ST Act Rules Regulations PDF

SectionalTitlesAct,Rules&Regulations
SectionalTitlesAct,95of1986
Preamble
DateofCommencement:1June1988
ACT
To provide for the division of buildings into sections and common property and for the acquisition of separate ownership in sections coupled with joint ownership in common property; the control of certain incidentsattachingtoseparateownershipinsectionsandjointownershipincommonproperty;thetransfer ofownershipofsectionsandtheregistrationofsectionalmortgagebondsover,andrealrightsin,sections; the conferring and registration of rights in, and the disposal of, common property; the establishment of bodiescorporatetocontrolcommonpropertyandforthatpurposetoapplyrules;andtheestablishmentof asectionaltitlesregulationboard;andtoprovideforincidentalmatters.
Definitions,Section1
1Definitions (1)InthisActandtherules,unlessthecontextotherwiseindicates
architect
'architect'meansapersonregisteredasanarchitectintermsofsection19oftheArchitects'Act,1970 (Act35of1970);
bodycorporate
'bodycorporate',inrelationtoabuildingandthelandonwhichsuchbuildingissituated,meansthebody corporateofthatbuildingreferredtoinsection36(1);
building
'building' means a structure of a permanent nature erected or to be erected and which is shown on a sectionalplanaspartofascheme;
ChiefSurveyorGeneral
'ChiefSurveyorGeneral'meanstheChiefSurveyorGeneralappointedintermsofsection2oftheLand SurveyAct.1997(ActNo.8of1997);
commonproperty
'commonproperty',inrelationtoascheme,means (a)thelandincludedinthescheme; (b)suchpartsofthebuildingorbuildingsasarenotincludedinasection;and (c)landreferredtoinsection26;
conveyancer
'conveyancer'meansaconveyancerasdefinedintheDeedsRegistriesAct;
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Council
'Council'means,inrelationtoarchitects,theSouthAfricanCouncilforArchitectsestablishedintermsof theArchitects'Act,1970(Act35of1970),and,inrelationtolandsurveyors,theSouthAfricanCouncilfor Professional Land Surveyors and Technical Surveyors established in terms of the Professional Land Surveyors'andTechnicalSurveyors'Act,1984(Act40of1984);
court
'Court'meanstheprovincialorlocaldivisionoftheHighCourthavingjurisdictionand,forthepurposesof section44,amagistrates'courthavingjurisdiction;
DeedsRegistriesAct
'DeedsRegistriesAct'meanstheDeedsRegistriesAct,1937(Act47of1937),andanyregulationmade thereunder;
deedsregistry
'deedsregistry'meansadeedsregistryasdefinedintheDeedsRegistriesAct;
developer
'developer'meansapersonwhoistheregisteredownerofland,situatedwithintheareaofjurisdictionof a local authority, on which is situated or to be erected a building or buildings which he has divided or proposestodivideintotwoormoresectionsintermsofascheme,ortheholderoftherightreferredto insection25toextendascheme,orhissuccessorintitle,andincludes (a)forthepurposesofsections10and15B(3)(c),theagentofanysuchpersonorhisorhersuccessor intitle,oranyotherpersonactingonbehalfofanyofthem;and (b)for the purposes of rebuilding any building that is deemed to have been destroyed, as contemplatedinsection48,thebodycorporateconcerned;
developmentscheme
'developmentscheme'meansaschemeintermsofwhichabuildingorbuildingssituatedortobeerected onlandwithintheareaofjurisdictionofalocalauthorityisorare,forthepurposesofselling,lettingor otherwisedealingtherewith,tobedividedintotwoormoresections,orascontemplatedintheproviso tosection2(a);
draftsectionalplan
'draftsectionalplan'meansasectionalplanpreparedinaccordancewiththeprovisionsofsection5,but notyetapprovedbytheSurveyorGeneral;and'draftsectionalplanofsubdivision','draftsectionalplan ofconsolidation'and'draftsectionalplanofextension'haveacorrespondingmeaning;
exclusiveusearea
'exclusiveusearea'meansapartorpartsofthecommonpropertyfortheexclusiveusebytheowneror ownersofoneormoresections;
land
'land'meansthelandcomprisedinaschemeasshownonasectionalplan;
landsurveyor
'land surveyor' means a person registered as a professional land surveyor in the register prescribed in section7(4)(a)oftheProfessionalLandSurveyors'andTechnicalSurveyors'Act,1984(Act40of1984);
SectionalTitlesAct,RulesandRegulations
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lease
'lease'forthepurposesofsection17(1)meansaleasewhich (a)wasenteredintoforaperiodofnotlessthantenyears; (b)wasenteredintoforthenaturallifeofthelesseeorofanyotherpersonmentionedinthelease;or (c)isrenewablefromtimetotimeatthewillofthelesseeindefinitelyorforperiodswhich,together withthefirstperiod,amountinalltonotlessthan10years;
localauthority
'localauthority'meansamunicipalitycontemplatedinsection151oftheConstitutionoftheRepublicof SouthAfrica,1996(ActNo.108of1996),exercisingjurisdictionintheareainwhichthelandissituated;
Minister
'Minister'meanstheMinisterofLandAffairs;
notarypublic
'notarypublic'meansanotarypublicasdefinedintheDeedsRegistriesAct;
operativetownplanningscheme
'operativetownplanningscheme'meansatownplanningschememapandaccompanyingtownplanning schemeclausespreparedintermsofanylaw;
owner
'owner',means,inrelationto (a)immovable property, subject to paragraph (b), the person registered as owner or holder thereof andincludesthetrusteeinaninsolventestate,aliquidatorortrusteeelectedorappointedintermsof theAgriculturalCreditAct,1966(ActNo.28of1966),theliquidatororacompanyorclosecorporation whichisanowner,andtheexecutorofanownerwhohasdied,ortherepresentative,recognisedbylaw, of an owner who is a minor or of unsound mind or is otherwise under a disability, if such trustee, liquidator,executororrepresentativeisactingwithinthescopeofhisorherauthority; (b)immovablepropertyandrealrightsinimmovableproperty (i)registeredinthenamesofbothspousesinamarriageincommunityofproperty,eitheroneor bothofthespouses; (ii)registeredinthenameofonlyonespouseandformingpartofthejointestateofbothspousesin amarriageincommunityofproperty,eitheroneorbothofthespouses, and'owned'and'ownership'haveacorrespondingmeaning;
participationquota
'participationquota',inrelationtoasectionortheownerofasection,meansthepercentagedetermined in accordance with the provisions of section 32 (1) or (2) in respect of that section for the purposes referredtoinsection32(3),andshownonasectionalplaninaccordancewiththeprovisionsofsection5 (3)(g);
prescribed
'prescribed'meansprescribedbythisActorbyregulation;
quota
'quota',inrelationtoasectionortheownerofasection,meanstheparticipationquotaofthatsection;
registrable
'registrable'meanscapableofbeingregisteredintermsoftheDeedsRegistriesAct;
registrar
'registrar'meansaregistrarofdeedsasdefinedintheDeedsRegistriesAct;
regulation
'regulation'meansaregulationmadeandinforceunderthisAct;
rules
'rules',inrelationtoabuildingorbuildingswhichhasorhavebeendividedintoasectionorsectionsand commonproperty,meansthemanagementrulesandconductrulesreferredtoinsection35(2)forthe control,management,administration,useandenjoymentofthesectionsandcommonproperty;
scheme
'scheme'meansadevelopmentscheme;
section
'section'meansasectionshownassuchonasectionalplan;
sectionalmortgagebond
'sectionalmortgagebond'meansamortgagebondhypothecating (a)aunitoranexclusiveusearea,landoranundividedshareinsuchunit,areaorlandheldundera separatesectionaltitledeed;or (b)aregisteredleaseorsubleaseofanysuchunit,exclusiveuseareaorlandoranundividedsharein suchunit,areaorland,whichwhenitwasenteredinto,wasforaperiodofnotlessthan10yearsorfor thenaturallifeofthelesseeoranyotherpersonmentionedinthelease,orwhichisrenewablefromtime totimeatthewillofthelesseeindefinitelyorforperiodswhichtogetherwiththefirstperiodamountin alltonotlessthan10years;or;or (c)any other registered real right in or over any such unit or undivided share in a unit or common propertyortherightsreferredtoinsections25and27;
sectionalplan
'sectionalplan',inrelationtoascheme,meansaplanapprovedbytheSurveyorGeneral (a)whichisdescribedasasectionalplan; (b)whichshowsthebuildingorbuildingsandthelandcomprisedinthescheme,asdividedintotwoor moresectionsandcommonproperty;and (c)which complies with the requirements of section 5, and includes a sectional plan of subdivision, consolidationorextensionasprovidedforinthisAct;
sectionaltitledeed
'sectionaltitledeed'meansacertificateofregisteredsectionaltitleoradeedoftransfer;
sectionaltitleregister
'sectionaltitleregister'meanstheregisterreferredtoinsection12(1)(b),andincludesanysectionalplan registeredunderthisAct,andadeedsregistry'sduplicateofanycertificateofregisteredsectionaltitle deemedtobeincorporatedinsuchregister;
specialresolution
'special resolution' means, subject to subsection (2), a resolution passed by a majority of not less than threefourthsofthevotes(reckonedinvalue)andnotlessthanthreefourthsofthevotes(reckonedin number) of members of a body corporate who are present or represented by proxy or by a representative recognized by law at a general meeting of which at least 30 days' written notice, specifyingtheproposedresolution,hasbeengiven,oraresolutionagreedtoinwritingbyatleast75%of all the members of a body corporate (reckoned in number) and at least 75% of all such members (reckonedinvalue)personallyorbyproxyorbyarepresentativeofanysuchmemberrecognizedbylaw: Provided that in circumstances determined in the rules, a meeting of the body corporate may be convened for a date 30 days or less after notice of the proposed resolution has been given to all the membersofthebodycorporate;
statutoryplan
'statutoryplan'meansalanddevelopmentobjectivepreparedintermsofChapterIVoftheDevelopment FacilitationAct,1995(ActNo.67of1995),anintegrateddevelopmentplanpreparedintermsofsection 10D (4) (b) or section 2 of Schedule 2A to the Local Government Transition Act, 1993 (Act No. 209 of 1993),oranyotherintegratedplan,layoutplanorpackageofplansinforceintheareaandwhichhasor havebeenapprovedbyacompetentauthorityintermsofanylaw.
SurveyorGeneral
'SurveyorGeneral' means a SurveyorGeneral appointed in terms of section 5 of the Land Survey Act. 1997(ActNo.8of1997);
thisAct
'thisAct'includestheregulations;
unanimousresolution
'unanimousresolution'means,subjecttosubsection(3),aresolution (a)passed unanimously by all the members of a body corporate who are present or represented by proxyorbyarepresentativerecognizedbylawatageneralmeetingofthebodycorporateofwhichat least30days'writtennotice,specifyingtheproposedunanimousresolution,hasbeengiven,andatwhich meetingatleast80%ofallthemembersofabodycorporate(reckonedinnumber)andatleast80%ofall the members (reckoned in value) are present or so represented: Provided that in circumstances determined in the rules, a meeting of the body corporate may be convened for a date 30 days or less afternoticeoftheproposedresolutionhasbeengiventoallthemembersofthebodycorporate;or (b)agreedtoinwritingbyallthemembersofthebodypersonallyorbyproxyorbyarepresentativeof anysuchmemberrecognizedbylaw;
undividedshareincommonproperty
'undividedshareincommonproperty',inrelationtoanowner,meansanundividedshareofthatowner incommonpropertyasdeterminedinaccordancewiththequotaofthesectionofwhichheistheowner and,inrelationtoasection,meansanundividedshareincommonpropertyapportionedtothatsection inaccordancewiththequotaofthesection;
unit
'unit'meansasectiontogetherwithitsundividedshareincommonpropertyapportionedtothatsection inaccordancewiththequotaofthesection.
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NoticeprocedureforSpecialandUnanimousResolutions
(2)Forthepurposesofthedefinitionof'specialresolution'insubsection(1),anoticecontemplatedin thatdefinitionshallbedeemedadequateif (a)it has been delivered by hand to a member not less than 30 days prior to the relevant general meeting;or (b)it was despatched by prepaid registered post not less than 30 days prior to such meeting to the address of a member's unit in the relevant scheme, or to such other address as a member may have indicatedinwritingforthepurposesofsuchnotice.
QualificationstodefinitionofaUnanimousResolution
(3)Forthepurposesofthedefinitionof'unanimousresolution'insubsection(1) (a)anoticecontemplatedinthatdefinitionshallbedeemedadequateifithasbeendeliveredto,or despatched to the address of a member, as contemplated in paragraphs (a) and (b), respectively, of subsection(2); (b)a member present or represented at a meeting contemplated in that definition, who himself, or throughaproxyorrepresentative,asthecasemaybe,abstainsfromvotingontheresolutioninquestion, shallberegardedashavingvotedinfavouroftheresolution;and (c)wheretheresolutioninquestionadverselyaffectstheproprietaryrightsorpowersofanymember asowner,theresolutionshallnotberegardedashavingbeenpassedunlesssuchmemberconsentsin writingthereto.
BodyCorporaterighttoapproachcourtwhenunabletoobtainaUnanimousResolution
(3A)Ifabodycorporateisunabletoobtainaunanimousresolution,itmay,subjecttotheprovisionsof subsection(3)(c),approachthecourtforrelief.
Qualificationtodefinitionofalocalauthority
(4)TheMinistermaybynoticeintheGazettedeclareanyinstitutionorbodyestablishedbyorunderthe provisionsofanyotherlawandwhichexercisespowersandperformsdutieswhich,intheopinionofthe Minister,correspondwiththepowersanddutiesordinarilyexercisedorperformedbyaninstitutionor bodyreferredtointhedefinitionof'localauthority',tobealocalauthorityforthepurposesofthisAct.
PARTIIntroductoryProvisions,Sections23
2Ownershipandrealrightsinoroverpartsofbuildings,andregistrationoftitletoownershipor otherrealrightsinoroversuchparts
Notwithstandinganythingtothecontraryinanylaworthecommonlawcontained (a)abuildingorbuildingscomprisedinaschemeandthelandonwhichsuchbuildingorbuildingsis oraresituated,maybedividedintosectionsandcommonpropertyinaccordancewiththeprovisionsof thisAct:Providedthatwhereaschemecomprisesmorethanonebuilding,anysuchbuildingmay,subject tosection5(4),besodividedintoasinglesectionandcommonproperty; (b)separate ownership in such sections or an undivided share therein may be acquired in accordancewiththeprovisionsofthisAct; (c)theownersofsuchsectionsshallownsuchcommonpropertyinundividedsharesinaccordance withtheprovisionsofthisAct; (d)any real right may be acquired in or over any such section or an undivided share therein or commonpropertyinaccordancewiththeprovisionsofthisAct;and
(e)aregistrarmay,inaccordancewiththeprovisionsofthisAct,registerinadeedsregistryatitle deed whereby ownership in, or any lease of, or any other real right in or over, any such section or an undividedsharethereinorcommonpropertyisacquired.
3ApplicationofDeedsRegistriesAct,reproductionofdocuments,andunitsdeemedtobeland
(1) Save as is otherwise provided in this Act or any other law or the context otherwise indicates, the provisionsoftheDeedsRegistriesActshall,insofarassuchprovisionscanbesoapplied,applymutatis mutandisinrelationtoalldocumentsregisteredorfiledorintendedtoberegisteredorfiledinadeeds registryintermsofthisAct. (2) The registrar concerned may reproduce or cause to be reproduced any document referred to in subsection(1)bymeansofmicrofilmingoranyotherprocesswhichinhisopinionaccuratelyanddurably reproducesanysuchdocument,andmaypreserveorcausetobepreservedsuchreproductioninlieuof suchdocument. (3)Areproductionreferredtoinsubsection(2)shall,forthepurposesofadeedsregistry,bedeemedto be the original document, and a copy obtained by means of such reproduction and which has been certified by the registrar as a true copyof such reproduction, shall be admissible in evidence andshall havealltheeffectsoftheoriginaldocumentconcerned. (4)Aunitshallbedeemedtobeland.
PART II Development Schemes, Sectional Plans and Sectional Title Registers, Sections414
4Approvalofdevelopmentschemes
(1)Adeveloperwhointendstoestablishaschemeshallcauseadraftsectionalplantobesubmittedto theSurveyorGeneralintermsofsection7;. (2) A scheme may relate to more than one building situated, to be erected or being in the process of erection on the same piece of land, or on more than one piece of land, whether contiguous or non contiguous:Providedthatthebuildingorbuildingstobedividedintosectionsshallbesituatedonlyon onesuchpieceoflandorontwoormoresuchcontiguouspiecesoflandregisteredinthenameofthe samepersonandwhichhavebeennotariallytied. (3) If a part of a building which is comprised in a proposed scheme and which after a division of the buildingwillconstituteaunittherein,iswhollyorpartiallyletforresidentialpurposes,adevelopershall notcauseadraftsectionalplantobesubmittedascontemplatedinsubsection(1),unless (a)everylesseeofapartwhichissoletforresidentialpurposes (i)has been notified in writing by the developer, by letter delivered either personally or despatchedbyregisteredpost,ofadate,atleast14daysafterthedeliveryordespatchofsuchletter,as thecasemaybe,ofameetingofsuchlesseestobeheldinthebuildinginquestion,orinanotherbuilding withinareasonabledistancefromthefirstmentionedbuilding,withintheareaofjurisdictionofthelocal authority concerned,at which thedeveloper or his or her agent intends to be available to provide the lesseeswith (aa)such particulars of the relevant scheme as they may reasonably require from him or her;and (bb)theinformationregardingtheirrightsassetoutinsection10ofthisAct;and (ii)hasatthesametime,withthenoticereferredtoinsubparagraph(i),beenprovidedbythe developerwithacertificatecontainingtheprescribedparticularsinrespectoftherelevantbuilding,and partsthereoforunitstherein,andoftherelevantscheme;and
(b)ameetingcontemplatedinparagraph(a)(i)hasbeenheldandthedeveloperorhisorheragent has been available thereat to provide the particulars contemplated in the said paragraph, and has answeredallreasonablequestionsputtothedeveloperoragentbythelesseespresent:Providedthata developer need not comply with this subsection if all such lessees have stated in writing that they are awareoftheirrightswhichshallalsobesetoutinsuchstatementandthattheydonotwishtopurchase the proposed units which they occupy and a conveyancer has certified in writing that such statements havebeenreceivedinrespectofalltheunitsinquestion;Providedfurtherthatashareblockcompany applying for the approval of a development scheme need not comply with the requirements of this subsectionifthatshareblockcompanyhas,withinaperiodoftwoyearsbeforesuchapplication,already compliedwiththerequirementsofsection11AoftheShareBlocksControlAct,1980(Act59of1980). (3A)Forthepurposesofsubsection(3)'lessee'meansalesseewhoisapartytoaleaseenteredintowith thedeveloperoranyofhisorherpredecessorsintitle. (5)Anarchitectoralandsurveyoractingonbehalfofadevelopershallinspecttheproperty,and,if (a)inregardtoanymatterotherthantheproposeduse,thebuildingtowhichtheschemerelates doesnotcomplywithanyoperativetownplanningscheme,statutoryplanorconditionssubjecttowhich adevelopmentwasapprovedintermsofanylawatthedateofapprovalofthebuildingplans; (b)inregardtomattersotherthanbuildings,thereisnoncompliancewithanyapplicablecondition ofanyoperativetownplanningscheme,statutoryplanorconditionssubjecttowhichadevelopmentwas approvedintermsofanylaw; (c)the building to which the scheme relates, has not been erected in accordance with any applicablebuildingregulationsorbuildingbylawsinoperationatthedateoferection: apply to the local authority concerned for the condonation of such noncompliance and the local authority may condone such noncompliance by issuing a certificate to the applicant; Provided that no certificate shall be issued for condonation of non compliance with a national building regulation regarding the strength and stability of any building unless a deviation has been permitted or an exemptionhasbeengrantedintermsofsection18(2)oftheNationalBuildingRegulationsandBuilding StandardsAct,1977(ActNo.103of1977).
5Mannerofpreparingdraftsectionalplans
(1)Adraftsectionalplanshallbepreparedandsignedbyalandsurveyororanarchitectinaccordance withtheprovisionsofthisAct,andthenumericalandotherdatarecordedthereonshallbewithinthe prescribedlimitsofaccuracy:Providedthatthepartofadraftsectionalplanreferredtoinsubsection(3) (a),andanydelineationofanexclusiveuseareaofwhichtheboundariesarenotrepresentedbyphysical featuresofapermanentnature,shallbepreparedbyalandsurveyorandsignedbyhim. (2)Adraftsectionalplanwhichhasbeenpreparedbyalandsurveyororarchitectwhohasbeenrequired bytheChiefSurveyorGeneraltositforaprescribedexaminationinconnectionwiththepreparationof draft sectional plans, and which has been submitted to the SurveyorGeneral as required by section 7, shallnotbeacceptedbytheSurveyorGeneralunlessthelandsurveyororarchitectconcernedhaspassed suchexamination. (3)Adraftsectionalplanshall (a)delineate the boundaries of the land in accordance with the relevant diagram or general plan andthelocationoftherelevantbuildingorbuildingsinrelationthereto:Providedthatanyerrorinsuch diagram or general plan in regard to the boundaries of the land shallbe rectified in terms of the Land SurveyAct,1997(Act8of1997),priortothepreparationofthesectionalplan:Providedfurtherthatif the SurveyorGeneral does not require rectification of such diagram or general plan, the land surveyor shallrecordhisowndimensionsonthatpartofthedraftsectionalplanreferredtointhisparagraph; (b)indicatethenameofthescheme;
(c)includeaplantoscaleofeachstoreyinthebuildingorbuildingsshownthereon; (d)subject to subsections (4) and (5), define the boundaries of each section in the building or buildings,anddistinguisheachsectionbyanumber; (e)show the floor area to the median line of the boundary walls of each section, correct to the nearestsquaremetre,andthetotalofthefloorareasofallthesections; (f)delineateintheprescribedmanneranyexclusiveusearea; (g)have endorsed upon or annexed to it a schedule specifying the quota of each section in accordancewithsection32(1)or(2)andthetotalofthequotasofallsectionsshownthereon;and (h)bedrawninsuchmannerandcontainsuchotherparticularsasmaybeprescribed. (4) Thecommon boundarybetweenany section andanother sectionor commonproperty shall be the medianlineofthedividingfloor,wallorceiling,asthecasemaybe. (5)Forthepurposesofsubsection(3)(d)theboundariesofasectionshallbedefined (a)byreferencetothefloors,wallsandceilingsthereof,orasmaybeprescribed;and (b)inrespectofapartofasection(suchasastoep,porch,balcony,atriumorprojection)ofwhich the boundaries cannot be defined in terms of paragraph (a) but being appurtenant to a part of that sectionwhichcanbedefinedintermsofthatparagraph,inthemannerprescribed. (6)Asectionmayconsistofnoncontiguouspartsofabuildingorbuildings.
6DutiesoflandsurveyorsandarchitectsandnonliabilityofState
(1)Alandsurveyororarchitectpreparingadraftsectionalplanshallpreparethedraftsectionalplanfrom anactualmeasurementundertakenbyhimorunderhisdirectioninsuchmanneraswellensureaccurate results,andinaccordancewiththisAct. (2) Neither the State nor any officer or employee in the service of the State shall be liable for any defective measurement or work appertaining thereto performed by any land surveyor or architect, notwithstanding the fact that the sectional plan relating to such measurement or work has been approvedbytheSurveyorGeneral.
7ApprovalofdraftsectionalplansbySurveyorGeneral
(1) When a draft sectional plan is submitted in terms of section 4, the land surveyor or architect concernedshallonbehalfofthedevelopersubmittotheSurveyorGeneral,forhisorherapproval,the prescribednumberofcopiesofthedraftsectionalplan. (2)ThesubmissionofthedraftsectionalplantotheSurveyorGeneralshallbeaccompaniedby (a)a certificate issued by an architect or a land surveyor stating that the proposed division into sectionsandcommonpropertyisnotcontrarytoanyoperativetownplanningscheme,statutoryplanor conditions subject to which a development was approved in terms of any law that may affect the development; (b)whereapplicable,acertificateissuedbyalocalauthorityintermsofsection4(5); (c) (d)....... (e)ifsection4(3)appliestothescheme (i)anaffidavitbythedeveloperstatingthatthatsectionhasbeencompliedwith; (ii) a copy of the notice referred to in section 4(3)(a)(I) and the certificate referred to in section 4(3)(a)(ii);and
(iii)whereapplicable,acertificatefromaconveyancerintermsoftheprovisotosection4(3); (f)ifsection4(3)doesnotapplytothescheme,anaffidavitbythedevelopertothateffect. (2A) The SurveyorGeneral shall notbe responsible for investigatingthe correctness or accuracy ofany documentsubmittedtohimorherintermsofsubsection(2)orsection21,24or25. (3) The manner of submission of the draft sectional plan and of all other documents to the Surveyor General,shallbeasprescribed. (4) A SurveyorGeneral shall not approve a draft sectional plan, unless the applicable documents have beensubmittedtohimorherintermsofsubsection(2)andsuchplanhasbeenpreparedinaccordance withthisAct.
8Improperconductoflandsurveyorsandarchitects
A land surveyor or architect shall for the purposes of the Professional Land Surveyors' and Technical Surveyors'Act,1984(Act40of1984),andtheArchitects'Act,1970(Act35of1970),asthecasemaybe, beguiltyofimproperconduct,ifhe (a)signs,exceptasprovidedinsuchcircumstancesasmaybeprescribed,adraftsectionalplan,a sectional plan or any other plan referred to in this Act, required in connection with the registration thereof,andinrespectofwhichheorshehasnotcarriedoutorsupervisedthemeasurements,andhas notcarefullyexaminedandsatisfiedhimselforherselfofthecorrectnessoftheentriesinanyrecordsand ofthecalculationsinconnectiontherewithwhichmayhavebeenmadebyanyotherperson; (b)signsanydefectiveplanknowingittobedefective; (c)repeatedlyperformsdefectivesectionaltitlesurveysinrespectofwhichadequatecheckshave notbeenapplied; (d)makesanentryinafieldrecord,acopyofafieldrecordorotherdocumentwhichpurportsto havebeenderivedfromactualmeasurementinthefield,whenitwasinfactnotsoderived; (e)supplies erroneous information to the SurveyorGeneral in connection with any scheme, knowingittobeerroneous; (f)carries out his duties in terms of this Act in a manner which the Chief SurveyorGeneral finds afterinvestigationtobeincompetentorunsatisfactory;or (g)contravenesaprovisionofthisActorfailstocomplytherewith, and in the case of land surveyors, the Director General: Land Affairs or in the case or architects, the DirectorGeneral: Public Works, or any other official authorized thereto by the DirectorGeneral concerned,mayreferacomplaintinthisregardtotherelevantCouncilforinvestigationandthetakingof suchstepsastheCouncilmaydeemfit.
9Prohibitionofcertainactsbeforeopeningofsectionaltitleregister............ 10Salebydevelopersofcertainunitsoccupiedbycertainlessees
(1)Adevelopershall,subjecttosubsection(5),notofferforsaleorsellanyunitinthatbuildingwhichis occupiedbyalesseewhowasentitledtobenotifiedintermsofsection4(3)(a)(i),toanypersonother than such lessee, unless the developer has, by letter delivered either personally or by registered post, offeredtheunitforsaletothelesseeandthelesseehasrefusedtheofferwithinaperiodof90days. (2) If a lessee refuses an offer referred to in subsection (1) within the applicable period mentioned therein,orhasattheexpirationofsuchapplicableperiodnotacceptedtheoffer,thedevelopershallnot, withinaperiodof180daysfromthedateonwhichthelesseehasrefusedtheoffer,oronwhichsuch applicableperiodhasexpired,asthecasemaybe,offerforsaleorselltherelevantunittoanyperson otherthanthelesseeconcernedatapricelowerthanthepriceatwhichitwasofferedforsaleintermsof
subsection(1)tothelessee,unlessthedeveloperhasagainofferedtheunitatthatlowerpriceforsaleto thelesseeandhehasrefusedtheofferwithinaperiodof60daysfromthedatethereof,orhasonthe expirationofthatperiodnotacceptedtheoffer. (3)Adeveloper (a)shallasfromthedateonwhichalesseehasbeennotifiedintermsofsection4(3)(a)(i)bythe developerofthemeetingreferredtointhatsection (i)subjecttosubparagraph(ii),aslongasthelesseecontinuestooccupytherelevantunitandto complywiththeconditionsoftherelevantlease;or (ii)aftertheunithasbeenofferedforsaleinaccordancewithsubsection(1)tothelesseeand thelesseehasrefusedtheofferortherelevantperiodreferredtoinsubsection(1)hasexpired,asthe casemaybe,untilthedateofexpiryoftheapplicableperiodof180daysreferredtoinsubsection(2)or, where applicable, the period of 60 days referred to in the lastmentioned subsection, whichever date occurslast, not require the lessee concerned to vacate the unit unless the lessee has been guilty of non paymentofrent,orhasinflictedmaterialdamagetotheunit,orhasbeenguiltyofconductwhichisa nuisancetooccupiersofotherunitsinthebuildingconcerned;and (b)shall in any case contemplated in paragraph (a) (ii), until the date of expiry of the applicable period of 180 days mentioned therein or, where applicable, the period of 60 days mentioned in that paragraph,whicheverdateoccurslast,notrequireorpermitthelesseetopayanamountofrenthigher thantheamountwhichwaspayablebythelesseeonthedatecontemplatedinsubsection(1)onwhich thelesseerefusedtheofferreferredtointhatsubsection,oronwhichtherelevantperiodreferredtoin thatsubsectionexpired,asthecasemaybe: Providedthattheforegoingprovisionsofthissubsectionshallnotderogatefromanyapplicableprovision oftheRentControlAct,1976(Act80of1976). (4)Ifanyunitreferredtoinsubsection(1)iscontrolledpremisesascontemplatedthereinandthelessee is65yearsoldorolderandhismonthlyincomedoesnotexceedthemaximumamountofincomefrom time to timementioned inany proclamation issued under section 52(1)of theRent Control Act, 1976 (Act 80 of 1976), for lessees of premises in respect of which rent control is in terms of that section establishedbysuchproclamation,suchunitmayaslongassuchlesseecontinuestooccupytheunitand hisincomedoesnotexceedsuchmaximumamount,onlybeofferedforsaleorsoldtothatlesseeorin thecaseofanyotherpersononlybeofferedforsaleorsoldtothatpersonsubjecttotheprovisionsof subsection(1)andtherightofthatlesseetocontinuetooccupythatunitforaslongashisincomedoes notexceedsuchmaximumamount. (5)(a)Anycontractofpurchaseandsaleconcludedcontrarytotheprovisionsofsubsection(1),(2)or (4)shallbevoid, (b)Adeveloperoranypersonwhohasperformedpartiallyorfullyintermsofacontractwhichisvoid byvirtueofthissubsectionshallhaveaclaimagainsttheotherpartytotheextentofsuchperformance. (c)Adevelopermayinadditionclaimfromanysuchperson (i)reasonablecompensationfortheusewhichthepersonmayhavehadofthebuildingandlandin questionoranypartthereof;and (ii)compensationforanydamagecausedtothatbuildingorlandoranypartthereofbytheperson, oranyotherpersonforwhoseactsoromissionssuchpersonisdelictuallyliable; (d) A person to whom an option has been granted or a purchaser may in addition claim from the developer (i)reasonablecompensationforanyexpensesincurredbyhimorherwithorwithouttheauthority of the developer for the preservation of the building or land, or part thereof, or in respect of any
improvementswhichenhancethemarketvaluethereofandwhichwereeffectedbyhimorherwiththe expressorimpliedconsentofthedeveloper,and (ii)compensationforanydamageorlosssufferedbyhimorherwhichheorshewouldotherwise havebeenentitledtoclaimfromthedeveloperonthegroundofbreachofcontracthadthecontractnot beenvoidandhadthedeveloperfailedtoeffectanytransferinaccordancewiththecontract. (6)Adeveloperwho (a)commitsanactwhich,wereitnotfortheprovisionsofsubsection(5),wouldhaveconstituted thesaleofaunitcontrarytoanyprovisionofsubsection(1),(2)or(4);or (b)contravenesanyprovisionofsubsection(3), shallbeguiltyofanoffence,andliableonconvictiontoafinenotexceedingR2000ortoimprisonment foraperiodnotexceedingtwelvemonthsortobothsuchfineandsuchimprisonment.
11Applicationsforopeningofsectionaltitleregisters
(1) A developer may, after approval of a draft sectional plan by the SurveyorGeneral, apply to the registrarinchargeofthedeedsregistryinwhichthelandcomprisedintheschemeisregistered,forthe openingofasectionaltitleregisterinrespectofthelandandbuildingorbuildingsinquestion,andforthe registrationofthesectionalplan. (2)Whenmakingapplicationfortheopeningofasectionaltitleregisterandtheregistrationofasectional plan,adevelopermayintheschedulereferredtoinsubsection(3)(b)imposeregistrableconditions. (3)Anapplicationintermsofsubsection(1)shallbeaccompaniedby (a)twocopiesofthesectionalplan; (b)aschedulecertifiedbyaconveyancersettingouttheservitudesandconditionsoftitleburdening or benefiting the land and the other registrable conditions imposed by the developer in terms of subsection(2),aswellassuchotherparticularsasmaybeprescribed; (c)thetitledeedofthelandinquestion; (d)any mortgage bond to which the land may be subject, together with the consent of the mortgagee to the opening of the sectional title register and to the endorsement of such bond to the effectthatitattachesto (i)thesectionsandcommonpropertyshownonthesectionalplan; (ii)thecertificateofrealrightinrespectofarightreservedbyhimintermsofsection25(1);and (iii)thecertificateofrealrightinrespectofarightofexclusiveuseascontemplatedinsection27 (1); Provided that section 40 (5) of the Deeds Registries Act shall apply with the necessary changes to any bondwhichisregisteredagainstoneormorepiecesoflandshownonthesectionalplan; (e)a certificate by a conveyancer stating that the rules prescribed in terms of section 35 (2) are applicable, and containing the other rules (if any) substituted by the developer for those rules as contemplatedinthatsection; (f)certificatesofregisteredsectionaltitleintheprescribedforminrespectofeachsectionandits undividedshareinthecommonproperty,madeoutinfavourofthedeveloper; (g)suchotherdocumentsandparticularsasmaybeprescribed.
12Registrationofsectionalplansandopeningofsectionaltitleregisters
(1)WhentherequirementsofthisActandanyotherrelevantlawhavebeencompliedwith,theregistrar shall
(a)registerthesectionalplanandallotadistinctivenumbertoit; (b)open a sectional title register in respect of the land and building or buildings thereon in the mannerprescribed; (c)keep by means of a computer or in any other manner or by means of a computer and in any othermanner,suchregisterscontainingsuchparticularsasarenecessaryforthepurposeofcarryingout the provisions of this Act or any other law and of maintaining an efficient system of registration calculatedtoaffordsecurityoftitleandreadyreferencetoanyregistereddeed; (d)simultaneously with the opening of the sectional title register, issue to the developer in the prescribedformacertificateofregisteredsectionaltitleinrespectofeachsectionanditsundividedshare inthecommonproperty,subjecttoanymortgagebondregisteredagainstthetitledeedoftheland; (e)issue to the developer, in the prescribed form, a certificate of real right in respect of any reservationmadebyhimintermsofsection25(1),subjecttoanymortgagebondregisteredagainstthe titledeedoftheland; (f)issuetothedeveloper,intheprescribedform,acertificateofrealrightinrespectofarightof exclusiveuseascontemplatedinsection27(1),subjecttoanymortgagebondregisteredagainstthetitle deedoftheland;and (g)makethenecessaryendorsementsonthetitledeed,anymortgagebondorotherdocument,or inhisrecords. (2) The registrar shall notify the SurveyorGeneral and the local authority of the registration of the sectionalplanandfurnishthelocalauthoritywithacopythereof.
