee refuses an offer referred to in subsection (1) within the applicable periodmentionedtherein,orhasattheexpirationofsuchapplicableperiodnotacceptedtheoffer,thedevelopershallnot,withinaperiodof180daysfromthedateonwhichthelesseehasrefusedtheoffer,oronwhichsuchapplicableperiodhasexpired,asthecasemaybe,offerfor saleor sell the relevantunit toanypersonother than the lesseeconcernedatapricelowerthanthepriceatwhichitwasofferedforsaleintermsofsubsection(1)tothelessee,unlessthedeveloperhasagainofferedtheunitatthatlowerpriceforsaletothelesseeandhehas refused theofferwithin aperiodof 60days from thedate thereof, or hason theexpirationofthatperiodnotacceptedtheoffer.

(3)Adeveloper-

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(a)shallasfromthedateonwhichalesseehasbeennotifiedintermsofsection4(3)(a)(i)bythedeveloperofthemeetingreferredtointhatsection-

(i)subject to subparagraph (ii), as long as the lessee continues to occupy therelevantunitandtocomplywiththeconditionsoftherelevantlease;or

(ii)aftertheunithasbeenofferedforsaleinaccordancewithsubsection(1)tothelessee and the lessee has refused the offer or the relevant period referred to insubsection (1) has expired, as the case may be, until the date of expiry of theapplicableperiodof180daysreferredtoinsubsection(2)or,whereapplicable,theperiod of 60 days referred to in the last-mentioned subsection, whichever dateoccurslast,

notrequirethelesseeconcernedtovacatetheunitunlessthelesseehasbeenguiltyofnon-paymentofrent,orhasinflictedmaterialdamagetotheunit,orhasbeenguiltyofconductwhichisanuisancetooccupiersofotherunitsinthebuildingconcerned;and

(b)shall in any case contemplated in paragraph (a) (ii), until the date of expiry of theapplicableperiodof180daysmentionedthereinor,whereapplicable, theperiodof60daysmentionedinthatparagraph,whicheverdateoccurslast,notrequireorpermitthelesseetopayanamountofrenthigherthantheamountwhichwaspayablebythelesseeonthedatecontemplatedinsubsection(1)onwhichthelesseerefusedtheofferreferredto in that subsection, or on which the relevant period referred to in that subsectionexpired,asthecasemaybe:

Provided that the foregoing provisions of this subsection shall not derogate from anyapplicableprovisionoftheRentControlAct,1976(Act80of1976).

(4) Ifanyunitreferredto insubsection(1) iscontrolledpremisesascontemplatedthereinand the lessee is 65 years old or older and his monthly income does not exceed themaximum amount of income from time to time mentioned in any proclamation issuedundersection52(1)oftheRentControlAct,1976(Act80of1976),forlesseesofpremisesinrespectofwhichrentcontrolisintermsofthatsectionestablishedbysuchproclamation,suchunitmayaslongassuchlesseecontinuestooccupytheunitandhisincomedoesnotexceedsuchmaximumamount,onlybeofferedforsaleorsoldtothatlesseeorinthecaseofanyotherpersononlybeofferedforsaleorsoldtothatpersonsubjecttotheprovisionsofsubsection(1)andtherightofthatlesseetocontinuetooccupythatunitforaslongashisincomedoesnotexceedsuchmaximumamount.

(5)(a)Anycontractofpurchaseandsaleconcludedcontrarytotheprovisionsofsubsection(1),(2)or(4)shallbevoid,

(b)Adeveloperoranypersonwhohasperformedpartiallyorfullyintermsofacontractwhichisvoidbyvirtueofthissubsectionshallhaveaclaimagainsttheotherpartytotheextentofsuchperformance.

(c)Adevelopermayinadditionclaimfromanysuchperson-

(i) reasonable compensation for the use which the person may have had of thebuildingandlandinquestionoranypartthereof;and

(ii)compensationforanydamagecausedtothatbuildingorlandoranypartthereofby the person, or any other person for whose acts or omissions such person isdelictuallyliable;

(d)Apersontowhomanoptionhasbeengrantedorapurchasermayinadditionclaimfromthedeveloper-

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(i) reasonable compensation for any expenses incurred by him or her with orwithouttheauthorityofthedeveloperforthepreservationofthebuildingorland,orpartthereof,orinrespectofanyimprovementswhichenhancethemarketvaluethereofandwhichwereeffectedbyhimorherwiththeexpressorimpliedconsentofthedeveloper,and

(ii) compensation for any damage or loss suffered by him or herwhich he or shewouldotherwisehavebeenentitledtoclaimfromthedeveloperonthegroundofbreachofcontracthadthecontractnotbeenvoidandhadthedeveloperfailedtoeffectanytransferinaccordancewiththecontract.

(6)Adeveloperwho-

(a)commits an actwhich,were it not for the provisions of subsection (5),would haveconstitutedthesaleofaunitcontrarytoanyprovisionofsubsection(1),(2)or(4);or

(b)contravenesanyprovisionofsubsection(3),

shallbeguiltyofanoffence,and liableonconvictiontoa finenotexceedingR2000ortoimprisonment for a period not exceeding twelve months or to both such fine and suchimprisonment.

11Applicationsforopeningofsectionaltitleregisters(1)Adevelopermay,afterapprovalofadraftsectionalplanbytheSurveyor-General,applytotheregistrarinchargeofthedeedsregistryinwhichthelandcomprisedintheschemeisregistered,fortheopeningofasectionaltitleregisterinrespectofthelandandbuildingorbuildingsinquestion,andfortheregistrationofthesectionalplan.

(2)Whenmakingapplicationfortheopeningofasectionaltitleregisterandtheregistrationofasectionalplan,adevelopermayintheschedulereferredtoinsubsection(3)(b)imposeregistrableconditions.

(3)Anapplicationintermsofsubsection(1)shallbeaccompaniedby-

(a)twocopiesofthesectionalplan;

(b)aschedulecertifiedbyaconveyancersettingouttheservitudesandconditionsoftitleburdening or benefiting the land and the other registrable conditions imposed by thedeveloper in terms of subsection (2), as well as such other particulars as may beprescribed;

(c)thetitledeedofthelandinquestion;

(d)anymortgagebond towhich the landmaybesubject, togetherwith theconsentofthemortgagee to theopeningof thesectional title registerand to theendorsementofsuchbondtotheeffectthatitattachesto-

(i)thesectionsandcommonpropertyshownonthesectionalplan;

(ii)thecertificateorcertificatesofrealrightinrespectofarightreservedintermsofsection25(1);and

(iii)thecertificateorcertificatesofrealrightinrespectofarightofexclusiveuseascontemplatedinsection27(1);

Provided thatwhereabond is registeredagainstoneormorepiecesof landshownonthesectionalplan,allthelandshownonthesectionalplanmay,uponwrittenapplicationbythedeveloperandwiththewrittenconsentofthemortgagee,besubstitutedforthelandoriginallymortgagedunder thebondand if differentpiecesof land shownon the

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sectional plan are mortgaged under different bonds, the sectional plan may not beregisteredunlessthebondsarecancelled;

(e)acertificatebytheChiefOmbudstatingthattherulescontemplatedinsection10oftheSectionalTitlesSchemesManagementActhavebeenapproved;

(f)certificates of registered sectional title in the prescribed form in respect of eachsection and its undivided share in the common property, made out in favour of thedeveloper;

(fA)repealed;

(fB) thecertificateor certificatesof real right in respectofany rightwhichhasorhavebeenreservedbyhimorherintermsofsection25(1);

(fC)thecertificateorcertificatesofrealrightinrespectofanyrightofexclusiveuseifacondition,ascontemplatedinsection27(1),hasbeenimposed;and

(g)suchotherdocumentsandparticularsasmaybeprescribed.

12Registrationofsectionalplansandopeningofsectionaltitleregisters(1)WhentherequirementsofthisActandanyotherrelevantlawhavebeencompliedwith,theregistrarshall-

(a)registerthesectionalplanandallotadistinctivenumbertoit;

(b)openasectionaltitleregisterinrespectofthelandandbuildingorbuildingsthereoninthemannerprescribed;

(c)keepbymeansofacomputerorinanyothermannerorbymeansofacomputerandinanyothermanner,suchregisterscontainingsuchparticularsasarenecessaryforthepurposeofcarryingouttheprovisionsofthisActoranyotherlawandofmaintaininganefficientsystemofregistrationcalculatedtoaffordsecurityoftitleandreadyreferencetoanyregistereddeed;

(d)simultaneouslywiththeopeningofthesectionaltitleregister,issuetothedeveloperintheprescribedformacertificateofregisteredsectionaltitleinrespectofeachsectionand its undivided share in the common property, subject to any mortgage bondregisteredagainstthetitledeedoftheland;

(e)issuetothedeveloper,intheprescribedform,acertificateorcertificatesofrealrightin respectof any reservationmade in termsof section25 (1), subject toanymortgagebondregisteredagainstthetitledeedoftheland;

(f)issuetothedeveloper,intheprescribedform,acertificateorcertificatesofrealrightin respect of a right of exclusive use as contemplated in section 27 (1), subject to anymortgagebondregisteredagainstthetitledeedoftheland;and

(g)make the necessary endorsements on the title deed, any mortgage bond or otherdocument,orinhisrecords.

(2)TheregistrarshallnotifytheSurveyor-Generalandthelocalauthorityoftheregistrationofthesectionalplanandfurnishthelocalauthoritywithacopythereof.

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13Effectofregistrationofsectionalplans(1)Upon the registrationofa sectionalplan thebuildingorbuildingsand the land shownthereonshall, subject to theprovisionsof thisAct,bedeemedtobedivided intosectionsandcommonpropertyasshownonthesectionalplan.

(2)Asectionalplan,togetherwiththescheduleofservitudesandconditionsreferredtoinsection 11 (3) (b), shall upon the registration of such plan be deemed to be part of thesectionaltitledeed,andanowner'stitletohisorhersectionandhisorherundividedsharein thecommonproperty shallbe subject toor shallbebenefitedby theservitudes,otherreal rightsor conditions (if any)whichburdenorbenefit the land shownon the sectionalplan,andshallalsobesubjecttoanyregistrableconditionimposedbyadeveloperintermsofsection11(2).

(3)Upontheregistrationofasectionalplan,anymortgagebond, lease,otherrealrightorconditionthenregisteredagainstoraffectingthelandshownonthesectionalplan,shallbedeemedtobeconvertedintoabond,lease,otherrealrightorconditionregisteredagainstoraffectingthesectionsandcommonpropertyshownonthesectionalplan.

