Principles about a future u.s. national land recording system: is it really necessary to continue existing M.E.R.S.?
| Autor | Arturo Matheu Delgado |
| Cargo | PhD. in Law, is a former Associate Professor of Real Estate Law at University of La Laguna College of Law at Spain, and Visiting Scholar Professor of Brooklyn Law School at New York. My thanks to all the Professors, employees and staff at Brooklyn Law School for welcoming me, and helping me with a full variety of resources to make my work... |
| Páginas | 88-120 |
PRINCIPLES ABOUT A FUTURE U.S. NATIONAL LAND
RECORDING SYSTEM: IS IT REALLY NECESSARY TO CONTINUE
EXISTING M.E.R.S.?
ARTURO MATHEU DELGADO
1
ABSTRACT
This article deals with the weaknesses of the current American Land Recording
System and the lack of a nationwide federal regulation involving all the subjects
on Recording Land Acts, taken from the point of view of Professor Matheu’s
experience, as teacher of Real Estate Law in the University of La Laguna at Spain.
He proposes a new Federal Act that includes a full regulation on recording deeds,
land titles, encumbrances, all kind of burdens, liens and mortgages notes, to give
certainty to any buyer/seller or borrower/lender. The article explores the Spanish
and Italian experience on digitally recording land acts. It also explores the idea of
taking the I.C.T. new tools and Graphical Geobase data to give full certainness to
the registration system. Matheu also makes an in-depth analysis of several duties
concerning recording land titles, such as the chain of title doctrine, and proposes
several main principles to the future Federal Land Recording Act, to be able to
enforce the land titles covered by the protection of a public registry office. He also
makes a draft of a new American Public Registry System, rather than the actual
local and State’s county clerks offices. Matheu faces the problems of the actual
Mortgage Electronic Recording System, a private system created by the bank
industry that has not given any transparency to legal transactions on real estate
property.
I. An Introduction to the Mortgage Recording Problems In U.S.A. ...................90
II. The Weaknesses of American Mortgage Registration Systems ......................90
III. The Strengths and Possibilities Of A New Recording System For U.S.A. .... 92
IV. The Main Principles to Inspire the Future U.S. Recording System ................ 93
A. The Registration/Recording Principle ................................................................ 94
B. The Agreed Principle ................................................................................................ 94
C. The Publicity Principle ............................................................................................. 95
D. The Standing or Legitimation Principle .............................................................. 95
1
Dr. Arturo Matheu Delgado, BA, MLL, J.D., PhD. in Law, is a former Associate Professor of Real
Estate Law at University of La L aguna College of Law at Spain, and Visiting Scholar Professor of
Brooklyn Law School at New York. My thanks to all the Profe ssors, employees and staff at
Brooklyn Law School for welcoming me, and helping me with a full variety of re sources to make
my work easier and my staying at New York as if I were at home.
No. 1
Principles About A Future U.S. National Land
Recording System
89
E. The Public Faith or Confidence Principle ........................................................... 96
F. The Priority Principle ............................................................................................... 96
G. The Starting Praying Principle ............................................................................... 97
H. The Legality Principle ............................................................................................... 97
I. The Speciality Principle ........................................................................................... 98
V. A Simple Recording System or a Tax Recording System: Is it Possible Such
A Combination? .............................................................................................................. 98
VI. The Necessary Elements for a Public Recording System ................................. 100
A. The Land, Parcel or Real Estate Property ......................................................... 100
1. The Description ..................................................................................................... 100
2. Access to Registry ................................................................................................. 100
3. Changes or Assignments ...................................................................................... 101
4. The Acts That Have Access To Registry ......................................................... 101
B. The Holder of a Note or a Mortgage .................................................................... 101
C. The Recording And Registration Process ......................................................... 102
1. Constitutive or Declarative Recording For the Mortgage Note? ............ 103
2. The Defense of Recording Acts ......................................................................... 104
3. Presumption of Accuracy.................................................................................... 104
4. The Possession Presumption ............................................................................. 104
5. The Action to Enforce or Defend a Recorded Act ....................................... 105
6. Effectiveness of a Recording Act ...................................................................... 106
7. Preventive Annotations ....................................................................................... 106
8. Cancellations .......................................................................................................... 107
9. Errors and Mistaken Rectifications ................................................................ 107
10. Inscription Procedure ...................................................................................... 108
VII. The Public Governmental Organizations .............................................................. 110
A. The Future U.S. National Registraton System And Its Officials And
Employees .................................................................................................................... 110
B. The Future of the Actual Mortage Electronic Recording System ............... 111
VIII. Other Questions Related To A Recorded Mortage ............................................ 113
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