{"id":5691,"date":"2022-08-25T08:53:18","date_gmt":"2022-08-25T06:53:18","guid":{"rendered":"https:\/\/dotnewsconnect.co.za\/law\/?p=5691"},"modified":"2022-08-29T09:04:25","modified_gmt":"2022-08-29T07:04:25","slug":"owning-property-jointly-the-risks-the-risks-and-the-remedy","status":"publish","type":"post","link":"https:\/\/dotnewsconnect.co.za\/law\/2022\/owning-property-jointly-the-risks-the-risks-and-the-remedy\/","title":{"rendered":"Owning Property Jointly \u2013 The Rewards, The Risks, and The Remedy"},"content":{"rendered":"\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p>\u201cCo-ownership is the mother of disputes\u201d (old Roman law maxim)<\/p><\/blockquote>\n\n\n\n<p class=\"wp-block-paragraph\">There can be big advantages to buying property jointly but be aware of the risks and take steps to lessen them&nbsp;<strong>before<\/strong>&nbsp;you put pen to paper.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The problem comes if there is a falling-out with your co-owner. Perhaps you come to blows on your usage of the property, or on the incurring of expenses, or on whether it is time to sell, or perhaps you are splitting from each other entirely. That could be a business partnership terminating, or a marriage ending in divorce, or (as in the case we discuss below) a failed romantic relationship. Our courts must regularly resolve bitter joint-ownership disputes between ex-spouses, ex-friends, ex-colleagues, siblings, and close relatives \u2013 none of whom dreamed they might ever come to blows when they first hatched plans to buy property jointly.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If a dispute does arise, how will you resolve it? And if you split up, who keeps the property? Or do you sell it jointly, and if so how, and when? How will the bond and other property debts be settled?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The good news is that by and large the risk of dispute can be reduced with a bit of foresight and planning. Preferably with professional advice and assistance \u2013 this is after all likely to be an important asset in both your estates.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Let\u2019s have a look at a recent High Court case to illustrate &#8211;<\/p>\n\n\n\n<h6 class=\"wp-block-heading\">A breakup and a fight<\/h6>\n\n\n\n<ul class=\"wp-block-list\"><li>A couple in a \u201cromantic relationship\u201d co-habited in a house of which they were the joint registered owners in undivided half shares.<\/li><li>When the relationship broke down irretrievably, the partners were unable to agree on a method of ending the property ownership. One partner moved out and the other, after changing the locks, applied to the High Court for an order terminating the joint ownership and appointing a receiver\/liquidator to sell it.<\/li><li>The other party fought this application, contending that the couple had, in addition to being in a personal relationship, also been in a \u201cuniversal partnership\u201d which still existed.<\/li><\/ul>\n\n\n\n<h6 class=\"wp-block-heading\"><br>A co-owner can normally insist on partition of the property at any time<\/h6>\n\n\n\n<p class=\"wp-block-paragraph\">The general rule in our law is this: \u201cNo co-owner is normally obliged to remain a co-owner against his will.\u201d Thus \u201cevery co-owner of property may insist on a partition of the property at any time. Even if there is an agreement to constitute perpetual joint ownership, the co-owner may demand partition at any time. If the co-owners cannot agree on the way the property is to be divided, then the Court is empowered to make an order which appears to be fair and equitable.\u201d<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That opens the door to a wide range of options for the court, but often it means an order for sale of the property (possibly by public or private auction) and division of the net proceeds between the joint owners.<\/p>\n\n\n\n<h6 class=\"wp-block-heading\">But is it \u201cbound\u201d or \u201cfree\u201d co-ownership?<\/h6>\n\n\n\n<p class=\"wp-block-paragraph\">But it\u2019s more complicated than that. Our law recognizes two types of co-ownership \u2013<\/p>\n\n\n\n<ol class=\"wp-block-list\"><li>In a \u201cfree\u201d co-ownership, the co-ownership is the only legal relationship between the co-owners. In this event, the rule above applies \u2013 either joint owner can insist on division at any time.<\/li><li>In a \u201cbound\u201d co-ownership however \u201cthere is a separate and distinct legal relationship between them of which the co-ownership is but one consequence. Co-ownership is not the primary or sole purpose of their relationship\u201d.