13Effectofregistrationofsectionalplans
(1)Upontheregistrationofasectionalplanthebuildingorbuildingsandthelandshownthereonshall, subject to the provisions of this Act, be deemed to be divided into sections and common property as shownonthesectionalplan. (2)Asectionalplan,togetherwiththescheduleofservitudesandconditionsreferredtoinsection11(3) (b), shall upon the registration of such plan be deemed to be part of the sectional title deed, and an owner'stitletohisorhersectionandhisorherundividedshareinthecommonpropertyshallbesubject toorshallbebenefitedbytheservitudes,otherrealrightsorconditions(ifany)whichburdenorbenefit thelandshownonthesectionalplan,andshallalsobesubjecttoanyregistrableconditionimposedbya developerintermsofsection11(2). (3)Upontheregistrationofasectionalplan,anymortgagebond,lease,otherrealrightorconditionthen registered against or affecting the land shown on the sectional plan, shall be deemed to be converted intoabond,lease,otherrealrightorconditionregisteredagainstoraffectingthesectionsandcommon propertyshownonthesectionalplan.
14Amendmentandcancellationofsectionalplans
(1) The SurveyorGeneral may require a land surveyor or architect who has prepared a registered sectional plan to alter or amend, or the developer or the body corporate to cause to be altered or amended,anyregisteredsectionalplanboundtobeincorrect,ortosubstituteanothersectionalplanfor theincorrectsectionalplan. (2) Thebody corporate mayrecover the costs incurred as a result of an alteration or amendment to a sectionalplan,orthesubstitutionthereof,intermsofsubsection(1),fromthedeveloper,landsurveyor orarchitectconcerned. (3) If in the opinion of the SurveyorGeneral any person could be prejudiced by an incorrect sectional plan,heshalladvisetheregistrarastowhichsectionsareaffectedbyanysuchdefectinquestion,and thereafternotransferofsuchsectionanditsundividedshareinthecommonpropertyortheregistration
ofarealrightthereinshallberegistereduntilthedefectinthesectionalplanhasbeenrectified,unless the registrar is satisfied that the delay in causing the defective sectional plan to be rectified will cause undue hardship and the person in whose favour transfer of the section and its undivided share in the commonpropertyorofarealrightthereinistoberegistered,consentsinwritingtothetransferorother registrationbeingeffectedpriortotherectificationofthedefect. (4) The formalities for the alteration, amendment or substitution of a sectional plan in terms of subsection(1),shallbeasprescribed. (5)TheSurveyorGeneralshalladvisetheregistrarandthelocalauthorityofanyalteration,amendment orsubstitutionofasectionalplanintermsofsubsection(1)whichaffectsthedescriptionorextentofany section, and thereupon the registrar shall make the necessary endorsements reflecting any change of description or extent upon the deeds registry copy of the sectional title deed and upon any other registereddocumentaffectedbysuchchange,andshalllikewiseendorsetheowner'sorholder'scopyof that sectional title deed or any such other registered document whenever subsequently lodged at the deedsregistryforanypurpose. (6) The registrar may on application by a developer, which application shall be accompanied by a certificatebyaconveyancerinwhichhecertifies (a)thatalltheunitsofaschemeareregisteredinthedeveloper'sname; (b)that,ifapplicable,thedeveloperistheholderofarightreferredtoinsection25or27;and (c)thatnounitorrightreferredtoinsection25or27isencumberedbyasectionalmortgagebond oraleaseorinanyotherway, close the sectional title register, and notify the SurveyorGeneral and the local authority that the sectional title register has been closed, whereupon the SurveyorGeneral shall cancel the original sectionalplanandthedeedsregistrycopythereof. (7)Wheneverasectionaltitleregisterhasbeenclosedundersubsection(6),theregistrarshallmakeall suchalterations,amendments,endorsementsandentriesonthedeveloper'ssectionaltitledeedsandin theregistersandrecordskeptbyhim,asmaybenecessarytorecordsuchcancellationandthereversion of the land in question to the applicable land register, and shall in the manner prescribed cause the developer's title deed referred to in section 11 (3) (c) to be revived, or shall issue to the developer a certificate of registered title in the form prescribed under the Deeds Registries Act for the said land, subjectorentitledtosuchservitudes,otherrealrightsandconditions(ifany)asarestillapplicabletoor inrespectofsuchland. (8)Aregisteredsectionalplanshall,subjecttotheprovisionsofsubsection(6)andsection17(6),onlybe cancelledbyanorderoftheCourt,andtheregistrarshallgiveeffecttoanysuchcancellationbymaking thenecessaryendorsementsandentriesinhisrecords,andshallnotifytheSurveyorGeneral,whoshall canceltheoriginalsectionalplanandthedeedsofficecopythereof. (9)Theregistrarshallnotifythelocalauthorityofthecancellationoftheregistrationofasectionalplan.
PARTIIIRegistrationandCommonProperty,Sections1519
15Preparationofdeedsbyconveyancer
(1)SubjecttotheprovisionsofthisActoranyotherlaw,theregistrarshallnotattest,executeorregister anydeedoftransfer,sectionalmortgagebond,certificateoftitleorcertificateofregistrationofanykind whatsoever,unlessithasbeenpreparedbyaconveyancer.
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15A Proof of certain facts in connection with deeds and documents by means of certain certificates
(1)Aconveyanceroranyotherpersonwhoisauthorisedtheretobyorunderanylaw,whopreparesa deed or other document for the purposes of registration or filing in a deeds registry, and who signs a prescribedcertificateonsuchdeedordocument,acceptsbyvirtueofsuchsigningtheresponsibility,to the extent prescribed by regulation for the purposes of this section, for the accuracy of the facts mentionedinsuchdeedordocumentorwhicharerelevantinconnectionwiththeregistrationorfiling thereof,andwhichareprescribedbyregulation. (2)... (3) A registrar shall accept, during the course of his examination of a deed or other document in accordancewiththeprovisionsofthisAct,thatthefactsreferredtoinsubsection(1)inconnectionwith the registration or filing of a deed or other document in respect of which a certificate referred to in subsection (1) or (2) has been signed, have for the purposes of such examination been conclusively proved:Providedthattheaforegoingprovisionsofthissubsectionshallnotderogatefromtheobligation ofaregistrartogiveeffecttoanyorderofcourtoranyothernotificationrecordedinthedeedsregistry intermsofthisActoraprovisioninanyotherlawcontainedandwhichaffectstheregistrationorfilingof suchdeedorotherdocument.
15BRegistrationoftransferofownershipandotherrights
(1) When a sectional title register has been opened and the sectional plan concerned has been registered (a)ownershipinanyunitorland,oranyundividedshareinsuchunitorland,heldunderasectional titledeedshall,subjecttotheprovisionsofthisActoranyotherlaw,betransferredbymeansofadeed oftransfersignedorattestedbytheregistrar:ProvidedthatwheretheStateacquiresalltheunitsorland held under any sectional title deed, whether by way of expropriation or otherwise, or where a local authoritybyvirtueoftheprovisionsinanyotherlawcontained,acquiresalltheunitsorlandheldundera sectionaltitledeedbyanyothersuchauthority,theregistrarshallmakesuchalterationsandentriesin hisregistersandsuchendorsementsonanysuchtitledeedasmaybenecessarytoregistertransferto theStateorsuchauthority,asthecasemaybe,ofthepropertysoacquiredfreeofcharge,andthatthe provisions of section 31 (4) (a) of the Deeds Registries Act, 1937 (Act 47 of 1937), shall apply mutatis mutandisinrespectofsuchatransferbyendorsement; (b)the registrar shall register any notarial lease of a unit or an undivided share in a unit and any notarialcancellationormodificationofsuchaleasebymeansofanendorsementmadebyhimonthe sectionaltitledeed,andheshallregisteranynotarialsubleaseandanynotarialcessionofsuchaleaseor subleaseandanynotarialcancellationormodificationofsuchasubleasebymeansofanendorsement madebyhimontheleaseinquestion:Providedthatifanysuchleaseorsubleasehaslapsedbyeffluxion oftime,theregistrarshallcanceltheregistrationonproductionofproofthattheleaseorsubleasehas solapsed; (c)theregistrarshallregisteranysectionalmortgagebondbywhichaunitoranundividedshareina unitorlandheldunderasectionaltitledeed,oraregisteredleaseorsubleaseofaunitoranundivided shareinaunitorsuchland,oranyregisteredrealrightinoroveranysuchunitorundividedshareina unitorland,ishypothecated,andanycession,cancellationormodificationofsuchbond,bymeansofan endorsementmadebyhimonthesectionaltitledeedorontheregisteredleaseorsubleaseorbondor otherdeed;and (d)theregistrarshallregisteranyotherrealright(whichisembodiedinanotarialdeed)inorovera unitoranundividedshareinaunitorlandheldunderasectionaltitledeed,andanynotarialcancellation ormodificationofsucharealright,bymeansofanendorsementmadebyhimonthesectionaltitledeed: Providedthatinthecaseofanyregisteredrealrightwhichhaslapsedforanyreason,theregistrarshall canceltheregistrationonproductionofproofthattherealrighthaslapsed.
(2) Notwithstanding anything to the contrary in any other law contained, it shall not be necessary to annexadiagramtoanysectionaltitledeedunderwhichaunitoranundividedshareinaunitisheld,if referenceismadeinsuchdeedtotheregisteredsectionalplan. (3) The registrar shall not register a transfer of a unit or of an undivided share therein, unless there is producedtohim (a)aconveyancer'scertificateconfirmingthatasatdateofregistration (i)(aa)ifabodycorporateisdeemedtobeestablishedintermsofsection36(1),thatbody corporatehascertifiedthatallmoneysduetothebodycorporatebythetransferorinrespectofthesaid unithavebeenpaid,orthatprovisionhasbeenmadetothesatisfactionofthebodycorporateforthe paymentthereof;or (bb)ifabodycorporateisnotdeemedtobeestablished,nomoneysarepayable; (ii)norealrightofextensionofaschemeascontemplatedinsection25isregisteredinfavourof a developer or the body corporate or, if such right is so registered, that it is disclosed in the deed of alienation to the transferee as contemplated in section 25 (14) or, if it is not so disclosed, that the transferee after the conclusion of the deed of alienation has in writing exercised his or her option in termsofsection25(15)andthatheorshehaselectednottoannulthealienationonthegroundofthe saiddefect; (b)aclearancecertificatefromthelocalauthoritythatallratesandmoneysduetosuchlocalauthority underanylawinrespectofthelandanbuildingsoftheschemehavebeenpaidif (i)provisionismadebylawfortheseparateratingofunits;or (ii)thetransferwillresultintheestablishmentofabodycorporateintermsofsection36; (c)if the transferor is a developer, an affidavit by the developer in which it is declared whether the relevantunitisaunittowhichtheprovisionsofsection10applyornotand,ifthoseprovisionssoapply, thatthetransferiseffectedintermsofacontractwhichisnotcontrarytoanyprovisionofthatsection. (4)Aunitshallbecapableofbeingheldbytwoormorepersonsinjointownership. (5)(a)Anypersonwhois (i)thejointownerofaunitor (ii)thejointholderofarighttoanexclusiveuseareaor (iii)thejointholderofarightreferredtoinsection25(1), heldbysuchpersonandoneormoreotherpersonsunderonesectionaltitledeed,certificateofreal right or notarial deed of cession, as the case may be, may. upon application to the registrar in the prescribed manner, obtain a certificate of registered sectional title or a certificate of real right in the prescribed form in respect of his or her undivided share in such unit, right to an exclusive use area or rightreferredtoinsection25(1). (b)Notransferorcessionofafractionofanundividedshare (i)inaunitor (ii)righttoanexclusiveusearea;or (iii)rightreferredtoinsection25(1), andnohypothecationorleaseofthewholeorfractionofsuchundividedshareshallberegisteredina deedsregistryunlessacertificateofregisteredsectionaltitleorcertificateofrealrightinrespectofsuch undividedshareisproducedtotheregistrar..
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16Ownershipofcommonproperty
(1)Thecommonpropertyshallbeownedbyownersofsectionsjointlyinundividedsharesproportionate tothequotasoftheirrespectivesectionsasspecifiedontherelevantsectionalplan. (2) A sectional title deed in respect of a section shall, in a separate paragraph, describe the undivided shareinthecommonpropertyoftheownerofthesectionasanundividedshareinthecommonproperty apportionedtothesectioninaccordancewiththequotaofthesection. (3)Asectionanditsundividedshareinthecommonpropertyshalltogetherbedeemedtobeoneunit, andnosectionshallbedisposedoforbeotherwisedealtwithapartfromitsappurtenantundividedshare inthecommonpropertynor,subjecttosection17,shallanundividedshareinthecommonpropertybe disposedoforbeotherwisedealtwithapartfromthesectiontowhichitisappurtenant. (4) Any insurance of a section shall be deemed also to insure the undivided share in the common propertyoftheownerofthesection,evenifnoexpressreferenceismadetosuchshare.
17Alienationandlettingofcommonproperty
(1) The owners and holders of a right of extension contemplated in section 25 may by unanimous resolutiondirectthebodycorporateontheirbehalftoalienatecommonpropertyoranypartthereof,or to let common property or any part thereof under a lease, and thereupon the body corporate shall, notwithstandinganyprovisionsofsection20oftheDeedsRegistriesAct,butsubjecttocompliancewith anylawrelatingtothesubdivisionoflandortothelettingofapartofland,asthecasemaybe,have powertodealwithsuchcommonpropertyorsuchpartthereofinaccordancewiththedirection,andto executeanydeedrequiredforthepurpose:Providedthatifthewholeoftherightreferredtoinsection 25orsection60(1)(b)isaffectedbythealienationofcommonproperty,suchrightshallbecancelledby theregistrarwiththeconsentoftheholderthereofonsubmissionofthetitletotheright. (2)Anytransactioninpursuanceofaresolutionreferredtoinsubsection(1)shallbeaccompaniedbya copyoftherelevantresolution,certifiedbytwotrusteesofthebodycorporate:Providedthatwherethe transactioninquestionrequirestobenotariallyexecuted,suchresolutionsocertifiedshallbeproduced tothenotarypublicconcernedandberetainedbyhiminhisprotocol. (3)Theregistrarshall (a)registerthetransferoflandcomprisedinthecommonproperty,andthereuponthelandshall reverttothelandregisterandtheregistrarshallmakeanappropriateendorsementandentryonsuch title deed and in his or her records to give effect thereto: Provided that if a portion only of the land comprised in the common property and on which no section or part of a section is erected, is so transferred,noendorsementthereofshallbemadeonthesectionaltitledeedsoftheownersofunits: Providedfurtherthatinsuchacasewhereaportiononlyofthelandcomprisedinthecommonproperty istransferred,adiagramofsuchportionapprovedbytheSurveyorGeneralintermsoftheLandSurvey Act,1997(Act8of1997),shallbeannexedtothesaidtitledeed; (b)notifytheSurveyorGeneralandlocalauthorityofanyreversionofanylandtothelandregister under paragraph (a), and upon receipt of such notification the SurveyorGeneral shall make an appropriateendorsementontheoriginalsectionalplanandthedeedsregistrycopythereof;and (c)register a notarial lease of land comprising common property by making an appropriate endorsement against the schedule of conditions referred to in section 11 (3) (b), and no endorsement thereofshallbemadeonthesectionaltitledeedsoftheunits:Providedthatwherealeaseisregistered overaportiononlyofthelandcomprisedinthecommonproperty,adiagramofsuchportionapproved intermsoftheLandSurveyAct,1997(ActNo.8of1997),shallbeannexedtothedeedoflease. (4)(a)Where,pursuanttosubsection(1),itissoughttoalienateaportionofthecommonpropertyon which a section is erected, the registrar shall not register the transfer unless the registration of the sectioninquestionhasbeencancelledwiththewrittenconsentoftheowner.
(b)Wherepursuanttosubsection(1)itissoughttoletlandwhichformspartofthecommonproperty oraportionthereofonwhichasectionorpartofasectioniserected,theregistrarshallnotregisterthe lease,unlessitis madesubjecttoanyrightwhichtheownerofthesectionorpartofthesectionmay have. (c)Whentheregistrationofasectioniscancelledunderparagraph(a),thequotaofthesectionshall lapseandthequotasoftheremainingsectionsshallbeproportionatelyadjusted. (d)TheregistrarshallnotifytheSurveyorGeneralandthelocalauthoritywhenevertheregistrationof a section has been cancelled under paragraph (a), and upon receipt of such notification the Surveyor Generalshalleffectthenecessaryamendmentstotheoriginalsectionalplan,thedeedsregistrycopyof thesectionalplanandthescheduletheretospecifyingthequotaofeachsection. (4A)(a)Wherepartofasectioniserectedonaportionofthecommonpropertytheunaffectedpartor parts of the section in the scheme shall be substituted in accordance with an amended participation quotaschedule,whichshallbereferredtothesurveyorGeneralforapproval (b)The SurveyorGeneral shall notify the registrar of a change or amendment of a sectional plan in termsofparagraph(a)whichaffectsthedescriptionorextentofasection,andthereupontheregistrar shall,simultaneouslywiththeregistrationofthetransferofthepartofthelandincludedinthescheme, makethenecessaryendorsementagainstthetitledeedsinquestion:Providedthattheregistrarshallnot register the transfer of the common property, unless the sectional title deed of the affected section is endorsedwiththenewextentasreflectedintheamendedparticipationquotaschedule. (c)the registrar shall notify the SurveyorGeneral and the local authority whenever an endorsement hasbeenmadeintermsofparagraph(b),andonreceiptofsuchnoticetheSurveyorGeneralshallmake thenecessaryamendmentsontheoriginalsectionalplan,thedeedsregistrycopyofthesectionalplan andthescheduletheretospecifyingthequotaofeachsection. (4B)(a)Whereintermsofsubsection(1)itissoughttoalienateaportionoflandonwhichanexclusive useareaorpartthereofisregistered,theregistrarshallnotregisterthetransfer,unlesstheregistration oftheexclusiveuseareaorpartthereofhasbeencancelledwiththewrittenconsentoftheholder. (b)TheregistrarshallnotifytheSurveyorGeneralandthelocalauthoritywhentheregistrationofan exclusiveuseareaorpartthereofhasbeencancelledintermsofparagraph(a),andonreceiptofsucha noticetheSurveyorGeneralshallmakethenecessaryamendmentsontheoriginalsectionalplanandon thedeedsregistrycopyofthesectionalplan. (5) When the whole of the land comprised in the common property shown on the sectional plan is transferred by the body corporate pursuant to this section, the sectional title deeds of the owners of unitsandthetitledeedsoftheholdersofanyregisteredrealrightsintheunits,andthetitledeedsofthe holdersofexclusiveuseareasshallbesurrenderedtotheregistrarforcancellation,andthetitledeedof anyotherregisteredrealrightintheland,excludingmineralrights,shallbesurrenderedtotheregistrar forendorsementandtheregistrarshallclosethesectionaltitleregisterandnotifytheSurveyorGeneral andthelocalauthoritythatthesectionaltitleregisterhasbeenclosed. (6) Upon receipt of the notification referred to in subsection (5), the SurveyorGeneral shall cancelthe originalsectionalplanandthedeedsregistrycopyofthesectionalplan.
18 Transfer of mortgaged unit, undivided share, common property or land, and cession of mortgagedleaseorrealright
The provisions of sections 56 and 57 of the Deeds Registries Act shall apply mutatis mutandis with reference to the transfer of any mortgaged unit or undivided share in a unit, the cession of any mortgagedleaseofaunitorundividedshareinaunit,thecessionofanymortgagedrealrightinorovera unit or an undivided share in a unit, and the transfer under section 17 of this Act of any mortgaged commonpropertyorlandoranundividedsharetherein.
19Expropriationofcommonpropertyorrightstherein
(1)Wheneverthewholeoranypartof,oranyrightin,thecommonpropertyisexpropriatedunderthe provisionsofanylaw,serviceofanoticeofexpropriationonthebodycorporateshallbedeemedtobe servicethereofontheregisteredownerofeverysectioninthebuildingorbuildingsconcerned,andeach suchownershallbedeemedtohaveappointedthetrusteesofthebodycorporateconcernedashisduly authorizedagentsandrepresentatives (a)tonegotiateandsettlethecompensationpayabletohim,andtothatendtoemployattorneys, advocatesandotherexperts;and (b)onhisbehalftoreceiveandgivevalidacquittanceforanycompensationmoneyspaid. (2)Anycompensationmoneysreceivedbythetrusteesonbehalfoftheownersintermsofsubsection (1), shall be paid to the owners in accordance with their participation quotas after they have received noticeofsuchdistributioninwriting:Providedthatanownermaynotifythetrusteesbeforesuchmoneys are so distributed that he considers such a distribution inequitable, in which event the compensation moneysshallbedistributed (a)inaccordancewithadivisionapprovedbyunanimousresolution;or (b)inaccordancewithadivisionapprovedbyanarbitrator,beingapractisingadvocateofnotless thantenyears'standingorapractisingattorneyofnotlessthantenyears'standing,nominatedbythe trustees. (3) The provisions of section 17 (3) (a) and (b) of this Act and sections 31 (4) and 32 (4) of the Deeds Registries Act shall apply mutatis mutandis to a transfer pursuant to an expropriation of land or a servitudeorotherrealrightinlandcomprisingcommonproperty. (4) When land comprising common property on which a section or a part of a section is erected is transferredpursuanttoanexpropriation,theregistrarshallcanceltheregistrationofsuchsectioninhis records and shall endorse the deeds registry copy of the relevant title and any bond, lease or other registereddocumentaffected,toreflectthecancellationofthesection,andshallinlikemannerendorse theowner'scopyofthetitledeedortheholder'scopyofthebond,leaseorotherdocumentwhenever subsequentlylodgedatthedeedsregistryforanypurpose. (5)Theprovisionsofsection17(4)(b)and(c),(4A),(4B)and(5),shallapplywiththenecessarychanges tothecancellationofasectionintermsofsubsection(4).
PARTIVSubdivision,ConsolidationandExtensionofSections,Sections2024
20....... 21ApprovalofplanofsubdivisionorconsolidationbySurveyorGeneral
(1) If an owner of a section proposes to subdivide his or her section or to consolidate two or more sections registered in his or her name, he or she shall with the consent of the trustees of the body corporate, which consent shall not unreasonably be withheld, cause the land surveyor or architect concernedtosubmitthedraftsectionalplanofsubdivisionorconsolidation,asthecasemaybe,tothe SurveyorGeneralforapproval. (2) The submission of the draft sectional plan of subdivision or consolidation to the Surveyor General shallbeaccompaniedby (a)thedocumentsreferredtoinsection7(2),suitablyadjusted; (b)inthecaseofasubdivision,aschedulespecifying,inthemannerprescribed,theapportionment oftheparticipationquotaofthesectionbetweenthenewsectionscreated;
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(c)inthecaseofaconsolidation,aschedulespecifying,inthemannerprescribed,theparticipation quota of the new section created, being the aggregate of the quotas of the sections that are to be consolidated. (3)Theprovisionsofsection7(3)and(4)shallapplymutatismutandistothepreparationandsubmission ofadraftsectionalplanofsubdivisionorconsolidationtotheSurveyorGeneral,andtotheapprovalof suchplanbyhim.
22Registrationofsubdivisionofsection
(1)Anownermay,afterapprovalofasectionalplanofsubdivisionofasection,applytotheregistrarof thedeedsregistryinwhichthesectionisregistered,toregisterthesectionalplanofsubdivision. (2)Anapplicationundersubsection(1)shallbeaccompaniedby (a)twocopiesofthesectionalplanofsubdivision; (b)thesectionaltitledeedinrespectofthesectiontobesubdivided; (c)anysectionalmortgagebondtowhichthesectionmaybesubject,togetherwiththeconsentof themortgageetothecancellationofthebondortothereleaseofthesectionfromthebondortothe subdivisionandsubstitutionofthenewsectionsinlieuofsuchsectionassecurityunderthebond; (d)certificatesofregisteredsectionaltitleintheprescribedformforeachofthenewsectionsand their undivided shares in the common property created by the subdivision, made out in favour of the owner or, in the case of a partition, in favour of the persons entitled thereto in terms of the partition agreement; (e)thepartitionagreement(ifany),ifthesectionisownedbymorethanoneowner;and (f)suchotherdocumentsandparticularsasmaybeprescribed. (3) When the requirements of this section and any other relevant law have been complied with, the registrarshallregisterthesectionalplanofsubdivisionreferredtoinsubsection(1),furnishacopyofthe sectional plan of subdivision to the local authority concerned and notify the SurveyorGeneral of the registration of the sectional plan of subdivision, and thereupon the SurveyorGeneral shall amend the originalsectionalplanandthedeedsofficecopyofthesectionalplantoreflectsuchsubdivision. (4)Uponregistrationofthesectionalplanofsubdivision,theportionsinquestionshallbedeemedtobe separatedfromoneanotherandshalleachbedeemedtobeaseparatesection. (5)Simultaneouslywiththeregistrationofthesectionalplanofsubdivisiontheregistrarshall,inlieuof thesectionaltitledeedreferredtoinsubsection(2)(b),issuethecertificatesofregisteredsectionaltitle referred to in subsection (2) (d), and make such endorsements on the superseded and newly issued certificatesofregisteredsectionaltitle,anysectionalmortgagebond,leaseorotherdeedembodyingany otherrealrightregisteredagainstthesectionatthetimeofsubdivision,andentriesinthedeedsregistry records,ashemaydeemnecessarytogiveeffecttotheprovisionsofthissection. (6)Asectionalplanofsubdivisionshallupontheregistrationthereofbedeemedtobeincorporatedin thesectionalplanregisteredintermsofsection12(1)(a),andtheprovisionsofsection13(2)shallapply mutatis mutandis to such plan and the certificates of registered sectional title issued in terms of subsection(5).
23Registrationofconsolidationofsections
(1)Anownermay,afterapprovalofasectionalplanofconsolidationoftwoormoresections,applyto theregistrarofthedeedsregistryinwhichthesectionsareregistered,toregisterthesectionalplanof consolidation. (2)Anapplicationundersubsection(1)shallbeaccompaniedby (a)twocopiesofthesectionalplanofconsolidation;
(b)thesectionaltitledeedsinrespectofthesectionstobeconsolidated; (c)any sectional mortgage bond registered against the sections,together withthe consent of the mortgageetotheregistrationofthesectionalplanofconsolidation; (d)a certificate of registered sectional title in the prescribed form in respect of the new section reflectedonthesectionalplanofconsolidation,anditsundividedshareinthecommonproperty,made outinfavouroftheownerofthesectionstobeconsolidated;and (e)suchotherdocumentsandparticularsasmaybeprescribed. (3) When the requirements of this section and any other relevant law have been complied with, the registrarshallregisterthesectionalplanofconsolidationreferredtoinsubsection(1),furnishacopyof thesectionalplanofconsolidationtothelocalauthorityconcernedandnotifytheSurveyorGeneralof theregistrationofthesectionalplanofconsolidation,andthereupontheSurveyorGeneralshallamend theoriginalsectionalplananddeedsofficecopyofthesectionalplantoreflectsuchconsolidation. (4)Uponregistrationofthesectionalplanofconsolidation,thesectionsinquestionshallbedeemedto beconsolidatedintoasinglesectionasdepictedonthesectionalplanofconsolidation. (5)Simultaneouslywiththeregistrationofthesectionalplanofconsolidation,theregistrarshall,inlieuof thesectionaltitledeedsreferredtoinsubsection(2)(b),issuethecertificateofregisteredsectionaltitle referredtoinsubsection(2)(d),andthereupontheprovisionsofsubsection(5)ofsection22relatingto the endorsements and entries to be made in the deeds registry records, and of subsection (6) of that section,shallapplymutatismutandis. (6) The provisions of section 40 (5) of the Deeds Registries Act shall apply mutatis mutandis with reference to any mortgage bond registered over one or more component sections of the section representedonthesectionalplanofconsolidation.
24Extensionofsections
(1)... (2)... (3)Ifanownerofasectionproposestoextendtheboundariesorfloorareaofhisorhersection,heor she shall with the approval of the body corporate, authorized by a special resolution of its members, causethelandsurveyororarchitectconcernedtosubmitadraftsectionalplanoftheextensiontothe SurveyorGeneralforapproval. (4)ThesubmissionofthedraftsectionalplanofextensionofasectiontotheSurveyorGeneral,shallbe accompaniedby (a)thedocumentsreferredtoinsection7(2),suitablyadjusted;and (b)in the case of the floor area of the section in question being increased by the extension, a revised schedule, in substitution for the schedule referred to in section 7 (2) (b), reflecting the participationquotasofallthesectionsasmodifiedaftertakingtheincreasedfloorareaofthesectionin questionintoaccount. (5)Theprovisionsofsection7(3)and(4)shallapplymutatismutandistothepreparationandsubmission ofadraftsectionalplanofextensionofasectiontotheSurveyorGeneral,andtotheapprovalofsuch planbyhim. (6)Anapplicationtotheregistrarfortheregistrationofasectionalplanofextensionofasection,shallbe accompaniedby (a)twocopiesofthesectionalplanofextensionofasection; (b)...
(c)thesectionaltitledeedinrespectofthesectiontobeextended; (d)anysectionalmortgagebondtowhichthesectionmaybesubject,togetherwithacertificateby aconveyancerstatingthatthereisnotadeviationofmorethan10percentintheparticipationquotaof any section as a result of the extension, or if there is a deviation of more than 10 per cent, that the mortgagee of each section in the scheme has consented to the registration of the sectional plan of extensionofasection;and (e)suchotherdocumentsandparticularsasmaybeprescribed. (7)Whentherequirementsofthissectionandofanyotherrelevantlawhavebeencompliedwith,the registrar shall register the sectional plan of extension of a section, and shall make an appropriate endorsementonthetitlereferredtoinsubsection(6)(c),ifthefloorareaofthesectionisincreasedby theextension,andsuchconsequentialendorsementsagainstanydeedregisteredagainstthetitledeed asmaybenecessary,andheshallfurnishacopyofthesectionalplanofextensiontothelocalauthority concerned and notify the SurveyorGeneral of the registration of the sectional plan of extension, and thereupontheSurveyorGeneralshallamendtheoriginalsectionalplanandthedeedsofficecopyofthe sectionalplantoreflectsuchextensionofasection. (8) A sectional plan of extension of a section shall upon the registration thereof be deemed to be incorporatedinthesectionalplanregisteredintermsofsection12(1)(a),andtheprovisionsofsection 13(2)shallapplymutatismutandistosuchplan.
PARTVExtensionofSchemes,Sections2526
25Extensionofschemesbyadditionofsectionsandexclusiveuseareas
(1)Adevelopermay,subjecttotheprovisionsofsection4(2),inhisapplicationfortheregistrationofa sectionalplan,reserve,inaconditionimposedintermsofsection11(2),therighttoerectandcomplete fromtimetotime,butwithinaperiodstipulatedinsuchcondition,forhispersonalaccount (a)afurtherbuildingorbuildings; (b)ahorizontalextensionofanexistingbuilding; (c)averticalextensionofanexistingbuilding, on a specified part of the common property, and to divide such building or buildings into a section or sections and common property and to confer the right of exclusive use over parts of such common propertyupontheownerorownersofoneormoresections. (2) In the event of a reservation in terms of subsection (1), the application for the registration of the sectionalplanshall,inadditiontothedocumentsreferredtoinsection11(3),beaccompaniedby (a)aplantoscaleofthebuildingorbuildingstobeerectedandonwhich (i)thepartofthecommonpropertyaffectedbythereservation; (ii)thesiting,heightandcoverageofallbuildings; (iii)theentrancesandexitstotheland; (iv)thebuildingrestrictionareas,ifany; (v)theparkingareas;and (vi)thetypicalelevationtreatmentofallbuildings, areindicated; (b)aplantoscaleshowingthemannerinwhichthebuildingorbuildingstobeerectedaretobe dividedintoasectionorsectionsandanyexclusiveuseareas;
(c)ascheduleindicatingtheestimatedparticipationquotasofallthesectionsintheschemeafter suchsectionorsectionshavebeenaddedtothescheme; (d)particularsofanysubstantialdifferencebetweenthematerialstobeusedintheconstructionof the building or buildings to be erected and those used in the construction of the existing building or buildings; (e)particularsofsuchapplicableexpensesasarespecifiedinsection37(1)(a),whichwillbeborne by the developer from the date of establishment of the body corporate until the sectional plan of extensionisregistered; (f)thecertificateofrealrightwhichistobeissuedintermsofsection12(1)(e);and (g)suchotherdocumentsandparticularsasmaybeprescribed. (3)Thedevelopershallpromptlyondemandpayanymoneysdueintermsofsubsection(2)(e)tothe bodycorporate. (4)Arightreservedintermsofsubsection(1)orvestedintermsofsubsection(6),andinrespectofwhich acertificateofrealrighthasbeenissued (a)shall for all purposes be deemed to be a right to urban immovable property which admits of beingmortgaged;and (b)maybetransferredbytheregistrationofanotarialdeedofcessioninrespectofthewhole,a portionorashareinsuchright:Providedthatinthecaseofacessionaffectingonlyaportionoftheland comprisingtheschemeonlysuchportionshallbeidentifiedtothesatisfactionoftheSurveyorGeneral. (5)Arightreservedintermsofsubsection(1)maybeexercisedbythedeveloperorhissuccessorintitle thereto,eventhoughthedeveloperorhissuccessorintitle,asthecasemaybe,hasnootherinterestin thecommonproperty. (5A)(a)Iftherightreservedintermsofsubsection(1)isexercisedthedeveloperorhisorhersuccessorin titleshallimmediatelyaftercompletionoftherelevantunitapplyfortheregistrationoftherelevantplan ofextensionandtheinclusionofsuchunitintherelevantsectionaltitleregister. (b)Ifthedeveloperorhisorhersuccessorintitlefailstotakesuchstepsandfailstoregistertherelevant plan of extension within 90 days of completion for occupation of the unit, the developer or his or her successorintitleshallbeliabletothebodycorporatefortheamountspayableintermsofsection37(1) asiftheunithadbeenincludedintherelevantsectionaltitleregisteronthedateofcompletion. (c)Thecertificatecontemplatedinsection15B(3)(a)(i)(aa)shallnotbeissuedunlesstheamountsin questionarepaidtothebodycorporate. (6) If no reservation was made by a developer in terms of subsection (1), or if such a reservation was made and for any reason has lapsed, the right to extend a scheme including the land contemplated in section 26, shall vest in the body corporate, which shall be entitled, subject to this section and after compliance,withthenecessarychanges,withtherequirementsofparagraphs(a),(b),(c),(d)and(g)of subsection(2),toobtainacertificateofrealrightintheprescribedforminrespectthereof:Providedthat thebodycorporateshallonlyexerciseoralienateortransfersuchrightwiththewrittenconsentofallthe membersofthebodycorporateaswellaswiththewrittenconsentofthemortgageeofeachunitinthe scheme: Provided further that a member or mortgageeshall not withhold such approval without good causeinlaw. (6A)Ifnoreservationhasbeenmadebyadeveloperintermsofsubsection(1)andthebodycorporate has not yet been established, the registrar may issue a certificate of real right of extension as contemplated in section 12 (1) (e) on application by the developer accompanied by the sectional mortgage bond and written consent of any bondholder and such of the documents contemplated in subsection(2)asareapplicable.
