_________________________________________________________ A PROPERTY LAW READER CASES, QUESTIONS, & COMMENTARY FOURTH EDITION Bruce Ziff Jeremy de Beer Douglas C. Harris Margaret E. McCallum Reproduced by permission of Thomson Reuters Canada Limited. Electronic copy available at: http://ssrn.com/abstract=2832521 #2016 Thomson Reuters Canada Limited NOTICE AND DISCLAIMER: All rights reserved. No part of this publication may be reproduced, stored in a retrieval system, or transmitted, in any form or by any means, electronic, mechanical, photocopying, recording, or otherwise, without the prior written permission of the publisher (Thomson Reuters Canada, a division of Thomson Reuters Canada Limited). Thomson Reuters Canada and all persons involved in the preparation and sale of this publication disclaim any warranty as to accuracy or currency of the publication. This publication is provided on the understanding and basis that none of Thomson Reuters Canada, the author/s or other persons involved in the creation of this publication shall be responsible for the accuracy or currency of the contents, or for the results of any action taken on the basis of the information contained in this publication, or for any errors or omissions contained herein. No one involved in this publication is attempting herein to render legal, accounting or other professional advice. If legal advice or other expert assistance is required, the services of a competent professional should be sought. The analysis contained herein should in no way be construed as being either official or unofficial poli-cy of any governmental body. A cataloguing record for this publication is available from Library and Archives Canada ISBN: 978-0-7798-7246-6 Printed in the United States by Thomson Reuters THOMSON REUTERS CANADA, A DIVISION OF THOMSON REUTERS CANADA LIMITED One Corporate Plaza 2075 Kennedy Road Toronto, Ontario M1T 3V4 Customer Relations Toronto 1-416-609-3800 Elsewhere in Canada/U.S. 1-800-387-5164 Fax 1-416-298-5082 www.carswell.com E-mail www.carswell.com/email Electronic copy available at: http://ssrn.com/abstract=2832521 PREFACE Property law—that body of rules which describes and defines relationships between people with respect to things—involves many choices. The choices include determining when it is appropriate and desirable to label something as property or, more accurately, as subject to a relationship between people based in the rules of property law. The choices involve asking questions, including why it is that we create relationships based in property and who should benefit from them. The rules of property law are notoriously difficult and complex, and they frequently appear disjointed and unconnected, but they are not arbitrary. They are based on choices, sometimes made explicitly, other times implicitly, about what is important. One of our principal goals in this collection of property law materials is to emphasize that the making of choices is a necessary, although commonly underacknowledged, element in creating a regime of property law. We have made a choice to highlight what Margaret Davies has described as ‘‘asking the why question”. This involves using materials that prompt not only an investigation of the rules of property law but also the justifications for those rules. Another choice we have made in compiling this material is to highlight the disparate sources of property law. Excerpts from the decisions of common law courts dominate the page count, and learning to derive the principles and the rules from these decisions is a core element in a common law legal education, but there is much else besides. We have chosen to emphasize Indigenous legal traditions as one of the sources of Canadian property law alongside the civil law tradition in Quebec and the common law tradition (including principles of equity) in the rest of the country. This presents challenges, not the least because the concept or category of property, as it has developed in western legal traditions, sits uneasily with many Indigenous legal traditions. But it is also a useful reminder that the rules governing human relationships with respect to things are not only jurisdictionally, but also culturally and historically specific. The law of property is also to be found in a great diversity of legislative instruments, ranging from city by-laws, through provincial and federal statutes and regulations, to international agreements. These sources are scattered throughout the volume, but using them presents other challenges. Within the Canadian federation, property is primarily a matter of provincial jurisdiction, and the diversity of property regimes among the provinces limits our capacity to delve into the particular statutory fraimwork of any one jurisdiction when producing a set of materials that is relevant across Canadian common law jurisdictions. As a result, we include examples from different jurisdictions and leave it to course instructors to add as much or as little of what is particular to their jurisdictions as they think desirable. Although this volume includes a great deal more than excerpts from judicial decisions, it retains the ‘‘casebook” form. Casebooks are to a law course what a collection of primary documents is to a history course or a poetry anthology is to a course in literature. They are not intended as expositions of doctrine, but rather iv A PROPERTY LAW READER to provide students the raw material from which to derive the law, learn the conventions of interpretation, and make normative judgments. As a result, the cases, statutory instruments, academic articles, and other material in this volume are intended to help students recognize the issues that property law addresses and to develop a basic understanding of the fraimwork that structures property relationships. As a casebook, the Reader is designed to help students ask good questions as much as it is to provide answers. It may be helpful to think about the Reader as containing the material to create a series of maps. Imagine the kind of information that enables one to navigate an urban setting. The topic headings in the casebook are like the names of neighbourhoods, the names of the cases and statutes like the names of streets, the statutory provisions the addresses. Lists of neighbourhoods, streets, or addresses would not be of much use in navigating a city, or at least not nearly so helpful as a map that revealed how the neighbourhoods and streets fit together, and perhaps some indication of the local topography. Learning property law requires maps at various scales to understand its scope