The ways in which property can be owned may not have changed radically in the last century or so but the attitude of society to the ownership of property within marriage, and specifically to the ownership of such property by the female partner, has undergone a revolution. We have moved from a time when any property owned by a woman at the date of her marriage or subsequently acquired became automatically that of her husband to a time when husband and wife are essentially treated as two separate persons for all acquisition of property purposes.
With that revolution has come a further questioning about the nature of marriage in our society and the property arrangements which are most appropriate to that institution. In particular, we are now focusing with ever increasing awareness on the idea of marriage as a partnership to which both spouses may make differing but equally valuable contributions. With that shift in emphasis comes a reassessment of certain ownership patterns which we have hitherto taken for granted. In the past it was commonplace for the family home to be in the sole name of the husband. His wife, in return for looking after the home and rearing the children, was given a roof over her head and the housekeeping money. If she was lucky some limited provision was made for her if she became widowed.
In society today such commonplaces are no longer acceptable. Women who choose to take on the nurturing role which, hitherto, was expected of them are now perceived as opting for a career which is every bit as worthwhile as those careers which attract monetary remuneration. However, for those women who have no independent income there is a basic problem when it comes to asserting an ownership interest in the matrimonial home.
At present even where the matrimonial home is in the sole name of the husband his wife may acquire an equitable share in its ownership through direct monetary contributions made towards its purchase, for example, by way of mortgage repayments. Indirect contributions such as payments into a general family fund may also give rise to a share in the ownership of the home. However, it is well settled law that no such ownership share will be gained by the unpaid work involved in looking after a home and bringing up children. That is the situation which this Bill now seeks to remedy.
Under existing legislation the nonowning spouse has a right of veto in relation to the sale of the matrimonial home and, in the context of a judicial separation, the courts have wide powers to make property adjustment orders. In making such orders they must have regard, among other matters, to the contribution made by spouses who look after the home or care for the family and to any impairment of the future earning capacity of such spouses by reason of their decision to remain at home. However, the essential fact remains that the marriage of itself and the partnership thereby created does not give rise to any specific ownership interest in the property in which the couple concerned are likely to spend a considerable part of their married lives.
While the majority of spouses affected by the situation I have outlined are women, in our developing society the male partner is increasingly choosing to take on the caring role traditionally assigned to women. This Bill will lead to an improvement in their situation also. Sadly, our society is sometimes guilty of paying mere lip service to those who do not take up paid employment but undertake instead the role of homemaker and carer. Their work is praised but the materialism which characterises society today means it may not always be given equal recognition. The granting of automatic and equal ownership rights in the matrimonial home is one way of redressing the balance and ensuring the work of which I have spoken is recognised in deed as well as in word.
The Bill seeks to establish joint ownership of the matrimonial home as the normal form of ownership appropriate to that property. For many couples the home is the most tangible asset they will possess over the lifetime of their marriage. The essential feature of a joint tenancy is survivorship, whereby the surviving spouse is automatically entitled to the whole of the interest on the death of the other spouse, which makes this form of ownership particularly appropriate. Furthermore, the Bill provides for joint ownership of the household chattels. These may not be as substantial an item as the matrimonial home but the provision being made for their joint ownership also illustrates the partnership approach to marriage which informs this Bill.
Senators will be aware that the text of the Bill now before this House differs in some important ways from that published last June. There has been a process of dialogue which has resulted in many changes being introduced and many consequent improvements. Because the Bill is breaking new ground it is important that the views of as many interested parties as possible are heard. In this context, I stress I am receptive to ideas for further improvement and if Senators wish to come forward with amendments on Committee Stage I will consider them carefully. This is not an empty promise since, in all likelihood, I will be bringing forward additional amendments.
Since the Bill has undergone a transformation since its publication I will go through its provisions in some detail and, in particular, focus on the content of the new provisions introduced. Central to the Bill is the definition of "matrimonial home" in section 2. Originally it was defined as the dwelling in which a married couple were ordinarily resident either immediately before or at any time after the Act came into force. However, following some persuasive arguments, I came to the view that this particular definition could be open to abuse by an owning spouse anxious to evade the provisions of the Bill. Accordingly, the new definition of "matrimonial home" extends to a dwelling in which a married couple ordinarily reside on or at any time after 25 June 1993, the date of the Bill's publication. I am aware some advocate greater retrospectivity but I honestly believe this is the furthest extent to which we can safely go in terms of safeguarding the interests of vulnerable spouses.
