i{iS UC-NRLF HD B\5 (X^u^ ^' '^^-■- ^ nsfralm S--^<£ ®-l ' /■ '■•\ ? • • CO in CO CO ISSUED UNDER THE AUTHORITY OF THE MINISTER OF STATE FOR EXTERNAL AFFAIRS, MELBOURNE. 1915. AUSTRALIA • i>-e f+ <^f ^^/^v-^. ■ ; ITS LAND LAWS AND SETTLEMENT SYNOPSIS. Introduction. Monetary Advances to Settlers. Where Land is Available — STATES OF New South Wales. South Australia. Victoria. Western Australia. Queensland. Tasmania. Torrens Title. / Principal Forms of Tenure— STATES OF New Soutli Wales. South Australia. Victoria. Western Australia. Queensland. Tasmania. Advances to Settlers. Issued by the authority of THE MIN ISTER FOR EXTERNAL AFFAIRS, MELBOURNE •\,' r-; i V, V*"^ i' ' 'By Authority: C. 14271. Albert J. Mullett, Government Printer, Melbourne. DOCUMEN1I0 DEPT. r Information concerning AUiJIIvAIjIA V may be obtained on application to : — IN America : Australian Pavilion, Panama Pacific Exposition. NiEL NiELSON, Esq., Trade and Immigration Commissioner for N.S.W. } 419 Market Street, San Francisco. F. T. A. Fricke. Esq.. Land and Immigration Agent for Victoria 687 Market Street, San Francisco. IN London : The High Commissioner for THE COMMONWEALTH OF AUSTRALIA } 72 Vidloria Street, ^ Westminster. London. S.W. IN AUSTRALIA : The Secretary, DEPARTMENT OF EXTERNAL AFFAIRS I i Collins & Spring Sts., Melbourne. 4 XW. . :^i 6^ • • • •tb • • • « • • o p AUSTRALIA. Its Land Laws and Conditions of Settlement. INTRODUCTION. The Commonwealth of Australia, like the United States of America,^is composed of federated territories, or States. Australia, though larger by 330 square miles than the great American Union, embraces the six States of:— Area. Population. sq. miles New South Wales 310,872 1,855,561 Victoria 87,884 1,421,985 Queensland 670,500 678,864 South Australia ... 380,070 438,173 Western Australia 975,920 323,952 Tasmania 26,215 196,758 Dependency — Northern Territory 523,620 3,664 The Governments of these States control the lands within their respective territories, are responsible for laws made concerning them, and for the administration of these laws. The Northern Territory is under the control of the Commonwealth. Though numerous laws relating to the public estate have been passed in each of the States, the object of all such legislation has been to settle an industrious population on the soil. The Governments of all the Australian States, realizing that the country's greatest need is the accession of a large and contented rural population, have of late years in framing the laws relating to Government or " Crown " lands, given paramount consideration to the interests of the man with limited capital. The terms and conditions under which he may acquire a farm have been made easy, the idea behind it being that when he decides to go on the land, he will find conditions so favorable that he will stay there. The genuine farmer who desires to obtain a sufficient area to keep himself and his family in decent circumstances will find that he will meet with tho most liberal treatment in any of the Australian States. Free grants of land are not to be had in Australia except in Western Australia and Queensland, where, in some districts, areas up to 160 acres may be obtained on payment of survey and other fees, and on performance of certain conditions of residence and improvement. r « « a:^ • « m •' t • « f% I. t ^Au§TRaliax-vIt& ]jA?fD Laws and Conditions of Settlement. In all the States of Australia, with the possible exception of New South Wales — where the present Government has announced that no more land will be offered, except under lease — the freehold of lands may be acquired under what is known as conditional purchase by deferred payments of half- yearly instalments. Certain conditions, chiefly as to residence and cultiva- tion or improvements, have to be complied with before the freehold is granted. These conditions are usually of an easy nature and are inserted with the object of guaranteeing that the occupier will render the land of value to the State by making it wealth producing. Though there is a considerable similarity between some of the forms of tenure in the several States, the terms and conditions vary greatly in detail. As a rule a lease or licence for a certain period is first issued to the selector, and by the fulfilment of the prescribed conditions and payment of the full amount of the purchase money the freehold may be conveyed to him. The lands of Australia fall under the four following headings : — " Ordinary Crown Land," i.e., land still in the possession of the Government. " Closer Settlement Areas," i.e., land which has been alienated by the Government and repurchased for subdivision among smaller holders. " Irrigation Areas." " Private Lands." The three former classes of lands are owned and administered by the Governments. Summaries of the different Lands Acts of the States, giving the leading forms of tenure and terms and conditions of acquisition will be found on pp. 12-30. MONETARY ADVANCES TO SETTLERS. When the enquirer has become familiar with the various forms of tenure he will be struck by their liberality, both as regards area and the low deposit which he is called upon to make, and the long terms allowed for repayment of the value of his land. He will see how the small holder has been favoured and how the man with smaller capital is given every chance at the beginning by being allowed to retain most of his capital for the purposes of developing and securing early returns from his land. But the liberality of the paternal Governments of Australia is carried still further. For the purposes of assisting settlers in erecting buildings and carrying on necessary improvements on their holdings, systems have been established in all the Australian States, under which financial aid is rendered to settlers by the Governments. The amounts which may be advanced and the con- ditions regarding interest and repayment differ in the several States, but the highest rate of interest charged on the money advanced is 5 per cent., and generally 31 years are allowed to repay the principal. Particulars of each of the Advances to Settlers Acts are given on p. 30. Australia — Its Land Laws and Conditions of Settlement. 5 WHERE LAND IS AVAILABLE. In the older of the smaller States of New South Wales, Victoria, and Tasmania most of the Crown lands best suited for farming and within easy access of railways or means of transport have been alienated. Pioneering work would have to be done on those Crown lands now available before the farm could be evolved, but these disabilities were just as apparent to a great many of our present day farmers when years ago they drove their pegs in the primeval forest through which man had scarcely trod, much less built roads or laid rails. In New South Wales the extension of railways is con- stantly opening up more of these lands. In the other States there are still considerable areas of Crown lands available. Western Australia has large areas of wheat and fruit lands, Victoria and South Australia have large areas of " Mallee " country suitable for wheat growing, and in Queensland there are large areas of rich scrub country. Experience has shown that in Australia an annual rainfall of from 10 to 15 inches is sufhcient for the successful cultivation of wheat. The following table shows the area in each of the States, the area enjoying a rainfall of 15 inches and over, and the area at present under cultivation : — Area. Area with 15" rain- Area at pr-sent fall or over. under Cultivation. sq. miles. sq. miles. acres. New South Wales 310,720 188,107 4,998,000 Victoria 87,884 67,927 6,129,900 Queensland 676,500 411,610 813,100 South Australia 380,070 29,065 4,739,182 Western