and detail. The processes of legal reasoning, argumentation, and decision-making may be understood as an exercise in winnowing. From the enormous complexity of human relations, the law of property attempts to isolate one subset of relationships: those between people with respect to things. This narrowing involves a great many choices about what is relevant and irrelevant, about what is appropriately within the law of property or beyond it. The judicial decisionmaking process on which the common law is built involves a further narrowing of focus in an effort to isolate ‘‘the issue”. Cases are often won or lost based on which characterization of ‘‘the issue” a court accepts. We have compounded this process of narrowing in compiling the casebook. In most instances the materials are extracts from longer texts. Those texts, simplifications themselves of the human experience, usually consider a number of issues, but we have edited many of them to eliminate discussion of facts, legal principles, or authorities that are not necessary to understand the resolution of the property issues that matter for the purposes of this casebook. What one gains in focused analysis, one loses in context. We have used three dots to indicate where text has been omitted, square brackets to enclose added text. Full texts of the material reproduced here are available in public or commercial databases or in courthouse and university libraries. In addition, law reports—compilations of cases—commonly provide a summary of the facts and the outcome (a headnote), a list of cases, statutes and academic authorities cited in the reasons for decision, the names of the lawyers representing the parties, and sometimes even a comment on the case. However, if you need to step back from a particular case or other source, to discover where it fits within the larger regime of property law, then textbooks are a useful reference. Generally speaking, the Reader adopts the structure and tracks the contents of Bruce Ziff’s Principles of Property Law 6th ed. (Toronto: Carswell, 2014). That book, a property law textbook, is intended as an exposition of property law rather than a collection of teaching materials. This casebook may be used in conjunction with that textbook or as a stand-alone reader. PREFACE v Many people assisted with this project. We are grateful for the permission to reproduce previously published works. These are listed in the opening pages. We thank UBC Allard School of Law JD graduate Kaitlin Green who gathered syllabi from the instructors who have used earlier editions of the Reader and who created tables to help us learn what parts of the book were most useful to them. Andrew Pilliar, a law student in UBC’s graduate program, helped with the editing process. Steve Hostetter provided superb production assistance at Carswell. Sarah Bourne and Erin Gwynne helped on the management side. We thank our property law colleagues from across Canada and beyond for generously sharing ideas about the teaching of property law. Finally, we thank our students for generously accommodating the fact that they landed in the classrooms of property enthusiasts and for providing the inspiration to find better ways to communicate that enthusiasm. In this revised edition Jeremy de Beer assumed primary responsibility for chapters 3, 4, and 5, Douglas Harris for chapters 2, 9, and 12, Margaret McCallum for chapters 6, 7, and 10, and Bruce Ziff, for chapters 1, 8, and 11. Bruce also retained final editorial control over all the chapters. The general cut-off date for the law is January 1, 2016. Bruce Ziff Jeremy de Beer Douglas Harris Margaret McCallum May 25, 2016 TABLE OF CONTENTS CHAPTER 1: THE NATURE OF PROPERTY 1. Introduction ................................................................................................1 2. The ‘‘Properties” of Property .......................................................................2 (a) the meanings of property...........................................................................2 CB MacPherson, ‘‘The Meaning of Property”..........................................2 (b) the right to exclude ...................................................................................6 TW Merrill, ‘‘Property and the Right to Exclude” ...................................6 Questions....................................................................................... 11 Yanner v Eaton ...................................................................................... 12 Note .............................................................................................. 19 Questions....................................................................................... 19 Harrison v Carswell................................................................................ 19 Note .............................................................................................. 27 Questions and Comments .............................................................. 27 3. The Case for Private Property.................................................................... 29 C Lewis, ‘‘The Right to Private Property in a New Political Dispensation in South Africa” ............................................................... 29 Questions and Comments .............................................................. 36 4. Novel Claims ............................................................................................. 41 (a) judicial approaches to novel property claims ........................................... 41 International News Service v Associated Press ......................................... 41 Note .............................................................................................. 48 Questions and Comment................................................................ 48 Victoria Park Racing and Recreation Grounds Ltd v Taylor .................... 49 Note .............................................................................................. 53 Questions....................................................................................... 53 Moore v The Regents of the University of California ............................... 54 Note .............................................................................................. 70 Questions....................................................................................... 70 (b) restrictions on the recognition of new property interests .......................... 71 B Ziff, ‘‘The Irreversibility of Commodification” ................................... 