<\/li><\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">In this event, the co-ownership can only be dissolved when the primary relationship is terminated. In this case, the party opposing the court application said that no order of division could be made until the \u201cuniversal partnership\u201d between the parties had ended.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The Court found that there had indeed been a universal partnership in existence, in other words that this had been a case of \u201cbound\u201d co-ownership. But it also held (on the facts) that both the romantic relationship and the universal partnership had ended when the parties stopped living together. The romantic relationship was the \u2018tie\u2019 between the parties and when it came to an end, any situation of bound co-ownership became a free co-ownership to which the \u201cend at any time\u201d rule applied.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The result \u2013 the Court ordered the joint ownership terminated and appointed a receiver and liquidator to sell the property, pay all the property debts, and divide the proceeds between the parties.<strong><em><\/em><\/strong><\/p>\n\n\n\n<h6 class=\"wp-block-heading\">The remedy<\/h6>\n\n\n\n<p class=\"wp-block-paragraph\">So the risk is finding yourself in the same unhappy position as the ex-partners in this case, having to ask the High Court to sort out your dispute for you.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Happily however there is a simple remedy.&nbsp;<strong>Before<\/strong>&nbsp;you buy property jointly, have a professional draw you a full agreement setting out (at the very minimum) \u2013<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>The nature of your relationship. In a co-habitation scenario you should probably also have a full \u201cco-habitation\u201d agreement, whilst a business scenario should be linked to your existing arrangement.<\/li><li>The best vehicle for co-ownership \u2013 for some, a simple \u201clet\u2019s put the house in both our names\u201d will be enough, for others a company or a trust may be better.<\/li><li>Who will own what percentage of the property.<\/li><li>Who will contribute what to the costs of purchase and to the property expenses and upkeep.<\/li><li>Who will have what use of the property.<\/li><li>What will happen if one or both of you wants to leave the relationship, dies, or is incapacitated.<\/li><li>And so on \u2013 every situation will be unique.<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">If the parties in this case had put such an agreement in place, they might well have saved themselves the stress, wasted time and legal costs of a protracted and complex dispute. The liquidator\/receiver\u2019s charges for selling the property and paying out their shares to them will no doubt rub a lot of salt into all those wounds.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A final thought: Having a formal contract in place is&nbsp;<strong>not<\/strong>&nbsp;a forecast that things will go wrong between you \u2013 on the contrary, it should greatly reduce the risk of any dispute or unhappiness arising in the first place.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Disclaimer:<\/strong>&nbsp;The information provided herein should not be used or relied on as professional advice. No liability can be accepted for any errors or omissions nor for any loss or damage arising from reliance upon any information herein. Always contact your professional adviser for specific and detailed advice.<\/p>\n\n\n\n<p class=\"has-text-align-right wp-block-paragraph\">\u00a9 LawDotNews<\/p>\n","protected":false},"excerpt":{"rendered":"<p>\u201cCo-ownership is the mother of disputes\u201d (old Roman law maxim) There can be big advantages to buying property jointly but be aware of the risks and take steps to lessen them&nbsp;before&nbsp;you put pen to paper. The problem comes if there is a falling-out with your co-owner. Perhaps you come to blows on your usage of [&hellip;]<\/p>\n","protected":false},"author":101014,"featured_media":5692,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"categories":[6],"tags":[],"class_list":["post-5691","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-property"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Owning Property Jointly \u2013 The Rewards, The Risks, and The Remedy &#8226; LawDotNews<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/dotnewsconnect.co.za\/law\/2022\/owning-property-jointly-the-risks-the-risks-and-the-remedy\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Owning Property Jointly \u2013 The Rewards, The Risks, and The Remedy &#8226; LawDotNews\" \/>\n<meta property=\"og:description\" content=\"\u201cCo-ownership is the mother of disputes\u201d (old Roman law maxim) There can be big advantages to buying property jointly but be aware of the risks and take steps to lessen them&nbsp;before&nbsp;you put pen to paper. 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