Swemmer & Levin

Vredenburg & Velddrif: 022 713 2221
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Saldanha & Langebaan: 022 714 2244

Die eenvoudige antwoord is nee. Die Wet op Nasionale Bouregulasies en Boustandaarde vereis egter dat plaaslike owerhede bouplanne vir die konstruksie, verandering of omskepping van ‘n gebou goedkeur. Gevolglik, indien goedgekeurde planne afwesig is, sal die eienaar van die eiendom ‘n statutêre oortreding begaan.

Sodra dit deur beide partye onderteken is, word ‘n aanbod om te koop ‘n koopakte. Dit sluit dikwels ‘n ‘voetstoots’-klousule in, wat beteken die koper aanvaar die eiendom soos dit is met latente of patente gebreke. As die verkoper egter bewustelik ‘n latente gebrek wegsteek en die koper kan hierdie misleiding bewys, kan die verkoper verantwoordelik wees vir herstelkoste, of die verkoop kan nietig verklaar word.

In die 2014 Haviside vs. Hendriks-saak het die Hoogste Hof van Appèl beslis dat ‘n gebrek aan statutêre goedkeuring as ‘n latente gebrek beskou word. Hier is ‘n kort oorsig van die saakbesonderhede:

Me. Haviside het ‘n eiendom gekoop vir haar ma om in te woon. Omdat sy ‘n eerste huiseienaar was, het sy nie vir bouplanne aangevra tydens die aankoop nie. Jare later het haar ma die eiendom se verkoop gereël sonder Me. Haviside se betrokkenheid. Toe die nuwe koper bo-op die motorhuis wou bou, het hulle konstruksieprobleme met die motorhuis ontdek: sy fondamente was swak en die dak was nie voldoende skuins nie, wat dit ‘n onwettige struktuur maak en nie aan munisipale verordeninge voldoen nie. Me. Haviside het onkunde beweer oor die ontbrekende bouplanne en enige defekte tydens die verkoping. Sy het gesteun op die ‘voetstoots’-klousule in die koopakte, wat verkopers beskerm teen aanspreeklikheid vir onbekende gebreke waarvan hulle onbewus was.

Die hof het beslis dat die ‘voetstoots’-klousule me. Haviside beskerm aangesien sy nie bewus was van die ontbrekende bouplanne of die motorhuis se gebreke toe sy die eiendom verkoop het nie.

Regter A.J. Stretch in die Haviside-saak het egter saamgestem met die uitspraak in Odendaal vs. Ferraris, wat verklaar dat statutêre nie-nakoming, soos die gebrek aan goedgekeurde bouplanne, inderdaad ‘n latente gebrek is aangesien huiseienaars wetlik verplig word om dit te hê.

Uit die aangehaalde sake kan ’n mens aflei dat indien verkopers wetlik verplig was om goedgekeurde bouplanne by die koopaanbod in te sluit, die regters dit uitdruklik sou gesê het. Hul besluite was egter gebaseer op die spesifieke meriete van elke saak.

Met ander woorde, wanneer beide die koper en verkoper ‘n koopaanbod onderteken, word dit ‘n bindende kontrak. Indien hierdie kontrak bepaal dat die verkoper die besit van goedgekeurde bouplanne waarborg, moet hulle dit by registrasie aan die koper verskaf. Alternatiewelik kan die koper ‘n klousule vra wat die lewering van hierdie planne verseker voordat die kontrak ten volle geaktiveer word.

Die goedgekeurde bouplanne kan ook by die eiendomsopenbaarmakingsvorm ingesluit word, waar die verkoper moet aandui of hulle die planne in hul besit het.

Ten slotte, as ‘n verkoper weet daar is geen goedgekeurde bouplanne nie, is dit die beste om dit aan die koper bekend te maak. Versuim daarvan kan enige klousule wat die verkoper teen aanspreeklikheid beskerm, nietig verklaar.

Verwysingslys:

-Die Wet op Nasionale Bouregulasies en Boustandaarde 103 van 1977

-Haviside vs Hendriks and Another (AR27/13) [2013] ZAKZPHC 53; 2014 (1) SA 235 (KZP)

-Odendaal v Ferraris 2009 (4) SA 313 SCA

GESKRYF DEUR MEERUSHINI GOVENDER

Meerushini Govender is ‘n direkteur by Miller Bosman Le Roux Prokureurs.

Alhoewel elke redelike poging aangewend word om die akkuraatheid en betroubaarheid van die inhoud van hierdie publikasie te verseker, sal nóg die skrywers van die artikels nóg die uitgewer enige verantwoordelikheid dra vir die gevolge van enige aksies gebaseer op inligting of aanbevelings hierin vervat. Ons materiaal is vir inligtingsdoeleindes.

