The relevance of the South African sectional titles law in interpretation and application of the sectional titles legislation of Botswana : an analysis of provisions pertaining to establishment of schemes

Serumula, Doreen Lame (2004-03)

Thesis (LLM )-University of Stellenbosch, 2004.

150 leaves printed on single pages, preliminary pages i-xi and numbered pages 1-138. Includes bibliography.

Digitized at 600 dpi grayscale to pdf format (OCR), using a Bizhub 250 Konica Minolta Scanner.


ENGLISH ABSTRACT: The concept of sectional ownership has been unknown in the Botswana common law because of the maxim superficies solo cedit, which does not recognize separate ownership of apartments in a building. The law must always serve the felt and real needs of the times, and in order to give effect to those needs, the Botswana Sectional Titles Act was enacted in 1999. It is based on the South African Sectional Titles Act of 1986, as amended, which repealed the 1971 Act. In this thesis, a comparative analysis of the South African and Botswana sectional titles law is made to determine whether and, if so, how the existing position in the South African sectional titles law could aid interpretation and application of the sectional titles legislation of Botswana, specifically pertaining to aspects of establishment of sectional title schemes. The main focus is on the legislative provisions of both jurisdictions. However, South African case law is also considered. Landownership and sectional titles is discussed, to determine whether sectional ownership is genuine ownership. This entails a discussion on the publicity principle, which in the case of land is normally achieved by means of registration in the Deeds Registries. The thesis analyses the Botswana and South African statutes on the requirements and procedures involved in the establishment of sectional title schemes to bring to light any shortcomings that may exist in either of the two statutes. An understanding of the shortcomings of the South African statute is relevant to the interpretation and application of the Botswana statute. An examination of the procedural aspects of establishment of a sectional title scheme, as well as the roles of the parties involved in the establishment thereof is undertaken, so as to identify consequences that may ensue if they fail to comply with the requirements of either of the statutes. Consequently, a comparative analysis on the effect of registration of the sectional plan and opening of the sectional title register is made. Although it is not suggested that the Botswana Act should be completely similar to the South African Act, as Botswana may have its own peculiar circumstances, suggestions as to the amendment of the Botswana statute are made. Amendments would make the Botswana Act even more flexible, and would open up the possibilities of development to achieve greater access to land. Further more improvements to the Act will have to be made, some before its implementation, and some after a period of application of the Act, as real practical problems become apparent.

AFRIKAANSE OPSOMMING: Die konsep van deeltitel was tot dusver in Botswana se gemenereg onbekend weens die maxim superficies solo cedit, wat nie aparte eienaarskap van woonstelle in 'n gebou erken nie. Die wet moet altyd die werklike behoeftes van die tyd dien, en om te voldoen aan daardie behoeftes is die Botswana Wet op Deeltitels in 1999 uitgevaardig. Dit is gebaseer op die Suid-Afrikaanse Wet op Deeltitels van 1986, soos gewysig, wat die 1971 Wet herroep het. In hierdie tesis word 'n vergelykende studie gedoen van die Suid-Afrikaanse Wet op Deeltitels en die gelyknamige Wet in Botswana om te bepaal of, en indien wel, hoe die bestaande posisie in die Suid-Afrikaanse Wet op Deeltitels kan help met die interpretasie en toepassing van die deeltitel wetgewing van Botswana, veral waar dit gaan oor die vestiging van deeltitelskemas. Die tesis fokus op die wetgewende bepalings in albei lande, maar konsentreer op probleemareas in die nuwe Deeltitel wet van Botswana. Grondeienaarskap en deeltitels word bespreek om te bepaal of deeltiteleienaarskap werklike eienaarskap is. Dit behels 'n bespreking van die publisiteitsbeginsel, waaraan gewoonlik, in die geval van grond, voldoen word deur registrasie in die Akteregister. Die tesis ontleed die Suid-Afrikaanse statuut en die statuut van Botswana wat gaan oor die vereistes en prosedures betrokke by die vestiging van deeltitelskemas en enige tekortkominge wat bestaan in enige van die twee statute. Dit is belangrik om die tekortkominge van die Suid-Afrikaanse statuut te begryp, as die statuut van Botswana geinterpreteer en toegepas moet word. Die prosedures wat gevolg word in die vestiging van 'n deeltitelskema, asook die rolle van die verskillende partye betrokke, word bespreek sodat die gevolge as daar nie aan die vereistes van die statuut voldoen word nie, identifiseer kan word. Gevolglik word 'n vergelykende ontleding gedoen van die effek van registrasie van die deeltitelplan en die opening van die deeltitelregister. Die slothoofstuk bevat aanbevelings vir verdere navorsing. Alhoewel daar nie voorgestel word dat die wet in Botswana identies aan die Suid-Afrikaanse wet moet wees nie, (Botswana het te make met ander omstandighede) word voorstelle aan die hand gedoen vir die wysiging van die wet in Botswana. Hierdie wysigings sal die wet meer buigsaam maak en daar sal meer moontlikhede wees vir ontwikkeling wat groter toegang tot grond sal bewerkstellig. Verder sal daar verbeterings aan die wet aangebring moet word nadat dit eers in werking getree het en die werklike probleme kop uitsteek.

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