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Electronic conveyancing – SA

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From 3 August 2020, electronic conveyancing takes a big step forward in South Australia.

From that date, electronic lodgement of the following documents with Land Services SA will be mandatory:

  • Transfer
  • Caveat
  • Withdrawal of Caveat
  • Encumbrance
  • Discharge of Encumbrance
  • Transmission Application
  • Application to Register Death by Survivor
  • Lease
  • Surrender of Lease
  • Underlease
  • Surrender of Underlease
  • Transfer of Mortgage
  • Transfer of Encumbrance.

There are now two Electronic Lodgement Network Operators (ELNOs) active in South Australia – Sympli and PEXA. Sympli have been approved for transfers, caveats, withdrawal of caveats, mortgages and discharge of mortgages in SA. Practitioners can use either or both for their electronic conveyancing requirements.

 

HomeBuilder scheme

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From 4 June 2020, a $25,000 grant is available to certain individuals who build a new home or substantially renovate an existing home. The grant cannot be used to buy an existing house and is limited to Australian citizens earning less than $125,000 or couples earning less than $200,000.

The value of new builds is capped at $750,000. For renovations, the home must be worth less than $1.5 million before the renovation, and projects must cost between $150,000 and $750,000.

The building contract must be signed between 4 June 2020 and 31 December 2020, and work must commence within three months of the contract date.

Applications will be through the relevant revenue department once the necessary agreements have been signed by the State and Commonwealth Governments.

The By Lawyers Purchase Guides have been updated accordingly.

Land tax changes – SA

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Land tax changes apply from midnight 30 June 2020. There will be an increase in the general land tax threshold to $450,000 and a threshold of $25,000 will be introduced for trust ownership.

Current land tax rates and thresholds are available on the RevenueSA Rates and Thresholds page.

Land tax changes – joint owners

From the 2020-21 financial year, changes apply to how land tax is assessed for owners who own land in multiple ownership.

Pursuant to s 9(4) of the Land Tax Act 1936, joint owners of land will receive a land tax assessment for the jointly owned land where the value of that land is above the taxable threshold.

Pursuant to s 9(6), if an owner of jointly owned land also owns, or is deemed to own, other parcels of land in their own right, they may receive a separate assessment for their total landholdings which will include their share of the jointly owned land. The share of jointly owned land will also be combined with the site values of any land owned as an individual to calculate land tax payable.

A deduction will be applied to the individual assessment, which relates to the proportion of land tax assessed for the share in the joint ownership.

For further information, see the RevenueSA Owning land in multiple ownerships page.

The By Lawyers Conveyancing (SA) Publication has been updated accordingly.

Retail and commercial leases – SA

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Important changes to the Retail and Commercial Leases Act 1995 and accompanying Regulations came into effect on 1 July 2020.

The By Lawyers Leases (SA) Publication – including the commentary and relevant precedents – has been updated accordingly.

The changes include:

  • A copy of the proposed retail shop lease is to be provided by a lessor to the prospective lessee as soon as negotiations are entered into. The particulars of the lessee, the rent and the term of lease are not required to be completed at this time. Failure to comply may result in a penalty of up to $8,000. The landlord or person acting on behalf of the landlord must also provide the prospective lessee with a copy of the Small Business Commissioner’s information brochure ‘Retail & Commercial Leasing Guide’. Failure to comply may result in a penalty of up to $800.
  • Before a retail shop lease is entered into, the lessor must give the lessee a signed disclosure statement. Failure to comply may result in a penalty of up to $8,000.
  • A lessee must, within 14 days of being served with the disclosure statement, return a signed acknowledgement of the disclosure statement to the lessor.
  • It is possible for a retail shop lease to move in and out of the scope of the Retail and Commercial Leases Act 1995. The Act does not apply to leases where the annual rent exceeds the threshold prescribed by the Act, currently $400,000 exclusive of GST. This applies irrespective of whether the Act applied to the lease at the time it was entered into or renewed.

These provisions are not applicable to retail and commercial leases that were entered into before the commencement of the Retail and Commercial Leases (Miscellaneous) Amendment Act 2019, being 1 July 2020, or in the exercise of any right or option conferred by a lease that was entered into before this date.

See the Leases (SA) Publication for further information.

Electronic conveyancing – ACT

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Electronic conveyancing commenced in the ACT on 1 June 2020.

Legislation

The Land Titles (Electronic Conveyancing) Legislation Amendment Act 2020 and the Electronic Conveyancing National Law (ACT) Act 2020 came into effect on 1 June 2020. Together they introduced electronic conveyancing to the ACT.

Electronic conveyancing

The legislation does not mandate the use of electronic conveyancing. It remains a matter of choice for the parties to the transaction.

Electronic Conveyancing allows practitioners and financial institutions to interact and transact together online. Documents are created, signed and lodged within the online environment. All necessary steps to settle the transaction are completed within that online environment.

For assistance see the dedicated commentary ‘A brief explanation of the transition to E-conveyancing‘ which can be found in the Reference materials folder on the By Lawyers Conveyancing matter plans. This helpful resource contains information on how to get connected with PEXA or Sympli and covers verification of identity, client authorisation and certification and record keeping.

Verification of identity and client authorisation

Before entering into a transaction and executing a form to be lodged at the Land Titles Office – either electronically or in person – practitioners must be authorised by their client. This occurs by the client executing the Client Authorisation Form prior to completion.

Practitioners must take reasonable steps to verify that the client is a legal person and has the right to enter into the transaction. Documents used to verify a person’s identity must be retained for at least seven years from the date the Instrument is lodged with the Land Titles Office. Land Titles Office documents are being updated to include the new certification requirements.