14Amendmentandcancellationofsectionalplans(1) The Surveyor-General may require a land surveyor or architect who has prepared aregisteredsectionalplantoalteroramend,orthedeveloperorthebodycorporatetocauseto be altered or amended, any registered sectional plan found to be incorrect, or tosubstituteanothersectionalplanfortheincorrectsectionalplan.

(2) The body corporate may recover the costs incurred as a result of an alteration oramendmenttoasectionalplan,orthesubstitutionthereof,intermsofsubsection(1),fromthedeveloper,landsurveyororarchitectconcerned.

(3)IfintheopinionoftheSurveyor-Generalanypersoncouldbeprejudicedbyanincorrectsectional plan, he shall advise the registrar as towhich sections are affectedby any suchdefectinquestion,andthereafternotransferofsuchsectionanditsundividedshareinthecommon property or the registration of a real right therein shall be registered until thedefectinthesectionalplanhasbeenrectified,unlesstheregistrarissatisfiedthatthedelayin causing the defective sectional plan to be rectifiedwill cause undue hardship and theperson in whose favour transfer of the section and its undivided share in the commonpropertyorofarealrightthereinistoberegistered,consentsinwritingtothetransferorotherregistrationbeingeffectedpriortotherectificationofthedefect.

(4)Theformalitiesforthealteration,amendmentorsubstitutionofasectionalplanintermsofsubsection(1),shallbeasprescribed.

(5)TheSurveyor-Generalshalladvisetheregistrarandthelocalauthorityofanyalteration,amendmentorsubstitutionofasectionalplanintermsofsubsection(1)whichaffectsthedescriptionorextentofanysection,andthereupontheregistrarshallmakethenecessaryendorsementsreflectinganychangeofdescriptionorextentuponthedeedsregistrycopyof the sectional title deed and upon any other registered document affected by suchchange,andshalllikewiseendorsetheowner'sorholder'scopyofthatsectionaltitledeedoranysuchotherregistereddocumentwheneversubsequentlylodgedatthedeedsregistryforanypurpose.

(6)Theregistrarmayonapplicationbyadeveloper,whichapplicationshallbeaccompaniedbyacertificatebyaconveyancerinwhichhecertifies-

(a)thatalltheunitsofaschemeareregisteredinthedeveloper'sname;

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(b)that,ifapplicable,thedeveloperistheholderofarightreferredtoinsection25or27;and

(c)that no unit or right referred to in section 25 or 27 is encumbered by a sectionalmortgagebondoraleaseorinanyotherway,

close the sectional title register, and notify the Surveyor-General and the local authoritythat the sectional title register has been closed, whereupon the Surveyor-General shallcanceltheoriginalsectionalplanandthedeedsregistrycopythereof.

(7)Whenevera sectional title registerhasbeen closedunder subsection (6), the registrarshallmakeallsuchalterations,amendments,endorsementsandentriesonthedeveloper'ssectional titledeedsand intheregistersandrecordskeptbyhim,asmaybenecessarytorecord such cancellation and the reversion of the land in question to the applicable landregister,andshall inthemannerprescribedcausethedeveloper'stitledeedreferredtoinsection11(3)(c)toberevived,orshallissuetothedeveloperacertificateofregisteredtitleintheformprescribedundertheDeedsRegistriesActforthesaidland,subjectorentitledto such servitudes, other real rights and conditions (if any) as are still applicable to or inrespectofsuchland.

(8)Aregisteredsectionalplanshall,subjecttotheprovisionsofsubsection(6)andsections17 (6),48and49,onlybe cancelledbyanorderof theCourt, and the registrar shall giveeffecttoanysuchcancellationbymakingthenecessaryendorsementsandentriesinhisorher records in the prescribed manner, and shall notify the Surveyor-General, who shallcanceltheoriginalsectionalplanandthedeedsofficecopythereof.

(9)The registrar shallnotify the localauthorityof thecancellationof the registrationofasectionalplan.

PARTIII-RegistrationandCommonProperty,Sections15-19

15Preparationofdeedsbyconveyancer(1) Subject to the provisions of this Act or any other law, the registrar shall not attest,execute or register any deed of transfer, sectional mortgage bond, certificate of title orcertificate of registration of any kind whatsoever, unless it has been prepared by aconveyancer.

15AProofofcertainfactsinconnectionwithdeedsanddocumentsbymeansofcertaincertificates

(1)Aconveyanceroranyotherpersonwhoisauthorisedtheretobyorunderanylaw,whoprepares a deed or other document for the purposes of registration or filing in a deedsregistry,andwhosignsaprescribedcertificateonsuchdeedordocument,acceptsbyvirtueofsuchsigningtheresponsibility,totheextentprescribedbyregulationforthepurposesofthissection,fortheaccuracyofthefactsmentionedinsuchdeedordocumentorwhicharerelevant in connectionwith the registrationor filing thereof, andwhichareprescribedbyregulation.

(2)Repealed.

(3) A registrar shall accept, during the course of his examination of a deed or otherdocument in accordance with the provisions of this Act, that the facts referred to insubsection(1) inconnectionwiththeregistrationorfilingofadeedorotherdocument inrespectofwhichacertificatereferredtoinsubsection(1)or(2)hasbeensigned,havefor

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thepurposesof suchexaminationbeenconclusivelyproved:Provided that theaforegoingprovisions of this subsection shall not derogate from the obligation of a registrar to giveeffecttoanyorderofcourtoranyothernotificationrecordedinthedeedsregistryintermsof thisActoraprovision inanyother lawcontainedandwhichaffects the registrationorfilingofsuchdeedorotherdocument.

15BRegistrationoftransferofownershipandotherrights(1)Whena sectional title registerhasbeenopenedand the sectionalplanconcernedhasbeenregistered-

(a)ownershipinanyunitorland,oranyundividedshareinsuchunitorland,heldundera sectional title deed shall, subject to the provisions of this Act or any other law, betransferredbymeansofadeedoftransfersignedorattestedbytheregistrar:Providedthatwhere the State acquires all theunits or landheld under any sectional title deed,whetherbywayofexpropriationorotherwise,orwherealocalauthoritybyvirtueoftheprovisionsinanyotherlawcontained,acquiresalltheunitsorlandheldunderasectionaltitle deed by any other such authority, the registrar shall make such alterations andentries in his registers and such endorsements on any such title deed as may benecessarytoregistertransfertotheStateorsuchauthority,asthecasemaybe,ofthepropertysoacquired freeofcharge,andthat theprovisionsofsection31 (4) (a)of theDeedsRegistriesAct, 1937 (Act 47of 1937), shall applymutatismutandis in respectofsuchatransferbyendorsement;

(b)theregistrarshallregisteranynotarial leaseofaunitoranundividedshareinaunitandanynotarialcancellationormodificationofsuchaleasebymeansofanendorsementmadebyhimonthesectionaltitledeed,andheshallregisteranynotarialsub-leaseandany notarial cession of such a lease or sub-lease and any notarial cancellation ormodificationofsuchasub-leasebymeansofanendorsementmadebyhimontheleaseinquestion:Providedthatifanysuchleaseorsub-leasehaslapsedbyeffluxionoftime,the registrar shall cancel the registrationonproductionof proof that the leaseor sub-leasehassolapsed;

(c)the registrar shall register any sectional mortgage bond by which a unit or anundividedshareinaunitorlandheldunderasectionaltitledeed,oraregisteredleaseorsub-lease of a unit or an undivided share in a unit or such land, or any registered realright inoroveranysuchunitorundividedshare inaunitor land, ishypothecated,andany cession, cancellation or modification of such bond, by means of an endorsementmadebyhimonthesectionaltitledeedorontheregisteredleaseorsub-leaseorbondorotherdeed;and

(d)theregistrarshallregisteranyotherrealright(whichisembodiedinanotarialdeed)inoroveraunitoranundividedshareinaunitorlandheldunderasectionaltitledeed,and any notarial cancellation or modification of such a real right, by means of anendorsementmadebyhimonthesectional titledeed:Providedthat inthecaseofanyregistered real right which has lapsed for any reason, the registrar shall cancel theregistrationonproductionofproofthattherealrighthaslapsed.

(2) Notwithstanding anything to the contrary in any other law contained, it shall not benecessarytoannexadiagramtoanysectionaltitledeedunderwhichaunitoranundividedshareinaunitisheld,ifreferenceismadeinsuchdeedtotheregisteredsectionalplan.

(3) The registrar shall not register a transfer of a unit or of an undivided share therein,unlessthereisproducedtohim-

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(a)aconveyancer'scertificateconfirmingthatasatdateofregistration-

(i) (aa)ifabodycorporateisdeemedtobeestablishedintermsofsection2(1)oftheSectionalTitlesSchemesManagementAct,thatbodycorporatehascertifiedthatallmoneysdue to thebodycorporateby the transferor in respectof thesaidunithavebeenpaid,orthatprovisionhasbeenmadetothesatisfactionofthebodycorporateforthepaymentthereof;or

(bb)if a body corporate is not deemed to be established, no moneys arepayable;

(ii)norealrightofextensionofaschemeascontemplatedinsection25isregisteredinfavourofadeveloperorthebodycorporateor,ifsuchrightissoregistered,thatitisdisclosedinthedeedofalienationtothetransfereeascontemplatedinsection25 (14) or, if it is not so disclosed, that the transferee after the conclusionof thedeedofalienationhas inwritingexercisedhisorheroption intermsofsection25(15)andthatheorshehaselectednottoannulthealienationonthegroundofthesaiddefect;

(b)aclearancecertificatefromthelocalauthoritythatallratesandmoneysduetosuchlocalauthorityunderanylawinrespectofthelandanbuildingsoftheschemehavebeenpaidif-

(i)provisionismadebylawfortheseparateratingofunits;or

(ii) the transfer will result in the establishment of a body corporate in terms ofsection2oftheSectionalTitlesSchemesManagementAct;

(c)if the transferor is adeveloper, an affidavit by thedeveloper inwhich it is declaredwhethertherelevantunitisaunittowhichtheprovisionsofsection10applyornotand,if thoseprovisionssoapply, thatthetransfer iseffected intermsofacontractwhich isnotcontrarytoanyprovisionofthatsection.

(4)Aunitshallbecapableofbeingheldbytwoormorepersonsinjointownership.

(5)(a)Anypersonwhois-

(i)thejointownerofaunitor

(ii)thejointholderofarighttoanexclusiveuseareaor

(iii)thejointholderofarightreferredtoinsection25(1),

held by such person and one or more other persons under one sectional title deed,certificate of real right or notarial deed of cession, as the case may be, may. uponapplication to the registrar in the prescribedmanner, obtain a certificate of registeredsectionaltitleoracertificateofrealrightintheprescribedforminrespectofhisorherundividedshareinsuchunit,righttoanexclusiveuseareaorrightreferredtoinsection25(1).

