Archive for February, 2010

Feb
28

Achieving a Quick House Sale

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There may be periods in a homeowner’s life when his or her personal circumstances change dramatically and it makes economic sense to sell the house as quickly as possible, thus releasing the capital that has built up in it. The reasons are many and varied and may include:

1. The breakdown of a relationship. Whether the partners in the house are married or not, there may be financial pressures caused by the breakdown of the relationship. One of the partners may have started another relationship, in which case they may require capital release in order to finance another mortgage or rental costs. Some of the Sell and Rent Back companies will buy the house very quickly, and rent it back to the remaining partner at a competitive rate.

2. The homeowner may have to move with his/her job, either within the UK or abroad. If this move is seen to be fairly permanent, then capital will be required to finance a new home in the new location. For those relocating or emigrating, some of the Sell and Rent Back companies will buy the house in as little as 14 (working) days.

3. If the homeowner has been in arrears with mortgage payments they could fear the prospect of having their home repossessed and see that a quick house sale would be a financially better alternative and enable them to avoid repossession.

4. Should one of the partners in a house die, the remaining partner’s income may be insufficient to cover the mortgage, then again, a quick house sale may be seen as a beneficial alternative to having the home repossessed.

5. In a falling house market, to sell your house now may be a shrewd move. If financial experts project that house prices may fall 20%, then the homeowner could take the view that selling the house quickly, without Estate Agent’s or Auctioneer’s fees, for as close to its current value as possible, will reduce the capital loss. The house could then be rented back at a competitive rate until the market is viewed to have ‘bottomed out’.

The average level of personal debt is increasing, and a quick house sale may be seen as one way of paying off all debts in one go. This is especially useful if you suffer a reduction in income which is viewed as a temporary situation. To sell the house, pay off the debts and live in rented accommodation for a while may be a sensible strategy. Indeed, with many of the Sell to Stay companies, you can sell your house quickly and rent it back at a competitive rate.

There are many routes to achieving a quick house sale.

1. Estate Agents – Estate Agents will always tell you that they can sell houses very quickly. This may be true when the market is rising and there is a lot of competition for every house, but when prices flatten, or indeed fall, houses stick and your ‘quick sale’ may be lost.

2. Auction – Auctions are the ultimate vehicle to value a property. Any property is only worth what another will pay for it, and an auction with many interested parties in the room will produce the best market price for a property with a very quick sale.

3. However, anyone who goes to an auction will be expecting a bargain – they view the items that go to auction as being ‘on-offer’ and only there because they have failed to sell elsewhere. You may not get a good price at auction.

4. Sealed Bid – Requesting sealed bids is another good way of valuing a property. However, the process suffers from the same market pressures as the previous two. From the buyer’s point of view, putting in a sealed bid when the market is rising is a worrying process, as he/she doesn’t want to bid too low for fear of losing it. This can result in some extremely over-priced bids. On the other side of the coin, in a falling market the worry is that the buyer may bid too high and end up with a home in negative equity. This results in the seller receiving a number of disappointingly low bids.

5. Sell and Rent Back – Sell and Rent Back companies will buy your house very quickly - many of them promise to buy it within 14 (working) days. They will give you 80% or more of the value of your house – but that’s it! You don’t have to pay the Estate Agent or the Auctioneer, just your legal fees. Furthermore, many of the Sell and Rent Back companies will allow you to stay in your home and rent it back at a competitive rate.

So if you need a quick house sale, you must try to strike a balance between speed and the amount of money you will receive from the different methods of selling your property.



Real Estate Professionals
Categories : Quick house sale
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Not only Northern Rock sold off its mortgages to international financiers as securities backed by assets, but nearly all UK banks have used the global marketplace to locate cheap funding. Approximately 25% of all UK mortgages were financed with the sale of mortgage backed bonds.

Approximately 200 billion worth of UK mortgaged-backed bonds are currently trading. It is fairly likely that your mortgage is actually owned by an American pension fund or an Australian hedge fund. While you were under the impression that you had a mortgage from your local building society.

Last summer saw the end of asset-backed securities, causing problems for many mortgage lenders, not just the well-publicised Northern Rock situation. These securities were the source of funds for millions of cheap loans of all kinds, not just mortgages. The inevitable result is an increase in mortgage rates and the scarcity of new mortgage funds.

This shortage has taken the wind out of the sails of a housing market. Basic mortgage backed bonds have led to a few problems; the real trouble has come from other collateralised debt problems related to the US sub-prime mortgage meltdown. These funds have caused a ripple effect of serious problems throughout the regular mortgage backed bonds, market. Firstly, there has been depreciation in the reputation of all securities that are backed by mortgaged properties.

In addition, these collateralised debt organisations with the main buyers of British mortgage-backed securities. However, they are no longer in the market for this kind of wholesale debt purchase. International investors view the British housing market as having some similar problems to those that caused the US mortgage meltdown. Namely, that the British housing market way overpriced and can only go down in the immediate future.

