If it appears to the Registrar that any such transaction as aforesaid has been registered and that all encumbrances affecting the land, excepting such as are hereafter mentioned as not requiring special notification, have been released, or that the owners of the land have consented to the application, or that any encumbrance, not being a mortgage the owner of which has not consented to the application, may be specified in the certificate of title and continue outstanding, the Registrar shall publish notice of the application in the Gazette and shall serve the notice on such person or persons as he or she may think fit, and shall appoint a time not less than twenty-eight days nor more than twelve months from the publication of the notice on or after the expiration of which the Registrar shall, unless a caveat is lodged forbidding it, bring the land under the operation of this Act.