(b)Notransferorcessionofafractionofanundividedshare-

(i)inaunitor

(ii)righttoanexclusiveusearea;or

(iii)rightreferredtoinsection25(1),

andnohypothecationorleaseofthewholeorfractionofsuchundividedshareshallberegisteredinadeedsregistryunlessacertificateofregisteredsectionaltitleorcertificateofrealrightinrespectofsuchundividedshareisproducedtotheregistrar.

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(5A)Subsection(5)shallapply,withthenecessarychanges,toanypersonwhoistheownerofaunitortheownerofashareinsuchunitandwhocontemplatesobtainingacertificateofregisteredsectionaltitleofanyfractionofhisorhershareinsuchunit.

(6)Repealed.

(7)Acertificateofregisteredsectionaltitlementionedinsubsection(5A)maybeobtaineduponwrittenapplicationintheprescribedformbytheownertotheregistrar.

(8)Anapplicationundersubsection(7)shallbeaccompaniedby—

(a)thesectionaltitledeedoftheunit;

(b)anysectionalmortgagebondregisteredovertheunitoroveranyregisteredrealrightsovertheunit;

(c)anytitledeedsofregisteredrealrightsovertheunit;and

(d)thecertificateofregisteredsectionaltitleintheprescribedform.

(9) Before issuing a certificate contemplated in subsection (7), the registrar must makeuponthedeedsandbondsreferred to insubsection (8)(a) to (c),anendorsement to theeffect that a certificate of registered sectional title has been substituted for the saidsectionaltitledeedinrespectoftheshareinquestion.

(10) Subject to subsection (9), the registrar must further make such entries as arenecessarytogiveeffecttothissectionandmust,iftheunitismortgaged,endorsethatfactuponthecertificate.

(11) The provisions of subsections (8) to (10) apply, with the necessary changes, to anapplication for a certificate of registered sectional title or a certificate of real right, ascontemplatedinsubsection(5)(a)thereof.

16Ownershipofcommonproperty(1)Thecommonpropertyshallbeownedbyownersofsectionsjointlyinundividedsharesproportionate to the quotas of their respective sections as specified on the relevantsectionalplan.

(2)Asectionaltitledeedinrespectofasectionshall,inaseparateparagraph,describetheundividedshareinthecommonpropertyoftheownerofthesectionasanundividedsharein the commonproperty apportioned to the section in accordancewith the quota of thesection.

(3)Asectionanditsundividedshareinthecommonpropertyshalltogetherbedeemedtobeoneunit,andnosectionshallbedisposedoforbeotherwisedealtwithapart fromitsappurtenantundivided share in the commonpropertynor, subject to section17, shall anundividedshare in thecommonpropertybedisposedoforbeotherwisedealtwithapartfromthesectiontowhichitisappurtenant.

(4) Any insurance of a section shall be deemed also to insure the undivided share in thecommonpropertyoftheownerofthesection,evenifnoexpressreferenceismadetosuchshare.

17Alienationandlettingofcommonproperty(1) The owners and holders of a right of extension contemplated in section 25 may byunanimousresolutionintermsoftheSectionalTitlesSchemesManagementActdirectthebodycorporateontheirbehalftoalienatecommonpropertyoranypartthereof,orto let

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common property or any part thereof under a lease, and thereupon the body corporateshall,notwithstandinganyprovisionsofsection20oftheDeedsRegistriesAct,butsubjecttocompliancewithanylawrelatingtothesubdivisionoflandortothelettingofapartofland, as the casemay be, have power to deal with such common property or such partthereofinaccordancewiththedirection,andtoexecuteanydeedrequiredforthepurpose:Provided that if the whole of the right referred to in section 25 or section 60 (1) (b) isaffectedbythealienationofcommonproperty,suchrightshallbecancelledbytheregistrarwiththeconsentoftheholderthereofonsubmissionofthetitletotheright.

(2) Any transaction referred to in subsection (1) shall be accompanied by a copy of theauthorisation concerned, certified by two trustees of the body corporate: Provided thatwherethetransactioninquestionrequirestobenotariallyexecuted,suchauthorisationsocertifiedshallbeproducedtothenotarypublicconcernedandberetainedbyhimorherinhisorherprotocol.

(3)Theregistrarshall-

(a)register the transferof landcomprised in thecommonproperty,and thereupon theland shall revert to the land register and the registrar shall make an appropriateendorsementandentryonsuchtitledeedandinhisorherrecordstogiveeffectthereto:Provided that if a portion only of the land comprised in the common property and onwhich no section or part of a section is erected, is so transferred, no endorsementthereof shall be made on the sectional title deeds of the owners of units: Providedfurther that in sucha casewhereaportiononlyof the landcomprised in thecommonpropertyistransferred,adiagramofsuchportionapprovedbytheSurveyor-Generalinterms of the Land Survey Act, 1997 (Act 8 of 1997), shall be annexed to the said titledeed;

(b)notify the Surveyor-General and local authority of any reversion of any land to theland register under paragraph (a), and upon receipt of such notification the Surveyor-General shallmake an appropriate endorsement on theoriginal sectional plan and thedeedsregistrycopythereof;and

(c)register a notarial lease of land comprising common property by making anappropriateendorsementagainstthescheduleofconditionsreferredtoinsection11(3)(b),andnoendorsementthereofshallbemadeonthesectionaltitledeedsoftheunits:Providedthatwherealeaseisregisteredoveraportiononlyofthelandcomprisedinthecommonproperty,adiagramofsuchportionapprovedintermsoftheLandSurveyAct,1997(ActNo.8of1997),shallbeannexedtothedeedoflease.

(4)(a)Where,pursuanttosubsection(1), it issoughttoalienateaportionofthecommonpropertyonwhichasectioniserected,theregistrarshallnotregisterthetransferunlesstheregistrationofthesectioninquestionhasbeencancelledwiththewrittenconsentoftheowner.

(b)Where pursuant to subsection (1) it is sought to let land which forms part of thecommonpropertyoraportionthereofonwhichasectionorpartofasectioniserected,theregistrarshallnotregisterthelease,unlessitismadesubjecttoanyrightwhichtheownerofthesectionorpartofthesectionmayhave.

(c)Whentheregistrationofasectioniscancelledunderparagraph(a),thequotaofthesection shall lapse and the quotas of the remaining sections shall be proportionatelyadjusted.

(d)TheregistrarshallnotifytheSurveyor-Generalandthe localauthoritywhenevertheregistration of a section has been cancelled under paragraph (a), and upon receipt of

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such notification the Surveyor-General shall effect the necessary amendments to theoriginal sectional plan, the deeds registry copy of the sectional plan and the scheduletheretospecifyingthequotaofeachsection.

(4A) (a)Where part of a section is erected on a portion of the common property theunaffectedpartorpartsofthesection intheschemeshallbesubstituted inaccordancewithanamendedparticipationquotaschedule,whichshallbereferredto thesurveyor-Generalforapproval

(b)The Surveyor-General shall notify the registrar of a change or amendment of asectional plan in terms of paragraph (a) which affects the description or extent of asection, and thereupon the registrar shall register the transfer of the part of the landincludedinthescheme.

(bA)Registrationofthetransferunderparagraph(b)shallbeeffecteduponthewrittenconsentoftheownerofthesectionand,whereapplicable,holdersofanyregisteredrealrights over the section: Provided that the registrar shall not register transfer of thecommon property unless the sectional title deed of the affected section and, whereapplicable, thetitledeedsof theholdersofanyreal rightsoverthesection isendorsedwiththenewextentasreflectedintheamendedparticipationquotaschedule.

(c)the registrar shall notify the Surveyor-General and the local authority whenever anendorsementhasbeenmadeintermsofparagraph(b),andonreceiptofsuchnoticetheSurveyor-Generalshallmakethenecessaryamendmentsontheoriginalsectionalplan,the deeds registry copy of the sectional plan and the schedule thereto specifying thequotaofeachsection.

(4B)(a)Whereintermsofsubsection(1)itissoughttoalienateaportionoflandonwhichan exclusive use area or part thereof is registered, the registrar shall not register thetransfer, unless the registration of the exclusive use area or part thereof has beencancelledwiththewrittenconsentoftheholder.

(b)The registrar shall notify the Surveyor-General and the local authority when theregistration of an exclusive use area or part thereof has been cancelled in terms ofparagraph (a), and on receipt of such a notice the Surveyor-General shall make thenecessaryamendmentsontheoriginalsectionalplanandonthedeedsregistrycopyofthesectionalplan.

(4C) The provisions of subsection (4B) shall apply with the necessary changes where, interms of subsection (1), it is sought to alienate a portion of land onwhich a real right ofextensionintermsofsection25oranypartofsuchrightisregistered.

(5)Whenthewholeofthelandcomprisedinthecommonpropertyshownonthesectionalplanistransferredbythebodycorporatepursuanttothissection,thesectionaltitledeedsof the owners of units, the title deeds of the holders of any registered real rights in theunits,thetitledeedsoftheholdersofexclusiveuseareasandthetitledeedsoftheholdersofanyregisteredrealrightovertheexclusiveuseareas,shallbesurrenderedtotheregistrarforcancellation,andthetitledeedofanyotherregisteredrealrightinthelandorexclusiveusearea,togetherwiththeconsentoftheholderofsuchright,shallbesurrenderedtotheregistrarforendorsementandtheregistrarshallclosethesectionaltitleregisterandnotifythe Surveyor-General and the local authority that the sectional title register has beenclosed.

(6)Uponreceiptofthenotificationreferredtoinsubsection(5),theSurveyor-Generalshallcanceltheoriginalsectionalplanandthedeedsregistrycopyofthesectionalplan.

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18Transferofmortgagedunit, undivided share, commonpropertyor land,andcessionofmortgagedleaseorrealright

The provisions of sections 56 and 57 of the Deeds Registries Act shall apply with thenecessarychanges to the transferofanymortgagedunitorundividedshare inaunit, thecessionof anymortgaged lease of a unit or undivided share in a unit, the cessionof anymortgaged real right in or over a unit or anundivided share in a unit, the cessionof anymortgagedrealrightundersection25and27ofthisActoranundividedsharetherein,andthetransferundersection17ofthisActofanymortgagedcommonpropertyorlandoranundividedsharetherein.

19Expropriationofcommonpropertyorrightstherein(1)and(2)Repealed.

(3)Theprovisionsofsection17(3)(a)and(b)ofthisActandsections31(4)and32(4)ofthe Deeds Registries Act shall apply mutatis mutandis to a transfer pursuant to anexpropriationoflandoraservitudeorotherrealrightinlandcomprisingcommonpropertyascontemplatedinsection12oftheSectionalTitlesSchemesManagementAct..