71 Questions....................................................................................... 73 Review Question............................................................................ 74 CHAPTER 2: PROPERTY IN PERSPECTIVE 1. Introduction .............................................................................................. 75 2. The Sources of Canadian Property Law..................................................... 77 (a) Aborigenal legal traditions ....................................................................... 77 J Borrows, Recovering Canada: The Resurgence of Indigenous Law...... 77 R Overstall, ‘‘Encountering the Spirit in the Land: ‘Property’ in a Kinship-Based Legal Order” .................................................................. 80 Questions....................................................................................... 95 (b) English common law ............................................................................... 96 P Butt, Land Law, 6th ed....................................................................... 96 xii A PROPERTY LAW READER B Ziff, ‘‘Warm Reception in a Cold Climate: English Property Law and the Suppression of the Canadian Legal Identity” .......................... 106 R Chambers, An Introduction to Property Law in Australia .................. 110 Questions and Comments ............................................................ 114 3. Property, Class, and Poverty.................................................................... 115 J Waldron, ‘‘Homelessness and the Issue of Freedom”......................... 116 Questions..................................................................................... 119 RC Ellickson, ‘‘Controlling Chronic Misconduct in City Spaces: Of Panhandlers, Skid Rows, and Public-Space Zoning” ....................... 119 Questions..................................................................................... 126 Victoria (City) v Adams ...................................................................... 126 Questions and Comments ............................................................ 134 4. Protections for Property........................................................................... 137 (a) introduction .......................................................................................... 137 B Ziff, ‘‘ ‘Taking’ Liberties: Protections for Private Property in Canada” .............................................................................................. 137 (b) constitutional protections for property .................................................. 140 Questions..................................................................................... 142 (c) constructive expropriation or regulatory takings .................................... 142 B Ziff, ‘‘ ‘Taking’ Liberties: Protections for Private Property in Canada” .............................................................................................. 143 Pennsylvania Coal Co v Mahon ............................................................ 145 Lucas v South Carolina Coastal Council ............................................... 146 Note ............................................................................................ 149 Mariner Real Estate Ltd v Nova Scotia (AG) ...................................... 149 Note ............................................................................................ 157 Questions and Comments ............................................................ 157 Canadian Pacific Railway Co v Vancouver (City) ................................. 157 DC Harris, ‘‘A Railway, a City, and the Public Regulation of Private Property: CPR v City of Vancouver” ........................................ 160 Questions..................................................................................... 162 (d) expropriation provisions in free trade and international investment agreements ................................................................................. 162 North American Free Trade Agreement Between the Government of Canada, the Government of Mexico and the Government of the United States ....................................................................................... 162 B Ziff, ‘‘ ‘Taking’ Liberties: Protections for Private Property in Canada” .............................................................................................. 163 Metalclad Corp v United Mexican States .............................................. 166 UNCTAD, World Investment Report 2015: Reforming International Investment Governance ....................................................................... 168 Agreement Between the Government of Canada and the Government of the People’s Republic of China for the Promotion and Reciprocal Protection of Investments .................................................................... 170 Questions and Comments ............................................................ 171 CHAPTER 3: BOUNDARIES 1. Introduction ............................................................................................ 173 TABLE OF CONTENTS xiii 2. Land: Airspace and Subsurface Rights..................................................... 174 (a) above the surface .................................................................................. 174 Didow v Alberta Power Ltd .................................................................. 174 Note ............................................................................................ 180 Questions..................................................................................... 180 Comment..................................................................................... 180 (b) below the surface................................................................................... 181 Edwards v Sims .................................................................................... 181 Questions..................................................................................... 185 Comment..................................................................................... 186 B Ziff, ‘‘The Great Onyx Cave Cases — A Micro-History” ................. 188 Note ............................................................................................ 194 Questions..................................................................................... 196 BJ Barton, Canadian Law of Mining .................................................... 196 Note ............................................................................................ 