Australia 975,920 310,718 2,292,800 Tasmania 26,215 26,215 307,100 So that allowing for areas of mountainous or inferior country large areas still remain untouched in each of the States. New 5outh Wales. In the State of New South Wales, as already stated, the Crown lands still available for selection are in the remote districts, but in that State is available a large area of land in the largest system of irrigation on the con- tinent in the Murrumbidgee Valley. For the purposes of this scheme the Government resumed an area of about IJ million acres of land, almost one- quarter of which will be irrigated, and the balance to be used as dry areas to be worked in conjunction with the irrigated farms. The magnitude of the scheme may be gauged when it is realized that the cost is in excess of $25,000,000, and the Burrinjuck Dam, for the storage of the necessary water, is one of the largest of its kind in the world. Exhaustive examination has been made of the whole of the land concerned, and the soils tested for their mechanical and chemical properties, and the best only have been selected to be dealt with under irrigation. This huge undertaking provides for over 7,000 irrigation farms of areas of 2, 10, 20, 30, and 50 acres. Every conceivable crop of fruit, vegetable, or fodder may be grown to perfection on the Murrumbidgee area, and dairying, pig, ostrich, and poultry farming 6 Australia — Its Land Laws and Conditions of Settlement. and tobacco growing are making great strides, and are assured of a bright future. Lucerne, the king of fodder plants, and other hay crops grow luxuriously, and, anticipating great progress in the dairying industry, the Government has erected a modern butter factory, capable of dealing with the products of 10,000 cows. Bacon-curing and fruit-canning factories are to be built as the demands of the settlements require. Grape-growing for currants and table use is also being exploited thoroughly. The Commissioner for Water Conservation and Irrigation is prepared to build cottages, or supply building materials. Assistance is also granted for the erection of milking sheds and barns, but such assistance is limited to $480 on a 2-acre farm, and to $1,920 on a 50-acre farm. The Commissioner further renders help to the holder of irrigation blocks by ploughing and grading up to 10 acres on each farm, in addition to forming head ditches and supplying fencing posts. Kepayments for this work are to be made within ten years, with interest at the rate of 5 per cent, added. The capital required to take up and successfully work an irrigation farm has been estimated to range from $1,440 to $2,400. Government Experimental Farms have been established on the area, and the services of experts are available to offer free advice to settlers in the various branches of agriculture. All over the State, in places where agricultural pursuits can be profit- ably carried on, farms in private subdivisions are available for purchase on easy terms. In most cases a period extending over many years is allowed for repayment. With the area of ordinary Crown lands, the irrigation areas, the lands made available under the Closer Settlement Act, and the areas voluntarily released by the large land-holders, a man with a little capital will experience no difficulty in getting a start in New South Wales. Land that is suited to wheat- growing, combined with grazing, will fetch from $9-60 to $24-80 an acre, according to the quality of the soil and proximity of market, whilst land that is best adapted to dairying and maize-growing will bring from $19-20 up to $960 per acre. In most cases where high prices are asked it will be found that the farms are well improved and ready for immediate profitable occupation. Victoria. In Victoria the eight main agricultural, dairying, and fruit-growing divisions are Metropolitan, Western, Central, Wimmera, Mallee, Northern, North-Eastern, and Eastern (Gippsland). Each of these has its own special characteristics in respect to climate, rainfall, production, markets, and transport. The rainfall of the Cressy portion of this district is about 23 District, inches per annum ; the land is practically clear of timber, easily cultivated, and moderate in price, ranging from $24*80 to $33-60 per acre. Around Hamilton and Casterton the price of land varies from $38 -40 to $72 per acre, and on the rich volcanic lands around Camperdown, Colac, and Warrnambool, from $57-60 to $192 per acre. Farms of great fertility in the Koroit and Tower Hill districts have been sold at higher prices. In the Cape Otway forest district, partially cleared land ranges from $9-60 to $57-60 per acre. Australia — -Its Land Laws and Conditions of Settlement. 7 The main lines of production, for which time and experience have shown the Wimmera district best adapted, are wheat-growing and sheep husbandry. The farms average 500 to 800 acres each, and sheep grazing is combined with cultivation. Since the export of frozen lambs to Great Britain has assumed large proportions, Wimmera farmers have given great attention to lamb-raising for export. • In the Central, Northern, and North-Eastern districts there are extensive tracts of fair to excellent farming lands, much of which is already settled. In Gippsland, where conditions are eminently favorable for dairying, sugar- beet, and maize-growing, there are large tracts of Crown lands to be opened up. Under the Closer Settlement Act large estates in districts of good soil and rainfall are purchased for subdivision in farming areas at reasonable prices, on liberal terms. The " Mallee," so called because of the thick scrub of this name, a dwarf eucalypt, with which most of it was originally covered, contains about 11,000,000 acres in the north-west portion of the State. It adjoins the Wimmera ; but the soil is light in character, and the rainfall is much less — about 11 to 14 inches per annum. There are still large areas of the Mallee held by the Crown and being opened for settlement. About 3,000,Q00 acres, known as the Mallee fringe, adjoining the Wimmera district, have been settled during the last twenty years, and it is one of the great wheat- producing districts of Victoria. The important irrigation districts of the State derive their Dlsfricts" water supply from the Murray and Goulburn Rivers in the north, and the Werribee River in the south. The State has acquired and subdivided land, and offers it to settlers in the Merbein, Nyah, Swan Hill, Koondrook, and Cohuna districts, which divert water from the Murray River ; and in the Shepparton, Tongala, and Rochester districts, which divert water from the Goulburn River ; and in the Werribee district, which diverts water from the Werribee River. In the northern part of the State, the following towns are situated in or near to these irrigation areas : — Kyabram, Shepparton, Rochester, Bendigo, Kerang, Cohuna, Swan Hill, Echuca, &c., while in the southern part of the State the Werribee district is only 18 miles from Melbourne. Settlers in these areas will, therefore, have no difficulty in procuring all supplies that they need, or obtain all banking or trade facilities. There are good local markets for both live stock and produce, and in every district postal, school, church, and other facilities are provided. Owing to the extreme mildness of the winter, a very wide range of pro- ducts may be grown on land in the irrigated districts. Fruits of the temperate and semi-tropical varieties may be most successfully grown. Two cultivated crops per annum may be raised, and five, six, or even more cuttings of alfalfa (lucerne) hay. For the latter product there is a fine market, although the greater proportion grown will be fed on the farms