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VZK | News From Van Zyl Kruger
 
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May 2019

Dear Client / Geagte Kliënt


Newsletter
 
 

Sub-divide and be ruled / Duet behuising

Meeste persone wat belangstel in eiendomme en spesifiek eiendoms-ontwikkelings is waarskynlik bewus dat die Stad Kaapstad (en sekerlik ook ander plaaslike owerhede) deesdae toelaat dat ‘n tweede woning op ‘n enkel residensieel gesoneerde erf gebou en bewoon mag word.

Up and until 1 July 2016, such owner would either have had to apply to the City for a consent use or to have the property rezoned to a zoning category which permits of a second dwelling. These applications would not necessarily have succeeded and were rather time-consuming and expensive.

Sedert die voormelde datum het elke eienaar egter nou outomaties die reg om ‘n tweede woning op sy eiendom op te rig as deel van die owerheid se pogings om stedelike verdigting te bevorder.  Die Stad Kaapstad het onlangs aangekondig dat hul tans besig is om die prosesse in plek te stel om vorentoe toe te laat dat tot drie wonings op elke enkel residensiële erf ontwikkel sal mag word.

Although the right to construct a second (and perhaps soon even a third house) on a residential erf is now automatic the following challenges should be kept in mind:
  • Eerstens is daar ‘n moontlikheid dat die titelakte van die betrokke eiendom ‘n voorwaarde mag bevat wat die oprigting van verdere wonings op die erf verbied. Sodanige voorwaarde is regtens sterker as die nuwe outomatiese reg en ‘n proses sou gevolg moet word om die voorwaarde uit u titelakte te laat vaar. 

    Having to follow such procedure would not only be long winded but is also rather expensive as the removal of restrictive conditions from a title deed condition is not the simplest process and the owner will be well advised to seek the assistance of a conveyancer or a registered town planner to undertake that process. Should the local authority not support the application the owner may even have to approach the High Court.  

  • Vervolgens moet die eienaar ook daarop bedag wees dat wanneer die tweede woning gebou voltooi is, dit nie sondermeer as aparte woon-eenheid verkoop of van die hand gesit mag word nie, aangesien beide geboue kragtens een titelakte gehou word. 

    There are two ways to overcome this particular problem namely;

    • To subdivide the Erf and so create two, or more separate erven, each with its own erf number and title deed, whereupon the owner will be free to sell and transfer ownership of any of those. The problem with this is that there is no automatic right to subdivide your Erf. You will have to apply to the local authority for permission to do so and this process is also lengthy and expensive. You will for example have to install services (water supply; sewers electrical supply). If the title deed to your property prohibits subdivision, then and as mentioned in item 1 above, you will be obliged to also apply for the removal of that condition thereby adding further time and expense to the process. If the local authority is not supportive of the proposed subdivision of your property it will in fact prove almost impossible unless you obtain permission from a competent court of law.   

      Die aansoeker sal ook grootmaat-diensteheffings ten opsigte van die nuut geskepte erf moet betaal en sorg vir ‘n afsonderlike dienste aansluiting by die stad se dienste netwerk. 

      These costs are prohibitively expensive and mostly make this option not really viable.

    • Die tweede opsie sou wees om die eienaarskap van die betrokke erf na deeltitel eienaarskap te omskep. Hiervoor is geen toestemming van owerheidsweë nodig nie  en  daar word selde voorwaardes in titelaktes opgelê wat so 'n omskakeling verbied. Met so ‘n omskakeling word die uitdagings wat met 'n fisiese onderverdeling verband hou, meestal ondervang.  Die proses is nie net relatief vinnig nie, maar ook nie besonders duur nie. Die omskakeling na deeltitel kan óf onderneem word as die konstruksie van die tweede woning voltooi is, óf reeds voordat daar met enige konstruksie begin is. In laasgenoemde geval word  daar bloot 'n "reg van uitbreiding" geskep wat verkoop en oorgedra kan word. Die laasgenoemde  behels die proses om die reg om die tweede woning te bou, met behoorlik gedetailleerde bouplanne van die voorgestelde woning by die aktekantoor in te dien, wat verseker dat die nuwe huis nie anders daar sal uitsien as wat op die bouplan wys nie.  Deur die gebruik van eksklusiewe gebruiksgebiede word elke eienaar se regte tot die uitsluitlike gebruik vir gedeeltes van die erf vir die tuin of 'n swembad beskerm.
If Sectional Title is to be preferred the Sectional Titles Act will have to be complied with which means that a Body Corporate will need to be established in terms of the Sectional Titles Schemes Management Act and the registration of such scheme with the office of the Ombud for Community Housing Schemes.
 
In ‘n volgende nuusbrief sal ons aandui welke oplossings aan die hand gedoen word om te voorkom dat hierdie kleiner skemas in administratiewe nagmerrie verval indien die bure begin stry kry.

Regards / Groete
Hennie, Eberhard en Cheryl-Anne
  
|  Directors


 
 
 
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 Our Directors
             
       
    Hennie van Zyl
DIRECTOR
021 180 4551 / 083 250 9501
hvanzyl@vzk.co.za
      Eberhard Kruger
DIRECTOR
021 180 4552 / 082 789 1706
ekruger@vzk.co.za
      Cheryl-Anne Ehrenreich
DIRECTOR
021 180 4564 / 082 783 7242
cheryl@vzk.co.za
   
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© LawDotNews & Van Zyl Kruger Inc. This newsletter is a general information sheet and should not be used or relied on as legal 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 legal adviser for specific and detailed advice.

VAN ZYL KRUGER INCORPORATED (REG. NO 2015/174073/21) (VAT NUMBER 413 0273 172)


www.vzk.co.za

Suite A4-2, Avanti Building, South Block,
cnr Carl Cronje Drive & Bill Bezuidenhout Avenue, Bellville, Cape Town

info@vzk.co.za | Reception: 021 180 4550 | Fax: 021 180 4540


DIRECTORS: H L VAN ZYL (B.PROC); E S KRUGER (B.COMM LL.B MPRE); C A EHRENREICH (BA.LL.B LL.M)
ASSOCIATES: S JANSE VAN RENSBURG (B.COM LL.B); LI CHANTLER(B COMM LLB); D VAN ZYL (LL.B LL.M);
M VAN DEN HEEVER (LL.B); A BARNARD (B.COM LL.B DIP.FINPLANNING).
PRACTICE MANAGER: F BRAVENBOER (NDIP FIS).
CONSULTANT: J A L VAN ZYL (B.JURIS LL.B); C I’ANSON-SPARKS Solicitor in England and Wales (LL.B(HONS), DIP LEGAL PRACTICE)