Real property in a nutshell / by Roger Bernhardt, Ann M. Burkhart.
2010
KF570 .B47 2010 (Map It)
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Details
Author
Title
Real property in a nutshell / by Roger Bernhardt, Ann M. Burkhart.
Published
St. Paul, MN : West/Thomson, [2010]
Copyright
©2010
Call Number
KF570 .B47 2010
Edition
Sixth edition.
Spine Title
Real property
ISBN
9780314261878 (pbk.)
0314261877 (pbk.)
0314261877 (pbk.)
Description
lxi, 576 pages ; 19 cm.
System Control No.
(OCoLC)643374181
Note
Includes index.
Series
Record Appears in
Gift
In memory of Edward R. Levy, Class of 1935.
Added Author
Gift
The Arthur W. Diamond Law Library
In memory of Edward R. Levy, Class of 1935.
Table of Contents
Introduction
v
Table of Cases
vii
pt. ONE
INTERESTS IN LAND
ch. One
Possession and Ownership
1
I.
Possession of Unowned and Owned Personal Property
2
A.
Unowned Personal Property
2
1.
Possessor's Rights
2
2.
Rival Possessors
3
3.
What Constitutes Possession
3
B.
Owned Goods
5
1.
Types of Possessors
5
2.
Duty to Return
6
3.
Duty of Care
7
4.
Exculpatory and Limitation of Liability Clauses
8
5.
Possessors' Rights Against Others
8
6.
Landowner's Claims
11
a.
Finder's Status
11
b.
Premises' Status
11
c.
Status of Land Based Claim
12
d.
Where Goods are Found
12
e.
How Goods Got There
12
7.
Modern Status
13
II.
Gifts
13
A.
Inter Vivos Gifts
14
1.
Intent
14
a.
Effect of Conditions on the Transfer
14
b.
Circumstances Surrounding the Gift
15
c.
Effect of Donor's Retention of Rights
16
2.
Delivery
17
a.
Types of Delivery
17
1.
Actual Delivery
17
2.
Constructive and Symbolic Delivery
18
b.
Delivery to Third Parties
19
3.
Acceptance
20
B.
Gifts Causa Mortis
21
1.
Elements
21
a.
Intent, Delivery, and Acceptance
21
b.
Donor Anticipates Imminent Death
21
c.
Death as Anticipated
22
d.
Donor Does Not Recover
22
e.
Absence of Revocation by Donor
23
f.
Donee Survives Donor
23
g.
Condition Precedent or Subsequent
23
III.
Possession of Land Apart From Ownership
24
A.
Consequences of Possession Unconnected to Ownership
24
1.
Possessor's Liabilities Ejectment
25
2.
Possessor's Rights
25
3.
Possession that is Rightful and Wrongful
26
B.
Duration of Possession
26
C.
Adverse Possession
27
1.
Duration and Adverse Possession
27
a.
How Long Possession Must Continue
28
b.
Tacking
28
1.
Privity
28
2.
Acts of Possession Required---Standards
29
a.
Payment of Taxes
30
1.
When Both Parties Pay Taxes
30
2.
Boundary Disputes
31
3.
Possession's Required Qualities
31
a.
Open
32
b.
Notorious
32
1.
Subjacent Possession
33
c.
Actual Possession
34
1.
Constructive Possession and Color of Title
34
2.
Constructive Possession and Prior Possession
35
3.
Limits on Constructive Possession
35
4.
Conflicting Constructive Possessions
36
d.
Continuous and Uninterrupted
37
1.
Interruptions by Owner
39
e.
Exclusive
39
f.
Hostile
40
1.
Objective Standard
41
2.
Subjective Standard
41
a.
Mentality of Thievery
41
b.
Mentality of Mistake
41
3.
Permissive Possession
42
a.
Ouster
42
b.
What Constitutes Ouster
43
4.
Other Cases of Permissive Possession
43
g.
Claim of Right
44
h.
Color of Title
44
1.
Color of Title as Absolute Requirement of Adverse Possession
44
2.
Color of Title as Affecting Acts Required
45
3.
Color of Title as Affecting Time Period
45
4.
Color of Title and Hostility
45
4.
External Factors that Prolong Statute of Limitations
45
a.
Disabilities
45
b.
Future Interests
47
c.
Effect of Adverse Possession on Nonpossessory Interests
48
5.
Consequences of Having Been an Adverse Possessor
49
ch. Two
Common Law Estates
51
I.
Present (Possessory) Estates in Land
51
A.
Kinds of Estates
51
1.
Fee Simple
51
2.
Fee Tail
51
3.
Life Estate
52
4.
Estate for Years (also known as Tenancy for a Term)
52
5.
Periodic Estate (also known as Tenancy from Period to Period)
52
6.
Tenancy at Will and Tenancy at Sufferance
52
B.
Freehold v. Nonfreehold Estates---Seisin
53
C.
Creation of Estates (Creating Words)
53
1.
Fee Simple---"To Bob and His Heirs"
53
2.