These investors believe that there may be a downturn in the housing market in Britain of as much as 10% over the next 12 months. If these investors do not come back to the UK it could cause serious problems for regular British borrowers in finding loan at a decent interest rate. Recent indications from the Chancellor of the Exchequer, Alistair Darling, that a new kite mark, dedication for mortgage lenders will come into place. This should help to bolster the wholesale purchase of mortgage assets, giving British lenders the much needed cash to fund new loans.

Once in place, this new system would allow European investment houses to purchase job lots of mortgages from high Street, building societies and banks in the UK. This boost would not only be financial. It would also be a psychological boost for the housing market that may well stabilise it, and possibly bring about healthy upswing in new mortgages and house purchase.

Is essential the government’s plans to keep the mortgage market buoyant, it has been well publicised over the last year that there is a massive shortfall in the number of houses available, especially for first-time buyers. Therefore, the government is very keen to keep the money flowing keep the new housing estates, blossoming across the country. There is a feeling in the mortgage world of white at the end of the tunnel getting closer, and after budget may soon kick start a new house buying boom.



Rent Back Fast
Categories : mortgage arrears
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Being arrested for a drug offense in Florida is serious business. Because of the correlation of drugs and criminal activity in the United States, the penalties for drug offenses increase dramatically based on the quantity of drugs involved and their intended use. Whether you are a user or a dealer, attorneys will prosecute aggressively, and without an experienced drug offense lawyer on your side, your chances of staying out of prison are slim. The State of Florida prosecutes people suspected of dealing drugs to the fullest extent of the law. An experienced trial lawyer is your only hope to help you get the charges dropped, to have you acquitted of all charges in a court of law, or to have you receive a minimal jail or prison sentence.

In recent times, due to the pervasiveness of drug use and abuse, the Florida Legislature has established several programs to help Florida residents overcome substance problems. When a person gets arrested for a drug offense in our state, there are many more ways to resolve the problem than in the past. The opportunities available certainly depend on what charges are, the number of prior bad acts or convictions, the treatment programs available, and whether your attorney is experienced enough to get you the best resolution.

In Orlando (Orange County), there is a new concept called “drug court” for people arrested for drug possession. It is intended to help people get help for substance abuse problems as well as get help with job training, job finding, and parenting skills.

The following is a list of sentencing alternatives available to you should you be convicted of a drug possession charge in the state of Florida. An experienced drug offense attorneys like the ones at the Umansky Law Firm in Orlando can explain these to you in great detail.

· Pretrial Diversion- a program reserved for nonviolent, first-time offenders similar to probation.

· Drug Court- addresses the issue of first time felony offenders and provides for the identification and evaluation of substance abusers in order to avoid jail or prison.

· Pretrial Intervention- similar to probation in that you must report to court on a regular basis, be evaluated and undergo any necessary drug treatment, and refrain from all criminal activity.

· Motion to Suppress- a motion to have evidence excluded because it was obtained illegally.

· Plea agreement- For people who are anxious to just resolve the case and who do not want to go through drug treatment.

· Trial- Sometimes, going to trial will be recommended depending on your individual circumstances.

Drug charges in Florida are definitely serious business. Keep in mind that in addition to criminal penalties such as fines or imprisonment, an offender may be subject to civil penalties, also, including but not limited to:

· Forfeiture of your home

· Forfeiture of your vehicle

· Forfeiture of any money or property the court deems linked to the drug trade



Rent Back
Categories : home repossession
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Mabo v Queensland (No 2) HCA 23; (1992) 175 CLR 1 (3 June 1992)

By : Kingsley OkaforIgwe

Introduction

The rights of indigenous inhabitants to occupy, use, and or to possess land that they, prior, and in the aftermath of annexation or settlement, occupation or being conquered by the European powers, is referred to as, native title. It has been suggested that land that does not have an outright paramount ruler, or lands that have no recognizable laws or legal system, that are not consonant with the European legal system, or property law, may not be recognized as a sovereign nation. It was agreed, among the European nations in the 18th Century, that foreign lands, which fall within this category, would be deemed the terra nullius, in other words uninhabited lands. Although Australia has always been inhabited, at least, at the time of European contact, it was wrongly held that Australia was a terra nullius. On this basis, the colony of New South Wales was settled, even though, European settlers’ encountered indigenous inhabitants at the time of the initial settlement.

One of the central impediments to the recognition of, and the granting of native title to land, lies in the very fact that most nations whose interests were being protected and furthered most by not recognizing native title to land would be unwilling to freely relinquish that which they enjoy. This was ‘absolute title to the land’, in the right of the Crown, as in the former colonies of England.

