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قانون الأراضي الإنجليزية English land law
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قانون الأراضي الإنجليزية هو قانون الملكية العقارية في إنجلترا وويلز. نظرًا لأهمية الأرض التاريخية والاجتماعية العريقة، عادةً ما تُعتبر الجزء الأكثر أهمية في قانون الملكية الإنجليزية، حيث تعود ملكية الأرض إلى النظام الإقطاعي الذي أنشأه وليام الفاتح بعد عام 1066، ومع تضاؤل الوجود الأرستقراطي تدريجيًا، أصبح عدد كبير من المالكين في سوق نشط للعقارات. مصادر القانون الحديث مُستمدّة من المحاكم القديمة للقانون العام والمساواة، والتي تشمل تشريعات مثل قانون الملكية لعام 1925، وقانون الأراضي المستقرّة لعام 1925، وقانون رسوم الأراضي لعام 1972، وقانون صناديق الأملاك وتعيين الأمناء لعام 1996، وقانون تسجيل الأراضي لعام 2002. يتضمن قانون الأراضي الإنجليزي -في جوهره- اكتساب ومضمون وأولوية الحقوق والالتزامات بين الأشخاص ذوي المصالح في الأرض. امتلاك حق الملكية في الأرض، خلافًا للحق التعاقدي أو بعض الحقوق الشخ English land law is the law of real property in England and Wales. Because of its heavy historical and social significance, land is usually seen as the most important part of English property law. Ownership of land has its roots in the feudal system established by William the Conqueror after 1066, and with a gradually diminishing aristocratic presence, now sees a large number of owners playing in an active market for real estate. The modern law's sources derive from the old courts of common law and equity, along with legislation such as the Law of Property Act 1925, the Settled Land Act 1925, the Land Charges Act 1972, the Trusts of Land and Appointment of Trustees Act 1996 and the Land Registration Act 2002. At its core, English land law involves the acquisition, content and priority of r
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"Anyone who lends money on the security of a matrimonial home nowadays ought to realise that the wife may have a share in it. He ought to make sure that the wife agrees to it, or to go to the house and make inquiries of her. It seems to me utterly wrong that a lender should turn a blind eye to the wife's interest or the possibility of it – and afterwards seek to turn her and the family out – on the plea that he did not know she was in actual occupation. If a bank is to do its duty, in the society in which we live, it should recognise the integrity of the matrimonial home. It should not destroy it by disregarding the wife's interest in it – simply to ensure that it is paid the husband's debt in full – with the high interest rate now prevailing. We should not give monied might priority over social justice." "As soon as the land of any country has all become private property, the landlords, like all other men, love to reap where they never sowed, and demand a rent even for its natural produce. The wood of the forest, the grass of the field, and all the natural fruits of the earth, which, when land was in common, cost the labourer only the trouble of gathering them, come, even to him, to have an additional price fixed upon them. He must then pay for the licence to gather them; and must give up to the landlord a portion of what his labour either collects or produces. This portion, or, what comes to the same thing, the price of this portion, constitutes the rent of land ...."
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Lord Denning MR in Williams & Glyn's Bank v Boland [1979] Ch 312 Adam Smith, The Wealth of Nations Book I, ch 6
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قانون الأراضي الإنجليزية هو قانون الملكية العقارية في إنجلترا وويلز. نظرًا لأهمية الأرض التاريخية والاجتماعية العريقة، عادةً ما تُعتبر الجزء الأكثر أهمية في قانون الملكية الإنجليزية، حيث تعود ملكية الأرض إلى النظام الإقطاعي الذي أنشأه وليام الفاتح بعد عام 1066، ومع تضاؤل الوجود الأرستقراطي تدريجيًا، أصبح عدد كبير من المالكين في سوق نشط للعقارات. مصادر القانون الحديث مُستمدّة من المحاكم القديمة للقانون العام والمساواة، والتي تشمل تشريعات مثل قانون الملكية لعام 1925، وقانون الأراضي المستقرّة لعام 1925، وقانون رسوم الأراضي لعام 1972، وقانون صناديق الأملاك وتعيين الأمناء لعام 1996، وقانون تسجيل الأراضي لعام 2002. يتضمن قانون الأراضي الإنجليزي -في جوهره- اكتساب ومضمون وأولوية الحقوق والالتزامات بين الأشخاص ذوي المصالح في الأرض. امتلاك حق الملكية في الأرض، خلافًا للحق التعاقدي أو بعض الحقوق الشخصية الأخرى، أمر مهم لأنه يخلق امتيازات على مطالبات الآخرين، خاصة إذا بيعت الأرض أو أصبح الحائز مُعسَرًا أو عند المطالبة بسُبُل الإصلاح المختلفة، والأداء المحدد في المحكمة. يتعلق المحتوى التقليدي لقانون الأراضي الإنجليزية بحقوق الملكية المستمدة من القانون العام ومن أنظمة المساواة والتسجيل. عادة، يتم الحصول على ملكية الأرض من خلال عقد بيع، ولإتمام عملية الشراء يجب على المشتري تسجيل مصلحته رسميًا في سجل سمو الأمير للأراضي (HM Land Registry). وهناك أنظمة مماثلة تعمل في اسكتلندا وأيرلندا الشمالية. ما زالت نحو 15% من الأراضي في إنجلترا وويلز غير مسجلة، لذا تُحدد المنازعات المتعلقة بالملكية وفقًا للمبادئ التي وضعتها المحاكم. تنطبق حقوق الإنسان على الجميع، شأنها في ذلك شأن الحق