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PART ONE.INTERESTS IN LAND 1

Chapter One.Adverse Possession 1

Ⅰ.Possession and Ownership 1

A.Possession Apart From Ownership 1

B.Consequences of Possession Unconnected to Ownership 2

1.Liabilities of a Possessor-Ejectment 2

2.Rights of a Possessor 3

3.Possession as Both Rightful and Wrongful 3

C.The Duration of Possession 4

Ⅱ.Adverse Possession 5

A.Duration and Adverse Possession 5

1.How Long Must the Possession Continue 5

2.Tacking 6

a.Privity 6

b.Tacking When There Is No Color of Title 7

B.Acts of Possession Required-Standards 8

1.Payment of Taxes 9

a.When Both Parties Pay Taxes 9

b.Boundary Disputes 10

C.The Required Qualities of Possession 10

1.Open-Visible 11

2.Notorious 11

3.Actual(and Constructive) 12

a.Constructive Possession and Color of Title 13

b.Constructive Possession and Prior Possession 13

c.Limitations on Constructive Possession 14

d.Conflicting Constructive Possessions 15

4.Color of Title 16

a.Color of Title as an Absolute Requirement of Adverse Possession 16

b.Color of Title as Affecting the Acts Required 16

c.Color of Title as Affecting the Time Period 16

d.Color of Title and Hostility 17

5.Continuous-Uninterrupted 17

6.Exclusive 19

7.Hostile-Claim of Right-Adverse 19

a.The Subjective Standard 20

(1)The Mentality of Thievery 20

(2)The Mentality of Mistake 21

b.The Objective Standard 21

c.Permissive Possession 21

(1)Ouster 22

d.Other Cases of Permissive Possession 23

D.External Factors That Prolong the Statute of Limitations 23

1.Disabilities 23

2.Future Interests 25

3.The Effect of Adverse Possession on Nonpossessory Interests 26

Ⅲ.The Consequences of Having Been an Adverse Possessor 27

Chapter Two.Common Law Estates 28

Ⅰ.Present(Possessory)Estates in Land 28

A.Kinds of Estates 28

1.The Fee Simple 28

2.The Fee Tail 29

3.The Life Estate 29

4.The Estate for Years(Also Known as Tenancy for a Term) 29

5.The Periodic Estate(Also Known as Tenancy From Period to Period) 29

6.The Tenancy at Will and the Tenancy at Sufferance 29

B.Freehold v.Nonfreehold Estates——Seisin 30

C.The Creation of Estates(Creating Words) 31

1.The Fee Simple—— To Bob and His Heirs 31

2.The Fee Tail—— To Bob and the Heirs of His Body 31

a.Special Forms of Fee Tail 32

b.The Earlier Fee Simple Conditional 32

c.Disentailing Conveyances-the Common Recovery and the Fine 33

3.The Life Estate—— To Bob for His Life ，or Merely To Bob 33

a.The Life Estate Per Autre Vie—— To Bob for the Life of Carl 33

b.The Legal Life Estate 34

(1)The Fee Tail Special With Possibility of Issue Extinct 34

(2)Marital Estates 34

4.The Estate for Years—— To Bob for 10 Years 34

5.The Estate From Period to Period—— To Bob From Month to Month ，or To Bob for $10 Per Month 34

D.The Quality of Estates——Absolute or Unqualified 35

1.The Determinable Estate(Also Called the Estate Subject to Special Limitation) 36

2.The Estate Subject to Condition Subsequent 36

Ⅱ.Future Interests 37

A.The Reversion 37

1.Creating Words 38

2.Reversion as an Interest Only in the Grantor 39

3.Other Future Interests in the Grantor Which Are Not Reversions 39

B.The Possibility of Reverter and Power of Termination 39

C.The Remainder 41

1.What Is Not a Remainder 42

2.The Remainder Versus the Power of Termination 42

D.The Contingent Remainder 43

E.The Vested Remainder 44

1.The Remainder Vested Subject to Total Divestment 45

2.The Remainder Vested Subject to Partial Divestment(Subject to Open) 45

3. Divestible Contingent Remainders 45

F.Reversion Following Remainder 45

Ⅲ.The Transfer of Estates 46

A.Methods of Transfer 46

1.Release Deeds 47

2.Surrender Deeds 47

B.The Transferability of Interests 47

C.The Inheritability of Interests 48

Ⅳ.Rules Regulating Common Law Estates 49

A.Seisin Can Never Be in Abeyance 49

B.Seisin Passes Out of the Grantor Only by Livery 49

C.No Springing Interests(No Freehold to Commence in the Future) 49

1.A Remainder Cannot Spring 51

2.A Remainder Must Be Created in the Same Document as the Estate Supporting It 51