Australia is a good example of such colonies that appear to be unwilling to recognize that indigenous people have rights to both the private, and the communal ownership of land. However, the decision in Mabo v Queensland pronounced otherwise. In the Mabo case, the High Court found that indigenous people, at least the Meriam people of the Murray Islands, against the whole of the world, are entitled to both private and communal ownership to the land. Even though the court found that radical title is still vested in the Crown, the Court also confirmed that native people are entitled to use, possess, occupy, and therefore enjoy the land in the virtue of inheritance.

This essay is in two parts. First, the exploration of the culture of the Murray Islanders, the legal arguments covered in the case, the history of the proceedings, and the decision reached in the Mabo case. Second, the analysis of the approaches taken by Justice Deane and Justice Dawson who played integral roles amongst the decision making of the High Court Justices who adjudicated in Mabo v Queensland.

History of the Murray Islands:

1 Murray Islands are part of Torres Strait Islands. Natives of the Murray Islands who occupied the Islands for many generations are refer to as the Meriam people. In, or about the end of the 18th century, contact occurred for the first time, between the Murray Islanders and the Europeans. The Meriam people have inhabited the Islands for generations before any European contact was made. The lifestyle of the Meriam people is a communal one. Social interaction is an essential feature of the Meriam peoples’ life. Land was used predominantly for the cultivation of garden produce as well as for ceremonial and ritual purposes.

Meriam people place great emphasis on prowess to work the land due to the value attached to farm produce. 2 The produce gained by use of the land for farming, whilst used on daily basis for sustenance, was equally important for ceremonies, such as marriages and adoption. Gardening and hunting involve a great deal of work and therefore is an important and integral part of the Meriam people’s culture, in the sense that it provides a vital plank for social interaction as well as being a medium for the exchange of goods, services and ideas. Therefore he or she who has the right technique or expertise to work the land and to produce abundant harvests gains considerable status and respect from his or her peers. 3 Traditionally the Island men would prepare the land and the women would cultivate the soil. 4 Men often stood watch while women worked, to repel any possible attack from unwelcome and unsolicited suitors from other Islands. 5 In the less fertile areas the Islanders commonly fished, collected shellfish and gathered native plants. The hunting of sea animals such as dugong and turtles was a significant part of their existence.

European contact:

6 It was recorded that in 1834, there were two British castaways who were rescued in the Island of Mer, and resided in that Island until 2 years later. The discovery of pearl shell in 1861 marked the turning point in the chain of events that followed soon after. As a consequence of this discovery, the 7 first pearling station was established on Warrior Island in 1868. In 1871, the 8 London Missionary Society came to the Murray Islands and in 1877 relocated its Torres Strait mission to Mer.

It followed that the Murray Islands were subsequently annexed to the Colony of Queensland. 9 The Governor in Council created indigenous reserves on the Islands, and a system of indirect rule was established on the Island. This successfully brought the Islands into the Crown’s dominion.

Annexation of the Murray Islands.

10 On October 10, 1878 the ruling English Monarch “passed Letters Patent” calling for the “rectification of the Maritime Boundary of the Colony of Queensland”. 11 Authority derived from the Letters Patent allowed the annexation of the Murray Islands. 12 Empowered by this authority, the Governor of Queensland successfully annexed the Murray Islands into the Crown dominion, and therefore declared that the Islands were part of the Colony of Queensland and consequently, liable to the laws of Queensland. 13 As a result of the annexation, Queensland Legislature on 21 July 1879 passed a corresponding legislation (the Queensland Coast Islands Act) rubber-stamping the concluded annexation. It was reported that 14 in September of 1879 Captain Pennefather visited the Islands for the purpose of announcing to them that the Islands were now annexed and that they, (the inhabitants) would be subject to British laws.

It appears that the Queensland Government in 1882 decided to keep the Murray Islands for its traditional inhabitants. 15 At this time the London Missionary Service was authorized to lease 2 acres on Mer by the Queensland Government to enable them to be responsible for dispute resolution and general law and order on the islands. It was noted that in the immediate aftermath of the reserve creation, the Queensland Government deported some non-indigenous people from the Islands who were considered as trespassers by the Meriam people.

15 It appears that the Queensland Government authority in Thursday Island believed the application of Queensland law in Murray to be difficult, as the Acting Government Resident in Thursday Island expressed his fears and doubts about the workability of the current Queensland Laws in the Murray Islands in his official communication with the Queensland Chief Secretary in 1886. He stated that every land in the Islands had a rightful owner. 16 He also stated, “every grove or single tree of any value has its proper and legitimate hereditary owner…to disturb these rights, great care would have to be exercised and the natives recompensed for any loss that they might suffer through deprivation”.

Mabo v Queensland (1)

17 In 1992, Eddie Mabo, a member of the Meriam community (the native inhabitants of the Murray Islands), together with four other Meriam plaintiffs, commenced a legal challenge against the State of Queensland in the High Court. The Plaintiffs sought to establish ownership of the Islands by the Meriam people, by virtue of inheritance, and therefore urged that the Court acknowledge their rights to occupy, use, and therefore to enjoy the Islands. The case was twofold. First, upon the commencement of the case in the High Court, Queensland Parliament enacted legislation- Coast Islands Declaratory Act 1985(Q.) purporting to dispose of, and therefore to invalidate any native title, interests, or whatsoever that the plaintiffs may have had in those Islands. Mr. Mabo and his fellow plaintiffs challenged the legislation in the High Court. 18 The High Court ruled against the Queensland Government by citing that the legislation is invalid because of inconsistency with the Racial Discrimination Act 1975(Cth).