(6B)Uponcompliancewithsubsection(6A)thisActshallapplywiththenecessarychangestosuchreal rightasifithadoriginallyformedpartoftheapplicationfortheopeningofthesectionaltitleregisterand suchcertificateofrealrightshallbeissuedsubjecttoanysectionalmortgagebondagainsttheland. (8) The provisions of sections 5, 6 and 7 shall apply mutatis mutandis to the submission of a draft sectionalplanofextensiontotheSurveyorGeneralintermsofthissectionandtheapprovalthereofby him: Provided that the draft sectional plan of extension submitted to the Surveyor General shall be accompaniedbyarevisedschedulespecifyingtheparticipationquotaofeachsectioninthebuildingor buildings depicted on the sectional plan and the sectional plan of extension, calculated in accordance withtheprovisionsofsection32asiftheplanofextensionformedpartofthesectionalplanwhenitwas registered,andtheSurveyorGeneralshallfilesuchrevisedschedulewiththesectionalplaninlieuofthe schedulereferredtoinsection7(2)(b). (9) A developer or his successor in title to a right reserved in terms of subsection (1), or the body corporate in terms of subsection (6), as the case may be, may, after approval of a sectional plan of extensionbytheSurveyorGeneralintermsofthissection,applytotheregistrarfortheregistrationof suchplanofextensionandtheinclusionoftheadditionalsectionorsectionsintherelevantsectionaltitle register. (10)Anapplicationundersubsection(9)shallbeaccompaniedby (a)twocopiesofthesectionalplanofextension; (c)the certificate of real right by which the reservation in terms of subsection (1) or (6) is held, togetherwithanysectionalmortgagebondregisteredagainstthecertificateofrealrightandtheconsent ofthemortgageetothesubstitutionofthesectionsdepictedonthesectionalplanofextensionandtheir undividedsharesinthecommonproperty,assecurityinlieuoftherealrightheldunderthecertificateof realrightmortgagedunderthebond; (d)certificates of registered sectional title in the prescribed form in favour of the developer, his successorintitleorthebodycorporate,asthecasemaybe,inrespectofeachsectionreflectedonthe planofextension; (dA) any mortgage bond which may be affected by the right, together with the consent of the mortgageetotheregistrationoftheextensionoftheschemeandtheendorsementofsuchbondtothe effectthatitisattachedto (i)eachsectionshownonthesectionalplananditsundividedshareinthecommonproperty; (ii)thecertificateofrealrightinrespectofarightofexclusiveuseascontemplatedbysection27 (1);and (iii)ifapplicable,thecertificateofrealrightinrespectoftheremainderoftherightreservedin termsofsubsection(1);and (f)suchotherdocumentsandparticularsasmaybeprescribed. (11)Whentherequirementsofthissectionandofanyotherlawhavebeencompliedwith,theregistrar shall (a)registerthesectionalplanofextension; (b)extendthesectionaltitleregistertoincludethesectionsdepictedontheplanofextension; (c)simultaneouslywiththeregistrationofthesectionalplanofextensionissuetothedeveloper,his orhersuccessorintitleorthebodycorporate,asthecasemaybe,acertificateofregisteredsectional titleinrespectofeachsectiondepictedonthesectionalplanofextensionanditsundividedshareinthe common property, subject to any mortgage bond registered against the title deed of the right of extension, furnish the local authority concerned with a copy of such plan of extension and notify the SurveyorGeneraloftheregistrationofsuchplanofextension,andthereupontheSurveyorGeneralshall
amend the original sectional plan and the deeds office copy of the sectional plan to reflect such extension;and (d)make such entries in his records and endorsements on the certificates of registered sectional titlereferredtoinparagraphs(c),anycertificateofrealrightreferredtoinsubsection(10)(c),andany sectionalmortgagebondregisteredagainstthecertificateofrealright,asarenecessarytogiveeffectto thissection. (12)Uponregistrationofasectionalplanofextensionreferredtoinsubsection(11)(a) (a)the owners of sections in the building or buildings in the scheme that is being extended, the mortgageesofsectionalmortgagebondsandtheholdersofanyrealrightsregisteredoversuchsections, shallbedivestedoftheirshareorinterestinthecommonpropertytotheextentthatanundividedshare inthecommonpropertyisvestedinthedeveloper,hissuccessorintitleofthebodycorporate,asthe casemaybe,bytheissueofthecertificatesofregisteredsectionaltitlereferredtoinsubsection(11)(c); (b)asectionalmortgagebondwherebyarealrightheldbyacertificateofrealrightreferredtoin subsection (10) (c) is mortgaged, shall be deemed to be a sectional mortgage bond over the sections depicted on the sectional plan of extension and their undivided share in the common property and registeredagainstthecertificatesofsectionaltitleissuedintermsofsubsection(11)(c);and (c)the sectional plan of extension shall be deemed to be incorporated in the sectional plan registeredintermsofsection12(1)(a),andthereupontheprovisionsofsection13(1)and(2)shallapply mutatismutandis. (13)Adeveloperorhissuccessorintitlewhoexercisesareservedrightreferredtoinsubsection(1),ora bodycorporateexercisingtherightreferredtoinsubsection(6),shallbeobligedtoerectanddividethe buildingorbuildingsintosectionsstrictlyinaccordancewiththedocumentsreferredtoinsubsection(2), dueregardbeinghadtochangedcircumstanceswhichwouldmakestrictcomplianceimpracticable,and anownerofaunitintheschemewhoisprejudicedbyhisfailuretocomplyinthismanner,mayapplyto theCourt,whereupontheCourtmayorderpropercompliancewiththetermsofthereservation,orgrant suchotherrelief,includingdamages,astheCourtmaydeemfit. (14) In all cases where a developer or a body corporate has a real right to extend a scheme as contemplatedinthissection,suchrightshallbedisclosedinthedeedofalienationtoeverypurchaserof asectionintheschemeconcerned. (15)(a)Adeedofalienationinwhicharealrighthasnotbeendisclosedascontemplatedinsubsection (14),shallbevoidableattheoptionofthepurchaser. (b)Afternoticebyanysuchpurchasertothesellerthatheorsheannulsthealienation,thealienation shallbevoid,andthereupontheprovisionsofsection10(5)shallapplywiththenecessarychanges.
26Extensionofschemesbyadditionoflandtocommonproperty
(1) A body corporate, authorized thereto in writing by all of its members, may purchase or otherwise acquirelandtoextendthecommonpropertyandsuchlandmustberegisteredinthenameofthebody corporateintermsofthisActandtheDeedsRegistriesAct. (2)Landpurchasedorotherwiseacquiredbyandregisteredinthenameofabodycorporateintermsof subsection(1)shallbedeemedtobeownedbytheownersofthesectionsinthebuildingconcernedin thesameproportionastheirparticipationquotaasreflectedontherelevantsectionalplan. (4)Theprovisionsofsection7(2),(3)and(4)shallapplywiththenecessarychangestothepreparation and submission to theSurveyorGeneral of a draft plan of extension ofthe commonproperty, and the approvalofsuchplanbyhimorher. (5)Theregistrarshall,uponthesubmissionoftheprescribeddocuments,registeraplanofextensionof thecommonpropertyintermsofthissectionbymakinganendorsementontherelevanttitledeedto reflect that the land concerned has been incorporated in the sectional plan, shall make such further
endorsements and entries in his or her records as may be necessary to give effect thereto, and shall furnishacopyofthesectionalplanofextensiontothelocalauthorityconcernedandnotifytheSurveyor Generaloftheregistrationofsuchplanofextension,andthereupontheSurveyorGeneralshallamend theoriginalsectionalplananddeedsofficecopyofthesectionalplantoreflectsuchextension. (6)Theregistrarshallnotregisteraplanofextensionintermsofthissectioniftheadditionallandtobe incorporatedascommonpropertyissubjecttoamortgagebond. (7) Upon the registration ofa plan of extension ofthecommon property interms of this section, such planshallbedeemedtobeincorporatedinthesectionalplanregisteredintermsofsection12(1)(a),and thelandtowhichsuchsectionalplanofextensionrelatesshallbedeemedtobeincorporatedascommon propertyinsuchregisteredsectionalplan.
PARTVIExclusiveUseofCommonPropertyandServitudes,Sections2731
27Rightsofexclusiveuseofpartsofcommonproperty
(1)(a)Ifapartorpartsofcommonpropertyisoraredelineatedonasectionalplanintermsofsection5 (3)(f),thedevelopermay,foraspecificpurposewhenmakingapplicationfortheopeningofasectional titleregisterandtheregistrationofthesectionalplan,imposeaconditionintermsofsection11(2)inthe schedulereferredtoinsection11(3)(b),bywhichtherighttotheexclusiveuseofsuchpartorpartsof thecommonpropertydelineatedforthispurposeonthesectionalplan,isconferredupontheowneror ownersofoneormoreofthesections. (b)Adevelopershallcedetherighttotheexclusiveuseofpartorpartsofthecommonpropertytothe ownerorownersofunitsinthescheme,bytheregistrationofaunilateralnotarialdeedintheirfavour. (c)Ifadeveloperceasestobeamemberofthebodycorporateascontemplatedinsection36(2),any righttoanexclusiveuseareastillregisteredinhisorhernamevestsinthebodycorporatefreefromany mortgagebond. (d)Ifarighttotheexclusiveuseofapartorpartsofthecommonpropertyvestsinabodycorporatein termsofparagraph(c),thebodycorporateshall,intheprescribedform (i)applytotheregistrarfortheissuingofacertificateofrealrightofexclusiveuseinitsfavour;and (ii)submitacertificateofcompliancewithanylawdealingwithvesting. (e)Theregistrarshall,afterconsiderationoftheapplicationinparagraph(d),issuesuchcertificatein theprescribedform. (1A)Notwithstanding section 27 (1) (a), if no reservation was made by a developer in terms of subsection(1)andthebodycorporatehasnotyetbeenestablished,theregistrarmayissueacertificate ofrealrightinrespectofarightofexclusiveuseascontemplatedinsection12(1)(f)onapplicationby thedeveloperaccompaniedbythesectionalmortgagebondandthewrittenconsentofanybondholder. (1B)Uponcompliancewithsubsection(1A)thisActshallapplywiththenecessarychangestosuchreal rightasifithadoriginallyformedpartoftheapplicationfortheopeningofthesectionaltitleregisterand suchcertificateofrealrightshallbeissuedsubjecttoanysectionalmortgagebondagainsttheland. (2)Abodycorporate,dulyauthorizedtheretobyaunanimousresolutionofitsmembers,may,subjectto theprovisionsofsection5(1),requestanarchitectorlandsurveyortoapplytotheSurveyorGeneralfor thedelineationonasectionalplaninthemannerprescribedofapartorpartsofthecommonpropertyin termsofsection5(3)(f)fortheexclusiveusebytheownerorownersofoneormoresections:Provided that no such delineation shall be made on the sectional plan in terms of this subsection if such delineationwillencroachuponapriordelineationonthesectionalplanofapartofthecommonproperty fortheexclusiveusebyoneormoreoftheowners. (3)Thebodycorporate,dulyauthorizedtheretobyaunanimousresolutionofitsmembers,shalltransfer therighttotheexclusiveuseofapartorpartsofthecommonpropertydelineatedonthesectionalplan
intermsofsubsection(2)totheownerorownersonwhomsuchrighthasbeenconferredbythebody corporate, by the registration of a notarial deed entered into by the parties and in which the body corporateshallrepresenttheownersofallthesectionsastransferor. (4)(a) An owner of a section in whose favour the right to the exclusive use of a part of the common propertydelineatedonthesectionalplanisregistered,maytransferhisorherinterestinsuchrightto the owner of another section in the scheme by the registration by the registrar of a notarial deed of cessionenteredintobytheparties, (b)Ifanownerceasestobeamemberofthebodycorporateascontemplatedinsection36(2),any righttoanexclusiveuseareastillregisteredinhisorhernamevestsinthebodycorporatefreefromany mortgagebond. (c)Ifarighttotheexclusiveuseofapartorpartsofthecommonpropertyvestsinabodycorporatein termsofparagraph(b),thebodycorporateshall,intheprescribedform (i)applytotheregistrarfortheissuingofacertificateofrealrightofexclusiveuseinitsfavour;and (ii)submitacertificatetotheeffectthattheprovisionsofanylawinconnectionwiththevesting havebeencompliedwith. (d)Theregistrarmustissuesuchcertificateintheprescribedform. (5) A right to the exclusive use of a part of the common property delineated on the sectional plan registered in favour of an owner of a section may with the written consent of the mortgagee of the relevant section be cancelled by the registration by the registrar of a notarial deed of cancellation enteredintobytheownerofthesectionentitledtosuchrightandthebodycorporate,dulyauthorized byaspecialresolutionofitsmembers,onbehalfofalltheownersofsectionsinthescheme. (6) A right to the exclusive use of a part of common property registered in favour of an owner of a section, shall for all purposes be deemed to be a right to urban immovable property over which a mortgagebond,leasecontractorpersonalservitudeofusufruct,ususorhabitatiomayberegistered. (7)(a)Anypersonwhoholdstwoormorerightstoexclusiveuseareasorundividedsharesbyonetitle deedmay,subjecttotheprovisionsprescribed,obtainaseparatetitledeedinrespectofoneormoreof therightstoexclusiveuseareasheldtherein. (b)Atleastoneoftheexclusiveuseareasorsharesshallremainheldbysuchtitledeed.
Rulesregardingexclusiveuseareas
27AA developer or a body corporate may make rules which confer rights of exclusive use and enjoymentofpartsofthecommonpropertyuponmembersofthebodycorporate:Providedthatsuch rulesshall (a)notcreaterightscontemplatedinsection27(6); (b)includealayoutplantoscaleonwhichisclearlyindicated (i)thelocalityofthedistinctivelynumberedexclusiveuseandenjoymentparts;and (ii)thepurposesforwhichsuchpartsmaybeused; (c)includeascheduleindicatingtowhichmembereachsuchpartisallocated.
28Impliedservitudes
(1)Thereshallbeimplied (a)infavourofeachsection (i)aservitudeforthesubjacentandlateralsupportofthesectionbythecommonpropertyand byanyothersectioncapableofaffordingsuchsupport;
(ii)a servitude for the passage or provision of water, sewerage, drainage, gas, electricity, garbage, artificially heated or cooled air and other services, including telephone, radio and television services,throughorbymeansofanypipes,wires,cablesorductsexistingonorunderthelandorinthe building,totheextenttowhichsuchpipes,wires,cablesorductsarecapableofbeingusedinconnection withtheutilizationofthesection;and (b)againsteachsection (i)aservitudeforthesubjacentandlateralsupportofthecommonpropertyandofanyother sectioncapableofenjoyingsuchsupport; (ii)theservitudesreferredtoinparagraph(a)(ii)throughorbymeansofanypipes,wires,cables orductsexistingwithinsuchsection,infavourofthecommonpropertyandinfavourofanyothersection capableofenjoyingsuchservitudes. (2)Theservitudesreferredtoinsubsection(1) (a)shallbedeemedtobeincorporatedinthetitledeedsoftheownersaffectedthereby;and (b)shallconferontheownersofsectionstheright,tobeexercisedbythebodycorporate,tohave access to each section and the exclusive use areas from time to time during reasonable hours to the extentnecessarytomaintain,repairorrenewanypartofthebuildingoranypipes,wires,cablesorducts therein,orformakingemergencyrepairsthereinnecessarytopreventdamagetothecommonproperty oranyothersectionorsections.
29Creationofservitudes
(1)Theownersmaybyspecialresolutiondirectthebodycorporate (a)toexecuteontheirbehalfaservitudeorrestrictiveagreementburdeningthelandshownonthe relevantsectionalplan; (b)toacceptontheirbehalfaservitudeorrestrictiveagreementbenefitingthesaidland. (2)Everysuchservitudeoragreementshallbeembodiedinanotarialdeedandshallberegisteredbythe registrarbynotingsuchdeedonthescheduleofservitudesandconditionsreferredtoinsection11(3)(b) and on the title deeds of any party to such servitude or restrictive agreement whose title deeds are registeredinthelandregister. (3) If the land to be burdened by a servitude or restrictive agreement is hypothecated, the written consentofeverymortgageetotheregistrationofsuchservitudeorrestrictiveagreementshallbelodged withtheregistrar.
30Ancillaryservitudalrights
All ancillary rights and obligations reasonably necessary to make servitudes effective, shall apply in respectofservitudesimpliedorcreatedunderthisAct.
31DeedsRegistriesActandimpliedservitudes
TheprovisionsoftheDeedsRegistriesActshallnotapplywithreferencetoservitudesorrestrictionsasto user implied under this Act, and such servitudes and restrictions shall take effect and be enforceable immediatelyupontheestablishmentofthebodycorporate.
PARTVIIParticipationQuotasandDevelopers,Sections3234
32Participationquotas
(1) Subject to the provisions of section 48, in the case of a scheme for residential purposes only as definedinanyapplicableoperativetownplanningscheme,statutoryplanorconditionssubjecttowhich a development was approved in terms of any law, the participation quota of a section shall be a
percentage expressed to four decimal places, and arrived at by dividing the floor area, correct to the nearest square metre, of the section by the floor area, correct to the nearest square metre, of all the sectionsinthebuildingorbuildingscomprisedinthescheme. (2)Subjecttotheprovisionsofsection48,inthecaseofaschemeotherthanaschemereferredtoin subsection (1), the participation quota of a section shall be a percentage expressed to four decimal places,asdeterminedbythedeveloper:Providedthat (a)where a scheme is partly residential as defined in any applicable operative town planning scheme,statutoryplanorconditionssubjecttowhichadevelopmentwasapprovedintermsofanylaw, thetotalofthequotasallocatedbythedevelopertotheresidentialsectionsshallbedividedamongthem inproportiontoacalculationoftheirquotasmadeintermsofsubsection(1); (b)whereadeveloperalienatesaunitinsuchaschemebeforethesectionaltitleregisterisopened, thetotalofthequotasallocatedtotherespectivesectionsandtheparticipationquotaofthatunitmust bedisclosedinthedeedofalienation;and (c)wheresuchdisclosureisnotmade,thedeedofalienationshallbevoidableattheoptionofthe purchaser and that the provisions of section 25 (15) (b) shall mutatis mutandis apply in respect of any suchalienation. (3)Subjecttotheprovisionsofsubsection(4)ofthissection,thequotaofasectionshalldetermine (a)thevalueofthevoteoftheownerofthesection,inanycasewherethevoteistobereckonedin value; (b)theundividedshareinthecommonpropertyoftheownerofthesection;and (c)subjecttotheprovisionsofsection37(1)(b),theproportioninwhichtheownerofthesection shallmakecontributionsforthepurposesofsection37(1)(a),ormayintermsofsection47(1)beheld liableforthepaymentofajudgmentdebtofthebodycorporateofwhichheisamember. (4)Subjecttotheprovisionsofsection37(1)(b),thedevelopermay,whensubmittinganapplicationfor theopeningofasectionaltitleregister,orthemembersofthebodycorporatemaybyspecialresolution, make rules under section 35 by which a different value is attached to the vote of the owner of any section,ortheliabilityoftheownerofanysectiontomakecontributionsforthepurposesofsection37 (1)(a)or47(1)ismodified:Providedthatwhereanownerisadverselyaffectedbysuchadecisionofthe body corporate, his written consent must be obtained: Provided further that no such change may be madebyaspecialresolutionofthebodycorporateuntilsuchtimeasthereareowners,otherthanthe developer,ofatleast30percentoftheunitsinthescheme:Providedfurtherthat,inthecasewherethe developeralienatesaunitbeforesubmittinganapplicationfortheopeningofasectionaltitleregisterno exerciseofpowertomakeachangeconferredonthedeveloperbythissubsectionshallbevalidunless theintendedchangeisdisclosedinthedeedofalienationinquestion. (5)Thespecificationinthescheduletoasectionalplanofthequotaofeachsectionandofthetotalof thequotasofallthesectionsinthebuildingorbuildingscomprisedinascheme,shallforallpurposesbe deemedtobecorrectintheabsenceofprooftothecontrary.
33Saleorlettingofsections
NothinginthisActoranyotherlawcontainedshallbeconstruedaspreventingadeveloperfromselling certainsectionsinabuildingandlettingothersectionsthereinorfromlettingallsectionstherein.
34Sharesofdevelopersinbuildingsandland
(1)Thedevelopershallbetheownerofanysectioninrespectofwhichtheownershipisnotheldbyany otherperson,andthequotaofsuchsectionor,ifthereismorethanonesuchsection,thetotalofthe quotasofsuchsections,shalldeterminetheshareofthedeveloperinthecommonproperty.
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(2)Whentheownershipineverysectionisheldbyanypersonorpersonsotherthanthedeveloper,the developer shall, subject to the provisions of section 25 (1), cease to have a share or interest in the commonproperty. (3)Whenadeveloperhasinonetransactionalienatedthewholeofhisorherinterestinthelandandthe buildingorbuildingscomprisedinascheme,orashareinthewholeofsuchinterest,toanyotherperson, the registrar shall register the transaction by means of a deed of transfer in the case of units and by meansofabilateralnotarialdeedofcessioninthecaseofrightsreservedundersections25and27. (4)Theregistrarshallnotregisterthetransferofatransactionreferredtoinsubsection(3)unless (a)thereisproducedtotheregistraraclearancecertificateofthelocalauthoritythat (i)allratesandmoneysduetothatlocalauthorityinrespectofthelandconcernedhavebeen paiduptoandincludingthedayoftransfer;or (ii)inthosecaseswherealawprovidesfortheseparatelevyingofratesinrespectofaunit,all suchratesduetothatlocalauthorityinrespectoftheunitconcernedhavebeenpaiduptoandincluding thedayoftransfer;and (b)there is produced to the registrar a certificate by a conveyancer confirming that, if a body corporate is deemed to have been established in terms of section 36 (1), that body corporate has certifiedthatallmoneysduetothebodycorporatebythetransferorinrespectoftheunitsconcerned have been paid or provision for the payment thereof has been made to the satisfaction of the body corporate.
PARTVIIIRulesandBodiesCorporate,Sections3543
35Rules
(1) A scheme shall as from the date of the establishment of the body corporate be controlled and managed,subjecttotheprovisionsofthisAct,bymeansofrules. (2) The rules shall provide for the control, management, administration, use and enjoyment of the sectionsandthecommonproperty,andshallcomprise (a)management rules, prescribed by regulation, which rules may be substituted, added to, amendedorrepealedbythedeveloperwhensubmittinganapplicationfortheopeningofasectionaltitle register,totheextentprescribedbyregulation,andwhichrulesmaybesubstituted,addedto,amended or repealed from time to time by unanimous resolution of the body corporate as prescribed by regulation; (b)conductrules,prescribedbyregulation,whichrulesmaybesubstituted,addedto,amendedor repealed by the developer when submitting an application for the opening of a sectional title register, and which rules may be substituted, added to, amended or repealed from time to time by special resolutionofthebodycorporate:Providedthatanyconductrulesubstituted,addedtooramendedby thedeveloper,oranysubstitution,additiontooramendmentoftheconductrulesbythebodycorporate, maynotbeirreconcilablewithanyprescribedmanagementrulecontemplatedinparagraph(a). (3)Anymanagementorconductrulemadebyadeveloperorabodycorporateshallbereasonable,and shallapplyequallytoallownersofunitsputtosubstantiallythesamepurpose. (4)Therulesreferredtoinsubsection(2)shallasfromthedateofestablishmentofthebodycorporate beinforceinrespectofthebuildingorbuildingsandlandconcerned,andshallbindthebodycorporate andtheownersofthesectionsandanypersonoccupyingasection. (5)(a)Iftherulescontemplatedinsubsection(2)aresubstituted,addedto,amendedorrepealed,the bodycorporateshalllodgewiththeregistraranotificationintheprescribedformofsuchsubstitution, additionto,amendmentorrepeal.
(b)Theregistrarshallnotbeinvolvedintheenforcementorapplicationoftherulescontemplatedin subsection (2) and is not required to examine or not any substitution, addition, amendment or repeal thereofagainstanycertificateorotherdocument. (c) A substitution, addition, amendment or repeal contemplated in paragraph (a) shall come into operationonthedateoffilingofthenotificationreferredtointhatparagraph. (6)Thebodycorporateshall,ontheapplicationofanyowneroranypersonhavingaregisteredrealright inoroveraunit,oranypersonauthorizedinwritingbysuchownerorperson,makeanyrulesthenin forceavailableforinspectiontosuchowner,personorauthorizedperson.
36Bodiescorporate
(1)Witheffectfromthedateonwhichanypersonotherthanthedeveloperbecomesanownerofaunit in a scheme, there shall be deemed to be established for that scheme a body corporate of which the developerandsuchpersonaremembers,andeverypersonwhothereafterbecomesanownerofaunit inthatschemeshallbeamemberofthatbodycorporate. (2)Thedevelopershallceasetobeamemberofthebodycorporatewhenheceasestohaveasharein thecommonpropertyascontemplatedinsection34(2),andanyothermemberofthebodycorporate shallceasetobeamemberthereofwhenheceasestobetheownerofaunitintheschemeinquestion. (3) The body corporate shall be designated as 'the Body Corporate of the ...............................(name)............................Scheme,No...............,suchnameandnumbertobeinserted beingthenameandnumberreferredtoinsections5(3)(b)and12(1)(a),respectively. (4)Thebodycorporateshall,subjecttotheprovisionsofthisAct,beresponsiblefortheenforcementof therulesreferredtoinsection35,andforthecontrol,administrationandmanagementofthecommon propertyforthebenefitofallowners. (5) Theprovisions of the Companies Act,1973(Act61of 1973), shall notapply in relation tothebody corporate. (6)Thebodycorporateshallhaveperpetualsuccessionandshallbecapableofsuingandofbeingsuedin itscorporatenameinrespectof (a)anycontractmadebyit; (b)anydamagetothecommonproperty; (c)anymatterinconnectionwiththelandorbuildingforwhichthebodycorporateisliableorfor whichtheownersarejointlyliable; (d)any matter arising out of the exercise of any of its powers or the performance or non performanceofanyofitsdutiesunderthisActoranyrule;and (e)anyclaimagainstthedeveloperinrespectoftheschemeifsodeterminedbyspecialresolution. (7)(a)Adevelopershallconveneameetingofthemembersofthebodycorporatenotlaterthan60days after the establishment of the body corporate, the agenda of the meeting to be as prescribed in the managementrules,atwhichmeetingheshallfurnishthememberswith (i)acopyofthesectionalplan; (ii)acertificatefromthelocalauthoritytotheeffectthatallratesduebythedeveloperupto thedateoftheestablishmentofthebodycorporatehavebeenpaid;and (iii)proofofrevenueandexpenditureconcerningthemanagementoftheschemefromthedate ofthefirstoccupationofanyunituntilthedateoftheestablishmentofthebodycorporate. (aA)Thedevelopershallpayovertothebodycorporateanyresidue,asrevealedbytheproofreferred toinparagraph(a)(iii).
(b)Adeveloperwhofailstocomplywithanyprovisionofparagraph(a)or(aA),shallbeguiltyofan offenceandliableonconvictiontoafineortoimprisonmentforaperiodnotexceedingtwoyears.
37Functionsofbodiescorporate
(1)Abodycorporatereferredtoinsection36shallperformthefunctionsentrustedtoitbyorunderthis Actortherules,andsuchfunctionsshallinclude (a)toestablishforadministrativeexpensesafundsufficientintheopinionofthebodycorporatefor the repair, upkeep, control, management and administration of the common property (including reasonableprovisionforfuturemaintenanceandrepairs),forthepaymentofratesandtaxesandother localauthoritychargesforthesupplyofelectriccurrent,gas,water,fuelandsanitaryandotherservices tothebuildingorbuildingsandland,andanypremiumsofinsurance,andforthedischargeofanydutyor fulfillmentofanyotherobligationofthebodycorporate; (b)torequiretheowners,whenevernecessary,tomakecontributionstosuchfundforthepurposes of satisfyinganyclaims against thebodycorporate: Provided that thebodycorporate shall require the ownerorownersofasectionorsectionsentitledtotherighttotheexclusiveuseofapartorpartsofthe commonproperty,whetherornotsuchrightisregisteredorconferredbyrulesmadeundertheSectional Titles Act, 1971 (Act 66 of 1971), to make such additional contribution to the fund as is estimated necessarytodefraythecostsofratesandtaxes,insuranceandmaintenanceinrespectofanysuchpart or parts, including the provision of electricity and water, unless in terms of the rules the owners concernedareresponsibleforsuchcosts; (c)todeterminefromtimetotimetheamountstoberaisedforthepurposesaforesaid; (d)toraisetheamountssodeterminedbylevyingcontributionsontheownersinproportiontothe quotasoftheirrespectivesections; (e)toopenandoperateanaccountoraccountswithabankinginstitutionorabuildingsociety; (f)toinsurethebuildingorbuildingsandkeepitortheminsuredtothereplacementvaluethereof againstfireandsuchotherrisksasmaybeprescribed; (g)toinsureagainstsuchotherrisksastheownersmaybyspecialresolutiondetermine; (h)subjecttotheprovisionsofsection48andtotherightsoftheholderofanysectionalmortgage bond, forthwith to apply any insurance money received by it in respect of damage to the building or buildings,inrebuildingandreinstatingthebuildingorbuildingsinsofarasthismaybeeffected; (i)topaythepremiumsonanypolicyofinsuranceeffectedbyit; (j)properlytomaintainthecommonproperty(includingelevators)andtokeepitinastateofgood andserviceablerepair; (k)tocomplywithanynoticeororderbyanycompetentauthorityrequiringanyrepairstoorwork inrespectoftherelevantlandorbuildingorbuildings; (l)tocomplywithanyreasonablerequestforthenamesandaddressesofthepersonswhoarethe trusteesofthebodycorporateintermsoftherulesreferredtoinsection35,orwhoaremembersofthe bodycorporate; (m)tonotifytheregistrarandthelocalauthorityconcernedofitsdomiciliumcitandietexecutandi, whichshallbeitsaddressforserviceofanyprocess; (n)toensurecompliancewithanylawrelatingtothecommonpropertyortoanyimprovementof landcomprisedinthecommonproperty; (o)to keep in a state of good and serviceable repair and properly maintain the plant, machinery, fixturesandfittingsusedinconnectionwiththecommonpropertyandsections;
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(p)subjecttotherightsofthelocalauthorityconcerned,tomaintainandrepair(includingrenewal where reasonably necessary) pipes, wires, cables and ducts existing on the land and capable of being usedinconnectionwiththeenjoymentofmorethanonesectionorofthecommonpropertyorinfavour ofonesectionoverthecommonproperty; (q)onthewrittenrequestofanyownerorregisteredmortgageeofasection,toproducetosuch owner or mortgagee, or any person authorized in writing by such owner or mortgagee, the policy or policiesofinsuranceeffectedbythebodycorporateandthereceiptorreceiptsforthelastpremiumor premiumsinrespectthereof;and (r)in general, to control, manage and administer the common property for the benefit of all owners. (2) Any contributions levied under any provision of subsection (1), shall be due and payable on the passingofaresolutiontothateffectbythetrusteesofthebodycorporate,andmayberecoveredbythe bodycorporatebyactioninanycourt(includinganymagistrate'scourt)ofcompetentjurisdictionfrom thepersonswhowereownersofunitsatthetimewhensuchresolutionwaspassed. (3) The body corporate shall, on the application of an owner or mortgagee of a unit, or any person authorizedbysuchownerormortgagee,certifyinwriting (a)theamountdeterminedasthecontributionofthatowner; (b)themannerinwhichsuchcontributionispayable; (c)theextenttowhichsuchcontributionhasbeenpaidbytheowner;and (d)theamountofanyratesandtaxespaidbythebodycorporateintermsof section51andnot recoveredbyit. (4) The body corporate shall, for the purposes of effecting any insurance under subsection (1) (f), be deemed to have an insurable interest for the replacement value of the building and shall, for the purposesofeffectinganyotherinsuranceunderthatsubsection,bedeemedtohaveaninsurableinterest inthesubjectmatterofsuchinsurance.
38Powersofbodiescorporate
ThebodycorporatemayexercisethepowersconferreduponitbyorunderthisActortherules,andsuch powersshallincludethepower (a)toappointsuchagentsandemployeesasitmaydeemfit; (b)when essential for the proper fulfillment of its duties, to purchase or otherwise acquire, take transferofmortgage,sell,givetransferof,orhireorletunits; (c)to purchase, hire or otherwise acquire movable property for the use of owners for their enjoymentorprotection,orinconnectionwiththeenjoymentorprotectionofthecommonproperty; (d)where practicable, to establish and maintain on the common property suitable lawns and gardensandrecreationfacilities; (e)to borrow moneys required by it in the performance of its functions or the exercise of its powers; (f)to secure the repayment of moneys borrowed by it and the payment of interest thereon, by negotiable instrument or the hypothecation of unpaid contributions (whether levied or not), or by mortgaginganypropertyvestedinit; (g)toinvestanymoneysofthefundreferredtoinsection37(1)(a); (h)toenterintoanagreementwiththelocalauthorityoranyotherpersonorbodyforthesupplyto thebuildingorbuildingsandthelandofelectriccurrent,gas,water,fuelandsanitaryandotherservices;
(i)to enter into an agreement with any owner or occupier of a section for the provision of amenities or services by the body corporate to such section or to the owner or occupier thereof, includingtherighttoletaportionofthecommonpropertytoanysuchowneroroccupierbymeansofa leaseotherthanaleasecontemplatedinsection17(1);and (j)to do all things reasonably necessary for the enforcement of the rules and for the control, managementandadministrationofthecommonproperty.
39Functionsandpowersofbodiescorporatetobeperformedorexercisedbytrustees
(1)Thefunctionsandpowersofthebodycorporateshall,subjecttotheprovisionsofthisAct,therules and any restriction imposed or direction given at a general meeting of the owners of sections, be performedandexercisedbythetrusteesofthebodycorporateholdingofficeintermsoftherules. (2)Forthepurposesofanagreementinrespectorthebeaconsandboundariesofthecommonproperty requiredintermsoftheLandSurveyAct,1997(Act8of1997),thetrusteesshallbedeemedtobethe owneroftheland.
40Fiduciarypositionoftrustees
(1)Eachtrusteeofabodycorporateshallstandinafiduciaryrelationshiptothebodycorporate. (2) Without prejudice to the generality of the expression 'fiduciary relationship', the provisions of subsection(1)shallimplythatatrustee (a)shallinrelationtothebodycorporateacthonestlyandingoodfaith,andinparticular (i)shallexercisesuchpowersashemayhavetomanageorrepresentthebodycorporateinthe interestandforthebenefitofthebodycorporate;and (ii)shallnotactwithoutorexceedthepowersaforesaid;and (b)shallavoidanymaterialconflictbetweenhisowninterestsandthoseofthebodycorporate,and inparticular (i)shall not derive any personal economic benefit to which he is not entitled by reason of his office as trustee of the body corporate, from the body corporate or from any other person in circumstancesinwhichthatbenefitisobtainedinconflictwiththeinterestsofthebodycorporate; (ii)shallnotifyeveryothertrustee,attheearliestopportunitypracticableinthecircumstances, ofthenatureandextentofanydirectorindirectmaterialinterestwhichhemayhaveinanycontractof thebodycorporate. (3)(a)Atrusteeofabodycorporatewhosemalafideorgrosslynegligentactoromissionhasbreached anydutyarisingfromhisfiduciaryrelationship,shallbeliabletothebodycorporatefor (i)anylosssufferedasaresultthereofbythebodycorporate;or (ii)anyeconomicbenefitderivedbythetrusteebyreasonthereof. (b)Whereatrusteefailstocomplywiththeprovisionsofsubsection(2)(b)(ii)anditbecomesknown tothebodycorporatethatthetrusteehasaninterestreferredtointhatsubsectioninanycontractofthe bodycorporate,thecontractinquestionshall,attheoptionofthebodycorporate,bevoidable:Provided thatwherethebodycorporatechoosesnottobebound,aCourtmayonapplicationbyanyinterested person,iftheCourtisoftheopinionthatinthecircumstancesitisfairtoorderthatsuchcontractshall neverthelessbebindingontheparties,giveanordertothateffect,andmaymakeanyfurtherorderin respectthereofwhichitmaydeemfit. (4)Exceptasregardshisdutyreferredtoinsubsection(2)(a)(i),anyparticularconductofatrusteeshall not constitute a breach of a duty arising from his fiduciary relationship to the body corporate, if such conduct was preceded or followed by the written approval of all the members of the body corporate wheresuchmemberswereorarecognizantofallthematerialfacts.