Fee Tail---"To Bob and the Heirs of His Body"
54
a.
Special Forms of Fee Tail
55
b.
Fee Simple Conditional
55
c.
Disentailing Conveyances --- Common Recovery and Fine
56
3.
Life Estate --- "To Bob for His Life"
56
a.
Life Estate Pur Autre Vie --- "To Bob for the Life of Cathy"
57
b.
Legal Life Estate
58
1.
Fee Tail Special with Possibility of Issue Extinct
58
2.
Marital Estates
58
4.
Estate for Years --- "To Bob for Ten Years"
58
5.
Estate from Period to Period --- "To Bob from Month to Month" or "To Bob for $10 per Month"
59
D.
Quality of Estates --- Absolute or Unqualified
59
1.
Determinable Estate (also called Estate Subject to Special Limitation)
60
2.
Estate Subject to Condition Subsequent
61
3.
Estate Subject to Executory Limitation
62
II.
Future Interests
63
A.
Future Interests Retained by Grantor
64
1.
Possibility of Reverter
64
2.
Power of Termination (also called Right of Re-entry)
65
3.
Reversion
66
B.
Future Interests Created in a Grantee
67
1.
Remainder v. Executory Interest
67
a.
Capable of Becoming Immediately Possessory
67
b.
Cannot Divest Prior Interest
68
2.
Types of Remainders
69
a.
Indefeasibly Vested Remainder
69
b.
Vested Remainder Subject to Open (also known as Vested Remainder Subject to Partial Divestiture)
70
c.
Vested Remainder Subject to Condition Subsequent (also known as Vested Remainder Subject to Total Divestiture)
71
d.
Contingent Remainder (also known as Remainder Subject to Condition Precedent)
71
3.
Types of Executory Interests
73
C.
Transferability of Interests
73
D.
Inheritability of Interests (Intestate Succession)
74
III.
Special Rules Concerning Future Interests
75
A.
Rule in Shelley's Case
75
1.
Rule's Elements
77
a.
The Grantee's Interest must be a Freehold Estate
77
b.
Grantee's Heirs must have a Remainder
77
c.
The Interests of the Grantee and of the Grantee's Heirs must have been Conveyed in the Same Instrument
78
d.
Remainder must use Words of Indefinite Succession
78
e.
Grantee's and Grantee's Heirs' Interests both must be Legal or both must be Equitable
78
f.
Real Property
79
B.
Doctrine of Worthier Title
79
1.
Doctrine's Elements
79
a.
Grantee's Interest must be a Freehold
80
b.
Grantor's Heirs can have Remainder or Executory Interest
80
c.
Grantee's and Grantor's Heirs' Interests must be in same Instrument
80
d.
Grantor's Heirs Interest must use Words of Indefinite Succession
80
e.
The Doctrine Applies to Real and to Personal Property
80
C.
Doctrine of Destructibility of Contingent Remainders
81
1.
Contingent Remainder Unable to Vest
81
2.
Merger
82
D.
Rule Against Perpetuities
83
1.
The Rule
83
2.
Measuring the Time Period
83
3.
Rule's Applicability to Different Interests
84
a.
Contingent Remainders
84
b.
Executory Interests
85
c.
Vested Remainders Generally are not Subject to the Rule
86
d.
Reversions
86
e.
Powers of Termination and Possibilities of Reverter
86
f.
Other Interests
87
4.
Consequences of Violating Rule
87
5.
Modern Revisions to Rule
88
a.
Wait-and-See
88
b.
Cy Pres
88
IV.
Waste
89
A.
Parties
89
B.
Policy
89
C.
Types
90
1.
Active Waste
90
2.
Passive Waste
91
3.
Ameliorating Waste
91
D.
Remedies
92
V.
Restraints on Alienation
92
A.
Disabling Restraints
92
B.
Forfeiture Restraints
92
C.
Promissory Restraints
93
VI.
Marital Estates
93
A.
Wife's Estate---Dower
94
1.
Conditions for Dower
94
a.
Freehold Estate
94
b.
Inheritability
95
2.
Extent of Dower
96
a.
Before Husband's Death
96
b.
After Husband's Death
96
B.
Husband's Estate
96
1.
Upon Marriage and Before the Birth of Issue---Jure Uxoris
97
2.
Upon Birth of Live Issue---Curtesy Initiate
97
3.
After the Wife's Death---Curtesy Consummate
97
C.
Modern Statutory Forced Share
98
D.
Community Property
98
1.
Community Ownership's Characteristics
101
a.
Management and Control
101
b.
Severance
102
c.
Death Transfers
102
d.
Liabilities
103
VII.
Rules Regulating Early Common Law Estates
103
A.
Legal Interests in Land
104
1.
Seisin can Never be in Abeyance
104
2.
Seisin Passes out of the Grantor only by Livery
104
3.
No Springing Interests (No Freehold to Commence in Future)
104
a.
Remainder Cannot Spring
105
b.
Remainder must be Created in same Document as Estate Supporting it
106
1.
