NSW Dcpartment
oflands - Whatis a Caveat?
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Xhat :, , aav€a]?
Can I airls fctaralr i.lr,:ari':
\4llr.aa..5 it r...:r
ii al:r.;o.rilr .uii.':.r.1 l]:r . :..1r.l.: ll. qelllste,
Wri:l alrei it arean-:r.r:
lalla
if; rec-avea no|ce from i,re iieirsir'ar OeneraIihata Caveat has been recarararrn i,1-a
of ti €rleltist-.ffor n'v iand?
I lrave a Caveat fernovedfrom nry title )
Wn.l
'bi.:i.irir
r:.,l:. apsinq z Caveal !},€an?
',Vhirl.ll:f: a Caveatols consenl nrean?
Wh:ri lr:a I do It want to have 9 Ceveatlap.ed?
laI |av-! lftlg-.d:r Cav.r:il.:.1r:t]"1r.l l .l.lt I am servedwith Noticeof Prclrse.: iapsifit of . Carerl'a
providedfor underthe RealProperty
A caveatis a formof statuloryinjunction
Acl 1900.Whena Caveat(form08X)is
lodgedat Lands,it effectively
prevents
the registration
ofany deal;ng(exceptfor somestatutory
exceptions
andany
permitted
specifically
dealings)
untilthe:
Caveatis formallywithdrawn.
Thecaveatoror theirsolicitormustsigna Wiihdrawal
of Caveat(form08WX)
whichmustbe lodgedby handat Lands'Sydney
office,togetherwiththe prcscribed
lodgmenlfee or
Caveatlapsesbecausethe intercstclaimedundertheCaveatis satisfiedby the registration
oianotherdealing;
Caveatlapsesafteractiontakenfollowing
the lodgment
at Landsof an Application
for Preparation
ofLapsing
proprielor
Notice(form08LX).TheApplication
is lodgedby of on behalfof the registered
of the landor a
registered
interest,
togetherwilhthe prescnbed
lodgment
fee of
lhe Caveatis removedby an orderofcou(, annexedto a Requesl(iom 11R),whichmuslbe lodged,by hand,
lodgmenlleeol
at I andstoqetherwilh lhe prescribed
Caveatorconsents,in writing,to the registration
of the otherdealing,In thiscase,the Caveatremainson title,
a notification
is enteredandthe otherdealingis registeredthatthecavealorconsented
to regislration
You shouldconsiderlodginga Caveatifyou havean estateor interestin landlhal youcannoiprotectby registration
of someotherdealing,for example,
a transferor mortgage,
lfyou lodgea Caveatwiihout
reasonable
c€use,youareliablelo paycompensation
to anyperconwho suffersa
pecunrary
lossas a result.Thereforeifyou areunsure,youshouldseeklegaladvice.
Landscannotgiveadviceon this
aspectof lodginga caveat.
Can Landsrejecta Caveat?
Yes,Landscanrefuseto accepta Cavealfor lodgment
andnot fecorditforthe followingreasonsl
Reference
to tilleis nolsuooliedor is inconector
Name(s)andaddress(es)of
propdeto(s)hasbeenomittedfromthe Caveatorifthe name(s)do
the rcgistered
not agreewiththe name(s)recodedon thefolioofthe Resistefor
Addressfor serviceof nolicesis notstatedin lhe Caveal.is nolwithinthe Stateof NewSoLrth
Walesof is
shownonlyas a postaideliveryboxor
Caveatdoesnotstatea claimor interestin the landor
Estateof interestshownis basedon a wit ofexecution
or
Statutorydeclaration
hasnol beensignedby the cavealor(oran authorised
agentof the caveator)
or is not
madebefofea orescribed
funclionary
ofthe Statein whichitwas madeor
Caveatwhichis datedon or afref1 January'1987,hasnotbeenmarkedpdorto lodgment
in Lands,by the
OfficeofSlateRevenuewherethe eslateor inierestclaimedis relatedto an unregistered
mortgage,
loan
agreement
or deedof chargeor
Actionprohjbited
bythe Caveathasnotbeenstatedi.e.an ilemnumberhasnotbeenstatedat marginalnote
(G) on theform.
proprietor
The registered
hasthe optionofapplyinglo the SupremeCourtforanorderfor removalof Caveatthatwas
placedwithoutreasonable
cause.TheCourtmayalsoo|defthe paymentofcompensation
by the caveatorto a percon
who suffersa Decuniarv
lossbecauseofa Caveat.