Jan Fourie

Director |  Attorney, Notary & Conveyancer | BA. LLB

Jan graduated in 1974 with a five-year BA LLB degree from the University of Stellenbosch, whereafter he was admitted as an advocate and prosecuted as such in the Cape Town and Wynberg Courts. In 1974, he joined Swemmer & Levin as the Candidate Attorney of Mr Levin (founding member) and was admitted as an attorney on 7 April 1976, as a conveyancer on 11 January 1978, and as a Notary on 19 December 1984. Since 1974, he has served in various committees, including the West Coast Chamber of Commerce, the Vredenburg School Committee, and the Malgas Lions Club. 

Furthermore, Jan was the author of the first bilingual law book, The New Debt Collecting Procedures (Die Nuwe Skuldinvorderingsprosedures), which was used by all the Magistrate Courts throughout South Africa. With the founding of the Small Claims Court in Vredenburg, Jan served as one of the first Commissioners. He is currently based at Swemmer & Levin’s Vredenburg office and has been with our firm for more than 47 years.

Pieter Smit

Director | Attorney & Conveyancer | BA. LLB

Pieter obtained his BA Law degree from Stellenbosch University in 1995 and his LLB degree from the North-West University in Potchefstroom in 1998. He served his articles at Marais Muller Attorneys from 1998 to 1999 and was admitted as an attorney in 2000 and as a conveyancer in 2002. Pieter is the founder of PP Smit Attorneys, which opened its doors in 2004. He also became a director of Swemmer & Levin in 2006. Pieter loves the outdoors and participating in all forms of sport, including tennis, golf, fishing, spearfishing, scuba diving, and hiking. 

Johann Maree

Director | Attorney | BA. LLB

Johann matriculated at Oudtshoorn High School and attended Stellenbosch University, where he obtained his BA Law and LLB degrees. Following his studies, he worked for three years as State Prosecutor at the Magistrate’s Court in Cape Town. Johann completed his legal training with the State Attorney in Pretoria and then moved to his hometown, Oudtshoorn, where he worked as a lawyer for a year. In 1983, he finally moved to Vredenburg and joined Swemmer & Levin, where he is still practising as a director. When he is not in the office, Johann enjoys cycling and in his earlier days, he used to be a long-distance junkie.

Richard Phillips

Director | Attorney | Bcom & BProc

After matriculating at Paarl Boys’ High School, Richard completed his BCom and BProc degrees at the University of Port Elizabeth. He served his articles with Van Wyk Fouchee in Paarl and quickly developed an affinity for litigation. Richard has always had a deep love for the ocean and when he was presented with an opportunity to join Swemmer & Levin on the West Coast, he agreed without hesitation and has been with our firm since 1997. Richard specialises in general litigation and divorces. When he is not in the office or with his family, he tries to spend as much time as possible in or on the water.

Jandré Smith

Director | Attorney | LLB

Jandré grew up and matriculated in the small Klein Karoo town of Oudtshoorn. He furthered his studies at the North-West University in Potchefstroom, obtaining his LLB degree during 2015. He completed his articles at Swemmer & Levin in 2017 and was subsequently appointed as a professional assistant. In 2020, Jandré was promoted to the position of director at the firm, where he practises in the Litigation department at our Langebaan office. When not practising law, Jandré is an avid sports fan. He has a passion for nature and enjoys camping, trail running, and mountain biking with his family.

Andre van der Walt

Director | Attorney | LLB

Andre graduated in 2015 with an LLB degree from the University of Pretoria. He later went on to obtain his NQF 7 Certificate in the Administration of Deceased Estates from the University of South Africa, which allowed him to further his career in deceased estates and the drafting of wills and trusts. Andre served his articles at Barnard & Patel Attorneys under the supervision of Mr YAS Patel. After being admitted as an attorney in 2016, he continued working at Barnard & Patel Attorneys as a professional assistant in the deceased estates department.

Andre joined Van Rensburg Attorneys in 2019 and was head of the deceased estates department until 2021. He then received the opportunity to move to the West Coast, where he joined Swemmer & Levin Attorneys. Andre loves travelling and enjoys the beauty that our country has to offer with his friends, family, and loved ones.

Harmann Potgieter

Attorney | LLB

Harmann graduated in 2018 with an LLB degree from the North-West University’s Potchefstroom Campus. He went on to study and grow in various fields, including doing a course on the Consumer Protection Act and a course at the University of South Africa where he obtained his NQF 7 Certificate in the Administration of Deceased Estates.

Harmann completed his articles of clerkship at Swemmer & Levin under the supervision of Mr Richard Phillips. After being admitted as an attorney in 2020, Harmann continued with Swemmer & Levin as a professional assistant in the deceased estates department as well as the litigation department. He loves to study, possesses a deep curiosity about the world, and is dedicated to giving back to the community.

Carla Cloete

Attorney, Conveyancer & Notary | LLB

Carla obtained her LLB at the North West University, Potchefstroom Campus in 2015. She completed her articles in 2017 with Brits Dreyer Inc in Bellville. She is an admitted Attorney, Notary and Conveyancer. After her articles she relocated to Kimberley where she worked as a professional assistant in the Conveyancing department of Van de Wall Inc. Coming back to her Western Cape roots, she now joins the Swemmer & Levin team as a professional assistant.