Application to Nonfreeholds
107
c.
No Contingent Remainder after Term of Years
107
4.
No Shifting Interests---No Condition in a Stranger
108
B.
Equitable Interests in Land---Uses
108
1.
Equitable Conveyances
109
a.
Conveyance for Use
109
b.
Covenant to Stand Seised
109
c.
Bargain and Sale Deed
109
d.
Resulting Use
110
2.
Uses Compared to Common Law Estates
110
3.
New Equitable Estates (Executory Interests)
110
a.
Springing Use
111
b.
Shifting Use
111
4.
Indestructibility of Executory Interests
113
5.
Statute of Uses (1536)
114
a.
Effect of Statute on Future Interests
115
1.
Executory Interests
115
2.
Contingent Remainders
116
3.
Remainder or Executory Interest?
116
6.
Unexecuted Uses
118
a.
Active Trust
118
b.
Use on a Use
118
c.
Uses and Seisin
119
ch. Three
Concurrent Ownership
121
I.
Forms of Concurrent Ownership
121
A.
Characteristics of the Different Types of Concurrent Ownership
122
1.
Unity of Time
122
2.
Unity of Title
123
3.
Unity of Interest
124
4.
Unity of Possession
124
5.
Unity of Person
125
B.
Preference for One Estate over Another
125
II.
Consequences of Different Types of Ownership
126
A.
Survivorship
126
B.
Severance
128
1.
Severance of Joint Tenancy
128
2.
Severance of Tenancy by the Entirety
130
C.
Partition
130
1.
Partition in Kind
131
2.
Partition by Sale
131
III.
Possession, Profits, and Expenditures
131
A.
Rents
132
1.
Rents from Possessing Cotenant
132
2.
Rents and Profits from Third Parties
132
B.
Expenditures
133
1.
Payment of Purchase Price
133
2.
Necessary Payments
134
3.
Improvements
135
4.
Repairs
136
IV.
Condominiums, Time Sharing, and Cooperatives
136
A.
Condominiums
136
B.
Time Sharing Arrangements
138
C.
Cooperatives
139
ch. Four
Landlord and Tenant
141
I.
Types and Creation of Tenancies
141
A.
Tenancy for a Term
142
B.
Periodic Tenancy
142
1.
Implied Periodic Tenancies
143
2.
Length of the Period
144
C.
Tenancy at Will
144
1.
Implied Tenancies at Will
144
D.
Tenancy at Sufferance
145
II.
Tenant's Possessory Interest
146
A.
Tenant's Remedies for Disturbance of Possession
147
1.
Remedies Against Strangers
147
2.
Remedies for Landlord's Interferences
147
3.
Eviction by Paramount Title
148
B.
Remedies When a New Tenant is Prevented from Taking Possession
148
1.
When Landlord is at Fault
148
2.
When Third Party is at Fault
150
a.
English Rule
150
b.
American Rule
150
C.
Rights Incidental to Possession
151
D.
Liabilities as a Possessor
151
III.
Rent
151
A.
Payment
152
B.
Rent Control
152
1.
Premises and Persons Covered
153
2.
Rates
153
3.
Ancillary Restrictions
154
IV.
Problems Arising from Disrepair of the Premises
155
A.
Parties' Basic Duties
155
1.
Duties Owed to Third Persons
156
2.
Modern Changes in Basic Duties
157
3.
Duties Regarding Common Areas
157
B.
Altering Basic Duties by Covenant
158
1.
Enlarging Scope of Tenant's Duties by Covenant to Repair
158
2.
Diminishing Scope of Tenant's Duties by Landlord's Covenant to Repair
158
C.
Right to Recover Cost of Repairs
158
1.
No Right to Recover when no Duty to Repair Exists
159
2.
Tenant's Right to Recover when Landlord has Duty to Repair
159
a.
Duty Arising from Building Code
159
b.
Duty Arising from Habitability Law
160
c.
Duty Arising from Covenant
160
d.
Duty Arising in Common Areas
161
3.
Landlord's Right to Recover when Tenant has Duty to Repair
161
a.
Recovery When Building Code Applies to Tenant
162
b.
Recovery under Modern Statutes
162
c.
Effect of Insurance
162
D.
Right to Terminate Tenancy
163
1.
Landlord's Right to Terminate
163
a.
No Right to Terminate if Tenant has no Duty
163
b.
Right to Terminate After Destruction
164
2.
Tenant's Right to Terminate
164
a.
When Building Code Applies to Landlord
165
b.
When Landlord has Special Statutory Duty
166
c.
Failure to Repair Common Areas
166
d.
Failure to Honor Covenant to Repair---Constructive Eviction
166
E.
Right to Rent Reduction (Abatement)
169
1.
Landlord's Covenant to Repair
170
2.
Repair-and-Deduct Statute
170
3.
Implied Warranty of Habitability
170
4.
Retaliatory Eviction
171
F.
Tort Liability for Disrepairs
172
1.
Early Common Law
172
a.
Landlord's Liability
172
1.