(4)When land comprising common property onwhich a section or a part of a section iserected is transferred pursuant to an expropriation, the registrar shall cancel theregistrationofsuchsectionorpartofsuchsection inhisorher recordsandshallendorsethe deeds registry copy of the relevant title and any bond, lease or other registereddocument affected, to reflect the cancellation of the section or part of such section, andshall inlikemannerendorsetheowner'scopyofthetitledeedortheholder'scopyofthebond,leaseorotherdocumentwheneversubsequentlylodgedatthedeedsregistryforanypurpose.

(5)Theprovisionsof section17 (4) (a), (c)and (d), (4A), (4B)and (5), shallapplywith thenecessary changes to the cancellation of a section or part of such section in terms ofsubsection(4).

PARTIV-Subdivision,ConsolidationandExtensionofSections,Sections20-24

20Repealed

21ApprovalofplanofsubdivisionorconsolidationbySurveyor-General(1)Ifanownerofasectionproposestosubdividehisorhersectionortoconsolidatetwoormoresectionsregisteredinhisorhername,heorsheshallifauthorisedintermsofsection7(2)oftheSectionalTitlesSchemesManagementAct,causethelandsurveyororarchitectconcerned to submit the draft sectional plan of subdivision or consolidation, as the casemaybe,totheSurveyor-Generalforapproval.

(2) The submission of the draft sectional plan of subdivision or consolidation to theSurveyor-Generalshallbeaccompaniedby-

(a)thedocumentsreferredtoinsection7(2),suitablyadjusted;

(b)in the case of a subdivision, a schedule specifying, in the manner prescribed, theapportionment of the participation quota of the section between the new sectionscreated;

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(c)in the case of a consolidation, a schedule specifying, in themanner prescribed, theparticipationquotaofthenewsectioncreated,beingtheaggregateofthequotasofthesectionsthataretobeconsolidated.

(3)Theprovisionsofsection7 (3)and(4)shallapplymutatismutandis to thepreparationand submission of a draft sectional plan of subdivision or consolidation to the Surveyor-General,andtotheapprovalofsuchplanbyhim.

22Registrationofsubdivisionofsection(1)Anownermay,afterapprovalofasectionalplanofsubdivisionofasection,applytotheregistrar of the deeds registry inwhich the section is registered, to register the sectionalplanofsubdivision.

(2)Anapplicationundersubsection(1)shallbeaccompaniedby-

(a)twocopiesofthesectionalplanofsubdivision;

(b)thesectionaltitledeedinrespectofthesectiontobesubdivided;

(c)anysectionalmortgagebondtowhichthesectionmaybesubject,togetherwiththeconsentofthemortgageetothecancellationofthebondortothereleaseofthesectionfromthebondortothesubdivisionandsubstitutionofthenewsectionsin lieuofsuchsectionassecurityunderthebond;

(d)certificates of registered sectional title in the prescribed form for each of the newsectionsandtheirundividedsharesinthecommonpropertycreatedbythesubdivision,madeout in favourof theowneror, in thecaseofapartition, in favourof thepersonsentitledtheretointermsofthepartitionagreement;

(e)thepartitionagreement(ifany),ifthesectionisownedbymorethanoneowner;and

(f)suchotherdocumentsandparticularsasmaybeprescribed.

(3)Whentherequirementsofthissectionandanyotherrelevantlawhavebeencompliedwith, the registrar shall register thesectionalplanof subdivision referred to in subsection(1),furnishacopyofthesectionalplanofsubdivisiontothelocalauthorityconcernedandnotify the Surveyor-General of the registration of the sectional plan of subdivision, andthereupon the Surveyor-General shall amend the original sectional plan and the deedsofficecopyofthesectionalplantoreflectsuchsubdivision.

(4)Uponregistrationofthesectionalplanofsubdivision,theportions inquestionshallbedeemed to be separated from one another and shall each be deemed to be a separatesection.

(5) Simultaneously with the registration of the sectional plan of subdivision the registrarshall,inlieuofthesectionaltitledeedreferredtoinsubsection(2)(b),issuethecertificatesofregisteredsectionaltitlereferredto insubsection(2)(d),andmakesuchendorsementsonthesupersededandnewly issuedcertificatesof registeredsectional title,anysectionalmortgagebond, leaseorotherdeedembodyinganyotherrealrightregisteredagainstthesectionatthetimeofsubdivision,andentriesinthedeedsregistryrecords,ashemaydeemnecessarytogiveeffecttotheprovisionsofthissection.

(6) A sectional plan of subdivision shall upon the registration thereof be deemed to beincorporated in the sectional plan registered in terms of section 12 (1) (a), and theprovisionsofsection13(2)shallapplymutatismutandistosuchplanandthecertificatesofregisteredsectionaltitleissuedintermsofsubsection(5).

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23Registrationofconsolidationofsections(1) An owner may, after approval of a sectional plan of consolidation of two or moresections,applytotheregistrarofthedeedsregistryinwhichthesectionsareregistered,toregisterthesectionalplanofconsolidation.


(a)twocopiesofthesectionalplanofconsolidation;

(b)thesectionaltitledeedsinrespectofthesectionstobeconsolidated;

(c)any sectional mortgage bond registered against the sections, together with theconsentofthemortgageetotheregistrationofthesectionalplanofconsolidation;

(d)acertificateofregisteredsectionaltitle intheprescribedforminrespectofthenewsection reflected on the sectional plan of consolidation, and its undivided share in thecommonproperty,madeout infavouroftheownerofthesectionstobeconsolidated;and

(e)suchotherdocumentsandparticularsasmaybeprescribed.

(3)Whentherequirementsofthissectionandanyotherrelevantlawhavebeencompliedwith,theregistrarshallregisterthesectionalplanofconsolidationreferredtoinsubsection(1), furnish a copy of the sectional plan of consolidation to the local authority concernedandnotify theSurveyor-Generalof theregistrationof thesectionalplanofconsolidation,and thereupon the Surveyor- General shall amend the original sectional plan and deedsofficecopyofthesectionalplantoreflectsuchconsolidation.

(4)Uponregistrationofthesectionalplanofconsolidation,thesectionsinquestionshallbedeemed to be consolidated into a single section as depicted on the sectional plan ofconsolidation.

(5)Simultaneouslywiththeregistrationofthesectionalplanofconsolidation,theregistrarshall,inlieuofthesectionaltitledeedsreferredtoinsubsection(2)(b),issuethecertificateofregisteredsectionaltitlereferredtoinsubsection(2)(d),andthereupontheprovisionsofsubsection (5) of section 22 relating to the endorsements and entries to bemade in thedeedsregistryrecords,andofsubsection(6)ofthatsection,shallapplymutatismutandis.

(6)Theprovisionsofsection40(5)oftheDeedsRegistriesActshallapplymutatismutandiswithreferencetoanymortgagebondregisteredoveroneormorecomponentsectionsofthesectionrepresentedonthesectionalplanofconsolidation.

24Extensionofsections(1)and(2)Repealed.

(3) Ifanownerofa sectionproposes toextend theboundariesor floorareaofhisorhersection, he or she shall if authorised in terms of section 5(1)(h) of the Sectional TitlesSchemesManagementAct,causethelandsurveyororarchitectconcernedtosubmitadraftsectionalplanoftheextensiontotheSurveyor-Generalforapproval.

(4) The submission of the draft sectional plan of extension of a section to the Surveyor-General,shallbeaccompaniedby-

(a)thedocumentsreferredtoinsection7(2),suitablyadjusted;and

(b)in the case of the floor area of the section in question being increased by theextension, a revised schedule, in substitution for the schedule referred to in section

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5(3)(g),reflectingtheparticipationquotasofallthesectionsasmodifiedaftertakingtheincreasedfloorareaofthesectioninquestionintoaccount.

(5)Theprovisionsofsection7 (3)and(4)shallapplymutatismutandis to thepreparationandsubmissionofadraftsectionalplanofextensionofasectiontotheSurveyor-General,andtotheapprovalofsuchplanbyhim.

(6)Anapplicationto theregistrar for theregistrationofasectionalplanofextensionofasection,shallbeaccompaniedby-

(a)twocopiesofthesectionalplanofextensionofasection;

(b)repealed;

(c)thesectionaltitledeedinrespectofthesectiontobeextended;

(d)anysectionalmortgagebondtowhichthesectionmaybesubject,togetherwith-

(i)acertificatebyalandsurveyororarchitectstatingthatthereisnotadeviationofmorethan10percentintheparticipationquotaoftherelevantsectionasaresultoftheextension;or

(ii) if there is a deviation ofmore than 10 per cent, a certificate by a conveyancestating that the mortgagee of each section in the scheme has consented to theregistrationofthesectionalplanofextensionofthatsection;and

(e)suchotherdocumentsandparticularsasmaybeprescribed.

(6A)Theapplicantmust, ifthereisadeviationofmorethan10percentasaresultoftheextension, sendanoticeby registeredpost toeachmortgageeorwhereamortgagee isafinancialinstitution,toitsheadquarters,givingdetailsof-

(a)themortgagebond;

(b)themortgagorandthereferencenumberofthemortgageloan(ifany);

(c)theproposedextensioninrelationtoitssizeandlocation;and

(d)theimpactonthesecurityofsuchmortgageeastothediminutionoftheparticipationquotaallocatedtothemortgagedunit;

Providedthatifaresponsetothenoticeisnotreceivedbytheapplicantwithin30daysofthe date of the posting of the notice by registered post, it shall be deemed that themortgageedoesnothaveanyobjectiontotheproposedextensionandthatthemortgageeconsentsthereto.

(7) When the requirements of this section and of any other relevant law have beencompliedwith, theregistrarshall register thesectionalplanofextensionofasection,andshallmakeanappropriateendorsementonthetitlereferredtoinsubsection(6)(c), ifthefloor area of the section is increased by the extension, and such consequentialendorsementsagainstanydeedregisteredagainstthetitledeedasmaybenecessary,andheshall furnishacopyof thesectionalplanofextension to the localauthorityconcernedandnotify theSurveyor-Generalof theregistrationof thesectionalplanofextension,andthereupon the Surveyor-General shall amend the original sectional plan and the deedsofficecopyofthesectionalplantoreflectsuchextensionofasection.

(8)Asectionalplanofextensionofasectionshallupontheregistrationthereofbedeemedtobe incorporated in the sectional plan registered in termsof section12 (1) (a), and theprovisionsofsection13(2)shallapplymutatismutandistosuchplan.

