Sectional Titles Amendment Act
This section amends section 1 of the principal Act and replaces the definition of “exclusive use area.”
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- South Africa
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- Act 13 of 2022
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Citation provenance: source:za:government-acts · schema StatuteEnrichmentPublicV1.
amendment body corporate body corporate powers cancellation cession commencement commencement notice common property common property extension consolidation deeds registration deeds registry developer compliance developer disclosure developer obligations developer rights development disclosure exclusive use rights land acquisition land alienation lease leases legal practice +38 more
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About this statute
This section amends section 1 of the principal Act and replaces the definition of “exclusive use area.” This provision amends Article 1 of the Sectional Titles Act and replaces at least one definition. This provision changes the definition of “Sectional Titles Schemes Management Act” to refer to the Sectional Titles Schemes Management Act, 2011 (Act No. 8 of 2011). A developer must attend the relevant meeting, provide the required particulars, and answer all reasonable questions from lessees or their agents, unless a stated written-waiver process or a qualifying share block company exception applies. This section amends rules for sectional plans: the Surveyor-General must notify the registrar, and the registrar must not register certain transfers or rights until defects are fixed, unless a hardship-and-consent exception applies.
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Provisions of Sectional Titles Amendment Act
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- 1 Verify source ↗
Section 1 of the Sectional Titles Act, 1986 (Act No. 95 of 1986) (hereinafter
AI-assisted research summary: This section amends section 1 of the principal Act and replaces the definition of “exclusive use area.”
1. Section 1 of the Sectional Titles Act, 1986 (Act No. 95 of 1986) (hereinafter referred to as the principal Act), is hereby amended— (a) by the substitution for the definition of ‘‘exclusive use area’’ of the following 10 definition: ‘‘ ‘exclusive use area’ means a part or parts of the common property for the exclusive use by the owner or owners of one or more sections or by the occupant or occupants thereof recognised by law, as contemplated in this Act;’’; and 15 (b) by the substitution for the definition of ‘‘Sectional Titles Schemes Manage- ment Act’’ of the following definition: This gazette is also available free online at www.gpwonline.co.za Wysigingswet op Deeltitels, 2022 Wet no. 13 van 2022 STAATSKOERANT, 5 JANuARiE 2023 No. 47830 3 ALGEMENE VERDUIDELIKENDE NOTA: 3 [ ] Woorde in vetdruk tussen vierkantige hake dui skrappings uit bestaande verordenings aan. Woorde met ’n volstreep daaronder dui invoegings in bestaande verordenings aan. (Engelse teks deur die President geteken) (Goedgekeur op 22 Desember 2022) WET Tot wysiging van die Wysigingswet op Deeltitels, 1986, ten einde sekere woordomskrywings te wysig; voorsiening te maak vir die ontwikkelaar om vrae te beantwoord wat deur die huurders se agente aan die ontwikkelaar gestel is; verder voorsiening te maak vir die wysiging van deelplanne ten opsigte van areas van uitsluitlike gebruik; verder voorsiening te maak vir die wysiging en kansellasie van ’n deelplan ná ’n hofbevel; voorsiening te maak vir die notering van ’n titelbewys ten opsigte van die verstryking van ’n voorbehoud ingevolge artikel 25; voorsiening te maak vir verhuring van ’n gedeelte van die gemeenskaplike eiendom met die instemming van die houers van die geregistreerde saaklike regte; die bepalings betreffende die vervreemding van gemeenskaplike eiendom te wysig; verder voorsiening te maak vir die kansellasie van ’n met verband beswaarde uitsluitlike gebruiksgebied; ook voorsiening te maak vir ’n ontwikkelaar om ’n plan vir onderverdeling of konsolidasie by die Landmeter-generaal in te dien vir goedkeuring om ’n deel te onderverdeel, te konsolideer en uit te brei; die registrasie van onderverdeling van ’n deel, die konsolidasie van dele, en die uitbreiding van dele na ’n ontwikkelaar uit te brei; voorsiening te maak vir die indiening van dokumentasie om verlore of vernietigde dokumentasie te vervang; tot wysiging van die bepalings rakende die uitbreiding van ’n skema; tot wysiging van die bepalings rakende deelnemingskwotas van dele; die lidmaatskap van die deeltitel- reguleringsraad te reël; en om voorsiening te maak vir aangeleenthede wat daarmee in verband staan. DAAR WORD BEPAAL deur die Parlement van die Republiek van Suid-Afrika, soos volg:— Wysiging van artikel 1 van Wet 95 van 1986, soos gewysig deur artikel 1 van Wet 63 van 1991, artikels 1 en 11 van Wet 7 van 1992, artikel 1 van Wet 15 van 1993, artikel 1 van Wet 44 van 1997, Proklamasie No. R. 9 van 1997, artikel 1 van Wet 29 van 2003, artikel 1 van Wet 7 van 2005, artikel 1 van Wet 6 van 2006, artikel 1 van Wet 11 van 2010, artikel 20 van Wet 8 van 2011 en artikel 1 van Wet 33 van 2013 5Referenced legislation
- Sectional Titles Act, 1986 (Act No. 95 of 1986) (unresolved)
- Wet 29 van 2003 (unresolved)
- Wet 33 van 2013 (unresolved)
- Wet 8 van 2011 (resolved)
- artikel 1 van Wet 6 van 2006 (resolved)
- Wet 63 van 1991 (unresolved)
- 1 Verify source ↗
Artikel 1 van die Wet op Deeltitels, 1986 (Wet No. 95 van 1986) (hierna die
AI-assisted research summary: This provision amends Article 1 of the Sectional Titles Act and replaces at least one definition.
1. Artikel 1 van die Wet op Deeltitels, 1986 (Wet No. 95 van 1986) (hierna die Hoofwet genoem), word hierby gewysig— (a) deur die omskrywing van ‘‘Sectional Titles Schemes Management Act’’ deur 10 die volgende omskrywing te vervang: ‘‘ ‘Sectional Titles Schemes Management Act’ die ‘Sectional Titles Schemes Management Act, [2010’] 2011’ (Wet No. 8 van 2011);’’; en (b) deur die omskrywing van ‘‘uitsluitlike gebruiksgebied’’ deur die volgende omskrywing te vervang: 15 This gazette is also available free online at www.gpwonline.co.zaReferenced legislation
- Wet op Deeltitels, 1986 (Wet No. 95 van 1986) (unresolved)
- 4 Verify source ↗
No. 47830
AI-assisted research summary: This provision changes the definition of “Sectional Titles Schemes Management Act” to refer to the Sectional Titles Schemes Management Act, 2011 (Act No. 8 of 2011).
4 No. 47830 GOVERNMENT GAZETTE, 5 JANuARy 2023 Act no. 13 of 2022 Sectional Titles Amendment Act, 2022 4 ‘‘ ‘Sectional Titles Schemes Management Act’ means the Sectional Titles Schemes Management Act, [2010] 2011 (Act No. 8 of 2011);’’. Amendment of section 4 of Act 95 of 1986, as amended by section 2 of Act 63 of 1991, section 2 of Act 15 of 1993, sections 2 and 30 of Act 44 of 1997, section 2 of Act 29 of 2003 and section 2 of Act 33 of 2013 5Referenced legislation
- Sectional Titles Schemes Management Act, [2010] 2011 (Act No. 8 of 2011); (resolved)
- 2 Verify source ↗
Section 4 of the principal Act is hereby amended by the substitution in subsection
AI-assisted research summary: A developer must attend the relevant meeting, provide the required particulars, and answer all reasonable questions from lessees or their agents, unless a stated written-waiver process or a qualifying share block company exception applies.
2. Section 4 of the principal Act is hereby amended by the substitution in subsection (3) for paragraph (b) of the following paragraph: ‘‘(b) a meeting contemplated in paragraph (a)(i) has been held and the developer has been available thereat to provide the particulars contemplated in the said paragraph, and has answered all reasonable questions put to the developer by the lessees or their respective agents present: Provided that a developer need not comply with this subsection if all such lessees have stated in writing that they are aware of their rights which shall also be set out in such statement and that they do not wish to purchase the proposed units which they occupy and a conveyancer has certified in writing that such statements have been received in respect of all the units in question: Provided further that a share block company applying for the approval of a development scheme need not comply with the requirements of this subsection if that share block company has, within a period of two years before such application, already complied with section 11A of the Share Blocks Control Act, 1980 (Act No. 59 of 1980).’’. Amendment of section 14 of Act 95 of 1986, as amended by section 8 of Act 63 of 1991, section 4 of Act 7 of 1992, section 5 of Act 11 of 2010 and section 3 of Act 33 of 2013 - 3 Verify source ↗
Section 14 of the principal Act is hereby amended—
AI-assisted research summary: This section amends rules for sectional plans: the Surveyor-General must notify the registrar, and the registrar must not register certain transfers or rights until defects are fixed, unless a hardship-and-consent exception applies.