41Proceedingsonbehalfofbodiescorporate
(1)Whenanownerisoftheopinionthatheandthebodycorporatehavesuffereddamagesorlossor have been deprived of any benefit in respect of a matter mentioned in section 36 (6), and the body corporatehasnotinstitutedproceedingsfortherecoveryofsuchdamages,lossorbenefit,orwherethe body corporate does not take steps against an owner who does not comply with the rules, the owner mayinitiateproceedingsonbehalfofthebodycorporateinthemannerprescribedinthissection. (2)(a)Anysuchownershallserveawrittennoticeonthebodycorporatecallingonthebodycorporateto institutesuchproceedingswithinonemonthfromthedateofserviceofthenotice,andstatingthatifthe bodycorporatefailstodoso,anapplicationtothecourtunderparagraph(b)willbemade. (b)Ifthebodycorporatefailstoinstitutesuchproceedingswithinthesaidperiodofonemonth,the owner may make application to the Court for an order appointing a curator ad litem for the body corporateforthepurposesofinstitutingandconductingproceedingsonbehalfofthebodycorporate. (3)Thecourtmayonsuchapplication,ifitissatisfied (a)thatthebodycorporatehasnotinstitutedsuchproceedings; (b)thatthereareprimafaciegroundsforsuchproceedings;and (c)that an investigation into such grounds and into the desirability of the institution of such proceedingsisjustified, appointaprovisionalcuratoradlitemanddirecthimtoconductsuchinvestigationandtoreporttothe Courtonthereturndayoftheprovisionalorder. (4) The Court may on the return day discharge the provisional order referred to in subsection (3), or confirmtheappointmentofthecuratoradlitemforthebodycorporate,andissuesuchdirectionsasit may deem necessary as to the institution of proceedings in the name of the body corporate and the conductofsuchproceedingsonbehalfofthebodycorporatebythecuratoradlitem.
42Powersofcuratoresadlitem
(1) A provisional curator ad litem appointed by the Court under section 41 (3) and a curator ad litem whose appointment is confirmed by the Court under section 41 (4) shall, in addition to the powers expresslygrantedbytheCourtinconnectionwiththeinvestigation,proceedingsandenforcementofa judgment,havesuchpowersasmaybeprescribedbyregulation. (2)Ifthedisclosureofanyinformationabouttheaffairsofabodycorporatetoaprovisionalcuratorad litemoracuratoradlitemwouldintheopinionofthebodycorporatebeharmfultotheinterestsofthe body corporate, the Courtmay on an application for relief by that bodycorporate, and if it is satisfied thatthesaidinformationisnotrelevanttotheinvestigation,grantsuchrelief.
43Securityforcostsbyapplicantsforappointmentofcuratoresadlitem
TheCourtmay,ifitappearsthatthereisreasontobelievethatanapplicantinrespectofanapplication undersection41(2)willbeunabletopaythecostsoftherespondentbodycorporateifsuccessfulinits opposition,requiresufficientsecuritytobegivenforthosecostsandthecostsoftheprovisionalcurator adlitembeforeaprovisionalorderismade.
PARTIXOwners,AdministratorsandBuildings,Sections4451
44Dutiesofowners
(1)Anownershall (a)permitanypersonauthorizedinwritingbythebodycorporate,atallreasonablehoursonnotice (exceptincaseofemergency,whennonoticeshallberequired),toenterhissectionorexclusiveusearea for the purposes of inspecting it and maintaining, repairing or renewing pipes, wires, cables and ducts
existinginthesectionandcapableofbeingusedinconnectionwiththeenjoymentofanyothersection or common property, or for the purposes of ensuring that the provisions of this Act and the rules are beingobserved; (b)forthwithcarryoutallworkthatmaybeorderedbyanycompetentpublicorlocalauthorityin respectofhissection,otherthansuchworkasmaybeforthebenefitofthebuildinggenerally,andpay allcharges,expensesandassessmentsthatmaybepayableinrespectofhissection; (c)repairandmaintainhissectioninastateofgoodrepairand,inrespectofanexclusiveusearea, keepitinacleanandneatcondition; (d)useandenjoythecommonpropertyinsuchamannerasnotunreasonablytointerferewiththe useandenjoymentthereofbyotherownersorotherpersonslawfullyonthepremises; (e)notusehissectionorexclusiveusearea,orpermitittobeused,insuchamannerorforsuch purposeasshallcauseanuisancetoanyoccupierofasection; (f)notify the body corporate forthwith of any change of ownership in his section and of any mortgageorotherdealinginconnectionwithhissection;and (g)whenthepurposeforwhichasectionisintendedtobeusedisshownexpresslyorbyimplication onorbyaregisteredsectionalplan,notusenorpermitsuchsectiontobeusedforanyotherpurpose: Providedthatwiththewrittenconsentofallownerssuchsectionmaybeusedforanotherpurpose. (2) (a) Any owner who is of the opinion that any refusal of consent of another owner in terms of the proviso to subsection (1) (g) is unfairly prejudicial, unjust or inequitable to him, may within six weeks afterthedateofsucharefusalmakeanapplicationintermsofthissubsectiontotheCourt. (b)IfonanysuchapplicationitappearstotheCourtthattherefusalinquestionisunfairlyprejudicial, unjustorinequitabletotheapplicant,andiftheCourtconsidersitjustandequitable,theCourtmaywith aviewtobringingthedisputetoanendmakesuchorderasitdeemsfit,includinganorderthatitshallbe deemed that the requirement stated in the proviso to subsection (1) (g) is met, an order that the provisionsofsection14ofthisActwhichtheCourtdeemsappropriate,shallbeappliedwithreferenceto theamendmentoftheregisteredsectionalplaninquestion,anyothersupplementaryorderastheCourt deemsfit,andanorderconcerningcostsasitdeemsappropriate.
45Insurancebyowners
(1)Notwithstandingtheexistenceofavalidpolicyofinsuranceeffectedbythebodycorporatepursuant totheprovisionsofsection37(1)(f),anownermayeffectapolicyofinsuranceinrespectofanydamage tohissectionarisingfromriskscoveredbythepolicyeffectedbythebodycorporate. (2)Whereapolicyofinsurancecontemplatedinsubsection(1)isinforce,and (a)wherethedamagetothesectionismadegoodbythebodycorporatepursuanttotheprovisions of section 37 (1) (h), the insurer shall not be liable in terms of the policy of insurance effected by the owner; (b)where the damage to the section is covered by the policy of insurance effected by the body corporatepursuanttotheprovisionsofsection37(1)(f),butisnotmadegoodbythebodycorporate, theinsurershallbeliableintermsofthepolicyofinsuranceeffectedbytheowner;and (c)wherethedamagetothesectionisnotcoveredbythepolicyofinsuranceeffectedbythebody corporateasaforesaid,thetermsandconditionsofthepolicyofinsuranceeffectedbytheownershall apply. (3)Nothinginthissectioncontainedshalllimittherightsofanownertoinsureagainstrisksotherthan damagetohissection.
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46Appointmentofadministrators
(1)Abodycorporate,alocalauthority,ajudgmentcreditorofthebodycorporateforanamountofnot lessthanR500,oranyowneroranypersonhavingaregisteredrealrightinoroveraunit,mayapplyto theCourtfortheappointmentofanadministrator. (2)(a)TheCourtmayinitsdiscretionappointanadministratorforanindefiniteorafixedperiodonsuch termsandconditionsastoremunerationasitdeemsfit. (b)Theremunerationandexpensesoftheadministratorshallbeadministrativeexpenseswithinthe meaningofsection37(1)(a). (3) The administrator shall, to the exclusion of the body corporate, have the powers and duties of the bodycorporateorsuchofthosepowersanddutiesastheCourtmaydirect. (4)TheCourtmay,initsdiscretionandontheapplicationofanypersonorbodyreferredtoinsubsection (1)removefromofficeorreplacetheadministratoror,ontheapplicationoftheadministrator,replace theadministrator. (5)TheCourtmay,withregardtoanyapplicationunderthissection,makesuchorderforthepaymentof costsasitdeemsfit.
47 Recovery from owners of unsatisfied judgment against bodies corporate, and nonliability of bodiescorporatefordebtsandobligationsofdevelopers
(1) If a creditor of a body corporate has obtained judgment against the body corporate, and such judgment,notwithstandingtheissueofawrit,remainsunsatisfied,thejudgmentcreditormay,without prejudicetoanyotherremedyhemayhave,applytothecourtwhichgavethejudgment,forthejoinder ofthemembersofthebodycorporateintheirpersonalcapacitiesasjointjudgmentdebtorsinrespectof the judgment debt and, upon such joinder, the judgment creditor may recover the amount of the judgment debt still outstanding from the said members on a pro rata basis in proportion to their respectivequotasoradeterminationmadeintermsofsection32(4):Providedthatanymemberwho haspaidthecontributionsduebyhimorherintermsofsection37(1)tothebodycorporateinrespectof thesamedebtpriortothejudgmentagainstthebodycorporatemaynotbejoinedasajointjudgment debtorinrespectofthejudgmentdebt. (2)Nodebtorobligationarisingfromanyagreementbetweenthedeveloperandanyotherpersonshall beenforceableagainstthebodycorporate.
48Destructionofordamagetobuildings
(1)Thebuildingorbuildingscomprisedinaschemeshall,forthepurposesofthisAct,bedeemedtobe destroyed (a)uponthephysicaldestructionofthebuildingorbuildings; (b)whentheownersbyunanimousresolutionsodetermineandallholdersofregisteredsectional mortgagebondsandthepersonswithregisteredrealrightsconcerned,agreetheretoinwriting;or (c)whentheCourtissatisfiedthat,havingregardtoallthecircumstances,itisjustandequitable thatthebuildingorbuildingsshallbedeemedtohavebeendestroyed,andmakesanordertothateffect. (2)Inanycasewhereanorderismadeundersubsection(1)(c),theCourtmayimposesuchconditions andgivesuchdirectionsasitdeemsfitforthepurposeofadjustingtheeffectoftheorderbetweenthe body corporate and the owners and mutually among the owners, the holders of registered sectional mortgagebondsandpersonswithregisteredrealrights. (3) (a)Wherethe building or buildings is or are damaged or is or aredestroyed within the meaning of subsection(1),theownersmaybyunanimousresolution,ortheCourtmaybyorder,authorizeascheme (i)fortherebuildingandreinstatementinwholeorinpartofthebuildingorbuildings;
(ii)for the transfer of the interests of owners of sections which have been wholly or partially destroyed,totheotherowners. (b)Intheexerciseoftheirpowersunderthissubsection,theownersmaypasssuchresolutionorthe Courtmaymakesuchorderastheyoritmaydeemnecessaryorexpedienttogiveeffecttothescheme, inconnectionwithinteralia (i)theapplicationofinsurancemoneysreceivedbythebodycorporateinrespectofdamageto orthedestructionofthebuildingorbuildings; (ii)thepaymentofmoneybyortothebodycorporateorbyortotheownersorbyortooneor moreofthem; (iii)an amendment of the sectional plan so as to include in the common property an addition theretoorsubtractiontherefrom; (iv)thevariationofthequotaofanysection;or (v)theimpositionofconditions. (4)Anapplicationmay,forthepurposesofthissection,bemadetotheCourtbythebodycorporateor byanyownerorbyanyholderofaregisteredsectionalmortgagebondoraregisteredleaseorbyany insurer who has effected insurance on the building or buildings or any section therein, or by the local authority. (5) Any insurer who has effected insurance on the building or buildings or any part thereof (being insuranceagainstdestructionofsectionsordamagetothebuildingorbuildings)shall,onanyapplication totheCourtunderthissection,havetherighttointerveneintheproceedings. (6)(a)TheCourtmay,ontheapplicationofabodycorporateoranymemberthereoforanyholderofa registeredrealrightconcerned,oranyjudgmentcreditor,byordermakeprovisionforthewindingupof theaffairsofthebodycorporate. (b)TheCourtmay,bythesameoranysubsequentorder,declarethebodycorporatedissolvedasfrom adatespecifiedintheorder. (7)TheCourtmay,withregardtoanyapplicationunderthissection,makesuchorderforthepaymentof costsasitdeemsfit. (8) Where two or more buildings are comprised in a scheme, and only one or part of one of the said buildings is damaged or destroyed, the provisions of thissection shall applymutatismutandis as if the saidbuildingswereonebuildingandpartofsuchbuildinghasbeendamagedordestroyed.
49Disposalondestructionofbuildings
(1)Whenintermsofsection48thebuildingorbuildingscomprisedinaschemeisoraredeemedtobe destroyedandtheownershavebyunanimousresolutionresolvednottorebuildthebuildingorbuildings, thebodycorporateshalllodgewiththeregistraranotificationintheprescribedformofsuchdestruction andacopyoftherelevantresolutionoftheownersascertifiedbytwotrusteesofthebodycorporate. (2) Upon receipt of such notification the registrar shallmake an entry thereof in the relevant sectional titleregister. (3)Whensuchentryhasbeenmadeintherelevantsectionaltitleregister (a)theownersshallceasetobeseparateownersofsectionsbutshall,subjecttotheprovisionsof section 48 (2), remain coowners of the land in undivided shares proportionate to the quotas of the respectivesectionspreviouslyownedbythem; (b)any sectional mortgage bond, lease or other real right or condition then registered against or affecting a unit, shall be deemed to be converted into a mortgage bond, lease or other real right or conditionregisteredagainstoraffectingtheundividedshareinthelandwhichformedpartofsuchunit;
(c)thelandshallreverttothelandregister;and (d)the sectional title deeds of units which are thus deemed to be destroyed as well as the title deedsregardinganyrighttoanexclusiveuseareaandanyrighttotheextensionofaschemereferredto insection25,togetherwithanymortgagebondoverthesaidrights,shallbesurrenderedtotheregistrar forcancellation. (4)Uponthereversionofthelandtothelandregister,theregistrarshall (a)cancelthetitledeedsreferredtoinsubsection(3)(d); (b)issue to each of the owners of a unit which is thus deemed to be destroyed a certificate of registeredtitleintheformprescribedundertheDeedsRegistriesActforhisundividedshareintheland, subject or entitled to such servitudes, mortgage bonds, other real rights and conditions which are applicabletoorinrespectofsuchland; (c)makesuitableendorsementsonanysectionalmortgagebond,leaseorotherrealrighttoreflect theconversionreferredtoinsubsection(3)(b); (d)reregisteranysectionalmortgagebond,leaseorotherrealrightreferredtoinsubsection(3)(b) asamortgagebond,leaseorrealrightintermsoftheDeedsRegistriesAct; (e)makeanendorsementontheschedulereferredtoinsection11(3)(b)toreflectthereversionof theland;and (f)notifytheSurveyorGeneralandthelocalauthorityofthesaidreversionoftheland. (5) Upon receipt of the notification that the whole of the land has reverted to the land register, the SurveyorGeneralshallcanceltherelevantsectionalplan.
50UnencumberedsectionsdestroyedbyStateorlocalauthority
(1)WheretheStateoralocalauthorityistheownerofasectioninabuildingwhichisnotencumberedby amortgage,leaseorrealright,andsuchsectionhasbeendestroyedtogiveeffecttoaprojectorscheme forthebenefitofthepublic,theStateorlocalauthority,asthecasemaybe,may,afteradvisingthebody corporateofitsintentiontodoso,notifytheregistrartothiseffectandapplyforthecancellationofthe relevantsectionaltitledeed. (2)Anapplicationintermsofsubsection(1)shallbeaccompaniedbytheowner'scopyoftherelevant sectionaltitledeed. (3) On receipt of such application, the registrar shall cancel thedeedsoffice's and owner's copy of the relevantsectionaltitledeedandshallmakethenecessaryconsequentialentriesinhisrecordsandnotify theSurveyorGeneralandthelocalauthorityconcernedaccordingly,andthereupontheundividedshare in the common property that was held under that sectional title deed shall vest in the owners of the remainingsectionsinthebuildingproportionatelytotheirrespectiveparticipationquotas. (4) On receipt of a notification referred to in subsection (3) and an amended schedule referred to in section 5 (3) (g), prepared by an architect or land surveyor and to be furnished by the State or local authority,asthecasemaybe,theSurveyorGeneralshallamendtheoriginalplanandthedeedsoffice copyofthesectionalplantogiveeffecttothecancellationofthesectionaltitledeedreferredtointhe notification.
51Valuationoflandandbuildingsandrecoveryofratesbylocalauthorities
(1) (a) When a local authority causes land and buildings comprised in a scheme to be valued for any lawful purposes, the land and buildings thereon shall, subject to the provisions of subsection (3), be valuedasiftheywereownedbyasingleowner,andforthepurposesofsuchvaluationandallpurposes incidentalthereto(includinganobjectiontoavaluation),thelandandbuildingsthereonshallbedeemed tobeownedbythebodycorporate.
(b)Aseparatevaluationshallbemadeof (i)theland;and (ii)thebuildingorbuildings. (2) Subject to the provisions of subsection (3) of this section, and section 47, the local authority may recoveranyratesandtaxesleviedbyit,fromthebodycorporate. (3)Whenbylawprovisionhasbeenmadefortheseparateratingofunits,eachrelevantunitshallforthe purposes of valuation and the levying and recovery of rates by a local authority be deemed to be a separateentity.
PARTXMiscellaneous,Sections5261
52..... 53.... 54Sectionaltitlesregulationboard
(1) There is hereby established a sectional titles regulation board (in this section referred to as the regulationboard),whichshall (a)makerecommendationstotheMinisterconcerninganymatterspecifiedinsection55inregard towhichtheMinistermaymakeregulations; (b)keeptheworkingandimplementationofthisActandtheregulationsunderregularreviewand whichmaymakerecommendationstotheMinisterinregardtoanyamendmentsorotheractionwhich maybeadvisable;and (c)advisetheMinisteronanymatterreferredtoitbytheMinister. (2)Theregulationboardshallconsistofthefollowingmembers (a)the Chief Registrar of Deeds appointed in terms of section 2 of the Deeds Registries Act, who shallactaschairmanattheproceedingsoftheregulationboard; (b)theChiefSurveyorGeneral;and (c)sevenmembersappointedbytheMinister,whoshallconsistofthefollowingpersons (i)aconveyancernominatedbytheExecutiveCounciloftheAssociationofLawSocietiesofthe RepublicofSouthAfrica; (ii)aprofessionallandsurveyornominatedbytherelevantCouncil; (iii)anarchitectnominatedbytherelevantCouncil; (iv)anofficerintheemployoftheCouncilofSouthAfricanBanks; (v)twopersonshavingspecialknowledgeofsectionaltitledevelopmentschemes;and (vi)anofficialoftheDepartmentofLandAffairs. (3)Foreverymemberoftheregulationboardappointedintermsofsubsection(2)(c)thereshallbean alternate member appointed in the same manner as such member, and any alternate member so appointedshallactintheplaceofthememberinrespectofwhomhehasbeenappointedasalternate member,duringsuchmember'sabsenceorinabilitytoactasamemberoftheregulationboard. (4)TheChiefRegistrarofDeedsandtheChiefSurveyorGeneralmayeachdesignateapersonfromtheir respectiveofficestoactintheirplaceatmeetingswhichtheyareunabletoattend.
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(5)Whenanynominationintermsofsubsection(2)(c)(i),(ii),(iii)or(iv)becomesnecessary,thebody concernedshallattherequestoftheDirectorGeneral:LandAffairsfurnishthenominationrequiredfor appointmentto the regulation board, within a period of 60 daysfrom thedate of such request, failing which the Minister may appoint, subject to the provisions of that subsection, any suitable person as a member in place of the person he or she would have appointed if the said body had not so failed to nominateaperson. (6) A member of the regulation board appointed by the Minister shall hold office for the period determined by the Minister, but the Minister may, if in his opinion there is good reason for doing so, terminatetheappointmentofsuchamemberatanytimebeforetheexpirationofhisperiodofoffice. (7)Ifamemberoftheregulationboarddiesorvacateshisofficebeforetheexpirationofhisperiodof office, the Minister may, subject to the provisions of subsection (2) (c), appoint a person to fill the vacancyfortheunexpiredportionoftheperiodforwhichsuchmemberwasappointed. (8)Amemberoftheregulationboardwhoseperiodofofficehasexpired,maybereappointed. (9)Amemberoftheregulationboard,excludingamemberinthefulltimeserviceoftheState,shall,while he is engaged in the business of the regulation board, be paid such remuneration and travelling and subsistenceallowancesastheMinister,withtheconcurrenceoftheMinisterofFinance,maydetermine. (10)Intheabsenceofthechairman,theChiefSurveyorGeneralshallactaschairmanoftheregulation board. (11)(a)Theregulationboardshallfromtimetotimemeetatsuchtimesandplacesasaredeterminedby thechairman. (b)TheMinistermayatanytimedirectthechairmanoftheregulationboardtoconveneameetingof theboardatatimeandplacespecifiedbytheMinister. (12)(a)Fivemembersoftheregulationboard,oneofwhomshallbeamemberreferredtoinsubsection (2)(a)or(b),shallformaquorumforameetingoftheboard. (b)Adecisionofamajorityofthemembersoftheregulationboardpresentatanymeetingshallbea decision of the regulation board and, in the event of an equality of votes, the person presiding at the meetingshallhaveacastingvoteinadditiontohisdeliberativevote. (13)Theregulationboardmayregulatetheproceedingsatitsmeetingsasitmaythinkfit,andshallcause minutesofsuchproceedingstobekept.
55Regulations
TheMinistermay,afterconsultationwiththesectionaltitlesregulationboard,makeregulationsinregard to (a)theformofsectionaltitleregisterstobeopenedandkeptbyaregistrarandtheparticularstobe registeredorfiledinanysuchregister; (b)theformofanydeedordocumenttoberegisteredorfiledinadeedsregistry; (c)the procedures to be followed in a deeds registry or an office of the SurveyorGeneral to give effecttotheprovisionsofthisAct; (d)themannerandtheunitofmeasureinwhichmeasurementsshallbetakeninthepreparationor modificationofadraftsectionalplanorsectionalplan,andthemannerandforminwhichtherecordsof suchmeasurementsshallbepreparedandlodgedwiththeSurveyorGeneral;thedegreeofaccuracyto be obtained and the limit of error tobeallowed in thetaking of a measurement inthepreparation or modificationofadraftsectionalplanorsectionalplan;thestepstobetakenbytheSurveyorGeneralto testthecorrectnessoraccuracyofmeasurementsofwhichtheresultsarerecordedonadraftsectional plan, sectional plan or other plan relating thereto or filed in his office in connection with a plan or
sectionalplan;andthestepstobetakenbytheSurveyorGeneralintheeventofameasurementbeing inaccurateorincorrecttocausethedefectivesectionalplansandrelativetitledeedstobeamended; (e)the size of a draft sectional plan, sectional plan or other plan relating thereto, and the scale accordingtowhichandthemannerinwhichsuchdraftsectionalplan,sectionalplanorotherplanshall beprepared;theinformationtoberecordedthereon;thenumberofdraftsectionalplans,sectionalplans or other plans to be supplied; and the circumstances in which the SurveyorGeneral may authorize a departure from a regulation made in terms of this paragraph if it is found that compliance with such regulationisimpossibleorunpractical; (f)themethodaccordingtowhichdraftsectionalplans,sectionalplans,buildingsandsectionsshall benumbered; (g)thefeesofoffice(ifany)tobechargedinrespectofanyactrequiredorpermittedtobedonein or in relation to, or any matter in connection with, a deeds registry or office of a Surveyor General, including any report made to the Court by the registrar or SurveyorGeneral in connection with any applicationoractiontowhichheisnotaparty; (h)...... (i)...... (k)the procedure to be followed in arbitration proceedings under this Act and the powers and dutiesofarbitratorsappointedunderthisAct; (l)the syllabus for the examination referred to in section 5 (2), and in regard to all matters incidentaltoconductingsuchexamination; (m)theconditionsunderwhichcopiesofsectionalplansmaybeissuedbytheSurveyorGeneral forjudicial,informationorotherpurposes; (n)anymatterrequiredorpermittedtobeprescribedbyregulationunderthisAct;and (o)generally,anymatterwhichheconsidersnecessaryorexpedienttoprescribeinorderthatthe purposesofthisActmaybeachieved.
56NoticeofapplicationstoCourt
BeforeanyapplicationismadetotheCourtforanorderaffectingtheperformanceofanyactinadeeds registry or office of a SurveyorGeneral, the applicant shall give notice in writing to the registrar or SurveyorGeneralconcernedatleast21daysbeforethehearingofsuchapplication,andsuchregistraror SurveyorGeneralmaysubmittotheCourtsuchreportthereonashemaydeemfit.
57Exemptionfromliability
No act or omission of a registrar, SurveyorGeneral or any local authority, or of an official who is employed in a deeds registry or office of the SurveyorGeneral or local authority, in the course of the administration of this Act, shall make the State or that registrar, SurveyorGeneral, local authority or officialliablefordamagessufferedbyanyoneinconsequenceofsuchactoromission:Providedthatifa Courtfindsthatsuchactoromissionwasmalafide,theStateorlocalauthority,asthecasemaybe,shall beliableforsuchdamages.
58 Powers of SurveyorGeneral regarding sectional plans registered in terms of Sectional Titles Act,1971
The SurveyorGeneral may perform any act in relation to a sectional plan registered by a registrar in termsoftheSectionalTitlesAct,1971(Act66of1971),thathewouldbeempoweredtoperformifsuch sectional plan had been approved by him in terms of this Act, and he shall in collaboration with the registrararrangethattheoriginalsectionalplanbefiledinhisofficeandthatacertifiedcopythereofbe furnishedforfilingintheofficeoftheregistrar.
59Repealoflaws
ThelawsspecifiedintheScheduleareherebyrepealedtotheextentsetoutinthethirdcolumnofthe Schedule.
60Savingsandtransitionalprovisions
(1)NotwithstandingtherepealoftheSectionalTitlesAct,1971(Act66of1971),bysection59ofthisAct (a)the registration of a sectional plan and the opening of a sectional title register in respect of a development scheme which had, prior to the date of coming into operation of this Act (in this section referred to as the commencement date) already been approved by a local authority in terms of the SectionalTitlesAct,1971,shallbecompletedorexercisedintermsoftheSectionalTitlesAct,1971,asif ithadnotbeenrepealed:Providedthatsuchsectionalplansandtheopeningofthesectionaltitleregister shall be registered in a deeds registry within 24 months after commencement of the Sectional Titles Amendment Act, 1997, or such extended period as may be required by regulation, failing which the approvalshalllapse. (b)(i) a certificate of real right contemplated in section 25 shall be issued on application by the developerinrespectofarightofextensionofabuildingacquiredintermsofsection18oftheSectional Titles Act, 1971, and upon compliance with section 25 of this Act, this Act shall be applicable as if the reservationhadbeenmadeintermsofthisAct:Providedthatacertificateofrealrightintermsofsection 18 of the Sectional Titles Act, 1971, shall only be issued if the right of extension still vests in the developer; (ii) the registrar shall not issue a certificate of real right as contemplated in subparagraph (i) unless a certificate is provided by a conveyancer stating that the consent of all owners of units in the schemeandofallthemortgageestotheproposedextensionhasbeenobtained,whichconsentshallnot unreasonablybewithheld; (iii)thedevelopershallobtainacertificatecontemplatedinsubparagraph(i)withinaperiodof 24 months after the commencement of the Sectional Titles Amendment Act, 1997, or such extended periodasmaybeprescribedbyregulation,failingwhichthisrightshalllapse. (2) The provisions of section 32 (1) and (2) shall not affect the participation quota of any section as reflectedonanyrelevantsectionalplanwhichwasregisteredintermsoftheSectionalTitlesAct,1971, priortothecommencementdate. (3)Whereanownerhas,priortothecommencementofthisAct,acquiredintermsofanagreementor beengrantedintermsofrulesmadeundertheSectionalTitlesAct,1971,therighttotheexclusiveuseof a part or parts of common property, the body corporate concerned shall, if so requested after the commencementdatebytheowner,transfersuchrighttotheownerbytheregistrationofanotarialdeed entered into by the parties, in which the body corporate shall represent the owners of all relevant sectionsastransferor. (4)NoprovisionsofthisActshallaffectanyvestedrightinrespectofanyexclusiveusebyanownerofa partorpartsofcommonpropertyconferredbeforethecommencementdatebyrulesmadeunderthe SectionalTitlesAct,1971,oranyothervestedrightgrantedorobtainedintermsofthatAct,orarising fromanyagreementconcludedbeforethecommencementdate. (5)AnyreferenceinanylawordocumenttoabodycorporateestablishedintermsoftheSectionalTitles Act,1971,asa'ControllingBody'referredtoinsection28(3)ofthatAct,shallafterthecommencement datebeconstruedasareferencetoa'BodyCorporate'referredtoinsection36(3)ofthisAct. (6) Rules decided on by unanimous resolution under the Sectional Titles Act, 1971, before the commencement date replacing rules contained in Schedule 1 to that Act, and at the said date not yet lodgedwiththeregistrarascontemplatedinsection27(3)ofthatAct,maybelodgedwithinaperiodof sixmonthsafterthatdateintermsofthesaidsectionasifthatActhadnotbeenrepealedbysection59 ofthisAct,andshall,wherenotsolodgedwithinthesaidperiod,lapseandbedeemedinanysuchcase
tohavebeenreplaced,subjecttoaddition,amendmentorrepealascontemplatedinsection35(2)(a)of thisAct,byprescribedmanagementrulescontemplatedinthelastmentionedsection. (6A)Notwithstandingtheprovisionsofsubsection(6)therulesreferredtointhatsubsectionthatwere not lodged with the registrar within the period referred to in that subsection may be lodged with the registrarwithinaperiodof12monthsafterthecommencementoftheSectionalTitlesAmendmentAct, 1991. (7)Subjecttotheprovisionsofsubsection(4)ofthissection (a)unaltered rules contained in Schedule 1 to the Sectional Titles Act, 1971, and applying immediately prior to the commencement date in respect of any scheme, shall lapse on that date, and suchrulesshallbedeemedtobereplaced,subjecttoaddition,amendmentorrepealascontemplatedin section 35 (2) (a) of this Act, by prescribed management rules contemplated in the lastmentioned section;and (b)unaltered rules contained in Schedule 2 to the Sectional Titles Act, 1971, and so applying in respectofanyscheme,shalllapseonthatdate,andsuchrulesshallbedeemedtobereplaced,subjectto addition,amendmentorrepealascontemplatedinsection35(2)(b)ofthisAct,byprescribedconduct rulescontemplatedinthelastmentionedsection. (8) Subject to the provisions of subsection (4) of this section, any rules other than rules referred to in subsection(7)ofthissection,applyinginrespectofaschemeimmediatelypriortothecommencement date,shall,subjecttosuchsubstitution,addition,amendmentorrepealascontemplatedinparagraph(a) or(b)ofsection35(2)ofthisAct,asthecasemaybe,remaininforceafterthesaiddate,excepttothe extentthatanysuchrulemaybeirreconcilablewithanyprescribedmanagementrulecontemplatedin section35(2)(a),inwhichcasethemanagementruleconcernedshallapply:Providedthatanysuchrules shallasfromthecommencementdatebedeemedtobesupplementedbyanyruleforwhichitdoesnot makeprovisionbutforwhichprovisionismadeintheprescribedrules. (9)Subjecttotheprovisionsofthissection,anythingdoneunderaprovisionofalawrepealedbysection 59,shallbedeemedtohavebeendoneunderthecorrespondingprovisionofthisAct.
60AFurthersavingsandtransitionalprovisions
(1) Notwithstanding the repeal of a law mentioned in Schedule 2 to Proclamation R9 of 1997 (in this sectionreferredtoastheProclamation) (a)the registration of a sectional plan and the opening of a sectional title register in respect of a developmentschemewhichwas,priortothedateofcommencementoftheProclamation(inthissection referredtoasthecommencementdate),alreadyapprovedbyalocalauthorityundertheprovisionsof any law mentioned in Schedule 2 to the Proclamation shall be completed or exercised in terms of the provisionsofsuchlawasifithadnotbeenrepealed:Providedthattheapplicationfortheregistrationof suchasectionalplanandtheopeningofsuchasectionaltitleregistershallberegisteredwithinaperiod oftwentyfourmonthsafterthecommencementdate; (b)acertificateofrealrightascontemplatedinsection25ofthisAct,shallbeissuedinrespectofa rightofextensionofabuilding,acquiredintermsoftheprovisionsofanylawmentionedinSchedule2to the Proclamation, after compliance with the provisions of section 25 of this Act: Provided that the contemplatedcertificateshallonlybeissued (i)iftherightofextensionstillvestsinthedeveloper; (ii)onproductionofaconveyancer'scertificatetotheeffectthatconsenttotheextensionhas beenobtainedfromallregisteredownersoftheunitsandallthemortgageesofregisteredbondsover unitsintheschemeor,ifanypersonrefusestoconsent,onanorderbyalocalorprovincialdivisionof theSupremeCourtauthorisingtheregistrartoissuesuchcertificate;and (iii)withinaperiodoftwentyfourmonthsafterthecommencementdate.
(2) The provisions of section 32 (1) and (2) of this Act shall not affect the participation quota of any sectionasreflectedonanyrelevantsectionalplanwhichwasregisteredintermsofanylawmentionedin Schedule2totheProclamationpriortothecommencementdate. (3)Whereanownerhas,priortothecommencementdate,acquired,intermsofanagreementorbeen grantedintermsofrulesmadeunderanylawmentionedinSchedule2totheProclamation,therightto exclusiveuseofapartorpartsofcommonproperty,thebodycorporateconcernedshall,ifsorequested by the owner after the commencement date transfer such right to the owner by the registration of a notarialdeedenteredintobytheparties,inwhichthebodycorporateshallrepresenttheownersofall relevantsectionsastransferor. (4)NoprovisionofthisActshallaffectanyvestedrightinrespectofanyexclusiveusebyanownerofa partorpartsofcommonpropertyconferredbeforethecommencementdatebyrulesmadeunderany lawmentionedinSchedule2totheProclamationoranyothervestedrightgrantedorobtainedinterms ofsuchlaw,orarisingfromanyagreementconcludedbeforethecommencementdate. (5)Anyreferenceinanylawordocumenttoabodycorporateestablishedintermsofanylawmentioned in Schedule 2 to the Proclamation as a 'Controlling Body' shall, after the commencement date be construedasareferencetoa'BodyCorporate'referredtoinsection36(3)ofthisAct. (6) Rules decided on by unanimous resolution under any law mentioned in Schedule 2 to the Proclamation before the commencementdate replacing the rules contained in a schedule to such law, and at the said date not yet lodged with the registrar in terms of the provisions of such law, may be lodgedwithinaperiodoftwelvemonthsafterthatdateintermsofthesaidlawasifthatlawhadnot beenrepealedbytheProclamation,andshall,wherenotsolodgedwithinthesaidperiod,lapseandbe deemedinanycasetohavebeenreplaced,subjecttoaddition,amendmentorrepealascontemplatedin section 35 (2) (a) of this Act, by prescribed management rules contemplated in the lastmentioned section. (7)Subjecttotheprovisionsofsubsection(4)ofthissection (a)unalteredrulescontainedinascheduletoanylawmentionedinSchedule2totheProclamation andapplyingimmediatelypriortothecommencementdateinrespectofanyscheme,shalllapseonthat date, and such rules shall be deemed to be replaced, subject to addition, amendment or repeal as contemplatedinsection35(2)(a)ofthisAct,byprescribedmanagementrulesascontemplatedinthe lastmentionedsection; (b)unalteredrulescontainedinascheduletoanylawmentionedinSchedule2totheProclamation andsoapplyinginrespectofanyscheme,shalllapseonthatdate,andsuchrulesshallbedeemedtobe replaced,subjecttoaddition,amendmentorrepealascontemplatedinsection35(2)(b)ofthisAct,by prescribedconductrulescontemplatedinthelastmentionedsection. (8) Subject to the provisions of subsection (4) of this section, any rules other than rules referred to in subsection(7)ofthissection,applyinginrespectofaschemeimmediatelypriortothecommencement date,shallsubjecttosuchsubstitution,addition,amendmentorrepealascontemplatedinparagraph(a) or(b)ofsection35(2)ofthisAct,asthecasemaybe,remaininforceafterthesaiddate,excepttothe extent that any such rule may be inconsistent with any prescribed management rule contemplated in section35(2)(a),inwhichcasethemanagementruleconcernedshallapply:Providedthatanysuchrules shallasfromthecommencementdatebedeemedtobesupplementedbyanyruleforwhichitdoesnot makeprovisionbutforwhichprovisionismadeintheprescribedrules. (9) Subject to the provisions of this section, anything done under a provision of a law mentioned in Schedule2totheProclamationandrepealedbythatProclamationshallbedeemedtohavebeendone underthecorrespondingprovisionofthisAct.
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61Shorttitleandcommencement
ThisActshallbecalledtheSectionalTitlesAct,1986,andshallcomeintooperationonadatetobefixed bytheStatePresidentbyproclamationintheGazette.