rather than sold as hay. 8 Australia — Its Land Laws and Conditions of Settlement. Throughout the irrigation areas creameries and butter factories are already established, and, in the near future, canneries for fruit and vegetables will follow. In dairying, the rule is for the farmers to sell their cream to the butter factories, keeping the skim milk to feed the pigs. The price for butter fat a^^^rages from 21 cents to 23 cents per lb. A settler on a 40 to 50 acre block under alfalfa (lucerne) can feed a milking herd of 30 cows, and the returns from cream and from the skim milk should bring in a revenue of from $48 to $72 per cow per annum. Settlers in Victorian irrigation districts need have no fear of water-right controversies. The State, which owns all water supply systems, does not desire to make any profits, and charges irrigators only enough to meet interest and maintenance expenses, and to provide a liquidation fund of 2 per cent. As this fund reduces the liabilities, the price of water will be correspondingly reduced. The The Goulburn system (the largest of the Victorian systems) Qoulburn draws its supplies from the Goulburn River, which rises in the ^ * heart of the Australian Alps, where the rainfall exceeds 60 inches per annum. This supply, coupled with the melting of the winter snows, provides a permanent supply of water. In addition, as the parent stream flows onwards, it is supplemented by numerous perennial streams until it reaches Alexandra, where it is a fine broad river, clear as crystal, and teeming with fish. Hence, constantly being added to by other streams, it flows on to Wahring, the site of the Goulburn Weir. At this point the Goulburn has the largest and most uniform flow of any river in Victoria, its average annual discharge over a period of twenty years exceeding 2,000,000 acre feet. The system is now nearing completion. Reservoirs have already been constructed with a capacity of 220,000 acre feet, and surveys have been made and plans and estimates prepared of another reservoir which will hold 1,000,000 acre feet of water. This stored water, together with the supplies which can always be drawn from the river, will make ample pro- vision in the driest season for all settlers having water rights. The configuration of the country is such that the whole of the main, subsidiary, and distributing channels are operated by means of gravitation only. Water can, therefore, be conveyed from the head waters to the settler's land at a minimum of cost, and it can be confidently stated that the charge made for water from this system may be classed as one of the lowest in the world. The areas commanded by this system have an ideal climate for the practice of irrigation. The varieties of crops which may be grown are practically unlimited. Not only are markets available locally for all kinds of produce, but growing markets are being established for fresh, dried, and canned fruits of all kinds, pickled and canned vegetables in Asia and South Africa ; to say nothing of those already existing in Europe and North America, where markets are assured owing to the reversal of the seasons. Australia — Its Land Laws and Conditions of Settlement. 9 The areas now available, and those to be made available in the immediate future in these irrigation districts, will not only provide ample land for settlement, but also lucrative employment for thousands of men, women, and youths of both sexes in one of the best countries and climates in the world. Mildura Mildura irrigation settlement, in the far north-west of the Irrigation Mallee, affords an illustration of what can be done with such Settle= land under irrigation, for which it is well adapted. On less than 10,000 acres of cultivated land a population of over 4,000 is maintained by the results of irrigated fruit culture. The gross returns per acre average from $96 to $144. The irrigated land now offered to settlers has been subdivided into blocks to suit the needs of both men of ample and small means. There are 2-acre blocks for homes for farm employes, 10-acre blocks for market gardeners, and 20 to 200 acre blocks for farmers. The State renders the following assistance to settlers in the grading of land : — 1. It rents settler's grading tools at the nominal charge of 60 cents a day, thus saving the settler a large expenditure on these implements. 2. It furnishes at a nominal cost contour plans showing the direction of the slopes, thus enabling the settler to tell how his land should be graded. 3. It grades from 5 to 20 acres on about one-third of the blocks in advance of settlement, and adds the cost of this to the price of the land. The settler, therefore, has the option of either doing his own work or of taking a block where a part of the work has already been done. During the past year the State has in this way graded about 3,000 acres of land for settlers, the cost varying from $9 '60 to $19 '20 per acre. Queensland. Throughout the vast tracts of virgin land, comprising the farming belts of Queensland, there are millions of acres awaiting settlement. Areas of excellent land are available in the Darling Downs, Lockyer, Stanley, Rose- wood, Fassifern, Logan, Albert, Wide Bay, Burnett, and other districts in the south. In these localities dairy-farming flourishes, but the soil and climate are suitable for a wide range of mixed farming. Along the eastern seaboard, as far north as Cairns, dairy farming is extending by leaps and bounds, and large areas are available for occupation on easy terms. In the Blackall Range, to the north of Brisbane, dairy farming, mixed farming, and fruit-growing are flourishing, but the areas at present occupied represent only a small proportion of the lands fitted for highly profitable use. Considerable portions of the Northern Tablelands and parts of Central Queensland have been proved to be suitable for dairying as well as for mixed farming, wheat, wool, and meat production. 10 Australia — Its Land Laws and Conditions of Settlement. In the north the Atherton Scrub, which comprises marvellously rich lands, has been opened up for settlement, and dairy farming is rapidly spreading therein. The price of land varies from 60 cents per acre upwards, repayable in easy instalments. The western districts of Queensland comprise excellent pastoral lands, occupied, as a rule, in large areas for sheep, cattle, and horses. In recent years many portions of large sheep runs, held on leasehold tenure, have been resumed by the Government and cut up into blocio of about 10,000 to 20,000 acres as grazing farms. Many newcomers have settled upon these holdings in Western Queensland and are doing well. The Land Settlement Inquiry Office, George-street, Brisbane, issues periodically a directory giving a list of the Crown lands open or about to be thrown open for selection. This may also be obtained from the district land agents throughout the State and from the Agent-General in London. South Australia. Vast areas of country in various districts are being surveyed by the Government and thrown open to settlers. The Government also purchases large pastoral estates and subdivides them for closer settlement. In a State of such vast extent, the soil necessarily varies in quality and constituents. Already nearly 4,700,000 acres have been brought under successful culti- vation for fruits, fodders, vegetables, and cereals, and there are still millions of acres of virgin soil enjoying a fair rainfall, which, by the aid of artificial manures and the practice of dry farming, will ere long be brought into requi- sition and help to swell the already substantial wheat yield. In the course of the next three or four years about 5,000,000 acres of good agricultural