في الحياة الأسرية والمسكن وذلك بموجب المادة 8 من البروتوكول الأوروبي، وكذلك الحق في التمتع السلمي بالممتلكات بموجب المادة 1 من البرتوكول الأول، على الرغم من أن الأمثلة على حقوق الإنسان التي أحبطت اعتماد مالك الأرض على حقوق الملكية أمر نادر الحدوث. بصرف النظر عن عقود البيع، فقد يكتسب الناس منافع من الأرض عن طريق المساهمات في سعر شراء المنزل، أو في الحياة الأسرية، إذا تمكنت المحاكم من العثور على دليل على نية مشتركة بضرورة حدوث ذلك. يعترف القانون «بالائتمان الحكمي» أو «الثقة البنّاءة» على الممتلكات، وبتقدير المنافع الاجتماعية للناس في منازلهم، كما هو الحال في عقد الإيجار الذي تقل مدته عن 7 سنوات، فإنه لا يلزم تسجيلها. ثالثًا، يمكن للناس الحصول على الأرض من خلال الملكية المسجلة، وإذا حصل شخص ما على تأمين بأنه سيحصل على ممتلكات -ويعتمد هذا الأمر على حسابه- فقد تعترف المحكمة بذلك. رابعًا، تتيح الحيازة السلبية للأشخاص الذين يمتلكون الأرض، دون اعتراض رسمي من المالك، على الرغم من صعوبة تحقيق ذلك الآن فيما يتعلق بحق الملكية المسجّل. يمكن للعديد من الأشخاص الانتفاع بالأرض، ويمكن استخدامها بطرق متعددة، كما يمكن أن يكون هناك مالك حر واحد، أو يمكن للناس امتلاك الأرض بشكل مشترك. ينظم القانون عن كثب الظروف التي يجوز لكل منهم فيها قطع أو بيع حصته. عقود الإيجار، وإلى حد ما التراخيص، تُخصص استخدام الأراضي لأصحابها الجدد لفترة من الزمن، وعادة ما تُستخدم الرهون العقارية وغيرها من أشكال الفائدة الضمانية لمنح المقرِضين الحق في الاستيلاء على الممتلكات في حالة عدم سداد المدين للقرض. تتضمن عمليات الارتفاق والعهود حقوقًا وواجبات بين الجيران، فعلى سبيل المثال يكون بالإتفاق على أن الجار لن يبني على قطعة الأرض، أو يمنح حق شق طريق. English land law is the law of real property in England and Wales. Because of its heavy historical and social significance, land is usually seen as the most important part of English property law. Ownership of land has its roots in the feudal system established by William the Conqueror after 1066, and with a gradually diminishing aristocratic presence, now sees a large number of owners playing in an active market for real estate. The modern law's sources derive from the old courts of common law and equity, along with legislation such as the Law of Property Act 1925, the Settled Land Act 1925, the Land Charges Act 1972, the Trusts of Land and Appointment of Trustees Act 1996 and the Land Registration Act 2002. At its core, English land law involves the acquisition, content and priority of rights and obligations among people with interests in land. Having a property right in land, as opposed to a contractual or some other personal right, matters because it creates privileges over other people's claims, particularly if the land is sold on, the possessor goes insolvent, or when claiming various remedies, like specific performance, in court. The traditional content of English land LAW relates to property rights that derive from common law, equity and the registration system. Ordinarily, ownership of land is acquired by a contract of sale, and to complete a purchase, the buyer must formally register their interest with HM Land Registry. Similar systems run in Scotland and Northern Ireland. Around 15 per cent of land in England and Wales remains unregistered, so property disputes are still determined by principles developed by the courts. Human rights, like the right to a family life and home under ECHR article 8 and the right to peaceful enjoyment of possessions, under article 1 of the First Protocol, apply for everyone, although examples of human rights defeating a landowner’s reliance on their property rights is rare. Aside from sale contracts, people may acquire interests in land through contributions to a home's purchase price, or to family life, if the courts can find evidence of a common intention that this should happen. The law acknowledges a "resulting" or "constructive trust" over the property, and in recognition of people's social interests in their homes, as with a lease under 7 years length, these do not need to be registered. Third, people can acquire land through proprietary estoppel. If someone is given an assurance that they will receive property, and they rely on this to their detriment, a court may acknowledge it. Fourth, adverse possession allows people who possess land, without formal objection by the owner, although this is now difficult to achieve in respect of a registered title. Multiple people can be interested in land, and it can be used in multiple ways. There could be a single freeholder, or people can own land jointly. The law closely regulates the circumstances under which each may sever or sell their share. Leases, and to some degree licenses, allocate the use of land to new owners for a period of time. Mortgages and other forms of security interest are usually used to give moneylenders the right to seize property if the debtor does not repay a loan. Easements and covenants involve rights and duties between neighbours, for instance with an agreement that a neighbour will not build on a piece of land, or to grant a right of way.
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