Accepting the Registration of Real Estate of Unknown Ownership in Iranian Law

The general registration framework has been dismantled with the implementation of the registration law of 1932 and the identification and rating of real estate in the Bureau of Distribution of Official Notices and major registration. Today, we are facing the acceptance of the registration of unknown property and the continuation of registration operations exclusively with the implementation of general registration regulations. Although the notice distribution office is the basis for accepting the registration of properties of unknown ownership, according to Article 11 of the Registration Law, which mentions the acceptance of the application for the registration of "possessor as ownership", and according to Article 24 of the Code of Regulations, which requires ownership possession to be confirmed, to accept the registration of property, and according to the orders of the supervisory board and the Supreme Registration Council, enshrined in Article 35 of the Civil Law and Article 11 of the Registration Law, first of all, referral to the notice distribution office is done to the extent that its contents are not contrary to the facts. Secondly, in the event of a conflict between the contents of the distribution book and the current possession, considering that the contents of the distribution book are presumptive on ownership and possession, proof of ownership, the possessor is granted the application for acceptance of the registration.
This article is written in a descriptive-analytical manner. The author seeks to study how effective the provisions of the declaration distribution office are in accepting the registration and whether the provisions of the notice distribution office are proof of the applicant's ownership or proof of ownership. In the assumption that the owner of the property is someone else, will the acceptance of the registration necessarily be done from the person in whose name the property is registered in the distribution office of the notice or his/her heirs or from the owner of the property? Assuming that the possessor accepts registration, is possession as ownership sufficient to accept registration, or are other reasons necessary to prove ownership?
In answering this question, one should make the difference between various assumptions:
In accepting the registration of the real estate of unknown ownership, although according to paragraph 272 of the collection of registration circulars, it is necessary to first refer to the Bureau of Distribution of Official Notices and ask the person whose name is registered in the Bureau of Distribution of Official Notices or his/her heir or the person who transferred the property from the person has been purchased in Distribution of Official Notices or by his/her heirs (directly or through an intermediary), the registration will be accepted. However, the procedure of the Supervisory Board and the Supreme Registration Council, which is admissible, is that in the conflict between the current possession (material and sensory) and the Bureau of Distribution of Official Notices, the current possession prevails. The possessor must accept the registration with the right to object of the other party (at the stage of periodical advertisement) because the notice distribution registry in the name of a person is circumstantial evidence of ownership. In contrast, according to Article 35 of the Civil Law, possession as ownership is circumstantial evidence of ownership, which is stronger than the presumption.
If the possessor, in addition to the possession, directly or indirectly claims the purchase of the property from the taxed person in the distribution office or his heirs without presenting the purchase documents or their documents are denied or doubted, in this case. Suppose the distribution office accepts the registration from the person charged in the distribution office, the heir, or the person who purchased from them, with the right of objection for the possessor (claimant of purchase by not presenting proof of purchase or denying his/her proof). In that case, the possessor who claims to purchase from the taxed person has admitted to his/her previous ownership Distribution of Official Notices, , and to accept the registration, he/she must prove the property transfer to himself/herself. This shall be done following articles 36 and 37 of the Civil Law, which he/she did not provide the purchase documents or was denied and the doubts raised and its proof need to be examined by a judicial authority. Therefore, for the time being, a declaration of acceptance of registration is made from the person charged in the distribution office, and the person claiming to buy can, after the publication of the advertisement, object to the acceptance of registration from the other party and the issue to be determined in the judicial authority.
According to the text of Article 11 of the Registration Law and its supplementary note, possession as mere ownership can be sufficient for acceptance of registration, and Article 23 of the Registration Regulations does not indicate its insufficiency. Of course, in practice, the applicant for registration usually submits an affidavit or other documentation of ownership to the registration office along with the application. On the other hand, the registration representative conducts a local inspection and investigation to verify the ownership possession, which is to verify the ownership possession, not insufficient possession as ownership.