Comparative Law Researches

Comparative Law Researches

A Comparative Study of the Ownership Transfer System of Immovable Property in Iranian and German Law

Document Type : Original Research

Authors
Sajjad Houshmandi 1
Jalil Ghanavati 2
Javad Hosseinzadeh 3
1 Ph. D. Student in Private Law, Faculty of Law, University of Science and Culture, Tehran, Iran
2 Associate Professor in Private Law, Faculty of Law, College of Farabi, University of Tehran, Qum, Iran
3 Associate Professor in Private Law, Faculty of Law, University of Science and Culture, Tehran, Iran
Abstract
Jurists have always been interested in the methods of transferring ownership rights of immovable property as a legal fact. Different legal systems' attitudes toward the simple or complex registration of property rights have had varying effects on the social and economic structures of each society. Possibly, the consistency of real estate transactions in Germany, and the disorder of this field in Iran can be attributed to the attitude towards the creation and transfer of ownership of immovable property, despite the Iranian government's recent support of the positive developments in this field. In Iran's legal system, according to the theory of ownership and the principle of the intentionality of ownership contracts, which have deep roots in Ja'fari jurisprudence, the right of ownership is considered to be based on nothing more than the effect of a legitimate transaction, and "registration" has only a declarative effect and is only confirmed if it matches the "truth". In German law, "registration" is deemed to have a "creative" effect and act independently of the original binding contract, thereby transforming the property right into a compound right. This research, using a descriptive - analytical, and comparative method, while expressing the concept, difference, and effects of each of the two causal and abstract systems of transferring ownership of immovable property, has come to the conclusion that without a doubt, in order to organize transactions in the field of real estate and maintain economic order and public interest, Changing the perspective on how to create and transfer ownership rights in Iranian law is a necessary and inevitable thing that can be justified by identifying "registration" as a part of the ownership right process and a necessary condition for the transfer of this right.
Keywords
Ownership Transfer
Ownership Registration
Causal System
Abstract System