The Land Titles Office will accept the existing forms lodged by legal practitioners and mortgagees up to 1 September 2020. If lodging dealings on a form without the certification requirements, practitioners must meet all the requirements of that form, including all signatures, witnessing requirements and producing the paper certificate of title, if required, as evidence of the right-to-deal.

Precedent updates

The By Lawyers Conveyancing (ACT) publication has been updated to include all necessary verification of identity and client authorisation forms. The relevant precedents have been updated to include electronic conveyancing options.

Lodgments via Sympli – NSW

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Transfer and duty lodgments

The range of lodgments via Sympli that are available in NSW has expanded.

Sympli has now been approved by NSW Land Registry Services and Revenue NSW for transfer and duty lodgments.

The following documents can now be lodged through Sympli:

Stand alone transactions 

  • Caveat
  • Withdrawal of Caveat
  • Priority Notice
  • Priority Notice Extension
  • Priority Notice Withdrawal
  • Mortgage
  • Discharge of Mortgage
  • Notice of Death
  • Transmission Application to Executor

Financial settlement transactions

  • Transfer
  • Mortgage
  • Discharge of Mortgage

The By Lawyers Conveyancing and Property guides for NSW provide property law practitioners with practical commentary and useful precedents for all aspects of the conveyancing process.

Transfer and duty lodgments – SA

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Transfer and duty lodgments with Sympli

Electronic settlements provider Sympli has expanded its service offering in South Australia. The Office of the Registrar-General, Land Services SA and Revenue SA approved Sympli for transfer and duty lodgments this week.

The following documents can now be lodged through Sympli:

Stand alone transactions 

  • Caveat
  • Withdrawal of Caveat
  • Mortgage
  • Discharge of Mortgage

Financial settlement transactions

  • Transfer
  • Mortgage
  • Discharge of Mortgage

By Lawyers South Australian Conveyancing guides provide practical commentary and helpful precedents for all aspects of the conveyancing process.

1001 Conveyancing Answers – VIC

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The very popular By Lawyers reference manual 1001 Conveyancing Answers (VIC) has received an extensive review by our author Russell Cocks.

As part of Russell’s review, many relevant 2019 and 2020 cases have been added. These include:

1001 Conveyancing Answers (VIC) is available in all of our Victorian property law guides. This comprehensive reference work assists property lawyers and conveyancers to understand the conveyancing process and to solve problems for their clients as and when they arise. The publication includes detailed information to address issues quickly and clarify areas of uncertainty.

This cornerstone By Lawyers publication is a must have for all lawyers and conveyancers dealing with property matters and the conveyancing process in Victoria.

 

Strata title amendment – WA

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Significant strata title amendment has been introduced in Western Australia.

The Strata Title Amendment Act 2018 and the Strata Titles (General) Regulations 2019 commenced on 1 May 2020.

The changes to the strata title regime include increased seller disclosure obligations and the introduction of leasehold strata.

Increased disclosure requirements

Before a buyer signs the offer and acceptance contract, the seller must provide information including:

  • Estimated strata levy contributions over a 12-month period.
  • The most recent statement of accounts of the strata scheme.
  • The minutes from the most recent Annual General Meeting of the strata company or any other general meeting that’s been held since.

Disclosure requirements are set out in s 156 of the Strata Title Act 1985.

A seller must also give the buyer information about certain variations to the scheme as they happen, after the buyer signs the contract and before settlement.

Leasehold strata

Leasehold strata title is essentially a strata or survey-strata scheme that is set up for a fixed term between 20 and 99 years.

The majority of the Strata Titles Act 1985 applies to leasehold schemes in the same way as it applies to freehold schemes.

The owner of a lot in a leasehold scheme has a long-term lease of a lot. A leasehold lot that is the subject of a strata lease within a leasehold scheme will have its own certificate of title, and a separate certificate of title is issued for the registered proprietor of the parcel of land over which the leasehold scheme is registered. The owner of a lot in a leasehold scheme can transfer the lot and the strata lease, and mortgage the lot without the lessor’s consent. Owners of the lots are members of the strata company and decide how to run the leasehold scheme.

Staged developments

Schemes no longer require a Management Statement to accompany and form part of the by-laws.

Details of staged development are now set out in the scheme by-laws and are called ‘staged subdivision by-laws’.

The amendments ensure the rights of lot owners who have already bought into earlier stages of the scheme are protected, while making the process more efficient for developers.

Updates

The By Lawyers Conveyancing – Sale and Purchase of land Guides have been updated accordingly.

A second stage of reforms introducing community title are expected to commence towards the end of this year.

Variation of lease – All states

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Two new precedent deeds for variation of lease have been added to all By Lawyers Leases publications.

The new precedents are:

  • Deed of variation of lease – Deferral of rental payments. This deed provides for the deferral of rental payments for an agreed period. It also provides for the lessor to access the security deposit/bond/guarantee, to satisfy part-payment of rent during this period. It is suitable for general use when required.
  • Deed of variation of lease – Deferral of rental payments during COVID 19. This deed complies with the National Cabinet Code of Conduct that was released on 7 April 2020 to govern commercial, industrial and retail tenancies affected by the COVID-19 pandemic.

Both of these new precedents deeds cover arrangements for future payments. Once the deferral period has ended, they provide for the repayment of deferred rent in full.

By Lawyers have produced a publication which brings together in one place a collection of practical information to help the profession at this time. Dealing with COVID-19 legal issues is a valuable resource for lawyers. It is now available by clicking on the link at the top of the matter plan in every By Lawyers Guide.

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