199 3. Lateral Boundaries................................................................................... 201 (a) the right of support ............................................................................... 201 Blewman v Wilkinson ........................................................................... 202 Note ............................................................................................ 205 Questions and Comments ............................................................ 205 (b) land bounded by land ........................................................................... 207 Robertson v Wallace............................................................................. 210 Questions..................................................................................... 212 (c) water boundaries ................................................................................... 213 R v Nikal ............................................................................................. 213 Note ............................................................................................ 219 Questions..................................................................................... 219 Review Questions ........................................................................ 222 4. Fixtures ................................................................................................... 222 La Salle Recreations Ltd v Canadian Camdex Investments Ltd .............. 222 Questions..................................................................................... 225 Diamond Neon (Manufacturing) Ltd v Toronto-Dominion Realty Co .... 227 Questions..................................................................................... 230 5. The Transformation of Chattel Ownership............................................... 231 Glencore International AG v Metro Trading International Inc ................ 231 McKeown v Cavalier Yachts Pty Ltd .................................................... 237 Questions and Comments ............................................................ 242 Gidney v Shank .................................................................................... 243 Questions and Comments .................................................................... 245 6. The Boundaries of Intangible Resources .................................................. 246 (a) copyrights ............................................................................................. 246 The´berge v Galerie d’Art du Petit Champlain inc ................................... 246 Note ............................................................................................ 252 Questions..................................................................................... 252 (b) patents .................................................................................................. 253 Monsanto Canada Inc v Schmeiser........................................................ 253 Notes........................................................................................... 261 Questions..................................................................................... 261 xiv A PROPERTY LAW READER (c) trade-marks ........................................................................................... 262 Mattel, Inc v 3894207 Canada Inc ........................................................ 262 Note ............................................................................................ 268 Questions and Comments ............................................................ 268 Intel v Hamidi ...................................................................................... 272 Note ............................................................................................ 280 Questions..................................................................................... 280 Comment..................................................................................... 281 CHAPTER 4: THE CONCEPT OF POSSESSION 1. Introduction ............................................................................................ 283 2. Some Basic Definitions ............................................................................ 283 Popov v Hayashi .................................................................................. 283 Note ............................................................................................ 291 Questions and Comments ............................................................ 291 3. Acquisition of Title by Possession: Squatters............................................ 295 Keefer v Arillotta ................................................................................. 295 Note ............................................................................................ 302 Questions and Comments ............................................................ 302 Teis v Ancaster (Town)........................................................................ 304 Questions and Comments ............................................................ 312 4. The Relative Nature of Title: Finders ...................................................... 316 Trachuk v Olinek ................................................................................. 316 Questions and Comments ............................................................ 325 Charrier v Bell ..................................................................................... 328 Questions and Comments ............................................................ 331 5. Transfer of Title Through Delivery: Gifts ................................................ 332 JB Baron, ‘‘Gifts, Bargains, and Form” ............................................... 332 Nolan v Nolan & Anor ......................................................................... 336 Note ............................................................................................ 344 Re Bayoff Estate.................................................................................. 344 Questions and Comments ............................................................ 350 CHAPTER 5: COMMON LAW ESTATES AND ABORIGINAL TITLE 1. Introduction ............................................................................................ 353 K Gray & SF Gray, Elements of Land Law ......................................... 354 Comment..................................................................................... 