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Patronize These Firms 1 THEY ARE AMONG THE MOST PROMINENT OF HOME ENTERPRISES Q AND KEEP MONEY IN RICHMOND. § CKDCXXXXXXXXXDOOOCX^^ OCXX3CXXXXXX>OOOOOCXXXXXX3CXX> gDOOCXXXDCXXXXXXXXXXXXXJODOO OCXXXXXXXDODOOCXJCOC^XXDCOOOO 8' benj. t. crump & co., § 8 C. LOMSDEN & SON, § § { Armftage texturing § g 1309 East Mam street. § g Mamifaftmin? lewelpr<; Q 8 c(w«a-.-. g 8 Man'f'rs High-Grade Harness. S 8 ManutaCtUTlngJeweierS, X §---—„§ 8 ...VEHICLES ALL KINDS 8 8 Optical-Work a Specialty. § GRAVEL AND SLAG ROOFING g oocxxxxDooooDccbooocxxxxxxxD oocxxxxxxxxxxxxxxxxxxDooooo ocxdcxxxxxxxxxxxx;oooococooo OOCOOOOOC!OOOC)OCOOCXXXXXXXX5 OOOCXXOOOCXXJOOOCXXXXXXXXXDO CXXXJOCOCCXXXXXXXSCXXXXXXXXXJ § south^l£ 1c1 c^ s Co - II T K DAVID \ L r ! A V°- II THE WATT PLOW CO., § § Flint, Green and Amber § § To^cco and Cigar Boxes, 88 Mlnufaetu _ of FLOWS> 8 X Glassware in Bottles of all sizes. R g Packing Cases and Shooks. O g IRth anrf Frflnll'iin 9 O c , c . \u0084t7T^ D , ; u .«,/ Q O Egg Crates and Fillers. .. Q Q IvIIH d 111 ridilMH! Oil CCtO, Q Q Factory Foot of 17th St., - Richmond. Va. Q V O O O 00000000000000000000000000 OOOOOCXXXXXX)0000000<X)OOOCO OOOCOOCOCOOOOCSOCOOOCODOOOO OOOOOOOOOOCXXXXXXXXXXXXXXDO <X)OC<XX>DOOOOOOCOOOOC<XXXXX> C<XXX:<XXXXXDOOCKX!OCXXXXX;?CO X» v \u25a0« • n . 4 /« XQdt ftf t a « /*>B Kodaks and mi Pictures, A 8 Baltimore Brick Co- 8 BBny8 Bny ' ourTombslonesof 8 Bphotcßraph!cB photcßraph!c The *»»«. 8 QU«niiHUiV^uvuvu»n g _ HPNOY RCOWN Q Q Suplies. _ . Mirrors. O O Manuftctnrers of _ 0 X J«^KI I> KU >V11 , « b China for CV^W 9 O Red, White and Fire Brick. O q Quarryman and (ieneral Contractor, Q X Decoratinif. Cll i 3 terials. etc. Q X JOHN MANN, Jr., Proprietor. X g ZI9-221 West Main Street. g g Avt CO. , -Bil'ovn OOCiOOOOOOCOOOOOOOOOOOOOOOO o<XXX!OOOOOCOOOOCOOCXX)00000 UOCCOOOCXXXXXXXJOOCOOOOCCOJ OOOCOOOOOOOOOOCXXXXXXXXXXX) CXXXXXXXKXXXXXXXXXXXXXXXXXDOOOCXXX>OOOOOCOOOOOOOCOCOCO § SOUTH ATLANTIC LIFE § § a. hoen & co .. § 8 Richmond Cedar Works, i o o o t yyi-TOPT? aphthP^s y o manufacturers of 0 Insurance Company of O b uinuu^Arncivj, g g Celebrated Steam-Dried Q Q pi^uiNyioMn uioriMiA ° Q RICHMOND, VA. OO Kindling Wood. Q 0 RICHMOND, VIRGINIA, g 0 PRICE: 51.50 FOR HALF lord. exxxxxxxxxxxxxxocoooooooob cxxxxxxxxxxxxxxjooocxdooooco cxdocococ<xxxxxx;ccocccococo GOOCCXXXXXXXXOOOOOCOOOOOOO COOOOOOOOOOOOOOOOCXXXXXXXX) C^XXXXX:<XX3OCOOCOCOOCX3<XXXX; 8 MTiS.R.T." JOHNSON'S § §F - Sitterdin^, 8 8 THE WM, R. TRIGB. GO, 8 r. nrr^vT XT r—-*» O 0 Contractor and Manufacturer of O >< s- s i H P pickle co. x 0 Sash Doors Blinds, and Lum-X pSh inh ! I ! HPT^ § % A Famous Relish. 8 H ber Dealer. g gv- ? > ' I^UU ! ! UCi O, , p Mclion. Aromatic and Delicious. H 8 St. James and Leigh Streets. O g Richmond, -- Virginia. <XXXXXXXX>QOOCKXXXXXXXXX>3OO OOCOC<XXXXXXXXXXXXXXXXXX)ob OCXXXX)COQOOOCXXXXX:OOOOOOOC COOOC<XXXXXJOCOCC<XXXXXXXXX) CCOCCOCOOCCCCCOC<XXXXXXXXX) O<X>C<XXXXXXXXXXXXXXXXXXXXX 1 pin money 88 Galvanized Iron and §Sfj w. coffee &sons, inc.) §PICKLEsJ § Copper Work. fi R ' MEcnisicAt engineers. O X X Estimates furnished on short notice. O X Special Machinery and fiears of Every q O Famous for their REUBEN BURTON Q Q Description, (iasollne Motor*for Au- ( 8 Delicacy and Flavor. 819-821 E.Cary St. X Q lomobiles and Marine Purposes. boocxxxxxxxxxxxxxxioooooodo ooooc<xxxxxxxxxxxxxxxxxxxx) oooocxxxxxxxxxxxxxxxxxxxxxi ccooocxxxxxxxxxdoococococco ccocccoccoxxdoccccxxxxxxxx) oocooocxxxxxxx:<xxxxxxx>ooco O mcvtiv » » y . „,, QQ/"i t i S^o It lou »Vant o lirUNHs A. hAl<fc, Q Q P.^mpmn- Pfinant X O r|NE llANl) 0R -machine v.\de o g Dealer in Building Material of all g Q UJIi ' UIU " »^"" ul11 - X $ Harness attd Saddles, Q Q kinds. Having my own Planing Milt Q 0 MarhinP Wnrl/Q X O Gf>xo O enables me io furnish all mill work of Q X ISiaUIIIIIC WVUIrVO, X 0 T^U~ U T\:,-U~~m* FR /^V. 0 §^g-s^vw>f § 8 24C4and 2406 EftlAlN.BE ftIAIN . B y° hn &S?t?^® c °- j .COCOCOCOCKXXXXXXXXXXXXXXXO COCOCXDCOCOCOCOCKXXXXXXXCOO OOOOOOOOGOCOOOOCCCC DOOO ooooc<xxxxx^ooooc<xxxxxxxxx) ocococKXxxxxxxxxxxxxxxxxxx) ooooc<xx:ooooccooo<xxxxdcocc 8 Established in .504. X g RICHMOND LOCOMOTIVE 8 BELE8 ELEC ™ r ?^'^i G , P?lßir - BP. J. CREW & CO. § 8 WORKS, § 8 A^ LL C B ?^? ACTING S 0 Dixie SGap Works. O O Manufacturers of ~O Qbr ; onr eaperhnoed^orfimwr at reaaonabto O Q Manufacture all Q Q T nrAffi f\lr\ VP«J ¥ X ELECTRIC CONSTRUCTION CO., nf VA. £ The Standard Grades of Laundry Soap. V Q l^UVUinunt VJ« 8-10-12 south ninth street. OOOOOOOCXXXXXXXXXXXXXXXXXX) C(XXXXXXXXXXXXXX)OOOOOOOOOC CXXXXXXXXXXXXXXXXXXXXXXXXX) oooooooooooooooooococooooo ocoo<xxxxx:<xxxxxxxxxxxxxxx) cooocxxx:<xxxxxx:cocococcoc'C ( 8 KILN-DRIED KINDLING WOOD. % §7) \ riU wAn A Wnl f\7\hAnA $ 8 l/ir^l'llir] In^nraiiPr 1 5 Q Sawed to Lengths at 51.23 Per Hall Cord. Q 0K j I*. U jll OH 0 Ift ftDII (l flfi Q X Slilglllla 0l(UC lllOUiaU'A 0 pQX/ALITYAXDQnANTITI-. GUARANTEED.O CIAIVJIIUC IAIVJIIUi UUU XUIU|/UUUUO Q CO^IPAVY. 8 y^^X^Pk^MtX 8 g Company. § § FIRE INSURANCE V fore he unloads and you need not reccJreU. O X X X II!L " IHWUM«I11/U. p Miller & ?ilil!er, xl'l^one l^ H o a distinctively home company, p 0 Home Co «? an . v " nomi c«pitat COOCXX)OOOOCOOOOOOOOOOOOOOO CKXXXXXXXXXXXXXXXXXXXXXXXX3 OOOOOOCXXXXXXXXXXXXXXXX>XXD oooooooooooocoooooocccoooo i 1 oooocoooco^ooc gooooc<x:coooooooooococccoQ 8O8 O . -— - 8 f/oLDVII "S?^.»"^ § 8 6.7 E.M di( , Street. 0 8 Sash, Doors & Blinds, r l U™»* I ssejT"- 8 R electrical contractor, a Q \u0084.,,.,„„„ „ X V\ I OLD DO'/!!NI0N IRON & X 0 Fans, Motors and EJeetrl lepolrs, Q I O KICHiViOiND, VA, X \ \ // NAILWOfiKS. X Q £c3tKqulppeJ Shop i:i lIKCi-r- j O X \ \ / / Richmond - Va X ' cxxxxxxxxxxxxxxxxxxxxxxxDoo - - - - \u25a0^•\u25a0\u25a0S.jQOOqqqoo cocxxxxx;<xxxxxxxxx;<xxxxxxxd llunfessed (ifiSiilJEll* I'• N - JONES & SON I PDealer "^^^^-^uSe^Np '^^'^^ 1 L^£j monogram makers | > See MottO. >^^^^^^^ '#-^^-lsf! i!^ fis 'i '^ > Only Firm In Richmond. Vs.. who g 8 Al^^f pf%-^^ I have on Engraver and Die Sinker | What Not to Wzra. important wharves and : tlora Shore and ,i ;\u25a0 : .:> In tb »rthern c:ti look after their Interests. At \u25a0 - the agents examine \u25a0 '• < \u25a0 sl-iipmr-iu and assort them In thi according to qua lity Consl? -..:. made thi \u25a0.-•\u25a0• atr tl' office c only, thus keeping tho n:.'ir!-:-': gressive nnd pros •ro a I » aei \u25a0 section. Berrii s -•\u25a0\u25a0 1 ana \: - and ..;...>::riaro ih-j principal prod 1 "• in. Some English ministers still • -\u25a0\u25a0- grces conferred by so-called Am»?rl sin universii lea for a monetar; considerai !£•\u25a0(\u25a0.•-:; t!v one of these favored men noanced to the principal •>: a theoibgi seralnkry (n X gland that be hud 1-- ,.. ;V ,.,i \u25a0!,,. degroe of r>. D. v. : , you have done? ' said the prin "Neither.' 1 answered the doctor. 1 was post-srradiiate.;" "What do you mean by that':" The answer, given with sin:;';.- «!n- cerfty, -x-.m: "It was sent to ma by \u25a0 >-\u25a0 — Congregationalism liis Ds?ree. Hair dressed high with a snub nose. Hair in a psyche knot with a, Roman nose. Pointed shoes when bicycling. Gaudy cokrs in cheap materials. The new tight sleeve on a. long, thin arm. Tan shoes in midwinter. A long, draggled skirt on a rainy day. Lace-, frills or chiffon ruches for work or school. Elaborate toilets for church. Untidy frocks for breakfast. Horizontal stripes or tucks on a stout figure.—Leslie's- Weekly. White petticoats on muddy days. cheap jewelry at any time. Blight red wih a tlorid complexion. <Jo:;:sjiicuous bicycle costumes. A bro'aH belt on a stout figure. A plain basque on a. slim figure. Ch-::ip trimmings 0:1 a good dress. Ctifrap lace on anything. Uiaiiionds in the daytime. .Linen, collars with dressy frocks. Picture haU with outing costumes. xnaatre bonnets with street suits. Soiled white gloves on a shos>j>ing ex- pedition, or any time. Worn shoes with an elaborate toilet. Dotted veils with weak eyes. A linen collar that is not immaculately fresh. Gloves with holes in or boots with buttons missing. "We don't seem to find things Coming our way as fast a* they used to," Meandering Slike. you want t.> see somethltt' comln way Jes' X" back to dat house an - 'Pretty FIdo«" to de brindle dog .!.ii 3 I; In' on d*.porch-?!— Washington Star. Coming His Way. (Concluded from Last Sunday.) Below win ba found the conclusion of Mr. Massle'e p:ip<-r on "Virginiaand tho Torrens System.*' which was read before iho Virginia State Bar Association at its recent annual meeting, the first half of which appeared in the Times of a week U£O. It will be remembered that the last in- BtaJmcnt concluded with a. reference to correspondence with oillcials Of other countries wlnrrc the system is in opera- tion. The paper continues: lion. J. O. Bourne. Registrar of Titles hi Brisbane, Queensland, who sent some valuable printed statistics for the year isya. writes: •At the outset I would premise— and it should be clearly understood— that the Xormis System only applies to lands alienated from tht; Crown. All dealings prior to a. ciant In fee, such, lor instance, as leases, etc., under the various Crown land acts are effected through the Crown Lands Office. When tho grant is to be is- sued it is prepared in duplicate at the Crown Lands Office, signed by the Gov- ernor, and forwarded to this oiiicc for tegiGixsMon. One copy is then bound Up under the terms of Section 22 and Section SI of the Act of lbfil. and the other is de- livered to the grantee. Thenceforward, all transactions are recorded, and the title is traced in this oflice under the Tor- ! rens System, unless the land is resumed by the Crown/ HVU3&CTS OF CORRESPONDENCE. South Australia— The real property act oi l>-i. *!' and ju Vie, No. I'M, a consoli- dation of former acts. The real property amendment act, ISS7, SO and . r .l Vie, No. 403. The real property amendment act, ISS4, .'t<s and 57 Vie. No. 5G9. Victoria—Transfer of land act, 1S?O. H4 Vie. No. H4i<, consolidating prior sta- tutes. New South. Wales— Real property act. < 190ft. <;4 Vie, No. U5, consolidating formc?r j acts. Queensland— The registration of deeds act, 1S«, 7 Vie, No. 3fi, consolidating for- j tner acts. Tho titles of land act, IS-">S, 22 j Vie. No. l. J-ieal property act of W6l. -i" ! Vie.'. No. 14, lounded on South Australian ! act of 1861. The real property act of 1877, ; 41 Vie. No. IK, amending original act. The, corrected Utie to lands act or W-. -iG j Vie.. No. 4. The undue subdivision of i land prevention act of ISSS, 49 Vie.