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PARTV-ExtensionofSchemes,Sections25-26

25Extensionofschemesbyadditionofsectionsandexclusiveuseareasorbyadditionofexclusiveuseareasonly

(1)Adevelopermay,subjecttotheprovisionsofsection4(2), inhisorherapplicationfortheregistrationofasectionalplan, reserve, inacondition imposed in termsofsection11(2),therighttoerect,completeorincludefromtimetotime,butwithinaperiodstipulatedinsuchconditionorsuchextendedperiodasmaybeagreedupon(byunanimousresolutionofthebodycorporateandwiththeconsentofthebondholdersexistingonthedateofthetakingoftheunanimousresolution,whichresolutionandconsentmustbeobtainedbythenotaryandfiledinhisorherprotocol)priortotheexpiryofthestipulatedperiod,bywayofabilateralnotarialdeed,forhisorherpersonalaccount-

(a)abuildingorbuildings;

(b)ahorizontalextensionofanexistingbuilding;

(c)averticalextensionofanexistingbuilding,

onaspecifiedpartofthecommonproperty,andtodividesuchbuildingorbuildingsintoasectionorsectionsandcommonpropertyandtoconfertherightofexclusiveuseoverpartsof such common property upon the owner or owners of one or more sections, or todelineateexclusiveuseareasonor inspecifiedpartsofthe landandbuildings intermsofsection5(3)(f)andtoconfer therightofexclusiveuseoversuchareasupontheownerorownersofoneormoresections.

(2) In the event of a reservation in terms of subsection (1), the application for theregistrationofthesectionalplanshall, inadditiontothedocumentsreferredto insection11(3),beaccompaniedby-

(a)aplantoscaleofthebuildingorbuildingsonwhich-

(i)thepartofthecommonpropertyaffectedbythereservation;

(ii)thesiting,heightandcoverageofallbuildings;

(iii)theentrancesandexitstotheland;

(iv)thebuildingrestrictionareas,ifany;

(v)theparkingareas;and

(vi)thetypicalelevationtreatmentofallbuildings,

areindicated;

(b)a plan to scale showing the manner in which the building or buildings are to bedivided into a section or sections and exclusive use areas or themanner inwhich thecommonpropertyistobemadesubjecttotherightofexclusiveuseareasonly;

(c)a schedule indicating the estimated participation quotas of all the sections in theschemeaftersuchsectionorsectionshavebeenaddedtothescheme;

(d)particulars of any substantial difference between the materials to be used in theconstruction of the building or buildings and those used in the construction of theexistingbuildingorbuildings;

(e)repealed;

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(f)thecertificateofrealrightwhichistobeissuedintermsofsection12(1)(e);and

(g)suchotherdocumentsandparticularsasmaybeprescribed.

(3)Repealed.

(4) A right reserved in terms of subsection (1), vested in terms of subsection (6) orregisteredintermsofsubsection(6A),andinrespectofwhichacertificateofrealrighthasbeenissued-

(a)shallforallpurposesbedeemedtobearighttoimmovablepropertywhichadmitsofbeingmortgaged;and

(b)maybetransferredbytheregistrationofanotarialdeedofcessioninrespectofthewhole,aportionorashareinsuchright:ProvidedthatinthecaseofacessionaffectingonlyaportionofthelandcomprisingtheschemeonlysuchportionshallbeidentifiedtothesatisfactionoftheSurveyor-General.

(4A) The registrarmaynot register a cessionof real right of extensionor a portionor anundivided share therein, unless a certificateby a conveyance is produced to the registrarconfirmingthat,asatthedateofregistration-

(a) ifabodycorporate isdeemedtobeestablished in termsof section36(1), thebodycorporate has certified that all moneys due to the body corporate by the cedent inrespect of the said real right have been paid, or that provision has beenmade to thesatisfactionofthebodycorporateforthepaymentthereof;or

(b)ifabodycorporateisnotdeemedtobeestablished,nomoneysarepayable.

(5)Arightreservedintermsofsubsection(1)maybeexercisedbythedeveloperorhisorhersuccessorintitlethereto,eventhoughthedeveloperorhisorhersuccessorintitle,asthecasemaybe,hasnootherinterestinthecommonproperty,bytheadditionofrightsofexclusive use: Provided that the rights of exclusive usemust be cededwithin 12monthsafter their creation, either to the body corporate of the scheme or to one or moreregisteredownersofasectionorsectionsinthescheme.

(5A)(a) Iftherightreservedintermsofsubsection(1) isexercisedthedeveloperorhisorhersuccessorintitleshallimmediatelyaftercompletionoftherelevantunitapplyfortheregistrationoftherelevantplanofextensionandtheinclusionofsuchunitintherelevantsectionaltitleregister.

(b) If the developer or his or her successor in title fails to take such steps and fails toregistertherelevantplanofextensionwithin90daysofcompletionforoccupationoftheunit,thedeveloperorhisorhersuccessorintitleshallbeliabletothebodycorporateforthe amounts payable in terms of section 3(1)(b) of the Sectional Titles SchemesManagementActasiftheunithasbeenincludedintherelevantsectionaltitleregisteronthedateofcompletion.

(c)Thecertificatecontemplated in section15B (3) (a) (i) (aa) shallnotbe issuedunlesstheamountsinquestionarepaidtothebodycorporate.

(6) If no reservation was made by a developer in terms of subsection (1), or if such areservationwasmadeandforanyreasonhaslapsed,therighttoextendaschemeincludingland contemplated in section26, shall vest in thebody corporatewhich shall beentitled,subjecttothissection,section5(1)(b)oftheSectionalTitlesSchemesManagementActandaftercompliancewiththenecessarychanges,withtherequirementsofparagraphs(a),(b),(c),(d)and(g)ofsubsection(2),toobtainacertificateofrealrightintheprescribedforminrespectthereof.

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(6A)If no reservationhasbeenmadebyadeveloper in termsof subsection (1) and thebodycorporatehasnotyetbeenestablishedintermsofsection2(1)oftheSectionalTitlesSchemesManagementAct,theregistrarmayissueacertificateofrealrightofextensionascontemplated in section 12(1)(e) on application by the developer accompanied by thesectional mortgage bond and the written consent of any bondholder and such of thedocumentscontemplatedinsubsection(2)asareapplicable.

(6B)Uponcompliancewithsubsection(6A)thisActshallapplywiththenecessarychangestosuchrealrightasifithadoriginallyformedpartoftheapplicationfortheopeningofthesectional title register and such certificate of real right shall be issued subject to anysectionalmortgagebondagainsttheland.

(7)Repealed.

(8)Theprovisionsofsections5,6and7shallapplymutatismutandistothesubmissionofadraftsectionalplanofextensionto theSurveyor-General in termsof thissectionandtheapproval thereofbyhim:Provided that thedraft sectionalplanofextension submitted tothe Surveyor- General shall be accompanied by a revised schedule specifying theparticipation quota of each section in the building or buildings depicted on the sectionalplan and the sectional plan of extension, calculated in accordancewith the provisions ofsection 32 as if the plan of extension formed part of the sectional plan when it wasregistered,andtheSurveyor-Generalshallfilesuchrevisedschedulewiththesectionalplaninlieuoftheschedulereferredtoinsection7(2)(b).

(9)Adeveloperorhisorhersuccessorintitletoarightreservedintermsofsubsection(1),orthebodycorporateintermsofsubsection(6),asthecasemaybe,may,afterapprovalofasectionalplanofextensionbytheSurveyor-Generalintermsofthissection,applytotheregistrar for the registrationof suchplanof extension and the inclusionof the additionalsectionsandexclusiveuseareasortheinclusionofexclusiveuseareasonly,intherelevantsectionaltitleregister.


(a)twocopiesofthesectionalplanofextension;

(b)repealed;

(c)thecertificateofrealrightbywhichthereservationintermsofsubsection(1)or(6)isheld,togetherwithanysectionalmortgagebondregisteredagainstthecertificateofrealrightand theconsentof themortgagee to the substitutionof the sectionsdepictedonthe sectional planof extensionand their undivided shares in the commonproperty, assecurity in lieuoftherealrightheldunderthecertificateofrealrightmortgagedunderthebond;

(d)certificates of registered sectional title in the prescribed form in favour of thedeveloper, his or her successor in title or the body corporate, as the casemay be, inrespectofeachsectionandacertificateorcertificatesofrealrightinrespectoftherightsofexclusiveusereflectedontheplanofextension;

(dA)anymortgagebondwhichmaybeaffectedbytheright,togetherwiththeconsentofthemortgageetotheregistrationoftheextensionoftheschemeandtheendorsementofsuchbondtotheeffectthatitisattachedto—

(i)eachsectionshownonthesectionalplananditsundividedshareinthecommonproperty;

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(ii)thecertificateorcertificatesofrealrightinrespectofarightofexclusiveuseascontemplatedbysubsection(10)(d)andsection27(1);and

(iii) if applicable, the certificate or certificates of real right in respect of theremainderoftherightreservedintermsofsubsection(1);and

(e)repealed;

(f)suchotherdocumentsandparticularsasmaybeprescribed.

(11)Whentherequirementsofthissectionandofanyotherlawhavebeencompliedwith,theregistrarshall-

(a)registerthesectionalplanofextension;

(b)extendthesectional title register to includethesectionsandexclusiveuseareas,asthecasemaybe,depictedontheplanofextension;

(c)simultaneously with the registration of the sectional plan of extension issue to thedeveloper, his or her successor in title or the body corporate, as the case may be, acertificateofregisteredsectionaltitleinrespectofeachsectiondepictedonthesectionalplanofextensionand itsundivided share in the commonproperty,anda certificateorcertificates of real right in respect of rights of exclusive use, subject to any mortgagebondregisteredagainstthetitledeedoftherightofextension,furnishthelocalauthorityconcernedwithacopyofsuchplanofextensionandnotifytheSurveyor-Generaloftheregistrationofsuchplanofextension,andthereupontheSurveyor-Generalshallamendtheoriginalsectionalplanandthedeedsofficecopyofthesectionalplantoreflectsuchextension;and

(d)make such entries in his or her records and endorsements on the certificates ofregisteredsectional titleandcertificatesof real right I respectof rightsofexclusiveusereferredtoinparagraph(c),anycertificateofrealrightreferredtoinsubsection(10)(c),and any sectionalmortgage bond registered against the certificate of real right, as arenecessarytogiveeffecttothissection.

(12)Uponregistrationofasectionalplanofextensionreferredtoinsubsection(11)(a)-

(a)the owners of sections in the building or buildings in the scheme that is beingextended,themortgageesofsectionalmortgagebondsandtheholdersofanyrealrightsregisteredoversuchsections,shallbedivestedoftheirshareorinterestinthecommonpropertytotheextentthatanundividedshareinthecommonpropertyisvestedinthedeveloper,hissuccessorintitleofthebodycorporate,asthecasemaybe,bytheissueofthecertificatesofregisteredsectionaltitlereferredtoinsubsection(11)(c);

(b)a sectional mortgage bond whereby a real right held by a certificate of real rightreferred to in subsection (10) (c) is mortgaged, shall be deemed to be a sectionalmortgagebondover the sectionsdepictedon the sectionalplanofextensionand theirundivided share in the common property and registered against the certificates ofsectionaltitleissuedintermsofsubsection(11)(c);and

(c)the sectional plan of extension shall be deemed to be incorporated in the sectionalplanregisteredintermsofsection12(1)(a),andthereupontheprovisionsofsection13(1)and(2)shallapplymutatismutandis.