3.No Contingent Remainder After a Term of Years 52

D.No Shifting Interests-No Condition in a Stranger 52

E.The Destructibility of Contingent Remainders 53

1.Reversions Are Not Subject to the Rule 54

2.How Prior Estates Terminate 54

3.Premature Termination of Estates——Merger 54

4.The Effect of Merger Upon Contingent Remainders 55

5.Exception to the Doctrine of Merger 55

6.Exception to the Exception 56

Ⅴ.Equitable Interests in Land-Uses 56

A.Equitable Conveyances 57

1.Conveyance for Use 57

2.Covenant to Stand Seised 57

3.Bargain and Sale Deed 57

4.Resulting Use 57

B.New Equitable Estates(Executory Interests) 58

1.The Springing Use 58

2.The Shifting Use 59

C.The Indestructibility of Uses 60

D.The Statute of Uses(1536) 61

1.Effect of the Statute on Future Interests 62

a.Executory Interests 62

b.Contingent Remainders 63

c.Remainder or Executory Interest? 63

E.Unexecuted Uses 64

1.The Active Trust 64

2.The Use on a Use 64

3.Uses and Seisin 65

Ⅵ.The Rule Against Perpetuities(1682) 66

A.The Rule 66

B.Measuring the Time Period 66

C.Interests Which Are Subject to the Rule 67

1.Contingent Remainders Are Subject to the Rule 67

2.Executory Interests Are Subject to the Rule 68

3.Vested Remainders Are Generally Not Subject to the Rule 68

4.Reversions Are Not Subject to the Rule 69

5.Powers of Termination and Possibilities of Reverter Are Not Subject to the Rule 69