Scope of Landlord's Duty
172
a.
Latent Defect
173
b.
Unreasonable Risk of Harm to Persons Outside the Premises
173
c.
Premises Leased for Public Admission
173
d.
Common Areas
174
e.
Landlord Covenanted to Make Repairs
174
f.
Landlord's Negligent Repairs
175
2.
Privity of Contract Requirement
175
3.
Recovery Amount
176
b.
Tenant's Liability
176
2.
Modern Law
176
a.
Scope of Duty and Privity
176
1.
Landlord's Liability for Third Party's Criminal Activities
177
a.
Known Physical Defect
177
b.
Providing Security
177
c.
High Crime Area
178
b.
Recovery Amount
178
c.
Exculpatory Clauses
178
V.
Transfer of Tenancy
179
A.
Distinction between Assigning and Subleasing
179
B.
Assignment's Effect
181
1.
Effect on Tenant
181
2.
Effect on Assignee
182
3.
Effect on Landlord
183
4.
Effect of Second Assignment
184
C.
Sublease's Effect
185
D.
Restrictions on Tenant's Right to Transfer
186
1.
Landlord's Right to be Unreasonable
187
2.
Effect of Consenting to First Assignment
188
VI.
Termination of Tenancies
189
A.
Termination According to Type of Tenancy
189
1.
Tenancy for a Term
189
2.
Periodic Tenancy
189
3.
Tenancy at Will
190
4.
Tenancy at Sufferance
190
B.
Other Ways of Terminating a Tenancy
191
1.
Destruction of Premises
191
2.
Tenant's Breach---Doctrine of Independent Covenants
191
3.
Landlord's Breach---Covenant of Quiet Enjoyment
192
a.
Mortgages and Leases
194
b.
Constructive Eviction
195
4.
By Agreement---Surrender
195
5.
Eminent Domain
196
C.
Landlord's Remedies for Continued Possession after Lease Terminates---Holdover Tenants
197
1.
Double or Treble Damages
197
2.
Increased Rent
198
3.
Eviction and Damages
198
4.
Self-Help
198
5.
Renewal of Tenancy for Additional Term
199
a.
Consequence of Tenant for a Term Becoming a Periodic Tenant
199
b.
Increased Rent
200
D.
Consequences of Tenant Attempting to Surrender the Estate Before the Term Ends---Abandonment and Surrender
201
1.
Failure to Pay Rent
201
2.
Failure to Retain Possession and to Pay Rent
201
a.
Duty to Mitigate
203
b.
Surrender by Operation of Law
203
3.
Tenant's Failure to Pay Rent or to Perform Other Lease Covenants
204
a.
Dispossession Without Termination
204
4.
Reletting for Tenant's Account
205
5.
Difference Value Damages
206
ch. Five
Easements, Profits, and Licenses
208
I.
Nature of Easements
208
A.
Easements Distinguished from Possessory Interests
208
1.
No Right to Exclude
208
B.
Easements Distinguished from Other Nonpossessory Interests
210
1.
Profits
210
2.
Natural Rights in Land
210
3.
Licenses
211
II.
Types of Easements and Profits
211
A.
Appurtenant v. In Gross
211
1.
No Dominant Tenement when Easement is in Gross
213
2.
Profits
213
B.
Affirmative, Negative, or Spurious
213
III.
Creation of Easements, Profits, and Licenses
215
A.
By Express Words---Grant and Reservation
215
1.
Formalities and Failure to Comply with Them---Licenses
216
2.
Formal Creation of Licenses
216
3.
Other Revocable Rights to Use
217
B.
By Implication
217
1.
Easement by Necessity
218
a.
Common Ownership
219
b.
Need Created by Subdivision
219
1.
Implied Grant and Implied Reservation
220
2.
Implied from Plat
221
c.
Necessity
222
2.
Quasi-Easement
222
a.
Prior Use
223
1.
Apparent
223
2.
Continuous
224
b.
Reasonable Necessity
225
C.
By Prescription
226
1.
Prescriptive Use v. Prescriptive Possession
228
2.
Elements of Prescription
229
a.
Adverse and Hostile
229
b.
Payment of Taxes
229
c.
Exclusive
229
d.
Uninterrupted
230
1.
Ineffective Interruptions
230
3.
Prescriptive Easements as Appurtenant or in Gross
231
a.
Negative Prescriptive Easements
231
IV.
Transfer of Easements
233
A.
Transfer of Easement's Burden
233
B.
Transfer of Easement's Benefit
233
1.
Transfer of In Gross Easement's Benefit
233
2.
Transfer of Appurtenant Easement's Benefit
234
3.
Transferability Affected by Creating Language
235
V.
Subdivision of Easements and Profits
235
A.
Subdivision of Burden
235
B.
Subdivision of Benefit
236
1.
Easements
236
a.
Subdivision of In Gross Easement's Benefit
236
b.
Subdivision of Appurtenant Easement's Benefit
237
2.
Profits
238
VI.
Scope of Use
238
A.