ManagementRules
Preliminary,13
1.Amendment
1. The Rules contained in this Annexure shall not be added to, amended or repealed except in accordancewithsection35(2)(a)ofthisAct,andsubjecttotheprovisionsofsection35(3)and(5)ofthe Act.
2.Interpretation
2.Intheinterpretationoftheserules,unlessthecontextotherwiseindicates (a)'Act'meanstheSectionalTitlesAct,1986(Act95of1986),asamendedfromtime,totimeand anyregulationsmadeandinforcethereunder; (b)'accountingofficer'meansapersonwhointermsofsection60(2)oftheCloseCorporationAct, 1984(Act69of1984),isqualifiedtoperformthedutiesofanaccountingofficer; (c)'auditor'meansanauditorqualifiedtoactassuchunderthePublicAccountants'AndAuditors' Act,1951(Act51of1951); (d)'registeredmortgagee'meansanymortgageeofwhomthebodycorporatehasbeennotifiedin writingascontemplatedinsection44(1)(f)oftheAct; (e)'trustee'includesanalternatetrustee. ( f )words and expressions to which a meaning has been assigned in the Act, shall bear the meaningssoassignedtothem; (g)wordsimporting (i)thesingularnumberonlyshallincludetheplural,andtheconverseshallalsoapply; (ii)themasculinegendershallincludethefeminine,andneutergenders;andtheneutergender shallincludethemasculineandfemininegenders; (h)theheadingstotherespectiverulesareprovidedforconvenienceofreferenceonlyandarenot tobetakenintoaccountintheinterpretationoftherules.
3.Domiciliumcitandietexecutandi
3.(1)Thetrusteesshallfromtimetotimedeterminetheaddressconstitutingthedomiciliumcitandiet executandiofthebodycorporateasrequiredbysection37(1)(m)oftheAct,subjecttothefollowing (a)Suchaddressshallbesituatedinthemagisterialdistrictinwhichtheschemeissituatedandshall be the address of the chairman or other resident trustee duly appointed in general meeting or in the magisterial district in which the offices of any duly appointed managing agent are situated being the addressofsuchmanagingagent; (b)nochangeofsuchaddressshallbeeffectiveuntilwrittennotificationthereofhasbeenreceived bytheregistrar; (c)thetrusteesshallgivenoticetoallownersofanychangeofsuchaddress.
(2)Thedomiciliumcitandietexecutandiofeachownershallbetheaddressofthesectionregisteredin hisname:Providedthatsuchownershallbeentitledfromtimetotimetochangethesaiddomiciliumbut that any new domicilium selected shall be situate in the Republic, and that the change shall only be effectiveonreceiptofwrittennoticethereofbythebodycorporateatitsdomicilium.
TrusteesoftheBodyCorporate,414
4.General
4. (1) The number of trustees shall be determined from time to time by the members of the body corporateingeneralmeeting,providedthatthereshallbenotlessthantwotrustees. (2)Witheffectfromthedateoftheestablishmentofthebodycorporate,allownersshallbetrustees who shall hold office until the first general meeting of the members of the body corporate as contemplatedinrule50(1)whereupontheyshallretirebutshallbeeligibleforreelection. (3) The chairman of the trustees referred to in rule 4 (2) shall be the developer concerned or his nominee,whoshallholdofficeuntilthegeneralmeetingreferredtointhesaidrule,whenheshallretire asatrusteeandaschairman,butshallbeeligibleforreelectionintermsofrule18.
5.Qualifications
5. Save for the provisions of rule 4 (2),a trustee or alternate trustee shall not be required to be an owner or the nominee of an owner who is a juristic person, in order to qualify for office as a trustee: Providedthat (a)themajorityofthetrusteesareowners,orspousesofowners;and (b)themanagingagentoranyofhisorheremployeesoranemployeeofthebodycorporatemay notbeatrusteeunlessheorsheisanowner.
6.Election
6.Savefortheprovisionsofrule4(2),thetrusteesshallbeelectedatthefirstannualgeneralmeeting andthereafterateachsubsequentannualgeneralmeeting,andshallholdofficeuntilthenextsucceeding annualgeneralmeeting,buttheyshallbeeligibleforreelection,ifsonominated.
7.Nominations
7.Nominationsbyownersfortheelectionoftrusteesatanyannualgeneralmeetingshallbegivenin writing, accompanied by the written consent of the person nominated, so as to be received at the domiciliumofthebodycorporatenotlaterthan48hoursbeforethemeeting:Providedthattrusteesare also capable of being elected by way of nominations with the consent of the nominee given at the meetingitselfshouldinsufficientwrittennominationsbereceivedtocomplywithrule4(1).
8.VacancyinNumber
8.Thetrusteesmayfillanyvacancyintheirnumber.Anytrusteesoappointedshallholdofficeuntil the next annual general meeting when he shall retire and be eligible for reelection as though he had beenelectedatthepreviousannualgeneralmeeting.
9.AlternateTrustees
9.(1)Thetrusteesmayappointanotherperson,whetherornothebetheownerofaunit,toactasan alternatetrusteeduringtheabsenceorinabilitytoactatrustee. (2)Analternatetrusteeshallhavethepowersandbesubjecttothedutiesoftrustee. (3) An alternate trustee shall cease to hold office if the trustee whom he replaces, ceases to be a trustee,orifthealternate'sappointmentisrevokedbythetrustees.
10.Remuneration
10.(1)Unlessotherwisedeterminedbyaspecialresolutionoftheowners,trusteeswhoareowners shall not be entitled to any remuneration in respect of their services as such: Provided that the body corporate shall reimburse to the trustees all disbursements and expenses actually and reasonably incurredbythemincarryingouttheirdutiesandexercisingtheirpowers. (2)Thebodycorporatemayremuneratetrusteeswhoarenotownersatsuchrateasmaybeagreed uponbetweenthebodycorporateandsuchtrustees,andsuchtrusteesshallfurtherbeentitledtohave refundedtothemanydisbursementsandexpensesincurredbytheminthecircumstancesenvisagedin the proviso to subrule (1) of this rule, provided always that an alternative trustee appointed by a trustees,whoisnotanowner,shallclaimhisremuneration,ifany,fromthetrusteewhomhereplaced and not from the body corporate, unless the body corporate has been instructed in writing by such trusteetopayanyportionofhisremunerationtosuchalternatetrustee.
11.ValidityofActs
11.Anyactperformedbythetrusteesshall,notwithstandingthatitisaftertheperformanceoftheact discoveredthattherewassomedefectintheappointmentorcontinuanceinofficeofanytrustee,beas validasifsuchtrusteehadbeendulyappointedorhaddulycontinuedinoffice.
12.Indemnity
12.(1)(a)Subjecttotheprovisionsofsubrule(2),everytrustee,agentorotherofficerorservantof the body corporate shall be indemnified by the body corporate against all costs, losses, expenses and claimswhichhemayincurorbecomeliabletobyreasonofanyactdonebyhiminthedischargeofhis duties,unlesssuchcosts,losses,expensesorclaimsarecausedbythemalafideorgrosslynegligentact oromissionofsuchperson. (b)Itshallbethedutyofthetrusteestopaysuchindemnityoutofthefundsofthebodycorporate. (2)Theindemnityreferredtoinsubrule(1)shallnotapplyinfavourofanymanagingagentappointed intermsofrule46.
13.Disqualification
13.Atrusteeshallceasetoholdofficeassuch (a)ifbynoticeinwritingtothebodycorporateheresignshisoffice; (b)ifheisorbecomesofunsoundmind; (c)ifhesurrendershisestateasinsolvent,orhisestateissequestrated; (d)ifheisconvictedofanoffencewhichinvolvesdishonesty; (e)if by resolution of a general meeting of the body corporate, he is removed from his office, provided that the intention to vote upon the removal from office has been specified in the notice conveningthemeeting; (f)if he is or becomes disqualified in terms of section 218 or 219 of the Companies Act, 1973, frombeingappointedoractingasadirectorofacompany.
14.Replacement
14.Thebodycorporatemayatageneralmeetingappointanothertrusteeintheplaceofanytrustee who has ceased to hold office in terms of rule 13, for the unexpired part of the term of office of the trusteesoreplaced.
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MeetingsofTrustees,1524
15.WhentobeHeld,NoticeandAttendance
15.(1)Subjecttotheprovisionsofsubrule(2)and(3)hereof,thetrusteesmaygivenoticeconvening meetings,meettogetherforthedespatchofbusiness,adjournandotherwiseregulatetheirmeetingsas theythinkfit.Itshallnotbenecessarytogivenoticeofameetingoftrusteestoanytrusteeforthetime beingabsentfromtheRepublic,butnoticeofanysuchmeetingshallbegiventohisalternate,ifhehas appointedone,wheresuchanalternateisintheRepublic. (2)Atrusteemayatanytimeconveneameetingofthetrusteesbygivingtotheothertrusteesandall firstmortgageesinthecircumstancesreferredtoinsubrule(3)hereof,notlessthansevendays'written notice of a meeting proposed by him, which notice shall specify the reason for calling such a meeting: Providedthatincasesofurgencysuchshorternoticeasisreasonableinthecircumstancesmaybegiven. (3) Any mortgagee holding first mortgage bonds over units shall, if he so requires the trustees in writing,beentitledtoreceivereasonablenoticeofallmeetingsofthetrustees. (4)Thenomineeofanysuchfirstmortgageeshallbeentitledtoattendandspeakatallmeetingsof thetrusteesbutshallnot,inhiscapacityassuch,beentitledtovotethereat. (5)Anownershallbeentitledtoattendandspeakatanymeetingofthetrustees,butshallnotinhisor hercapacityassuch,beentitledtovotethereat.
16.Quorum
16.(1)Atameetingofthetrustees,50percentofthenumberoftrusteesbutnotlessthantwo,shall formaquorum. (2) If the number of trustees falls below the number necessary to form a quorum, the remaining trusteeortrusteesmaycontinuetoact,butonlyforthepurposeofappointingorcooptingadditional trusteestomakeupaquorumorforthepurposeofconveningageneralmeetingofowners.
17.Adjournmentduetolackofquorum
17.Ifatanymeetingoftrusteesaquorumisnotpresentwithinthirtyminutesoftheappointedtime ofthemeeting,suchmeetingshallstandadjournedtothenextbusinessdayatthesametime,andthe trusteesthenpresent,whoshallnotbelessthantwo,shallformaquorum.
18.ElectionofChairman
18.Atthecommencementofthefirstmeetingoftrusteesafteranannualgeneralmeeting,atwhich trusteeshavebeenelected,thetrusteesshallelectachairmanfromamongtheirnumberwhoshallhold officeassuchuntiltheendofthenextannualgeneralmeetingofthemembersofthebodycorporate andwhoshallhaveacastingaswellasadeliberativevote,savewherethereareonlytwotrustees.
19.RemovalofChairman
19.Thetrusteesatatrustees'meetingorthebodycorporateataspecialmeeting,inrespectofeither ofwhichnoticeoftheintendedremovalfromofficeofthechairpersonhasbeengiven,mayremovethe chairpersonfromhisorheroffice.
20.ReplacementofChairman
20.Ifanychairmanelectedintermsofrule18vacateshisofficeaschairmanornolongercontinuesin office by virtue of the provisions of rule 19, the trustees shall elect another chairman who shall hold officeassuchfortheremainderoftheperiodofofficeofthefirstmentionedchairman,andwhoshall havethesamerightsofvoting.
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21.TemporaryChairman
21. If any chairman vacates the chair during the course of a meeting or is not present or is for any otherreasonunabletopresideatanymeeting,thetrusteespresentatsuchmeetingshallchooseanother chairmanforsuchmeetingwhoshallhavethesamerightsofvotingasthechairman.
22.Votingrights
22.Allmattersatanymeetingofthetrusteesshallbedeterminedbyamajorityofthevotesofthe trusteespresentandvoting.
23.Disqualificationfromvoting
23.Atrusteeshallbedisqualifiedfromvotinginrespectofanycontractorproposedcontract,orany litigationorproposedlitigation,withthebodycorporate,byvirtueofanyinteresthemayhavetherein.
24.RoundRobinresolution
24. A resolution in writing signed by all the trustees for the time being present in the Republic and beingnotlessthanaresufficienttoformaquorum,shallbeasvalidandeffectiveasifithadbeenpassed atameetingofthetrusteesdulyconvenedandheld.
TheFunctions,PowersandDutiesofTrustees,2549
25.General
25.Thedutiesandpowersofthebodycorporateshall,subjecttotheprovisionsoftheActandthese rulesandtoanyrestrictionimposedordirectiongivenatageneralmeetingoftheownersofsections,be performedorexercisedbythetrusteesofthebodycorporateholdingofficeintermsoftheserules.
26.Powers
26. (1) Subject to any restriction imposed or direction given at a general meeting of the body corporate,thepowersofthetrusteesshallincludethefollowing: (a)toappointforandonbehalfofthebodycorporatesuchagentsandemployeesastheydeemfit inconnectionwith (i)thecontrol,managementandadministrationofthecommonproperty;and (ii)theexerciseandperformanceofanyorallofthepowersanddutiesofthebodycorporate; (b)todelegatetooneormoreofthetrusteessuchoftheirpowersanddutiesastheydeemfit,and atanytimetorevokesuchdelegation. (2) The trustees may not make loans on behalf of the body corporate to owners of units or to themselves.
27.SigningofInstruments
27.Nodocumentsignedonbehalfofthisbodycorporate,shallbevalidandbindingunlessitissigned by a trustee and the managing agent referred to in rule 46 or by two trustees or, in the case of a certificateissuedintermsofsection15B(3)(i)(aa)oftheAct,bytwotrusteesorthemanagingagent.
28.StatutoryandGeneralDuties
28.(1)Withoutdetractingfromthescopeoftheadditionaldutiesspecifiedinrules29to45,inclusive, andsubjecttotheprovisionsofsuchrules,thetrusteesshallperformthefunctionsentrustedtothemby sections37and39oftheAct.
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(2) The trustees shall do all things reasonably necessary for the control, management and administrationofthecommonpropertyintermsofthe powersconferreduponthebodycorporateby section38oftheAct. (3)Thetrusteesshalldoallthingsreasonablynecessaryfortheenforcementoftherulesinforce.
29.Insurance
29. (1) (a) At the first meeting of the trustees or so soon thereafter as is possible, and annually thereafter, the trustees shall take steps to insure the buildings, and all improvements to the common property, to the full replacement value thereof, subject to negotiation of such excess, premiums and insuranceratesasintheopinionofthetrusteesaremostbeneficialtotheowners,against (i)fire,lightningandexplosion; (ii)riot, civil commotion, strikes, lockouts, labour disturbances or malicious persons acting on behalfoforinconnectionwithanypoliticalorganization; (iii)storm,tempestandflood; (iv)earthquake; (v)aircraftandotheraerialdevicesorarticlesdroppedtherefrom; (vi)burstingoroverflowingofwatertanks,apparatusorpipes; (vii)impact with any of the said buildings or improvements by any road vehicle, horses or cattle; (viii)housebreakingoranyattemptthereat; (ix)lossofoccupationorlossofrentinrespectofanyoftheaboverisks; (x)such other perils or dangers as the trustees or any holder of first mortgage bonds over not lessthan25%innumberoftheunitsinthescheme,maydeemappropriate. (b) The trustees shall at all times ensure that in the policy of insurance referred to in paragraph (a) above (i)thereisspecifiedthereplacementvalueofeachunit(excludingtheowner'sinterestintheland) (aa)initially [but subject to the provisions of subparagraph (cc)] in accordance with the trustees'estimateofsuchvalue; (bb)afterthefirstannualgeneralmeeting[butsubjecttotheprovisionsofsubparagraph(cc)] inaccordancewiththescheduleofvaluesasapprovedintermsofparagraph(c);or (cc)asrequiredatanytimebyanyownerintermsofparagraph(d); (ii)any'average'clauseisrestrictedinitseffecttoindividualunitsanddoesnotapplytothebuilding asawhole. (iii)thereisincludedaclauseintermsofwhichthepolicyisvalidandenforceablebyanymortgagee against the insurer notwithstanding any circumstances whatsoever which would otherwise entitle the insurertorefusetomakepaymentoftheamountinsuredunlessanduntiltheinsureronnotlessthan30 days'noticetothemortgageeshallhaveterminatedsuchinsurance. (c)Beforeeveryannualgeneralmeeting,thetrusteesshallcausetobepreparedschedulesreflecting theirestimateof (i)thereplacementvalueofthebuildingsandallimprovementstothecommonproperty;and (ii)thereplacementvalueofeachunit(excludingtheowner'sinterestintheland),theaggregateof suchvaluesofallunitsbeingequaltothevaluereferredtoinsubparagraph(i)above,
and such schedules shall be laid before the annual general meeting for consideration and approval in termsofrule56. (d)Anyownermayatanytimeincreasethereplacementvalueasspecifiedintheinsurancepolicyin respect of his unit: Provided that such owner shall be liable for payment of the additional insurance premiumandshallforthwithfurnishthebodycorporatewithproofthereoffromtheinsurer. (e)Thetrusteesshall,onthewrittenrequestofamortgageeandsatisfactoryproofthereof,recordthe cessionbyanyownertosuchmortgageeoftheowner'sinterestintheapplicationoftheproceedsofthe policiesofinsuranceeffectedintermsofrule29(1)(a). (2)Atthefirstmeetingofthetrusteesorassoonthereafterasispossible,thetrusteesshalltakeall reasonablesteps (a)toinsuretheownersandthetrusteesandtokeeptheminsuredagainstliabilityinrespectof (i)death,bodilyinjuryorillness;or (ii)lossof,ordamageto,property, occurring in connection with the common property, for a sum of liability of not less than one hundred thousand rand, which sum may be increased from time to time as directed by the owners in generalmeeting;and (b)to procure to the extent, if any, as determined by the members of the body corporate in a generalmeeting,afidelityguaranteeintermsofwhichshallberefundedanylossofmoneysbelongingto thebodycorporateorforwhichitisresponsible,sustainedasaresultofanyactoffraudordishonesty committedbyanyinsuredpersonbeinganypersonintheserviceofthebodycorporateandalltrustees andpersonsactinginthecapacityofmanagingagentsofthebodycorporate;and (3)Theownersmaybyspecialresolutiondirectthetrusteestoinsureagainstsuchotherrisksasthe ownersmaydetermine.
30.CollectionofContributions
30.Itshallbethedutyofthetrusteestolevyandcollectcontributionsfromtheownersinaccordance withtheprovisionsandintheproportionssetforthinrule31.
31.Liabilityintermsofsection37(1)and47oftheAct
31. (1) The liability of owners to make contributions, and the proportions in which the owners shall makecontributionsforthepurposesofsection37(1)oftheAct,ormayintermsofsection47oftheAct beheldliableforthepaymentofajudgmentdebtofthebodycorporate,shallwitheffectfromthedate upon which the body corporate comes into being, be borne by the owners in accordance with a determination made in terms of section 32 (4) of the Act, or in the absence of such determination, in accordancewiththeparticipationquotasattachingtotheirrespectivesections. (2)Ateveryannualgeneralmeetingthebodycorporateshallapprove,withorwithoutamendment, theestimateofincomeandexpenditurereferredtoinrule36,andshalldeterminetheamountestimated toberequiredtobeleviedupontheownersduringtheensuingfinancialyear. (3) Within fourteen days after each annual general meeting the trustees shall advise each owner in writing of the amount payable by him or her in respect of the estimate referred to in subrule (2), whereuponsuchamountshallbecomepayableininstalments,asdeterminedbythetrustees. (4)Thetrusteesmayfromtimetotime,whennecessary,makespecialleviesupontheownersorcall uponthemtomakespecialcontributionsinrespectofallsuchexpensesasarementionedinrule31(1) above[whicharenotincludedinanyestimatesmadeintermsofrule31(2)above],andsuchleviesand contributionsmaybemadepayableinonesumorbysuchinstalmentsandatsuchtimeortimesasthe trusteesshallthinkfit.
(5)Anownershallbeliableforandpayalllegalcosts,includingcostsasbetweenattorneyandclient, collectioncommission,expensesandchargesincurredbythebodycorporateinobtainingtherecoveryof arrear levies, or any other arrear amounts due and owing by such owner to the body corporate, or in enforcingcompliancewiththeserules,theconductrulesortheAct. (6)Thetrusteesshallbeentitledtochargeinterestonarrearamountsatsuchrateastheymayfrom timetotimedetermine.
32.RecordofRulesandtheirAvailability
32. (1) The trustees shall keep a complete record of all rules in force from time to time and shall ensurethatanyamendment,substitution,additionorrepealofsuchrules(ascontemplatedinsection35 (5)oftheAct)issubmittedforthwithtotheRegistrarofDeedsforfilingascontemplatedinsection35(5) (c)oftheAct. (2)Thetrusteesshallontheapplicationof (a)anownerofaunit; (b)anoccupantofaunit; (c)theprospectivepurchaserofaunit; (d)theholderofanyregisteredsectionalmortgagebond; (e)themanagingagent;and (f)theauditorortheaccountingofficer, supplytosuchpersonacopyofallrulesinforce,andmayrequirethemtopayareasonablecharge therefor.
33.Improvementstocommonproperty
Luxurious 33.(1)Thetrusteesmay,iftheownersbyunanimousresolutionsodecide,effectimprovementsofa luxuriousnatureonthecommonproperty. Nonluxurious (2) (a) Should the trustees wish to effect any improvements to the common property, other than luxuriousimprovementsreferredtoinsubrule(1),theyshallfirstgivewrittennoticeofsuchintentionto allownerssuchnoticeshall (i)indicatetheintentionofthetrusteestoproceedwiththeimprovementupontheexpiryofaperiod ofnotlessthanthirtydaysreckonedfromthedateofpostingsuchnotice;and (ii)providedetailsoftheimprovementsasto (aa)thecoststhereof;and (bb)themannerinwhichitistobefinancedandtheeffectuponleviespaidbyowners;and (cc)theneed,desirabilityandeffectthereof. (b)Thetrusteesshallatthewrittenrequestofanyownerconveneaspecialgeneralmeetinginorder todiscussandtodeliberateupontheproposalscontainedinthenoticereferredtoinparagraph(a),at whichmeetingtheownersmayapprove,withorwithoutamendments,suchproposalsbywayofspecial resolution. (c)Intheeventofsuchaspecialgeneralmeetingbeingcalled,thetrusteesshallnotproceedwiththeir proposals until the holding of such meeting, whereupon they shall be bound by any special resolution ensuingtherefrom.
(3)Notwithstandingtheprovisionsofsubrules(1)and(2),thetrusteesshall,ifsorequiredinwritingby a majority of owners, procure the installation and maintenance in good working order, at the body corporate'scost,ofseparatemeterstorecordtheconsumptionofelectricity,waterandgasinrespectof eachindividualsectionandthecommonproperty. (4) If and for so long as no separate meters have been installed in terms of subrule (3) the contribution payable by each owner in respect of electricity, water and gas shall be calculated in accordancewiththeprovisionsofrule31.
34.Minutes
34.(1)Thetrusteesshall (a)keepminutesoftheirproceedings; (b)cause minutes tobe kept of all meetings of the body corporate in a minute book of thebody corporatekeptforthepurpose; (c)include in the minute book of the body corporate a record of every unanimous resolution, specialresolutionandanyotherresolutionofthebodycorporate. (2)Thetrusteesshallkeepallminutebooksinperpetuity. (3)Onthewrittenapplicationofanyownerorregisteredmortgageeofaunit,thetrusteesshallmake allminutesoftheirproceedingsandtheminutesofthebodycorporateavailableforinspectionbysuch ownerormortgagee.
35.BooksofAccountandRecords
35.(1)Thetrusteesshallcauseproperbooksofaccountandrecordstobekeptsoasfairlytoexplain thetransactionsandfinancialpositionofthebodycorporate,including (a)arecordoftheassetsandliabilitiesofthebodycorporate; (b)arecordofallsumsofmoneyreceivedandexpendedbythebodycorporateandthemattersin respectofwhichsuchreceiptandexpenditureoccur; (c)aregisterofownersandofregisteredmortgageesofunitsandofallotherpersonshavingreal rights in such units (insofar as written notice shall have been given to the trustee by such owners, mortgageesorotherpersons)showingineachcasetheiraddresses;and (d)individualledgeraccountsinrespectofeachowner. (2)Ontheapplicationofanyowner,registeredmortgageeorofthemanagingagentthetrusteesshall makealloranyofthebooksofaccountandrecordsavailableforinspectionbysuchowner,mortgageeor managingagent. (3)Thetrusteesshallcauseallbooksofaccountandrecordstoberetainedforaperiodofsixyears aftercompletionofthetransactions,actsoroperationstowhichtheyrelate:Providedthatminutebooks shallberetainedforsolongastheschemeremainsregistered.
36.AnnualFinancialEstimate
36. (1) Before every annual general meeting, the trustees shall cause to be prepared an itemized estimateoftheanticipatedincomeandexpensesofthebodycorporateduringtheensuingfinancialyear, which estimate shall be laid before the annual general meeting for consideration in terms of rule 56 hereof. (2) The estimate of expenses referred to in subrule (1) shall include a reasonable provision for contingenciesandthemaintenanceofthecommonproperty.
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37.AnnualFinancialStatement
37.(1)Thetrusteesshallcausetobeprepared,andshalllaybeforeeveryannualgeneralmeeting,for consideration in terms of rule 56 (b), a financial statement in conformity with generally accepted accountingpractice,whichstatementshallfairlypresentthestateofaffairsofthebodycorporateandits financesandtransactionsasattheendofthefinancialyearconcerned. (2)The financial statement shall include information and notes pertaining to the proper financial managementbythebodycorporate,including: (a)theageanalysisofdebtsinrespectoflevies,specialleviesandothercontributions; (b)theageanalysisofamountsowingbythebodycorporatetothecreditorsandinparticulartoany publicorlocalauthorityinrespectofratesandtaxesandchargesforconsumptionorservices,including butnotlimitedto,water,electricity,gas,sewerageandrefuseremoval; (c)theexpirydatesofallinsurancepolicies.
38.AnnualTrustees'Report
38.Thetrusteesshallfurthercausetobepreparedandshalllaybeforeeveryannualgeneralmeetinga report signed by the chairman reviewing the affairs of the body corporate during the past year, for considerationintermsofrule56(b).
39.DeliveryofEstimate,Statement&Report
39. (1) The trustees shall cause copies of the schedules, estimate, audited statement and report referredtoinrules29(1)(c),36,37and38tobedeliveredtoeachowner,andtoanymortgageewhich has advised the body corporate of its interest, at least fourteen days before the date of the annual generalmeetingatwhichtheyaretobeconsidered. (2)Deliveryunderthelastprecedingsubruleshallbedeemedtohavebeeneffectedifthedocuments referredtoaresentbyprepaidpostaddressedtotheownerathisdomiciliumreferredtoinrule3(2), andtoanymortgageeasaforesaidattheaddressofsuchmortgageeasreflectedintherecordsofthe bodycorporate.
40Audit
40. At the first general meeting and thereafter at every ensuing annual general meeting, the body corporateshallappointanauditortoholdofficefromtheconclusionofthatmeetinguntiltheconclusion of the next annual general meeting: Provided that where a scheme comprises less than 10 units, an accountingofficermaybeappointedforthatpurposeandtheauditororaccountingofficer,asthecase maybe,mustsignthefinancialstatements.
41.DepositofFunds
41.Thetrusteesshallcauseallmoneysreceivedbythebodycorporatetobedepositedtothecreditof anaccountoraccountswitharegisteredcommercialbankorbuildingsocietyinthenameofthebody corporate and, subject to any direction given or restriction imposed at a general meeting of the body corporate,suchmoneysshallonlybewithdrawnforthepurposeofpaymentoftheexpensesofthebody corporateorinvestmentintermsofrule43.
42.ManagingAgent'scontroloffunds
42.Thetrusteesmayauthorizethemanagingagenttoadministerandoperatetheaccountreferredto in rule41 and 43: Providedthat where the managing agent is an estate agent as defined in the Estate Agents'Act,1976(Act112of1976),thetrusteesmayauthorizesuchmanagingagenttodepositmoneys contemplatedinrule41inatrustaccountascontemplatedinsection32(3)oftheEstateAgents'Act, 1976,whichmoneysshallonlybewithdrawnforthepurposescontemplatedinrule41.
43.Investmentoffunds
43. Any funds not immediately required for disbursement may be invested in a savings or similar accountwithanyregisteredbuildingsocietyorbankapprovedbythetrusteesfromtimetotime.
44.Useofinterest
44.Interestonmoneysinvestedshallbeusedbythebodycorporateforanylawfulpurpose.
45.NoRefundsorDistributionofProfitsorAssets
45.(1)Theownersshallnotbeentitledtoarefundofcontributionslawfullylevieduponthemandduly paidbythem. (2)Noportionoftheprofitsorgainsofthebodycorporateshallbedistributedtoanyownerorany otherpersonexceptupondestructionordeemeddestructionofthebuilding,orwheresuchprofitorgain isofacapitalnature.
46.TheAppointment,PowersandDutiesofaManagingAgent
46.(1)Notwithstandinganythingtothecontrarycontainedinrule28,andsubjecttotheprovisionsof section 39 (1) of the Act, the trustees may from time to time, and shall if required by a registered mortgagee of 25 per cent of the units or by the members of the body corporate in general meeting, appointintermsofawrittencontractamanagingagenttocontrol,manageandadministerthecommon propertyandtheobligationstoanypublicorlocalauthoritybythebodycorporateonbehalfoftheunit owners,andtoexercisesuchpowersanddutiesasmaybeentrustedtothemanagingagent,including thepowertocollectleviesandtoappointasupervisororcaretaker:Providedthatamanagingagentshall be appointed for an initial period of one year and thereafter upon one months written notice of terminationbyeitherparty. (2)(a)Thetrusteesshallensurethatthereisincludedinthecontractofappointmentofallmanaging agentsaprovisiontotheeffectthatifheisinbreachofanyoftheprovisionsofhiscontract,orifheis guiltyofconductwhichatcommonlawwouldjustifytheterminationofacontractbetweenmasterand servant,thetrusteesmay,withoutnotice,cancelsuchcontractofappointment,andthatthemanaging agentshallhavenoclaimwhatsoeveragainstthebodycorporateoranyoftheownersasaresultofsuch cancellation. (b)Any one or more of the owners or mortgagees of sections in the buildings may, if the managing agentisinbreachoftheprovisionsofhiscontractorifheisguiltyofanyconductwhichatcommonlaw wouldjustifytheterminationofacontractbetweenmasterandservant,requirethetrusteestocancel the managing agent's contract in terms of paragraph (a). The aforegoing provisions shall in no way detractfromthetrustees'rightstocancelthemanagingagent'scontract. (c) Any owner or mortgagee who required the trustees to cancel the managing agent's contract in terms of paragraph (b) shall furnish the trustees with such security as they in their discretion may determineforthepaymentofandshallindemnifythetrusteesandthebodycorporateagainst (i)all litigation costs reasonably incurred by the trustees in enforcing suchcancellation against the managingagent;and (ii)allothercostsanddamagesarisingoutofsuchcancellation,purportedcancellationorlitigation for which thetrustees or the body corporate might be liable up to the time such owner or mortgagee formallynotifiesthetrusteesthathenolongerrequiresthemtopursuetheaction. (d) The trustees shall not be required to cancel the contract of appointment of the managing agent unlessanduntiltheownerormortgageerequiringcancellationintermsofparagraph(b)hasfurnished themwiththesecurityandindemnityasspecifiedinrule46,paragraph(2)(c).
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47.MandatoryprovisionsinManagingAgencycontract
47. The contract with the managing agent shall further provide for the appointment to be revoked, andsuchmanagingagentshallceasetoholdofficeif: (i)where the managing agent is a juristic person, an order is made for its provisional or final liquidationor,wherethemanagingagentisanaturalperson,heappliesforthesurrenderofhisestateas insolvent or his estate is sequestrated either provisionally or finally or, where the managing agent is a company,itisplacedunderjudicialmanagement;or (ii)the managing agent is convicted of an offence involving an element of fraud or an element of dishonesty or, where the managing agent is a company or a close corporation, any of its directors or membersisconvictedofanoffenceinvolvinganelementoffraudoranelementofdishonesty;or (iii)aspecialresolutionofthemembersofthebodycorporateispassedtothateffect:Providedthatin sucheventthemanagingagentsoremovedfromofficeshallnotbedeprivedofanyrighthemayhaveto claimcompensationordamagesforbreachofcontract.
48.RecordsofAdministration
48.Themanagingagentshallkeepfullrecordsofhisorheradministrationandshallreporttothebody corporate and to all holders of registered sectional mortgage bonds who have notified the body corporate of their interest in terms of rule 54 (1) (b) of all matters which in his or her opinion detrimentallyaffectthevalueoramenityofthecommonpropertyandanyofthesections.
49.NoticeandMinutestoManagingAgent
49. (1) The trustees shall give reasonable prior notice to the managing agent of all meetings of the trusteesandhemaywiththeconsentofthetrusteesbepresentthereat. (2) The trustees shall from time to time furnish to the managing agent copies of the minutes of all meetingsofthetrusteesandofthebodycorporate.
MeetingsofOwners,5067
50.FirstMeeting
50. (1) The first meeting of owners shall be held within sixty days of the establishment of the body corporate, at least seven days' notice of which shall be given in writing, and which notice shall be accompaniedbyacopyoftheagendaofsuchmeetinganddetailsoftheitemsreferredtoinsubrule2. (2)Theagendaforthemeetingconvenedundersubrule(1),shallcompriseatleastthefollowing: (i)the consideration, confirmation or variation of the insurances effected by the developer or the bodycorporate; (ii)Theconsideration,confirmationorvariationofanitemisedestimateoftheanticipatedincomeand expensesofthebodycorporatefortheensuingfinancialyear; (iii)theconsiderationandapproval,withorwithoutamendment,ofthefinancialstatementsrelating tothemanagement,controlandadministrationofthebuildingfromdateofestablishmentofthebody corporatetothedateofnoticeofthemeetingreferredtoinsubrule(1); (iv)subject to section 47 (2) of the Act, the taking of cession of such contracts relating to the management,controlandadministrationofthebuildingasmayhavebeenenteredintobythedeveloper forthecontinualmanagement,controlandadministrationofthebuildingandthecommonpropertyand inrespectofwhichthedevelopershallbeobligedtosubmitsuchcontractstothemeeting; (v)theappointmentofanauditor,orwhereapplicable,anaccountingofficer; (vi)theelectionoftrustees;
(vii)anyrestrictionsordirectionstobegivenintermsofsection39(1)oftheAct;and determinationofthedomiciliumcitandietexecutandiofthebodycorporate.
51.AnnualGeneralMeetings
51.(1)Anannualgeneralmeetingshallbeheldwithinfourmonthsoftheendofeachfinancialyear. (2)Unlessotherwisedecidedatageneralmeetingorbythetrustees,thefinancialyearofthebody corporateshallrunfromthefirstdayofMarchineachyeartothelastdayofFebruaryinthefollowing year.
52.SpecialGeneralMeetings
52. All general meetings other than the annual general meeting shall be called special general meetings.
53.Conventionofmeetings
53. The trustees may whenever they think fit and shall upon a request in writing made either by owners entitled to 25 per cent of the total of the quotas of all sections or by any mortgagee holding mortgage bonds over not less than 25 per cent in number of the units, convene a special general meeting. If the trustees fail to call a meeting so requested within fourteen days of the request, the ownersormortgageeconcernedshallbeentitledthemselvestocallthemeeting.