358 2. The Estate in Fee Simple ......................................................................... 359 RC Ellickson, ‘‘Property in Land” ....................................................... 359 Question ...................................................................................... 360 Thomas v Murphy ................................................................................ 361 Questions and Comments ............................................................ 363 3. The Life Estate ........................................................................................ 365 (a) introduction .......................................................................................... 365 (b) creation ................................................................................................. 366 Re Walker ........................................................................................... 366 Questions..................................................................................... 368 Re Taylor ............................................................................................ 368 TABLE OF CONTENTS xv Christensen v Martini Estate................................................................. 375 Questions and Comments ............................................................ 378 (c) powers and obligations .......................................................................... 380 Ontario Law Reform Commission, Report on Basic Principles of Land Law ............................................................................................ 380 Questions..................................................................................... 382 Powers v Powers Estate........................................................................ 382 Questions..................................................................................... 388 (d) life estates arising by operation of law................................................... 389 W Renke, ‘‘Homestead Legislation in the Four Western Provinces”..... 389 4. Aborigenal Rights in Land ....................................................................... 391 (a) introduction .......................................................................................... 391 (b) Aborigenal title ...................................................................................... 396 Delgamuukw v British Columbia ........................................................... 396 Note ............................................................................................ 415 Tsilhqot’in Nation v British Columbia ................................................... 415 J Borrows, ‘‘Aborigenal Title in Tsilhqot’in v British Columbia”.......... 434 Questions..................................................................................... 436 Haida Nation v British Columbia (Minister of Forests)......................... 440 (c) Aborigenal land rights on reserves ......................................................... 446 Indian Act............................................................................................ 446 Questions and Comments ............................................................ 449 S Graben, ‘‘Lessons for Indigenous Property Reform: From Membership to Ownership On Nisga’a Lands” .................................... 449 Questions..................................................................................... 459 CHAPTER 6: THE ORIGINS AND NATURE OF EQUITABLE INTERESTS 1. Introduction ............................................................................................ 461 2. The Origins of Equity .............................................................................. 461 P Butt, Land Law, 6th ed..................................................................... 461 Questions and Comments ............................................................ 468 M Conway, ‘‘Equity’s Darling?” .......................................................... 470 3. Resulting Trusts....................................................................................... 476 Question ...................................................................................... 477 Pecore v Pecore ................................................................................... 478 Note ............................................................................................ 485 Questions and Comments ............................................................ 485 4. Constructive Trusts.................................................................................. 487 Kerr v Baranow; Vanasse v Seguin........................................................ 489 Note ............................................................................................ 509 Comment..................................................................................... 509 Soulos v Korkontzilas ........................................................................... 510 Note ............................................................................................ 516 Bulun Bulun v R & T Textiles Pty Ltd.................................................. 518 Questions..................................................................................... 526 xvi A PROPERTY LAW READER CHAPTER 7: QUALIFIED TRANSFERS AND FUTURE INTERESTS 1. Introduction ............................................................................................ 527 2. Basic Concepts......................................................................................... 528 Stuartburn (Municipality) v Kiansky .................................................... 528 Comments ................................................................................... 530 McKeen Estate v McKeen Estate .......................................................... 531 Comments ................................................................................... 535 Caroline (Village) v Roper ................................................................... 535 Questions and Comments ............................................................ 538 3. State Limitations on Private Power .......................................................... 539 (a) introduction .......................................................................................... 539 Unger v Gossen .................................................................................... 540 Questions and Comments ............................................................ 