Fascinating, how is ownership established if there is no single source of truth?
I feel the answer to this is also crucial to understanding OP. It could be a minor annoyance or the real possibility to lose your land.
Oh, boy, let me tell you it is very disconcerting to pay a title company to do a search of legal records on a property, and the only guarantee they offer in some states is that "we didn't find anything suspicious but there is no guarantee that someone from the past won't pop up with a better claim to ownership. You can't hold it against us if that happens." How is it that most people making the biggest purchase of their lives are going along with that? I'm definitely not okay with it, but sometimes you can't buy property without accepting it- no title company will offer a stronger guarantee.
For details, I'm talking about how in some states the Special Warranty Deed is the standard for real estate purchases: https://www.legalzoom.com/articles/what-is-a-special-warrant.... A title company will guarantee that the current seller hasn't entered any agreements that might legally obligate you (such as offering the property as collateral for an outstanding loan), but they are very clear that actions of previous owners are not included in this guarantee. So there is no single source of truth- we just hope that we're not part of the tiny percentage where the special deed is insufficient.
Edit: for context, there is a distinction between title insurance and the deed itself, but the title company is only offering insurance on the deed, so if the deed only covers the previous owner then the insurance only covers that too.
> You can't hold it against us if that happens
Special warranty deeds only cover the current seller, but title insurance can defend against prior ownership claims. I will note that just because title insurance guarantees they will defend against ownership claims, they don't guarantee it will be settled in a particular way. There's a theoretical possibility that an agreement can't be reached that keeps you in the house you thought you bought legally- like in this story the buyers got their money back but didn't keep the house that wasn't theirs https://www.thetitlereport.com/Articles/Title-Insurance-at-W...
Of course, insurance doesn't guarantee you won't have a covered loss. Insurance compensates you if you have a covered loss.
When I've purchased real estate with title insurance, the offer from the title company has been pretty specific about what risks are covered, what risks are specifically not covered, and what the dollar limits are for covered losses. There's a lot of paperwork involved in purchasing real estate, but the title report and the title insurance offer are worth taking the time to read.
There is: the county clerk in the county where the land is located.
By contrast, in the Torrens system, whatever the government records say are final. If you are the innocent victim of a mistake by the government (or a fraud against it), the government has to compensate you; but you don’t actually get the land back if it has since been sold to an innocent purchaser.
First, it doesn't seem like that's always the case, based on another post upthread talking about a land ownership case that went to the high court because of an error in the government's records.
Second, since there is no single government for the entire world, any government trying to implement a Torrens system is still going to face the problem of events happening outside its jurisdiction that its records do not and cannot contain, which affect ownership of property in its jurisdiction. So there cannot be a "single source of truth" in the sense you appear to be using the term, even in the Torrens system.
Excuse my German ignorance, but my understanding of how it works here is that unless the transfer is notarized, logged and recorded with the local authority, there has not been a legal transfer. So, by that definition of land ownership, no "events outside of its jurisdiction" can take place. Any such agreements become binding only upon their verified registration. A notary is responsible not only for confirming the transfer but also as independent consultant so neither party gets seriously ripped off. (And if they didn't, they would be in serious liability trouble.)
The "share of the database" is managed and owned by the local government, but its records are available all across Germany for authorities to look up. The vector database of lots is public, and there are procedures to request access to ownership documents for various purposes. The procedure is that when you want to buy a certain property, the owner confirms that you have permission to get the official record directly from the land registry, which then become the basis for any serious negotiations as what is recorded there is in fact the single source of truth.
I don’t know what High Court case they are talking about-they didn’t give a citation just a vague recollection-they might be remembering wrong.
But the assumption in the Torrens system is the government database is correct. There are rare exceptions-e.g. the so-called “paramount interests”-but they are narrow and very much exceptional. By contrast, in the US system, a court is totally open to entertaining the argument the county title records are incorrect, in many states there is no presumption against such an argument, and you aren’t required to convince the court some narrowly drawn exception applies before it will consider the argument. (Actually Australia still has something like the “US system” too-we call it “old title”-but old title is extremely rare. Anyone trying to sell an old title lot is going to convert it to Torrens before selling it. I don’t think you can legally sell it until you do so. So in practice the only old title lots left are those which haven’t changed ownership-other than by inheritance-in many decades.)
> Second, since there is no single government for the entire world, any government trying to implement a Torrens system is still going to face the problem of events happening outside its jurisdiction that its records do not and cannot contain, which affect ownership of property in its jurisdiction.
That’s not how it works. Overseas contracts, court judgements, etc - if you don’t lodge them with the land title registry, they don’t legally exist as far as land titles go.
(And, from similar cases in the UK which has this system, if the land registry fucks up the transfer is still final and this has been upheld by the court, the government may just be liable for damages)
Many states have a statute of limitations anyway. If you live on the land and pay the property taxes for N years everything else becomes irrelevant. Either the title was transferred to you or you squatted on abandoned land for N years: in both cases it becomes yours.
e.g. a married couple buys a house, then one of them dies, and the will is recorded in a different state and leaves their property to their kids rather than the spouse, that sort of update would not be recorded in the county clerk's office in my state.
That's true--but as I pointed out just now in response to another post, since there is no single government having jurisdiction over the entire world, there is always the possibility of events happening outside a given jurisdiction that affect the ownership of property in that jurisdiction. No system of records in a jurisdiction can completely prevent that.
Torrens is great but CAP theory still applies.
Property tax is also the other 9/10ths - if someone is paying the property tax they're presumed to be the owner unless there's a court fight; and in fact, if you want, in many places in the USA you can get adverse possession by paying property tax on unknown or unwanted property - or buy them at auction by paying the back property tax.
The ones you can easily do this on are all various kinds and forms of worthless land, but hey, it's out there!