Subjects

کتاب ها
1- کاتوزیان، ناصر(1395)، قواعد عمومی قراردادها، تهران، انتشارات گنج دانش، جلد اول
2-احمد متین دفتری(1340) ،حکم شماره 1112-15/7/1327 شعبه 6 دیوان عالی کشور
3- جعفری لنگرودی، محمد جعفر(1336)، حقوق ثبت، تهران،چاپخانه حیدری، جلد اول
4-طباطبایی حصاری ، نسرین(1401) ،مبانی و آثار نظام ثبت املاک،شرکت سهامی انتشار،چاپ چهارم
ب : مقاله ها
5-قنواتی, جلیل (1399) «نظریه تملیک و نظریه تعهد از دیدگاه فقیهان»، فقه و مبانی حقوق اسلام، شماره 2، صص 389-403. doi: 10.22059/jjfil.2021.316148.669080
6-طباطبائی حصاری, نسرین, صادقی مقدم, محمد حسن (1394)،« آثار ثبت املاک بر اعتبار اعمال حقوقی؛ با تأکید بر اوصاف و کارکردهای نظام ثبتی»، مطالعات حقوق تطبیقی, شماره 2، صص 677-698.
doi: 10.22059/jcl.2015.55784
7-طباطبائی حصاری, نسرین و صفی زاده, سروش (1400)، «درآمدی بر خانواده های بزرگ ثبت املاک معاصر ( بر مبنای مولفه های کلان طبقه بندی تطبیقی)»، فصلنامه تحقیقات حقوقی, شماره 94, صص 239-266.
doi: 10.29252/jlr.2021.221318.1883
8-عبدالملکی, محمد, هاشمی, گرجی ازندریانی(1400). «نقش ثبت اسناد در ارائه خدمات عمومی و صیانت از حقوق شهروندی»، مجله علمی پژوهشی حقوق پزشکی, شماره 15, صص 259-271.‎
9-قنواتی، جلیل(1400)،«نظریه تملیک یا نظریه تعهد»،فصلنامه تحقیقات حقوقی ، شماره 93،دوره 24،صص215-246. doi: 10.22034/jlr.2020.185291.1711
10-طباطبایی حصاری، نسرین. (1389). «بررسی تطبیقی نظام های ثبت املاک (با تاکید برنظام ثبت املاک در ایران)». مطالعات حقوق خصوصی (حقوق)، شماره 2 ، صص 219-237.
11-صفی زاده، سروش(1401)، « جایگاه ثبت در انتقال قراردادی اموال غیرمنقول در ایران؛ مطالعه تطبیقی با حقوق انگلستان، سوئیس و فرانسه»، مجله حقوقی دادگستری، شماره 118، ص 185-206.
doi: 10.22106/jlj.2021.537702.4374
4-2 : منابع لاتین
A)Books
12-Cooke, E. (2003). The New Law of Land Registration. United Kingdom: Bloomsbury Publishing.
13-Oven, J. C. v. (1948). Leerboek van romeinsch privaatrecht: Drede, onveranderde druk. Netherlands: E. J. Brill.
14-Molkenteller, D. H. (1991). Die These vom dinglichen Vertrag : zur formalen Struktur der Eigentumsübertragung nach § 929 Satz 1 BGB. (No Title).
15-Youngs, R. (2014). English, French & German Comparative Law. Routledge
16-Bell, J., Boyron, S., & Whittaker, S. (2008). Principles of French law. Oxford university press
17- Schuster, E. J. (2000). The principles of German civil law. Рипол Классик.
B)Articles
18-Heinze, C. (2018). Die Rechte des Eigentümers bei Pflichtverletzungen im Eigentümer-Nießbraucher-Verhältnis. Zeitschrift für die Notarpraxis, 22(9), 305-311.
19-Sonnekus, J. C. (2009). Saaklike ooreenkoms ondanks kennis van wilsgebrek?: aantekeninge. Journal of South African Law/Tydskrif vir die Suid-Afrikaanse Reg, 2009(4), 709-723.
20-Badenhorst, P. J. (2006). Mineral law and the doctrine of rights: a microscope of magnification?. Obiter, 27(3), 539-553.
21- Pienaar, G. J. (2015). The real agreement as causa for the transfer of immovable property. THRHR, 78, 47-62
22- Carey Miller, D., & Pope, A. (2000). South African land reform. Journal of African Law, 44(2), 167-194.
2123-Schutte, P. J. W. (2013). The Characteristics of an Abstract System for the Transfer of Property in South African Law as Distinguished from a Causal System. European Journal of Comparative Law and Governance, 1(aop), 1-22.
24-Hallebeek, J. (2004). Transfer of ownership: traditionalism or consensualism?. Codicillus, 45(1), 6-16
2325-Berlee, A. (2018). De positie van openbare registers in het privacyrecht. Ars aequi, 67(11), 954-961
26- Nève. (2001). LPW van Vliet, Transfer of Movables in German, French, English and Dutch Law. Tijdschrift voor Rechtsgeschiedenis/Revue d'Histoire du Droit/The Legal History Review, 69(4), 409-410.
27-Pienaar, G. (2015). The effect of the original acquisition of ownership of immovable property on existing limited real rights. Potchefstroom Electronic Law Journal/Potchefstroomse Elektroniese Regsblad, 18(5), 1479-1505.
28-Pienaar, J. M. (2011). Restitutionary road: reflecting on good governance and the role of the Land Claims Court. Potchefstroom Electronic Law Journal/Potchefstroomse Elektroniese Regsblad, 14(3).30-48
29-.Kokelenberg, J. (1997). HJ Snijders & EB Rank-Berenschot: Goederenrecht. Tijdschrift voor privaatrecht.-Gent, 1964, currens, 1287-1292.
30- Van der Merwe, D. (1990). Land Tenure in South Africa: Changing the Face of Property Law. Stellenbosch L. Rev., 1, 321-335


C) Ph.D. Thesis
31-Durham, C. M. (2016). Comparative perspectives on the role of the trustees and the managing agent as dramatis personae in the governance of sectional title schemes in South Africa (Doctoral dissertation, Stellenbosch: Stellenbosch University).