3. Section 14 of the principal Act is hereby amended— (a) by the substitution for subsection (3) of the following subsection: ‘‘(3) If in the opinion of the Surveyor-General any person could be prejudiced by an incorrect sectional plan, he or she shall advise the registrar as to which sections or exclusive use areas are affected by any such defect in question, and thereafter no transfer of such section and its undivided share in the common property or the registration of a real right therein, or the cession of an exclusive use area, shall be registered until the defect in the sectional plan has been rectified, 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 common property or of a real right therein, or cession of an exclusive use area, is to be registered, consents in writing to the transfer or other registration being effected prior to the rectification of the defect.’’; (b) by the substitution for subsection (5) of the following subsection: ‘‘(5) The Surveyor-General shall advise the registrar and the local authority of any alteration, amendment or substitution of a sectional plan in terms of subsection (1) which affects the description or extent of any section or exclusive use area, 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 registered document affected by such change, and shall likewise endorse the owner’s or holder’s copy of that sectional title deed or any such other registered document whenever subsequently lodged at the deeds registry for any purpose.’’; and 10 15 20 25 30 35 40 45 This gazette is also available free online at www.gpwonline.co.za Wysigingswet op Deeltitels, 2022 Wet no. 13 van 2022 STAATSKOERANT, 5 JANuARiE 2023 No. 47830 5 5 ‘‘ ‘uitsluitlike gebruiksgebied’ ’n gedeelte of gedeeltes van die gemeenskaplike eiendom vir die uitsluitlike gebruik deur die eienaar of eienaars van een of meer dele of deur die okkupeerder of okkupeerders daarvan deur die reg erken, soos in hierdie Wet beoog;’’. Wysiging van artikel 4 van Wet 95 van 1986, soos gewysig deur artikel 2 van Wet 63 van 1991, artikel 2 van Wet 15 van 1993, artikels 2 en 30 van Wet 44 van 1997, artikel 2 van Wet 29 van 2003 en artikel 2 van Wet 33 van 2013 5 - 2 Verify source ↗
Artikel 4 van die Hoofwet word hierby gewysig deur in subartikel (3) paragraaf (b)
AI-assisted research summary: The developer must attend the meeting, provide the required details, and answer reasonable questions from tenants and their agents, unless a stated exemption applies.
2. Artikel 4 van die Hoofwet word hierby gewysig deur in subartikel (3) paragraaf (b) deur die volgende paragraaf te vervang: ‘‘(b) ’n vergadering beoog in paragraaf (a)(i) gehou is en die ontwikkelaar daarop beskikbaar was om die besonderhede bedoel in genoemde paragraaf te verskaf, en alle redelike vrae wat aanwesige huurders en hulle onderskeie agente aan die ontwikkelaar gerig het, beantwoord het: Met dien verstande dat ’n ontwikkelaar nie aan hierdie subartikel hoef te voldoen nie indien [al] alle sodanige huurders skriftelik verklaar het dat hulle van hul regte, wat ook in sodanige verklaring uiteengesit moet word, bewus is en dat hulle nie begerig is om die voorgestelde eenhede wat hulle bewoon te koop nie en ’n transportbesorger skriftelik gesertifiseer het dat sodanige verklarings ten opsigte van al die betrokke eenhede ontvang is: Met dien verstande voorts dat ’n aandeleblokmaatskappy wat aansoek doen om die goedkeuring van ’n ontwikkelingskema nie aan die vereistes van hierdie subartikel hoef te voldoen nie indien daardie aandeleblokmaatskappy, binne ’n tydperk van twee jaar voor sodanige aansoek, reeds voldoen het aan artikel 11A van die Wet op Beheer van Aandeleblokke, 1980 (Wet No. 59 van 1980).’’. 10 15 20 Wysiging van artikel 14 van Wet 95 van 1986, soos gewysig deur artikel 8 van Wet 63 van 1991, artikel 4 van Wet 7 van 1992, artikel 5 van Wet 11 van 2010 en artikel 3 van Wet 33 van 2013 25Referenced legislation
- Wet op Beheer van Aandeleblokke, 1980 (Wet No. 59 van 1980). (unresolved)
- 3 Verify source ↗
Artikel 14 van die Hoofwet word hierby gewysig—
AI-assisted research summary: The Surveyor-General must notify the registrar and local authority when a changed part plan affects a part or exclusive use area, and the registrar must record the changes on the relevant title documents. If a defective part plan may prejudice someone, that person must identify the affected parts or exclusive use areas, and transfers or other registrations cannot be registered until the defect is corrected unless the registrar allows early registration and written consent is given.
3. Artikel 14 van die Hoofwet word hierby gewysig— (a) deur subartikel (3) deur die volgende subartikel te vervang: in kennis ‘‘(3) Indien ’n persoon volgens die oordeel van die Landmeter- generaal benadeel kan word weens ’n foutiewe deelplan, moet hy of sy stel van welke dele of uitsluitlike die registrateur gebruiksgebiede deur ’n betrokke gebrek geraak word, en daarna word geen oordrag van so ’n deel en sy onverdeelde aandeel in die gemeenskaplike eiendom of ’n saaklike reg daarin of die sessie van ’n uitsluitlike gebruiksgebied geregistreer tot tyd en wyl die gebrek in die tensy die registrateur tevrede is dat die deelplan reggestel vertraging om die foutiewe deelplan te laat regstel oormatige ontbering sal veroorsaak en die persoon in wie se guns oordrag van die deel en sy onverdeelde aandeel in die gemeenskaplike eiendom of van ’n saaklike reg daarin, of sessie van ’n uitsluitlike gebruiksgebied, geregistreer moet word, skriftelik toestem dat die oordrag of ander registrasie kan geskied voordat die gebrek reggestel is.’’; is nie, (b) deur subartikel (5) deur die volgende subartikel te vervang: ‘‘(5) Die Landmeter-generaal moet die registrateur en die plaaslike bestuur in kennis stel van ’n verandering, wysiging of vervanging van ’n deelplan ingevolge subartikel (1) wat die beskrywing of grootte van ’n deel of uitsluitlike gebruiksgebied raak, en daarop moet die registrateur die nodige aantekeninge wat ’n verandering van beskrywing of grootte weerspieël op die registrasiekantoor-kopie van die deeltitelbewys en op enige ander geregistreerde dokument wat deur sodanige verandering geraak word, aanbring, en insgelyks aantekeninge aanbring op die eienaar of houer se kopie van daardie titel of ander sodanige geregistreerde dokument wanneer dit daarna by die registrasiekantoor vir enige doel ingedien word.’’; en 30 35 40 45 50 55 This gazette is also available free online at www.gpwonline.co.za - 6 Verify source ↗
No. 47830
AI-assisted research summary: This provision says section 49(3) to 49(5) also apply, with necessary changes, when a sectional plan is cancelled by a court order and a body corporate still exists.
6 No. 47830 GOVERNMENT GAZETTE, 5 JANuARy 2023 Act no. 13 of 2022 Sectional Titles Amendment Act, 2022 6 (c) by the addition in subsection (8) of the following paragraph, the existing subsection becoming paragraph (a): ‘‘(b) The provisions of section 49(3) to 49(5) apply, with the necessary changes, in instances where a body corporate is in existence upon cancellation of the sectional plan by an order of the Court.’’. 5 Amendment of section 15B of Act 95 of 1986, as amended by section 10 of Act 63 of 1991, section 10 of Act 44 of 1997, section 2 of Act 6 of 2006, section 6 of Act 11 of 2010, section 20 of Act 8 of 2011 and section 4 of Act 33 of 2013Referenced legislation
- Act 8 of 2011 (resolved)
- Act 6 of 2006 (resolved)
- 4 Verify source ↗
Section 15B of the principal Act is hereby amended by the deletion in subsection
AI-assisted research summary: The registrar must note lapsing on the title deed when a reserved right has lapsed, and if the title deed is missing, the developer or body corporate must submit an affidavit so the registrar can endorse the duplicate deed.