6.Other Interests Subject to the Rule 69

D.Consequences of Violating the Rule 69

E.Modern Revisions to the Rule 70

1.Wait and See 70

2.Cy Pres 70

Ⅶ.Special Rules Dealing With Conveyances to Heirs 71

A.Gifts to Heirs of the Grantee——the Rule in Shelley s Case(1581) 71

1.Consequences of the Rule 72

a.The Remainder Generally Becomes Vested Rather Than Contingent 72

b.The Doctrine of Merger Applies 73

2.Characteristics of the Rule 74

a.Both Estates Must Be Legal or Both Equitable 74

b.The Rule Is One of Law,Not Construction 74

c.The Rule Does Not Apply to Executory Interests 74

B.Gifts to Heirs of the Grantor——the Doctrine of Worthier Title 75

1.Characteristics of the Doctrine 75

a. Heirs Must Be Used in the Correct Sense 75

b.The Doctrine Does Not Apply to Accidental Heirs 75

c.The Doctrine Is Not Limited to Remainders 75

d.A Rule of Law,Not Construction 76

2.A Companion Rule 76

Ⅷ.Restraints on Alienation 76

A.Disabling Restraints 76

B.Forfeiture Restraints 77

C.Promissory Restraints 77

Ⅸ.Waste 78

A.Parties 78

B.Policy 78

C.Types 79

1.Active Waste 79

2.Passive Waste 79

D.Remedies 80

Ⅹ.Common Law Marital Estates 80

A.Wife s Estate-Dower 81

1.Conditions for Dower 81

a.Seisin 81

b.Inheritability 82

2.Extent of Dower 83

a.Before Death 83

b.After Death 83

B.Husband s Estate 83

1.Upon Marriage and Before the Birth of Issue——Jure Uxoris 83

2.Upon Birth of Issue Alive——Curtesy Initiate 84

3.Upon the Death of the Wife——Curtesy Consummate 84

Chapter Three.Concurrent Ownership 85

Ⅰ.Forms of Concurrent Ownership 85

A.Characteristics of the Various Types of Concurrent Tenancies 86

1.Unity of Time 86

2.Unity of Title 86

3.Unity of Interest 87

4.Unity of Possession 88

5.Unity of Person 88

B.Preferences for One Estate Over the Other 88

Ⅱ.Consequences of Different Types of Ownership 89

A.Survivorship 89

B.Severance 91

1.Severance of Tenancy by the Entireties 92

2.Severance of Joint Tenancy 92

C.Partition 93

Ⅲ.Possession,Profits and Expenditures 93

A.Rents 94

1.Rents From the Possessing Cotenant 94

2.Rents and Profits From Third Parties 94

B.Expenditures 95

1.Payment of the Purchase Price 95

2.Necessary Payments 96

3.Improvements 96

4.Repairs 97

Ⅳ.Community Property 97

A.Characteristics of Community Ownership 100

1.Management and Control 100

2.Severance 100

3.Death Transfers 101

4.Liabilities 101

Ⅴ.Condominiums 101

A.Condominium Ownership 102

B.Creation of a Condominium Project 103

C.Time Sharing Arrangements 104

D.Cooperatives 105

E.Remedies 105

Chapter Four.Landlord and Tenant 106

Ⅰ.Types and Creation of Tenancies 106

A.Tenancy for a Term 107

B.Periodic Tenancy 108

1.Inadvertent Periodic Tenancies 108

2.The Length of the Period 109

C.Tenancy at Will 109

1.Inadvertent Tenancies at Will 109

D.Tenancy at Sufferance 110

Ⅱ.Termination of Tenancies 111

A.Termination According to Type of Tenancy 111

1.Tenancy for a Term 111

2.Periodic Tenancy 111

3.Tenancy at Will 112

4.Tenancy at Sufferance 112

B.Other Ways of Terminating a Tenancy 112

1.Destruction of the Premises 112

2.For Breach by the Tenant——The Doctrine of Independent Covenants 113

3.For Breach by the Landlord——The Covenant of Quiet Enjoyment 114

a.Mortgages and Leases 115

b.Constructive Eviction 116

4.By Agreement——Surrender 116

5.Eminent Domain 117

C.Landlord s Remedies Against Continued Possession After the Termination of the Estate——Holdover Tenants 118

1.Double Damages 118

2.Increased Rent 119

3.Eviction and Damages 119

4.Self-Help 119

5.Compelling the Tenant to Stay 120

a.The Consequence of a Tenant for a Term Becoming a Periodic Tenant 120

b.Increasing the Rent 120

D.The Consequences of a Tenant Attempting to Surrender the Estate Before the End of the Term-Abandonment and Surrender 121

1.Failure to Pay Rent 122

2.Failure to Retain Possession and to Pay Rent 122

a.No Duty to Mitigate 123

b.Surrender by Operation of Law 123

3.Failure of the Tenant to Pay Rent or Honor Other Provisions of the Lease 124

a.Dispossession Without Termination 125

4.Reletting for the Tenant s Account 125

5.Difference Value Damages 126

Ⅲ.The Tenant s Possessory Interest 127

A.Tenant s Remedies for Disturbance of Possession 128

1.Remedies Against Strangers 128

2.Remedies for Interference by the Landlord 128

3.Eviction by Paramount Title 129

B.Remedies When a New Tenant Is Prevented From Taking Possession by Virtue of a Holdover Tenant 129

1.When the Landlord Is at Fault 129

2.When No One is at Fault 130

a.The English Rule 131

b.The American Rule 131

C.Rights Incidental to Possession 131

D.Liabilities as a Possessor 132

Ⅳ.Rent 132

A.Payment 132

B.Rent Control 133

1.Premises and Persons Covered 133

2.Rates 134

3.Ancillary Restrictions 135

Ⅴ.Problems Arising From Conditions of Disrepair 135

A.The Basic Duties of the Parties 135

1.Modern Changes in the Basic Duties 137

2.Duties Regarding Common Areas 138

B.Altering the Basic Duties by Covenant 138

1.Enlarging the Scope of the Tenant s Duties by a Tenant s Covenant to Repair 138

2.Diminishing the Scope of the Tenant s Duties by a Landlord s Covenant to Repair 139

C.One Party s Right to Recover the Cost of Repairs When the Other Fails to Repair 139