land within the line of ample rainfall will be surveyed and offered for application. In the Murray Valley large areas are being made available for settlement. These areas are either swamp lands along the Murray, which are reclaimed by means of levees, and can be irrigated by gravitation, or higher land to which the water is raised by pumping, and are suitable for fruit-growing, dairying, and stock fattenmg. There are 38,866 square miles of pastoral land open for selection. The price of agricultural land varies considerably according to locality, class of soil, and average rainfall. Good farming land, with a reliable rainfall and improved, is in great demand at prices from $19 '20 to $96 per acre, and occasionally higher. Crown lands, principally scrubby, from 60 cents to $9 '60 per acre ; land repurchased and allotted for closer settlement from about $14*4:0 to $24 per acre. The rentals vary for Crown lands from 2 per cent, to 4 per cent, on purchase money. For garden land in gullies and hill slopes of the Mount Lofty Ranges, where there is a good rainfall, prices vary from $24 to $480 or more per acre* Australia — Its Land Laws and Conditions of Settlement. 1 1 Grazing or pastoral leases are at rentals from the Crown of from about 36 cents to $9 -60 per square mile. Dairying land for dairying purposes realizes from $19-20 to $48 for good grazing country, while land on which lucerne could be grown under irrigation varies from $96 to $480 per acre, and with rentals of from $4 -80 to $48 per acre. In some instances such as at the Reedbeds, rentals are as high as $60 per acre. The prices for good grazing Und, suitable for dairy catth, are much the same as those for agricultural purposes. Western Australia. There are millions of acres of unalienated land in the State available for settlement. Most of this land can be obtained under the conditional purchase system ; but in the localties in which the greatest amount of settlement ip taking place the land has been reserved and is being cut into suitable blocks before being thrown open. These blocks vary from 200 acres in the extreme south-west to 1,000 or so in the eastern districts. The price per acre is fixed on every block before the land is thrown open, and also the amount that the Agricultural Bank is prepared to advance to the settler, consequently the settler knows exactly what the position is before he applies for the land. There is a large number of surveyors constantly at work in the field subdividin or land for settlement all over the agricultural areas. As soon as any lands are ready due notification is given in the Government Gazette. A man followinown Lands. Homestead Blocks. Land for working men is offered in block«», the unimproved value of which must not exceed $480, and the holder, or a member of his family, must reside on the land for at least nine months in each year. The lands are oft'cred on either agreement to purchase or perpetual lease, and the purchase money and rent are fixed in the same manner as for ordinary Crown lands. The holders of these blocks have one advantage which is not granted to other Crown tenants ; they can protect their holdings from sale by creditors by having their titles endorsed as " protected homestead blocks." This endorsement can also be carried on the land grant when the holder completes purchase. The effect of this endorsement is that no subsequent mortgase will have any vahdity, nor can any creditor take action for the sale of the holder's interest in the lease or agreement for the recovery of any debt contracted after the endorsement of the deed . The endorsement cannot be removed, except in the case of transfer, when the transferee may request that such endorsement be removed from the title. Australia — Its Land Laws and Conditions of Settlement. 25 , No transfer of any lease or agreement can take effect unless of Leases first approved by the Commissioner of Crown lands on the and Agree= recommendation of the Land Board, and no land that has not ments. })qqj^ }ield for five years can be transferred unless the holder thereof proves that refusal to allow the transfer would inflict great hardship upon him. This restriction does not, however, apply to transfers by executors or administrators to devisees. All applications to transfer — except those last mentioned above — must be gazetted for not less than two weeks ; this also applies to applications for permission to sublet where the land has not been held for six years and the term of the proposed under-lease exceeds three years. Should the holder apply to transfer any agreement or lease of land allotted under the provisions of Act 1109 of 1912 before the expiration of the sixth year of the term, the Commissioner may require that instalments or rents shall be payable as from the time when the transfer takes effect, i.e., the transferee will not necessarily receive the concession as regards rent or interest during the first six years of the lease or agreement as the case may be. Of ordinary Crown lands, suitable for agriculture only, or for Maximum agricultural and pastoral purposes combined one person can hold Hofdings. ^^ ^^^^ which, together with land already held by him under any tenure — excepting pastoral lease — would not exceed $24,000 unimproved value ; or if the land is suitable for grazing purposes only, and is within Goyder's line of rainfall the limitation is a carrying capacity of 10,000 sheep, or an equivalent in great cattle. This provision applies to land whether acquired by allotment, transfer, or under-lease. On land repurchased for closer settlement, the purchaser can hold up to the unimproved value of $19,200, if suitable for agricultural or for agri- cultural and grazing purposes combined, or up to the unimproved value of $24,000, if the land is suitable for pastoral purposes only. In cases where there are excessive improvements there is no Hmitation of the unimproved value of repurchased land which may be held by one person. Western Australia. On payment of a fee of $5 • 04 (including 24 cents duty stamp), P^jIJJ^^g and the cost of survey, any person, if the head of a family or under male who has attained the age of sixteen years, and who does Section 74 j^q^ already hold more than 100 acres of land, may obtain a Land\ct. ^^^^ homestead farm of 160 acres subject to the following con- ditions : — Personal residence for six months in each of the first five years. Expendi- ture of $0 • 96 per acre in improvements during the first two years ; a further $1-44 per acre during the next three years; and $0*96 per acre during the last two years ; making a total of $3 • 36 per acre in seven years. Fencing of half the boundaries in the first five years, and the whole in seven years. $144 of the expenditure on a habitable house is allowed towards the amount of improvements required. At the end of the term of seven years, provided all conditions have been complied with, a Crown grant is issued, costing $7 '2. 