4. Section 15B of the principal Act is hereby amended by the deletion in subsection (1) of the word ‘‘and’’ at the end of paragraph (c), the insertion of the word ‘‘and’’ at the end of paragraph (d) and the addition of the following paragraph: ‘‘(e) the registrar must note the lapsing on the title deed of the right so reserved, if available, where a right in respect of a reservation in terms of section 25 has lapsed, on application by the developer or by the body corporate in instances where the developer is no longer in existence: Provided that where the title deed of the right is not available, an affidavit must be submitted by the developer or by the body corporate, as the case may be, to the effect that the title deed to such right is not available, whereupon the registrar must endorse the deeds registry duplicate thereof, and, if the original title deed is at any time lodged with the registrar, he or she must make a similar endorsement thereon.’’. Amendment of section 17 of Act 95 of 1986, as amended by section 11 of Act 63 of 1991, section 11 of Act 44 of 1997, section 53 of Act 24 of 2003, section 4 of Act 29 of 2003, section 1 of Act 11 of 2005, section 5 of Act 6 of 2006, section 20 of Act 8 of 2011 and section 5 of Act 33 of 2013Referenced legislation
- Act 8 of 2011 (resolved)
- Act 6 of 2006 (resolved)
- 5 Verify source ↗
Section 17 of the principal Act is hereby amended—
AI-assisted research summary: This amendment stops the registrar from registering certain leases or transfers unless required consents or cancellations are in place, and requires notice and plan updates when an exclusive use area is cancelled.
5. Section 17 of the principal Act is hereby amended— (a) by the substitution in subsection (4) for paragraph (b) of the following paragraph: ‘‘(b) Where pursuant to subsection (1) it is sought to let land which forms part of the common property or a portion thereof on which a section or part of a section is erected, the registrar shall not register the lease, unless it is made subject to any right which the owner of the section or part of the section may have, as well as the rights of holders of real rights in terms of sections 25 and 27.’’; 10 15 20 25 30 (b) by the substitution for subsection (4B) of the following subsection: 35 ‘‘(4B) (a) Where in terms of subsection (1) it is sought to alienate a portion of land on which an exclusive use area or part thereof is registered, the registrar shall not register the transfer, unless the registration of the exclusive use area [or part thereof] has been cancelled with the written consent of the holder. (b) The registrar shall notify the Surveyor-General and the local authority when the registration of an exclusive use area [or part thereof] has been cancelled in terms of paragraph (a), and on receipt of such a notice the Surveyor-General shall make the necessary amendments on the original sectional plan and on the deeds registry copy of the sectional plan.’’; and (c) by the substitution for subsection (4C) of the following subsection: ‘‘(4C) [The provisions of subsection (4B) shall apply with the necessary changes where,] Where in terms of subsection (1), it is sought to alienate a portion of land on which a real right of extension in terms of section [25] 25(1) or any part of such right is registered, the registrar shall not register the transfer, unless the registration of such real right or part thereof has been cancelled with the written consent of the holder thereof.’’. 40 45 50 This gazette is also available free online at www.gpwonline.co.za Wysigingswet op Deeltitels, 2022 Wet no. 13 van 2022 STAATSKOERANT, 5 JANuARiE 2023 No. 47830 7 7 (c) deur die volgende paragraaf in subartikel (8) by te voeg sodat die bestaande subartikel paragraaf (a) word: ‘‘(b) Die bepalings van artikel 49(3) tot 49(5) is van toepassing, met die nodige veranderinge, in gevalle waar ’n regspersoon bestaan by kansellasie van die deelplan by Hofbevel.’’. 5 Wysiging van artikel 15B van Wet 95 van 1986, soos gewysig deur artikel 10 van Wet 63 van 1991, artikel 10 van Wet 44 van 1997, artikel 2 van Wet 6 van 2006, artikel 6 van Wet 11 van 2010, artikel 20 van Wet 8 van 2011 en artikel 4 van Wet 33 van 2013
Part
part thereof has been cancelled with the written consent of the holder
- 4 Verify source ↗
Artikel 15B van die Hoofwet word hierby gewysig deur in subartikel (1) die woord
AI-assisted research summary: The registrar must record the expiry of a reserved right on the sectional title deed, and may need to endorse copies or the original deed depending on whether the deed is available.
4. Artikel 15B van die Hoofwet word hierby gewysig deur in subartikel (1) die woord ‘‘en’’ aan die einde van paragraaf (c) te skrap, die woord ‘‘en’’ aan die einde van paragraaf (d) in te voeg en die volgende paragraaf by te voeg: ‘‘(e) die registrateur moet die verstryking van die aldus gereserveerde reg op die deeltitelbewys aanteken, indien beskikbaar, waar ’n reg ten opsigte van ’n reservering ingevolge artikel 25 verstryk het, op aansoek deur die ontwikkelaar of deur die regspersoon in gevalle waar die ontwikkelaar nie meer bestaan nie: Met dien verstande dat waar die titelbewys van die reg nie beskikbaar is nie, ’n beëdigde verklaring deur die ontwikkelaar of deur die regspersoon, na gelang van die geval, ingedien moet word te dien effekte dat die titelbewys op sodanige reg nie beskikbaar is nie, waarby die registrateur ’n aantekening op die registrasiekantoor-kopie daarvan moet aanbring, en, indien die oorspronklike titelbewys te eniger tyd by die registrateur ingedien word, moet hy of sy insgelyks ’n aantekening daarop aanbring.’’. Wysiging van artikel 17 van Wet 95 van 1986, soos gewysig deur artikel 11 van Wet 63 van 1991, artikel 11 van Wet 44 van 1997, artikel 53 van Wet 24 van 2003, artikel 4 van Wet 29 van 2003, artikel 1 van Wet 11 van 2005, artikel 5 van Wet 6 van 2006, artikel 20 van Wet 8 van 2011 en artikel 5 van Wet 33 van 2013 - 5 Verify source ↗
Artikel 17 van die Hoofwet word hierby gewysig—
AI-assisted research summary: This provision changes land-registration rules so certain leases and transfers cannot be registered unless specified rights are protected or cancelled with written consent.
5. Artikel 17 van die Hoofwet word hierby gewysig— (a) deur in subartikel (4) paragraaf (b) deur die volgende paragragraaf te vervang: ‘‘(b) Waar ooreenkomstig subartikel (1) beoog word om grond wat deel van gemeenskaplike eiendom uitmaak of ’n gedeelte daarvan waarop ’n deel of gedeelte van ’n deel opgerig is, te verhuur, registreer die registrateur nie die huurkontrak nie, tensy dit onderhewig gestel word aan enige reg wat die eienaar van die deel of gedeelte van die deel mag hê, asook die regte van houers van saaklike regte ingevolge artikels 25 en 27.’’; (b) deur artikel (4B) deur die volgende subartikel te vervang: ‘‘(4B) (a) Waar daar ingevolge subartikel (1) beoog word om ’n gedeelte van grond waarop ’n uitsluitlike gebruiksgebied of gedeelte daarvan geregistreer is, te vervreem, registreer die registrateur nie die oordrag nie, tensy die registrasie van die uitsluitlike gebruiksgebied [of gedeelte daarvan] met die skriftelike toestemming van die houer gekanselleer is. (b) Die registrateur moet die Landmeter-generaal en die plaaslike bestuur in kennis stel wanneer die registrasie van ’n uitsluitlike (a) gebruiksgebied [of gedeelte daarvan] gekanselleer is, en by ontvangs van so ’n kennisgewing moet die Landmeter-generaal die nodige wysigings aanbring op die oorspronklike deelplan en op die registrasiekantoor-kopie van die deelplan.’’; en ingevolge paragraaf (c) deur subartikel (4C) deur die volgende subartikel te vervang: ‘‘(4C) [Die bepalings van subartikel (4B) is van toepassing met die nodige veranderinge waar,] Waar, (1), die vervreemding verlang word van ’n gedeelte grond waarop ’n saaklike reg van uitbreiding ingevolge artikel [25] 25(1) of enige deel van sodanige reg, geregistreer is, die registrateur nie die oordrag registreer nie, tensy die registrasie van sodanige saaklike reg of deel daarvan gekanselleer is met die skriftelike toestemming van die houer daarvan.’’. ingevolge subartikel 10 15 20 25 30 35 40 45 50 55 This gazette is also available free online at www.gpwonline.co.za - 8 Verify source ↗
No. 47830
AI-assisted research summary: This section states that section 18 of Act 95 of 1986 is substituted.
8 No. 47830 GOVERNMENT GAZETTE, 5 JANuARy 2023 Act no. 13 of 2022 Sectional Titles Amendment Act, 2022 8 Substitution of section 18 of Act 95 of 1986, as amended by section 6 of Act 33 of 2013 - 6 Verify source ↗
The following section is hereby substituted for section 18 of the principal Act:
AI-assisted research summary: Section 18 is replaced with a new section titled about transferring mortgaged units, undivided shares, common property or land, and cession of mortgaged leases or real rights.
6. The following section is hereby substituted for section 18 of the principal Act: ‘‘Transfer of mortgaged unit, undivided share, common property or land, and cession of mortgaged lease or real right 5 - 18 Verify source ↗
The provisions of sections 56 and 57 of the Deeds Registries Act shall
AI-assisted research summary: Sections 56 and 57 of the Deeds Registries Act apply, with necessary changes, to certain transfers, cessions, and cancellations involving mortgaged units, shares, leases, real rights, common property, land, and exclusive use areas.