19 The Racial Discrimination Act was enacted in 1975 in pursuant of Australian Government obligation under the International Convention on the Elimination of All Forms of Racial Discrimination. The High Court held that the Queensland legislation discriminated against the people of the Murray Islands. In light of this ruling, the Queensland Act was incompatible with the Racial Discrimination Act and therefore, in effect, invalidated. Under the Australian Constitution, Commonwealth laws may override any State Law that is inconsistent with the laws of the Commonwealth. The Queensland retrospective legislation intended to depose native interests to land, and thus failed in its purpose due to this inconsistency pursuant to the Racial Discrimination Act.

Mabo (2)

The Queensland Supreme Court conducted a series of hearings in Brisbane, the Murray Islands and Thursday Island. The hearings, more or less were concerned with fact-finding. The hearings went on for 67 days, and upon conclusion of this undertaking the case was returned to the High Court for legal argument.

In Mabo v Queensland, the Defendant, in right of the Crown claimed that both radical title and beneficial ownership of the Murray Islands was vested in the Crown from the time the Islands were annexed to Queensland, in 1879. 20 The Court held that the Meriam people held beneficial ownership of the Islands, and that such title survived annexation with relevance to customary laws. 21 This Court ruling confirmed the existence of native title and, that the Meriam people possess the right to own property. The Court also recognized that the indigenous interests on the Murray Islands was communal and, and therefore protected by the Racial Discrimination Act, and that, in view of the fact that it was protected by an Act of Parliament, was recognized under common law. As a consequence of this ruling, the proposition that Australia was a terra nullius (uninhabited land) at the time of British settlement in 1788 was seriously defeated.

22 The High Court confirmed that the Crown obtained radical title to the land when Britain claimed Australia, but did not gain beneficial ownership of the land, and therefore, the right of the aboriginal inhabitants was preserved.

However, this right can still be extinguished through consistent legislation. The benchmark for such extinguishments is validity, plainness and compatibility of such legislation to pre-existing Commonwealth laws or constitution, as stated by the High Court.

What then would happen to persons who hold native title to land should the government in exercise of its duty, validly extinguish native title?

Fiduciary.

23 The case also raised issues whether government, states, territories, or federal are duty bound to act in the interest of Aboriginal people when lands that is subject to native title is in issue. 24 In Guerin v The Queen (1984), the Supreme Court of Canada held that the government of Canada owned a fiduciary duty to native people, to take appropriate steps that would safeguard indigenous interests in dealings with land where native title may be extinguished. 25 The Court in Guerin asserted that aborigines’ title to native land is a legal right that existed before assertion of sovereignty over the Colonies by Britain. 26 The Court therefore, stated that the fiduciary obligation is unavoidable as a result of government power to extinguish native titles, or to alienate land through validly legislated scheme. 27 These factors, the Court said, placed fairness obligation on the Crown, or its agents when dealing with land that involve native claim. Fundamental fairness and equity is therefore the basis for fiduciary obligation. It seeks to ensure that the Indigenous people or those that have indigenous interests to land are not shortchanged in their dealing with the Governments and, or in dealings with third parties. In Mabo, Toohey J., held the view that if the Crown has the power to extinguish, and, or to impair native title to the land, the Crown therefore is duty bound to ensure that equity prevails in any event.

Dawson J. disagrees with Dean J and other Justices.

Deane J.

It was believed that the land in the Australian colonies was ownerless and therefore available for acquisition by England who settled the territory. In so doing, the Crown was assumed to have acquired radical title to the land. 28 This theory of Crown’s radical (also knows as absolute title) ownership of land was developed after the Norman Conquest where it was believed that the King acquired all the land in the Kingdom. Deane J., was of the view that although, upon colonial settlement in Australia, the radical title was vested in the Crown, the only purpose for taking such procedure was to enable the establishment of English property law in a newly acquired Colony. 29 Deane J., relied on the decisions of the Privy Council, in Re Southern Rhodesia, see also Amodu Tijani v. Secretary, Southern Nigeria (1921) to argue that propitiatory interests which existed under native law or customs before conquest or settlement was to be respected in the absence of any express expropriation or extinguishments through legislated scheme.