Uses by Dominant Tenant
238
1.
Standards for Determining Whether Use can Change
240
a.
When there is Explicit Language
240
b.
When there is not Explicit Language
240
c.
When Easement is Prescriptive
241
2.
Changes Caused by Development of Dominant Estate
242
B.
Uses by Servient Tenant
244
1.
Nature of Dominant Tenant's Rights
244
2.
Nature of Servient Tenant's Rights
244
a.
Third Parties' Rights
245
VII.
Termination of Easements and Profits
245
A.
Termination by Language in the Grant
245
B.
Merger
246
1.
Temporary Merger or Reseparation
246
C.
Release and Abandonment
247
1.
By Words Alone
248
2.
By Nonuse Alone
248
3.
By Words and Nonuse
248
4.
By Words and Inconsistent Acts
248
5.
By Inconsistent Acts Alone
249
6.
By Words of Dominant Tenant and Acts of Servient Tenant---Estoppel
249
D.
Adverse Use
250
E.
Invalidity
251
F.
Sale of Servient Estate to Bona Fide Purchaser
251
G.
Termination of Necessity for Implied Easement
252
H.
Forfeiture by Misuse
252
VII.
Termination of Licenses
253
A.
Irrevocable License
253
B.
License Coupled with an Interest
254
ch. Six
Real Covenants and Equitable Servitudes
255
I.
Real Covenants Compared to Other Interests that Bind Future Owners
256
A.
Easements
256
B.
Defeasible Estates
258
C.
Contract Assignment and Assumption
258
II.
Requirements for Covenant to Run with the Land
259
A.
Covenant must be an Enforceable Promise
260
B.
Parties must Hhave Intended that the Covenant Run
260
C.
Promise must Touch and Concern Land
261
1.
Burden v. Benefit
261
a.
Requirements for Burden to Run
263
b.
Requirements for Benefit to Run
264
2.
Covenants to Pay Money
264
D.
Privity of Estate
265
1.
Mutual Privity
265
2.
Horizontal Privity
266
3.
Vertical Privity
267
a.
Transfer of Lesser Estate
267
1.
Burdened Land
268
2.
Benefited Land
268
III.
Equitable Servitudes
269
A.
Policy Underlying Equitable Servitudes
269
B.
Rules Concerning Equitable Servitudes
271
1.
Applicability of Rules for Covenants Running at Law
271
a.
Privity
271
b.
Touch and Concern
272
2.
Special Equitable Requirements
273
a.
Notice
273
b.
Negative Promises Only
273
IV.
Enforcement of Neighborhood Restrictions
274
A.
Enforcement by Later Grantees Against Earlier Grantees---Running of Benefit
274
B.
Enforcement by Earlier Grantees Against Later Grantees---Alternative Theories
275
1.
Enforcement of Common Owner's Covenant to Prior Grantee---Running of Burden
275
2.
Enforcement of Subsequent Grantee's Covenant to Common Owner---Third Party Beneficiary
276
a.
When Third Party Beneficiary Theory Applies
277
3.
Enforcement of Restriction when Prior Grantee Covenanted with Common Owner---Implied Reciprocal Servitudes
277
a.
Prior Grantee's Reliance
278
C.
Significance of Common Plan
278
1.
To Provide Notice
279
2.
To Apply Third Party Beneficiary Theory
279
3.
To Imply Reciprocal Servitudes
279
4.
To Burden Benefited Lots
280
D.
Enforcement by Homeowners' Association
281
E.
Effect of Omission in Later Deeds
282
V.
Termination of Restrictions
282
A.
Termination by Covenanting Parties' Acts
282
1.
Restricted Duration
282
2.
Release
283
3.
Merger
283
4.
Abandonment
283
5.
Prescription
284
6.
Estoppel
284
7.
Laches
284
8.
Unclean Hands
285
9.
Acquiescence
285
B.
Termination Resulting from External Actions
285
1.
Changed Conditions
285
2.
Government Acquisition
286
C.
Legal Invalidity
286
pt. TWO
CONVEYANCING
ch. Seven
Real Estate Brokers
289
I.
Broker's Role
289
A.
Broker's Economic Function
289
B.
Who May Act as a Broker
289
C.
Brokers' Services
290
D.
Brokers' Other Legal Obligations
291
1.
Discrimination
291
2.
Practicing Law
292
3.
Antitrust
292
II.
Listing Agreements and Commissions
292
A.
Types of Listing Agreements
293
1.
Open (Nonexclusive) Listing
293
2.
Exclusive Listing
293
B.
Earning a Commission
294
1.
Sale Closing as Condition Precedent
294
a.
Closing as Condition or Mere Calendar Event
295
2.
Lesser and Contingent Offers
295
III.
Broker Liability
296
A.
Contract
296
B.
Licensing Standards
296
C.
Negligence and Fraud
297
D.
Agency
297
1.
Whose Agent is the Broker?
298
ch. Eight
Contract of Sale
299
I.
Contract Formation---Statute of Frauds
299
A.
Discrimination by Seller
300
II.