I should also make it plain that where a couple have separated since 25 June, the provisions of any separation agreement or court order in relation to the home will override the provisions of the Bill. It is not my intention to disturb existing arrangements where the parties concerned have already reached their own decisions about the disposition of their property. Furthermore, in the case of a judicial separation, the courts will retain their existing powers to make property adjustments between couples under the provisions of the Judicial Separation and Family Law Reform Act, 1989. The Bill will not affect the courts' discretion in this regard.
At this point I should also like to draw Senators' attention to the fact that when this Bill is passed the definition of "matrimonial home" and "family home" will in substance be one and the same. This alignment of the definitions will be of help to those who have rights to assert under the relevant legislation as well as to prospective purchasers anxious to ensure that they satisfy any requirements necessary for them to obtain good title to the property in question. I also emphasise that the ownership interest acquired by the benefiting spouse by virtue of this Bill is a permanent one. In other words it remains with the spouse until the home is sold or otherwise disposed of and if the home is sold, the interest will, of course, transfer to any purchase money received.
Provision is also made in the Bill for joint ownership of mobile homes, which are dealt with separately in section 10. The reason for this is that the technical provisions relating to ownership interests in land are inappropriate to such structures. It is, nonetheless, important to state that the joint ownership concept has as much validity for these dwellings as for more conventional homes.
Section 4 is at the heart of the Bill. When it comes into operation, three months after the Bill has been enacted, an equitable joint interest in the matrimonial home will vest in both spouses. This applies regardless of whether the interest in the matrimonial home now vested in one spouse is legal or equitable or whether it is freehold or held under a lease or tenancy agreement. Provision has been made, however, to exclude certain interests such as those held by individuals in their capacity as trustees and lettings made for the duration of a person's employment. Section 4 will apply to existing matrimonial homes in which both spouses have been living at any time on or after 25 June last. It will also apply to future matrimonial homes which come into being only after this measure has been enacted.
I stress that the automatic joint tenancy applies not just to the standard kind of dwelling which is to be found in urban areas, it also applies to farmhouses and to dwellings which form part of a larger commercial entity, such as a public house or shop. While there may be certain practical difficulties in reaching an agreement as to what constitutes the boundaries of the matrimonial home in these cases, they are not insurmountable and can be determined by the court under section 17 in default of agreement. Certainly if the alternative was to exclude such dwellings from the benefits of the Bill I imagine few Senators would argue in favour of such a course of action.
To deal with some of the problems which may arise with such larger entities, the position with regard to easements is clarified in section 4(5). Under section 2 any existing easements attached to the matrimonial home and exercisable over other land will continue to apply to the joint ownership. A right of way would be an obvious example of such an easement. However, other situations which are somewhat more complex could also arise and these are provided for in subsection (5).
For example, where the whole farm is owned by one of the spouses, the right of access to the matrimonial home portion of the farm would not be carried over to the joint ownership because that right of access — and any other such rights over the farm proper — are not technically easements, they are rights that the spouse concerned has by virtue of his or her ownership of the farm. They are personal to the spouse and are not attached to the land. It is, therefore, necessary to ensure that the benefiting spouse acquires these rights, particularly in a situation where the ownership of the home and the larger entity would diverge in the future, and this is what subsection (5) does. In the interest of balance, of course, provision is also made for a case where there are existing easements attached to any other land and exercisable over the home and for any necessary additional easements where that other land is owned by either or both of the spouses or by either or both of them and another person.
Before leaving section 4, there is a further point to which I should like to draw the attention of Senators. Concern was voiced lest unscrupulous individuals would seek to avoid the provisions of the Bill by conveying their interest in the matrimonial home to a company before the Bill could take effect. I have dealt with this potential problem by providing that, where such a transfer takes place and the purpose is to avoid the application of section 4 to the home, the High Court may impose a charge in favour of each spouse, or either of the spouses, on the interest of the company in the home. This provision applies to any transfers made on or after 25 June last. While I do not envisage that this provision will be used with any great frequency, it is of importance in terms of the message it gives about the significance which the Government attaches to the benefit conferred by this Bill.
While the Bill establishes joint ownership of the matrimonial home as the norm, it recognises that there may be circumstances in which it would be inappropriate to confer ownership, and certain exclusions from the operation of the Bill are provided for. Where spouses already are joint tenants or tenants in common with equal share of the home, it is clear that they have already made a specific decision as to their ownership arrangements and the Bill will not affect these arrangements. Similarly, it would be grossly unfair if the Bill were to vest joint ownership in both spouses only to put the owning spouse in the position of possibly losing his or her home because a judgment mortgage could be registered against the interest of the benefiting spouse in respect of debts incurred by that spouse before the section 4 interest vested. Provision has been made in section 5 to ensure that this will not happen.
