Tenancy is an act letting of land for a term not exceeding 3 years and is not a registrable interest.  
A Tenancy cannot exceed 3 years and it is not registrable under National Land Code but tenant may be protected against subsequent dealings is by way of endorsement on the register document of title under section 316 National Land Code, tenancy also can be created by word of mouth or in writing.

Periodic tenancy: 
A tenancy for some period as determined by the term of the payment of rent. Can be yearly/monthly/weekly basis

Tenancy at Will: 
Where a tenant occupies a property with the consent of the owner but there is no written agreement between the parties that specifies a definite payment of rent or the tenure of the rental

(a) any tenancy or sub-tenancy for a term not exceeding three years granted pursuant to section 223; and 

(b) any tenancy or sub-tenancy for a team not exceeding one year granted pursuant to the provisions of any previous land law

As provided in sub-section (2) of section 206, the provisions of sub-section (1) of that section shall not apply to the creation of, or dealings affecting, tenancies exempt from registration, and accordingly-

(a) any such transaction shall be valid whether effected in writing or by word of mouth only. 

(b) where any such transaction is effected in writing, the instrument in question need not comply with the requirements of sections 207 to 212, and shall neither require, nor be capable of, registration under this Act.

S223(2) of The NLC

As provided by sub-sections (1) and (2) of section 213, tenancies and sub-tenancies granted pursuant to this section shall constitute tenancies exempt from registration, and may be so granted either by word of mouth or by a written instrument in any form whatsoever

Subject to the provisions of sections 225 and 226, tenancies (or subtenancies) for terms not exceeding three years may be granted as follows- 

(a) by the proprietor of any alienated land, in respect of the whole or any part thereof. 

(b) by any lessee or sub-lessee for the time being of any alienated land, in respect of the whole or any part of the land comprised in his lease or sub-lease. 

(c) by any person for the time being holding any alienated land under such a tenancy of sub-tenancy, in respect of the whole or any part of the land so held.

(1) The powers conferred by this Chapter shall be exercisable in any particular case subject to- 

(a) any prohibition or limitation imposed by this Act or any other written law for the time being in force. 

(b) any restriction in interest to which the land in question is for the time being subject; and 

(c) so far as they are conferred on lessees, sub-lessees and tenants, the provisions, express or implied, of the lease, sub-lease or tenancy in question. 

(2) Without prejudice to paragraph (a) of sub-section (1), no lease or tenancy may be granted to two or more persons or bodies otherwise than as trustees or representatives

According to Section 214 of the National Land Code. 

A transferable land includes the whole, but not part only of any alienated land. 

The whole, but not part only of any undivided share in any alienated land. 

Any lease, any charge, any TER

Form 14B (Transfer of charge) S218(2) of The NLC

May be transferred by word of mouth or by a written instrument in any form. S220(1) of The NLC

S.215 of The NLC

The title of the land is passed to the transferee upon the registration of the land.  Bestows Indefeasible title or interests.  It is subject to existing encumbrances and conditions or restrictions in interests, if any.

s 217(2), the share so transferred shall pass to and vest in the transferee upon the registration of the transfer.

Transfer of lease or charge:
s 219(2), any transferred lease or charge shall be enforceable by or against him as if he were a party if it continues vested in the transferee; and, unless the instrument of transfer provides, there shall be implied part on transferee and in favour of the transferor in an agreement.

s 217(3), at the time when any undivided share is transferred, s. 216 shall
apply, mutatis mutandis, as they apply on the transfer of land subject to a lease, charge, or tenancy.
the title or interest of any person for the time being
registered proprietor after registration is indefeasible.

Registered proprietor (see Md Kamis Yaakob v Ismail Abdullah [1995] 2 CLJ 238)

Nemo dat quod non habet (maxim = no one gives what he does not have)

Estate land cannot be transferred unless the transfer has been approved by the Estate Land Board. 

The first defendant entered into a three-year fixed-term tenancy agreement with the plaintiff to rent space in the Square for a food and beverage outlet. However, after only 77 days of operating its business at the demised premises, the first defendant closed its business and sought the plaintiff’s agreement to a mutual termination of the tenancy agreement. The plaintiff did not agree and requested the first defendant to resume their business and also pay all outstanding rentals and payments that were due. The defendant, however, returned the keys to the premises to the plaintiff and abandoned the premises after moving all its belongings out. The plaintiff gave the defendant notice of its liability for unilaterally terminating the agreement and fixed a date for both parties to inspect the premises which the defendant did not respond. The plaintiff commenced the instant action to recover all amounts due under the tenancy agreement including amounts payable under the unexpired term of the tenancy. The defendants contended that they entered into the tenancy agreement in reliance upon the false promises and misrepresentations of the plaintiff’s agents or servants who had made out the premises to be a good location for the defendants’ business. However, as it turned out, most of the features promised by the plaintiff to complement the defendants’ business were not built or provided resulting in few people frequenting the area where the premises was located which the defendants suffered losses.

The court allowed the plaintiff’s claim and dismissing the counterclaim as the defendants did not call any witnesses to corroborate their allegation that the first defendant had entered into the tenancy agreement because of the misrepresentations made by the plaintiff’s agents or servants. Furthermore, misrepresentation was an afterthought as the defendants had merely proposed for early termination of the tenancy agreement and had never cited the alleged misrepresentations as being the core reason for the termination.

2. The duration is precise and certain.

3. The lessor intends to create a lease rather than a licence.