2 6 AusTKALiA — Its Land Laws and Conditions of Settlement. From 100 to 1,000 acres may be acquired, the minimum price Conditional being $2 • 4 an acre, payable in 40 half-yearly instalments, sub- Purchase -jgg^ ^Q ijjg following conditions : — (with •' ® unde/"*^^' Personal residence on the land (or on an adjacent holding) Section for six months in each of the first five years. Residence by wife, 55). parent or child over sixteen years may also be accepted as compliance with this condition. Expenditure on improvements must equal the purchase money but need not exceed $4*8 per acre, at the rate of one-fifth of the purchase money every two years from date of lease ; one-half of the land must be fenced within five years, and the whole within ten years. The same area of land as under the previous section may be Conditionalg^gq^jj.g(j without the condition of residence by anyone holding (without their complement of land under residential conditions, but Residence, subject to all of the conditions prescribed for selections under Section section 55, except that the total value of improvements shall 56). be 50 per cent, over and above the amount of purchase money, but need not exceed $7*2 per acre. The annual instalments of purchase money for the first three years do not exceed 12 cents per acre per annum, although the price of land may be more than $2*4 per acre. Conditional From 100 to 1,000 acres may be acquired under this section. Purchase the purchase money being payable in twelve months ; 10 per (by direct cent, being paid on application, and the balance by four under * quarterly instaLnents, on the 1st January, April, July, and Section October, the first of such instalments to be paid on the first ^* day of the quarter next following the commencement of the licence. , The licensee must, within three years from the date of commencement of his licence, fence in the whole of the land, and within seven years from such date expend upon the land, in prescribed improvements, in addition to the exterior fencing, an amount equal to $2 • 4 per acre. MAXI= Including a homestead farm and conditional purchase (with MU^ and without residence), the total area a selector may acquire is * fixed at 2,000 acres, but the holder's wife (or husband) may take up a further 1,000 acres under section 56 (non-residence), or 2,500 acres conditional purchase grazing lease under section 68. Conditional Small blocks of land, from five to 50 acres, can be acquired Purchase at from $4*8 per acre, payable by 10 per cent, deposit, and the c^^h ^^ balance in half-yearly instalments in three years, subject to the Vineyards, following conditions : — or Gardens (under The whole must be fenced, and one-tenth of the area must Section })q cultivated as a vegetable garden, or planted with vines or fruit trees within three years. Australia — Its Land Laws and Conditions of Settlement. 27 Conditional These so-called grazing leases are merely conditional pur- Purchase chases of non-cultivable land, or land which is more suitable L^ses^ for grazing than cultivation. From 300 to 5,000 acres may be under ' acquired, the price ranging from $0*90 to $2 '4 per acre, payable Section in 40 half-yearly instalments, subject to the following con- ^' ditions : — Residence for six months in the first year, and nine months in each of the next four years by the lessee, or residence may be performed by an agent or servant. Improvements valued at one-fifth of the purchase money must be made during every two years of the first ten years of the lease. The land must be fenced within ten years. Note. (a) In estimating the area held by a selector, 5,000 acres of grazing lease, or non-cultivable land, is deemed to be equivalent to 2,000 acres of ordinary conditional purchase, or cultivable land, and, therefore, a person holding 1,000 acres of cultivable land may select 2,500 acres under grazing lease ; and if the selector holds 2,000 acres of cultivable land, or 5,000 of non- cultivable land, the husband (or wife) in addition may take 2,500 acres under grazing lease, or 1,000 acres of cultivable land under sections 55 or 56. (b) Selectors under each of the three foregoing classes of conditional pur- chase (sections 55, 56, and 68) may, on the expiration of the lease, or at any time after five years, acquire the Crown grant of the land, provided the required conditions have been fulfilled and the full purchase money paid. Under sections 57 and 60, the Crown grant may be acquired at any time on completion of conditions and payment of the balance of the purchase money. (c) In selections under each of the foregoing classes of conditional purchase land, the cost of survey and the proportionate amount of the cost of any road clearing, water supply, &c., in the immediate vicinity (which has been carried out by the Government) is added to and included in the price of land. (d) In the case of selections under sections 55, 56, and 68, a deposit of the first instalment of the purchase money and $1 • 20 for lease fee is required, and in the case of sections 57 and 60, 10 per cent, deposit must accompany the application. (e) Any person of sixteen years of age or over can select land, and mortgage and transfer it as if of the full legal age. Pastoral Leases. Crown lands within the State may be leased for pastoral purposes as follows : — (a) In the South-west Division. — In blocks of not less than 3,000 acres, at a rental of $4*8 per annum for each 1,000 acres or part thereof. (fe) In the Central Division. — In blocks of not less than 20,000 acres, at a rental of $2 • 4 per annum for each 1,000 acres or part thereof. (c) In the Eucla Division. — In blocks of not less than 20,000 acres, at a rental of $0*72 per annum for each 1,000 acres or part thereof. ^8 Australia — Its Land Laws and Conditions of Settlement. {d) In the North-west Division. — In blocks of not less than 20,000 acres, at a rental of $2*4 per annum for each 1,000 acres or part thereof. (e) In the Eastern Division. — In blocks of not less than 20,000 acres, at a rental of $1 '2 per annum for each 1,000 acres or part thereof. (/) In the Kimberley Division. — In blocks of not less than 50,000 acres when on a frontage, or 20,000 acres when not on a frontage, at a rental of $2 '4 per annum for each 1,000 acres or part thereof. This latter rate is subject to a reduction to one-half on the lessee satis- fying the Minister that the land held under lease is stocked to the extent of ten sheep or one head of large stock for every 1,000 acres leased. Where the land is shut in by other holdings, leases of a lesser area than the minimum quoted in the foregoing paragraph may be issued. All pastoral leases shall be stocked at the rate of ten sheep or one head of large stock for every 1,000 acres leased within two years from the commencement of the term of the lease, failing which, they are liable to forfeiture. All pastoral leases granted under this Act expire on 31st December, 1928. A pastoral lease gives no right to the soil or timber, except to such timber as may be required for domestic purposes ; but (except in the South-west Division) before any land in a pastoral lease is made available for selection under conditional purchase, it must be resumed, and twelve months' notice given to the lessee, and the lessee is entitled to compensation for any pre- scribed improvements on the land so resumed. Town and Suburban Lands. Regulations have been framed, and are now in force, providing for the leasing of town and suburban land on a 99 years' term, at a rental of 4 per cent, on the capital value of the land, subject to revaluation at intervals of not less than ten years, the value of improvements made by the lessee being excluded from the valuation. In the case of suburban lots for cultivation, the rental is 3 per cent, on the capital value of the land, and the lease contains, in addition to the foregoing, the following improvement conditions : — The lessee shall, within two years of the commencement of the lease, fence the external boundaries of the land, and within three years clear, cultivate, and plant as an orchard, vineyard, or garden, one-tenth of the area, or clear and otherwise cultivate one-fourth of the area, and within five years cultivate and plant as an orchard, vineyard, or garden one-fifth of the area, or clear and otherwise cultivate one-half of the said area. Tasmania. Crown lands in Tasmania are divided in two classes, town and rural lands ; the latter comprising first-class agricultural lands, second-class lands, and third-class lands. Australia — Its Land Laws and Conditions of Settlement. 