18. The provisions of sections 56 and 57 of the Deeds Registries Act shall apply with the necessary changes to the transfer of any mortgaged unit or undivided share in a unit, the cession of any mortgaged lease of a unit or undivided share in a unit, the cession of any mortgaged real right in or over a unit or an undivided share in a unit, the cession of any mortgaged real right under sections 25 and 27 of this Act or an undivided share therein, [and] the transfer under section 17 of this Act of any mortgaged common property or land or an undivided share therein and the cancellation under section 17 of any mortgaged section and exclusive use area, and real right under section 25.’’. Amendment of section 21 of Act 95 of 1986, as amended by section 14 of Act 44 of 1997 and section 20 of Act 8 of 2011Referenced legislation
- Deeds Registries Act (unresolved)
- 7 Verify source ↗
Section 21 of the principal Act is hereby amended by the insertion after subsection
AI-assisted research summary: Section 21 is amended to add a rule that applies subsection (1) with necessary changes when a developer plans to subdivide or consolidate sections before a body corporate is established.
7. Section 21 of the principal Act is hereby amended by the insertion after subsection (1) of the following subsection: ‘‘(1A) The provisions of subsection (1) apply with the necessary changes where a developer, prior to the establishment of a body corporate, intends to subdivide his or her section or to consolidate two or more sections registered in his or her name.’’. 10 15 20 Amendment of section 22 of Act 95 of 1986, as amended by section 12 of Act 63 of 1991 and section 15 of Act 44 of 1997 25 - 8 Verify source ↗
Section 22 of the principal Act is hereby amended—
AI-assisted research summary: This section amends Section 22 of the principal Act.
8. Section 22 of the principal Act is hereby amended— (a) by the insertion after subsection (1) of the following subsection: ‘‘(1A) The provisions of subsection (1) apply with the necessary changes where a developer, prior to the establishment of a body corporate, wishes to register a sectional plan of subdivision of a section.’’; (b) by the insertion in subsection (2) of the following paragraph after paragraph (c): the section at the time of subdivision, ‘‘(cA) any lease or other deed embodying any other real right registered against if available: Provided that where the lease or other deed embodying the real right is not available, an affidavit must be submitted by the owner or developer, as the case may be, to the effect that the lease or other deed is not available, whereupon the registrar must endorse the deeds registry duplicate thereof, and, if the original lease or other deed is at any time lodged with the registrar, he or she must make a similar endorsement thereon;’’; (c) by the substitution in subsection (2) for paragraph (d) of the following paragraph: ‘‘(d) certificates of registered sectional title in the prescribed form for each of the new sections and 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];’’; (d) by the deletion in subsection (2) of paragraph (e); and 30 35 40 45 50 This gazette is also available free online at www.gpwonline.co.za Wysigingswet op Deeltitels, 2022 Wet no. 13 van 2022 STAATSKOERANT, 5 JANuARiE 2023 No. 47830 9 9 Vervanging van artikel 18 van Wet 95 van 1986, soos gewysig deur artikel 6 van Wet 33 van 2013 - 6 Verify source ↗
Artikel 18 van die Hoofwet word hierby deur die volgende artikel vervang:
AI-assisted research summary: This section replaces Article 18 with a new article about transfer and cession of certain bonded property, shares, common property, land, leases, and real rights.
6. Artikel 18 van die Hoofwet word hierby deur die volgende artikel vervang: ‘‘Oordrag van met verband beswaarde eenheid, onverdeelde aandeel, gemeenskaplike eiendom of grond, en sessie van met verband beswaarde huurkontrak of saaklike reg 5 - 18 Verify source ↗
Die bepalings van artikels 56 en 57 van die Registrasie van Aktes Wet
AI-assisted research summary: Articles 56 and 57 of the Deeds Registries Act apply, with necessary modifications, to certain mortgaged unit transfers, cessions, transfers, and cancellations.
18. Die bepalings van artikels 56 en 57 van die Registrasie van Aktes Wet geld, met die nodige veranderinge aan die oordrag van ’n met verband beswaarde eenheid of ’n onverdeelde aandeel in ’n eenheid, die sessie van ’n met verband beswaarde huurkontrak van ’n eenheid of ’n onverdeelde aandeel in ’n eenheid, die sessie van enige met verband beswaarde saaklike reg kragtens artikels 25 en 27 van hierdie Wet of ’n onverdeelde aandeel daarin, [en] die oordrag kragtens artikel 17 van hierdie Wet van met verband beswaarde gemeenskaplike eiendom of grond of ’n onverdeelde aandeel daarin en die kansellasie kragtens artikel 17 van enige met verband beswaarde deel en uitsluitlike gebruiksgebied, en saaklike reg kragtens artikel 25.’’. 10 15 Wysiging van artikel 21 van Wet 95 van 1986, soos gewysig deur artikel 14 van Wet 44 van 1997 en artikel 20 van Wet 8 van 2011 - 7 Verify source ↗
Artikel 21 van die Hoofwet word hierby gewysig deur die volgende subartikel na
AI-assisted research summary: This amendment says subsection (1) also applies, with necessary changes, when a developer plans to subdivide a share or consolidate registered parts before a juristic person is established.
7. Artikel 21 van die Hoofwet word hierby gewysig deur die volgende subartikel na 20 subartikel (1) in te voeg: ‘‘(1A) Die bepalings van subartikel (1) geld met die nodige veranderinge waar ’n ontwikkelaar, voor die stigting van ’n regspersoon, voornemens is om sy of haar deel te onderverdeel of om twee of meer dele wat in sy of haar naam geregistreer is, te konsolideer.’’. Wysiging van artikel 22 van Wet 95 van 1986, soos gewysig deur artikel 12 van Wet 63 van 1991 en artikel 15 van Wet 44 van 1997 - 8 Verify source ↗
Artikel 22 van die Hoofwet word hierby gewysig—
AI-assisted research summary: This amendment adds filing and endorsement steps when a lease or other deed is not available during subdivision-related registration.
8. Artikel 22 van die Hoofwet word hierby gewysig— (a) deur die volgende subartikel na subartikel (1) in te voeg: ‘‘(1A) Die bepalings van subartikel (1) geld met die nodige veranderinge waar ’n ontwikkelaar, voor die stigting van ’n regspersoon, ’n deelplan van onderverdeling van ’n deel wil registreer.’’; (b) deur die volgende paragraaf na paragraaf (c) in subartikel (2) in te voeg: is ‘‘(cA) enige huurkontrak of ander akte wat enige ander saaklike reg bevat wat ten tyde van teen die deel geregistreer onderverdeling, indien beskikbaar: Met dien verstande dat waar die huurkontrak of ander akte wat die saaklike reg bevat nie beskikbaar is nie, ’n beëdigde verklaring deur die eienaar of ontwikkelaar, na gelang van die geval, ingedien moet word te dien effekte dat die huurkontrak of ander akte nie beskikbaar is nie, waarop die registrateur aantekeninge op die registrasiekantoor- kopie daarvan moet aanbring, en, indien die oorspronklike huurkontrak of ander akte te eniger tyd by die registrateur ingedien word, moet hy of sy ’n soortgelyke aantekening daarop aanbring;’’; (c) deur in subartikel (2) paragraaf (d) deur die volgende paragraaf te vervang: ‘‘(d) sertifikate van geregistreerde deeltitel in die voorgeskrewe vorm vir elk van die nuwe dele en hulle onverdeelde aandele in die gemeenskaplike eiendom wat deur die onderverdeling geskep is, opgestel ten gunste van die eienaar [of, in die geval van ’n verdeling, ten gunste van die persone wat daarop geregtig is ingevolge die verdelingsooreenkoms];’’; (d) deur paragraaf (e) in subartikel (2) te skrap; en 25 30 35 40 45 50 This gazette is also available free online at www.gpwonline.co.za - 10 Verify source ↗
No. 47830
AI-assisted research summary: A developer making the relevant application must file an affidavit with it, and the affidavit must confirm either that no unit has been sold, donated or exchanged, or that any already-alienated unit was disclosed in writing to the acquirer.
10 No. 47830 GOVERNMENT GAZETTE, 5 JANuARy 2023 Act no. 13 of 2022 Sectional Titles Amendment Act, 2022 10 (e) by the insertion after subsection (2) of the following subsection: ‘‘(2A) (a) Where an application as contemplated in subsection (1) is made by a developer, such application must also be accompanied by an affidavit by such developer to the effect that at the date of the application, no unit in the scheme has been sold, donated or exchanged, or if a unit was so alienated but not yet registered in the name of the acquirer, the developer had disclosed in writing to the acquirer thereof that application has been made for the registration of the sectional plan of subdivision of the relevant section. 5 (b) A deed of alienation in which the subdivision has not been 10 disclosed, shall be voidable at the option of the acquirer.’’. Amendment of section 23 of Act 95 of 1986, as amended by section 13 of Act 63 of 1991 and section 16 of Act 44 of 1997Referenced legislation
- Act 44 of 1997 (resolved)
- 9 Verify source ↗
Section 23 of the principal Act is hereby amended—
AI-assisted research summary: This provision amends section 23 to require affidavits and registrar endorsements in certain sectional plan consolidation cases.