-, No. 15. There has also been correspondence | with the authorities of Manitoba, from whom th nal property act of WOO has been rr< < fl. amended and consolidating former di \u25a0'. "By tfc-e operation of tho 'real property acts/ titles have been much simplified in their character, the expense of them is reduced to a minimum and the transfer of property greatly facilitated; "There is security also in tho litles Is- sued by llw.' office which did not former- ly exist, as every transfer is carefully examined by both a...legal examiner and a professional draftsman, and errors are rectified before th«^ title is issued. As Hio oflice. is constantly discovering such errors, especially In connection with th"- 1 . plans and deiscrlntions lodged with the trcnpl>--rs, there could be no <l"ul>t that, under the old system; these errors would be. parsed unnoticed and afford an abun- dant crop of future litigation, which is thus avoided by the operation of the Tor- rens System. H has thus become exceed- ingly popular, nnd its workings given ffreat satisfaction to the public, who. in ordinary casts, prepare their own docu- ments and thus save the expense of pro- fesslonaJ assistance. "The oHiee has now be.^n in existence thlrly-elght yeai-s, and the rapid increase of the. work performed in it. as shown by thfcsc statistics (copy of which for tho year 38- c 9 herewith), is a fair indication of the popularity of the system. The trans- actions, since the establishment of the oflice, number 1,397,910, and there has only boon one instp. nee of loss through an in- correct title having been issued. This notable immunity iriom error in titles ss- pueu under this system has engendered the utmost confidence in the validity of ou»~ titles on the part, of the public." REGARDED WITH FAVOR. The statistics furnished by Mr. Bourne Bhpw that the total area of lands alienated by the Crown to the ond of the year 1899 was IS.aW.TCS acres; and of this 18,148,200 acres have 'been brought under the Torrens i-.ct : leaving only ]O.. r >GG acres outstanding and still under the operation of ; 1: \u25a0 i<ld registration of deeds net. These lipn.es demonstrate the favor with which the Torrens iict is regarded in Queens- land. Said statistic;, also show that 3,400 mort- gages, in voiviing £1,&7,298 t~s 3d were, registered during the year ISO!*, of which 1.403. representing £89,103; Ms 4d were for j a consideration of £100 and under: '.tTI, ! representing £lGS.ri!>7; 9s lOd were for a consideration of rrom £10-: ito CMV); and •4SI. representing £119,015 Is Rd were for a consideration of from £l£o to £500 — show- ing how freely live Torrens System per- mits the owners of small estates to use their properties as a credit In the money market. Said statistics also show that the total transactions under the registration of deeds act of JM?, (old system) from ISC2 IO ISW. Inclusive, were only 17,40-1, while the transactions under Ihfi Torrens act within tlie same period amounted to 1,- 3H7,yiu—again illustrating in a striking manner the freedom with which hind niuy be. used if unnecessary restrictions be removed. Said statistics also show \u25a0 that for the years 18H7, IS9S and 1899 the rate of interest on mortgages under the Torrens act was 6.51, 6.1(5 and C.35 ]*er cent., respectively; while the rate of in- terest on mortgages under the old system for the same years was S.PI, 7."2 and C.S3 per cent., respectively. I am unable to explain this rtmarkablc contrast except upon the weil-known fact that lower rates of interest are charged upon loans secured by gilt-edged securities than •upon these about whose security there j may be doubt. SIMPLICITYAND CHEAPNESS. Said statistics also show that out of a total of 2M.204 new titles prepared from transfers under the Torrens System with- in the period from iSfiO to IS9O, 125,256 were issued by simple endorsement under the j real, property act of 1577 amending' the original act. And the freedom with which transfers are made simply by endorse- ment upon the original certificate is fur- ther shown by the fact that in ISSS 6,065 irnr.Bfers were so made out of a. total of 31.7H). This speaks volumes for tho sim- plicity find cheapness of transaction un- der tho Torrens System, and no one can Tnil to be Impressed by these statements who has had aiiy practical experience | with the cXimbt-oUE and expensive forms now in use in Virginia. Ro much for Queensland. "We come now to New South "Wales. The statistics for lho year ISPP, sent by Hon. W. G. lisyes-Williiinis. of Sidney, Hegistrar- Keneral of New South Wales, show that H7.w>T'.73r> n«-ro«s of the declared value of SNlM'iiy.SSl have been brousht under the »peratiun of tho Torrens act. Tho whole area of New South "Wales is said to be HO.7QQ snuare miles, which would lie /\u25a0<jnivalent to sfti.S4S.fl>:) acre*. If ihepo «.*rures are correct, only about one-tenth of the lands in New South Wales have h<w>n brought under the operation of tho Torrent act up to January 1, 1900. But the writer has no information at hand show- ing how- much of thf whole area is still "\u25a0s~««ine<t by the' Crown nnd how much Is *»~;<J l»v private individuals*. Utit the t«- »>•«»-. nf stft^tet'e* Sent him ?how that, in .^ ..„„,. lf9S . 3.C7P crown jrrants were ss- t-m' nrinslnfr under tho Torrens ac» 3 06<; •crw «T town anfl suburban lands and MS.SI? acres of country lands — or a total of £596,314. COST VERY SMALL These tables also show that, during tho year 3SM, 428 applications were filed, bringing under the operation of the Tor- rens act 3,321 acres of town and suburban property and 58,322 acres \u25a0of country property — othrr than Crown lands — of the total value; of £776,56::. These figures show that the Crown, lands mentioned in the first table are of much less value than the lands mentioned in the second table; which were hfld and transferred by individuals. The table last mentioned further shows that the, total cost of origi- nal'registration of the 1,321 acres of town and suburban property and the 55.:!22 acres of country property held by indi- viduals was only £.2,7.^?, including the as- surance fee: and as tihiese lands were valued at i.77G,562, as stated above, the average cost of registration was only about 35: ldp of 1 per cent. Thfis includes all court costs, but. of course, does not include lawyer fees-, which are the. sub- jects of private contract and are not capable of statistical statement. Another one of said tables shows that thf-re were 30.47S memorials registered under the Torrens act during the year 3Syo. consisting of transfers, mortgages, discharges, transfer of mortgages, leases, etc.— that there were S.-i&i new certificates and !S.2nG oth«r endorsements— making a total of 4,°..1-:0 transactions. The total cost of th<~so transactions was £1X,1»;7, an average of about S 1-2 shillings apiece. This is equivalent to about 52.12 of our money — or, probably, about the. same as the averago cierk's fees done in such transactions in Virginia, Said statistics further show that there were 8,802 transfers and 3.X12 mortgages included among said memorials, and that 4,797 searches were made-— SS7 general searches at a cost of 5 shillings each, and 4,430 single searches at a cost of 2 shillings. In othT words, as there were 4,7»7 searches and ]J.7^"> transfers an. l mortgages, searches wc-ro made in only about 37 per cent, of these transactions; :uiu. as the total cost of the searches was only 11,355 shillings, the average cot of searches was less than 1 shilling for each transaction. Think of b^ing able to s^-ll or mortgage lands In Virginia at a cost of only 25 cents for criiikatirn Of th-» title! Haid statistics further show that the grand total of. (ocs under tlie Torrens act for the year l£S':i was i27.0;i3 T.s, 7d, an increase of £3.218 IP--. 1d over these for th<^ preceding year. These figures, taken in connection with the average cost men- tioned above, show how much revenue may be derived under the act without l>ur< r-ii:nfT those who take advantage of it: and tii^ increase in the revenue of ISiiD over j y : <k >. amounting to upwards of 1S per c^nt.. shows how rapidly the land-ownera of New South 'Wales were realizing the !>. iietits of the Torrens act. NEAItER IIOME7. But let us ccme nearer home. As stated in our former report, the Torrens System was adopted in Illinois in ISfl.i, but whs held unconstitutional in People vs. Chase, 15(1 Ills.. r>27. In is;i7 another act was pass- ed, which was declared to be constitu- tional in the cose of People vs. Simon, 176 Ills., its. This act, however, applies iho principle of lcca.l option to the system, nnd hap only been adopted, a.s far as the writer is informed, in the county of Cook. I There it has many warm friends, and tlie CnicagQ Real Estate Board appears to have been one of its most effective advo- '.i!cs The lollowing quotation is made froni a circular issued by this board on June fi. 3301: "A title registered under the Torrens .System can be dealt with more safely, quickly and inexpensively than under the old system. The expense of the first registration, in most cases about $24, is not equal to the cost of an abstract sinco the Chicago fire, ifthere have been many transfers; and the cost of each subse- quent transfer under the Torrens System. s:i. is much less than the expense of a continuation of abstract. "When tho title is once registered, a sale or mortgage loan can generally be closed withSn a. few hours. "Owners of registered titles are enabled to sell or mortgage thoir property with- out annoying delays or difficulties, it is apparent that they appreciate the bene- fits of this law. "The facility of transfer and safe- guards obtained through this law will add to the value of the land. "While of real and permanent benefit to all land-owners, the law is of special value to smaller property-holders, to whom the present system is a. source of never-endinp: and heavy expense. Regis- tration blanks and general information regarding the Torrens law can be obtained at the office of the Registrar of Titles of Cook county, Room 320, County Building. .Inquiries by mail will receive prompt re- ply. "In promoting this reform, the Chicago Real Estate Board has spent many thou- sands of dollars and devoted its unremit- ting efforts for over ten years," BOON TO PROPERTY-OWNERS. The following quotation is made from a report of the Torrens Committee of said Heal Estate Board,- adopted and issued on June 5. 1901: "To the President and Members of the. Chicago Real Estate Board: "Gentlemen,— Your committee again re- port with satisfaction a steady growth in the use of the Torrens System. "{Since its last report the new system has been adopted by the States of Minne- sota and Oregon^ The new law in each of these States follows substantially the Illinois Torrens law. "Since your committee secured from the three local abstract companies an agree- ment to make abstracts of title and issue guaranty title policies upon lands regis- tered under the Torrc-ns law, tho details of which are contained in its last report, dated April 3, 1901, it has received the foi- l-owing communication from mortgage bankers and others of this county (the original document being attached to this report). \u25a0• •xorivjis Committee of the Chicago Real Estate Board: " "The undersigned flre prepared in making mortgage loans to accept" certifi- cates of title issued by the Registrar of Titles of Cook county.' "Yours truly, "i'EAKODY,HOLTEUXG & CO. '"WILLIAMA. BOND & CO., -CHANDLER MORTGAGE CO., "J OSKPH DONXERSBERGER. , "JJUNLAP, SMITH &CO "H. O. STONE & CO.. ••WIJULIS G. JACKSON. "HART & FRANK, "JOS! AH Is. LOMBARD, "SNYDACKER & CO.. "WILLIAMC. HI ENEMAN &. CO^ "KOSE, QUINLAN & CO. "OLIVER.