29 Any person of the age of eighteen years or upwards may select first-class land, not exceeding in area 200 acres, nor less than 15 acres ; second-class lands, from 30 acres to 250 acres ; third-class lands, from 60 acres to 500 acres. The upset price of first-class land is not less than $4*80 per acre, with one-third added for credit ; second-class land is valued at prices between $2 • 40 and $4 • 80 per acre, with one-third added for credit ; and third-class land is valued at prices between $1-20 to $2-40 per acre, with one-third added for credit. One-fourtieth of the purchase money is to be paid at time of purchase, and eighteen years are allowed to pay off the balance in the case of first-class lands, and fourteen years in the case of second and third class lands. After the first year the holder shall in his person take possession of the land and reside thereon. The purchaser has also to reside on his land con- tinuously for the full term of five years. If a settler desires to pay up and secure his grant deed, he may do so at any time, provided he has improved his selection to the extent of $4 '80, $I'20, and SO '60 per acre, according to its class, and in the case of first-class land resided on it. Lands in Tasmania are settled on the principle of free selection before survey, and when the selection has been approved, the applicant is required to pay the survey fee, but is allowed a period of five years in which to pay it Northern Territory. Tenure There are five ways of disposing of land, namely, by (a) Agricultural Lease, (6) Pastoral Lease, (c) Grazing Licence, (d) Town Lease, and (e) Miscellaneous Lease. Agricul= Agricultural lands comprise cultivation and mixed farming Jural and grazing lands. The classes into which agricultural lands are to be classified are as follows : — Subdivision A.— Cultivation Farms. Class 1. — Maximum area . . . . . . 1,280 acres. Class 2. — Maximum area . . . . . . 2,560 acres. Subdivision B. — Mixed Farming and Grazing. Class 1. — Maximum area . . . . . . 12,800 acres. Class 2. — Maximum area . . . . . . 38,400 acres. The terms and conditions governing agricultural leases are easy. Before being offered for lease these lands have to be first surveyed and then advertised open for application. The work of surveying is being pushed ahead as quickly as possible, and openings of this class of land will take place from time to time. Advertisements will be issued specifying the areas available and the conditions attaching to their occupancy. These leases are perpetual, that is, granted for all time. Every lease of agricultural lands shall contain a covenant by the lessee that he will establish a home on the land within two years after the com- mencement of the lease ; and subject to any exemption granted by the Land Classification Board for cause shown, that he will thereafter reside on the leased land for a period of six months in each year in the case of land for cultivation, and for four months in each year in the case of land for mixed farming and grazing. 30 Australia — Its Land Laws and Conditions of Settlement. Lessee is also bound by fencing and cultivating conditions, and in case of mixed farming and grazing by stocking conditions. The extent of cultivating, fencing, and stocking is determined by the Board, and inserted in the Gazette notification that the land is available for leasing. The time allowed for performance of these conditions will be as liberal as possible, and the Board may extend such time in any case where lessee has been unable to comply with the conditions within the time specified. Pastoral leases are granted for 21 and 42 years (according Lease. *^ ^^® classification) under easy terms and conditions. No residence conditions are imposed but provision is made for insertion in the lease of fencing and stocking conditions. A considerable extent of the vacant Crown lands of the Territory is eminently suited for pastoral purposes. It is not yet available for pastoral lease. In the mean- time it can be applied for as a grazing licence. A grazing licensee holds his land on a year-to-year tenure at a rental based on the carrying capacity of the land. He pays at the rate of 24 cents for every head of Grazing great cattle and 6 cents for every head of small cattle per square Licence. mile, with a minimum of 2 1 cents per square mile. He may obtain permission to effect improvements on the grazing licence area. When the land has been surveyed and advertised open for application for pastoral lease, he may moreover apply for the whole (or part depending on classification) of his licence area as a pastoral lease. He will be entitled to compensation for the value of any improvements effected by him on the grazing licence area in the manner prescribed, not included in any pastoral lease which may be granted to him. Leases of town and suburban lands are offered for sale by Lease. public auction to the highest bidder at an upset annual rental fixed by the Land Classification Board. Among other things the lease shall contain a covenant to erect on the lands within such time as is notified in the conditions on which the land is offered buildings to a value specified in those conditions. Miscel= Miscellaneous leases may be granted for any period up to laneous 21 years for any Crown or reserved or dedicated lands for any purpose approved of by the Minister. Such leases shall contain such reservations, covenants, &c., as the Administrator shall deem advisable. ADVANCES TO SETTLERS. New South Wales. The Government advances loans to settlers, to assist them Advances in purchasing farms, or in improving and developing their holdings. ^"d"f "^^ The Government Savings Bank Act contains provisions which Settlers authorize the granting of advances ranging from $240 to generally. $9,600 to settlers. The interest is 5 per cent., and the terms of repayment are easy, extending over 31 years. Advances are made upon the security of land purchased or leased from the Crown, and on lands purchased from private owners as assessed by the Bank. On freehold lands, advances are made up to two-thirds of the value of the land Australia — Its Land Laws and Conditions of Settlement. 31 as assessed by the Bank, plus half the official value of the improvements, the value of the improvements being the increased sale value they give the security in the open market. On leases and conditional purchases, the amount advanced does not exceed one-half the official value of the improvements, and the amounts lent vary according to the nature of the holding. The tenures upon which advances are made are : — Estates of inheritance in fee simple in any land in the State, con- ditional purchases with or without associated conditional leases, homestead grants, homestead selections, settlement leases, settlement purchases, con- ditional purchase leases. Loans are made to pay existing encumbrances on, or to purchase the land ; to pay off the money owing to the Crown in respect of the land ; to make improvements on the land ; or to improve and develop the agricultural or pastoral resources of the land ; or to build a home. Victoria. The Closer Settlement Act provides for advances to settlers by the Lands Purchase and Management Board. These advances are allowed not only to closer settlement lessees, but also to licensees and lessees under certain sections of the Lands Acts. The full amount which may be advanced cannot exceed 60 per cent, of the value of improvements effected by a lessee or licensee, and must not amount to a total exceeding $2,400. In special