30 Therefore, Deane J., asserted that, as the factual evidence shows, there is no law in Queensland that expressly extinguished native interests to the land, and that the ‘Imperial Letters Patent and Order in Council of 6 June 1859 (303)’ which carved out the Colony of Queensland from New South Wales, did nothing to extinguish native title. From the time of the establishment of the Colony of New South Wales in 1788, till the present day, no legislation has been enacted explicitly to extinguish native interests in the land nor has this occurred in Queensland. 31 The provisions of the Crown Lands Alienation Act 1876 (Q.) did not extinguish native title, rather it served the purpose of preserving native interests in the land, native customs and native laws. This preservation was strengthened by the creation of Aboriginal reserves by the Queensland Government, Deane J., denotes.

32 The doctrine of domestic law in Queensland and that of New South Wales, as well as the common law of England, provides for the preservation and protection of pre-existing native interests in the land at the time of the annexation of the Murray Islands to the Colony of Queensland. Deane J., justified these statements by reference to the applicable section of the Land Act 1962(Q). 33 Section 5, Land Act 1962(Q). states that land reserved for use by the public, is not Crown land. For the purpose of this Act, land preserved for public purposes includes Aboriginal reserves. 34 In 1912, the Murray Islands were permanently reserved by the Governor in Council for the use of the native inhabitants of the State.

35 Deane J., therefore was satisfied that although radical title to the land was vested in the Crown, that entitlement however, does not confer beneficial ownership of the land to the Crown, but to the indigenous inhabitants with reference to native laws and customs, and were protected under common law.

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Dawson J.

On the other hand, Dawson J., towed a different line in contrast to Deane’s view. 36 Dawson was satisfied that by the virtue of Crown assertion of sovereignty over the Colony, and the creation of reserves that this excluded native title and resulted in extinguishments of any usufructuary rights that may have existed before annexation.

37 Moreover, he suggested that native title does not exist in the absence of any recognizable system of land ownership that is consonant with the European model. The argument that there were no recognizable laws in the Colony prior to the British settlement in Australia appears the opposite of the conclusion reached by Justice Burton of the New South Wales Supreme Court in 1836. Justice Burton “concluded that prior to settlement the Aborigines were entitled to be regarded as a free and independent people”. 38

Could it be that the “free and independent” native people lost independence upon assertion of dominion by the Crown?

39 The creation of reserves, Dawson argues, was to further Crown’s dominion over the land, and therefore would not be interpreted as a concession of native title to land, or as a recognition that such title exits.

40 In other words it does not follow from the decision of other Justices that the Crown, upon assertion of sovereignty does not gain beneficial ownership of the land, but radical title. In fact, it can be strongly argued that Dawson is of the opinion that the Crown did acquire beneficial ownership as well as radical title over the land under English law that it brought with it. 41 Beneficial ownership of the land, Dawson J., said, could be ascertained through the deeds of the Crown, for example, assertion of sovereignty over the Colony. This on its own recognized no native title, Dawson declared. 42 Dawson argued that lands reserved for the use of the native inhabitants was only a good will, a permissive occupancy by the Crown that allowed the indigenous population to use the land. 43 He argued that from the onset, the Crown through legislated schemes that appear to be inconsistent with any native or communal rights to land controlled the native reserves.

9

It goes to show that Dawson considered that native title to land does not subsist at all, and that the native inhabitants of the land have no right to remain on the land in virtue of inheritance if the Crown elects to alienate the land for other purposes. Dawson stated, as opposed to the consideration of Deane, that the reserves created for the use of the indigenous people should not be misinterpreted as an intention of the Crown to preserve native rights that do not subsist.

44 The fact that the Murray Islanders were allowed to remain on the land by the Crown, similar to the permission given by the Crown to other indigenous people all over the Colony to remain on the land, removes any ambiguity that these reservations may have created. 45 The permission, Dawson argues, was consistent as a matter of the Crown’s assertion of uninterrupted dominion over the land, but was incompatible with any claim that native title was preserved through the creation of reserves. Dawson conflicted with the Racial Discrimination Act 1975 (Cth) in which the plaintiffs based some of their arguments that they have been discriminated against, on the basis of their ethnic origin. 45 He considered the Act to have no application in this matter given that s.334 (4) of the Land Act 1962(Q). provides that the Governor in Council may annul any Crown land that has been set-aside for public purpose. In view of the fact that Aborigines reserves were set-aside for the aforementioned purpose, Dawson J., argues, the plaintiffs’ claim of racial discrimination is baseless.

46 Dawson J., was not satisfied by the argument of the plaintiffs that their human rights or fundamental freedoms to own or inherit property would be rescinded or damaged by the Crown’s action. In light of this line of argument, Dawson J., argued that any proprietary right that the plaintiffs may have had in land had been extinguished by the Crown upon annexation.

47 Dawson J., therefore refused to grant any of the declarations sought by the plaintiffs for the reasons that he expressed in the present case, more importantly, that the plaintiffs, and those that lived before them since annexation, lost any interest that they might have had on the land, but were permitted to remain on the land not on basis that native title were recognized by the Crown, but because of the reserves created by the Crown in pursuant to legislation.