& SCOTT, "T. F. ANDREWS. •COOPER & BURHAMS; "BARNES & PARISH. "LOTJS A. SEEBKRGER, "CAXNELL& M'CLUER. "CHARLES H. MULLIKEN, "\V. H. CAIRNDUFF & CO., "\V. J. LUKEMS. "K. G. PAITLDING. "ROBERT P. WALKER, "SHAXKLIN & KING, "S. \V. STRAUS & CO.. "HOI?ACE E. HrRLBV-RT. "WALLACE L. DEWOLF, "KNlGirr &MA-RSHALL, "MLANE & GUNN. "OGDEN. SHELDON & CO., "SHELDON & SHELDON. *H. S. DEITRICH & CO., "HENRI* A. KNOTT& CO., "In a recently publish' d art:--: • of j reminiscences of Blsnmrekj to whom l>- I acted us rhi^f <>f thf- Prussian Presa Bu- ! reau," says "The London Chronlcte." I "Dr. Aegidl remark.-? that his hero's aoal j was 'fllted with th^ powers of poetry, and | he was a poet through and I ; without, as far i^s 1 know, having evet ! made a single versed But I A -r. i ; must be strangely ignorant or forgetful ; to have committed himself to such » | statement. Th« truth i* tha« ''\u25a0•• t*O< I Chancellor had a very happy knack tot versification, an.! several of his epi grains ; are still current Perhaps the b«ai oi ': these is the one he wrote in a tady'a i album underneath the words Inscribed! by ! Yon Moltke. 'Falsehood fades. bt:c truth endures.' To this Bismarck replied: •' 'Believe I do tbar beyond the srave Truth always will her banners wave: But with the falsehoods of this life i E'en Moltke must wage bootless strtfa.* 7 Labor Notes. An attempt is being made in St. Louis j to form a Buildin? Material Trades' Council, to include all wcrkingmen en- gaged in the manufacture of structural , materials. If the project is curried out successfully, only union-made material j willbe used in the erection of world s fa.r , buildings. There are 14.0CQ skilled labor- j ers in the twenty-eight local unions form- i in? the St. Louis -Metal Trades' Council. [ The United States is not only thf great- j countries of 45).25i.0e0 -pounds. Our expor- mine eWKOOJ.OCfJ pounds In the United States j durins the year. Farmers of the Eastern Shore of \ ir- ' ~inia last year formed "The Eastern ] Shore of Virginia Produce Exchange.'" j with capital of 5*3.000. This season It has j proven itself of great value to farmers, j The association ha* offices at ail the most I by reason: of the inadequacy of notice; but the court did not pronounce the law ! of Texas, under which the notice was , given, unconstitutional. Very likely a no- I lice given under that law In the State of Texas would be held by the same court to be due process 1 of law." In the same letter Judge Jones says: "1 am glad that you are still working for the adoption of the Torrens System in Virginia. i n practical operation of the Massachusetts act, it is without friction, and our experience suggests only one or two amendments." Acts adopting the Torrens System usually make it optional with land- owners, and the writer thinks that this feature should be preserved in any aot that may be adopted in Virginia. But X is worthy of comment -that, by an amendment of the land-transfer act of England. 60 and 61 Viet., chapter c. 65 (ISH7), it is provided that compulsory registration of title to land may be re- quired under certain circumstances in . case of sale; and under this provision compulsory registration has been extend- ed to the county of London. CROWING IN FAVOR. In another letter from Judge Jones, dated August 3. 1901; he says: "The law in this State is constantly i growing in favor and the opposition on the part of several lawyers who wire afraid that it would interfere with their business;, seems to be growing less. At any rate, th<\v are not saying much about it now. The number of applications is Steadily increasing, though there is no compulsory provision in force." Ina. letter from- Hon. Charles Thornton Davis, Associate Judge of the Massachu- setts Court of Land Registration, he says: • "The only suggestions that occur to me | that would b» of any use to you., in ad- \u25a0 dition to wtfat Judge Jones and 1 have already written you, are these: "1. 1 notice that the new Minnesota, act provides for on absolute, decree, with a sixty-day period for appeal, and I know that this would satisfy some, of the strongest critics of our Massachusetts act. Personally. I think our period of thirty days for an appeal is long enough, both constitutionally and practically, but the point is worth considering". I regard the provision of the Illinois law provid- ing a long: statute of limitations as most unfortunate, and one. of thp counsel in the Illinois cases recently said to nip that h* hoped very soon to see the Illinois net changed to conform in. this respect to our law. "2. in an old State like Virginia the conditions are much the same as regards conveyancing as in Massachusetts. It -•seems to me that it will be very much safer (especially if you provide for an absolute decree" with a short period for appeal) for you to have a separate, court. Our own Superior Court, which is the great trial court of this State, has neither the time nor the special knowledge of conveyancing required for land resistra- i tion proceedings, and the judges of that | court, so far as I have talked with them, j are all anxious to have the appeal, which now exists from this court, abolished and cases sent over there for trial by jury on jury issues simply, and then transmitted oaek hero again, as is done, with cases from the equity session. "3. The war on the, Torrens System by j the Illinois title insurance companies has recently been closed. The titkr companies have accented the registration :.et and arc now working under it. In this State j we have had the strong opposition o£ a few leading conveyancers, this opposition hi lug partly theoretical and partly for [ financial reasons. In both cases, In my | opinion, the opposition is due more to ig- I ihorance of the act. and prejudice against anything new and disturbing in real es- tate matters than to anything else, and [ since the decision of the United States Supreme Court there seems to have been a marked and favorable change in the at- titude of the. bar toward the registration art. The increase in business has. how- ever, been at about the same rate as from the beginning. Every year has s< en a moderate but steady increase, both in the number and in tlie character and impor- tance of petitions tiled. "'!. The act was drawn, as you know, by a skilled special commissioner, and not in ordinary course in the Legislature; and it was .so well drawn that it works per- fectly smoothly, tin far as I am able to judge, it is an entire, practical working success. My own personal interests and ambitions lie in the development of the court as a convenient tribunal for the de- termination of questions of real estate law. I have, studied the Torrens System in general, however, with some care, and I am satisfied from our '.three-years' ex- perience that It is a very great safeguard and economy to real estate owners, and of all the many systems which have been tried, I think our own the most practica- ble." OF VAST BENEFIT. "When it became known, within the last few days, that Hon. William D. Outhrie, of the New York Bar, who had expected to deliver the annual address before this association on the subject of '•American Citizenship,? has been positively com- manded by his physicians to abandon all work, and* would, therefore, be unable to fulfil Iris engagement— a fact deeply de- plired by the officers of this association and by all those who had been anticipat- ing from this brilliant leader of the New York Bar a paper worthy to be ranked with the memorable address of. the Hon. James C. Carter, that other giant of the profession who lias adorned the same bar for many years and whose eloquence, learning and charming personality so captivated this association in i3S9— it was resolved by the. Executive Committee to invite Judge Leonard A. Jones and Judge Charles Thornton Davis, of Boston, and Hon. Theodore Sheldon, of Chicago, to speak to us at this meeting on the sub- ject of the Torrens System and its opera- tion in our sister Commonwealth of Mas- sachusetts and in the realm of our- daughter, the great State of Illinois. Both Judge Jones and Judge Davis were com- pelled to decline, on account of other eu- gagemLMits, and in a telegram received from Mr. Sheldon, he says: "Kindly convey to the Virginia Sta.ce Bar Asso- ciation my thanks for Us invitation. I am compelled to decline, us I sail for Kngland on the cowing Thursday. I sin- cerely hope your association will favor the adoption of tho Torrens System. The new method is steadiiy irroV.ing »n strength in our country, .jri'J its use in your State cannot fail to be of vast ten- efit to all your land-owi:?rs.'' Mr. Sheldon, who is a lawyer of dis- tinction and member of the urm of Shel- don & Sneldon, is- ETxnminer or* titles for Cook county under the; Illinois not, and has recently published i book on the sub- ject of land registration in Illinois. His object in going abroad at this time is to Inspect the England Land registration Otfice. and the result of his trip will be I of interest for all those who are study- Ing the principles and operation of the Torrens System. The writer does not care to pose as an enthusiast. Neither does he wish to ap- pear too much in the role of a reformer,- nor to be- regarded as a cavalier of the hobby-horse or a man of one. idea. But ho does wish to leave, the impression that he is deeply in earnest in advocating the adoption of the Torrens System in Vir- ginia, because his investigations and studies have convinced him beyond dcubt that the adoption of this system will confer nrany material benefits upon every owner of real estate and promote the immediate and permanent develop- ment of the wonderful resources of the Commonwealth: The improvement of our land laws will not only tend to invite immigration, but. by the adoption of the principles of this system; a new and ready basis of credit will be provided for Our citizens: and every owner of renl estat*. great or small, will be' enabled to use hirt property freely and to take an active part in th<> commercial enterprises ! which form the Vfn and mark the prog- I rsss of modern civilisation. | THK COMMON LAW. | When our fathers first cast anchor on j these happy shores, a grand and glorious country lay before