(13)Adeveloperorhisorhersuccessorintitlewhoexercisesareservedrightreferredtoinsubsection(1),orabodycorporateexercisingtherightreferredtoinsubsection(6),shallbeobligedtoerectanddividethebuildingorbuildingsintosectionsandtodelineateareasofthe common property subject to rights of exclusive use strictly in accordance with the

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documents referred to in subsection (2), due regard being had to changed circumstanceswhichwouldmakestrict compliance impracticable,andanownerofaunit in theschemewho isprejudicedbyhisorher failure to comply in thismanner,mayapply to theCourt,whereupon theCourtmayorderproper compliancewith the termsof the reservation,orgrantsuchotherrelief,includingdamages,astheCourtmaydeemfit.

(14)Inallcaseswhereadeveloperorabodycorporatehasarealrighttoextendaschemeas contemplated in this section, such right shall be disclosed in the deed of alienation toeverypurchaserofasectionintheschemeconcerned.

(15)(a)Adeedofalienationinwhicharealrighthasnotbeendisclosedascontemplatedinsubsection(14),shallbevoidableattheoptionofthepurchaser.

(b)Afternoticebyanysuchpurchasertothesellerthatheorsheannulsthealienation,the alienation shall be void, and thereupon the provisions of section 10 (5) shall applywiththenecessarychanges.

26Extensionofschemesbyadditionoflandtocommonproperty(1)Repealed.

(2)Landpurchasedorotherwiseacquiredbythebodycorporateintermsofsection5(1)(d)of the Sectional Titles SchemesManagement Act shall be deemed to be owned by theowners of the sections in the building concerned in the same proportion as theirparticipationquotaasreflectedontherelevantsectionalplan.

(4)Theprovisionsofsection7(2),(3)and(4)shallapplywiththenecessarychangestothepreparation and submission to the Surveyor-General of a draft plan of extension of thecommonproperty,andtheapprovalofsuchplanbyhimorher.

(5)Theregistrarshall,uponthesubmissionoftheprescribeddocuments,registeraplanofextensionof thecommonproperty in termsof thissectionbymakinganendorsementonthe relevant title deed to reflect that the land concerned has been incorporated in thesectional plan, shallmake such further endorsements andentries inhis orher records asmaybenecessary to give effect thereto, and shall furnish a copyof the sectional planofextension to the local authority concerned and notify the Surveyor-General of theregistrationofsuchplanofextension,andthereupontheSurveyor-Generalshallamendtheoriginalsectionalplananddeedsofficecopyofthesectionalplantoreflectsuchextension.

(6) The registrar shall not register a plan of extension in terms of this section if theadditionallandtobeincorporatedascommonpropertyissubjecttoamortgagebond.

(7)Upon the registrationof a planof extensionof the commonproperty in termsof thissection, such plan shall be deemed to be incorporated in the sectional plan registered intermsof section12 (1) (a),and the land towhichsuchsectionalplanofextension relatesshallbedeemedtobeincorporatedascommonpropertyinsuchregisteredsectionalplan.

PARTVI-ExclusiveUseofCommonPropertyandServitudes,Sections27-31

27Rightsofexclusiveuseofpartsofcommonproperty(1) (a) Ifapartorpartsofcommonproperty isoraredelineatedonasectionalplanforaspecificpurposeintermsofsection5(3)(f),thedevelopermust,whenmakingapplicationfor the opening of a sectional title register and the registration of the sectional plan,

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imposeaconditionintermsofsection11(2)intheschedulereferredtoinsection11(3)(b)bywhichtherighttotheexclusiveuseofsuchpartorpartsofthecommonpropertydelineatedforthispurposeonthesectionalplan,isconferredupontheownerorownersofoneormoreofthesections.

(b)Adevelopershallcedetherighttotheexclusiveuseofpartorpartsofthecommonpropertytotheownerorownersofunitsinthescheme,bytheregistrationofaunilateralnotarialdeedintheirfavour.

(c) If a developer ceases to be a member of the body corporate as contemplated insection2(2)of theSectionalTitlesSchemesManagementAct, any right toanexclusiveuse area still registered in his or her name vests in the body corporate free from anymortgagebond.

(d) If a right to theexclusiveuseof apart orpartsof the commonproperty vests in abody corporate in terms of paragraph (c), the body corporate shall, in the prescribedform—

(i)applytotheregistrarfortheissuingofacertificateorcertificatesofrealrightofexclusiveuseinitsfavour;and

(ii)submitacertificateofcompliancewithanylawdealingwithvesting.

(e)Theregistrarshall,afterconsiderationoftheapplicationinparagraph(d), issuesuchcertificateorcertificatesintheprescribedform.

(1A)Ifno reservationwasmadebyadeveloper in termsof subsection (1)and thebodycorporate has not yet been established in terms of section 2(1) of the Sectional TitlesSchemesManagementAct,theregistrarmayissueacertificateofrealrightinrespectofarightofexclusiveuseascontemplatedinsection12(1)(f)onapplicationbythedeveloperaccompaniedbythesectionalmortgagebondandthewrittenconsentofanybondholder.

(1B)Uponcompliancewithsubsection(1A)thisActshallapplywiththenecessarychangestosuchrealrightasifithadoriginallyformedpartoftheapplicationfortheopeningofthesectionaltitleregisterandsuchcertificateorcertificatesofrealrightshallbeissuedsubjecttoanysectionalmortgagebondagainsttheland.

(2)Abodycorporatemay,subjecttotheprovisionsofsection5(1)ofthisActandsection5(1)(d) of the Sectional Titles Schemes Management Act, request an architect or landsurveyor to apply to the Surveyor-General for the delineation on a sectional plan in themannerprescribedofapartorpartsofthecommonpropertyintermsofsection5(3)(f)fortheexclusiveusebytheownerorownersofoneormoresections:Providedthatnosuchdelineation shall be made on the sectional plan in terms of this subsection if suchdelineationwill encroach upon a prior delineation on the sectional plan of a part of thecommonpropertyfortheexclusiveusebyoneormoreoftheowners.

(3)Arighttotheexclusiveuseofapartorpartsofthecommonpropertydelineatedonthesectional plan in terms of subsection (2) shall be transferred to the owner or owners onwhomsuchrighthasbeenconferredbythebodycorporate,bytheregistrationofanotarialdeed entered into by the parties and in which the body corporate shall represent theownersofallthesectionsastransferor.

(4)(a)Anownerofasectioninwhosefavourtherighttotheexclusiveuseofapartofthecommonpropertydelineatedonthesectionalplanisregistered,maytransferhisorherinterestinsuchrighttotheownerofanothersectionintheschemebytheregistrationbytheregistrarofanotarialdeedofcessionenteredintobytheparties.

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(b)Ifanownerceasestobeamemberofthebodycorporateintermsofsection2(3)ofthe Sectional Titles SchemesManagement Act, any right to an exclusive use area stillregisteredinhisorhernamevestsinthebodycorporatefreefromanymortgagebondorregisteredrealright.

(c)Ifarighttotheexclusiveuseofapartorpartsofthecommonpropertyvestsinabodycorporateintermsofparagraph(b),thebodycorporateshall,intheprescribedform—

(i)applytotheregistrarfortheissuingofacertificateorcertificatesofrealrightofexclusiveuseinitsfavour;and

(ii)submitacertificatetotheeffectthattheprovisionsofanylawinconnectionwiththevestinghavebeencompliedwith.

(d)Theregistrarmustissuesuchcertificateorcertificatesintheprescribedform.

(5)Arighttotheexclusiveuseofapartofthecommonpropertydelineatedonthesectionalplan registered in favour of an owner of a section may with the written consent of themortgageeoftheexclusiveuseareaandholderofaregisteredrealrightbecancelledbytheregistrationbytheregistrarofanotarialdeedofcancellationenteredintobytheholderofsuchrightandthebodycorporate,dulyauthorizedbyaspecialresolutionof itsmembers,onbehalfofalltheownersofsectionsinthescheme.

(6) A right to the exclusive use of a part of common property registered in favour of anownerofasection, shall forallpurposesbedeemedtobea right to immovablepropertyover which a mortgage bond, lease contract or personal servitude of usufruct, usus orhabitatiomayberegistered.

(7)(a)Anypersonwhoholdstwoormorerightstoexclusiveuseareasorundividedsharesbyonetitledeedmay,subjecttotheprovisionsprescribed,obtainaseparatetitledeedinrespectofoneormoreoftherightstoexclusiveuseareasheldtherein.

(b)Atleastoneoftheexclusiveuseareasorsharesshallremainheldbysuchtitledeed.

27ARepealed

28Impliedservitudes(1)Thereshallbeimplied-

(a)infavourofeachsection-

(i)aservitudeforthesubjacentand lateralsupportofthesectionbythecommonpropertyandbyanyothersectioncapableofaffordingsuchsupport;

(ii)a servitude for the passage or provision of water, sewerage, drainage, gas,electricity, garbage, artificially heated or cooled air and other services, includingtelephone, radio and television services, throughorbymeansof anypipes,wires,cables or ducts existing on or under the land or in the building, to the extent towhich such pipes, wires, cables or ducts are capable of being used in connectionwiththeutilizationofthesection;and

(b)againsteachsection-

(i)aservitudeforthesubjacentandlateralsupportofthecommonpropertyandofanyothersectioncapableofenjoyingsuchsupport;

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(ii)theservitudesreferredtoinparagraph(a)(ii)throughorbymeansofanypipes,wires,cablesorductsexistingwithinsuchsection,infavourofthecommonpropertyandinfavourofanyothersectioncapableofenjoyingsuchservitudes.

(2)Theservitudesreferredtoinsubsection(1)-

(a)shallbedeemedtobeincorporatedinthetitledeedsoftheownersaffectedthereby;and

(b)shall confer on the owners of sections the right, to be exercised by the bodycorporate,tohaveaccesstoeachsectionandtheexclusiveuseareasfromtimetotimeduringreasonablehourstotheextentnecessarytomaintain,repairorrenewanypartofthebuildingoranypipes,wires,cablesorductstherein,orformakingemergencyrepairsthereinnecessary toprevent damage to the commonpropertyor anyother sectionorsections.