Marketable Title (Merchantable Title)
301
A.
What Is Marketable Title?
302
1.
Vendor's Title
302
2.
Title Free From Encumbrances
303
a.
Easements
304
1.
Exception for Visible and Beneficial Easements
304
b.
Covenants and Servitudes
304
1.
Exception for Superfluous and Unenforceable Covenants
304
c.
Leases
305
d.
Money Obligations
305
3.
Title Free From Doubt
305
4.
Circumstances not Affecting Marketability
306
B.
Effects of Unmarketable Title
306
1.
Seller's Right to Cure Defects
306
2.
Seller's Right to Specific Performance with Abatement
308
3.
Buyer's Right to Terminate
308
4.
Buyer's Right to Damages
308
5.
Buyer's Right to Specific Performance
308
a.
Specific Performance with Abatement
309
C.
Waiver of Right to Marketable Title
309
1.
Complete Waiver of Marketable Title
309
2.
Waiver of Particular Defect
309
3.
Alternative Title Standards---Insurable and Good
310
a.
Insurable Title
310
b.
Good Title
311
4.
Waiver by Acceptance of Deed---Merger
311
III.
Equitable Conversion
312
A.
Seller's or Buyer's Death
313
B.
Actions for Property Damage
313
C.
Risk of Loss for Injuries Caused Without Fault
314
1.
Majority Rule---Risk on Buyer
314
2.
Minority Rule---Risk on Seller
314
3.
Uniform Vendor and Purchaser Risk Act
315
4.
Contrary Agreements
315
a.
Insurance Provisions
315
D.
Creditors
316
IV.
Disclosure Duties
316
A.
Disclosure
317
B.
Implied Warranty of Habitability
317
1.
Plaintiffs
317
2.
Defendants
318
3.
Disclaimers
318
4.
Damages
318
5.
Statute of Limitations
319
V.
Performance
319
A.
Installment Land Contracts (Contracts for Deed)
319
VI.
Nonperformance
320
A.
By Seller
320
B.
By Buyer
321
ch. Nine
Transfer of Title by Deed
322
I.
Deeds
322
A.
Quitclaim Deed (Deed Without Warranties)
322
B.
Limited Warranty Deed (Bargain and Sale Deed, Grant Deed, or Special Warranty Deed)
323
C.
General Warranty Deed
323
II.
Execution of Deeds
324
A.
Signature
324
B.
Consideration
324
C.
Essential Terms
324
1.
Parties
324
2.
Property Description (Legal Description)
325
a.
Federal Survey System (Government Survey or Rectangular System)
326
b.
Plat Maps
327
c.
Metes and Bounds
327
d.
Inconsistent Descriptions
328
e.
Boundaries with Width
328
f.
Water Boundaries
329
3.
Words of Conveyance
329
4.
Description of the Estate
330
D.
Acknowledgment
330
E.
Recording
330
III.
Delivery of Deeds
331
A.
What is Delivery?
331
B.
Intent that Deed be Presently Operative
333
1.
Effect of Future Events When No Intent Exists to Make Deed Presently Operative
334
2.
When Future Event is Grantor's Death
335
C.
No Conditional Delivery to Grantee
335
D.
Delivery to Someone Other Than Grantee
336
1.
Grantee's Agent
336
2.
Grantor's Agent
337
3.
Escrow
337
a.
Contingency Certain to Occur
339
b.
Underlying Contract
340
c.
Relation Back
341
E.
Effect of Delivery and Nondelivery
343
1.
Delivery
343
2.
Nondelivery
343
IV.
Title Covenants in Deeds
344
A.
Types of Deeds
344
1.
General Warranty Deed
344
2.
Limited Warranty Deed (Bargain and Sale Deed, Grant Deed, or Special Warranty Deed)
345
3.
Quitclaim Deed (Deed without Warranties)
345
B.
Six Common Law Title Covenants
345
1.
Covenant of Seisin
346
2.
Covenant of Right to Convey
346
3.
Covenant Against Encumbrances
346
4&5.
Covenants of Warranty and Quiet Enjoyment
347
6.
Covenant of Further Assurances
347
C.
Estoppel by Deed (After-Acquired Title)
348
D.
Breach of Title Covenant
348
1.
What Constitutes Breach
348
a.
Covenant of Seisin
348
b.
Covenant of Right to Convey
349
c.
Covenant Against Encumbrances
349
d.
Covenants of Warranty and Quiet Enjoyment
349
e.
Covenant of Further Assurances
350
2.
When Covenant is Breached
350
a.
Present Covenants
350
b.
Future Covenants
350
E.
Subsequent Grantee's Enforcement of Covenants (Running with the Land)
351
1.
Covenants of Seisin and Right to Convey
351
2.
Covenant Against Encumbrances
352
3.
Covenants of Warranty, Quiet Enjoyment, and Further Assurances
353
F.
Measure of Damages
354
1.
Covenants of Seisin and Right to Convey
356
2.
Covenant Against Encumbrances
356
3.