them: but "it needed the subduing strength and the intelligent labors..of a race of heroes. Forests were felled, water-courses cleared, swamps drained— and the land began to smile with a new sweetness and f ruitfulness. Flocks and herds began to multiply and the earth gave forth her incrcas.O in an- nual crops of grain and fruits, so that the growth of population was mere than met by the growth in wealth. But the whole attention bt our fathers was not devoted to the material interests Of the land. The cause of freedom claimed their homage— freedom of thought, speech and deed in every department of life; and many wise steps were taken to adapt the ancient and admirable rules of the com- mon law to the customs and needs of a new land and new people. It needed the strength and courage of mighty men to conquer and remove the physical obsta- cles that surrounded and enveloped the beloved Old Dominion; and beneath*|their transforming touch lovely fields and fer- tile hills blossomed in beauty and bloom- ed with fruitful harvests. It needed the boldness of patriots and the vision of prophets to inaugurate and enact radical but appropriate changes in the old laws, from which have flowed streams of prog- ress. But all cannot be done by one gen- eration, though giants abound; work will still remain for those who follow, and a grand field for labor lies before U3. NO SLIGHT TASK. To clear away the labyrinth of ditii- culty, doubt and danger that surrounds every transaction in lands, and to make such changes in the great body of real estate laws in Virginia that every one who chooses may be- enabled to deal with that class of property as freely, quickly, cheaply and safely as with registered stocks, or bonds; to adapt and mould an- cient laws and customs to the new con- ditions and complex requirements of modern methods of doing business—this- is no slisht tusk, but one which may tive efforts of the brightest intellects and most patriotic men of our day. The bar of Virginia, has ever boen foremost in the cause of freedom, and the time has now come, when it should take tho lead in breaking the shackles of the law by tate in this Commonwealth. If this Bar Association expects to fcve and grow tt must exhibit and employ the faculties of an animate organism and make i'self felt in the issues of the- day.- Gentlemen of ! the bar. we cannot afford to lag behind: wo must lead as our fathers led— not j rashly and wildly, but temperately and wisely. This question has now been be- fore us for two years, and it will not do to remain inactive any longer. We mutt get abreast of the limes anri keep up with the march of events; and each one of us must take part in con- ferring upon Virginia the boon of an im- proved system of land registration and trailer. EUGENE C. MASSIE. "MEAD &CO., "JS. A. CUMIUNGS & CO.. "W. D. KERFOOT & CO., i I '•C. L. HAMMOND, ,"BAIRD & "WARNER, '•VVJL.LiIAiM LOEB & CO., "KOJESTER & ZANDER, "PAUL. O. STENSLAND & CO., -JMIL.WAUKEE-AVE. STATE BANK. (By Paul O. Stensland); "E. MELMS, "KIEHL. BROTHERS, "E. R. HAASE & CO., "HENRY L- TURNER & CO., "\V. W. ZANDER & CO., "GEORGE H. HIGH & CO., "O. R. LEWIS & CO., j "A. HOLLINGER & CO.. j "B. R. DEYOUNG & CO.. "V. H. SURGHNOR. '•'E. PERCY MAYNARD. -ADOJLPH PIKE & CO. "it will be seen' that, while the above signatures represent firms f who deal largely in first mortage loans, it will also be noted that these same houses rep- resent immense property interests in Cook county, and are amongst our largest | real estate dealers and agents. Doubt- less many others would have been pla«1 to I a.dd their names to th<^ foregoing lists. but thfc time was too short before this meeting to reach them. Your committee recommend that it be directed to send a copy of this report to the other city real estate agents and also learling attorneys, with a request for authority to add their names or an approval »f the Torren3 System. "It is well known that the American ' Surety Company, of New York city (with j assets of over JS.OfM.OOO), issues surety I bonds when applied for, upon all certifi- I ca.tes of title to repi<?tered lands in Cook | county, and vtp- are pleased to now ari- j nounce that the Fidelity and Deposit ' Company, of BaUimore, Jld. (with assets or $5;581-.00ff), has decided to issue like I policies. "Your committee, as directed by the hoard, have had inserted in all our copy- I lighted and other forms of real estate. j contracts suitable clauses. whereby ! owners may tender either a Torrens cer- tificate or an abstract of title. "We respect fully call the attention of all property-owners to thi« \-dvi *nrl it;: \u25a0 advantages and urge the registration of ! titles, believing that the saving of. time and of money, '•together with the security I afforded by rogistereil title, will be a boon to all property-owners. ''Respectfully submit Led, "LOUIS A. SEEUERGER. "WlLililAii A. BOND, •VFKAIs'CIS B. PEA BODY, "DUNLAP. SMITH & CO., "WILLIS G. JACKSON, "JOSIAH L. LOMBARD, "C. L. H.VM MOND, "JOHN S. MILLER. "EUGENE H: FISHBURN, "JOSEPH DONNERSBERGiSR, • "Torrens Committee of the Chicago Real Estate Bc-ard." CUMPLETE SUCCESS. ; In con'inentfng upon this action of the Chicago Real Estate Board, the •Out- look" of July 6, 1001, contains this brief i article 4 "The final testimony of tlie complete success of the Torrens System of regis- tering real estate titles was given at iho last monthly meeting of the Chicago Real Estate Board, when its committee on the. system reported not only it» growing j popularity, but also that practically all j I lenders of money were willingto make i mortgage loans on the security of certifi- cates issued by the County Registrar un- der the law, without further inquiry into the validity of the titles covered. Such j cnrrplcte acceptance of the system by i the bankers rueans that it is now almost as securely established in Illinois as in .Australia, and we may expect that It will | make headway in this country almost as ; rapidly as did that other Australian sys- j j tern, the official ballot, after its merits I had If en tested in Massachusetts. Mas- sachusetts, too) it may be recalled, has alri ady.? accepted the Torrens System, and so has Minnesota, by an act of the last Legislature. Under the Torrens Sys- tem titles tn real estate are for a. small j fee made the obji<-t of an official search, ;and a certificate issued guaranteeing the ! title to the owner. After this official cer- ! tilicate has once been Issued, the property may be sold and mortgaged again and i again, by merely entering ill*- transaction upon the certificate, without the need of j any sulisr-qucnt investigation of its va- | lidlty, whereas, under the traditional sys- I Km—or, rather, 'jungle,' as Cromwell called It— lt is necessary for each pur- ! chaser or mortgagee of real estate to in- | stitutti a new and costly search, going back over all tin- work of preceding pur- j • chasers and mortgagees. The. story of a title, it has been said, is now told in the ;sum- fashion that the story of "The 1 .House that Jack Built" is told to chil- : dren. Hereafter it will be possible to j record that the cock woke the priest I without rehearsing the early episodes be- i tween the dog and the cat, the cat and j the rat, the rat and the malt." ? A few words now about the operation of the Massachusetts act. Mr. Clarence C. Smith, who has been already mention- ed in this report, writes as follows in a recent letter: "I would further say for myself that the practical operation of the net is, in my judgment, entirely satisfactory, and accomplishes substantially what the ad- vocates of the system have always claim- ed; that, in substance, land once brought under the act becomes a quick asset to be sold or pledged for a loan, like the ordinary forms of personal property, evi- denced by certificate of ownership and bonds. Lenders of money and purchasers rely, as they have a right to under the act, on the evidence of the title and ownership disclosed by inspection of the original certificate in the registry, which, under our act, is made conclusive evi- dence in the absence of fraud or forgery, and hence a sale or mortgage may be consummated as soon as a. deed or mort- gage can be. written and iiled in the registry. It is not unusual for the nego- tiations and consummation of the trans- action in registered lands to be concluded the same day. People who have got one piece of land registered come back and get more registered, which naturally in- dicates that they find the system advan- tageous to them in their dealings with. registered property. "Tiiis department is receiving a. suffi- cient number of petitions to keep it busy all the time, although sitting continuous- ly, with no closing for summer vacation, as is done in sr-.ost of the' other courts, and the business is increasing from quar- ter to quarter, as shown by my payments to the State Treasury." He then adds "that the assessed \aluc of lands now registered or being regis- tered amount to 52,143,643.15, the actual value of which, with the buildings' on the same, would represent an amount double this figure or more, I presume." On January 1, 3901, the assessed value of lands that tad up to that time been Drought under the act was $1,4:-:0,557. within the last six months, therefore, j there, has been aji increase of 5715.056.15, ! or 50 per cent. These figures' plainly show with what favor the act is being regard- ed in Massachusetts. "WITHOUT FRICTION. In a letter dated July 11. 1901, Judge Leonard A. Jones, the 'well-known author and Judge of the Court of I,and Regis- tration of Massachusetts, in referring to \u25a0 tlio -Massachusetts land registration ; ct, i says: "We have had in all, up to the present time; upwards of 300 petitions for original registration. These have come in more freely since the decision of the Supreme Court Of the United States, and since the lawyers quite generally have come to the conclusion that this ends all litigation about the constitutionality of the act. and the decision of the United States I that the Supreme Court will not iat any time consider the general ! QiKisUoii of the constitutionality of ! our act; that all the court will do In j any. case that gees up, ifone ever does I go up, is to consider the question whether j there was due process of law in thiii i casar; just :\s they would, consider whether ( there vrus due process of law in any case ;• originating In our Superior Court that j mltvht go up to the United States Court. j Tlie case of Roller vs. Holly is instruc- tive on this point It was clear that there i was not due process of law in that casa BEADTIES AND ADVANTAGES OF THE TORRENS SYSTEM Conclusion of Mr. E. C. Massie's Able Paper on the Subject Read Before the Virginia State Bar Association. TV^CTTrvrrcs* lUOFTMOttn VA. SUNDAY SEPTEMBER I. 1901.