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Conclusion

In conclusion, the judgment in Mabo v Queensland has set an important turning point in Australian jurisprudence, in the sense that the idea that the Crown possess beneficial title to the land has been seriously wounded. More importantly, the principle that Australia was a terra nullius prior to 1788 settlement by Britain has been voided by the Mabo case. The view of the High Court that native title to land survived annexation by the Crown would indicate that independence of Australian indigenous people might have survived annexation. As stated by Justice Burton in 1836, Aborigines were free and independent people prior to the acquisition of sovereignty by the Crown, therefore their entitlement to land that they inhabited prior to the Crown claim of dominion should not be abrogated by a mere annexation of the territories.

The fact that there were indigenous inhabitants on the Colony prior to settlement and subsequent annexation is good enough to satisfy any doubts or argument, and would demonstrate that those who inhabit the land first are entitled against the whole of the world to possess, use, occupy and enjoy the land. Although the High Court ruled against the Queensland Coast Islands Declaratory Act 1985 with reference to inconsistency with the Racial Discrimination Act, the same High Court confirmed that native title could still be extinguished through consistent, and unambiguous legislation. It would appear that native title is therefore liable to extinguishments. In view of this risk of extinguishments, every effort should be made to protect the rights of those whose interests to their land may be extinguished by the Crown through legislation. As the Court confirmed the sovereignty of the Crown, it is imperative that the government receive with a sense of responsibility, fiduciary obligation to ensure that in any dealing, where native title may be threatened, that the interest of the titleholders are at best, protected.

Dawson J., who dissented with the opinion of the other Justices in the present case, was of the view that native title did not survive annexation. He argued that any interests to the land that the indigenous population may had had was destroyed by the Crown’s assertion of sovereignty. It followed that he did not consider as inalienable, the right to own or to inherit property, as he argued that those rights even if they previously existed, as the plaintiffs claimed, was lost at the moment of annexation of the Murray Islands. These rights are fundamental human rights, as well as legal rights and were confirmed as inalienable by the other Justices of the High Court who adjudicated along side Dawson J., in the present case.

Bibliography:

Brennan, Gerard, ‘ Aboriginal Land Claims- an Australian Perspective’ (1995)

Charles Sturt University, ‘Indigenous Australian Case Study: Torres Strait Mer (Murray Island) and Eddie ‘Koiki’ Mabo’

Crommelin, Michael, ‘ Mabo: The Decision and the Debate’

Delgamuukw v Her Majesty the Queen in Right of the Province of British Columbia and the Attorney –General of Canada (1987)

Koppenol G J, ‘ The Evolution of Native Title in The High Court of Australia’ (2003)

Mabo v Queensland (1992) 107 ALR 1

Moore, Penelope’ Land, Rights, Law: Issues of Native Title’ (1998)

Reynolds, Henry,’ After Mabo, What About Aboriginal Sovereignty?’(1996) Australian

Humanities Review

Rush, Stuart, ‘Aboriginal Title and The State’s of Fiduciary Obligations’ (1999)

Saunders, Cheryl ‘ Blurring Distinctions., A review of Henry Reynolds’s Aboriginal Sovereignty’ (1996) Australian Humanities Review



Sell and Rent Back
Categories : home repossession
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Frank N. Magid Associates has been looking into the buying and renting habits of consumers recently. Their report begins by noting that approximately 40 percent of console gamers – 30 percent of which are adolescents – rented at least one game in the last year. Only half of this number goes on to buy the games that they rent. The report concludes by noting that a mere nine percent of game renters go on to purchase just 11 percent or more of the games they rent.

That’s still a large number considering that almost 40 percent of weekly console gamers report renting at least one game in the last year. With their limited disposable income, teenagers represent almost 30 percent of game renters even though they make up only 12 percent of the total gamer population. Teens are both more cost-sensitive and also have the time to rent and try new games before buying.

“More often than not consumers tell us they don’t buy a rental game because it was not very good or it is too short,” says analyst Mike Vorhaus. “Rental play does not lead to significant purchases of those rented games.”

Almost 50 percent of gamers report buying NONE of the games that they rented in the last year.

Blockbuster Busts Developers’ Bottom Line

Developers generally viewed rentals as no big deal. What’s changed is that games are much shorter than they used to be. In addition, the game industry releases new games to store shelves AND rental stores on the same day. The question then arises as to whether it’s legal to disallow rental stores from buying games at Best Buy and then renting them without the copyright holder’s permission.

Another issue arises with the rental of PC games – since it’s so easy to pirate them. Stores instantly get hurt since people with PC’s can rent the game, install it at home, perhaps copy it (or just leave it installed on the machine), and return the title well in advance of the due date. The need to buy the game is instantly removed and while rentals do great, sales drop off.

It’s also possible to obtain PSP games for next to nothing on the Internet – the legal way is to pay the membership fee of one of the many sites that offer this service. There are also sites where you do not have to pay anything but when you download there are viruses, spyware and other forms of malware that come bundled with the software package.