Circumstances may also arise where the owning spouse may feel it manifestly unjust that the joint ownership provisions should apply. In such a case, application can be made to the court to have the section 4 vesting set aside. In coming to a decision on the issue, the court will have regard to a number of broadly based criteria but it cannot set aside the statutory vesting unless it is satisfied that it would be unjust not to do so. In the normal way, it is anticipated that the application would be made during the lifetime of the owning spouse. However, where that spouse has died, section 6 allows either the personal representative, or a child of the deceased, to apply. This is subject to a time constraint to minimise any problems which such an application could cause for surviving spouses.
Section 7 recognises that some spouses may not wish to take up the benefit being conferred by the Bill. They may have property in their own right, for example, or there may be agreement between the spouses that, for particular family reasons, a joint tenancy would be inappropriate. In such cases, the benefiting spouse, provided he or she receives independent advice from a lawyer in advance, is free to opt out of the joint ownership. The mechanism for this is a written declaration which, to take effect, must be registered in the Land Registry or the Registry of Deeds, as the case may be. Couples intending to marry may also exercise the right to opt out. Where the declaration is made between the passing of the Act and the coming into operation of section 4, the joint tenancy will not apply to the home or the intended home. I must stress that the decision to opt out is one for the benefiting spouse alone and that the decision should only be taken where that spouse understands the implications of his or her act and is happy to accept the consequences. Agreement between the spouses is not necessary for the declaration to be effective.
I have already referred to the fact that the interest conferred by the Bill is equitable rather than legal. The main reason for this is that an automatic vesting of the legal interest in the benefiting spouse could give rise to considerable difficulties for future purchasers of matrimonial homes and could adversely affect the marketability of domestic property. However, while the equitable interest conferred by the Bill is the real and beneficial interest, it is desirable that the legal formalities relating to ownership be tidied up by both spouses. Section 8 allows for the joint tenancy interest to be registered and provides that on registration any nominal legal interest of the owning spouse in the home will vest in both spouses. I strongly urge that this procedure be availed of. To encourage this, the usual stamp duty or registration fees will not apply.
While the Bill is essentially reforming social legislation, it affects property rights and therefore does have conveyancing implications. Section 9, therefore, sets out specific situations in which a purchaser can get a good title to the joint tenancy interest in the matrimonial home. In brief, such a title will be passed where both spouses convey an interest. It will also be passed where it is conveyed by one of the spouses but where the purchase is bona fide for full value and the purchaser is without notice that the home is a matrimonial home. If the first conveyance was not made in either of these situations, a subsequent purchaser will get a good title if full value is given and the purchaser is without actual notice that the home is a matrimonial home.
Even where purchasers have acquired good title, a spouse who may have been disadvantaged will still have rights against the other spouse in relation to the purchase money and these rights are being preserved. Furthermore, the requirement to obtain the consent of the non-owning spouse to the conveyance of the home, in accordance with the Family Home Protection Act, 1976, will still apply.
One final conveyancing point is provided for in section 11. Once six years have elapsed from the date of a conveyance of a matrimonial home and provided that the benefiting spouse is not then in occupation of the home, the title of the purchaser will acquire a degree of certainty. Section 23 contains an analogous limitation period in relation to the Family Home Protection Act.
The remaining provisions in the Bill are largely self-explanatory but there are a few issues with which I would like to deal briefly. Section 15 makes it plain that, if the benefiting spouse is bankrupt when he or she would acquire the section 4 interest, the interest will not vest in that spouse. Section 21, in line with the intention to have any court proceedings under the Bill determined as speedily and as cheaply as possible, extends the jurisdiction of the District Court so far as homes with a rateable valuation not exceeding £20 are concerned.
As I already mentioned, in section 23 the definition of family home, as contained in the Family Home Protection Act, 1976, is being made virtually synonymous with that of the matrimonial home in section 2 and this should avoid any difficulties or confusion that would otherwise arise. Provision has also been made for transitional arrangements to safeguard those spouse who currently enjoy protection under the 1976 Act.
This Bill testifies to the value of marriage in our society and confirms it as an institution where partnership and sharing should predominate. By automatically conferring joint ownership of the matrimonial home on the partners to a marriage, it recognises that the contributions of both spouses are capable of having equal validity, regardless of whether one contribution is valued in money terms and the other contribution comes through the daily task of caring and nurturing in the home itself. It seeks to get away from the reductive system whereby work is deemed to be of value only if it can be expressed in monetary terms. It pays tribute to different values and insists that these also be recognised and honoured.
I look forward to what I expect will be a stimulating and interesting debate on the provisions of this Bill and I reiterate that I will consider carefully any suggestions made by Senators for its improvement. I commend the Bill to the House.