cases this amount may be increased to a total of $4,800, subsequent to the first six years. Twenty years is the maximum period over which repayments may be made, and the interest charged is 5 per cent, per annum. The Government will also erect houses for settlers, the cost of them being advanced, and being repayable by regular instalments extending over a period of twenty years. The Government, to enable a settler to get his land into working order promptly and effectively, is prepared to grade and seed a small portion of his holding. Payment for this work is also spread over a long term of years. As the proper carrying out of irrigation practices is new to many settlers, the Government provide free of cost experts to instruct and advise settlers how to prepare and plant the land and utilize it to the best advantage. One of these officers is stationed in each estate, and settlers have obtained in the past very much benefit through these advisors, it being their duty in every way to assist those who take up land. The Government will also purchase cows for a settler, their cost being, of course, charged against him, but the repayments are extended over such a period as will enable him to get sufficient returns from them to repay the amount of their purchase money. 32 Australia — Its Land Laws and Conditions of Settlement. Advances of wire netting may also be made to owners of land Wire where eligible. Netting Advances. The wire netting supplied is 17 gauge, IJ-in. mesh, 42 inches wide, weighs 28 cwt. to the mile, and is made up in rolls of 100 yards, which cannot be broken before issue. Such advances cannot exceed sufficient for 6 miles of vermin-proof fencing. Where the wire netting is to be erected on a boundary fence which adjoins unoccupied Crown lands, or is separated therefrom by a public road, then the price charged for such netting will only be 50 per cent, of its value. Wire netting advances are payable in cash or in instalments spread over a period not exceeding ten years, with interest at 4 per cent, per annum. Queensland. The Government Agricultural Bank makes advances to settlers up to $3,840, repayable in 25 years at 5 per cent., for payment of existing liabiHties on the holding, purchase of stock, machinery, or implements, and any improvements necessary to develop the area. Under the provisions of the Workers' Dwellings Act, the Government advances for the purposes of enabling persons of small incomes to erect dwelling houses as homes for themselves and their families. The applicant must show that his income does not exceed $960 per annum, and that he is not the owner of a dwelling house in Queensland or elsewhere. The amount borrowed is repayable at the rate of $3-18 per $480 for twenty years. The maximum amount that can be borrowed is $1,440, at the rate of 75 per cent. of the security. In Queensland advances may be made to holders of land which are being used, or are to be used, for agricultural purposes, whether hell in fee simple or as agricultural farms, agricultural homesteads, grazing farms, grazing homesteads, unconditional selections, or mining homestead leases, also prickly pear selections, or any other lands which the Governor in Council may by Order in Council declare to be agricultural lands for the purpose of this Act. The purposes for which advances are made are : — (a) Payment of liabilities already existing on the holding. (b) Purchase of stock, portable machinery, or instruments. (c) Agricultural, dairying, grazing, horticultural, or viticultural pur- suits on the holding. (d) Adding to the improvements already made on the holding. Five per cent, simple interest per annum is charged on the advances made. Advances can be held for a term of 25 years. In cases where advances are made for the purpose of agricultural, dairying, grazing, horticultural, or viticultural pursuits on the holding, or for the purpose of making additional improvements the repayment of a loan may extend for the full term of 25 years. Australia — Its Land Laws and Conditions of Settlement. 33 During the first five years simple interest only is payable. Then, at the expiration of five years from the 1st January or the 1st July, as the case may be, following the date of the advance, the borrower begins to redeem his advance, with interest, by payment of $19 '26 half-yearly for each $480 borrowed, until the whole has been repaid. Thus, if $480 has been borrowed, the borrower only pays $24 per annum simple interest for the first five years, and in subsequent years the half-yearly instalments of $19*26 go to pay interest and reduce the amount borrowed. It is further provided that the advance may be repaid sooner than is here stated, and in larger instalments, in which case, of course, the interest payable is considerably reduced. The improvements for which loans can be obtained from the Bank consist of clearing, breaking up, scrub falHng and burning off, ringbarking, draining, water bores, wells, dams, and reservoirs, buildings, machinery, cattle dips, stockyards, and any other improvements which may be prescribed by regulation. The largest amount which is advanced to any one person is $3,840. Apphcations for advances not exceeding $960 will receive priority. As there appears to be some misconception as to the conditions under which advances are made by the Agricultural Bank, it would be well to note that : — Advances may be made at the rate of $2*88 on $4*80 on the fair esti- mated value of the holding, including the improvements thereon and those to be effected. The trustees of the Bank also have power to make advances at the rate of $4*80 for $4-80 up to $960 for the purposes of effecting certain improvements and under certain conditions. Settlers are cautioned against entering into any obligations in anticipation of an advance being approved. South Australia. The State Bank makes advances to farmers, producers, and others to the extent of three-fifths (60 per cent.) of the value of land and improvements, and to the extent of half the selling value of Crown leases. Advances are repayable by uniform instalments, which include principal and interest, for terms from 1 to 42 years. The instalments entirely liquidate the loan, with interest at 4J per cent, per annum. The State Bank may also make advances to persons in receipt of less than $1,440 per annum to enable them to provide homes for themselves. Advances, at 5 per cent, interest, are made to the extent of four-fifths of the valuation for the purpose of assisting borrowers to erect, enlarge, or purchase a dwelling-house for himself and family. Up to 42 years is allowed for repayment. 3 4 Australia — Its Land Laws and Conditions of Settlement. Assistance "^^^ holders of agreements or leases, which include the lessees to Settlers of reclaimed and irrigation lands, can apply to the Advances to on Crown Settlers Board for loans up to $4,080 for the purpose of effecting improvements on their holdings, paying off mortgages, purchasing stock, or for any other purpose. The Board has power to advance up to $3,120 for the purpose of effecting improvements, paying off mortgages, or for any other purpose. It can also lend up to $960 for the purchase of stock with which to stock the holding ; the security in this case must be equal to one-third more than the advance to be made. For effecting improvements, the first $1,920 can be advanced $1 for $1 on the full value of improvements, and of lease to that amount, and the balance of $1,200 up to 75 per cent, of such value. Examples : — Suppose a lessee holds a lease which with improvements is worth $1,728, he would be entitled to a loan of $1,728 for effecting further improvements, or for any other purpose to a loan of $1,296, i.e., 75 per cent, of such value. If his lease, with improvements, were worth $2,880 he could obtain for effecting improvements a loan of $2,640, arrived at as follows : — For $1,920 value, $1 for $1 . , . . . . . . $1,920 For $960 additional value at 75 per cent. . . . . $720 $2,640 The borrower pays interest only for the first five years of the term, after which he commences to pay the principal and interest in half-yearly payments extending over 25 years. The interest is charged at a rate fixed from time to time by proclamation, and if it be paid within fourteen days from due date a rebate of 1 per cent, is allowed, i.e., if the rate fixed is at 5J per cent, and the borrower pays within the specified period of fourteen days, only 4J per cent, interest will be required from him. Loans not exceeding $240 can be granted to the holder of a Advances Homestead block on half the value of existing improvements on Honie= c .