Covenants of Warranty and Quiet Enjoyment
357
4.
Covenant of Further Assurances
357
ch. Ten
Priorities: The Recording System
358
I.
Common Law Priorities
359
II.
The Recording System---Recording Statutes
361
A.
Types of Recording Acts
362
1.
Notice Acts
362
2.
Race Acts
363
3.
Race-Notice Acts (Notice-Race Acts)
365
4.
Grace Period Acts
367
III.
Mechanics of Recording and Searching Title
367
A.
Recording a Document
367
1.
Filing
368
2.
Recording
369
3.
Indexing
369
4.
Returning Document
370
B.
Searching Title in Name Indexes
371
1.
Locating Present Owner in Grantee Index
371
2.
Locating Prior Owners in Grantee Index
371
a.
Stopping Short of Original Source
372
b.
Dealing with Gaps
372
3.
Searching for Encumbrances and Other Interests in Grantor Index
373
4.
Following Subsequent History of Encumbrances
373
C.
Searching Title in Tract Index
374
IV.
Record Notice---Constructive Notice
374
A.
Documents that Cannot be Located
376
1.
Misindexed Documents
376
2.
Wild Documents (Missing Links)
376
B.
Documents that are Difficult to Locate
377
1.
Late Recorded Document
377
2.
Early Recorded Document---Estoppel by Deed
378
3.
Deed Affecting More Than One Lot
379
C.
Documents that can be Located but do not Give Notice
380
1.
Defective Documents
381
2.
Unrecordable Documents
381
V.
Inquiry Notice
382
A.
Notice Based on Information in Records
382
1.
References in Recorded Documents to Unrecorded Documents
383
2.
References in Recorded but Unread Documents to Other Unrecorded Documents
383
3.
Indefinite References to Other Documents
384
B.
Notice Based on Possession of Property
385
1.
Information Charged to Purchaser---Constructive Notice v. Inquiry Notice
385
2.
Inquiry Notice when Statute Requires Actual Notice
387
3.
When Possession is Unsuspicious
389
a.
Landlord-Tenant Exception
389
C.
Notice Based on Neighborhood Conditions
390
D.
Harmless Notice
391
VI.
Persons Protected Against Previous Failures to Record
392
A.
Persons Protected under Recording Statutes
392
1.
Persons Protected in Race State
392
2.
Persons Protected in Notice State
392
3.
Persons Protected in Race-Notice State
393
B.
Purchasers Without Notice
393
C.
Purchasers for Value
393
1.
Donees
394
2.
Cancellation of Prior Debt
395
3.
Payment of Less than Full Consideration
395
4.
Promise to Pay
395
5.
Payment of Part of the Price---Alternative Solutions
396
D.
Encumbrancers
398
1.
Pre-existing Debt
399
a.
Originally Unsecured Loan
399
b.
Judgment and Attachment Creditors
400
2.
Execution Purchasers
401
VII.
Recording System Limitations
402
A.
Interests Created Without a Written Instrument
402
1.
Adverse Possession and Prescriptive Easements
402
2.
Easements by Necessity
403
3.
Quasi-easements (Easements Implied by Past Use)
404
B.
Interests Arising from Nonrecordable or Excepted Instruments
405
VIII.
Torrens Registration
406
ch. Eleven
Title Insurance
407
I.
Searching Title
407
II.
Preliminary Title Reports and Title Insurance
408
III.
Title Risks
410
A.
Covered Risks
410
B.
Excluded Risks
410
1.
Buyer's Knowledge of Defects or Failure to Pay Value
411
2.
Defects Discoverable by Investigation Outside the Records
411
3.
Subsequent Defects
412
IV.
Relief under the Policy
413
A.
Title Company's Options
413
B.
Duration of Coverage
414
ch. Twelve
Mortgages
415
I.
Mortgage's Significance
415
A.
Secured and Unsecured Debts
415
B.
Advantage of Holding a Mortgage
416
C.
History of Mortgage Law
417
1.
Fee Simple Subject to Condition Subsequent
417
2.
Equity of Redemption
418
3.
Foreclosure
418
D.
Mortgagor Protection Rules
420
1.
Anti-deficiency Laws
420
2.
One-Action Rules
420
3.
Statutory Right of Redemption
421
4.
Waiver Prohibitions
421
5.
Nondiscrimination in Lending
422
E.
Title or Lien
422
II.
Mortgage Instruments
423
III.
Possession and Rents
424
IV.
Priorities
425
V.
Transfers by Parties
A.
Transfers of the Mortgaged Property
427
B.
Transfers of the Mortgage
428
pt. THREE
MISCELLANEOUS PROPERTY DOCTRINES
ch. Thirteen
Airspace
431
I.
Lower Airspace
431
II.
Upper Airspace
432
A.
Trespass
432
B.
Nuisance
433
C.
Taking
433
ch. Fourteen
Water
434
I.
Stream and River Water
435
A.
Preferred Use Privileges
435
B.
Correlative Use Privileges
436
1.