1.No Right to Recover When No Duty to Repair 140

2.Tenant s Right to Recover When the Landlord Has a Duty to Repair 140

a.Duty Arising From a Building Code 140

b.Duty Arising From a Special Habitability Statute 140

c.Duty Arising From a Covenant 141

d.Duty Arising in Common Areas 141

3.Landlord s Right to Recover When the Tenant Has a Duty to Repair 142

a.Recovery When a Building Code Is Applicable to the Tenant 142

b.Recovery Under Modern Statutes 143

c.The Effect of Insurance 143

D.The Right to Terminate the Tenancy 144

1.Landlord s Right to Terminate 144

a.No Right to Terminate When There Is No Duty on the Tenant 144

b.Right to Terminate After Destruction 144

2.Tenant s Right to Terminate 145

a.Where a Building Code Applies to the Landlord 146

b.Where a Special Statutory Duty Applies to the Landlord 146

c.Failure to Repair the Common Area 147

d.Failure to Honor a Covenant to Repair——Constructive Eviction 147

E.The Right to a Rent Reduction 149

1.Where There Is a Covenant to Repair by the Landlord 150

2.Where There Is a Repair and Deduct Statute 150

3.Where There Is an Implied Warranty of Habitability 150

4.Retaliatory Eviction 151

F.Tort Consequences of Disrepairs 152

1.The Relation of the Tenant to Visitors 152

2.The Relation of the Landlord to Visitors 152

3.The Relation of the Landlord and Tenant to Each Other 153

a.Tenant s Liability 153

b.Landlord s Liability 153

4.Liability for the Common Areas 153

a.Where the Tenant Has Made a Covenant to Repair 154

5.Liability Based on a Covenant to Repair by the Landlord 155

a.Rights of Visitors 156

b.The Tenant s Liability to Visitors Under the Same Circumstances 156

6.Liability for Code Violations 157

a.Rights of Visitors 157

b.Effect of a Covenant to Repair by the Tenant 158

7.Hidden Defects 158

a.Rights of Visitors 159

8.Landlord s Liability for Negligence 159

9.Exculpatory Clauses 160

Ⅵ.Transfer of the Tenancy 161

A.The Distinction Between Assigning and Subleasing 161

B.The Right to Transfer-Restrictions 162

1.Landlord s Right to Be Unreasonable 163

2.The Effect of Consenting to the First Assignment 163

C.The Effect of an Assignment 164

1.The Effect of the Tenant 164

2.The Effect on the Assignee 164

3.The Effect on the Landlord 165

4.The Effect of a Second Assignment 166

D.The Effect of a Sublease 167

Chapter Five.Easements 169

Ⅰ.The Nature of Easements 169

A.Easements as Distinguished From Possessory Interests 169

B.Easements as Distinguished From Other Nonpossessory Interests 171

1.Profits 171

2.Natural Rights in Land 172

3.Licenses 172

Ⅱ.Types of Easements 173

A.Appurtenant or in Gross 173

B.Affirmative or Negative(or Spurious) 174

Ⅲ.Creation of Easements and Licenses 176

A.By Express Words——Grant and Reservation 176

1.Formalities and Failure to Comply With Them——Licenses 177

2.Formal Creation of Licenses 177

3.Interests Which the Law Makes Revocable 178

B.By Implication 178

1.Severance of Parcels 179

a.Implied Grant and Implied Reservation 181

2.Prior Use——The Quasi-Easement 181

3.The Characteristics of the Prior Use 182

a.Apparent 182

b.Permanent——Continuous 183

c.Necessary——Beneficial 184

C.By Necessity 185

1.Implied From a Plat 186

D.By Prescription 187

1.Elements of Prescription 188

a.Adverse,Hostile 188

b.Payment of Taxes 189

c.Exclusive 189

d.Uninterrupted 189

2.Prescriptive Easements as Appurtenant or in Gross 190

a.Negative Prescriptive Easements 191

Ⅳ.Transfer of Easements 192

A.Transfer of the Burden of an Easement 192