The rap on video games is that they’re expensive and getting pricier. The typical $49.99 manufacturer’s suggested retail price is only for gamers who insist on owning a pristine copy of their favorite games. Other, less-fussy gamers can plunk down $27.99 for a so-called pre-owned copy and go home, knowing that they just saved 44% on what is essentially the same game – perhaps without a manual or box – but guaranteed to work nonetheless.

In spite of these setbacks, the recent years, in particular 2005 have been good to the gaming industry, due mostly in part to handheld gaming. The NPD Group reports U.S. game rental sales hit a record 10.5 billion in 2005, breaking the previous record of 10.3 billion set back in 2002.



Quick Property Sale
Categories : Sale and Rent back
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Feb
23

What You Should Know About Probate

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Death is never easy to deal with and knowing what to expect in probate will ease your concerns and allow you to think only of your dying loved one. The definition of probate is legally settling the deceased’s property, also known as their estate. When a death occurs, the debts, property, possessions and money of the deceased will need to be dealt with in a legal manner and according the wishes of the deceased. There are few instances when probate is not needed in the event of a death. If the person is married, in most cases without a legal will, everything belonging to the deceased will be transferred to their spouse upon their death. If a will does not exist, the courts will need to ensure that all the property left by the deceased is legally distributed.

If a will does exist, the will names a person chosen by the deceased as an executor of the will. This is generally a family member or an attorney. The executor is responsible for following the instructions the deceased has written into the will and ensure that the probate process is followed as they wish.

When it comes to probate, the process will take place in what is known as probate court. What will happen during probate will depend on where you live. However, the general aspects of probate court are as follows. The entire purpose of probate is to ensure that your debts are paid and your assets are properly transferred to your loved ones. Upon the death of a person, the executor is sworn in as such. All creditors, the public and heirs are notified of the death. Then all the property is inventoried and finally the estate is distributed in an orderly fashion.

It is important that you understand there are some possessions or property that cannot be presented to the courts. A good example is a life insurance policy. If there is a beneficiary listed on the policy then this will transfer to that beneficiary. The only time this will not occur is if the named beneficiary is also deceased and no other beneficiary is named. Other types of assets and property that cannot be presented to the courts include anything that is payable upon death to named beneficiaries. These instances do not require probate because the deceased has already named who these assets are to be released to.



Real Estate Professionals
Categories : home repossession
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Feb
22

The Process Of Sell And Rent Back House

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The whole process of selling your home with reason that you cannot manage to pay for it as agreed is very simple. It is the simplicity of the process that makes it a good decision to take. You need to learn the 5 phases that you would have to go through until eventually the process is complete.

The advantage that you would have when you have thought of selling your home is the fact that a consultant would pay you a home visit where you will understand the phases that you would pass through before you finally complete the sale.

Phase 1 of Sell and rent back house

This is the initial stage of the sale procedure. Here your needs would be evaluated. Mostly, the consultant would wish to know your expectations on the procedure. The value of the house would also be evaluated and the terms and conditions of the process would be defined.

Phase 2 of Sell and rent back house

At this stage, independent survey and valuation of the house would be done. This is done by the solicitor. The fees paid for the independent valuation and survey would be known at this phase.

Phase 3 of sell and rent back house

Then, documentation of the sale would be done. This happens at this phase. It is just about paperwork after which the solicitor would go ahead with the sale and purchase of the house. He would inform you about any documents that you would be required to supply.

Phase 4 of sell and rent back house

Then, the completion phase is reached. At this stage, you would now sign the sale documents which would only be after the documentation and paperwork procedures have been complete. It is more like the final stage.



Phase 5 of sell and rent back house


Finally, you will have the cash payment. Yes, this makes the final phase of the procedure. You will have the money less the outstanding charges that you owe the firm that offered you the mortgage.

Sell and rent back house is a simple process

Generally, the process of selling your home to a different owner is quite simple. But, you have to understand it so that you make use of it. All the 5 phases of the sale procedure have to be followed in the same sequence. It would be best that you understand all of them before you even start the procedures.

Convenient sell and rent back house procedure

You would find the procedure to be convenient when you are in consensus with what is happening. You have to understand how the operations are going and you will find the procedure to be very smooth.

With the right knowledge, you will be able to duly undertake and complete the sell and rent back house prospect and you will profit from all the advantages that come with the procedure.



Passive Income
Categories : Sale and Rent back
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Sometimes debt-ridden situations can plague you no end. You are in dire straits. You need cash fast. Which way do you go? Which direction do you plan to turn? Turning homeward can be the quick solution to your problem. If you are able to sell house fast, it means freedom from debts in quick time because of quick conversion of fixed assets into cash. Quick sale is the financial scheme that helps you accomplish this, as much as to get rid of the debt-disease that threatens to snatch your sleep away.

