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RES exam question on Land Law: shares in the shophouse are now held

HardBasic Land Law: Estates & Registration of Title · Paper 1

Amir, Boon, Chandra and Dev hold a shophouse worth $4 million as joint tenants. In 2025 Amir sells his interest to Xavier, and the transfer is registered. In 2026 Boon dies, leaving a will giving everything to his wife. What shares in the shophouse are now held, and how?

  1. AXavier 1/4; Chandra 3/8 and Dev 3/8, all as tenants-in-common
  2. BXavier 1/3; Chandra and Dev 2/3, all three as joint tenants
  3. CXavier 1/4 as tenant-in-common; Chandra and Dev 3/4 as joint tenants
  4. DXavier 1/4; Boon's widow 1/4; Chandra and Dev 1/2 between them as joint tenants
Show answer & explanation

Answer

C. Xavier 1/4 as tenant-in-common; Chandra and Dev 3/4 as joint tenants

Explanation

Answer: Xavier holds 1/4 as tenant-in-common; Chandra and Dev hold 3/4 as joint tenants. Amir's sale severed only his quarter, and Boon's interest passed to Chandra and Dev by survivorship.Watch out: The $4 million value is irrelevant, and Boon's will passes nothing in the shophouse.Rule: When one of three or more joint tenants severs, only that share becomes a tenancy-in-common, and the others remain joint tenants with survivorship between them. Survivorship takes effect at the instant of death, so a joint tenant's will cannot redirect their interest.Source: /learn/joint-tenancy-vs-tenancy-in-common, read 1 October 2026

Why the other options are wrong

  • Chandra and Dev hold 3/8 each in common: The sale does not sever the others, so Chandra and Dev stay joint tenants.
  • Xavier joins Chandra and Dev as joint tenant: Xavier does not become a joint tenant; he holds Amir's severed quarter as tenant-in-common.
  • Boon's widow takes a quarter under the will: A joint tenant's will cannot redirect his interest, so the widow takes nothing.

Study the concept behind this question: Joint Tenancy vs Tenancy-in-Common (Singapore)

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Original study material mapped to the public CEA RES syllabus. Verify any rate-based figures against current IRAS/CPF/MAS rules before relying on them.