9. Section 23 of the principal Act is hereby amended— (a) by the insertion after subsection (1) of the following subsection: 15 ‘‘(1A) The provisions of subsection (1) apply with the necessary changes where a developer, prior to the establishment of a body corporate, wishes to register a sectional plan of consolidation of two or more sections.’’; (b) by the insertion in subsection (2) of the following paragraph after paragraph 20 (c): ‘‘(cA) any lease or other deed embodying any other real right registered against the section at the time of consolidation, if available: Provided that where the lease or other deed embodying the real right is not available, an affidavit must be submitted by the owner or developer, as the case may be, to the effect that the lease or other deed is not available, whereupon the registrar must endorse the deeds registry duplicate thereof, and, if the original lease or other deed is at any time lodged with the registrar, he or she must make a similar endorsement thereon;’’; and (c) by the insertion after subsection (2) of the following subsection: ‘‘(2A) (a) Where an application as contemplated in subsection (1) is made by a developer, such application must also be accompanied by an affidavit by such developer to the effect that at the date of the application, no unit in the scheme has been sold, donated or exchanged, or if a unit was so alienated but not yet registered in the name of the acquirer, the developer had disclosed in writing to the acquirer thereof that application has been made for the registration of the sectional plan of consolidation of the relevant sections. 25 30 35 (b) A deed of alienation in which the consolidation has not been 40 disclosed, shall be voidable at the option of the acquirer.’’. Amendment of section 24 of Act 95 of 1986, as amended by section 14 of Act 63 of 1991, sections 17 and 29 of Act 44 of 1997, section 5 of Act 29 of 2003, section 2 of Act 7 of 2005, section 7 of Act 11 of 2010 and section 20 of Act 8 of 2011 - 10 Verify source ↗
Section 24 of the principal Act is hereby amended—
AI-assisted research summary: This section amends Section 24 of the principal Act and adds new rules for developers applying under subsection (1).
10. Section 24 of the principal Act is hereby amended— (a) by the insertion after subsection (3) of the following subsection: ‘‘(3A) The provisions of subsection (3) apply with the necessary changes where a developer, prior to the establishment of a body corporate, intends to extend the boundaries or floor area of his or her section.’’; (b) by the deletion in subsection (6) of the word ‘‘and’’ at the end of paragraph (d) and the insertion of the following paragraph after paragraph (d): ‘‘(dA) any lease or other deed embodying any other real right registered against the section at the time of extension, if available: Provided that where the lease or other deed embodying the real right is not 45 50 55 This gazette is also available free online at www.gpwonline.co.za Wysigingswet op Deeltitels, 2022 Wet no. 13 van 2022 STAATSKOERANT, 5 JANuARiE 2023 No. 47830 11 (e) deur die volgende subartikel na subartikel (2) in te voeg: 11 ‘‘(2A) (a) Waar ’n aansoek soos beoog in subartikel (1) deur ’n ontwikkelaar gemaak is, moet sodanige aansoek ook vergesel gaan van ’n beëdigde verklaring deur sodanige ontwikkelaar te dien effekte dat op die datum van die aansoek, geen eenheid in die skema verkoop, geskenk of uitgeruil is nie, of as ’n eenheid aldus vervreem is, maar nog nie in die naam van die verkryger geregistreer is nie, die ontwikkelaar skriftelik aan die verkryger daarvan openbaar gemaak het dat aansoek gedoen is om die registrasie van die deelplan van onderverdeling van die tersaaklike deel. (b) ’n Akte van vervreemding waarin die onderverdeling nie openbaar gemaak is nie, is vernietigbaar indien die verkryger dit verkies.’’. Wysiging van artikel 23 van Wet 95 van 1986, soos gewysig deur artikel 13 van Wet 63 van 1991 en artikel 16 van Wet 44 van 1997 - 9 Verify source ↗
Artikel 23 van die Hoofwet word hierby gewysig—
AI-assisted research summary: This amendment adds filing and disclosure steps for developers, owners, and the registrar when a part plan of consolidation is registered.
9. Artikel 23 van die Hoofwet word hierby gewysig— (a) deur die volgende subartikel na subartikel (1) in te voeg: ‘‘(1A) Die bepalings van subartikel (1) is met die nodige veranderinge van toepassing waar ’n ontwikkelaar, voor die stigting van ’n regspersoon, ’n deelplan van konsolidasie van twee of meer dele wil registreer.’’; (b) deur die volgende paragraaf na paragraaf (c) in subartikel (2) in te voeg: ‘‘(cA) enige huurkontrak of ander akte wat ’n ander saaklike reg bevat wat teen die deel geregistreer is ten tyde van die konsolidasie, indien beskikbaar: Met dien verstande dat waar die huurkontrak of ander akte wat die saaklike reg bevat nie beskikbaar is nie, ’n beëdigde verklaring deur die eienaar of ontwikkelaar, na gelang van die geval, ingedien moet word te dien effekte dat die huurkontrak of ander akte nie beskikbaar is nie, waarna die registrateur ’n nota op die registrasiekantoor-kopie daarvan moet aanbring en, as die oorspronklike huurkontrak of akte te eniger tyd by die registrateur ingedien word, moet hy of sy ’n soortgelyke nota daarop aanbring;’’; en (c) deur die volgende subartikel na subartikel (2) in te voeg: ‘‘(2A) (a) Waar ’n aansoek soos beoog in subartikel (1) deur ’n ontwikkelaar gedoen word, moet sodanige aansoek ook vergesel gaan van ’n beëdigde verklaring deur sodanige ontwikkelaar te dien effekte dat op die datum van aansoek, geen eenheid in die skema verkoop, geskenk of uitgeruil is nie, of as ’n eenheid aldus vervreem is, maar nog nie in die naam van die verkryger geregistreer is nie, die ontwikkelaar skriftelik aan die verkryger daarvan openbaar gemaak het dat aansoek gedoen is om die registrasie van die deelplan van konsolidasie van die tersaaklike dele. (b) ’n Akte van vervreemding waarin die konsolidasie nie openbaar gemaak is nie, is vernietigbaar indien die verkryger dit verkies.’’. Wysiging van artikel 24 van Wet 95 van 1986, soos gewysig deur artikel 14 van Wet 63 van 1991, artikels 17 en 29 van Wet 44 van 1997, artikel 5 van Wet 29 van 2003, artikel 2 van Wet 7 van 2005, artikel 7 van Wet 11 van 2010 en artikel 20 van Wet 8 van 2011 - 10 Verify source ↗
Artikel 24 van die Hoofwet word hierby gewysig—
AI-assisted research summary: This provision amends Article 24 of the principal Act by adding a new subarticle and adjusting a list item in subarticle (6).
10. Artikel 24 van die Hoofwet word hierby gewysig— (a) deur die volgende subartikel na subartikel (3) in te voeg: 5 10 15 20 25 30 35 40 45 50 ‘‘(3A) Die bepalings van subartikel (3) is van toepassing met die nodige veranderinge waar ’n ontwikkelaar, voor die stigting van ’n regspersoon, voornemens is om die grense of vloeroppervlakte van sy of haar deel uit te brei.’’; (b) deur in subartikel (6) die woord ‘‘en’’ aan die einde van paragraaf (d) te skrap 55 en die volgende paragraaf na paragraaf (d) in te voeg: ‘‘(dA) enige huurkontrak of ander akte wat enige ander saaklike reg bevat wat ten tyde van die uitbreiding geregistreer was, indien beskikbaar: Met dien verstande dat waar die huurkontrak of ander This gazette is also available free online at www.gpwonline.co.za - 12 Verify source ↗
No. 47830
AI-assisted research summary: Developers or owners must file the required affidavit, and the registrar must make the required endorsements.