These days, traditional house selling work no more Who has time to wait for months for such a simple procedure as selling a house, and that when the needs and situations are dynamic. When you need cash at short lease, it better be so. And especially when your cash needs are high induced by the heavy burden of debts, your house should come to your rescue fast. This is what you can expect as a privilege of being a house owner.

And this privilege is ensured to you by the quick house sale agencies whose expert professionals specialise in bringing about a quick sale of your house and even so in record time, which can be as short as a week, much contrary rather to the dragging of months in traditional house selling methods. These professionals give you your best chance to sell house fast So no more do you have to stretch on your house sale period for too long.

The best thing about these quick sale agencies, as they set about to ensure that you sell house fast is that they deal directly with you. They do not involve third parties as which could entangle you in a long sale chain. It all becomes a quick smooth affair thence, much to your convenience.



Quick House Sale
Categories : Quick house sale
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Bad credit mortgages can be a godsend to people who are having problems getting a loan or a mortgage for buying a house. If your credit is not good, if you have had problems, because you made late payments. Or maybe you went bankrupt or because of money problems, you ended up with CCJ’s.

Bad credit mortgages are sometimes called adverse credit mortgages or non-status mortgages. This kind of mortgage is used help people who can’t get a regular mortgage, the normal way.

Because of all the problems that people are having these days, getting credit and mortgages a lot of mortgage companies are now ready to help people who have had a few problems with money in the past. These bad credit mortgages, don’t always have over the top monthly payments, things have changed. And these days you can often get a bad credit mortgage that doesn’t have a crazy interest rate.

Years ago, it was impossible to get a mortgage, if you add a few payment problems in the past. Nowadays, a decent online mortgage broker can be very helpful in finding the mortgage you deserve to buy your new house. You have to remember that you are not alone; one out of every four people in Britain now has the kind of bad credit problem. If mortgage companies stopped giving money to people with bad credit, they would have a lot less customers.

Bad credit mortgages can be used to buy a house or, if you already own your own home. They can also be used for a remortgage to free up some of the cash tied up in your house.

The amount of money the mortgage company will be prepared to give you depends; on a few things such as how much, your wages are per month. As well as how much they think your house is worth, and how much you still owe, if you want a remortgage. Quite a lot at the time companies that hand out bad debt mortgages will only give you about 75% of what the house is worth.

Mortgage companies, who specialise in this kind of bad debt loan, will usually give you a much better deal, than a regular bank. The reason for this is that they are used to dealing with people who have had a few credit problems. Your regular bank is probably not interested in people who have had that kind of difficulty.

Usually, the interest rate is a little higher than normal. But at least these companies will be prepared to talk to you, and work out a deal that you can live with. And will let you buy your dream home or get at the money that you have built up in your existing house.

These kinds of mortgages are not only the people with a few credit problems. They are also very handy for people who are self-employed and have difficulty proving how much they earn. Bad credit mortgage companies have a very few simple rules. You must be a resident of Britain, and over 21. You also need to be employed or self-employed.

There is no set interest rate for bad credit loans. You will need to make an application to find out what the rate may be, and how much your monthly payments will be. The reason for this is they need to figure out just how bad they think your credit is. Also, how long ago you had your problems, and other things such as how much you earn per month.

The best people to ask about this kind of loan are online mortgage brokers. The reason for this is that they don’t have fancy offices that have to be paid for. And so it doesn’t cost them as much to run their business, and the money they save can be passed on to their customers. If you’ve got a few CCJ’s or you work for yourself, it is possible to get a good mortgage, with monthly payments that will not be too much for you. But you need to use services of a good broker, who knows what he is doing, and knows the companies that can help you.



Rent Back
Categories : mortgage arrears
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We have previously looked at how reviewing our home insurance policies regularly can result in a lowering of our rates. Leaving it just at that could be misleading. Why?

When you review your home insurance policy, you do not only discover things that have lost value. You only discover things that have appreciated in value. Do you gain anything by hiding these? No you don’t. We talk of affordable but adequate home insurance coverage. Whatever you do, you need to have adequate coverage ortherwise why bother at all? You can only get adequate home insurance coverage when your home and valuable are adequately covered. This means that if you insured your home when it was valued at $5000 and and your rate was x amount every year and now it is valued at $10,000 and your rate is still x amount every year meaning the new value has not been taken into consideration, if anything happens and you make a claim, your claim would be based on $5000 which would not be adequate compensation for your loss. So you were not adequately covered.

Reviewing your home insurance policy can show you things you need to remove and can also show you things you need to add. Your focus should be getting affordable but adequate home insurance coverage.

Never be under-covered. Get adequate coverage but get it at an affordable cost. Like I mentioned in the last article, get a CLUE (Comprehensive Loss Underwriting Exchange) It would help you save a great deal.

Also do not joke with comparing quotes online. Its a very simple process that would save you tremendously. Visit between 3 and 4 free quotes sites and compare quotes to get affordabloe home insurance coverage.



Quick House Sale
Categories : home insurance
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