Whatdoes it meanwhen a Caveatis recordedon a folio ofthe Rogister?
Thismeansthatanotherperconis claimingan eslateor interestin the land.
The Caveatmustbe removed,
orthe caveator's
wdttenconsenttoregislraiion
ofyourdeating(s)
obtatned,
beforeyour
dealing(s)
canbe r€gistered.
It may b€ prudentforyouto seeklegaladvice
fromyoursolicitoror othertegatadviser.
Landscannotgiveyou tegal
What do€s it meaniflreceive a notlcefrom the RegistrarGeneralthata Caveathas beenrecordedon the folio
httpT/wv'w.lands.nsw.gov.au/land
management/lbqs/what
is a caveat?SLDESIGN... 6/02/2007
NSW Department
oflands - Whatis a Caveat?
Page2 of3
ofthe Registerfor my lancl?
propnetorwhen
The Registrur
Generalis requiredto senda noticeto the registered
a Caveatis recordedagainstthe
proprietor
relevantfolioofthe Register.
Thismakestheregistefed
awareofthe caveat,provides
the opportunity
to
takeany necessary
stepsto havethe Caveatrcmovedand,if necessary,
seeklegaladvice.
The Registrar
estate
Generaldoesnothavethe legalauthority
to ensurethatlhec€veatorisentitledto the particular
or interestclaimedandSection74Qof the RealProperty
Act 1900doesnotrequirethe RegistraFceneral
to do so.
Anyobjectionto a Caveatis a matterfor resolution
betweenthe panresorlhroughthe SupremeCourt.
pfoprietor
The registered
hasthe optionofapplying1othe SupremeCourtfor an orderfor withdrawal
of a Caveatthat
was lodgedwithoutreasonable
by thecaveatorto a
cause.TheCourtmayalsoorderthepaymentofcompensation
perconwhosuffursa pecuniary
lossbecauseof a Caveat.
How can I havea Caveatreftovodtrom my title?
A Caveatcan be removedfroma folioof the Registerby oneofthe followingmeans:
WithdrawalofCaveat(form08WX)lhalmuslbe signedby the caveatorortheir
solicitor.
Thecompieted
WithdrawalofCaveatformmustbe lodgedat Lands,togetherwiththe prescribed
lodgment
fee or
Lapsingbecausethe interestclaimedunderlheCav€atis saiisfiedby the rcgistration
of anotherdealingor
Lapsingactiontakenfollowingthe lodgment
at Landsofan Application
for Prepafation
of LapsingNoliceifom
propietorof the landor a registered
08LX),by or on behalfoftheregistered
interest,
logetherwiththe
prescribed
lodgment
fee or
Orderof Courlwhichmustbe lodged(by hand)annexedto a Request(form11R)al Landslogetherwiththe
prescdb€d
lodgment
fee.
Whatdo€s lapsinga Caveatmean?
generally
Whilethereare a numberof exceplions,
where:
a Cavealis saidto lapsein tlrefollowing
circumstances,
(byhand)ai Landsandregistration
the estateor intefestclaimedbythe c€veatoris satisfied
by the lodgment
of a dealingor
proprietor
the registered
oflhe landor a registered
interestlodgesan Application
for Prcparation
of Lapsing
Notice(form08LX),togetherwith
74Joi
the prescdbed
lodgmentfee,
to havetheCaveatlapsed,undersection
is completed
the RealPropeftyAct 1900andthe lapsingprocedure
or
a parlylodgesa dealing(prevented
bythe Caveat)andalsolodgesan Application
for Preparalion
ofLapsing
Notice(form08LX),togelherwiththe prescribed
lodgmentfee,
to lapseorparliallylapsethe Caveal,under
section741l7zUA
ofthe RealPropeftyAct 1900andthe lapsingprocedu|eis cornpleted.
ln the caseofan Application
for Prepa€tionofLapsingNotice,the Caveatwilllapse
or partiallylapse21 daysafter
the dateon whichnoticewasservedon the caveator.
Thelapsingnolicepreparedby Landsmustbe servedby the
applicanton the caveatofin a mannersetout in the RealPropeiyAct 1900,Ihe caveatorcanprevenithe lapsingby
lodgingan OfderoftheSupremeCourtwithLands,to extendlhe Caveal.