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Page 1: BEADTIES AND ADVANTAGES OF THE TORRENS SYSTEM Patronize · 1COOOC

Patronize These Firms 1THEY ARE AMONG THE MOST PROMINENT OF HOME ENTERPRISES Q

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said the prin"Neither.' 1 answered the doctor. 1

was post-srradiiate.;""What do you mean by that':"The answer, given with sin:;';.- «!n-

cerfty, -x-.m: "It was sent to ma by \u25a0 >-\u25a0—Congregationalism

liis Ds?ree.

Hair dressed high with a snub nose.Hair in a psyche knot with a, Romannose.

Pointed shoes when bicycling.Gaudy cokrs in cheap materials.The new tight sleeve on a. long, thin

arm.Tan shoes in midwinter.A long, draggled skirt on a rainy day.Lace-, frills or chiffon ruches for work

or school.Elaborate toilets for church.Untidy frocks for breakfast.Horizontal stripes or tucks on a stout

figure.—Leslie's- Weekly.

White petticoats on muddy days.cheap jewelry at any time.

Blight red wih a tlorid complexion.<Jo:;:sjiicuous bicycle costumes.A bro'aH belt on a stout figure.A plain basque on a. slim figure.Ch-::ip trimmings 0:1 a good dress.Ctifrap lace on anything.Uiaiiionds in the daytime..Linen, collars with dressy frocks.Picture haU with outing costumes.

xnaatre bonnets with street suits.Soiled white gloves on a shos>j>ing ex-

pedition, or any time.Worn shoes with an elaborate toilet.Dotted veils with weak eyes.A linen collar that is not immaculately

fresh.Gloves with holes in or boots with

buttons missing.

"We don't seem to find things Comingour way as fast a* they used to,"Meandering Slike.

you want t.> see somethltt' comlnway Jes' X" back to dat house an

-'Pretty FIdo«" to de brindle dog .!.ii 3 I;In'on d*.porch-?!— Washington Star.

Coming His Way.

(Concluded from Last Sunday.)

Below win ba found the conclusion of

Mr.Massle'e p:ip<-r on "Virginiaand tho

Torrens System.*' which was read before

iho Virginia State Bar Association at its

recent annual meeting, the first half of

which appeared in the Times of a week

U£O.It willbe remembered that the last in-

BtaJmcnt concluded with a. reference tocorrespondence with oillcials Of othercountries wlnrrc the system is in opera-tion. The paper continues:lion. J. O. Bourne. Registrar of Titles

hiBrisbane, Queensland, who sent somevaluable printed statistics for the yearisya. writes:

•At the outset Iwould premise— and it

should be clearly understood— that theXormis System only applies to landsalienated from tht; Crown. All dealingsprior to a. ciant In fee, such, lor instance,

as leases, etc., under the various Crownland acts are effected through the CrownLands Office. When tho grant is to be is-sued it is prepared in duplicate at theCrown Lands Office, signed by the Gov-ernor, and forwarded to this oiiicc fortegiGixsMon. One copy is then bound Up

under the terms of Section 22 and SectionSI of the Act of lbfil.and the other is de-livered to the grantee. Thenceforward,

all transactions are recorded, and thetitle is traced in this oflice under the Tor- !rens System, unless the land is resumedby the Crown/HVU3&CTS OF CORRESPONDENCE.

South Australia— The real property actoi l>-i. *!' and ju Vie, No. I'M, a consoli-dation of former acts. The real property

amendment act, ISS7, SO and .r.l Vie, No.403. The real property amendment act,ISS4, .'t<s and 57 Vie. No. 5G9.

Victoria—Transfer of land act, 1S?O. H4Vie. No. H4i<, consolidating prior sta-tutes.

New South. Wales— Real property act. <

190ft. <;4 Vie,No. U5, consolidating formc?r jacts.

Queensland— The registration of deedsact, 1S«, 7 Vie, No. 3fi, consolidating for- jtner acts. Tho titles of land act, IS-">S, 22 jVie. No. l. J-ieal property act of W6l. -i"!Vie.'. No.14, lounded on South Australian !act of 1861. The real property act of 1877, ;41 Vie. No. IK, amending original act. The,

corrected Utie to lands act or W-. -iG jVie.. No. 4. The undue subdivision of iland prevention act of ISSS, 49 Vie.-, No. 15.

There has also been correspondence |with the authorities of Manitoba, from

whom th nal property act of WOO hasbeen rr< < fl. amended and consolidating

former di \u25a0'."By tfc-e operation of tho 'real property

acts/ titles have been much simplified intheir character, the expense of them isreduced to a minimum and the transferof property greatly facilitated;

"There is security also in tho litles Is-sued by llw.' office which did not former-ly exist, as every transfer is carefullyexamined by both a...legal examiner and aprofessional draftsman, and errors arerectified before th«^ title is issued. As Hio

oflice. is constantly discovering sucherrors, especially In connection with th"-1.plans and deiscrlntions lodged with thetrcnpl>--rs, there could be no <l"ul>t that,under the old system; these errors wouldbe. parsed unnoticed and afford an abun-dant crop of future litigation, which is

thus avoided by the operation of the Tor-rens System. H has thus become exceed-ingly popular, nnd its workings givenffreat satisfaction to the public, who. inordinary casts, prepare their own docu-ments and thus save the expense of pro-fesslonaJ assistance.