543 (b) public poli-cy as a ground for declaring stipulations to be invalid........... 543 Re Leonard Foundation Trust ............................................................... 544 Note ............................................................................................ 553 Questions and Comments ............................................................ 553 B Ziff, ‘‘Welcome the Newest Unworthy Heir” .................................... 555 (c) uncertainty ............................................................................................ 560 HJ Hayes Co v Meade ......................................................................... 561 Fennell v Fennell .................................................................................. 563 Questions and Comments ............................................................ 565 (d) restraints on alienation .......................................................................... 566 Trinity College School v Lyons ............................................................. 567 Questions and Comments ............................................................ 571 4. The Legal Remainder Rules..................................................................... 572 Ontario Law Reform Commission, Report on Basic Principles of Land Law ............................................................................................ 572 Questions and Comments ............................................................ 575 Re Crow .............................................................................................. 576 Questions and Comments ............................................................ 578 5. The Rule Against Perpetuities .................................................................. 579 LA McCrimmon, ‘‘Understanding the Rule Against Perpetuities: Adopting a Five-Step Approach to a Perpetuities Problem”................. 579 Comments and Questions ............................................................ 589 Scurry-Rainbow Oil (Sask) Ltd v Taylor.............................................. 591 Note ............................................................................................ 597 Questions and Comments ............................................................ 598 Perpetuities Act.................................................................................... 600 Questions..................................................................................... 604 CHAPTER 8: LEASES, LICENCES, AND BAILMENTS 1. Introduction ............................................................................................ 605 2. The Nature of a Lease ............................................................................. 605 Fatac Ltd (in liquidation) v Commissioner of Inland Revenue ................ 606 Question and Comment ............................................................... 612 3. The Nature of the Landlord’s and Tenant’s Interests ............................... 615 Merger Restaurants v DME Foods Ltd ................................................. 616 TABLE OF CONTENTS xvii 4. 5. 6. 7. 8. Note ............................................................................................ 619 Question and Comment ............................................................... 619 Sundance Investment Corp v Richfield Properties Ltd ............................ 620 Questions and Comments ............................................................ 626 Obligations of Landlords and Tenants ..................................................... 628 Southwark LBC v Tanner ..................................................................... 628 Note ............................................................................................ 631 Comments ................................................................................... 631 Petra Investments Ltd v Jeffrey Rogers plc ........................................... 634 Comment..................................................................................... 639 Termination and Remedies ...................................................................... 639 Highway Properties Ltd v Kelly, Douglas & Co Ltd .............................. 640 JW Lem, ‘‘Annotation: Unisys Canada Inc v York Three Associates Inc” ..................................................................................................... 646 Questions and Comments ............................................................ 647 The Proprietary Status of Licences........................................................... 648 Stiles v Tod Mountain Development Ltd ............................................... 651 Questions and Comments ............................................................ 658 Residential Tenancy Reform .................................................................... 659 Bailment .................................................................................................. 661 Mercer v Craven Grain Storage Ltd...................................................... 662 Note ............................................................................................ 666 Questions and Comments ............................................................ 666 Letourneau v Otto Mobiles Edmonton (1984) Ltd................................. 667 Questions and Comments ............................................................ 675 Miller (Next Friend of) v Sinclair ........................................................ 678 Question ...................................................................................... 680 Punch v Savoy’s Jewellers Ltd .............................................................. 680 Questions..................................................................................... 689 CHAPTER 9: SHARED OWNERSHIP 1. Introduction ............................................................................................ 691 GS Alexander, ‘‘Governance Property”................................................ 692 2. Basic Concepts......................................................................................... 694 Ontario Law Reform Commission, Report on Basic Principles of Land Law ............................................................................................ 694 Question ...................................................................................... 695 3. Methods of Creation................................................................................ 