Mediation in cases of contested adverse possession

Hasan SadikUncategorized10209 Comments

contested adverse possession

Adverse possession is a law that allows someone to apply to become the registered owner of a piece of land or a property because they have occupied it for a sustained period of time, despite not having the owner’s permission.

To many, it is surprising that a law allowing people to obtain title to land or property based solely on long term occupancy, even exists. But actually there are several reasons it does. Originating from a desire to prevent land being unoccupied and therefore wasted, it also protects innocent third parties by ensuring certainty about legal title to land.

Claiming Adverse Possession

The Land Registration Act 2002 states that a claim of ownership can be applied for (in certain situations) where the claimant has occupied the land or property continuously for a number of years (minimum 10 years).

The process for an individual seeking to become the registered legal owner of a piece of land or a property, is managed by the Land Registry. In order to claim adverse possession, a claimant would need to show both:

  • factual possession of the land
  • intention to possess that land

Factual Possession

The occupiers must demonstrate that they have been in uninterrupted factual possession of the land or property for at least ten years. This must include evidence that a sufficient degree of exclusive physical control has been exercised over the land. Examples of this might be maintenance and management of landscaping, grounds and fencing on the land.

Intention to Possess

Intention to possess must also be evidenced. This does not mean that the individual intended to acquire ownership, but that they intentionally used and controlled the land or property as their own. Intention to possess and control must have been deliberate and intentional. More details about the conditions and any application for adverse possession are available from the Government website.

Contentious cases of adverse possession

Obviously there are many contentious cases of adverse possession. At one end of the spectrum there are opportunists settling on unclaimed land or empty properties, who have the deliberate intention of staying. But not every scenario is intentional. In a situation where a dividing wall between the gardens of two properties exists, each owner could assume that they own the land up to and including the wall. If the wall was in fact erected in the wrong place (as shown in title deeds) one side may lose, and the other obtain ownership of it, following 12 years adverse possession. Examples like this can lead to highly charged, deeply disagreeable cases of dispute.

Mediation in cases of contested adverse possession

Mediation is a powerful method of dispute resolution and the benefits are considerable, particularly in cases of contested adverse possession. Where two parties are involved in a dispute, like in the scenario above, the fees associated with resolution through legal proceedings can head into the tens of thousands.

Aside from the monetary advantages, there is also expeditious nature of mediation in that it guarantees a much quicker resolution. Thanks to the currently overburdened UK court system, those wanting to bring claim may have to wait months, or even years, to reach court. This is particularly poignant when considering the impact of lengthy adversarial disagreements and their overwhelmingly negative impact on long-term relationships. Again, in the scenario above, poor communication and ongoing animosity between neighbours, is often difficult to overcome without the intervention of a third party. Which is where the benefits of mediation really come into their own. Those looking to settle an adverse possession dispute out of court and draw a line under acrimonious communications, would do well to examine the interpersonal advantages associated with mediation.

Perhaps not previously considered, mediation could offer a highly successful and expedient solution in cases of contested adverse possession.

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  70. L’UFCM a constaté depuis quelques mois l’accroissement des tromperies à la « roqya ». Les témoignages de personnes victimes de ces pratiques se multiplient et présentent les mêmes caractéristiques : « Une personne vous appelle et vous propose une séance de « roqya » gratuite. Cette personne vous propose de rappeler un numéro prétendu gratuit, souvent un numéro commençant par 0 800… » Mais, dans les faits, cette prestation est loin d’être gratuite, puisque la conversation est facturée à vos frais et à votre insu. Au-delà de l’aspect juridique qui est traité à ce jour par le pôle juridique de l’UFCM[1], ce procédé soulève la problématique de sa conformité au Coran et à la Sunna. En effet, la « roqya » peut se définir comme une thérapie qui permet de soigner les actes de sorcellerie, de mauvais œil et également de se protéger contre ces derniers. Par conséquent, est-il possible de la pratiquer par téléphone et quelles sont les exigences édictées par le Coran et la Sunna ? Nous présenterons ainsi successivement les conditions liées au soignant (I), les exigences relatives à l’environnement où est réalisée la « roqya » (II). Nous aborderons ensuite la question de la gratuité de la prestation ou de sa contrepartie financière et enfin les conditions dans laquelle elle est réalisée (III). I- Les conditions liées au soignant Souvent la « roqya » est perçue comme une pratique dispensée par un tiers. Or, il est essentiel de rappeler et de souligner un fait important : la meilleure des « roqya » est celle que nous dispensons nous-mêmes à travers le « dhikr » et la récitation du Coran. Ainsi, pour se prémunir des maux liés au mauvais œil ou à la sorcellerie, il convient régulièrement de lire le Coran et faire des invocations notamment celles du matin et du coucher, de réciter régulièrement la sourate « La vache », de renouveler son intention, de placer la certitude dans son cœur, d’effectuer ses prières etc., et surtout de demander à Allah la meilleure des protections. Toutefois, dans certaines conditions, il est nécessaire de recourir à un soignant. C’est à ce stade qu’il convient d’être vigilant. Il ne suffit pas de se rendre auprès d’une personne qui se présente avec la qualité de cheikh ou d’imam pour accepter de lui confier cette pratique. Comme pour tout procédé et encore plus lorsque cela relève de considérations religieuses, il est important de bien choisir son soignant car ce dernier est tenu de posséder des qualités bien affirmées. La maîtrise du Coran et des traditions prophétiques en la matière est une condition sine qua none, mais insuffisante. 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