B.Transfer of the Benefit of an Easement 192

1.Transfer of the Benefit of an Easement in Gross 192

2.Transfer of the Benefit of an Easement Appurtenant 193

3.Transferability as Affected by the Creating Language 194

Ⅴ.Subdivision of Easements 194

A.Subdivision of the Burden 194

B.Subdivision of the Benefit 195

1.Subdivision of the Benefit of an Easement in Gross 195

2.Subdivision of the Benefit of a Profit in Gross 196

3.Subdivision of the Benefit of an Easement Appurtenant 196

Ⅵ.The Scope of Easements 197

A.Variations by the Dominant Tenant 197

1.Standards for Determining Whether the Variation Is Allowable 198

a.When There Is Explicit Language 198

b.When There Is No Explicit Language 198

c.When the Easement Is Prescriptive 199

2.Changes Caused by Development of the Dominant Tenement 200

B.Variations by the Servient Tenant 201

1.The Nature of the Dominant Tenant s Rights 201

2.The Nature of the Servient Tenant s Rights 202

a.Rights of Third Parties 202

3.Variations Allowed to the Servient Tenant 202

Ⅶ.Termination of Easements 203

A.Termination by Virtue of Language in the Grant 203

1.Termination of Licenses 204

B.Merger 205

C.Release(Abandonment) 206

1.By Words Alone 207

2.By Nonuse Alone 207

3.By Words Plus Nonuse 207

4.By Words Plus Inconsistent Acts 207

5.By Inconsistent Acts Alone 208

6.By Words of the Dominant Tenant and Acts of the Servient Tenant——Estoppel 208

D.Adverse Use 209

E.Invalidity 210

Chapter Six.Covenants Running With the Land 211

Ⅰ.Covenants Compared With Other Devices Which Bind Remote Takers of Property 212

A.Easements 212

B.Conditions 214

C.Assignment and Assumption in Contract 215

Ⅱ.Requirements Concerning the Nature of the Covenant 216

A.The Covenant Must Involve Enforceable Promises 216

B.The Parties Must Have Intended That the Covenant Run—— Assigns 217

C.The Promise Must Be of the Right Sort——Touch And Concern 217

1.Burden v.Benefit 218

2.Money Covenants 219

3.Touching vs.Running 220

a.Requirement for the Burden to Run 220

b.Requirement for the Benefit to Run 221

Ⅲ.Requirements Concerning the Parties——Privity 222

A.Requirements Concerning the Original Parties to the Covenant——Horizontal Privity 222

1.The Privity Necessary for the Burden to Run 222

a.Tenurial Relation 222

b.Mutual Simultaneous Interests 223

c.Privity Through a Deed 223

d.Lack of Privity 223

2.Not a Requirement for the Benefit to Run 223

B.Requirements Concerning the Litigants——Vertical Privity 224

1.Requirement for the Burden to Run 224

2.Not a Requirement for the Benefit to Run 225

Ⅳ.The Running of Covenants in Equity-Equitable Servitudes 226

A.The Policy Underlying Equitable Servitudes 226

B.The Rules Concerning Equitable Servitudes 228

1.Applicability of the Rules for Covenants to Run at Law 228

a.Horizontal Privity 228

b.Vertical Privity 228

c.Touch and Concern 229

2.Special Equitable Requirements 230

a.Notice 230

b.Negative Nature of the Covenant 230

Ⅴ.Enforcement of Neighborhood Restrictions 231

A.Enforcement by Later Grantees Against Earlier Grantees——Running of Benefit 231

B.Enforcement by Earlier Grantees Against Later Grantees——Alternative Theories 232

1.Enforcement of a Covenant Made by the Common Owner to the Prior Grantee——Running of the Burden 232

2.Enforcement of a Covenant Made by the Subsequent Grantee to the Common Owner——Third Party Beneficiary 233

3.Enforcement of a Restriction Where the Prior Grantee Has Covenanted With the Common Owner——Implied Reciprocal Servitudes 234