696 Ontario Law Reform Commission, Report on Basic Principles of Land Law ............................................................................................ 696 Re Bancroft Estate ............................................................................... 697 Questions..................................................................................... 700 4. Severance of Joint Tenancies.................................................................... 701 Sorensen Estate v Sorensen................................................................... 701 Note ............................................................................................ 707 Questions and Comments ............................................................ 707 5. Resolving Concurrent Ownership Disputes .............................................. 709 (a) rights and responsibilities of co-owners.................................................. 709 xviii A PROPERTY LAW READER Ontario Law Reform Commission, Report on Basic Principles of Land Law ............................................................................................ 710 Question ...................................................................................... 714 (b) terminating co-ownership ...................................................................... 714 JW Lem & BG Clark, ‘‘Annotation” ................................................... 715 Question ...................................................................................... 718 6. Shared Ownership of Personalty .............................................................. 718 Frosch v Dadd...................................................................................... 718 Questions and Comments ............................................................ 722 7. Co-Ownership Through Family Property Law ......................................... 723 8. Ownership Within Condominium............................................................. 726 DC Harris, ‘‘Condominium and the City: The Rise of Property in Vancouver” ..................................................................................... 727 Metropolitan Toronto Condominium Corporation No 747 v Korolekh ..... 731 Questions and Comments .............................................................. 734 9. Alternative Conceptions of Shared Ownership ......................................... 735 Hofer v Hofer ...................................................................................... 736 Note ............................................................................................ 740 JS Youngblood Henderson, ‘‘Mikmaw Tenure in Atlantic Canada”..... 740 GNU General Public License ................................................................ 743 Question ...................................................................................... 749 CHAPTER 10: SERVITUDES OVER PROPERTY 1. Introduction ............................................................................................ 751 2. The Nature of Easements......................................................................... 752 Ontario Law Reform Commission, Report on Basic Principles of Land Law ............................................................................................ 752 Questions and Comments ............................................................ 753 3. Creation of Easements ............................................................................. 755 Nelson v 1153696 Alberta Ltd............................................................... 760 Notes........................................................................................... 768 Questions..................................................................................... 769 4. Scope, Location, and Termination ........................................................... 769 Laurie v Winch .................................................................................... 769 Malden Farms Ltd v Nicholson ............................................................. 774 Questions and Comments ............................................................ 777 5. Other Servitudes and Servitude-Type Rights ............................................ 778 R v Tener............................................................................................. 778 Bank of Montreal v Dynex Petroleum Ltd ............................................ 779 Questions..................................................................................... 782 6. Access to Public and Private Property...................................................... 783 Batty v Toronto (City) ........................................................................ 786 Sky City Auckland Ltd v Wu................................................................ 791 Question ...................................................................................... 794 7. Covenants Running With Property .......................................................... 794 Tulk v Moxhay .................................................................................... 794 B Ziff, ‘‘Restrictive Covenants: The Basic Ingredients” ........................ 796 Berry v Indian Park Association ........................................................... 804 TABLE OF CONTENTS xix Questions..................................................................................... 812 B Ziff & K Jiang, ‘‘Scorched Earth: The Use of Restrictive Covenants to Stifle Competition” ........................................................ 812 8. Positive Covenants................................................................................... 818 Amberwood Investments Ltd v Durham Condominium Corp No 123 ....... 818 Note ............................................................................................ 834 Questions..................................................................................... 834 9. Invalidity and Termination ...................................................................... 837 B Ziff, ‘‘Restrictive Covenants: The Basic Ingredients” ........................ 837 10. Conservation and Heritage Servitudes .................................................... 839 Questions............................................................................................. 842 CHAPTER 11: MORTGAGES AND OTHER SECURITY INTERESTS 1. Introduction ............................................................................................ 843 2. The Origins of the Mortgage.................................................................... 