12 No. 47830 GOVERNMENT GAZETTE, 5 JANuARy 2023 Act no. 13 of 2022 Sectional Titles Amendment Act, 2022 12 available, an affidavit must be submitted by the owner or developer, as the case may be, to the effect that the lease or other deed is not available, whereupon the registrar must endorse the deeds registry duplicate thereof, and, if the original lease or other deed is at any time lodged with the registrar, he or she must make a similar endorsement thereon; and’’; and (c) by the insertion after subsection (6A) of the following subsection: (6AA) (a) Where an application as contemplated in subsection (6) is made by a developer, such application must also be accompanied by an affidavit by such developer to the effect that at the date of the application, no unit in the scheme has been sold, donated or exchanged, or if a unit was so alienated but not yet registered in the name of the acquirer, the developer had disclosed in writing to the acquirer thereof that application has been made for the registration of the sectional plan of extension of the relevant section. (b) A deed of alienation in which the extension has not been disclosed, shall be voidable at the option of the acquirer.’’. Amendment of section 25 of Act 95 of 1986, as amended by section 15 of Act 63 of 1991, section 6 of Act 7 of 1992, section 18 of Act 44 of 1997, section 6 of Act 29 of 2003, section 3 of Act 7 of 2005, sections 8 and 20 of Act 11 of 2010, section 20 of Act 8 of 2011 and section 8 of Act 33 of 2013Referenced legislation
- Act 29 of 2003 (resolved)
- 11 Verify source ↗
Section 25 of the principal Act is hereby amended—
AI-assisted research summary: This section changes rules about extending a sectional title scheme, including replacement of lost documents, registration steps, and consent requirements.
11. Section 25 of the principal Act is hereby amended— (a) by the insertion after subsection (2) of the following subsection: ‘‘(2A) A registrar of deeds must, if any of the documentation referred to in subsection (2)(a), (b), (c), (d) or (g) has been lost or destroyed, on written application by the body corporate or if a body corporate has not been established, on written application by the developer, and in the prescribed form and manner, file such replacement documentation in the relevant sectional title register.’’; 5 10 15 20 25 (b) by the substitution in subsection (5A) for paragraph (a) of the following 30 paragraph: ‘‘(a) If the right reserved in terms of subsection (1) is exercised, the developer or his or her successor in title shall immediately after completion of the relevant unit or exclusive use area apply for the registration of the relevant plan of extension and the inclusion of such unit or exclusive use area in the relevant sectional title register.’’; (c) by the substitution for subsection (6) of the following subsection: ‘‘(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 land contemplated in section 26, shall vest in the body corporate which shall be entitled, subject to this section, section 5(1)(b) of the Sectional Titles Schemes Management Act and after compliance, with the necessary changes, with the requirements of paragraphs (a), (b), (c), (d) and (g) of subsection (2), to obtain a certificate of real right in the prescribed form in respect thereof: Provided that the body corporate shall only exercise, alienate or transfer such right with the written consent of all the members of the body corporate, the mortgagees of the units and real rights over the units, and the holders of registered real rights over the units in the scheme and who shall not withhold such consent without good cause in law.’’; (d) by the substitution in subsection (10) for paragraph (c) of the following paragraph: ‘‘(c) the certificate of real right by which the reservation in terms of subsection (1) or (6) is held[, together with any sectional mortgage bond registered against the certificate of real right and the consent of the mortgagee to the substitution of the sections depicted on the sectional plan of extension and their undivided shares in the common property, as security in lieu of 35 40 45 50 55 This gazette is also available free online at www.gpwonline.co.za Wysigingswet op Deeltitels, 2022 Wet no. 13 van 2022 STAATSKOERANT, 5 JANuARiE 2023 No. 47830 13 13 ingedien moet word, waarop die akte wat die saaklike reg bevat nie beskikbaar is nie, ’n beëdigde verklaring deur die eienaar of ontwikkelaar, na gelang van die ’n geval, aantekening op die registrasiekantoor-kopie daarvan moet aanbring, en as die oorspronklike huurkontrak of ander akte te eniger tyd by die registrateur ingedien word, moet hy of sy ’n soortgelyke aantekening daarop aanbring; en’’; en registrateur (c) deur die volgende subartikel na subartikel (6A) in te voeg: ‘‘(6AA) (a) Waar ’n aansoek soos beoog in subartikel (6) deur ’n ontwikkelaar gemaak word, moet sodanige aansoek ook vergesel gaan van ’n beëdigde verklaring deur sodanige ontwikkelaar te dien effekte dat op die datum van die aansoek, geen eenheid in die skema verkoop, geskenk of uitgeruil is nie, of as ’n eenheid aldus vervreem is, maar nog nie in die naam van die verkryger geregistreer is nie, die ontwikkelaar skriftelik aan die verkryger daarvan openbaar het dat aansoek gedoen is om die registrasie van die deelplan van uitbreiding van die tersaaklike deel. (b) ’n Akte van vervreemding waarin die uitbreiding nie openbaar is nie, is vernietigbaar volgens die keuse van die verkryger.’’. Wysiging van artikel 25 van Wet 95 van 1986, soos gewysig deur artikel 15 van Wet 63 van 1991, artikel 6 van Wet 7 van 1992, artikel 18 van Wet 44 van 1997, artikel 6 van Wet 29 van 2003, artikel 3 van Wet 7 van 2005, artikels 8 en 20 van Wet 11 van 2010, artikel 20 van Wet 8 van 2011 en artikel 8 van Wet 33 van 2013 - 11 Verify source ↗
Artikel 25 van die Hoofwet word hierby gewysig—
AI-assisted research summary: This section amends Article 25 to require the deeds registrar to file the relevant sectional title register on written application when certain documents are lost or destroyed, and to require the developer to apply promptly for registration after completion in some cases.
11. Artikel 25 van die Hoofwet word hierby gewysig— (a) deur die volgende subartikel na subartikel (2) in te voeg: ‘‘(2A) ’n Registrateur van aktes moet, indien enige van die dokumentasie bedoel in subartikel (2)(a), (b), (c), (d) of (g) verlore of vernietig is, by skriftelike aansoek deur die regspersoon of as ’n regspersoon nie gestig is nie, by skriftelike aansoek deur die ontwikkelaar, en in die voorgeskrewe vorm en op die voorgeskrewe wyse, tersaaklike sodanige deeltitelregister liasseer.’’; vervangingsdokumentasie die in (b) deur in subartikel (5A) paragraaf (a) deur die volgende paragraaf te vervang: ‘‘(a) Indien die reg voorbehou ingevolge subartikel (1) uitgeoefen word, moet die ontwikkelaar of sy of haar opvolger in titel, onmiddellik na voltooiing van die betrokke eenheid of uitsluitlike gebruiksgebied, aansoek doen om die registrasie van die betrokke plan van uitbreiding en die insluiting van sodanige eenheid of uitsluitlike gebruiksgebied in die betrokke deeltitelregister.’’; (c) deur subartikel (6) deur die volgende subartikel te vervang: ‘‘(6) Indien geen voorbehoud ingevolge subartikel (1) deur ’n ontwikkelaar gemaak is nie, of indien so ’n voorbehoud gemaak was en om die een of ander rede verval het, berus die reg om ’n skema uit te brei met inbegrip van grond in artikel 26 beoog, by die regspersoon wat daarop geregtig is om, behoudens hierdie artikel, artikel 5(1)(b) van die ‘Sectional Titles Schemes Management Act’ en na voldoening, met die nodige veranderings aan die vereistes gestel in paragrawe (a), (b), (c), (d) en (g) van subartikel (2), ’n sertifikaat van saaklike reg in die voorgeskrewe vorm ten opsigte daarvan te verkry: Met dien verstande dat die regspersoon sodanige reg alleenlik sal uitoefen, vervreem of oordra met die skriftelike toestemming van al die lede van die regspersoon, die verbandhouers van die eenhede, en die houers van geregistreerde saaklike regte oor die eenhede in die skema, wat sodanige toestemming nie sonder goeie regsgronde sal weerhou nie.’’; (d) deur in subartikel (10) paragraaf (c) deur die volgende paragraaf te vervang: ‘‘(c) die sertifikaat van saaklike reg waarby die voorbehoud ingevolge subartikel (1) of (6) gehou word[, tesame met enige deelverband wat teen die sertifikaat van saaklike reg geregistreer is en die toestemming van die verbandhouer tot die vervanging van die dele aangetoon op die deelplan van uitbreiding en hulle onverdeelde aandele in die gemeenskaplike eiendom, as 5 10 15 20 25 30 35 40 45 50 55 60 This gazette is also available free online at www.gpwonline.co.za - 14 Verify source ↗
No. 47830
AI-assisted research summary: This provision amends section 26 of the Sectional Titles Amendment Act wording about real rights, mortgage bonds, and sectional plan items.