C.The Significance of a Common Plan 235

1.In Order to Find Notice 235

2.In Order to Apply Third Party Beneficiary Theory 236

3.In Order to Imply Reciprocal Servitudes 236

4.In Order to Burden Benefitted Lots 236

D.Enforcement by the Neighborhood Association 238

E.Effect of Omission in Later Deeds 239

Ⅵ.Termination of Restrictions 239

A.Termination Resulting From Acts of the Parties to the Covenant 239

1.Restricted Duration 239

2.Release 239

3.Merger 240

4.Abandonment 240

5.Prescription 240

6.Estoppel 241

7.Laches 241

8.Unclean Hands 241

9.Acquiescence 241

B.Termination Resulting From External Acts 242

1.Changed Conditions 242

2.Governmental Acquisition 242

C.Termination Resulting From Invalidity 243

PART TWO.CONVEYANCING 246

Chapter Seven.Real Estate Brokers 246

Ⅰ.The Role of the Broker 246

A.The Economic Function of Brokers 246

B.Who May Function as a Broker 247

C.The Service Brokers Perform 247

D.Other Legal Obligations Imposed on Brokers 248

1.Discrimination 248

2.Practicing Law 248

3.Antitrust 249

Ⅱ.Listing Agreements and Commissions 249

A.Types of Listings 250

B.Earning a Commission 250

1.Lesser and Contingent Offers 251

2.Completing the Sale as a Condition Precedent 251

a.Closing as a Condition or Calendar Event 252

Ⅲ.Broker Liability 252

A.Contract 253

B.Licensing Standards 253

C.Negligence and Fraud 254

D.Agency 254

1.Whose Agent Is the Broker 255

Chapter Eight.Contract of Sale:Vendor-Purchaser 256

Ⅰ.Formation of the Relationship——the Statute of Frauds 256

A.Discrimination by the Seller 258

Ⅱ.Marketable Title 258

A.What Is Marketable Title 259

1.Title Actually Held by the Vendor 259

2.Title Free From Encumbrances 260

a.Easements 261

b.Covenants and Servitudes 261

c.Leases 261

d.Money Obligations 262

3.Title Free From Doubt 262

4.Circumstances Not Affecting Marketability 262

B.The Effects of Title Being Unmarketable 263

1.Vendor s Right to Cure Defects 263

2.Vendor s Right to Specific Performance With Abatement 265

3.Purchaser s Right to Withdraw 265

4.Purchaser s Right to Damages 265

5.Purchaser s Right to Specific Performance 265

a.Specific Performance With Abatement 266

C.Waiver of the Right to Marketable Title 266

1.Complete Waiver of Marketable Title 266

2.Waiver of Some Particular Defect 267

3.Insurable Title 267

4.Waiver by Acceptance of the Deed-Merger 267

Ⅲ.Equitable Conversion and the Risk of Loss 268

A.Devolution on Death 269

B.Injuries to the Property 269

C.Creditors 270

D.Risk of Loss for Injuries Caused Without Fault 270

1.Majority Rule——Risk on Purchaser 271

2.Minority Rule——Risk on Vendor 271

3.Uniform Vendor and Purchaser Risk Act 272

4.Contrary Agreements 272

a.Insurance Provisions 272

Ⅳ.Performance 273

A.Installment Land Contracts 273

Ⅴ.Nonperformance 274

A.By the Vendor 274

B.By the Purchaser 275

Chapter Nine.Transfer of Title by Deed:Grantor-Grantee 277

Ⅰ.Instruments Effective to Pass Title——Deeds 277

A.The Quitclaim Deed 277

B.The Grant Deed(Bargain and Sale Deed) 278

C.The Warranty Deed 278

Ⅱ.Proper Execution of Deeds 278

A.Signature 278

B.Consideration 279

C.Contents 279

1.The Parties 279

2.Description of the Property 280

a.The Federal Survey 280

b.Plat Maps 281

c.Metes and Bounds 281

d.Inconsistent Descriptions 282

e.Boundaries With Width 282

f.Water Boundaries 283

3.Description of the Estate 283

4.Words of Grant 284

D.Acknowledgement 284

E.Recordation 285

Ⅲ.Delivery of Deeds 285

A.What Is Delivery 285

B.Intent That the Deed Be Presently Operative 287

1.The Effect of Future Events When There Is No Intent to Make the Deed Presently Operative 288