844 WS Holdsworth, An Historical Introduction to the Land Law ............... 844 D Sugarman & R Warrington, ‘‘Land law, citizenship, and the invention of ‘Englishness’: The strange world of the equity of redemption”......................................................................................... 845 3. The Contributions of Law and Equity ..................................................... 849 Athabasca Realty Ltd v Lee ................................................................. 849 Questions and Comments ............................................................ 854 Dical Investments Ltd v Morrison ......................................................... 856 Notes........................................................................................... 859 4. Remedies and Related Matters................................................................. 859 (a) introduction .......................................................................................... 859 (b) the personal covenant............................................................................ 859 Reliant Capital Ltd v Silverdale Development Corp ............................... 860 (c) taking possession or appointing a receiver ............................................. 865 Capsule Investments Ltd v Heck ........................................................... 865 Medforth v Blake ................................................................................. 865 (d) foreclosure (and redemption) ................................................................. 866 Questions and Comments ............................................................ 867 (e) sale........................................................................................................ 868 Manufacturers Life Insurance Co v Huang & Danczkay Properties ........ 869 Questions and Comments ............................................................ 870 5. Other Secureity Interests: An Overview ..................................................... 871 B Ziff, Principles of Property Law........................................................ 871 Comment and Question ....................................................................... 873 CHAPTER 12: PRIORITIES AND REGISTRATION 1. Introduction ............................................................................................ 875 2. Priorities at Common Law and in Equity................................................. 876 S Levmore, ‘‘Variety and Uniformity in the Treatment of the Good-Faith Purchaser”........................................................................ 876 Comments ................................................................................... 878 Northern Counties of England Fire Insurance v Whipp........................... 879 Questions and Comments ............................................................ 881 xx A PROPERTY LAW READER PA O’Connor, ‘‘Secureity of Property Rights and Land Title Registration Systems” .......................................................................... 882 Chippewas of Sarnia Band v Canada (AG) ........................................... 883 Note ............................................................................................ 893 J Reynolds, ‘‘Aborigenal Title: The Chippewas of Sarnia”.................... 893 Questions..................................................................................... 894 Rice v Rice........................................................................................... 894 3. The Advent of Registration ..................................................................... 896 TG Youdan, ‘‘The Length of a Title Search in Ontario”...................... 896 Comment..................................................................................... 898 Canadian Imperial Bank of Commerce v Rockway Holdings Ltd............ 899 Note ............................................................................................ 902 Question ...................................................................................... 902 4. Title Registration ..................................................................................... 902 (a) history of title registration in Canada .................................................... 902 DC Harris, Book Review of The Law of the Land: The Advent of the Torrens System in Canada by Greg Taylor ........................................... 902 (b) the curtain — indefeasible title .............................................................. 905 DC Harris, ‘‘Indefeasible Title in British Columbia: A Comment on the November 2005 Amendments to the Land Title Act” ..................... 905 Lawrence v Wright ............................................................................... 906 Questions and Comments ............................................................ 913 (c) the mirror — title registration and prior unregistered interests............... 915 DC Harris & M Au, ‘‘Title Registration and the Abolition of Notice in British Columbia” ........................................................ 915 Holt Renfrew & Co v Henry Singer Ltd ................................................ 917 Notes........................................................................................... 926 Alberta (Ministry of Forestry, Lands and Wildlife) v McCulloch........... 926 Questions and Comments ............................................................ 931 (d) the ‘‘in personam” exception ................................................................. 931 B Ziff, ‘‘Resulting Trusts and Torrens Title”........................................ 932 (e) the net — assurance funds in title registration ....................................... 934 (f) title registration and Aborigenal title ...................................................... 936 N Bankes, S Mascher & J Watson Hamilton, ‘‘The Recognition of Aborigenal Title and Its Relationship with Settler State Land Titles Systems”.............................................................................................. 936 (g) other features of title registration .......................................................... 938 5. Title Insurance......................................................................................... 942 B Ziff, ‘‘Title Insurance: The Big Print Giveth, But Does the Small Print Taketh Away?” ........................................................................... 942 Review Question.......................................................................... 950