14 No. 47830 GOVERNMENT GAZETTE, 5 JANuARy 2023 Act no. 13 of 2022 Sectional Titles Amendment Act, 2022 14 the real right held under the certificate of real right mortgaged under the bond];’’; (e) by the substitution in subsection (10)(dA) for the words preceding subpara- graph (i) of the following words: ‘‘any mortgage bond [which may be affected by] registered against the certificate of real right, together with the consent of the mortgagee to the registration of the extension of the scheme and the endorsement of such bond to the effect that it is attached to—’’; and 5 (f) by the substitution in subsection (10)(dA) for subparagraphs (i) and (ii) of the following subparagraphs respectively: 10 ‘‘(i) (ii) each section [shown on the sectional plan] and its undivided share in the common property as well as all exclusive use areas, shown on the sectional plan; the certificate or certificates of real right [in respect of a right of exclusive use] as contemplated by subsection (10)(d) and section 27(1); and’’. 15 Amendment of section 26 of Act 95 of 1986, as amended by section 16 of Act 63 of 1991, section 19 of Act 44 of 1997, section 7 of Act 29 of 2003, section 3 of Act 6 of 2006 and section 20 of Act 8 of 2011 - 12 Verify source ↗
Section 26 of the principal Act is hereby amended by the addition of the following
AI-assisted research summary: A developer who buys land to extend the common property must submit an affidavit to the registrar, and a deed of alienation that does not disclose the extension is voidable at the acquirer’s option.
12. Section 26 of the principal Act is hereby amended by the addition of the following 20 subsections: ‘‘(8) The provisions of subsections (4) to (7) apply with the necessary changes to instances where land, to extend the common property, is purchased or acquired by the developer. (9) (a) Where a developer purchases or otherwise acquires land to extend the common property, an affidavit by such developer must be submitted to the registrar, to the effect that at the date of purchase or acquisition of such land no unit in the scheme has been sold, donated or exchanged, or if a unit was so alienated but not yet registered in the name of the acquirer, the developer had disclosed in writing to the acquirer thereof that application has been made for the registration of a plan of extension of the common property. (b) A deed of alienation in which the extension has not been disclosed, shall be voidable at the option of the acquirer.’’. Amendment of section 27 of Act 95 of 1986, as amended by section 17 of Act 63 of 1991, section 20 of Act 44 of 1997, section 8 of Act 29 of 2003, section 4 of Act 7 of 2005, section 9 of Act 11 of 2010, section 20 of Act 8 of 2011 and section 9 of Act 33 of 2013 25 30 35 - 13 Verify source ↗
Section 27 of the principal Act is hereby amended by the insertion after subsection
AI-assisted research summary: The developer may cancel a registered exclusive-use right over part of the common property, but only before a body corporate is established and with the mortgagee’s written consent.
13. Section 27 of the principal Act is hereby amended by the insertion after subsection (5) of the following subsection: ‘‘(5A) The provisions of subsection (5) apply with the necessary changes to the cancellation of a right to exclusive use of part of the common property registered in favour of a developer: Provided that such right may be cancelled by the developer prior to the establishment of a body corporate, with the written consent of the mortgagee of the exclusive use area, by means of the registration of a unilateral notarial deed of cancellation.’’. 40 45 Amendment of section 32 of Act 95 of 1986, as amended by section 30 of Act 44 of 1997 and section 20 of Act 8 of 2011 - 14 Verify source ↗
Section 32 of the principal Act is hereby amended—
AI-assisted research summary: This section amends section 32 of the principal Act, including the rule for how a section’s participation quota is calculated in certain residential schemes.
14. Section 32 of the principal Act is hereby amended— (a) by the substitution for subsection (1) of the following subsection: ‘‘(1) Subject to the provisions of section [48] 17 of the Sectional Titles Schemes Management Act, in the case of a scheme for residential purposes only as defined in any applicable operative town planning scheme, statutory plan or conditions subject to which 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 50 55 This gazette is also available free online at www.gpwonline.co.za Wysigingswet op Deeltitels, 2022 Wet no. 13 van 2022 STAATSKOERANT, 5 JANuARiE 2023 No. 47830 15 15 sekuriteit in die plek van die saaklike reg gehou kragtens die sertifikaat van saaklike reg verbind onder die verband];’’; (e) deur in subaritikel (10)(dA) die woorde wat subparagraaf (i) voorafgaan deur die volgende woorde te vervang: ‘‘ ’n verband wat [deur die] teen die sertifikaat van saaklike reg [beïnvloed kan word] geregistreer is, tesame met die toestemming van die verbandhouer tot die registrasie van die uitbreiding van die skema en die maak van ’n aantekening op sodanige verband ten effekte dat dit—’’; en 5 (f) deur in subartikel (10)(dA) subparagrawe (i) en (ii) onderskeidelik deur die volgende subparagrawe te vervang: 10 ‘‘(i) elke deel [aangedui op die deelplan] en sy onverdeelde aandeel in die gemeenskaplike eiendom asook alle uitsluitlike gebruiks- gebiede wat op die deelplan aangetoon word; (ii) die sertifikaat of sertifikate van saaklike reg [ten opsigte van ’n reg van uitsluitlike gebruik] soos beoog in subartikel (10)(d) en artikel 27(1); en’’. 15 Wysiging van artikel 26 van Wet 95 van 1986, soos gewysig deur artikel 16 van Wet 63 van 1991, artikel 19 van Wet 44 van 1997, artikel 7 van Wet 29 van 2003, artikel 3 van Wet 6 van 2006 en artikel 20 van Wet 8 van 2011 20Referenced legislation
- Sectional Titles Schemes Management Act (resolved)
- 12 Verify source ↗
Artikel 26 van die Hoofwet word hierby gewysig deur die volgende subartikels by
AI-assisted research summary: A developer who buys or acquires land to extend common property must lodge an affidavit with the registrar, and a purchaser may void an undisclosed alienation deed.
12. Artikel 26 van die Hoofwet word hierby gewysig deur die volgende subartikels by te voeg: ‘‘(8) Die bepalings van subartikels (4) tot (7) geld met die nodige veranderinge in gevalle waar grond deur die ontwikkelaar aangekoop of verkry word om die gemeenskaplike eiendom uit te brei. (9) (a) Waar ’n ontwikkelaar grond aankoop of andersins verkry om die gemeenskaplike eiendom uit te brei, moet ’n beëdigde verklaring deur sodanige ontwikkelaar by die registrateur ingedien word, te dien effekte dat op die datum van aankoop of verkryging van sodanige grond, geen eenheid in die skema verkoop, geskenk of uitgeruil is nie, of indien ’n eenheid aldus vervreem is, maar nog nie in die naam van die verkryger geregistreer is nie, die ontwikkelaar skriftelik aan die verkryger daarvan openbaar gemaak het dat aansoek gedoen is om die registrasie van ’n plan vir uitbreiding van die gemeenskaplike eiendom. (b) ’n Akte van vervreemding waarin die uitbreiding nie openbaar gemaak is nie, is vernietigbaar indien die verkryger dit verkies.’’. 25 30 35 Wysiging van artikel 27 van Wet 95 van 1986, soos gewysig deur artikel 17 van Wet 63 van 1991, artikel 20 van Wet 44 van 1997, artikel 8 van Wet 29 van 2003, artikel 4 van Wet 7 van 2005, artikel 9 van Wet 11 van 2010, artikel 20 van Wet 8 van 2011 en artikel 9 van Wet 33 van 2013 - 13 Verify source ↗
Artikel 27 van die Hoofwet word hierby gewysig deur die volgende subartikel na
AI-assisted research summary: The developer may cancel a registered exclusive-use right over part of the common property before a legal entity is established, if the mortgagee gives written consent and the cancellation is registered by a unilateral notarial deed.
13. Artikel 27 van die Hoofwet word hierby gewysig deur die volgende subartikel na 40 subartikel (5) in te voeg: ‘‘(5A) Die bepalings van subartikel (5) is met die nodige veranderinge van toepassing op die kansellasie van ’n reg op uitsluitlike gebruik van deel van die gemeenskaplike eiendom wat ten gunste van ’n ontwikkelaar geregistreer is: Met dien verstande dat sodanige reg deur die ontwikkelaar gekanselleer kan word voordat ’n regspersoon gestig word, met die skriftelike instemming van die verbandhouer van die uitsluitlike gebruiksgebied, by wyse van die registrasie van ’n eensydige notariële akte van kansellasie.’’. 45 Wysiging van artikel 32 van Wet 95 van 1986, soos gewysig deur artikel 30 van Wet 44 van 1997 en artikel 20 van Wet 8 van 2011 50 - 14 Verify source ↗
Artikel 32 van die Hoofwet word hierby gewysig—
AI-assisted research summary: This section amends Article 32(1) of the Principal Act.
14. Artikel 32 van die Hoofwet word hierby gewysig— (a) deur subartikel (1) deur die volgende subartikel te vervang: ‘‘(1) Behoudens die bepalings van artikel [48] 17 van die ‘Sectional Titles Schemes Management Act’ is, in die geval van ’n skema wat slegs vir residensiële doeleindes bedoel is soos omskryf in enige toepaslike geldende dorpsaanlegskema, statutêre plan of voorwaardes onderhewig waaraan ’n ontwikkeling ingevolge enige wet goedgekeur is, die deelnemingskwota van ’n deel ’n persentasie uitgedruk tot vier desimale 55 This gazette is also available free online at www.gpwonline.co.zaReferenced legislation
- Sectional Titles Schemes Management Act (resolved)
- 16 Verify source ↗
No. 47830
AI-assisted research summary: This section amends section 54 of the Sectional Titles Act.