54.Notice
54.(1)UnlessotherwiseprovidedforintheAct,atleastfourteendays'noticeofeverygeneralmeeting specifying the place, within the magisterial district where the scheme is situated, or such other place determined by special resolution of members of the body corporate, the date and the hour of the meetingand,inthecaseofspecialbusiness,thegeneralnatureofsuchbusiness,shallbegiven (a)toallowners; (b)toallholdersofregisteredmortgagebondsoverunitswhohaveadvisedthebodycorporateof theirinterests;and (c)tothemanagingagent. (2)Theholdersofregisteredmortgagebondsandthemanagingagentreferredtoinsubrule(1),shall havetherighttoattendthemeetinghereinreferredtoandtospeakatsuchmeetings,butshallnot,in theirrespectivecapacitiesassuch,beentitledtovotethereat. (3) The notice referred to in subrule (1) (a) shall be deemed to have been sufficiently given and deliveredifdeliveredinaccordancewithrule39(2). (4)Thenoticereferredtoinsubrule(1)shallbeaccompaniedbythedocumentsreferredtoinrule39 (1),exceptinthecaseofameetingcontemplatedinrule50(1)oraspecialgeneralmeeting. (5)Inadvertentomissiontogivethenoticereferredtoinsubrule(1)toanypersonentitledtosuch notice or the nonreceipt of such notice by such person shall, save in the case of the persons contemplatedinsubrule(1)(b)notinvalidateanyproceedingsatanysuchmeeting. (6)Ageneralmeetingofthebodycorporatemaybecalledonshorternoticethanthatspecifiedinsub rule(1)hereof,provideditissoagreedbyallpersonsentitledtoattend. (7) A special general meeting for the purposes of passing a unanimous or special resolution may be convenedforadate30daysorlessafternoticehasbeengiventoallthemembersofthebodycorporate if, in the opinion of the trustees, it is necessary due to the urgency of a matter or due to the specific natureofamattertoconvenethemeetingwithsuchshorterperiodofnotice:
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55.Specialbusiness
55.Allbusinessatanygeneralmeetingotherthanbusinessreferredtoinrule56(a),(b),(c),and(d) shallbespecialbusiness.
56.CompulsoryitemsofAGMagenda
56.Thefollowingbusinessshallbetransactedatanannualgeneralmeeting: (a)Theconsiderationofthefinancialstatementandreportreferredtoinrules37and38; (b)theapprovalwithorwithoutamendmentof (i)theschedulesofreplacementvaluesreferredtoinrule29(1)(c);and (ii)theestimateofincomeandexpenditurereferredtoinrule36; (c)theappointmentofanauditororanaccountingofficer; (d)thedeterminationofthenumberoftrusteesfortheensuingyear; (e)theelectionoftrusteesfortheensuingyear; (f)anyspecialbusinessofwhichduenoticehasbeengivenintermsofrule54; (g)thegivingofdirectionsortheimposingofrestrictionsreferredtoinsection39(1)oftheAct; (h)thedeterminationofthedomiciliumcitandietexecutandiofthebodycorporate;and (i)theconfirmationbytheauditororaccountingofficerthatanyamendment,substitution,addition orrepealoftherules(ascontemplatedinsection35(5)oftheAct)havebeensubmittedtotheRegistrar ofDeedsforfilingascontemplatedinsection35(5)(c)oftheAct.
57.Quorum
57.(1)Nobusinessshallbetransactedatanygeneralmeetingunlessaquorumofpersonsispresentin personorbyproxyatthetimewhenthemeetingproceedstobusiness. (2)Aquorumatageneralmeetingshallbe (a)thenumberofownersholdingatleast50percentofthevotes,presentinpersonorbyproxyor byrepresentativerecognisedbylawandentitledtovote,inschemeswheretherearetenunitsorless; (b)thenumberofownersholdingatleast35percentofthevotes,presentinpersonorbyproxyor by representative recognised by law and entitled to vote in the case of schemes with less than 50 but morethan10units;and (c)thenumberofownersholdingatleast20percentofthevotespresentinpersonorbyproxyor byrepresentativerecognisedbylawandentitledtovote,inthecaseofschemeswith50ormoreunits.
58.Adjournmentduetolackofquorum
58.Ifwithinhalfanhourfromthetimeappointedforageneralmeetingaquorumisnotpresent,the meetingshallstandadjournedtothesamedayinthenextweekatthesameplaceandtime,andifatthe adjournedmeetingaquorumisnotpresentwithinhalfanhourofthetimeappointedforthemeeting, theownerspresentinpersonorbyproxyandentitledtovoteshallformaquorum.
59.Chairman
59.(1)Thechairman,ifany,ofthetrusteesshallpresideaschairmanateverygeneralmeetingofthe bodycorporate,unlessotherwiseresolvedbymembersofthebodycorporateatsuchmeeting. (2)Ifthereisnosuchchairmanorif,atanymeeting,thechairmanofthetrusteesisnotpresentwithin fifteenminutesafterthetimeappointedfortheholdingofthemeeting,orifheisunwillingorunableto actaschairman,thememberspresentshallelectachairmanforsuchmeeting.
60.Votingprocedure
60.(1)Atanygeneralmeetingaresolutionputtothevoteofthemeetingshallbedecidedonashowof hands,unlesseitherpriortooronthedeclarationbythechairmanoftheresultoftheshowofhands,a pollisdemandedbyanypersonentitledtovoteatsuchmeeting. (2)Unlessapollbesodemanded,adeclarationbythechairmanthataresolutionhasontheshowof handsbeencarried,shallbeconclusiveevidenceofthatfactwithoutproofofthenumberorproportion ofvotesrecordedinfavouroforagainstsuchresolution. (3)Ademandforapollmaybewithdrawn.
61.Pollprocedure
61.Apoll,ifdemanded,shallbetakeninsuchamannerasthechairmanthinksfit,andtheresultof thepollshallbedeemedtobetheresolutionofthemeetingatwhichsuchpollwasdemanded.
62.Valueofvotesbyshowofhands
62.Onashowofhandstheownerorownersofasection,oriftheownerisajuristicperson,itsproxy, shall have one vote for each section owned: Provided that the chairman shall be entitled, in his discretion,tochangethemannerofvotingtoonebypollandnotbyshowofhands.
63.Valueofvotesforspecialorunanimousresolutionsoronapoll
63.Forthepurposeofaunanimousorspecialresolution(withorwithoutaballot),oronapollthe value of the vote of the owner or owners of a section shall be reckoned in accordance with a determination made in terms of section 32 (4) of the Act or, in the absence of this determination, in accordancewithparticipationquotas.
64.Novoteincertaincircumstances
64.ExceptincaseswhereaspecialresolutionorunanimousresolutionisrequiredundertheAct,an ownershallnotbeentitledtovoteatanygeneralmeetingif (a)any contributions payable by him in respect of his section and his undivided share in the commonpropertyhavenotbeendulypaid;or (b)he persisted in breach of any of the conduct rules referred to in section 35 (2) (b) of the Act, notwithstandingwrittenwarningbythetrusteesormanagingagenttorefrainfrombreachingsuchrule: Providedthatanymortgageeshallbeentitledtovoteassuchowner'sproxyatanygeneralmeeting,even thoughparagraph(a)ortheaforegoingprovisionsofthisparagraphmayapplytosuchowner.
65.Votingbytrusteeforbeneficiary
65. Where an owner of a section is as such a trustee for a beneficiary, he shall exercise the voting rightsinrespectofthesectiontotheexclusionofpersonsbeneficiallyinterestedinthetrustandsuch personsshallnotbeentitledtovote.
66.Jointvoters
66. (1) When two or more persons are entitled to exercise one vote jointly, that vote shall be exercised only by a person (who may or may not be one of them) jointly appointed by them as their proxy. (2)Notwithstandingsubrule(1),wheretwoormorepersonsareentitledtoexerciseonevotejointly, anyoneofthemmaydemandapoll.
67.Proxies
67.(1)Votesatageneralmeetingmaybecasteitherpersonallyorbyproxy,whetheronapollorona showofhands.
(2)Aproxyshallbeappointedinwritingunderthehandoftheappointer,orhisagentdulyappointed inwriting,andshallbehandedtotheChairmanpriortothecommencementofthemeeting:Provided that the aforegoing provisions shall not apply in the case of any proxy created and contained in any registeredmortgagebond,ifsuchmortgagebondisproducedatthemeeting. (3)Aproxyneednotbeanowner,butshallnotbethemanagingagentoranyofhisorheremployees, oranemployeeofthebodycorporate.
DutiesofOwnersandOccupiersofSections,6870
68.Statutoryandgeneral
68.(1)Inadditiontohisobligationsintermsofsection44oftheAct,anowner (i)shallnotusehissection,exclusiveuseareaoranypartofthecommonproperty,orpermitittobe used,insuchamannerorforsuchpurposeasshallbeinjurioustothereputationofthebuilding; (ii)shallnotcontravene,orpermitthecontravention,ofanylaw,bylaw,ordinance,proclamationor statutory regulation, or the conditions of any licence, relating to or affecting the occupation of the building or the common property, or the carrying on of business in the building, or so contravene or permitthecontraventionoftheconditionsoftitleapplicabletohissectionoranyothersectionortohis exclusiveuseareaoranyotherexclusiveusearea; (iii)shall not make alterations which are likely to impair the stability of the building or the use and enjoymentofothersections,thecommonpropertyoranyexclusiveusearea; (iv)shall not do anything to his section or exclusive use area which is likely to prejudice the harmoniousappearanceofthebuilding; (v)shall,whenthepurposeforwhichanexclusiveuseareaisintendedtobeused,isshownexpressly orbyimplicationonorbyaregisteredsectionalplan,notuse,norpermitsuchexclusiveuseareatobe used,foranyotherpurpose:Providedthatwiththewrittenconsentofallownerssuchexclusiveusearea maybeusedforanotherpurpose; (vi)shallnotconstructorplaceanystructureorbuildingimprovementonhisorherexclusiveusearea, withoutthepriorwrittenconsentofthetrustees,whichshallnotbeunreasonablywithheldandthatthe provisionsofsection24andsection25orotherrelevantprovisionsof theActortherules,willnotbe contravened; (vii)shallmaintainthehotwaterinstallationwhichserveshissection,or,wheresuchinstallationserves morethanonesection,theownersconcernedshallmaintainsuchinstallationprorata,notwithstanding thatsuchapplianceissituatedinpartofthecommonpropertyandisinsuredintermsofthepolicytaken outbythebodycorporate. (2)Anownerwhoexerciseshisrightsintermsofsection60(3)oftheActshallbearallcoststogive effectthereto.
69.Bindingnature
69.Theprovisionsoftheserulesandoftheconductrules,andthedutiesoftheownerinrelationto theuseandoccupationofsectionsandcommonpropertyshallbebindingontheownerofanysection and any lessee or other occupant of any section, and it shall be the duty of the owner to ensure compliancewiththerulesbyhislesseeoroccupant,includingemployees,guestsandanymemberofhis family,hislesseeorhisoccupant.
70.Owner'sfailuretomaintain
70.Ifanowner (a)failstorepairormaintainhissectioninastateofgoodrepairasrequiredbysection44(1)(c)oftheAct; or SectionalTitlesAct,RulesandRegulations Page61of100
(b)fails to maintain adequately any area of the common property allocated for his exclusive use and enjoyment, andanysuchfailurepersistsforaperiodofthirtydaysafterthegivingofwrittennoticetorepairormaintaingivenby the trustees or the managing agent on their behalf, the body corporate shall be entitled to remedy the owner's failureandtorecoverthereasonablecostofdoingsofromsuchowner.
Determinationofdisputesbyarbitration,71
71.(1)Anydisputebetweenthebodycorporateandanownerorbetweenownersarisingoutoforin connectionwithorrelatedtotheAct,theserulesortheconductrules,savewhereaninterdictoranyform ofurgentorotherreliefmayberequiredorobtainedfromaCourthavingjurisdiction,shallbedetermined intermsoftheserules. (2) If such a dispute or complaint arises, the aggrieved party shall notify the other affected party or partiesinwritingandcopiesofsuchnotificationshallbeservedonthetrusteesandthemanagingagents,if any,andshouldthedisputeorcomplaintnotberesolvedwithin14daysofsuchnotice,eitheroftheparties maydemandthatthedisputeorcomplaintbereferredtoarbitration:Providedthat,ifanownerdeclaresa dispute with the body corporate, it shall be sufficient notice if notification is served on the trustees and managingagents,ifany,andsuchownerwillnotberequiredtoservenoticeoneachoftheotherowners. (3)Havingregardtothenatureandcomplexityofthedisputeorcomplaintandtothecostswhichmay beinvolvedintheadjudicationthereof,thepartiesappointanarbitratorwhoshallbeanindependentand suitablyexperiencedandqualifiedpersonasmaybeagreeduponbetweenthepartiestothedispute. (4)Ifthepartiescannotagreeastothearbitratortobeappointedintermsofsubrule(3)within3days afterthearbitrationhasbeendemanded,theregistrarofdeedsforthedeedsregistryinwhichthescheme isregisteredofhisorhernomineeshalluponwrittenapplicationandsubjecttopaymentoftheprescribed fee, in writing appoint an arbitrator within 7 days after he or she has been required to make the appointmentsothatthearbitrationcanbeheldandconcludedwithoutdelay. (5)Arbitrationshallbeheldinformallyorotherwiseasthearbitratormaydetermine.Thearbitratorshall havetherighttodemandthatthepartydemandingthearbitrationfurnishthearbitratorwithsecurityfor paymentofthecostsofthearbitrationinsuchamountandformasthearbitratormaydetermine,failing whichthearbitrationshallnotbeproceededwith.Wherepossible,thearbitrationshallbeconcludedwithin 21daysafterthematterhasbeenreferredtoarbitrationintermsofsubrule(2)orsecurityforcostshas beenfurnished. (6) The arbitrator shall make his or her award within 7 days from the date of the completion of the arbitrationandshall,inmakinghisorheraward,haveregardtotheprincipleslaiddownintermsofthese rules.Thearbitratormaydeterminethatthecostsofthearbitrationbepaidbyanyoneofthedisputing partiesoranyofthemjointlyorinsuchsharesasheorshemaydetermine,andasheorshe,inhisorher discretion,maydeemappropriatehavingregardtotheoutcomeofthearbitration. (7)ThedecisionofthearbitratorshallbefinalandbindingandmaybemadeanorderoftheHighCourt uponapplicationofanypartytooraffectedbythearbitration. (8)NotwithstandingthattheArbitrationAct,No.42of1965,makesnoprovisionforjoinderofpartiesto anarbitrationwithouttheirconsentthereto,shouldadisputearisebetweenthebodycorporateandmore thanoneownerorbetweenanumberofownersarisingoutofthesameorsubstantiallythesamecauseof action, or where substantially the same order would be sought against all the parties against whom the disputehasbeendeclared,suchpartiesshallbeautomaticallyjoinedinthearbitrationbynoticethereofin theoriginalnoticeofdisputegivenintermsofsubrule(2).
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ConductRules
1.Animals,reptilesandbirds
(1) An owner or occupier of a section shall not, without the consent in writing of the trustees, which approvalmaynotunreasonablybewithheld,keepanyanimal,reptileorbirdinasectionoronthecommon property. (2)Whengrantingsuchapproval,thetrusteesmayprescribeanyreasonablecondition. (3)Thetrusteesmaywithdrawsuchapprovalintheeventofanybreachofanyconditionprescribedin termsofsubrule(2).
2.RefuseDisposal
(1)Anowneroroccupierofasectionshall (a)maintaininanhygienicanddrycondition,areceptacleforrefusewithinhissection,hisexclusive useareaoronsuchpartofthecommonpropertyasmaybeauthorisedbythetrusteesinwriting; (b)ensurethatbeforerefuseisplacedinsuchreceptacleitissecurelywrapped,orinthecaseoftins orothercontainers,completelydrained; (c) for the purpose of having the refuse collected, place such receptacle within the area and at the timesdesignatedbythetrustees; (d)whentherefusehasbeencollected,promptlyreturnsuchreceptacletohissectionorotherarea referredtoinparagraph(a).
3.Vehicles
(1)Noowneroroccupiershallparkorstandanyvehicleuponthecommonproperty,orpermitorallow any vehicle to be parked or stood upon the common property, without the consent of the trustees in writing. (2)Thetrusteesmaycausetoberemovedortowedaway,attheriskandexpenseoftheownerofthe vehicle,anyvehicleparked,standingorabandonedonthecommonpropertywithoutthetrustees'consent. (3)Ownersandoccupiersofsectionsshallensurethattheirvehicles,andthevehiclesoftheirvisitorsand guests,donotdripoilorbrakefluidontothecommonpropertyorinanyotherwaydefacethecommon property. (4)Noowneroroccupiershallbepermittedtodismantleoreffectmajorrepairstoanyvehicleonany portionofthecommonproperty,anexclusiveuseorinasection.
4.Damagealterationsoradditionstothecommonproperty
(1) An owner or occupier of a section shall not mark, paint, drive nails or screws or the like into, or otherwisedamage,oralter,anypartofthecommonpropertywithoutfirstobtainingthewrittenconsentof thetrustees. (2)Notwithstandingsubrule(1),anownerorpersonauthorisedbyhimmayinstall (a)anylockingdevice,safetygate,burglarbarsorothersafetydevicefortheprotectionofhissection; or (b)anyscreenorotherdevicetopreventtheentryofanimalsorinsects; Provided that the trustees have first approved in writing the nature and design of the device and the mannerofitsinstallation.
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5.Appearancefromoutside
Theowneroroccupierofasectionusedforresidentialpurposesshallnotplaceordoanythingonany partofthecommonproperty,includingbalconies,patios,stoeps,andgardenswhich,inthediscretionof thetrustees,isaestheticallydispleasingorundesirablewhenviewedfromtheoutsideofthesection.
6.SignsandNotices
Noowneroroccupierofasection,usedforresidentialpurposes,shallplaceanysign,notice,billboardor advertisement of any kind whatsoever on any part of the common property or of a section, so as to be visiblefromoutsidethesection,withoutthewrittenconsentofthetrusteesfirsthavingbeingobtained.
7.Littering
Anowneroroccupierofasectionshallnotdeposit,throw,orpermitorallowtobedepositedorthrown, on the common property any rubbish, including dirt, cigarette butts, food scraps or any other litter whatsoever.
8.Laundry
Anowneroroccupierofasectionshallnot,withouttheconsentinwritingofthetrustees,erecthisown washing lines, nor hang any washing or laundry or any other items on any part of the building or the commonpropertysoastobevisiblefromoutsidethebuildingsorfromanyothersections.
9.Storageofinflammatorymaterialandotherdangerousacts
An owner or occupier shall not store any material, or do or permit or allow to be done, any other dangerous act in the building or on the common property which will or may increase the rate of the premiumpayablebythebodycorporateonanyinsurancepolicy.
10.Lettingofunits
Alltenantsofunitsandotherpersonsgrantedrightsofoccupancybyanyowneroftherelevantunitare obligedtocomplywiththeseconductrules,notwithstandinganyprovisiontothecontrarycontainedinany leaseoranygrantofrightsofoccupancy.
11.Eradicationofpests
Anownershallkeephissectionfreeofwhiteants,borerandotherwooddestroyinginsectsandtothis endshallpermitthetrustees,themanagingagent,andtheirdulyauthorizedagentsoremployees,toenter uponhissectionfromtimetotimeforthepurposeofinspectingthesectionandtakingsuchactionasmay be reasonably necessary to eradicate any such pests. The costs of the inspection, eradicating any such pestsasmaybefoundwithinthesection,replacementofanywoodworkorothermaterialformingpartof such section which may be damaged by any such pests shall be borne by the owner of the section concerned.
Regulations
Definitions
1.IntheseregulationsawordorexpressiontowhichameaninghasbeenassignedintheAct,bearsthat meaningunlessthecontextotherwiseindicates 'theAct'meanstheSectionalTitlesAct,1986(Act95of1986); 'mainfile'......
'professionalengineer'meansaprofessionalengineerasdefinedintheProfessionalEngineers'Act,1968 (Act81of1968); 'subfile'...... 'sectiontitlefile'meansthefilereferredtoinregulation13; 'taxingmaster'...... 'underhisdirection'......
CertificateinRespectofLeasedBuildings
4.Thecertificatecontemplatedinsection4(3)(a)(ii)oftheActshallcontainthefollowingparticulars: (a)Thenameofthescheme; (b)the description and extent of the land upon which the building or buildings comprising the proposedschemearesituated,asreflectedinthetitledeedofsuchland; (c)thefullnameandaddressofthedeveloper; (d)thenumberofthetitledeedinrespectofthelandconcerned; (e)thenumberanddescriptionofeveryseparatecategoryofunitsinthebuildingscomprisedinthe scheme; (f)thenumberofgaragesandthenumberofparkingplaceswhichareprovidedinthescheme; (g)anyfacilitiesavailableascommonpropertyunderthescheme; (h)acopyofareportbyanarchitectoraprofessionalengineerinrespectofthecommonproperty relatingtothegeneralphysicalconditionofthebuildingorbuildingscomprisedinthescheme,withspecific referencetoanydefectsinthebuildingsandtheservicesandfacilitiesrelatingthereto; (i)aspecifiedestimatebythedeveloperorhisagentoftheannualexpenditureinrespectof (i)therepair,upkeep,control,managementandadministrationofthecommonproperty; (ii)thepaymentofratesandtaxesandotherlocalauthoritychargesinrespectofthebuildingor buildingsandlandconcerned; (iii)thechargesforthesupplyofelectricity,gas,water,fuelandsanitaryandotherservicestothe buildingorbuildingsandlandconcerned; (iv)insurancepremiums;and (v)all other costs in respect of the common property which are normally recovered from the ownersofunitsascontemplatedinsection37(1)(a)oftheAct.
DraftSectionalPlans
5.(1) A draft sectional plan intended to be approved by a SurveyorGeneral and registered in a deeds registryshallcomplywiththefollowingrequirements: (a)ItshallbepreparedonadrawingmediumofdurableandgoodqualityapprovedbytheSurveyor General,ofanyofthefollowingsizes:297x210mm;297x420mmor297x841mmandinblackinkofa goodquality:Providedthatanydeparturefromtheserequirementsshallrequirethepriorapprovalofthe SurveyorGeneral. (b)Onlyonesideofthesheetshallbeused. (c)Thebindingmarginshallbealongthe297mmsideandsheetslargerthan297x210mmshallbe foldedtothatsizewiththefoldsclearofthebindingmargin:ProvidedthatsheetsrequiredbytheSurveyor Generalshallnotbefolded.
(d)Margins 40 mm wide along the 297 mm binding side of the sheets and 10 mm wide along the othersides,shallbeprovidedandsuchmargins,subjecttotheprovisionsofparagraph(h)shallbeleftfree ofanywritingordrawing. (e)Alllinearmeasurementsrecordedonsuchplanshallbeinmetrestotwodecimalplaces. (f)Ifanglesoranglesofdirectionarerequiredtobeshownonsuchaplantheyshallbeexpressedto 10seconds. (g)Thescaletowhichanyplanispreparedshallbeoneofthefollowing:1/1000,1/1250,1/1500, 1/2000,1/2500,1/3000,1/4000,1/5000,1/6000,1/7500,orshallbetoanyoftheabovementioned scalesinwhichthedenominatorcanbemultipliedordividedbytentoanyintegralpower:Providedthat (i)thesizeofthefigureshallbesufficientlylargetoshowalltherequireddetails;and (ii)if necessary, block plans, floor plans and crosssections of a building may be shown on more thanonesheet. (h)Anyaddition,alterationorinterlineationonadraftsectionalplanshallbeinitialledbythepreparer thereof and for this purpose the margin on the right hand side of the sheet opposite such addition, alterationorinterlineationshallbeused. (i)ASurveyorGeneralmayrefusetoapproveadraftsectionalplanshouldhebeofopinionthatsuch planisdilapidatedorhasbeenpreparedinacarelessmannerorthattheappearancethereofisspoiltby additions, alterations or interlineations or that the writing or any drawing thereon does not, owing to faintnessorotherreasons,ensuredurability. (j)The developer shall furnish the architect or land surveyor with all documents and particulars requiredbyhimtopreparethedraftsectionalplan. (k)(i)Iftheschemecomprisesmorethanonebuilding,thebuildingsonthedraftsectionalplanshall beconsecutivelynumberedcommencingwiththefigure'1'. (ii)All sections in a scheme shall be numbered consecutively on the draft sectional plan commencingwiththefigure'1'. (iii)Thenumberallocatedtoasectiononthedraftsectionalplanshallbeallocatedtoallpartsof thatsection. (iv)The numbers allocated to sections on a draft sectional plan of subdivision, consolidation and extensionshallcontinuefromthelastnumberusedforthescheme:Providedthatifasectionisextendedit shallretainthesamenumber. (v)Anexclusiveuseareashallbeuniquelynumbered. (l)Ifboundariesofasectionorofapartthereofcannotbedefinedbyreferencetoitsfloor,wallsand ceiling,suchboundariesshallbedefinedinamanneracceptabletotheSurveyorGeneral. (m)Thecommonboundarybetweenanexclusiveuseareacreatedintermsofsection27(1),27(2) or60(3)oftheActandasectionofcommonpropertyis,inthecaseofphysicalfeatures,themedianlineof the dividing floor, wall, ceiling, fence other similar feature, unless boundaries have been described in a different manner on the sectional plan; otherwise a boundary which is not a physical feature, shall be describedinamanneracceptabletotheSurveyorGeneralorintermsofbeaconsdeterminedinaccordance with the provisions of the Land Survey Act, 1997 (Act 8 of 1997), which beacons shall be described, and sufficientdatagivenonsuchplantodefinetheareaandtodeterminethelocationthereofinrelationtothe building,sectionorboundariesoftheland. (n)Eachsheetshallcontainthefollowing: (i)thetitleofthesheet;
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(ii)thesheetnumberand,inadditionthereto,anindicationofthenumberofsheetsofwhichthe draftsectionalplanshallconsist,asfollows: 'Sheet........of........sheets'; (iii)Thenameandaddressofthearchitectorlandsurveyorconcernedor,ifheispractisingwitha firmofarchitectsorlandsurveyors,hisnameandthenameandaddressofthefirm,allinblockletters,the signatureofthearchitectorlandsurveyor,andhisprofessionaldesignation; (iv)thedateonwhichthearchitectorlandsurveyorsignedthesheet; (v)aspacewhichshallbeprovidedfortheapprovalcertificateoftheSurveyorGeneral; (vi)suchnotesasthearchitectorlandsurveyormaywishtomake. (2)Adraftsectionalplanshallconsistofthefollowingsheetswhich,subjecttotheprovisionsoftheAct andsubregulation(3),shallcontaintheparticularsprescribedbythissubregulation:Providedthatifsucha planisintendedforthepurposesofasubdivision,consolidationorextensionofasectionorsections,orfor theextensionofaschemeorcommonproperty,orinthecircumstancesreferredtoinsection27(2)ofthe Act,orfortheamendmentofaschemeduetothedestructionofordamagetoabuildingorbuildings,or for the amendment of a sectional plan in terms of section 14 (1) of the Act, it need only comprise such sheetsasareaffectedbysuchamendments,andtheheadingofsuchplanshallbestyledasanamending sectionalplan: (a)A first sheet which shall be substantially in the form of Form AC in Annexure 1 and which shall contain,inadditiontotheparticularsmentionedinsubregulation(1)(n),thefollowing: (i)Thenameofthescheme; (ii)the description of the land as reflected on the relevant approved general plan or approved diagram; (iii)thenumberoftherelevantapprovedgeneralplanoroftheapproveddiagramoftheland; (iv)thenumberofthesectionorpartofasectionthatisfoundineverybuilding:Providedthatifa buildingconsistsonlyofcommonproperty,itshallbedescribedassuch; (v)thenatureofanyencroachmentonthelandtowhichtheschemerelates; (vi)a certificate signed by the architect or land surveyor that the draft sectional plan has been prepared from actual measurements taken by him or under his direction: Provided that where the responsibility for the preparation of the draft sectional plan is carried by more than one person, each of sucharchitectsorlandsurveyorsshallaffixacertificatetothissheet,andsuchcertificateshalldiscloseto whatextentheacceptsresponsibilityforthepreparationofthedraftsectionalplan; (vii)acaveat,ifadevelopershouldreservehimselftherightundersection25oftheActtoerect afurtherbuildingorbuildingstohorizontallyorverticallyextendanexistingbuilding; (viii)thenameofthelocalauthority; (ix)...... (x)thesheetnumberonwhicheveryexclusiveuseareaisfound; (xi)spacefor (aa)thesignatureoftheregistrarandhisreferencenumber;and (bb)thesignatureoftheSurveyorGeneralandhisreferencenumbers. (b)Asheetorsheetsonwhichablockplanisprepared,whichshall,inadditiontocomplyingwiththe provisionsofSection5(3)(a)oftheActandsubregulation(1)(n),containorindicatethefollowing: (i)adescriptionofcontiguousland,andthenamesofcontiguousstreets,ifany;
(ii)(aa)thepositionatgroundleveloftheexternalsurfacesofthewallsofallbuildingsshownby a solid line, together with the horizontal distances between each rectilinear cadastral boundary and the buildingsnearesttosuchboundary:Providedthatwheresuchexternalsurfacesofanywallsareinterrupted at ground level by features such as archways, doorways or similar openings, such external surfaces shall likewisebeshownbyasolidline; (bb)thegreatestextenttowhichtheexternalsurfaces,excludingroofoverhangs,unlessany such overhang encroaches over the cadastral boundary, protrude beyond the external surfaces of the buildingatgroundlevelshownbydistinctivebrokenlines,togetherwiththehorizontaldistancebetween each rectilinear cadastral boundary and the nearest protrusion to such boundary: Provided that if a basementareadeterminedbytheinternalsurfacesofthewallsprojectsbeyondtheexternalsurfaceofthe building at ground level, such projection shall likewise be shown separately by a distinctive broken line: Providedfurtherthatabriefdescriptionshallbegivenofallpartsofthebuildingindicatedbyadistinctive brokenline; (iii)anyencroachmentonthelandtowhichtheschemerelates; (iv)anyservitudeburdeningthelandreflectedontherelevantapproveddiagramorgeneralplan; (v)asignindicatingthetruenorthdirection; (vi)anexclusiveuseareaasreferredtoinsubregulation(1)(m)whichshallbedelineatedbymeans ofdistinctivebrokenlinesandshallexpresstheareatothenearestsquaremetre:Providedthatifdetails cannotclearlybeshownonthesheetsuchdetailsmaybeshown,inaninsetoronanadditionalsheetas contemplatedinparagraph(f). (c)Asheetorsheetsonwhichthediagrammaticfloorplaninrespectofeachstoreyinthebuildingor buildingsreferredtoinsection5(3)(c)and(d)oftheActareshownandwhichshallcontain,inadditionto theparticularsmentionedinsubregulation(1)(n),thefollowing: (i)theboundariesofthesectionsshowninasolidline; (ii)thecommonpropertyareasbymeansofdistinctivebrokenlines; (iii)an indication of the position of the diagrammatic cross sections when required in terms of subregulation(3); (iv)thenumberofeachsectionorpartofsuchsection; (v)...... (vi)asignindicatingthetruenorthdirection; (vii)suchotherinformationasmaybenecessarytodefineeachsection; (viii)anexclusiveuseareaasreferredtoinsubregulation(1)(m),whichshallbedelineatedby meansofdistinctivebrokenlinesandshallexpresstheareatothenearestsquaremetre:Providedthatif details cannot clearly be shown on the sheet, such details may be shown in an inset or on an additional sheetascontemplatedinparagraph(f); (d)...... (e)asheetorsheetscontaininginnumericalsequence (i)thefloorareasofthesectionsasreferredtoinsection5(3)(e)oftheAct;and (ii)theparticipationquotasinrespectofthesectionsintheAnnexureasreferredtoinsection5(3) (g)oftheAct:Providedthattheparticipationquotasoftheseparatesectionsshallbemadeupinsucha waythatthetotalparticipationquotaisequalto100,0000; (f)asheetorsheetscontainingtheinsetsreferredtoinparagraphs(b)(vi)and(c)(viii).
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(3) A draft sectional plan shall, when uncertainty or ambiguity about the boundaries of a section, as defined in the Act, may exist, contain an additional sheet or sheets that contain diagrammatic cross sections of the building or buildings of every floor in the building or buildings, detailed sufficiently to indicate the boundaries of every section, and that contain, in addition to the particulars mentioned in subregulation(1)(n),thefollowing: (a)Thenumberofthebuildingandthenameornumberofeveryfloor; (b)suchotherinformationasmaybenecessarytodefineeverysection.
SubmissionofDraftSectionalPlantoSurveyorGeneral
6(1)ThesubmissionofadraftsectionalplantotheSurveyorGeneralintermsofsection7oftheActfor hisapprovalshallbesubstantiallyintheformofFormABinAnnexure1andshallbeaccompaniedbyone papercopyandtwocopiesondurabledrawingmaterialofthedraftsectionalplanconcerned. (2)InadditiontotherequirementsofSection7(2)oftheAct,thesubmissionshallalsobeaccompanied bytheotherdocumentsandplanslistedinFormABinAnnexure1. (3)Thefieldbookorfieldplanshallcontaintherecordofallmeasurementsmadeinthefield. (4)Thecalculationsshallinclude: (a)The calculations of the dimensions of the sections to the median lines from the field measurements; (b)sufficient calculations to indicate how the area of each section or exclusive use area was determinedandhowchecked; (c)thecalculationsoftheparticipationquotaofeachsection; (d)a list of coordinates of at least two corners or identified permanent features of each building: Provided that the distances between such corners or features shall be adequate to provide an accurate determinationofthepositionofeachbuilding:Providedfurtherthatthecoordinatesmaybelistedonthe copyoftheblockplan; (e)acopyoftheblockplanonwhichthecornersoridentifiedpermanentfeaturesareindicatedand described; (f)thecalculationsrelevanttothefixingandcheckingofthebuildingstotheboundariesoftheland and exclusive use areas on relation to the building, section or boundaries of the land, or reference to approvedsurveyrecordswheresuchcalculationswerecarriedout. (5)Themediandimensionplanshallindicatetheboundariesandthefinaldimensionsofeachsectionas derivedfromthefieldmeasurementsandtheconsistencyadjustments.
FieldMeasurements
7.(1)Measurementsbyalandsurveyororarchitectforthepreparationofadraftsectionalplanshallbe madeinthefieldtotwodecimalplacesofametreandrecorded,atthetimeofthemeasurementinthe field,inthefieldbookoronthefieldplan. (2) Sufficient measurements shall be made to enable all median dimensions to be calculated and checked,soastobeconsistentwiththedimensionsofthebuildingasawhole,andthesectionsandother detailsonthedraftsectionalplantobecorrectlydepicted. (3)TheprovisionsoftheLandSurveyAct,1997(Act8of1997),andtheregulationsmadethereunder, shall apply to the manner in which and the accuracy to which the survey of buildings and exclusive use areas of which the boundaries are not represented by physical features of permanent nature, shall be performed and to the manner and the form in which the records of such surveys shall be prepared and lodgedwiththeSurveyorGeneral.
Accuracyandcorrectnessofadraftsectionalplanorsectionalplan
8.(1) The SurveyorGeneral may at any time check in the field the accuracy or correctness of a draft sectionalplan,sectionalplanoranymeasurementrecordedbyalandsurveyororarchitect. (2)IftheSurveyorGeneralfindsadraftsectionalplan,sectionalplan,ormeasurementtobeincorrect, hemaytakesuchactionashemaydeemfitintermsoftheAct.
ApplicationforOpeningofSectionalTitleRegister
10.(1)Anapplicationfortheopeningofasectionaltitleregisterintermsofsection11(1)oftheAct, shallbeintheformofFormBinAnnexure1. (2)Theapplicationreferredtoinsubregulation(1)shallbeaccompaniedby (a)thetitledeedtoanyregisteredrealright,ifthelandissubjecttosucharight,excludingrightsto minerals,whichtitledeedshallbesuitablyendorsedtoindicatethatthelanddescribedthereinissubjectto adevelopmentschemeandisregisteredinthesectionaltitleregister:Providedthatwhereacertificatehas been submitted by a conveyancer to the effect that the title deed to such real right is not available, the registrarshallendorsetheregistryduplicateofsuchtitledeed,and,iftheoriginaltitledeedisatanytime lodgedwiththeregistrarforanypurpose,heshallmakeasimilarendorsementthereon;and (b)...... (3) The schedule contemplated in section 11 (3) (b) of the Act shall, in addition to the particulars prescribedinthesection,containthefollowing: (i)Thenameofthescheme. (ii)Thefullnameandaddressofthedeveloper. (iii)Thenumberofthetitledeedofthelandconcerned. (iv)Intheeventoflanddefinedonanapproveddiagram,thenumberofthetitledeedwithwhichthe diagramisfiled.