29Creationofservitudes(1) The ownersmay, if duly authorised in terms of section 5(1)(g) of the Sectional TitlesSchemesManagementAct,directthebodycorporate-

(a)to execute on their behalf a servitude or restrictive agreement burdening the landshownontherelevantsectionalplan;

(b)toacceptontheirbehalfaservitudeorrestrictiveagreementbenefitingthesaidland.

(2) Every such servitude or agreement shall be embodied in a notarial deed and shall beregisteredbytheregistrarbynotingsuchdeedonthescheduleofservitudesandconditionsreferred to in section 11 (3) (b) and on the title deeds of any party to such servitude orrestrictiveagreementwhosetitledeedsareregisteredinthelandregister.

(3)Ifthelandtobeburdenedbyaservitudeorrestrictiveagreementishypothecated,thewrittenconsentofeverymortgagee,existingonthedateofexecutionofthenotarialdeed,totheregistrationofsuchservitudeorrestrictiveagreementshallbeforesuchregistrationbeobtainedbythenotarypublicandfiledinhisorherprotocol.

30AncillaryservitudalrightsAllancillaryrightsandobligationsreasonablynecessarytomakeservitudeseffective,shallapplyinrespectofservitudesimpliedorcreatedunderthisAct.

31DeedsRegistriesActandimpliedservitudesTheprovisionsof theDeedsRegistriesAct shall not applywith reference to servitudesorrestrictionsastouserimpliedunderthisAct,andsuchservitudesandrestrictionsshalltakeeffect and be enforceable immediately upon the establishment of the body corporate intermsoftheSectionalTitlesSchemesManagementAct.

PARTVII-ParticipationQuotasandDevelopers,Sections32-34

32Participationquotas(1)Subjecttotheprovisionsofsection48,inthecaseofaschemeforresidentialpurposesonly as defined in any applicable operative town planning scheme, statutory plan orconditions subject to which a development was approved in terms of any law, theparticipationquotaofasectionshallbeapercentageexpressedtofourdecimalplaces,and

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arrivedatbydividingthefloorarea,correcttothenearestsquaremetre,ofthesectionbythe floor area, correct to the nearest squaremetre, of all the sections in the building orbuildingscomprisedinthescheme.

(2) Subject to the provisions of section 48, in the case of a schemeother than a schemereferred to in subsection (1), the participation quota of a section shall be a percentageexpressedtofourdecimalplaces,asdeterminedbythedeveloper:Providedthat-

(a)where a scheme is partly residential as defined in any applicable operative townplanning scheme, statutory plan or conditions subject to which a development wasapprovedintermsofany law,thetotalofthequotasallocatedbythedevelopertotheresidential sections shall bedividedamong them inproportion toa calculationof theirquotasmadeintermsofsubsection(1);

(b)whereadeveloperalienatesaunitinsuchaschemebeforethesectionaltitleregisteris opened, the total of the quotas allocated to the respective sections and theparticipationquotaofthatunitmustbedisclosedinthedeedofalienation;and

(c)where such disclosure is notmade, the deed of alienation shall be voidable at theoption of the purchaser and that the provisions of section 25 (15) (b) shall mutatismutandisapplyinrespectofanysuchalienation.

(3)Thequotaofasectionshalldeterminetheundividedshareinthecommonpropertyofownerofthesection.

(4)Repealed.

(5)Thespecificationinthescheduletoasectionalplanofthequotaofeachsectionandofthetotalofthequotasofallthesectionsinthebuildingorbuildingscomprisedinascheme,shallforallpurposesbedeemedtobecorrectintheabsenceofprooftothecontrary.

33SaleorlettingofsectionsNothinginthisActoranyotherlawcontainedshallbeconstruedaspreventingadeveloperfromsellingcertainsectionsinabuildingandlettingothersectionsthereinorfromlettingallsectionstherein.

34Sharesofdevelopersinbuildingsandland(1)Thedevelopershallbetheownerofanysectioninrespectofwhichtheownershipisnotheldbyanyotherperson,andthequotaofsuchsectionor,ifthereismorethanonesuchsection,thetotalofthequotasofsuchsections,shalldeterminetheshareofthedeveloperinthecommonproperty.

(2)When theownership inevery section isheldbyanypersonorpersonsother than thedeveloper,thedevelopershall,subjecttotheprovisionsofsection25(1),ceasetohaveashareorinterestinthecommonproperty.

(3)Whenadeveloperhasinonetransactionalienatedthewholeofhisorherinterestinthelandandthebuildingorbuildingscomprised inascheme,orashare inthewholeofsuchinterest,toanyotherperson,theregistrarshallregisterthetransactionbymeansofadeedof transfer in thecaseofunitsandbymeansofabilateralnotarialdeedofcession in thecaseofrightsreservedundersections25and27.

(4)Theregistrarshallnotregisterthetransferofatransactionreferredtoinsubsection(3)unless-

(a)thereisproducedtotheregistraraclearancecertificateofthelocalauthoritythat-

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(i)allratesandmoneysduetothatlocalauthorityinrespectofthelandconcernedhavebeenpaiduptoandincludingthedayoftransfer;or

(ii)inthosecaseswherealawprovidesfortheseparatelevyingofratesinrespectofaunit,allsuchratesduetothat localauthority inrespectoftheunitconcernedhavebeenpaiduptoandincludingthedayoftransfer;and

(b)thereisproducedtotheregistraracertificatebyaconveyancerconfirmingthat, ifabody corporate is deemed to have been established in terms of section 2(1) of theSectional Titles Schemes Management Act, that body corporate has certified that allmoneysdue to thebody corporateby the transferor in respectof theunits concernedhavebeenpaidorprovisionforthepaymentthereofhasbeenmadetothesatisfactionofthebodycorporate.

PARTVIII-RulesandBodiesCorporate,Sections35-43

35Repealed

36Bodiescorporate(1) When a unit is registered in the name of any person other than the developer, theregistrarmustissueacertificateintheprescribedform.

(2)Theeffectoftheregistrationreferredtoinsubsection(1)istheestablishmentofabodycorporateforthescheme,intermsoftheSectionalTitlesSchemesManagementAct.

(3)Theregistrarmust lodgeacopyofthecertificatereferredto insubsection(1)withthechiefombud.

(4)to(7)Repealed.

37to43Repealed

PARTIX-Owners,AdministratorsandBuildings,Sections44-51

44to48Repealed

49Disposalondestructionofbuildings(1)When in terms of section 17(3) of the Sectional Titles SchemesManagementAct, thebuilding or buildings comprised in a scheme is or are deemed to be destroyed and theowners have resolved not to rebuild the building or buildings, the body corporatemust,subject to section 17(9) of the Sectional Titles SchemesManagementAct, lodgewith theregistraranotificationintheprescribedformofsuchdestructionandacopyoftherelevantresolutionoftheownersascertifiedbytwotrusteesofthebodycorporate.

(2)Uponreceiptofsuchnotificationtheregistrarshallmakeanentrythereofintherelevantsectionaltitleregister.

(3)Whensuchentryhasbeenmadeintherelevantsectionaltitleregister-

(a)the owners shall cease to be separate owners of sections but shall, subject to theprovisions of section 48 (2), remain co-owners of the land in undivided sharesproportionatetothequotasoftherespectivesectionspreviouslyownedbythem;

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(b)any sectionalmortgage bond, lease or other real right or condition then registeredagainstoraffectingaunit,shallbedeemedtobeconvertedintoamortgagebond,leaseorotherrealrightorconditionregisteredagainstoraffectingtheundividedshareinthelandwhichformedpartofsuchunit;

(c)thelandshallreverttothelandregister;and

(d)thesectionaltitledeedsofunitswhicharethusdeemedtobedestroyedaswellasthetitledeedsregardinganyrighttoanexclusiveuseareaandanyrighttotheextensionofaschemereferredtoinsection25,togetherwithanymortgagebondoverthesaidrights,shallbesurrenderedtotheregistrarforcancellation.

(4)Uponthereversionofthelandtothelandregister,theregistrarshall-

(a)cancelthetitledeedsreferredtoinsubsection(3)(d);

(b)issue to each of the owners of a unit which is thus deemed to be destroyed acertificateofregisteredtitleintheformprescribedundertheDeedsRegistriesActforhisundividedshareintheland,subjectorentitledtosuchservitudes,mortgagebonds,otherrealrightsandconditionswhichareapplicabletoorinrespectofsuchland;

(c)makesuitableendorsementsonanysectionalmortgagebond,leaseorotherrealrighttoreflecttheconversionreferredtoinsubsection(3)(b);

(d)re-register any sectional mortgage bond, lease or other real right referred to insubsection(3)(b)asamortgagebond,leaseorrealrightintermsoftheDeedsRegistriesAct;

(e)makeanendorsementontheschedulereferredtoinsection11(3)(b)toreflectthereversionoftheland;and

(f)notifytheSurveyor-Generalandthelocalauthorityofthesaidreversionoftheland.

(5) Upon receipt of the notification that the whole of the land has reverted to the landregister,theSurveyor-Generalshallcanceltherelevantsectionalplan.

50UnencumberedsectionsdestroyedbyStateorlocalauthority(1)WheretheStateoralocalauthorityistheownerofasectioninabuildingwhichisnotencumberedbyamortgage,leaseorrealright,andsuchsectionhasbeendestroyedtogiveeffecttoaprojectorschemeforthebenefitofthepublic,theStateorlocalauthority,asthecasemay be,may, after advising the body corporate of its intention to do so, notify theregistrartothiseffectandapplyforthecancellationoftherelevantsectionaltitledeed.

(2)Anapplication in termsofsubsection (1)shallbeaccompaniedbytheowner'scopyoftherelevantsectionaltitledeed.

(3)Onreceiptofsuchapplication,theregistrarshallcancelthedeedsoffice'sandowner'scopyoftherelevantsectionaltitledeedandshallmakethenecessaryconsequentialentriesin his records and notify the Surveyor-General and the local authority concernedaccordingly, and thereupon the undivided share in the common property that was heldunder that sectional title deed shall vest in the owners of the remaining sections in thebuildingproportionatelytotheirrespectiveparticipationquotas.

(4) On receipt of a notification referred to in subsection (3) and an amended schedulereferredtoinsection5(3)(g),preparedbyanarchitectorlandsurveyorandtobefurnishedby theStateor localauthority,as thecasemaybe, theSurveyor-General shallamendthe

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originalplanandthedeedsofficecopyofthesectionalplantogiveeffecttothecancellationofthesectionaltitledeedreferredtointhenotification.