16 No. 47830 GOVERNMENT GAZETTE, 5 JANuARy 2023 Act no. 13 of 2022 Sectional Titles Amendment Act, 2022 16 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 sections in the building or buildings comprised in the scheme.’’; and (b) by the substitution in subsection (2) of the words preceding paragraph (a) of the following words: ‘‘(2) Subject to the provisions of section [48] 17 of the Sectional Titles Schemes Management Act, in the case of a scheme other than a scheme referred to in subsection (1), the participation quota of a section shall be a percentage expressed to four decimal places, as determined by the developer: Provided that—’’. 5 10 Amendment of section 54 of Act 95 of 1986, as amended by section 22 of Act 63 of 1991, section 11 of Act 7 of 1992, section 26 of Act 44 of 1997, section 13 of Act 11 of 2010 and section 8 of Act 4 of 2011Referenced legislation
- Sectional Titles Schemes Management Act (resolved)
- 15 Verify source ↗
Section 54 of the principal Act is hereby amended—
AI-assisted research summary: This provision amends section 54 of the principal Act by changing who may be nominated for a position and by adding a new subsection for alternate members.
15. Section 54 of the principal Act is hereby amended— (a) by the substitution in subsection (2)(c) for subparagraph (i) of the following 15 subparagraph: ‘‘(i) [a conveyancer] two conveyancers nominated by the [Executive Council of the Law Society of the Republic of] South [Africa] African Legal Practice Council;’’; (b) by the deletion in subsection (2)(c) of subparagraph (v); (c) by the insertion in subsection (2)(c) of the word ‘‘and’’ at the end of 20 subparagraph (vi), and the addition of the following subparagraph: ‘‘(vii) an officer occupying an office mentioned in section 2(1)(b) of the Deeds Registries Act, alternatively, an officer contemplated in section 2(1)(c) of the said Act.’’; and 25 (d) by the insertion after subsection (9) of the following subsection: ‘‘(9A) The provisions of subsections (6), (7), (8) and (9) are, with the necessary changes, applicable to the appointment of an alternate member.’’. Amendment of section 55 of Act 95 of 1986, as amended by section 23 of Act 63 of 1991, section 10 of Act 7 of 1992, section 3 of Act 15 of 1993, section 17 of Act 170 of 1993, section 27 of Act 44 of 1997 and section 20 of Act 8 of 2011 30Referenced legislation
- Deeds Registries Act (unresolved)
- principal Act (unresolved)
- 16 Verify source ↗
Section 55 of the principal Act is hereby amended by the addition of the following
AI-assisted research summary: The Minister must publish regulations in the Gazette at least one month before their commencement date is stated in the notice.
16. Section 55 of the principal Act is hereby amended by the addition of the following subsection, the existing section becoming subsection (1): ‘‘(2) Regulations made by the Minister shall be published in the Gazette at least one month before the date specified in the relevant notice as the date of commencement thereof.’’. 35 Short title and commencementReferenced legislation
- principal Act (unresolved)
- 17 Verify source ↗
This Act is called the Sectional Titles Amendment Act, 2022, and comes into
AI-assisted research summary: This section says the Act starts on the date it is published in the Gazette and amends the rules for calculating a part’s participation quota.
17. This Act is called the Sectional Titles Amendment Act, 2022, and comes into operation on the date of publication in the Gazette. 40 This gazette is also available free online at www.gpwonline.co.za Wysigingswet op Deeltitels, 2022 Wet no. 13 van 2022 STAATSKOERANT, 5 JANuARiE 2023 No. 47830 17 17 plekke, en verkry deur die vloeroppervlakte, korrek tot die naaste vierkante meter, van die deel, te verdeel deur die vloeroppervlakte, korrek tot die naaste vierkante meter, van al die dele in die gebou of geboue wat deur die skema behels word.’’; en (b) deur in subartikel (2) die woorde wat paragraaf (a) voorafgaan deur die 5 volgende woorde te vervang: ‘‘(2) Behoudens die bepalings van artikel [48] 17 van die ‘Sectional Titles Schemes Management Act’ is, in die geval van ’n ander skema as ’n in subartikel (1) bedoelde skema, die deelnemingskwota van ’n deel ’n persentasie uitgedruk tot vier desimale plekke, soos bepaal deur die ontwikkelaar: Met dien verstande dat—’’. Wysiging van artikel 54 van Wet 95 van 1986, soos gewysig deur artikel 22 van Wet 63 van 1991, artikel 11 van Wet 7 van 1992, artikel 26 van Wet 44 van 1997, artikel 13 van Wet 11 van 2010 en artikel 8 van Wet 4 van 2011Referenced legislation
- Sectional Titles Schemes Management Act (resolved)
- 15 Verify source ↗
Artikel 54 van die Hoofwet word hierby gewysig—
AI-assisted research summary: This provision amends article 54 of the principal Act.
15. Artikel 54 van die Hoofwet word hierby gewysig— (a) deur in subartikel (2)(c) subparagraaf (i) deur die volgende subparagraaf te vervang: ‘‘(i) [’n transportbesorger] twee transportbesorgers genomineer deur die [Uitvoerende Raad van die Law Society of South Africa] Suid-Afrikaanse Regspraktykraad;’’; (b) deur in subartikel (2)(c) subparagraaf (v) te skrap; (c) deur die woord ‘‘en’’ aan die einde van subparagraaf (vi) in subartikel (2)(c) in te voeg, en die volgende subparagraaf by te voeg: ‘‘(vii) ’n beampte wat ’n pos vermeld in artikel 2(1)(b) van die Registrasie van Aktes Wet beklee, andersins ’n beampte beoog in artikel 2(1)(c) van die vermelde Wet.’’; en (d) deur die volgende subartikel na subartikel (9) in te voeg: ‘‘(9A) Die bepalings van subartikels (6), (7), (8) en (9) geld met die nodige veranderinge vir die aanstelling van ’n alternatiewe lid.’’. Wysiging van artikel 55 van Wet 95 van 1986, soos gewysig deur artikel 23 van Wet 63 van 1991, artikel 10 van Wet 7 van 1992, artikel 3 van Wet 15 van 1993, artikel 17 van Wet 170 van 1993, artikel 27 van Wet 44 van 1997 en artikel 20 van Wet 8 van 2011Referenced legislation
- Registrasie van Aktes Wet (unresolved)
- 16 Verify source ↗
Artikel 55 van die Hoofwet word hierby gewysig deur die volgende subartikel by
AI-assisted research summary: Regulations made by the Minister must be published in the Staatskoerant at least one month before the commencement date stated in the relevant notice.
16. Artikel 55 van die Hoofwet word hierby gewysig deur die volgende subartikel by te voeg, sodat die bestaande artikel subartikel (1) word: ‘‘(2) Regulasies deur die Minister uitgevaardig, moet in die Staatskoerant gepubliseer word ten minste een maand voor die datum wat in die tersaaklike kennisgewing as die datum van inwerkingtreding daarvan gespesifiseer is.’’. Kort titel en inwerkingtreding 10 15 20 25 30 35 - 17 Verify source ↗
Hierdie Wet heet die Wysigingswet op Deeltitels, 2022, en tree in werking op die
AI-assisted research summary: This section gives the Act’s short title and says it starts 40 days after publication in the Staatskoerant.
17. Hierdie Wet heet die Wysigingswet op Deeltitels, 2022, en tree in werking op die 40 datum van publikasie in die Staatskoerant. This gazette is also available free online at www.gpwonline.co.za - 18 Verify source ↗
No. 47830
AI-assisted research summary: The provided text is a gazette header and does not state a substantive rule.
18 No. 47830 GOVERNMENT GAZETTE, 5 JANuARy 2023 This gazette is also available free online at www.gpwonline.co.za STAATSKOERANT, 5 FEbRuARiE 2023 No. 47830 19 This gazette is also available free online at www.gpwonline.co.za - 20 Verify source ↗
No. 47830
AI-assisted research summary: This text is gazette publication information and does not state a substantive legal rule.
20 No. 47830 GOVERNMENT GAZETTE, 5 JANuARy 2023 This gazette is also available free online at www.gpwonline.co.zaPrinted by and obtainable from the Government Printer, Bosman Street, Private Bag X85, Pretoria, 0001Contact Centre Tel: 012-748 6200. eMail: info.egazette@gpw.gov.zaPublications: Tel: (012) 748 6053, 748 6061, 748 6065
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Sectional Titles Amendment Act
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