CertificatesofRegisteredSectionalTitle
11.(1)Acertificateofregisteredsectionaltitlereferredtoinsection11(3)(f)oftheAct,shallbeinthe formofFormCinAnnexure1,shallbesignedanddatedbytheregistrarandshallbesealedwithhissealof office. (2)to(4)inclusive...... (5) Certificates of registered sectional title shall be on paper of durable and good quality of the size knownasA4standardpaperandshallbewritten,typedorprintedinsizenotlessthan2mm,withblackink ofagoodqualityonly. (6) A certificate of registered sectional title which does not comply with the requirements of subregulation(5),shallberejectedbytheregistrar. (7)(a)Subjecttotheprovisionsofparagraph(b)acertificateofregisteredsectionaltitleshallbelodged induplicatewiththeregistrar. (b) Where a procedure is followed in a deeds registry of reproducing deeds and documents and of keeping such reproduction instead of such deed or document, it shall, notwithstanding anything to the contraryintheseRegulations,notbenecessarytolodgeaduplicateoriginalofsuchdeedordocumentfor filinginthedeedsregistry,anduponregistrationsuchdeedordocumentshallbedeemedtobethecopy filed in the deeds registry until such time as the reproduction of the deed or document is filed in lieu thereof: Provided that the provisions of this paragraph shall not be applied in a deeds registry until the ChiefRegistrarofDeedshasinstructedtheregistraroftheofficeconcernedinwriting.
(8) The provisions of this regulation shall apply mutatis mutandis with reference to any certificate of registeredsectionaltitleorsectionaltitledeedissuedunderanyotherprovisionoftheAct.
RegistrationofSectionalPlans
12.(1)Thedistinctivenumberallottedtoasectionalplanintermsofsection12(1)(a)oftheAct,shallbe aconsecutivenumber,startingeachyearwiththefigure'1',andshallbefollowedbyanobliquelineand theyearinwhichthesectionalplanisregistered. (2)...... (3) A registrar may refuse to register a sectional plan should he be of the opinion that such plan is dilapidated.
SectionalTitleRegisters
13. (1) Thesectional titleregister as contemplated in section12(1) (b) of the Act,shall be opened by meansofasectionaltitlefileassetoutinFormsDinAnnexure1. (2) The file number allotted to the sectional title file, shall be the same as the number allotted to the sectionalplan. (3)...... (4)Inthesectionaltitlefileshallbefiled (a)the documents referred to in section 11 (3) of the Act, with the exception of the certificates of registeredsectionaltitle,theowner'scopyofthetitledeedofthelandandthebond; (b)the copy of any notice to the SurveyorGeneral and the local authority of the registration or cancellationoftheregistrationofasectionalplanorofthereversionoflandtothelandregister; (c)correspondencerelatingtotheschemeconcernedasawhole; (d)...... (5)...... (6) Where a procedure is followed in a deeds registry of reproducing documents and of keeping such reproductioninsteadofsuchdocumentandofmaintainingaregisterasreferredtoinsection12(1)(c),the sectionaltitlefilereferredtoinsubregulation(4)maybesubstitutedbysuchreproductionsandregister: ProvidedthatthesectionaltitlefileshallbemaintainedforcertaindocumentsshouldtheChiefRegistrarof Deedssodetermine.
CertificatesofRealRights
14.(1)Thecertificatesofrealrightreferredtoinsection12(1)(e)oftheAct,shallbeintheformofForm FinAnnexure1. (2)Thecertificateofrealrightreferredtoinsection25(6)oftheAct,shallbeintheformofFormRin Annexure1,andshallbeaccompaniedbythewrittenconsentofallthemembersofthebodycorporateand ofeveryholderofabondoveraunitinthescheme. (3)Thecertificateofrealrightreferredtoinsection12(1)(f)oftheAct,shallbeintheformofFormGin Annexure1.
Alteration,Amendment,SubstitutionorCancellationofRegisteredSectionalPlan
15.(1)...... (2)Theprovisionsofregulation5shallapplymutatismutandistoadraftsectionalplanwhichistobe substitutedforaregisteredsectionalplan.
(3)Theregistrarshallforwardacopyofasectionalplanwhichissubstitutedforaregisteredsectional plantothelocalauthorityconcerned. (4)Whenevertheregistraramendstherelativesectionaltitledeedasrequiredbysection14(5)ofthe Act, he shall endorse thereon that the amendment has been effected in accordance with an alteration, amendmentorsubstitutionoftheregisteredsectionalplan. (5)Whenevertheregistrationofasectionalplaniscancelledontheapplicationofthedeveloperinterms ofsection14(6)oftheAct,theregistrarshallmakethenecessaryendorsementon (a)eachoftherelevantsectionaltitledeeds; (b)thetitlestoanyrealrights,withtheexclusionofmineralrights;and (c)ontheschedulereferredtoinsection11(3)(b). (6) (a) Whenever the registration of the sectional plan is cancelled, the registrar shall make the alterations, amendments, endorsements and entries in the relevant land register and records which are necessarytoeffectthereversionofthelandtothelandregister. (b) Any entry referred to in paragraph (a) shall contain a reference to the number of the relevant sectionalplan. (7) Whenever the registration of a sectional plan is cancelled, the registrar shall, if a certificate of registeredtitlereferredtoinsection14(7)oftheActisnotissuedbyhim,revivethedeveloper'stitledeed ofthelandreferredtoinsection11(3)(c)oftheActbymakinganappropriateendorsementonthetitle deedunderhissignatureanddate.
RegistrationofTransferofOwnershipandRegistrationofOtherRightsinRespectof PartsofBuildings
16.(1)(a)Simultaneouslywiththeestablishmentofabodycorporateintermsofsection36(1)oftheAct theregistrarshallissueacertificateintheformofFormWinAnnexure1:Providedthattheregistrarmay, on application being made by a body corporate in respect of which such certificate has not been issued priorto1June1981,issuesuchcertificateafterthedateofestablishmentofsuchbodycorporate. (b)(i)Adraftcertificateintheformprescribedinparagraph(a)shallbepreparedbyaconveyancerand lodgedinduplicatewiththeregistrar. (ii) The original certificate shall be filed in the sectional title file and the duplicate thereof shall be deliveredtotheconveyancer. (c)Onceacertificatehasbeenissuedintermsofparagraph(a),nofurthersuchcertificateshallbeissued inrespectofthebuildingconcerned,butifrequiredtheregistrarmayissueacertifiedcopyoftheoriginal certificate. (2) The deed of transfer referred to in section 15B (1) of the Act, shall be in the form of Form H in Annexure1. (3)Whereconsenttowhichreferenceismadeinregulation30(2)isrequired,itshallbelodgedwiththe deedoftransfer. (4)Anapplicationreferredtoinsection15B(5)oftheAct,shallbeintheformofFormIinAnnexure1. (5)Acertificateofregisteredsectionaltitlereferredtoinsection15B(5)oftheAct,shallbeintheform ofFormJinAnnexure1.
Untitled16A
16A(1) Every deed of transfer, certificate of title, certificate of registration or sectional mortgage bond shallbepreparedbyaconveyancerorotherpersonempoweredtheretobyanyactwhoshallmakeandsign acertificateintheupperrighthandcorneronthefirstpageofthedocumentconcerned.
(2) A conveyancer or other person empowered thereto by any act, who prepares a deed of transfer, certificate or sectional mortgage bond referred to in subregulation (1), shall initial all alterations or interlineationsinsuchdeedoftransfer,certificateorsectionalmortgagebondandalsoeverypagethereof not requiring a signature and no such deed of transfer, certificate or sectional mortgage bond shall be acceptedforexecutionorregistrationifitdoesnotbearsuchcertificateandisnotsoinitialled:Provided that in the case of such deed of transfer, certificate or sectional mortgage bond where an alteration or interlineationisnotsoinitialled,andintheopinionoftheregistrar,suchinitiallingbytheconveyancerwho preparedsuchdeedoftransfer,certificateorsectionalmortgagebondisnotrequired,suchalterationor interlineationmaybeinitialledbytheconveyancerexecutingsuchdeedoftransfer.
Untitled16B
16B(1)Subjecttotheprovisionsofsubregulation(3)and(4)apowerofattorney,applicationorconsent requiredfortheperformanceofanactofregistrationinadeedsregistry,andtenderedforregistrationor filingofrecordinadeedsregistry,shallbepreparedbyapractisingattorney,notnecessarilypractisingin the province in which such deeds registry is situate, notary, conveyancer or other person empowered theretoby any act, who shall make and sign acertificate in theundermentioned form in theupper right handcorneronthefirstpageofthedocumentconcerned: 'Preparedbyme ................................................................................................................................ ATTORNEY/NOTARY/CONVEYANCER/ AUTHORISATIONOFOTHERPERSON (Usewhicheverisapplicable) ........................................................................................................................ (Statesurnameandinitialsinblockletters.)'. (2)Subjecttotheprovisionsofsubregulation(3),anyalterationorinterlineationinadocumentreferred tosubregulation(1)shallbeinitialledbythepersonwhopreparedsuchdocument. (3) A registrar may waive compliance with the provisions or subregulations (1) and (2) in respect of a power of attorney, application or consent executed outside the Republic or in respect of a power of attorney,applicationorconsentnotprovidedforbytheActortheRegulations. (4) The provisions or subregulation (1) shall not prevent an attorney, notary or conveyancer in the employ of the State from preparing in the course of his employment, any document mentioned in such subregulation. (5)Whenacertificatereferredtoinsubregulation(1)issignedbyanattorneyornotary,thefactthatthe signatory is a practising attorney or notary shall be confirmed by a practising conveyancer, who shall countersignthecertificatebymakingandsigningthefollowingcertificatethereon: 'Countersignedbyme .............................................................................................................................. CONVEYANCER ............................................................................................................................. (Statesurnameandinitialsinblockletters.)'.
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Untitled16C
16CThe person preparing and signing the documents referred to in regulations 16A (1) and 16B (1) accepts responsibility for the correctnessof theundermentioned facts stated inthedeeds ordocuments concernedorwhicharerelevantinconnectionwiththeregistrationorfilingthereof,namely: (a)Thatallcopiesofthedeedsordocumentsintendedforexecutionorregistrationareidenticalat thedateoflodgement. (b)That, in the case of a deed of transfer, certificate of title or certificate of registration, all the applicableconditionsoftitlehavebeencorrectlybroughtforwardinthatdeedoftransfer,certificateoftitle orcertificateofregistration. (c)That,inthecaseofadocumentreferredtoinregulation16B(1)signedbyapersoninhisorher capacity as executor, trustee, tutor, curator, liquidator or judicial manager from perusal of documents evidencing such appointment exhibited to him or her, such person has in fact been appointed in that capacity andacts in accordance with thepowers granted tohim orher and thatanysurety required has beenfurnishedtotheMasteroftheHighCourt. (d)That,tothebestofhisknowledgeandbeliefandafterdueenquiryhasbeenmade (i)(aa)the names, identity number or date of birth and marital status of any natural person beingapartytoadeedordocumentandinthecaseofanyotherpersonoratrust,itsnameandregistered number,ifany,ofsuchpersonortrustarecorrectlyreflectedinthatdeedordocument; (ii)inthecaseofadocumentreferredtoinregulation16B(1) (aa)the necessary authority has been obtained for the signing of such document in a representative capacity on behalf of a company, close corporation, church, association, society or other bodyofpersonsoraninstitution; (bb)the transaction as disclosed therein, is authorized by and in accordance with the constitution, regulation, founding statement or trust instrument of a trust, as the case may be, of any church,association,closecorporation,society,trust,orotherbodyofpersons,oranyinstitutionotherthan a company, except a share block company as defined in the Share Blocks Control Act, 1980 (Act 59 of 1980),beingapartytosuchdocument. (e)That, in the case where the person signs the preparation certificate on a deed of transfer, certificateoftitle,certificateofregistrationorasectionalmortgagebond,heacceptsresponsibilitythatthe particularsinthedeedreferredtoinparagraph(d)(i),havebeenbroughtforwardcorrectlyfromthespecial powerofattorneyorapplicationrelatingthereto.
AlienationandlettingofCommonProperty
17.(1)...... (2)Simultaneouslywiththeregistrationofatransferreferredtoinsection17(3)(a)or19(3)oftheAct, theregistrarshallmakeanendorsementunderhissignatureonthescheduleofconditionsreferredtoin section11(3)(b)oftheAct. (3)Anysectionaltitledeedregisteredpursuanttosection17(3)or19(3)oftheActshallsimultaneously bereregisteredasadeedoftransferundertheDeedsRegistriesAct,1937(Act47of1937). (4)Theregistrarshallregisteracessionofaservitudeorotherrealrightintermsofsection19oftheAct byvirtueofadeedofcessionintheformofFormMinAnnexure1.
DraftSectionalPlanofSubdivision
18.(1)...... (2)Theprovisionsofregulation5shallapplymutatismutandistoadraftsectionalplanofconsolidation.
RegistrationofSubdivisionofaSection
19.(1)(a)ApplicationforregistrationofasectionalplanofsubdivisionshallbeintheformofFormOin Annexure1. (b) When registering such a sectional plan under section 22 (3) of the Act, the registrar shall allot a distinctivenumberthereto. (2)Thecertificateofregisteredsectionaltitlereferredtoinsection22(5)oftheAct,shallbeintheform ofFormPinAnnexure1. (3)Whenevertheregistrarhasissuedasectionaltitledeedundersection22(5)oftheActinlieuofthe sectionaltitledeedreferredtoinsection22(2)(b)oftheAct,heshallcancelthelastmentionedsectional titledeed. (4)Theregistrarshallfurnishthelocalauthorityconcernedwithacopyoftheregisteredsectionalplanof subdivision.
DraftSectionalPlanofConsolidation
20.(1)...... (2)Theprovisionsofregulation5shallapplymutatismutandistoadraftsectionalplanofconsolidation.
RegistrationofConsolidationofSections
21.(1)(a)ApplicationforregistrationofasectionalplanofconsolidationshallbeintheformofFormO inAnnexure1. (b) When registering such a sectional plan under section 23 (3) of the Act, the registrar shall allot a distinctivenumberthereto. (2)Thecertificateofregisteredsectionaltitlereferredtoinsection23(5)oftheAct,shallbeintheform ofFormQinAnnexure1. (3)Whenevertheregistrarhasissuedasectionaltitledeedundersection23(5)oftheActinlieuofthe sectionaltitledeedsreferredtoinsection23(2)(b)oftheAct,heshallcancelthelastmentionedsectional titledeeds. (4)Theregistrarshallfurnishthelocalauthorityconcernedwithacopyoftheregisteredsectionalplanof consolidation.
DraftSectionalPlanforExtensionofaSection
22.(1)...... (2)Theprovisionsofregulation5shallapplymutatismutandistoadraftsectionalplanofextensionofa section.
RegistrationofExtensionsofSections
23.(1)(a)Applicationforregistrationofasectionalplanofextensionofasectionshallbeintheformof FormOinAnnexure1. (b) When registering such a sectional plan under section 24 (7) of the Act the registrar shall allot a distinctivenumberthereto. (2)Theregistrarshallfurnishthelocalauthorityconcernedwithacopyoftheregisteredsectionalplanof extension.
DraftSectionalPlanforExtensionofaScheme
24.(1)......
(2)Theprovisionsofregulation5shallapplymutatismutandistoadraftsectionalplanofextensionofa scheme.
RegistrationofExtensionofaScheme
25. (1) (a) The application for registration of a sectional plan of extension of a scheme shall be in the formofFormOinAnnexure1. (b)Whenregisteringsuchasectionalplanundersection25(11)oftheAct,theregistrarshallallota distinctivenumberthereto. (2)Thecertificateofregisteredsectionaltitlereferredtoinsection25(10)(d)oftheAct,shallbeinthe formofFormCinAnnexure1. (3)Theregistrarshallfurnishthelocalauthorityconcernedwithacopyoftheregisteredsectionalplanof extension.
DraftSectionalPlanforExtensionoftheCommonProperty
26.(1)...... (2)Theprovisionsofregulation5shallapplymutatismutandistoadraftsectionalplanofextensionof thecommonproperty.
RegistrationofPlanofExtensionoftheCommonProperty
27.(1)(a)Anapplicationforregistrationofasectionplanofextensionofthecommonpropertyshallbe intheformofFormOinAnnexure1. (b)Whenregisteringasectionalplanundersection26(5)oftheAct,theregistrarshallallotadistinctive numberthereto. (2)Theregistrarshallfurnishthelocalauthorityconcernedwithacopyoftheregisteredsectionalplanof extension. (3)Theapplicationcontemplatedinsubregulation(1)(a)mustbeaccompaniedbyanamendedschedule as contemplated in section 11 (3) (b) of the Act, where the land to be incorporated into the communal scheme concerned is subject to conditions which are different from the conditions registered at the openingofthesectionaltitleregister.
ExclusiveUseAreas
28.(1)Theexclusiveuseareasreferredtoinsection5(3)(f)oftheActshall,wherethereismorethan onearea,benumberedanddescribedinseparateparagraphsinthecertificateofrealrightsreferredtoin section12(1)(f)oftheAct. (2)Simultaneouslywiththetransferofarighttoanexclusiveuseareareferredtoinsection27(3)and 60(3)oftheAct,theregistrarshallmakeanendorsementunderhissignatureonthescheduleofconditions referredtoinsection11(3)(b)oftheActshallnotifytheSurveyorGeneralaccordingly. (3) The provisions of subregulation (1) shall apply mutatis mutandis to a transfer, cancellation or mortgageofanyexclusiveusearea. (4)(a)Wheneveranyrealrighttoanexclusiveuseareavestsinthebodycorporateascontemplatedin section27(1)(c)orsection27(4)(b)oftheAct,theregistrarshalluponlodgmentofanapplicationbythe bodycorporate,nearlyaspracticableintheformAGinAnnexure1,issueacertificateofrealrightinfavour ofthebodycorporateintheformAHofAnnexure1. (b)Iftherealrighttosuchexclusiveuseareaishypothecated,theregistrarshallendorsethefactofthe issuing of such certificate on the registry duplicate of the bond and, if the original bond is at any time lodged with the registrars office for any purpose except cancellation, the registrar shall make a similar
endorsement thereon: Provided that the issuing of such certificate shall not prejudice any claim to compensationwhichanypersonmayhaveasaresultofthevestingofsuchright. (c) The body corporate shall produce the title deed of the real right to such exclusive use area to the registrar,togetherwiththecertificateofrealright,andtheregistrarshallthereuponendorsethefactofthe issuingofsuchcertificateonsuchtitledeed. (d)Ifthebodycorporatedoesnotproducethetitledeedoftherealrighttosuchexclusiveusearea,itmust submittotheregistraranaffidavitstatingthereasonswhyithasbeenunabletoproducethetitledeedand theregistrarshallifheorsheissatisfiedwiththereasons,endorsethefactoftheissuingofthecertificate ontheregistryduplicateofsuchtitledeed,andiftheoriginaltitledeedisatanytimelodgedwithhisorher officeforanypurpose,theregistrarshallmakeasimilarendorsementthereon. (e) The registrar shall not issue the said certificate unless a certificate has been furnished by the body corporatetotheeffectthattheprovisionsofsection27oftheActinconnectionwiththevestingofsuch righthavebeencompliedwith. 5(a)Aseparatetitledeedascontemplatedinsection27(7)oftheActmaybeobtainedbytheregistered holder from the registrar upon written application accompanied by the title deed of the right to the exclusive use area concerned and such title deed mustbe issued, nearly as practicable, in the form AI in Annexure1. (b)Iftherighttotheexclusiveuseareaconcernedissubjecttoaregisteredmortgagebond,thatbondshall be produced to the registrar by the holder thereof, upon the request by and at the expense of the applicant. (c)Beforeissuingsuchtitiedeedtheregistrarshallcausetobemadeuponthetitledeedtotheexclusive useareaconcernedanduponthemortgagebondanendorsementtotheeffectthataseparatetitledeedas contemplatedinsection27(7)oftheAct,hasbeensubstitutedfortheonetitledeedinrespectoftheright to the exclusive use area concerned and the registrar shall further make the necessary entries in the registersoftheissueoftheseparatetitledeedandshall,iftherighttotheexclusiveuseareaismortgaged, endorsethatfactuponthetitledeedsoissued. (d)Anyseparatetitledeed,whenissued,shallinrespectoftherighttotheexclusiveuseareadescribed therein,taketheplaceofthetitledeedordeedsbywhichsuchrightwaspreviouslyheldandtheissueof suchtitledeedshallnotinanymanneraffectanyrightorobligationinconnectionwithsuchrighttothe exclusiveuseareaconcerned.
Untitled29
29.Aregistrarshallnotissueacertificateofrealrightcontemplatedinsection25(6A)orsection27(1A) oftheAct,unlessaconveyancercertifies (a)thatnounitintheschemehasbeenalienated;or (b)ifanunitwasalienated,thedeveloperdisclosedtotheownerthatapplicationhasbeenmadefor theissuingofacertificateofrealrightintermsofsection25(6A)andsection27(1A)oftheAct.
Rules
30.(1)Subjecttosubregulations(2)and(3),themanagementrulesascontemplatedinsection35(2)(a) of the Act shall be those rules as set out in Annexure 8, for which, except in the case of rules 1 to 6, inclusive,rules10to13,inclusive,rule15(3)and(4),rules16to26,inclusive,rules28to45,inclusive,rules 46 (1), rules 47 to 56, inclusive, rule 57 (1) and rules 59 to 70, inclusive, other rules may be substituted, added to, amended or withdrawn by the developer when submitting an application for the opening of a sectionaltitleregister. (2)Iftheschedulereferredtoinsection11(3)(b)oftheActcontainsaconditionrestrictingtransferofa unitwithouttheconsentofanassociationwhoseconstitutionstipulatesthat
(a)allmembersofthebodycorporateofthedevelopmentschemeofwhichtheunitformspart,shall bemembersofthatassociation,and (b)thefunctionsandpowersofthebodycorporateshallbeassignedtothatassociation, thedevelopermay,whensubmittinganapplicationfortheopeningofasectionaltitleregister,substitute anymanagementrulecontainedinAnnexure8. (3) If at the commencement of the Act the members of a body corporate are all members of an associationwhoseconstitutionbindsitsmemberstoassignthefunctionsandpowersofthebodycorporate tothatassociation,themanagementrulescontainedinAnnexure8shallnotapply. (4)ThemanagementrulessetoutinAnnexure8maybeaddedto,amendedorrepealedbyunanimous resolutionofthebodycorporate:Providedthatnosuchaddition,amendmentorrepealshallbemadeuntil suchtimeasthereareowners,otherthanthedeveloper,ofatleast50percentoftheunitsinthescheme saveinthecaseofabodycorporatewhichisestablishedinaschemewhichwasapprovedintermsofthe SectionalTitlesAct,1971. (5) The conduct rules as contemplated in section 35 (2) (b) of the Act shall be those rules set out in Annexure9. (6) The notification referred to in section 35 (5) of the Act shall be in the form set out in Form V in Annexure1. (7)ThebodycorporateshallnotifytheRegistrarofanyadditionto,amendmentoforrepealofconduct rulesascontemplatedinsection35(2)(b)oftheActintheformsetoutinFormVofAnnexure1.
DestructionoforDamagetoBuildingandTransferofInterest
31. (1)Whenever a building orbuildings are damaged or deemed to be destroyed as contemplated in section 48 and a scheme has been authorized as provided for in section 48 (3) (a) of the Act, the body corporateshallnotifytheregistrar.ThenotificationshallbeintheformofFormXofAnnexure1. (2)*Thenotificationtotheregistrarpursuanttosubregulation(1)shallbeaccompaniedbyaschedulein termsofsection5(3)(g)oftheActwhichshallexcludereferencetoanysectionwhichhasbeendestroyed, andtheaffectedtitleoftheowneroftheunitorholderofanyrealrightstogetherwiththeconsentofthe holderofanymortgagebondorholderofanyrealrightsfordisposalthereof. (3)Theregistrarshallgiveeffecttotherequirementsascontemplatedbysection48(3)(a)(ii)oftheAct, bymakinganappropriateendorsementontherelevantdeeds. (4)TheregistrarshalladvisetheSurveyorGeneralandthelocalauthorityofanyregistrationpursuantto section 48 of the Act, which advice shall be accompanied by a copy of the schedule referred to in subregulation(2),inthecaseofthelocalauthority,andbytheoriginal,inthecaseoftheSurveyorGeneral. (5) On receipt of the notification pursuant to subregulation (4), the SurveyorGeneral shall make the requiredamendmentsandendorsementsonthesectionalplanandthedeedsregistrycopythereof.
NotificationofDestructionofBuilding
32.Thenotificationreferredtoinsection49(1)oftheAct,shallbeintheformofFormYinAnnexure1.
SectionalMortgageBonds
34.A sectional mortgage bond hypothecating aunitheld under a sectional title deed or an exclusive use areaortherighttoextendaschemeheldunderacertificateofrealright,shallbesubstantiallyintheform ofFormZinAnnexure1,andshallbepreparedbyaconveyancerandbesignedbythemortgagor,orhis dulyauthorizedagent,inthepresenceofaconveyancer,andthesaidformshallbesuitablyadaptedwhen hypothecating land held under a sectional title deed or a registered notarial lease or sublease or other registeredrealright.
FeesofOffice
35.(1)Thefeesofofficetobechargedinrespectofanyact,matter,orthingrequired,orpermitted,to be done in or in relation to a deeds registry shall be those as specified in the schedule of fees of office, publishedintermsofregulation84oftheRegulationsintermsoftheDeedsRegistriesAct,1937(Act47of 1937),(GovernmentNoticeR474of29March1963). (2)Thefeesofofficetobechargedinrespectofanyact,matterorthingrequiredorpermitted tobe done in or in relation to an office of the SurveyorGeneral, shall be those fees as is determined in accordancewithsection9oftheLandSurveyAct,1997(Act8of1997). (3) The fees of office referred to in subregulations (1) and (2) shall be paid in cash, by postal order, chequeorinsuchothermannerdeterminedbytheChiefRegistrarofDeedsorChiefSurveyorGeneral.
EndorsementorEntriesonRegisteredDeedsorotherDocumentsorinRegisters
38. Endorsements or entries required by these Regulations to be made on registered deeds or other documents orin registers may be made thereon or therein by means of rubber stamp or handwriting or typewriting,andshallbesignedanddatedbytheregistrarwhoshallbelowhissignaturestatetheoffice heldbyhim,andwhoshallinitialanyalterationorinterlineationtoanendorsementorentry.
ArbitrationProceedings
39.TheprovisionsoftheArbitrationAct,1965(Act42of1965),shall,insofarasthoseprovisionscanbe applied,applymutatismutandiswithreferencetoarbitrationproceedingsundertheAct.
Conveyancers'Files
40.(1)EveryconveyancershallkeepinhisorherfiletherespectivedocumentssetoutinAnnexure6to theseRegulationsinrespectofthefollowingtransactions: (a)Transfersofownershipintermsofsection15B(1)(a)oftheAct; (b)transfersofownershipintermsofsections17(3),19(3)and34(4)oftheAct;and (c)sectionalmortgagebondsreferredtoinsection15B(1)(c)oftheActinrespectofwhichheorshe hassignedthebondaspreparer. (2)Theconveyancerwhohaspreparedthedocumentscontemplatedinsubregulation(1),shallretainhis orherfile,withsuchdocumentsasisprescribedrelatingtothetransactioninquestion,foraperiodofat leastsixyearsafterthedateofregistrationofsuchdocument. (3) Every conveyancer shall take such reasonable precautions for the safe custody of his or her file as maybenecessary.
CertifiedCopies
42.AcertifiedcopyofanapprovedsectionalplanshallonlybeissuedbyaSurveyorGeneralandshall not be issued prior to the registration thereof, unless the written consent of the architect and the land surveyorconcerned,oranypersonlegallyentitledtoactonhisbehalf,isproducedtotheSurveyorGeneral: ProvidedthatsuchconsentshallnotberequirediftheSurveyorGeneralhasbeensuppliedwithevidence that such architect or land surveyor has unreasonably withheld his consent or has failed to respond in a reasonabletimetoanoticerequestingauthorizationfortheissueofacertifiedcopy.
ExaminationinConnectionwiththePreparationofDraftSectionalPlans
43.(1)Thesyllabusfortheexaminationthathastobesetforalandsurveyororarchitect,whohasbeen requiredbytheChiefSurveyorGeneraltositforanexaminationinconnectionwiththepreparationofa draftsectionalplanintermsofsection5(2)oftheAct,shallconsistof (a)comprehensiveknowledgeofallmatterscoveredbytheActandtheRegulations;
(b)knowledgeofallmattersrelatingtotheregistrationorcancellationofrealrightsinlandinrespect of grants, transfers, leases, subdivisions, consolidations, servitudes, bonds, mineral and surface rights, nationalbuildingregulationsasmadeundertheNationalBuildingRegulationsandBuildingStandardsAct, 1977(Act103of1977),andtownplanningschemes;and (c)comprehensive knowledge of all matters relating to the duties, responsibilities and professional conductoflandsurveyorsandarchitectsascoveredbytheirrespectiveprofessionalActs. (2)ThereisherebyestablishedacommitteetobeknownastheSectionalTitlesExaminationCommittee whichshallconsistofthefollowingmembersappointedbytheDirectorGeneral,namely: (a)theChiefSurveyorGeneralwhoshallbeChairmanoftheCommittee; (b)onepersonnominatedbytheSouthAfricanCouncilforProfessionalLandSurveyorsandTechnical Surveyors;and (c)onepersonnominatedbytheSouthAfricanCouncilforArchitects. (3)AllthemeetingsoftheSectionalTitlesExaminationCommitteeshallbeheldatsuchtimeandplaceas theChairmanoftheCommitteemaydetermine. (4)TwomembersoftheSectionalTitlesExaminationCommitteeshallformaquorumforanymeeting thereof. (5)TheSectionalTitlesExaminationCommitteemaydeterminetheprocedureatitsmeetings. (6)AresolutionoftheSectionalTitlesExaminationCommitteecontainedinwritingandsignedbyatleast twoofthemembersofthecommitteeshallbevalidalthoughnomeetingwasheldtopasstheresolution. (7)ThefunctionsoftheSectionalTitlesExaminationCommitteeinrespectoftheexaminationsshallbe to (a)appointanexaminerandamoderator; (b)makearrangementswiththeSouthAfricanCouncilforProfessionalLandSurveyorsandTechnical SurveyorsandtheSouthAfricanCouncilforArchitectsregardingdate,time,place,feesandothermatters incidentaltoconductingsuchexamination;and (c)determinepassmarkanddurationofpaper. (8) The examiner and the moderator appointed in terms of subregulation (7) (a) shall make the examinationresultsavailabletotheChiefSurveyorGeneralDirector,andthenamesofthelandsurveyors andarchitectswhoweresuccessfulintheexaminationshallbeplacedonaregister,tobemaintainedby the Chief SurveyorGeneral, comprising the names of those persons entitled to undertake sectional title work: Provided that in the event of the examiner and the moderator disagreeing with regard to the examination questions or the marking of the papers, the final decision will rest with the Chief Surveyor General.
Extensionofperiodreferredtoinsection60(1)(b)(iii)oftheAct
44.Theperiodduringwhichadevelopermayapplyforacertificateofrealrightinrespectofarightof extensionofabuildingacquiredintermsofsection18oftheSectionalTitlesAct,1971,ascontemplatedin section60(1)(b)oftheSectionalTitlesAct,1986,isextendedto31December2001.
Annexure1Forms
FORMB
Preparedbyme ................................................................
CONVEYANCER (Statesurnameandinitialsinblockletters) APPLICATIONUNDERSECTION11(1)OFTHESECTIONALTITLESACT,1986 I,theundersigned,....................................(nameofdeveloper),herebyapplytotheRegistrarofDeeds .............................for *1.theopeningofasectionaltitleregisterintermsoftheprovisionsofsection12(1)(b)oftheSectional TitlesAct,1986,andtheregistrationoftheattachedsectionalplanintermsoftheprovisionsofsection 12(1)(a)oftheaforesaidAct,inrespectoftheschemeknownas......SGNo.......andheldunderTitle DeedNoT......../19.......; *2.theissueofcertificatesofregisteredsectionaltitleintermsoftheprovisionsofsection12(1)(d)of theaforesaidActinrespectofthesectionsshownonthesaidsectionalplan; *3.theissueofacertificateofrealrightintermsoftheprovisionsofsection12(1)(e)oftheaforesaid Actinrespectofanyprovisointermsofsection25(1); *4.theissueofacertificateofrealrightintermsoftheprovisionsofsection12(1)(e)oftheaforesaid Actinrespectofanyreservationintermsofsection25(6A); *5theissueofacertificateofrealrightintermsoftheprovisionsofsection12(1)(f)oftheaforesaidAct inrespectofarightofexclusiveusereferredtoinsection27(1); *6theissueofacertificateofrealrightintermsoftheprovisionsofsection12(1)(f)oftheaforesaidAct inrespectofarightofexclusiveusereferredtoinsection27(1A). Signedat.....................................................on..................................................................... .................................................... SignatureofDeveloper *Deletewhicheverisinapplicable
FORMC
Preparedbyme ................................................................ CONVEYANCER (Statesurnameandinitialsinblockletters) CERTIFICATEOFREGISTEREDSECTIONALTITLEISSUEDUNDER*SECTION12(1)(d)/25(11)(c)OFTHE SECTIONALTITLESACT,1986 I,RegistrarofDeedsat...............................herebycertifythat...........................istheregisteredownerof aunitconsistingof (a)SectionNo...............asshownandmorefullydescribedonSectionalPlanNoSS.......inthescheme knownas................inrespectofthelandandbuildingorbuildingssituatedat*..............ofwhichsection thefloorarea,accordingtothesaidsectionalplanis...............squaremetresinextent;and
(b)anundividedshareinthecommonpropertyintheschemeapportionedtothesaidsectionin accordancewiththeparticipationquotaasendorsedonthesaidsectionalplan. Theunitissubjecttoorshallbenefitby (i)theservitudes,otherrealrightsandconditions,ifany,ascontainedintheScheduleofconditions referredtoinsection11(3)(b)andtheservitudesreferredtoinsection28oftheSectionalTitlesAct, 1986;and (ii)anyalterationtothebuildingorbuildingsortoasectionortothecommonpropertyshownonthe saidsectionalplan. Signedat...................................................on....................................................................... (SealofOffice) ......................................... RegistrarofDeeds *Deletewhicheverisinapplicable
FORMD
SECTIONALTITLEFILE SectionalTitleFileNoSS............./19............... Nameofscheme..................................................................................................................... Placewherebuildingissituated(i.e.nameoftownship/suburbandlocalauthority) .............................................................................................................................................. ..............................................................................................................................................
FORMF
Preparedbyme ................................................................ CONVEYANCER (Statesurnameandinitialsinblockletters) CERTIFICATEOFREALRIGHTUNDERSECTION12(1)(e)OFTHESECTIONALTITLESACT,1986 WHEREAS................................................................................(hereinaftercalledthedeveloper)has appliedfortheregistrationofasectionalplanintermsofsection11(1)oftheSectionalTitlesAct,1986, *ANDWHEREASthedeveloperhasreservedfor*himself/herselftherighttoextendtheschemeas contemplatedinsection25(1)oftheAct; *ANDWHEREASnoreservationwasmadebythedeveloperintermsofsection25(1)oftheActandthe bodycorporatehasnotbeenestablished; NOW,therefore,inpursuanceoftheprovisionsofthesaidAct,I,theRegistrarofDeedsat.................... doherebycertifythatthedeveloperor*his/hersuccessorintitleistheregisteredholderoftherightto
erectandcompletefromtimetotimewithinaperiodof................for*his/herpersonalaccount *...................onthespecifiedportionofthecommonpropertyasindicatedontheplanreferredtoin section25(2)(a)oftheAct,filedinthisoffice,andtodividesuchbuildingorbuildingsintoasectionor sectionsandcommonproperty,andtoconfertherightofexclusiveuseoveraportionofsuchcommon propertyupontheownerorownersofoneormoreunitsintheschemeknownas ..............................................................................................................inrespectofthelandandbuilding orbuildingssituateat*...........................................andshownonSectionalPlanNo SS........................................... Signedat.....................................................on...................................................................... SealofOffice .............................................................. RegistrarofDeeds *Deletewhicheverisinapplicable
FORMG
Preparedbyme ................................................................ CONVEYANCER (Statesurnameandinitialsinblockletters) CERTIFICATEOFREALRIGHT:EXCLUSIVEUSEAREAS [Intermsofsection12(1)(f),25and27oftheSectionalTitlesAct,1986] *WHEREAS..............................................................................(hereinaftercalledthedeveloper)has appliedfortheregistrationofasectionalplanintermsofsection11(1)oftheSectionalTitlesAct,1986, *WHEREAS..............................................................................(hereinaftercalledthedeveloper)has appliedfortheregistrationofasectionalplanofextensionintermsofsection25oftheSectionalTitles Act,1986, *ANDWHEREASthedeveloperhasintermsofsection5(3)(f)ofthesaidActdelineatedcertainexclusive useareasonthesectionalplan; *ANDWHEREASnoreservationwasmadebythedeveloperintermsofsection27(1)(a)ofthesaidAct andthebodycorporatehasnotyetbeenestablished; NOW,therefore,I,theRegistrarofDeedsat....................,doherebycertifythatthedeveloperisthe registeredholderoftherighttothefollowingexclusiveuseareas,namely..................,formingpartofthe commonpropertyanddelineatedassuchonSectionalPlanNoSS......................intheschemeknownas* ..............................situatedat* Signedat...................................................on....................................................................... (SealofOffice) ......................................... RegistrarofDeeds
*Deletewhicheverisinapplicable. Discloseeachtypeofexclusiveuseareaseparately. Disclosenameoftown/suburb/localauthority/descriptionoffarm.