Whatdoes a Caveatofsconsentmean?
It is possiblethata caveatorilhe perconon whosebehalfaCaveatwasplacedon a folioof the Regisler)maynot
wanttheirCaveat
removedbutmaynotobjectlo ihe lodgment
of a particular
dealing.Forexample,
a Caveator
claimingas an unrcgister€d
mortgagee
maynot objectto a leasebeinggEntedoverthe property.In thesecasesthe
caveatorcangivea writtenconsenlto allow€gisimtionofthe particular
dealing(s).
Whenthe caveatorconsentsto the rcgistration
of anydealingtheyalsoconsenttothe exerciseofany powersthatthe
ownerof lhat intefestmaygainby registration.
Forexample,
wherea caveatorhascoosenled
to lhe registration
of a
mortgage,
the Caveaiwillnotpreventthe mortgagee
frcmexercising
the powerof salelnder the mortgage.
Whena Caveator
consentsto the registration
of a dealingthatis prevented
bythe Caveattheconsentmust
.
.
.
.
.
.
.
be in writingon or altachedto the dealingand
statethetull nameof the caveatorand
statethe regislered
numberof the Caveatand
statethetypeof dealingandthe nameof the pafty/padies
to whichthe consentrefersand
be absolule;anyqualiic€tionorcontingency
to the consentis unacceptable
and
be signedby the caveatororanypersonauthorised
to signa Withd|awal
of Caveatand
havethe signature
of the caveator
witnessed
if signedby a p vatepadyor ihe consentdoesnotappeafon a
What must I do lf lwant to havea Caveatlaosed?
lf thereis a Caveatfeco.dedon thefolioof the Registerfor
youflandandyouwantto haveit rcmovedby lapsing,an
Applicalion
for Preparation
of LapsingNotice(fom 08LX)muslbe compteted
andtodged,by hand,at Lands'Sydney
omce,togetherwdh
lhe prescribed
lodgrenifee.
lfa caveallapseswithoutreasonable
cause,youareliableto paycompensation
to anypersonwhosuffeGa
pecuniarylossas a result.Thercforeif youareunsureas towhetheryouhavea reasonabte
causeto apptyforthe
lapsingof a caveatyoushouldseeklegaladvice.
Landswillnotgiveadviceon thisaspectoftapsinga caveat.
http://www.lands.nsw.gov.au/1and
management/faqs/what
is a caveat?SQ
DESIGN ... 6/021200j
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Landswillpeparea Noticeto Caveator
LapsingofCaveal,in duplicate.
TheodginalNotice
mustbe
of Proposed
servedon lhe cavealorjn a mannerauthorised
Act 1900.Theduplicateof the
by section74Nof the RealProperty
Noticeshouldbe madean annexurctoa statutory
ofthe
declaralion
settingoutthe exactdateandmannerofservice
origina|The statulorydeclaration
shouldthenbe lodgedalthe ClientServices
CounteratLandsSydneyoffice.
The caveatwilllapse21 davsaftersetuiceof the Noticeunless,befofethe endof thatperiodthecaveatorobtainsand
lodgeswithLandsan orderof the SupremeCourtof NewSouthWalesextending
theoperation
ofthe Caveal.
lfthe cavealorseeksan orderofthe Courtlo extendthecaveatyouwillbe madea pa y in the legalproceedings
and
summoned
to appearbeforethe Court.Youmayincurcostsin thecourtproceedings.
AlthoughLandsc€ngiveadviceon the stepslo be followedin lodgingan Application
fof Pfeparation
ofLapsingNotice
(form08LX)it cannotgiveadviceasto yourlegalposition
orassistyouin servingthe Notice.
lf I havelodgeda Caveatwhat must I do lf I am servedwith Noticeol ProposedLapsingol a Caveat?
In orderto preventthe rcmovalofyourCaveat,youmustobtain,
andlodgewilhLands,an orderoftheSupfemeCoud
of NewSoulhWalesextending
the operation
of the Caveat,Thismustbe donebeforethe endofthe lapsingperiodin
being21 daysafterthe dateof seNiceof the Noticeof Proposed
Lapsingof Caveat,Landscannotgiveassistance
httpr/www.lands.nsw.gov.artland_managsment/faqs/whatjs
a caveat?SQ
DESIGN ... 61021200'1