"The oHiee has now be.^n in existencethlrly-elght yeai-s, and the rapid increaseof the. work performed in it.as shown bythfcsc statistics (copy of which for tho

year 38-c 9 herewith), is a fair indication ofthe popularity of the system. The trans-actions, since the establishment of theoflice, number 1,397,910, and there has onlyboon one instp. nee of loss through an in-correct title having been issued. Thisnotable immunity iriom error in titles ss-pueu under this system has engenderedthe utmost confidence in the validity ofou»~ titles on the part, of the public."

REGARDED WITH FAVOR.The statistics furnished by Mr. Bourne

Bhpw that the total area of landsalienated by the Crown to the ond of theyear 1899 was IS.aW.TCS acres; and of this18,148,200 acres have 'been brought underthe Torrens i-.ct: leaving only ]O..r>GG acresoutstanding and still under the operationof;1: \u25a0 i<ld registration of deeds net. Theselipn.es demonstrate the favor with whichthe Torrens iict is regarded in Queens-land.

Said statistic;, also show that 3,400 mort-gages, in voiviing £1,&7,298 t~s 3d were,registered during the year ISO!*, of which1.403. representing £89,103; Ms 4d were for ja consideration of £100 and under: '.tTI, !representing £lGS.ri!>7; 9s lOd were for a

consideration of rrom £10-: ito CMV); and•4SI. representing £119,015 Is Rd were for aconsideration of from £l£o to £500

—show-

ing how freely live Torrens System per-mits the owners of small estates to usetheir properties as a credit In the moneymarket.

Said statistics also show that the totaltransactions under the registration ofdeeds act of JM?, (old system) from ISC2IO ISW. Inclusive, were only 17,40-1, whilethe transactions under Ihfi Torrens actwithin tlie same period amounted to 1,-3H7,yiu—again illustrating in a strikingmanner the freedom with which hindniuy be. used ifunnecessary restrictionsbe removed. Said statistics also show

\u25a0 that for the years 18H7, IS9S and 1899 therate of interest on mortgages under theTorrens act was 6.51, 6.1(5 and C.35 ]*ercent., respectively; while the rate of in-terest on mortgages under the old systemfor the same years was S.PI, 7."2 and C.S3per cent., respectively. Iam unable toexplain this rtmarkablc contrast exceptupon the weil-known fact that lowerrates of interest are charged upon loanssecured by gilt-edged securities than•upon these about whose security there jmay be doubt.

SIMPLICITYAND CHEAPNESS.Said statistics also show that out of a

total of 2M.204 new titles prepared fromtransfers under the Torrens System with-in the period from iSfiO to IS9O, 125,256 wereissued by simple endorsement under the jreal, property act of 1577 amending' theoriginal act. And the freedom with whichtransfers are made simply by endorse-ment upon the original certificate is fur-ther shown by the fact that in ISSS 6,065irnr.Bfers were so made out of a. total of31.7H). This speaks volumes for tho sim-plicity find cheapness of transaction un-der tho Torrens System, and no one canTnil to be Impressed by these statementswho has had aiiy practical experience |with the cXimbt-oUE and expensive formsnow in use in Virginia.

Ro much for Queensland. "We comenow to New South "Wales. The statisticsfor lho year ISPP, sent by Hon. W. G.lisyes-Williiinis. of Sidney, Hegistrar-Keneral of New South Wales, show thatH7.w>T'.73r> n«-ro«s of the declared value ofSNlM'iiy.SSl have been brousht under the»peratiun of tho Torrens act. Tho wholearea of New South "Wales is said to be

HO.7QQ snuare miles, which would lie/\u25a0<jnivalent to sfti.S4S.fl>:) acre*. If ihepo«.*rures are correct, only about one-tenthof the lands in New South Wales haveh<w>n brought under the operation of thoTorrent act up to January 1, 1900. But thewriter has no information at hand show-ing how- much of thf whole area is still"\u25a0s~««ine<t by the' Crown nnd how much Is*»~;<J l»v private individuals*. Utit the t«-»>•«»-. nf stft^tet'e* Sent him ?how that, in.

.̂.„„,. lf9S. 3.C7P crownjrrants were ss-t-m' nrinslnfr under tho Torrens ac» 3 06<;

•crw «T town anfl suburban lands and

MS.SI? acres of country lands—

or a totalof £596,314.

COST VERY SMALLThese tables also show that, during tho

year 3SM, 428 applications were filed,bringing under the operation of the Tor-rens act 3,321 acres of town and suburbanproperty and 58,322 acres \u25a0of countryproperty

—othrr than Crown lands

—of the

total value; of £776,56::. These figures

show that the Crown, lands mentioned inthe first table are of much less valuethan the lands mentioned in the secondtable; which were hfld and transferredby individuals. The table last mentionedfurther shows that the, total cost of origi-nal'registration of the 1,321 acres of town

and suburban property and the 55.:!22acres of country property held by indi-viduals was only £.2,7.^?, including the as-surance fee: and as tihiese lands werevalued at i.77G,562, as stated above, theaverage cost of registration was onlyabout 35:ldp of 1 per cent. Thfis includesall court costs, but. of course, does notinclude lawyer fees-, which are the. sub-jects of private contract and are notcapable of statistical statement.

Another one of said tables shows thatthf-re were 30.47S memorials registeredunder the Torrens act during the year3Syo. consisting of transfers, mortgages,discharges, transfer of mortgages, leases,etc.— that there were S.-i&inew certificatesand !S.2nG oth«r endorsements— making atotal of 4,°..1-:0 transactions. The totalcost of th<~so transactions was £1X,1»;7,an average of about S 1-2 shillings apiece.This is equivalent to about 52.12 of ourmoney

—or, probably, about the. same as

the averago cierk's fees done in suchtransactions in Virginia,

Said statistics further show that therewere 8,802 transfers and 3.X12 mortgagesincluded among said memorials, and that4,797 searches were made-— SS7 generalsearches at a cost of 5 shillingseach, and 4,430 single searchesat a cost of 2 shillings. In othTwords, as there were 4,7»7 searches and]J.7^"> transfers an.lmortgages, searcheswc-ro made in only about 37 per cent, ofthese transactions; :uiu. as the total costof the searches was only 11,355 shillings,the average cot of searches was lessthan 1 shilling for each transaction.Think of b^ing able to s^-ll or mortgagelands InVirginia at a cost of only 25 centsfor criiikatirn Of th-» title!

Haid statistics further show that thegrand total of. (ocs under tlie Torrens actfor the year l£S':i was i27.0;i3 T.s, 7d, anincrease of £3.218 IP--. 1d over these for th<^preceding year. These figures, taken inconnection with the average cost men-tioned above, show how much revenuemay be derived under the act withoutl>ur< r-ii:nfT those who take advantage ofit: and tii^ increase in the revenue of ISiiDover j

y:<k>. amounting to upwards of 1S perc^nt.. shows how rapidly the land-owneraof New South 'Wales were realizing the!>. iietits of the Torrens act.

NEAItER IIOME7.But let us ccme nearer home. As stated

in our former report, the Torrens Systemwas adopted in Illinois in ISfl.i, but whsheld unconstitutional in People vs. Chase,15(1 Ills.. r>27. In is;i7 another act was pass-ed, which was declared to be constitu-tional in the cose of People vs. Simon, 176Ills., its. This act, however, applies ihoprinciple of lcca.l option to the system,nnd hap only been adopted, a.s far as thewriter is informed, in the county of Cook.

I There ithas many warm friends, and tlieCnicagQ Real Estate Board appears tohave been one of its most effective advo-'.i!cs The lollowingquotation is madefroni a circular issued by this board onJune fi. 3301:

"A title registered under the Torrens.System can be dealt with more safely,

quickly and inexpensively than under theold system. The expense of the firstregistration, in most cases about $24, isnot equal to the cost of an abstract sincothe Chicago fire, ifthere have been manytransfers; and the cost of each subse-quent transfer under the Torrens System.s:i. is much less than the expense of acontinuation of abstract.

"When tho title is once registered, asale or mortgage loan can generally beclosed withSn a. few hours.

"Owners of registered titles are enabledto sell or mortgage thoir property with-out annoying delays or difficulties, it isapparent that they appreciate the bene-fits of this law.

"The facility of transfer and safe-guards obtained through this law willadd to the value of the land.

"While of real and permanent benefitto all land-owners, the law is of specialvalue to smaller property-holders, towhom the present system is a. source ofnever-endinp: and heavy expense. Regis-tration blanks and general informationregarding the Torrens law can be obtainedat the office of the Registrar of Titles ofCook county, Room 320, County Building..Inquiries by mail will receive prompt re-ply."In promoting this reform, the Chicago

Real Estate Board has spent many thou-sands of dollars and devoted its unremit-ting efforts for over ten years,"

BOON TO PROPERTY-OWNERS.The following quotation is made from a

report of the Torrens Committee of saidHeal Estate Board,- adopted and issuedon June 5. 1901:"To the President and Members of the.

Chicago Real Estate Board:"Gentlemen,— Your committee again re-

port with satisfaction a steady growth inthe use of the Torrens System.

"{Since its last report the new systemhas been adopted by the States of Minne-sota and Oregon^ The new law in eachof these States follows substantially theIllinois Torrens law.

"Since your committee secured from thethree local abstract companies an agree-

ment to make abstracts of title and issueguaranty title policies upon lands regis-tered under the Torrc-ns law, tho detailsof which are contained in its last report,dated April3, 1901, it has received the foi-l-owing communication from mortgagebankers and others of this county (theoriginal document being attached to thisreport).

\u25a0• •xorivjis Committee of the ChicagoReal Estate Board:"

"The undersigned flre prepared inmaking mortgage loans to accept" certifi-cates of title issued by the Registrar ofTitles of Cook county.'