Natural Flow Doctrine
436
2.
Reasonable Use Doctrine
436
C.
Appropriation Systems
437
II.
Surface Water
439
A.
Common Enemy Doctrine
440
B.
Natural Servitude Doctrine
440
C.
Reasonable Use Doctrine
440
III.
Underground Water
441
A.
Absolute Ownership Doctrine
441
B.
Reasonable Use Doctrine
442
C.
Correlative Rights Doctrine
442
D.
Appropriation
442
ch. Fifteen
Support
443
I.
Support of Unimproved Land
443
A.
Absolute Right to Support
443
B.
Liable Persons
444
II.
Support of Improved Land
445
A.
Extent of Obligation
445
B.
Measure of Damages
446
C.
Statutory Changes
447
III.
Agreements Regarding Support
447
A.
Release of Support Rights
447
B.
Acquisition of Support Rights
447
ch. Sixteen
Agreed Boundaries
448
I.
Difficulties in Ascertaining Boundaries
448
II.
Boundary Agreements
448
III.
Acquiescence
450
IV.
Effect
450
ch. Seventeen
Fixtures
451
I.
Factors in Determining what is a Fixture
451
II.
When Annexor owns the Real Property
452
A.
Property Taxation
452
B.
Eminent Domain
452
C.
Mortgages
452
D.
Conveyances
453
E.
Death
453
III.
When Annexor does not own the Real Property
453
A.
Tenants
454
B.
Strangers
454
C.
Chattel Sellers
454
ch. Eighteen
Trespass
456
I.
Protection of Possession
456
II.
What is a Trespass?
456
A.
Intrusions other than by Trespasser
457
B.
Touching the Boundary
457
C.
Above and Below the Surface
458
III.
Privileged Entries
458
A.
Consent
458
B.
Social Need
459
C.
Property Rights
459
IV.
Remedies
460
A.
Nominal Damages
460
B.
Compensatory Damages
461
C.
Punitive Damages
461
D.
Equitable Relief
462
E.
Relief According to Plaintiffs Status
462
ch. Nineteen
Nuisance
464
I.
Nuisance v. Trespass
464
II.
Determining Whether Nuisance has Occurred
465
III.
Relief
466
IV.
Public Nuisance
468
ch. Twenty
Land Use Regulation
470
I.
Types of Land Use Regulation
470
A.
Zoning
470
1.
Typical Zoning Devices
470
a.
Lot, Building, and Use Regulations
471
1.
Lot Regulations
471
a.
Minimum Lot Size
471
b.
Minimum Frontage
471
2.
Building Regulations
472
a.
Height
472
b.
Bulk
472
1.
Yards
472
2.
Open Space
473
c.
Floor-Area Ratio
473
d.
Minimum Floor Space
474
e.
Design and Site Plan Review
475
3.
Regulations on Activities
477
a.
Residential
478
b.
Commercial
479
c.
Industrial; Performance Standards
480
2.
Mapping
481
a.
Size of the Zone; Spot Zoning
482
b.
Zoning Boundaries
482
3.
Special Zoning Tools
483
a.
Special Exceptions (Special Uses, Conditional Uses)
483
b.
Floating Zones
485
c.
Cluster Zoning
486
d.
Planned Unit Development (PUD)
488
e.
Holding Zones
489
4.
Zoning Relief
490
a.
Variance
490
b.
Rezoning (Amendment)
492
c.
Contract Zoning (Conditional Zoning)
493
B.
Subdivision Regulation
495
1.
What is a Subdivision?
496
2.
Subdivision Process
497
3.
Subdivision Exactions (Development Exactions)
498
C.
Growth Management
500
D.
Historic Landmarks and Districts
502
E.
Environmental Protection
504
F.
Eminent Domain
506
II.
Land Use Regulation Process
507
A.
Who May Regulate Land
507
1.
Federal Regulation
507
2.
State Regulation
508
3.
Regional Regulation
509
4.
Local Regulation
510
5.
Citizen Regulation
512
B.
Planning Process
513
1.
Comprehensive Plan
513
2.
Planning Commission
515
3.
Land Use Ordinances
516
4.
Interim Ordinances
517
C.
Enforcement
517
1.
Nonconforming Uses
518
III.
Judicial Review
520
A.
The Judicial Role
520
B.
Grounds for Invalidation
522
1.
Arbitrary and Capricious
522
2.
Due Process
524
3.
First Amendment and Associational Rights
525
a.
Speech and Religion
525
b.
Association
526
4.
Taking
527
a.
Categorical Takings
528
b.
Other Regulatory Takings
529
1.
Nature of Government Activity
529
2.
Nature of Ownerfs Property Interest
530
3.
Extent of Loss
531
4.
Sharing the Loss (Average Reciprocity of Advantage)
532
6.
Mitigation and Compensation Measures
532
c.
Relief
533
5.
Exclusionary Zoning
533
a.
Federal Courts
534
1.
Constitutional Protection
534
2.
Statutory Protection
536
b.
State Courts
537
Index
539