51Repealed

PARTX-Miscellaneous,Sections52-61

52and53Repealed

54Sectionaltitlesregulationboard(1)Thereisherebyestablishedasectionaltitlesregulationboard(inthissectionreferredtoastheregulationboard),whichshall-

(a)makerecommendationstotheMinisterconcerninganymatterspecifiedinsection55inregardtowhichtheMinistermaymakeregulations;

(b)keep theworkingand implementationof thisAct and the regulationsunder regularreview and which may make recommendations to the Minister in regard to anyamendmentsorotheractionwhichmaybeadvisable;and

(c)advisetheMinisteronanymatterreferredtoitbytheMinister.

(2)Theregulationboardshallconsistofthefollowingmembers-

(a)theChiefRegistrarofDeedsappointed in termsof section2of theDeedsRegistriesAct,whoshallactaschairmanattheproceedingsoftheregulationboard;

(b)theChiefSurveyor-General;and

(c)sevenmembersappointedbytheMinister,whoshallconsistofthefollowingpersons-

(i)aconveyancernominatedbytheLawSocietyofSouthAfrica;

(ii)aprofessionallandsurveyornominatedbytherelevantCouncil;

(iii)anarchitectnominatedbytherelevantCouncil;

(iv)anofficerintheemployoftheCouncilofSouthAfricanBanks;

(v)twopersonshaving special knowledgeof sectional titledevelopment schemes;and

(vi)anofficialoftheDepartmentofLandAffairs.

(3)Foreverymemberoftheregulationboardappointedintermsofsubsection(2)(c)thereshall be an alternatemember appointed in the samemanner as suchmember, and anyalternatemembersoappointedshallactintheplaceofthememberinrespectofwhomhehasbeenappointedasalternatemember,duringsuchmember'sabsenceorinabilitytoactasamemberoftheregulationboard.

(4) The Chief Registrar of Deeds and the Chief Surveyor-General may each designate apersonfromtheirrespectiveofficestoactintheirplaceatmeetingswhichtheyareunabletoattend.

(5)Whenanynominationintermsofsubsection(2)(c)(i),(ii),(iii)or(iv)becomesnecessary,the body concerned shall at the request of theDirector-General: LandAffairs furnish thenomination required for appointment to the regulationboard,within aperiodof 60daysfrom the date of such request, failing which the Minister may appoint, subject to the

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provisionsofthatsubsection,anysuitablepersonasamemberinplaceofthepersonheorshewouldhaveappointedifthesaidbodyhadnotsofailedtonominateaperson.

(6) Amember of the regulation board appointedby theMinister shall hold office for theperiod determined by theMinister, but theMinistermay, if in his opinion there is goodreasonfordoingso,terminatetheappointmentofsuchamemberatanytimebeforetheexpirationofhisperiodofoffice.

(7)Ifamemberoftheregulationboarddiesorvacateshisofficebeforetheexpirationofhisperiodofoffice,theMinistermay,subjecttotheprovisionsofsubsection(2)(c),appointaperson to fill thevacancy for theunexpiredportionof theperiod forwhichsuchmemberwasappointed.

(8) A member of the regulation board whose period of office has expired, may bereappointed.

(9) Amember of the regulation board, excluding amember in the fulltime service of theState, shall, while he is engaged in the business of the regulation board, be paid suchremuneration and travelling and subsistence allowances as the Minister, with theconcurrenceoftheMinisterofFinance,maydetermine.

(10)Intheabsenceofthechairman,theChiefSurveyor-Generalshallactaschairmanoftheregulationboard.

(11)(a)Theregulationboardshallfromtimetotimemeetatsuchtimesandplacesasaredeterminedbythechairman.

(b)TheMinistermayatanytimedirectthechairmanoftheregulationboardtoconveneameetingoftheboardatatimeandplacespecifiedbytheMinister.

(12)(a)Fivemembersoftheregulationboard,oneofwhomshallbeamemberreferredtoinsubsection(2)(a)or(b),shallformaquorumforameetingoftheboard.

(b) A decision of a majority of the members of the regulation board present at anymeeting shall be a decisionof the regulationboard and, in the event of an equality ofvotes, the person presiding at themeeting shall have a casting vote in addition to hisdeliberativevote.

(13)Theregulationboardmayregulatetheproceedingsat itsmeetingsas itmaythinkfit,andshallcauseminutesofsuchproceedingstobekept.

55RegulationsThe Minister may, after consultation with the sectional titles regulation board, makeregulationsinregardto-

(a)the form of sectional title registers to be opened and kept by a registrar and theparticularstoberegisteredorfiledinanysuchregister;

(b)theformofanydeedordocumenttoberegisteredorfiledinadeedsregistry;

(c)theprocedurestobefollowedinadeedsregistryoranofficeoftheSurveyor-GeneraltogiveeffecttotheprovisionsofthisAct;

(d)themanner and the unit ofmeasure inwhichmeasurements shall be taken in thepreparationormodificationof adraft sectionalplanor sectionalplan, and themannerandforminwhichtherecordsofsuchmeasurementsshallbepreparedandlodgedwiththeSurveyor-General;thedegreeofaccuracytobeobtainedandthelimitoferrortobeallowed in the taking of a measurement in the preparation or modification of a draft

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sectionalplanorsectionalplan;thestepstobetakenbytheSurveyor-Generaltotestthecorrectness or accuracy ofmeasurements ofwhich the results are recorded on a draftsectional plan, sectional plan or other plan relating thereto or filed in his office inconnection with a plan or sectional plan; and the steps to be taken by the Surveyor-General in the event of a measurement being inaccurate or incorrect to cause thedefectivesectionalplansandrelativetitledeedstobeamended;

(e)thesizeofadraftsectionalplan,sectionalplanorotherplanrelatingthereto,andthescale according towhich and themanner in which such draft sectional plan, sectionalplan or other plan shall be prepared; the information to be recorded thereon; thenumber of draft sectional plans, sectional plans or other plans to be supplied; and thecircumstances in which the Surveyor-General may authorize a departure from aregulation made in terms of this paragraph if it is found that compliance with suchregulationisimpossibleorunpractical;

(f)the method according to which draft sectional plans, sectional plans, buildings andsectionsshallbenumbered;

(g)thefeesofoffice(ifany)tobechargedinrespectofanyactrequiredorpermittedtobedoneinorinrelationto,oranymatterinconnectionwith,adeedsregistryorofficeofaSurveyor-General,includinganyreportmadetotheCourtbytheregistrarorSurveyor-Generalinconnectionwithanyapplicationoractiontowhichheisnotaparty;

(h)to(k)Repealed.

(l)the syllabus for the examination referred to in section 5 (2), and in regard to allmattersincidentaltoconductingsuchexamination;

(m)theconditionsunderwhichcopiesofsectionalplansmaybeissuedbytheSurveyor-Generalforjudicial,informationorotherpurposes;

(n)anymatterrequiredorpermittedtobeprescribedbyregulationunderthisAct;and

(o)generally,anymatterwhichheconsidersnecessaryorexpedienttoprescribeinorderthatthepurposesofthisActmaybeachieved.

56NoticeofapplicationstoCourtBeforeanyapplicationismadetotheCourtforanorderaffectingtheperformanceofanyact in a deeds registry or office of a Surveyor-General, the applicant shall give notice inwritingtotheregistrarorSurveyor-Generalconcernedatleast21daysbeforethehearingofsuch application, and such registrar or Surveyor-General may submit to the Court suchreportthereonashemaydeemfit.

57ExemptionfromliabilityNoactoromissionofa registrar,Surveyor-Generalorany localauthority,orofanofficialwhoisemployedinadeedsregistryorofficeoftheSurveyor-Generalorlocalauthority,inthecourseoftheadministrationofthisAct,shallmaketheStateorthatregistrar,Surveyor-General,localauthorityorofficialliablefordamagessufferedbyanyoneinconsequenceofsuchactoromission:ProvidedthatifaCourtfindsthatsuchactoromissionwasmalafide,theStateorlocalauthority,asthecasemaybe,shallbeliableforsuchdamages.

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58PowersofSurveyor-GeneralregardingsectionalplansregisteredintermsofSectionalTitlesAct,1971

The Surveyor-Generalmayperformany act in relation to a sectional plan registeredby aregistrar in terms of the Sectional Titles Act, 1971 (Act 66 of 1971), that he would beempoweredtoperformifsuchsectionalplanhadbeenapprovedbyhimintermsofthisAct,andhe shall in collaborationwith the registrar arrange that theoriginal sectional planbefiledinhisofficeandthatacertifiedcopythereofbefurnishedforfilingintheofficeoftheregistrar.

59RepealoflawsThe laws specified in the Schedule arehereby repealed to the extent set out in the thirdcolumnoftheSchedule.

60Savingsandtransitionalprovisions(1)Repealed.

(2) Theprovisionsof section32 (1) and (2) shall not affect theparticipationquotaof anysection as reflected on any relevant sectional plan which was registered in terms of theSectionalTitlesAct,1971,priortothecommencementdate.

(3)Whereanownerhas,prior to thecommencementof thisAct,acquired in termsofanagreementorbeengrantedintermsofrulesmadeundertheSectionalTitlesAct,1971,theright to the exclusive use of a part or parts of common property, the body corporateconcernedshall,ifsorequestedafterthecommencementdatebytheowner,transfersuchrighttotheownerbytheregistrationofanotarialdeedenteredintobytheparties,inwhichthebodycorporateshallrepresenttheownersofallrelevantsectionsastransferor.

(4)to(8)Repealed.

(9) Subject to the provisions of this section, anything done under a provision of a lawrepealed by section 59, shall be deemed to have been done under the correspondingprovisionofthisAct.

60AFurthersavingsandtransitionalprovisions(1)Repealed.

(2)Theprovisionsofsection32(1)and(2)ofthisActshallnotaffecttheparticipationquotaofanysectionasreflectedonanyrelevantsectionalplanwhichwasregisteredintermsofanylawmentionedinSchedule2totheProclamationpriortothecommencementdate.

(3) Where an owner has, prior to the commencement date, acquired, in terms of anagreementorbeengrantedintermsofrulesmadeunderanylawmentionedinSchedule2totheProclamation,therighttoexclusiveuseofapartorpartsofcommonproperty,thebody corporate concerned shall, if so requested by the owner after the commencementdatetransfersuchrighttotheownerbytheregistrationofanotarialdeedenteredintobytheparties,inwhichthebodycorporateshallrepresenttheownersofallrelevantsectionsastransferor.

(4)to(8)Repealed.

(9) Subject to the provisions of this section, anything done under a provision of a lawmentioned in Schedule2 to theProclamationand repealedby thatProclamation shall bedeemedtohavebeendoneunderthecorrespondingprovisionofthisAct.

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61ShorttitleandcommencementThisAct shall be called the Sectional TitlesAct, 1986, and shall come intooperationonadatetobefixedbytheStatePresidentbyproclamationintheGazette.

sectional titles act, no. 95 of 1986 - paddocks€¦ · n sectional titles act, no. 95 of 1986 (as...

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