"Yours truly,"i'EAKODY,HOLTEUXG & CO.'"WILLIAMA. BOND & CO.,-CHANDLER MORTGAGE CO.,"JOSKPH DONXERSBERGER.

, "JJUNLAP, SMITH &CO"H. O. STONE & CO..••WIJULIS G. JACKSON."HART &FRANK,"JOS!AH Is. LOMBARD,"SNYDACKER &CO.."WILLIAMC. HIENEMAN &. CO^"KOSE, QUINLAN& CO."OLIVER.& SCOTT,"T.F. ANDREWS.•COOPER & BURHAMS;"BARNES &PARISH."LOTJS A. SEEBKRGER,"CAXNELL& M'CLUER."CHARLES H. MULLIKEN,"\V. H. CAIRNDUFF & CO.,"\V.J. LUKEMS."K. G. PAITLDING."ROBERT P. WALKER,"SHAXKLIN &KING,"S. \V. STRAUS & CO.."HOI?ACE E. HrRLBV-RT."WALLACEL. DEWOLF,"KNlGirr &MA-RSHALL,"MLANE& GUNN."OGDEN. SHELDON & CO.,"SHELDON & SHELDON.*H. S. DEITRICH & CO.,"HENRI*A. KNOTT& CO.,

"In a recently publish'd art:--: • ofj reminiscences of Blsnmrekj to whom l>-Iacted us rhi^f <>f thf- Prussian Presa Bu-! reau," says "The London Chronlcte."I "Dr. Aegidl remark.-? that his hero's aoalj was 'fllted with th^ powers of poetry, and| he was a poet through and I

; without, as far i^s 1 know, having evet

! made a single versed But I A -r. i; must be strangely ignorant or forgetful; to have committed himself to such »| statement. Th« truth i* tha« ''\u25a0•• t*O<I Chancellor had a very happy knack tot

versification, an.! several of his epigrains; are still current Perhaps the b«ai oi': these is the one he wrote in a tady'a

i album underneath the words Inscribed! by! Yon Moltke. 'Falsehood fades. bt:c truth

endures.' To this Bismarck replied:•' 'Believe Ido tbar beyond the sraveTruth always willher banners wave:But with the falsehoods of this life

i E'en Moltke must wage bootless strtfa.* 7

Labor Notes.An attempt is being made in St. Louis j

to form a Buildin? Material Trades'Council, to include all wcrkingmen en-gaged in the manufacture of structural ,materials. If the project is curried out

successfully, only union-made material jwillbe used in the erection of world s fa.r ,buildings. There are 14.0CQ skilled labor- jers in the twenty-eight local unions form- i

in? the St. Louis -Metal Trades' Council. [

The United States is not only thf great- j

countries of 45).25i.0e0 -pounds. Our expor-

mine eWKOOJ.OCfJ pounds In the United States jdurins the year.

Farmers of the Eastern Shore of \ ir- '

~inia last year formed "The Eastern ]

Shore of Virginia Produce Exchange.'" jwith capital of 5*3.000. This season Ithas jproven itself of great value to farmers, jThe association ha* offices at ail the most I

by reason: of the inadequacy of notice;but the court did not pronounce the law

!of Texas, under which the notice was,given, unconstitutional. Very likelya no-Ilice given under that law In the State of

Texas would be held by the same court

to be due process 1of law."In the same letter Judge Jones says:"1 am glad that you are still working

for the adoption of the Torrens System inVirginia. in practical operation of theMassachusetts act, it is without friction,

and our experience suggests only one ortwo amendments."

Acts adopting the Torrens Systemusually make it optional with land-owners, and the writer thinks that thisfeature should be preserved in any aotthat may be adopted in Virginia. But Xis worthy of comment -that, by anamendment of the land-transfer act ofEngland. 60 and 61 Viet., chapter c. 65(ISH7), it is provided that compulsoryregistration of title to land may be re-quired under certain circumstances in.case of sale; and under this provisioncompulsory registration has been extend-ed to the county of London.

CROWING IN FAVOR.In another letter from Judge Jones,

dated August 3. 1901; he says:

"The law in this State is constantlyigrowing in favor and the opposition on

the part of several lawyers who wireafraid that itwould interfere with theirbusiness;, seems to be growing less. Atany rate, th<\v are not saying much aboutit now. The number of applications isSteadily increasing, though there is nocompulsory provision in force."

Ina. letter from-Hon. Charles ThorntonDavis, Associate Judge of the Massachu-setts Court of Land Registration, hesays:• "The only suggestions that occur to me

| that would b» of any use to you., in ad-\u25a0 dition to wtfat Judge Jones and 1 havealready written you, are these:

"1. 1 notice that the new Minnesota,

act provides for on absolute, decree, witha sixty-day period for appeal, and Iknowthat this would satisfy some, of thestrongest critics of our Massachusettsact. Personally. Ithink our period ofthirtydays for an appeal is long enough,both constitutionally and practically, butthe point is worth considering". Iregardthe provision of the Illinois law provid-ing a long: statute of limitations asmost unfortunate, and one. of thp

counsel in the Illinois cases recently saidto nip that h* hoped very soon to seethe Illinois net changed to conform in.thisrespect to our law.

"2. in an old State like Virginia theconditions are much the same as regardsconveyancing as in Massachusetts. It

-•seems to me that it will be very muchsafer (especially if you provide for anabsolute decree" with a short period forappeal) for you to have a separate, court.Our own Superior Court, which is thegreat trial court of this State, has neitherthe time nor the special knowledge ofconveyancing required for land resistra-

ition proceedings, and the judges of that| court, so far as Ihave talked with them,

j are all anxious to have the appeal, whichnow exists from this court, abolished andcases sent over there for trial by jury onjury issues simply, and then transmittedoaek hero again, as is done, with casesfrom the equity session.

"3. The war on the, Torrens System byj the Illinois title insurance companies hasrecently been closed. The titkr companieshave accented the registration :.et andarc now working under it. In this State

j we have had the strong opposition o£ afew leading conveyancers, this oppositionhilug partly theoretical and partly for

[ financial reasons. In both cases, In my

| opinion, the opposition is due more to ig-Iihorance of the act. and prejudice against

anything new and disturbing in real es-tate matters than to anything else, and

[ since the decision of the United StatesSupreme Court there seems to have beena marked and favorable change in the at-

titude of the. bar toward the registrationart. The increase in business has. how-ever, been at about the same rate as fromthe beginning. Every year has s< en amoderate but steady increase, both in thenumber and in tlie character and impor-tance of petitions tiled.

"'!. The act was drawn, as you know,by a skilled special commissioner, and not

in ordinary course in the Legislature; andit was .so well drawn that it works per-fectly smoothly, tin far as Iam able tojudge, it is an entire, practical workingsuccess. My own personal interests andambitions lie in the development of thecourt as a convenient tribunal for the de-termination of questions of real estate

law. Ihave, studied the Torrens Systemin general, however, with some care, andIam satisfied from our '.three-years' ex-perience that It is a very great safeguardand economy to real estate owners, andof all the many systems which have beentried,Ithink our own the most practica-ble."

OF VAST BENEFIT."When it became known, within the last

few days, that Hon. William D. Outhrie,of the New York Bar, who had expectedto deliver the annual address before thisassociation on the subject of '•AmericanCitizenship,? has been positively com-manded by his physicians to abandon allwork, and* would, therefore, be unable to

fulfil Iris engagement— a fact deeply de-plired by the officers of this associationand by all those who had been anticipat-ing from this brilliant leader of the NewYork Bar a paper worthy to be rankedwith the memorable address of. the Hon.James C. Carter, that other giant of theprofession who lias adorned the same barfor many years and whose eloquence,

learning and charming personality socaptivated this association in i3S9— it wasresolved by the. Executive Committee to

invite Judge Leonard A. Jones and JudgeCharles Thornton Davis, of Boston, andHon. Theodore Sheldon, of Chicago, tospeak to us at this meeting on the sub-ject of the Torrens System and its opera-tion in our sister Commonwealth of Mas-sachusetts and in the realm of our-daughter, the great State of Illinois. BothJudge Jones and Judge Davis were com-pelled to decline, on account of other eu-gagemLMits, and in a telegram receivedfrom Mr. Sheldon, he says: "Kindlyconvey to the Virginia Sta.ce Bar Asso-ciation my thanks for Us invitation. Iam compelled to decline, us Isail forKngland on the cowing Thursday. Isin-cerely hope your association will favorthe adoption of tho Torrens System. Thenew method is steadiiy irroV.ing »nstrength in our country, .jri'J its use inyour State cannot fail to be of vast ten-efit to all your land-owi:?rs.''

Mr. Sheldon, who is a lawyer of dis-tinction and member of the urm of Shel-don & Sneldon, is- ETxnminer or* titles forCook county under the; Illinois not, andhas recently published ibook on the sub-ject of land registration in Illinois. Hisobject in going abroad at this time is toInspect the England Land registrationOtfice. and the result of his trip willbe

Iof interest for all those who are study-

Ing the principles and operation of theTorrens System.