^ r «• .• it.- i • , stead *^^ ^"-^ purpose oi enectmg additional improvements on the Blocks. land, and are repayable with interest at the rate of 4 per cent. per annum in twenty equal annual instalments, at the rate of $35 ' 32 per annum. The borrower has the right to pay off the loan at any time. Advances Loans are granted to agriculturalists, pastoralists, and others for Wire for the purchase of wire netting for the purpose of protecting and *"^ crops from the ravages of rabbits, and for erecting dog-proof Vermin fences to prevent the inroads of wild dogs, which have proved Proof very destructive to the flocks of settlers. These loans are repay- able by twenty annual instalments, with interest at a rate fixed from timrj to time by proclamation. Australia — Its Land Laws and Conditions of Settlement. 35 Tasmania. The State Agricultural Bank makes advances of from $120 to $4,800 on agricultural areas for the payment of liabilities already existing on the holding ; for making prescribed improvements or adding to existing improve- ments, and for purchase of stock and implements. Interest is at the rate of 6 per cent., and repayment may extend over 25 years if desired. No advance to a borrower in respect of land held by him under purchase from the Crown upon the credit system shall exceed one-half of the capital value of the land, as estimated by the trustees after deducting from such capital value the r mount of instalments remaining unpaid to the Crown in respect of such land at the date of the loan. No advance in respect of freehold land shall be granted for an amount exceeding three-fifths of its capital value, as estimated by the trustees. No advance in respect of freehold land shall be granted, except upon the security of a mortgage or mortgages to the trustees of the land and improve- ments with respect to which such advance is made, with or without such additional security as to the trustees may seem fit. No advance shall be made on any property which is encumbered by any previous mortgage or charge other than a mortgage or charge under this Act, but a second mortgage may be taken as collateral security. The rate of interest is 6 per cent, per annum, and is payable half-yearly on the 1st January and 1st July in each year. After five years the borrower will begin paying off the principal, and can extend the repayments over 25 years, provided that an advance may, at the option of the borrower, be repaid at any time sooner than is provided, and in larger instalments. The valuation fee must be paid by the applicant, whether the loan be granted or not. The fees are as follow : — Not exceeding 5 miles from the residence of the inspector, $3 ' 60. Five miles, and not exceeding 10 miles from the residence of the inspector, $7 "20. Ten miles and over. (Special terms to be arranged by the manager and inspector.) Northern Territory. To whom Advances may be made to any person residing in the Northern Advances Territory who is the holder of any land under freehold or lease- can be hold from the Crown or under agreement with the Crown, by which he is entitled to acquire the freehold, provided that such land is being cultivated or improved, or bond fide intended to be cultivated or im- proved for the production of any commercial product. Advances are made to settlers for the following purposes : — {a) For making improvements on their holdings ; (b) For purchasing any implements, plant, or machinery, approved by the Board, for use on their holdings ; (c) For stocking their holdings ; or id) For paying off mortgages or charges on their holdings. 36 Australia — Its Land Laws and Conditions of Settlement. The total advances made to any one person shall not exceed $3,840, and may be granted as follows : — (a) For purchasing approved building material a sum not exceeding (b) For purchasing approved fencing material a sum not exceeding $480. (c) For erecting buildings $3-20 for every $4*80, not exceeding $480. {d) For erecting fencing $3 • 20 for every $4 ' 80, not exceeding $480. (e) For ringbarking, clearing, breaking up, water conservation, and other improvements approved by the Board, $3*60 for every $4-80. (/) For the purchase of approved stock $3 • 60 for every $4 * 80 on the value of the holding with the improvements made thereon, after taking into consideration all sums already advanced and still owing on the security, not exceeding $1,440. (g) For the purchase of implements, machinery, or plant approved by the Board, $3 • 60 for every $4 • 80 on the value of the holding with the improvements made thereon, after taking into con- sideration all sums already advanced and still owing on the security, not exceeding $480. (h) In case the holding is not of sufficient value in excess of all encum- brances (or at all) to permit of an advance being made as pro- vided by the last two preceding paragraphs, the Board may grant an advance not exceeding $2*40 for every $4-80 on the value of the stock, implements, machinery, or plant proposed to be purchased. (^) For paying off mortgage, $3 '60 for every S4-80 on the value of the holding. An advance may be paid by instalments as the improvements have been effected or the purchase made. For the first five years next following the date on which an me^^^'f advance is made the settler is not asked to repay the loan, but Advances, i^ ^o pay interest only on the advance of 4 per cent, per annum, the first payment of interest becoming due on the 1st July in the year following the granting of the advance. After the expiry of the first five years, however, the settler shall repay the advance to the Board by 25 equal yearly instalments together with simple interest on the balance of the advance for the time being unpaid at 4 per cent, per annum. The instalments are payable on the 1st July in each year. Any advance may at the option of the settler be repaid at any time sooner than prescribed, or in larger instalments. By Authority : Albert J. Mullett, Government Printer, Melbourne. UNIVERSITY OF CALIFORNIA LIBRARY BERKELEY Return to desk from which borrowed. This book is DUE on the last date stamped below. lilK ^ LD 21-100m-9,'47(A5702sl6)476 VC 34358 M215397 /f/r THE UNIVERSITY OF CALIFORNIA UBRARY 1 Information concerning j\UiJ 1 Ix/VLilrV may be obtained on application to : — IN America : Australian Pavilion. Panama Pacific Exposition. | NiEL NiELSON, Esq.. Trade and Immigration Commissioner for N.S.W. . 419 Market Street, SAN Francisco. F. T. A. Fricke, Esq.. Land and Immigration Agent for Vidoria . 687 Market Street, San Francisco. IN LONDON : The High Commissioner for THE COMMONWEALTH OF AUSTRALIA \ J 72 Vidorla Street, Westminster. London. S.W. IN AUSTRALIA : The Secretary, DEPARTMENT OF EXTERNAL AFFAIRS } Collins & Spring Sts.^ Melbourne.