FORMH
Preparedbyme ................................................................ CONVEYANCER (Statesurnameandinitialsinblockletters) DEEDOFTRANSFER Beitherebymadeknown: That.......................appearedbeforemeat..............beingdulyauthorizedtheretobyapowerofattorney grantedtohimorherby.............datedthe............dayof...............andsignedat......................andthesaid appearerdeclaredthat (Hereinsertanappropriaterecitalofthenatureanddateofthetransactionorthecircumstances necessitatingtransferaswellasthecompensation)andthatheorsheinhisorhercapacityasaforesaid, did,bythesepresents,cedeandtransfer,infullandfreeproperty,toandonbehalfof...................... *1.Aunitconsistingof (a)SectionNo...............asshownandmorefullydescribedonSectionalPlanNoSS.........inthescheme knownas.............inrespectofthelandandbuildingorbuildingssituatedat*.........ofwhichsectionthe floorareaaccordingtothesaidsectionalplanis............squaremetresinextent;and (b)anundividedshareinthecommonpropertyintheschemeapportionedtothesaidsectionin accordancewiththeparticipationquotaasendorsedonthesaidsectionalplan. Heldbyvirtueof*................................................................................... *2.Hereinsertthedescriptionofthelandtobeconveyed,theextentthereof,andcomplywiththe provisionsoftheregulationspromulgatedundertheDeedsRegistriesAct,1937(Act47of1937),with referencetotheextendingclauseandtheconditionsgoverningtheunit. *3.Alltheright,titleandinterest(hereinsertthesharetobealienatedifnotthefullinterest)intheland andbuildingorbuildingsintheschemeknownas...................................... ..........................................................situatedat*...........................whichinterestconsistingof*Section No...........................inextent...........asshownandmorefullydescribedonSectionalPlanNo SS...............and*undividedshare/undividedsharesinthecommonpropertyapportionedinaccordance withtheparticipationquotaasendorsedonthesaidsectionalplan. Heldbyvirtueof*...................................................... Thesaid*unit/interestissubjecttoorshallbenefitby *(i)theservitudes,otherrealrightsandconditions,ifany,ascontainedinthescheduleofconditions referredtoinsection11(3)(b)andtheservitudesreferredtoinsection28oftheSectionalTitlesAct, 1986(Act95of1986);and (ii)anyalterationtothebuildingorbuildingsortoasectionortothecommonpropertyshownonthe saidsectionalplan. (iii)(Insertthespecialconditionsendorsedagainstthetitledeedcontainedtherein.)
Whereforealltheright,titleandinterestwhichthetransferorheretoforehadtotheunitaforesaidis renounced,andinconsequenceitisalsoacknowledgedthatthetransferorisentirelydispossessedof, anddisentitledto,thesame,andthat,byvirtueofthesepresentstheaforesaidtransfereenowisentitled thereto,theStatehowever,reservingitsrights. Signed,executedandsealedat..............................................on.............................................. ......................................... q.q.Signatureofappearer Inmypresence ......................................... RegistrarofDeeds *Deletewhicheverisinapplicable. Stateeachunitinseparateparagraph. Disclosenameoftown/suburb/localauthority/descriptionoffarm. Omitintheeventoftransferofland. Statetypeofsectionaldeed(s)andthenumber(s)thereof.
FORMI
Preparedbyme ..................................................................... ATTORNEY/NOTARY/CONVEYANCER (Usewhicheverisapplicable) ..................................................................... (Statesurnameandinitialsinblockletters.) TheRegistrarofDeeds ................................................... APPLICATIONUNDERSECTION15B(5)OFTHESECTIONALTITLESACT,1986 I,.......................................................................jointownerof...................................... ..............................................................(furnishparticularsofunit)heldbyme,byvirtueof*..................... herebyapplyforacertificateofregisteredsectionaltitleinrespectofmy....................(stateextentofthe share)shareintheaforesaidunit. .......................................... Applicant .......................................... Dateandplace
FORMJ
Preparedbyme ..................................................................
CONVEYANCER .................................................................. (Statesurnameandinitialsinblockletters.) CERTIFICATEOFREGISTEREDSECTIONALTITLEISSUEDUNDERSECTION15B(5)OFTHESECTIONAL TITLESACT,1986 I,RegistrarofDeedsat...............................,herebycertifythat.................................................................. istheregisteredownerofanundivided...........................shareinaunitconsistingof (a)SectionNo.......asshownandmoredescribedonSectionalPlanNoSS........intheschemeknown as.....................inrespectofthelandandbuildingorbuildingssituateat*.................ofwhichsectionthe floorarea,accordingtothesaidsectionalplan,is.........squaremetresinextent;and (b)anundividedshareinthecommonpropertyintheschemeapportionedtothesaidsectionin accordancewiththeparticipationquotaasendorsedonthesaidsectionalplan. Heldbyvirtueof*....................................................... Theunitissubjecttoorshallbenefitby (i)theservitudes,otherrealrightsandconditions,ifany,ascontainedinthescheduleofconditions referredtoinsection11(3)(b)andtheservitudesreferredtoinsection28oftheSectionalTitlesAct, 1986;and (ii)anyalterationtothebuildingorbuildingsortoasectionortothecommonpropertyshownon thesaidsectionalplan. (iii)(Insertthespecialconditionsendorsedagainstthetitledeedorcontainedtherein.) Signedat............................................on................................................................................ SealofOffice ...................................................... RegistrarofDeeds
FORML
Preparedbyme .................................................................. CONVEYANCER ................................................................. (Statesurnameandinitialsinblockletters.) DEEDOFTRANSFER [Undersection19(3)oftheSectionalTitlesAct,1986] Beitherebymadeknown: WHEREAStheundermentionedlandhasbeenexpropriatedby.................................
(herestatenameofTransfereeandquoteauthority)whichlandisatpresentregisteredunderSectional TitleDeedsNos..................................intheDeedsRegistryat.................................................... ANDWHEREASacertificatereferredtoinsection31(4)(a)oftheDeedsRegistriesAct,1937,hasbeen furnishedtomebythetransfereetotheeffectthattheprovisionsofanylawinconnectionwiththe changeofownershipinthelandinconsequenceofexpropriation,havebeencompliedwith. NOW,thereforebyvirtueoftheauthorityvestedinmebysection19oftheSectionalTitlesAct,1986, I,theRegistrarofDeedsat................doherebytransferinfullandfreepropertytoandinfavourof .....................................................................................(hereinsertnameofTransferee) ......................................(hereinsertthedescriptionofthepropertybeingtransferredandrefertothe diagramannexedorthediagramdeedandconditionsoftitle.) NOWthereforetheregisteredownersareentirelydispossessedofanddisentitledtothesaidlandand byvirtueofthisdeedthesaidtransferee.............................................(hereinsertnameofTransferee) nowisentitledthereto,theStatehoweverreservingitsrights. Signedat...................................................on.................................................................. ................................................................. RegistrarofDeeds Sealofoffice
FORMM
Preparedbyme ............................................... CONVEYANCER ................................................ (Statesurnameandinitialsinblockletters.) DEEDOFCESSIONOF.................................(hereinsertservitudeorrights UNDERSECTION19(3)OFSECTIONALTITLESACT,1986 WHEREAStheundermentioned........................................................................(statewhetherservitudeor otherright)has/havebeen.......................expropriatedby(quoteauthority) ..................................................................................................over/inanduponportion/theland, comprisedinthecommonpropertyintheschemeknownas ...............................................................................No.........................situateat ...................................(disclosenameoflocalauthority)which.................................is/areatpresent registeredinthenameof...................................................................(disclosenameofholderofservitude orotherright)under..........................................(statenatureoftitleandnumber); ANDWHEREASacertificatehasbeenfurnishedtomeundersection32(4)oftheDeedsRegistriesAct, 1937,bythecessionarytotheeffectthattheprovisionsofanylawinconnectionwiththeexpropriation ofsuch................................(stateservitudeorotherright)havebeencompliedwith; NOWthereforebyvirtueoftheauthorityvestedinmebysection19oftheAct,I,theRegistrarofDeeds at........................................doherebycedeto........................... (statenameofcessionary) *1.........................................................................................................................
(Intheeventofaservitudethedescriptionornaturethereofwithreferencetoanydiagram,ifannexed.) over.......................................................................... (Descriptionandextentofland.) 2......................................................................................................................... (Inthecaseofotherrightsthedescriptionthereof.)inandupon......................... (descriptionofandextentofland,withreferencetodiagramorsectionplanandancillaryrights,ifany). InwitnesswhereofI,thesaidRegistrar,havesignedthisdeedat................................,on........................... ................................................................ RegistrarofDeeds Sealofoffice
FORMO
Preparedbyme ....................................................................... ATTORNEY/NOTARY/CONVEYANCER ....................................................................... (Statesurnameandinitialsinblockletters.) APPLICATIONUNDERSECTION*22(1),23(1),24(6),25(9),26(5)OR27(1)OFTHESECTIONALTITLES ACT,1986 I,theundersigned.....................,doherebyapplytotheRegistrarofDeedsat....................for: 1.Theregistrationoftheattachedsectionalplanofsubdivisionofasection/consolidationof sections/extensionofsections/extensionofschemebyadditionofsections/extensionofschemebythe additionoflandtothecommonproperty*intermsoftheprovisionsofsection22(1)/23(1)/24(6)/25 (9)/26(5)/27(1)*oftheSectionalTitlesAct,1986,inrespectof*sectionNo................,formerly section/sectionsNo/Nos.........asshownandmorefullydescribedonsectionalplanNoSS.........inthe schemeknownas.................inrespectofthelandandbuildingorbuildingssituateat*.........andheld under*.................. 2.Theissueofcertificatesofregisteredsectionaltitleintermsoftheprovisionsofsection*22(5)/23 (5)/25(11)oftheaforesaidActinrespectofthesectionsshownonthesaidsectionalplanof *subdivision/consolidation/extension. 3.Theissueofacertificateofrealrightinrespectofarighttoexclusiveuseascontemplatedbysection 27(1)(ifapplicable) Signedat..................................................,on...................................................................... .............................. SignatureofOwner _______________________________________ *Deletewhicheverisnotapplicable. Disclosenameoftown/suburbandlocalauthority.
Tobeadaptedforextensionofsectionsand/orcommonproperty. Statetypeofsectionaldeed(s)andthenumber(s)thereof.
FORMP
Preparedbyme .................................................................. CONVEYANCER ................................................................ (Statesurnameandinitialsinblockletters.) CERTIFICATEOFREGISTEREDSECTIONALTITLEUNDERSECTION22(5)OFTHESECTIONALTITLESACT, 1986 Whereas......................hasmadeapplicationforthesubdivisionofSectionNo...........asshownand morefullydescribedonSectionalPlanNoSS.............intheschemeknownas........................inrespectof thelandandbuildingorbuildingssituateat*...............andheldunder*.....................inaccordancewith aplanofsubdivision; AndwhereasthesectionalplanofsubdivisionhasbeenregisteredbymeasSectionalPlanNo SS.................. Now,therefore,I,RegistrarofDeeds..............at..................herebycertifythat.............aforesaidis theregisteredownerofaunitconsistingof (a)SectionNo...............asshownandmorefullydescribedontheaforesaidsectionalplan,inthe schemeknownas..................inrespectofthelandandbuildingorbuildingssituateat*......ofwhich sectionthefloorarea,accordingtothesaidsectionalplanis..........squaremetresinextent;and (b)anundividedshareinthecommonpropertyintheschemeapportionedtothesaidsectionin accordancewiththeparticipationquotaasendorsedonthesaidsectionalplan. Theunitissubjecttoorshallbenefitby (i)theservitudes,otherrealrightsandconditions,ifany,ascontainedinthescheduleofconditions referredtoinsection11(3)(b)andtheservitudesreferredtoinsection28oftheSectionalTitlesAct, 1986,and (ii)anyalterationtothebuildingorbuildingsortoasectionortothecommonpropertyshownon thesaidsectionalplan. (iii)(Insertthespecialconditionsimposed,endorsedagainstthetitledeedorcontainedtherein.) Signedat..............................................................on.............................................. SealofOffice ...................................................... RegistrarofDeeds
FORMQ
Preparedbyme .................................................................. CONVEYANCER
................................................................. (Statesurnameandinitialsinblockletters.) CERTIFICATEOFREGISTEREDSECTIONALTITLEUNDERSECTION23(5)OFTHESECTIONALTITLESACT, 1986 Whereas.........................................hasmadeapplicationfortheconsolidationofhisSectionsNos ...............asshownandmorefullydescribedonSectionalPlanNoSS......intheschemeknownas ..............inrespectofthelandandbuildingorbuildingssituateat*................andheldunder* ....................inaccordancewithasectionalplanofconsolidation; AndwhereastheplanofconsolidationhasbeenregisteredbymeasSectionalPlanNoSS......... Now,therefore,I,RegistrarofDeedsat...........herebycertifythat..................aforesaidisthe registeredownerofaunitconsistingof (a)SectionNo...........asshownandmorefullydescribedontheaforesaidsectionplan,inthescheme knownas...............inrespectofthelandandbuildingorbuildingssituateat*.........ofwhichsectionthe floorarea,accordingtothesaidsectionalplan,is.....squaremetresinextent;and (b)anundividedshareinthecommonpropertyapportionedtothesaidsectioninaccordancewiththe participationquotaasendorsedonthesaidsectionalplan. Theunitissubjecttoorshallbenefitby (i)theservitudes,otherrealrightsandconditions,ifany,ascontainedinthescheduleofconditions referredtoinsection11(3)andtheservitudesreferredtoinsection28oftheSectionalTitlesAct,1986; and (ii)anyalterationtothebuildingorbuildingsortoasectionortothecommonpropertyshownon thesaidsectionalplan. (iii)(Insertthespecialconditionsendorsedagainstthetitledeedorcontainedtherein.) Signedat...........................................on............................................................................. SealofOffice .......................................... RegistrarofDeeds
FORMR
Preparedbyme .................................................................. CONVEYANCER .................................................................. (Statesurnameandinitialsinblockletters.) CERTIFICATEOFREALRIGHTUNDERSECTION25(6)OFTHESECTIONALTITLESACT,1986 Whereastherighttoextendtheschemevestswiththebodycorporateof..................underthe provisionsofsection25(6)oftheAct:
Now,therefore,I,theRegistrarofDeedsat..........................,inpursuanceoftheprovisionsofthesaid Act,doherebycertifythatthesaidbodycorporateistheregisteredholderoftherighttoerectand completefromtimetotime*........................................onthespecifiedportionofthecommonproperty asindicatedontheplan[referredtoinsection25(2)(a)oftheAct]filedinthisoffice,andtodividesuch buildingorbuildingsintoasectionorsectionsandcommonpropertyandtoconfertherightofexclusive useoverportionsofsuchcommonpropertyupontheownerorownersofoneormoreoftheunitsinthe schemeknownas.............,inrespectofthelandandbuildingorbuildingssituateat*................and shownonSectionalPlanNoSS.................. Signedat.......................................................on............................................................... SealofOffice .......................................... RegistrarofDeeds
FORMV
Registrar'snumberofSectionalPlanSS.............................................................................. RegistrarofDeeds ....................................... NOTIFICATIONUNDERSECTION35(5)ANDREGULATION30(3)AND(4)*OFTHESECTIONALTITLES ACT,1986 We,.................and.............(onlytwotrusteesrequiredtosign),theundersignedtrusteesofthebody corporateofthe................schemeknownas..............,No.........situateat*...................,herebygive noticethaton..................theBodyCorporatemadethefollowingrules(setoutintheSchedule)which havebeeninitialledbythetrusteesforidentificationforthecontrolandmanagementofthebuildings: *(a)ManagementRules(*insubstitutionof,additiontoorwithdrawalof,orinamendmentofthe existingrules). *(b)ConductRules(*insubstitutionof,additionto,orwithdrawalof,orinamendmentofthe existingrules). Therulesreferredtoinparagraph(a)havebeenmadebyunanimousresolutionofthemembersofthe bodycorporate. Therulesreferredtoinparagraph(b)havebeenmadebyspecialresolutionofthebodycorporate. Address:............................................................... ............................................................... ............................................................... ................................................................ Trustee. ................................................................ Trustee. ................................................................ Date
FORMW
Preparedbyme: ....................................................................... Conveyancer ....................................................................... (Statesurnameandinitialsinblockletters.) CERTIFICATEOFESTABLISHMENTOFBODYCORPORATEINTERMSOFTHEPROVISIONSOFSECTION36 (1)OFTHESECTIONALTITLESACT,1986 I,RegistrarofDeedsat................................................herebycertifythatabodycorporatedesignated astheBodyCorporateoftheschemeknownas.......................................,No.................,isdeemedtobe establishedwitheffectfrom............................... Signedat........................................................................on.......................................... Sealofoffice ......................................... RegistrarofDeeds
FORMX
TheRegistrarofDeeds ............................................ NOTIFICATIONINTERMSOFREGULATION31(1)UNDERTHESECTIONALTITLESACT,1986 We,..............................and..................................,trusteesoftheBodyCorporateofthescheme knownas........................No....................,herebygivenoticethatintermsofsection48oftheabove mentionedActthebuildingorbuildingshavebeendamagedoraredeemedtohavebeendestroyedas contemplatedinsection48(1)oftheAct,onaccountof........................................ ..................................................................(statewhybuildingorbuildingsaredamagedordeemedtobe destroyed),andthattheownershavebyaunanimousresolution/orderofcourt,*beenauthorisedto rebuildandreinstateinwhole/orinpart*thebuildingorbuildings*andtotransfertheinterestofowners whosesectionshavebeenwhollyorpartlydestroyedtotheotherowners. Thefollowingdocumentsareattached: (a)Acopyoftheunanimousresolution,certifiedbyus;or (b)acopyoftheorderofcourtcertifiedbytheregistrarofthecourt. Address:............................................................... ............................................................... ............................................................... ................................................................
Trustee. ................................................................ Trustee. ................................................................ Date Delete(a)or(b).
FORMY
TheRegistrarofDeeds ..................................................... NOTIFICATIONUNDERSECTION49(1)OFTHESECTIONALTITLESACT,1986 We,....................................and...........................,trusteesoftheBodyCorporateof theschemeknownas.......................No..........................,herebygivenoticethatintermsof section48oftheActthebuildingorbuildingsaredeemedtobedestroyedonaccountof .............................................................................................................................................. .............................................................................................................................................. ............................................................................................................................................. ...............................................................(statewhythebuildingorbuildingsaredeemedtobedestroyed), andthattheownershavebyunanimousresolutionresolvednottorebuildthebuildingorbuildings. Thefollowingdocumentsareattached: (a)Acopyoftheunanimousresolutionoftheownersthatthebuildingorbuildingsaredeemedto bedestroyed,ascertifiedbyus,*togetherwiththewrittenagreementoftheholdersofregistered sectionalmortgagebondsandtheagreementofpersonswithregisteredrealrights;or *(b)acopyoftheorderofthecourtthatthebuildingorbuildingsaredeemedtobedestroyed, certifiedbytheregistrarofthecourt;and (c)copyofunanimousresolutionoftheownersnottorebuild,ascertifiedbyus. Address:............................................................... ............................................................... ............................................................... ................................................................ Trustee. ................................................................ Trustee. ................................................................
Date
FORMZ
Preparedbyme .................................................................. CONVEYANCER .................................................................. (Statesurnameandinitialsinblockletters.) SECTIONALMORTGAGEBONDHYPOTHECATING*AUNIT/ANEXCLUSIVEUSEAREA/THERIGHTTO EXTENDASCHEME/OTHERREGISTEREDREALRIGHTS I,theundersigned...............................(hereinafterreferredtoasthemortgagor),doherebydeclare myselftobelawfullyindebtedandboundto.................................(hereinafterreferredtoasthe mortgagee)intheamountof(inwordsandfigures)....................and(inwordsandfigures)............... beingtheadditionalamountreferredtointheconditionsannexed,arisingfromandbeing...............and assecurityfortheabove,Iherebybindasa*......................mortgage,subjecttotheconditionssetoutin theannexuretothisbond*: (1)*Aunitconsistingof (a)SectionNo.........asshownandmorefullydescribedonSectionalPlanNoSS.............inthe schemeknownas....................inrespectofthelandandbuildingorbuildingssituateat*...................of whichthefloorarea,accordingtothesaidsectionalplan,is..............squaremetresinextent;and (b)anundividedshareinthecommonpropertyintheschemeapportionedtothesaidsectionin accordancewiththeparticipationquotaasendorsedonthesaidsectionalplan. Heldunder*....................................................... (2)*Anexclusiveuseareadescribedas...................No..........measuring......................beingassuch partofthecommonproperty,comprisingthelandandtheschemeknownas.............inrespectofthe landandbuildingorbuildingssituateat*...................asshownandmorefullydescribedonSectional PlanNoSS............heldunder*CertificateofRealRight/NotarialDeedofCessionNoSK.............. (3)*Therighttoerectandcompletefromtimetotimewithinaperiodof......................for *my/our/itspersonalaccount*..............onthespecifiedportionofthecommonpropertyasindicatedon theplan[asreferredtoinsection25(2)(a)oftheAct]andtodividesuchbuildingorbuildingsintoa sectionorsectionsandcommonpropertyandtoconfertherightofexclusiveuseoverportionofsuch commonpropertyupontheownerorownersofoneormoresectionsinrespectofthelanddescribedas ...................andintheschemeknownas..................inrespectofthelandandbuildingorbuildings situateat*.................andshownonSectionalPlanNoSS.........andheldunder*CertificateofReal Rights/NotarialDeedofCessionNoSK........ Signedat.........................................................on................................................................ .................................................................. Mortgagor/orhisdulyauthorizedagent Beforeme.......................................Conveyancer................................... Registeredat...................................on...................................................
SealofOffice ......................................... RegistrarofDeeds TheAnnexuretothebondshallbesignedbythemortgagorandtheconveyancerattheendthereofand whenitconsistsofmorethanonepage,eachadditionalpageshallbeinitialedbythesaidparties.The formmustbeadaptedifotherrealrightsaremortgaged.(Followthedescriptionoftherealrightasit appearsonthetitleoftheright.)
FORMSABandAC
Omitted
FORMAD
SECTIONALTITLESACT,1986 NOPARTOFBUILDING(S)LETFORRESIDENTIALPURPOSES AFFIDAVIT I,theundersigned,................................................................................................................ doherebymakeoathandsaythat: 1.Thedeveloperinthesectionaltitledevelopmentschemeknownas...........situatedonErf...........in ......................Township('thescheme'),is.............. 2.Ihavebeendulyauthorisedbyresolutionofthedeveloper,dated..............(acertifiedcopyof whichresolutionisannexedhereto),todeclarethat,inregardtosection4(3)oftheSectionalTitlesAct, 1986,asamended('theAct'),theprovisionsofthesaidsectiondonotapplytothescheme,inthatno partofthebuilding(s)comprisedintheschemeandwhich,afteradivisionofthebuilding(s),will constituteaunitorunitstherein,hasbeenletwhollyorpartiallyforresidentialpurposes. 3.Iamabletodeposetothecorrectnessofthefactscontainedinparagraph2above,becauseI personallyhavemadeinvestigationstoverifysuchfacts. ......................................... Deponent THUSSIGNEDANDSWORNtobeforemeat.................onthe..................dayof................19........bythe Deponent,whoacknowledgesthathe/sheknowsandunderstandsthecontentsofthisAffidavit. ...................................................... CommissionerofOaths Fullname:.................................................... Designation:................................................ Address:....................................................... ....................................................... .......................................................
Page95of100
FORMAE
SECTIONALTITLESACT,1986 BUILDING(S)ORPARTTHEREOFLETFORRESIDENTIALPURPOSES AFFIDAVIT I,theundersigned,...................................................doherebymakeoathandsaythat 1.TheDeveloperinthesectionaltitledevelopmentschemeknownas.............,situatedonErf ..............in................Township('thescheme'),is............. 2.Ihavebeendulyauthorisedbyresolutionofthedeveloperdated...............(acertifiedcopyof whichresolutionisannexedhereto)todeclarethat,inregardtosection4(3)oftheSectionalTitlesAct, 1986asamended('theAct') 2.1theprovisionsofsection4(3)oftheActapplytotheschemeinthatoneormorepart(s)ofthe building(s)comprisedintheschemewhichwillconstituteaunitorunitstherein,isorareletwhollyor partiallyforresidentialpurposes; 2.2thedeveloperhascompliedfullywithalltheprovisionsofsection4(3)oftheAct,inthat 2.2.1everylesseeofeverypartofthebuilding(s)whichisleasedforresidentialpurposesas statedin2.1above,wasnotifiedinwritingofthemeetingoflesseeswhichwasheldon..........;a specimenofthenoticeisattachedhereto,markedAnnexure'A',andwhichhasbeeninitialledbymefor identificationpurposes; 2.2.2thenoticereferredtoinparagraph2.2.1above,was (a)deliveredpersonallyon........,andalistoflesseeswithsignatures(anddatesofsuch signatures)thereon,acknowledgingreceiptofthesaidnotice,isattachedhereto,markedAnnexure'B', andwhichhasbeeninitialledbymeforidentificationpurposes; OR (b)despatchedbyregisteredposton........,andacopyoftheacknowledgementofreceiptof theregisteredlettersbythepostofficeconcerned,isattachedhereto,markedAnnexure'B',andwhich hasbeeninitialledbymeforidentificationpurposes; 2.2.3themeetingreferredtoinparagraph2.2.1above,washeldwithinthemunicipalareaof .........at...............,whichissituatedatadistanceof...........kmfromthescheme; 2.2.4themeetingreferredtoinparagraph2.2.1,washeldon.............acertifiedcopyofthe minutesisattachedhereto,markedAnnexure'C',whichhasbeeninitialledbymeforidentification purposes; 2.2.5..............ofthedeveloperattendedthemeetingtoprovidethelesseeswith (a)suchparticularsoftheschemeasthelesseesmayreasonablyrequirefromhim/her;and (b)theinformationregardingthelessees'rightsassetoutinsection10oftheAct;and 2.2.6inadditiontothenoticereferredtoinparagraph2.2.1above,thelesseeswereprovided withcertificatescontainingtheprescribedparticularsinrespectoftherelevantbuilding(s),partsthereof orunitstherein,andofthescheme.Acopyofthecertificateisattachedhereto,markedAnnexure'D', andwhichhasbeeninitialledbymeforidentificationpurposes. 3.Iamabletodeposetothecorrectnessofthefactscontainedinparagraph2abovebecauseI personallyhavemadeinvestigationstoverifysuchfacts.
.................................................... Deponent THUSSIGNEDANDSWORNtoat...............onthe....................dayof..................19........bythe Deponentwhoacknowledgesthathe/sheknowsandunderstandsthecontentsofthisAffidavit. ...................................................... CommissionerofOaths Fullname:.................................................. Designation:.............................................. Address:..................................................... .................................................... ....................................................
FORMAF
SECTIONALTITLESACT,1986 BUILDING(S)SUBJECTTOSHAREBLOCKSCONTROLACT,1980 AFFIDAVIT I,theundersigned,...................................................doherebymakeoathandsaythat: 1.Thedeveloperinthesectionaltitledevelopmentschemeknownas...................,situatedonErf ...........in.............Township('thescheme'),is............... 2.Ihavebeendulyauthorisedbyresolutionofthedeveloper,dated..............(acertifiedcopyof whichresolutionisannexedhereto)todeclarethat 2.1inregardtosection4(3)oftheSectionalTitlesAct,1986,(Act95of1986),asamended('the Act') 2.1.1oneormorepart(s)ofthebuilding(s)comprisedintheschemeandwhichwillconstitutea unitorunitsthereinis/areletwhollyorpartiallyforresidentialpurposes; 2.1.2Isubmitthattheprovisionsofsection4(3)oftheActcanhavenoapplicationtothe schemeinthat 2.1.2.1theDeveloperasdefinedintheAct,isashareblockcompanyconstitutedintermsof theprovisionsoftheShareBlocksControlAct,1980(Act59of1980); 2.1.2.2theDeveloperhasintermsoftheprovisotosection4(3)oftheAct,withinaperiod oftwoyearspriortothedateofapplication,compliedwiththeprovisionsofsection11AoftheShare BlocksControlAct,1980(Act59of1980). 3.Iamabletodeposetothecorrectnessofthefactscontainedinparagraph2above,becauseI personallyhavemadeinvestigationstoverifysuchfacts. .................................................. Deponent
Page97of100
THUSSIGNEDANDSWORNtobeforemeat...............onthe....................dayof.............19.........bythe Deponent,whoacknowledgesthathe/sheknowsandunderstandsthecontentsofthisAffidavit. .......................................... CommissionerofOaths Fullname:.................................................. Designation:.............................................. Address:..................................................... .................................................... ....................................................
FORMAG
Preparedbyme ....................................................................... ATTORNEY/NOTARY/CONVEYANCER ....................................................................... (Statesurnameandinitialsinblockletters.) APPLICATIONUNDER*SECTION27(1)(d)/SECTION24(4)(c)OFTHESECTIONALTITLESACT,1986 We.....................and.....................theundersignedtrusteesoftheBodyCorporateofthe ...........(name).......Scheme,No...... Herebyapplyfortheissuingofacertificateofrealrightsofexclusiveuseareasinrespectof: Anexclusiveuseareadescribedas............No...........,measuring.........,beingassuchpartofthe commonpropertycomprisingthelandandbuildingsandtheschemeknownas......inrespectoftheland andbuildingorbuildingssituateat.........asshownandmorefullydescribedonSectionalplanNoSS ........heldunder*CertificateofRealRight/NotarialDeedofCessionNoSK...... Whichrightvestsinthesaidbodycorporateintermsofsection*27(1)(d)/27(4)(c)oftheSectional TitlesAct,1986 Address:............................................................... ............................................................... ............................................................... ................................................................ Trustee. ................................................................ Trustee. ................................................................ Date
Page98of100
_______________________________________ *Deletethatwhichisnotapplicable. Disclosenameoftown/suburbandlocalauthority.
FORMAH
Preparedbyme ................................................................ CONVEYANCER (Statesurnameandinitialsinblockletters) CERTIFICATEOFREALRIGHT:EXCLUSIVEUSEAREA [Intermsofsection27(1)(d)/27(4)(c)oftheSectionalTitlesAct,1986] WHEREAStheundermentionedexclusiveuseareavestsintheBodyCorporateofthe........(name) ......SchemeNo.......,intermsofsection*27(1)(d)/27(4)(c)oftheSectionalTitlesAct,1986; ANDWHEREASthesaidbodycorporatehasappliedfortheissuingofacertificateofrealrightofexclusive usearea; NOWTHEREFORE,intermsoftheprovisionsofheAct,I,theRegistrarofDeedsat....................,hereby certifythattheBodyCorporateofthe........(name)......SchemeNo.......istheregisteredholderof: Anexclusiveuseareadescribedas............No...........,measuring.........beingassuchpartofthecommon propertycomprisingthelandandtheschemeknownas......inrespectofthelandandbuildingor buildingssituateat.........asshownandmorefullydescribedonSectionalplanNoSS........heldunder *CertificateofRealRight/NotarialDeedofCessionNoSK..... Signedat...................................................on....................................................................... (SealofOffice) ......................................... RegistrarofDeeds *Deletewhicheverisinapplicable Disclosenameoftownship/suburbandlocalauthority. Discloseeachtypeofexclusiveuseareaseparately
FORMAI
Preparedbyme .................................................................. CONVEYANCER ................................................................. (Statesurnameandinitialsinblockletters.) CERTIFICATEUNDERSECTION2775)OFTHESECTIONALTITLESACT,1986
WHEREAS.........................................hasappliedfortheissuingofaseparatetitledeedas contemplatedinsection27(7)oftheSectionalTitlesAct,1986,inrespectoftheundermentioned exclusiveuseareas,beingexclusiveuseareasregisteredinhis/hernameheldbyvirtueof*Certificateof RealRights:ExclusiveUseAreas/NotarialDeedofCessionofExclusiveUseAreas(stateNooftitledeed) ......dated....., NOWTHEREFORE,intermsoftheprovisionsofthesaidActI,theRegistrarofDeedsat...........hereby certifythatthesaid..................heirs,executors,administrators,orsuccessorsintitleorassignsis/are theregisteredholder/sofcertain..........(describetheright/stotheexclusiveusearea/s)andthatby virtueofthesepresents(he,sheorit)isnowandhenceforthshallbeentitledtheretoconformablyto localcustom,theState,however,reservingitsrights. InwitnesswhereofI,thesaidRegistrar,havesignedthisDeed,andhavecausedthesealofofficetobe affixedthereto. Signedat...........................................on............................................................................. SealofOffice .......................................... RegistrarofDeeds _______________________________ Deletethatwhichisnotapplicable Discloseeachtypeofexclusiveuseareaseparately
Annexure6
DOCUMENTSTOBEKEPTINCONVEYANCERS'FILESINTERMSOFSECTION15B(6) ATransferofownershiporalienationintermsofsection15BoftheAct (1)Theoriginalorduplicateoriginaloftheconveyancer'scertificateundersection15B(3)oftheAct. (2)Whereapplicable,thepowerofattorneyconferringauthoritytoactinrespectofthetransaction. (3)Theclearanceofothercertificateissuedbythebodycorporatetotheeffectthatondateof registrationoftherelevanttransferallmoniesduetothebodycorporate,havebeenpaidorthatprovision hasbeenmadetothesatisfactionofthebodycorporateforthepaymentthereof. (4)Theconveyancermaykeepanyotherdocumentsrelatingtothestatus,authorityorcapacityofthe transferororthetransfereedeemednecessarybyhiminthefile. BSectionalMortgageBond (1)Powerofattorneyconferringauthorityontheconveyancertoactinrespectofthetransaction,unless suchauthorityiscontainedinthebond. (2)Anyotherdocuments,includingpowersofattorney,deemednecessarybytheconveyancerand relatingtothestatus,authorityorcapacityofthemortgagororhisorheragentorofthemortgageeorhis orheragentoroftheconveyancer. (3)Anyconsentgrantedintermsofsection15(2)oftheMatrimonialPropertyAct,1984(Act88of 1984).
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'professionalengineer'meansaprofessionalengineerasdefinedintheProfessionalEngineers'Act,1968 (Act81of1968); 'subfile'...... 'sectiontitlefile'meansthefilereferredtoinregulation13; 'taxingmaster'...... 'underhisdirection'......

*Deletewhicheverisinapplicable. Discloseeachtypeofexclusiveuseareaseparately. Disclosenameoftown/suburb/localauthority/descriptionoffarm.

Trustee. ................................................................ Trustee. ................................................................ Date Delete(a)or(b).

_______________________________________ *Deletethatwhichisnotapplicable. Disclosenameoftown/suburbandlocalauthority.

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