The writer does not care to pose as anenthusiast. Neither does he wish to ap-

pear too much in the role of a reformer,-nor to be- regarded as a cavalier of thehobby-horse or a man of one. idea. Butho does wish to leave, the impression thathe is deeply in earnest in advocating theadoption of the Torrens System in Vir-ginia, because his investigations andstudies have convinced him beyonddcubt that the adoption of this systemwill confer nrany material benefits uponevery owner of real estate and promotethe immediate and permanent develop-ment of the wonderful resources of theCommonwealth: The improvement ofourland laws will not only tend to inviteimmigration, but. by the adoption of theprinciples of this system; a new andready basis of credit will be provided forOur citizens: and every owner of renlestat*. great or small, willbe' enabled touse hirt property freely and to take anactive part in th<> commercial enterprises

!which form the Vfn and mark the prog-Irsss of modern civilisation.| THK COMMON LAW.| When our fathers first cast anchor onj these happy shores, a grand and gloriouscountry lay before them: but "it neededthe subduing strength and the intelligentlabors..of a race of heroes. Forests werefelled, water-courses cleared, swampsdrained— and the land began to smilewith a new sweetness and fruitfulness.Flocks and herds began to multiply and

the earth gave forth her incrcas.O in an-nual crops of grain and fruits, so thatthe growth of population was mere thanmet by the growth in wealth. But thewhole attention bt our fathers was notdevoted to the material interests Of theland. The cause of freedom claimed theirhomage— freedom of thought, speech anddeed in every department of life; andmany wise steps were taken to adapt theancient and admirable rules of the com-mon law to the customs and needs of anew land and new people. It needed thestrength and courage of mighty men toconquer and remove the physical obsta-cles that surrounded and enveloped thebeloved Old Dominion; and beneath*|theirtransforming touch lovely fields and fer-tile hills blossomed in beauty and bloom-ed with fruitful harvests. It needed theboldness of patriots and the vision ofprophets to inaugurate and enact radicalbut appropriate changes in the old laws,

from which have flowed streams of prog-ress. But all cannot be done by one gen-eration, though giants abound; work willstill remain for those who follow, and agrand field for labor lies before U3.

NO SLIGHT TASK.

To clear away the labyrinth of ditii-culty, doubt and danger that surroundsevery transaction in lands, and to makesuch changes in the great body of realestate laws in Virginia that every onewho chooses may be- enabled to deal withthat class of property as freely, quickly,cheaply and safely as with registeredstocks, or bonds; to adapt and mould an-cient laws and customs to the new con-ditions and complex requirements ofmodern methods of doing business—this-is no slisht tusk, but one which may

tive efforts of the brightest intellects andmost patriotic men of our day. The barof Virginia, has ever boen foremost in thecause of freedom, and the time has nowcome, when it should take tho lead inbreaking the shackles of the law by

tate in this Commonwealth. Ifthis BarAssociation expects to fcve and grow tt

must exhibit and employ the faculties ofan animate organism and make i'self feltin the issues of the- day.- Gentlemen of

! the bar. we cannot afford to lag behind:wo must lead as our fathers led—not

j rashly and wildly,but temperately andwisely. This question has now been be-fore us for two years, and it willnot doto remain inactive any longer.

We mutt get abreast of the limes anrikeep up with the march of events; andeach one of us must take part in con-ferring upon Virginia the boon of an im-proved system of land registration andtrailer. EUGENE C. MASSIE.

"MEAD &CO.,"JS. A. CUMIUNGS &CO.."W. D.KERFOOT &CO.,

iI

'•C. L.HAMMOND,,"BAIRD &"WARNER,'•VVJL.LiIAiM LOEB & CO.,"KOJESTER & ZANDER,"PAUL. O. STENSLAND & CO.,-JMIL.WAUKEE-AVE. STATE BANK.

(By Paul O. Stensland);

"E. MELMS,"KIEHL.BROTHERS,"E. R. HAASE & CO.,"HENRY L- TURNER & CO.,"\V. W. ZANDER & CO.,"GEORGE H. HIGH &CO.,"O. R. LEWIS & CO., j"A.HOLLINGER & CO.. j"B.R. DEYOUNG & CO.."V. H. SURGHNOR.

'•'E. PERCY MAYNARD.-ADOJLPH PIKE & CO.

"it willbe seen' that, while the abovesignatures represent firms f who deallargely in first mortage loans, it willalso be noted that these same houses rep-resent immense property interests inCook county, and are amongst our largest

| real estate dealers and agents. Doubt-less many others would have been pla«1 to

I a.dd their names to th<^ foregoing lists.but thfc time was too short before thismeeting to reach them. Your committeerecommend that it be directed to send acopy of this report to the other city realestate agents and also learling attorneys,with a request for authority to add theirnames or an approval »f the Torren3System.

"It is well known that the American'Surety Company, of New York city (with

j assets of over JS.OfM.OOO), issues surety

I bonds when applied for, upon all certifi-I ca.tes of title to repi<?tered lands in Cook| county, and vtp- are pleased to now ari-j nounce that the Fidelity and Deposit'

Company, of BaUimore, Jld. (with assetsor $5;581-.00ff), has decided to issue like

I policies."Your committee, as directed by the

hoard, have had inserted in all our copy-

I lighted and other forms of real estate.j contracts suitable clauses. whereby! owners may tender either a Torrens cer-

tificate or an abstract of title."We respect fully call the attention of

all property-owners to thi« \-dvi *nrl it;:

\u25a0 advantages and urge the registration of! titles, believing that the saving of. time

and of money, '•together with the securityIafforded by rogistereil title, will be a

boon to all property-owners.''Respectfully submit Led,"LOUIS A. SEEUERGER."WlLililAiiA. BOND,•VFKAIs'CIS B. PEA BODY,"DUNLAP. SMITH & CO.,"WILLIS G. JACKSON,"JOSIAH L.LOMBARD,"C. L.H.VMMOND,"JOHN S. MILLER."EUGENE H: FISHBURN,"JOSEPH DONNERSBERGiSR,

• "Torrens Committee of the Chicago RealEstate Bc-ard."

CUMPLETE SUCCESS. ;In con'inentfng upon this action of the

Chicago Real Estate Board, the •Out-look" of July 6, 1001, contains this brief

i article 4

"The final testimony of tlie completesuccess of the Torrens System of regis-tering real estate titles was given at iholast monthly meeting of the Chicago RealEstate Board, when its committee on the.system reported not only it» growing jpopularity, but also that practically all j

I lenders of money were willingto make imortgage loans on the security of certifi-cates issued by the County Registrar un-der the law, without further inquiry intothe validity of the titles covered. Such jcnrrplcte acceptance of the system by ithe bankers rueans that itis now almostas securely established in Illinois as in.Australia, and we may expect that It will |make headway in this country almost as ;rapidly as did that other Australian sys- j

j tern, the official ballot, after its meritsI had Ifen tested in Massachusetts. Mas-

sachusetts, too) it may be recalled, hasalriady.? accepted the Torrens System,and so has Minnesota, by an act of thelast Legislature. Under the Torrens Sys-tem titles tn real estate are for a. small

j fee made the obji<-t of an official search,;and a certificate issued guaranteeing the! title to the owner. After this official cer-!tilicate has once been Issued, the property

may be sold and mortgaged again andi again, by merely entering ill*- transaction

upon the certificate, without the need ofj any sulisr-qucnt investigation of its va-| lidlty,whereas, under the traditional sys-IKm—or, rather, 'jungle,' as Cromwell

called It—lt is necessary for each pur-! chaser or mortgagee of real estate to in-| stitutti a new and costly search, going

back over all tin- work of preceding pur- j• chasers and mortgagees. The. story of a

title, it has been said, is now told in the;sum- fashion that the story of "The

1 .House that Jack Built" is told to chil-: dren. Hereafter it will be possible toj record that the cock woke the priestIwithout rehearsing the early episodes be-i tween the dog and the cat, the cat andj the rat, the rat and the malt." ?

A few words now about the operationof the Massachusetts act. Mr. ClarenceC. Smith, who has been already mention-ed in this report, writes as follows in arecent letter:"Iwould further say for myself that

the practical operation of the net is, inmy judgment, entirely satisfactory, andaccomplishes substantially what the ad-vocates of the system have always claim-ed; that, in substance, land once broughtunder the act becomes a quick asset tobe sold or pledged for a loan, like theordinary forms of personal property, evi-denced by certificate of ownership andbonds. Lenders of money and purchasersrely, as they have a right to under theact, on the evidence of the title andownership disclosed by inspection of theoriginal certificate in the registry, which,under our act, is made conclusive evi-dence in the absence of fraud or forgery,and hence a sale or mortgage may beconsummated as soon as a. deed or mort-gage can be. written and iiled in theregistry. Itis not unusual for the nego-tiations and consummation of the trans-action in registered lands to be concludedthe same day. People who have got onepiece of land registered come back andget more registered, which naturally in-dicates that they find the system advan-tageous to them in their dealings with.registered property.

"Tiiis department is receiving a. suffi-cient number of petitions to keep it busyall the time, although sitting continuous-ly, with no closing for summer vacation,as is done in sr-.ost of the' other courts,and the business is increasing from quar-ter to quarter, as shown by my paymentsto the State Treasury."

He then adds "that the assessed \alucof lands now registered or being regis-tered amount to 52,143,643.15, the actualvalue of which, with the buildings' onthe same, would represent an amountdouble this figure or more, Ipresume."On January 1, 3901, the assessed value oflands that tad up to that time beenDrought under the act was $1,4:-:0,557.within the last six months, therefore,

j there, has been aji increase of 5715.056.15,! or 50 per cent. These figures' plainlyshow

with what favor the act is being regard-ed inMassachusetts.

"WITHOUT FRICTION.Ina letter dated July 11. 1901, Judge

Leonard A. Jones, the 'well-known authorand Judge of the Court of I,and Regis-tration of Massachusetts, in referring to

\u25a0 tlio -Massachusetts land registration ;ct,i says:

"We have had in all, up to the presenttime; upwards of 300 petitions for originalregistration. These have come in morefreely since the decision of the SupremeCourt Of the United States, and since thelawyers quite generally have come to theconclusion that this ends all litigationabout the constitutionality of the act.

and the decision of the United States

I that the Supreme Court will notiat any time consider the general!QiKisUoii of the constitutionality of!our act; that all the court will do Inj any.case that gees up, ifone ever doesIgo up, is to consider the question whetherj there was due process of law in thiiiicasar; just :\s they would, consider whether( there vrus due process of law in any case;• originating In our Superior Court thatj mltvht go up to the United States Court.j Tlie case of Roller vs. Holly is instruc-

tive on this point It was clear that therei was not due process of law in that casa

BEADTIES AND ADVANTAGESOF THE TORRENS SYSTEM

Conclusion of Mr. E. C. Massie's Able Paper on the

Subject Read Before the VirginiaStateBar Association.

TV^CTTrvrrcs* lUOFTMOttn VA. SUNDAY SEPTEMBER I.1901.

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