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Common Objections Raised for Instruments
Note: Amendment of an Instrument pursuant to any of these objections is considered a "material amendment"

  1. Description of Land
    Technical Requirements for Identification of Land

    Land cannot be identified:
    1. Wrong lot/strata lot number/Mukim/Town Subdivision number.
    2. Wrong Certificate of Title reference.
    3. Dead lot - lot subdivided or amalgamated.

  2. Description of Parties
    1. Name of transferor inconsistent with that shown on the Certificate of Title.
    2. Name of transferee as stated in transfer is different from that stated in another document in the set.

  3. Address for Service
    No address for service in Singapore.

  4. Manner of Holding not stated
    Pursuant to section 53, the following presumptions will apply:
    1. Where there are co-owners claiming under an Instrument and no manner of holding is stated, it shall be presumed that they intend to hold as joint tenants; and
    2. Where the co-owners are described as tenants in common, they shall, in the absence of any intention to the contrary, be presumed to be entitled in equal shares.

  5. Executions
    1. Document not executed.
    2. Execution not attested.
    Pursuant to section 57, the following presumptions will apply to a case where the execution of an Instrument is not shown as attested by a witness:
    1. Where an Instrument is executed in Singapore, that it has been duly executed in the presence of the solicitor who signed the Certificate of Correctness; or
    2. Where an Instrument is executed outside Singapore, that the solicitor who signed the Certificate of Correctness has satisfied himself that the execution of that instrument was attested.

  6. Date
    1. Documents not dated.
    2. Documents post-dated.
    3. Date incomplete.

  7. Certificate of Correctness
    1. Certificate of Correctness not signed.
    2. Certificate of Correctness omitted.
    3. Solicitor's name not shown in Certificate.

  8. Stamping
    Stamp Duty not paid on Instrument.

  9. Consent of Relevant Party not given
    1. Consent of HDB not given for sales of HDB flats sold under Part IV of the Housing and Development Act.
    2. Application for new Certificates of Title/Subsidiary Strata Certificates of Title
      Consent of mortgagee not given.
    3. Application for Notification of Termination of Strata Subdivision.
      Consent of mortgagee not endorsed.

  10. Non-compliance with the Provisions of the Residential Property Act
    The following information under the Residential Property Act not stated or stated incompletely for the party acquiring title under a Transfer:
      1. Natural Person
        Citizenship status.
        NRIC No./Unique Identification No./Foreign Identification No./ Passport No. and Place of Issue.
        Permanent resident status if the transferee is not a Singapore citizen.
      2. Corporation
        Place of Incorporation.
        Registration No. of Company assigned by the Registry of Companies.
      3. Unincorporated Body
        Place of Formation.
        Registration No. assigned by the relevant government authority in Singapore.

    2. Certifications not given by solicitor as required under the Residential Property Act or, if given, not in order.
    3. Supporting documents not attached.

    For example:
    1. Clearance Certificate issued by the Controller of Residential Property in favour of a Singapore company or Singapore society.

    2. Statutory declaration made by:
      - director/secretary of a Singapore company acquiring title and its member-Singapore company; or
      - managing trustee of a Singapore society.

    3. Approval letter issued by the Controller of Residential Property to a foreign person.

  11. Power of Attorney (PA)
    PA details omitted

  12. Non-production of Requisite/Supporting Documents
    1. Production Form
      Production form required in accordance with Rule 23 whenever a duplicate Certificate of Title or document is lodged by a person who is not the first mortgagee or other person entitled to custody of those documents.
    2. Authorisation Form
      If the duplicate Certificate of Title/document has been lodged in connection with an earlier set of Instruments at the Land Titles Registry, solicitors when lodging the later set of Instruments are requested to attach a letter stating the Instrument number to which the duplicate Certificate of Title/document is attached. If the earlier set was lodged by a different law firm, a Production/Authorisation Form from that firm is required.
    3. Copy of the Orders of Court, grants of probate, letters of administration, order of court appointing liquidator, notice of resolution of appointment of liquidators or receivers, death certificates by the relevant solicitors not produced.
    4. Certificates of Incorporation on Change of Name of Company certified by the relevant solicitor not produced, unless they have been earlier forwarded by way of deposit or for registration of documents lodged earlier.
      Note: Where the Certificate of Incorporation on Change of name of Company has been lodged earlier, it would assist the Registry if the lodging firm could give us a letter stating the particulars of the earlier lodgement.
    5. Applications to Note Change of Name - A copy of the Deed Poll certified by a solicitor is to be given.
    6. Application for Replacement Certificate of Title
      The following supporting documents are required:
      1. Statutory declaration by relevant persons; and
      2. Draft notices in duplicate in English and Chinese.

  13. Others
    1. Section 127 of the Land Titles (Strata) Act
      Corresponding deed of assignment not lodged at the Registry of Deeds for the transfer of the share in the land; or
      Corresponding instrument of Transfer for the share in the land not lodged at the Land Titles Registry for the assignment of the flat registered at the Registry of Deeds.
    2. Order of Court does not fall within the ambit of section 132.
    3. Transfer made pursuant to section 108 of the Land Titles Act not acceptable as the circumstances recounted do not fall within section 108.
    4. CPF Charge
      Name of authorised officer executing document omitted.
    5. Miscellaneous
      1. Name of mortgagee in Total Discharge of Mortgage different from that stated in Mortgage.
      2. Registration number of Mortgage to be discharged incorrect.
      3. Description of land - dominant or servient tenement for creation of easements incorrect.
      4. Lease/Mortgage contains more than 10 sheets of covenants and conditions. A Memorandum of Lease/ Memorandum of Mortgage should be filed.
      5. Lodgement of documents attaching different Certificates of Title made under one lodgement form.
      6. Documents suitable for microfilming
        Documents lodged for registration must be clear and suitable for microfilming for public search. Sometimes the documents lodged are photocopies of photocopied forms where the additional information is typed in. These documents with blurred wordings will not be accepted for registration.
NOTE: The common objections and examples are listed. However, it is not possible to list all objections.


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