2.When a Future Event Is the Grantor s Death 288

C.No Conditional Delivery to a Grantee 289

D.Delivery of Deeds to Persons Other Than the Grantee 291

1.The Grantee s Agent 291

2.The Grantor s Agent 291

3.Escrow 292

a.A Contingency Certain to Occur 293

b.An Underlying Contract 294

c.Relation Back 295

E.The Effect of Delivery and Nondelivery 296

1.Delivery 296

2.Nondelivery 296

Ⅳ.Covenants in Deeds Concerning Title 298

A.Degrees of Protection Available to the Grantee 298

1.Under a Warranty Deed 298

2.Under a Statutory Deed 299

3.Under a Deed Without Warranties 299

B.The Six Covenants of Title 299

1.Covenant of Seisin 300

2.Covenant of Good Right to Convey 300

3.Covenant Against Encumbrances 300

4.Covenant of Quiet Enjoyment 301

5.Covenant of Warranty 301

6.Covenant of Further Assurances 301

C.Special Covenants 302

1.Special Covenants of Right to Convey,Warranty and Quiet Enjoyment 302

2.Special Covenant Against Encumbrances 302

3.Estoppel by Deed 303

D.Breach of Covenant 303

1.What Constitutes a Breach 303

a.Covenant of Seisin 303

b.Covenant of Good Right to Convey 304

c.Covenant Against Encumbrances 304

d.Covenants of Warranty and Quiet Enjoyment 304

e.Covenant of Further Assurances 305

2.When a Covenant Is Deemed Breached 305

a.The Present Covenants 305

b.The Future Covenants 305

E.When Covenants Are Enforceable by a Remote Grantee 306

1.Covenants of Seisin and Right to Convey 306

2.Covenant Against Encumbrances 307

3.Covenants of Warranty,Quiet Enjoyment and Further Assurances 307

F.Measure of Damages 308

1.Covenants of Seisin and Right to Convey 308

2.Covenant Against Encumbrances 309

3.Covenants of Warranty,Quiet Enjoyment and Further Assurances 309

4.Damages in the Case of Remote Grantees 310

Ⅴ.Duties of Disclosure 310

A.Nondisclosure 311

B.Implied Warranties in Sale of New Homes 311

Chapter Ten.Priorities:The Recording System 313

Ⅰ.Common Law Priorities 314

Ⅱ.The Recording System——Recording Statutes 316

A.Various Recording Acts 316

1.Notice Acts 316

2.Notice-Race Acts(Race-Notice Acts) 317

3.Race Acts 317

4.Period of Grace Acts 318

B.Comparison of the Operation of the Various Types of Statute 318

1.Race v.Notice 318

2.Race v.Notice-Race 319

3.Notice v.Notice-Race 319

Ⅲ.The Mechanics of Recording and Searching Title 320

A.Recording a Document 320

1.Deposit of a Proper Document at the Recorder s Office 320

2.Copying of the Document Into the Official Records 321

3.Indexing of the Document 321

4.Return of the Document 322

B.Searching a Title 322

1.Locating the Present Owner in the Grantee Index 322

2.Locating Prior Owners in the Grantee Index 323

a.Stopping Short of the Original Source 323

b.Dealing With Gaps 324

3.Searching for Encumbrances and Other Interests in the Grantor Index 324

4.Following the Subsequent History of Such Encumbrances 325

Ⅳ.Record Notice——Constructive Notice 325

A.Documents Which Cannot Be Located at All 326

1.Misindexed Documents 326

2.Wild Documents 327

B.Documents Which Can Be Located Only With Difficulty 327

1.The Late Recorded Document 327

2.The Early Recorded Document-Estoppel by Deed 328

3.Deeds Out 329

C.Documents Which Are Readily Locatable But Still Do Not Give Notice 330

1.Defective Documents 330

2.Nonrecordable Documents 331

Ⅴ.Inquiry Notice 331

A.Notice Based on Information in the Records 333

1.References in Recorded Documents to Unrecorded Documents 333

2.References in Recorded but Unread Documents to Other Unrecorded Documents 333

3.Indefinite References to Other Documents 334

B.Notice Based on Possession of the Property 335

1.The Information Charged to the Purchaser——Constructive Notice v.Inquiry Notice 335

2.Inquiry Notice When the Statute Requires Actual Notice 337

3.When the Possession Is Not Suspicious 338

a.Landlord-Tenant Exception 339

C.Notice Based on Neighborhood Conditions 339

D.Harmless Notice 340

Ⅵ.Persons Protected Against Previous Failures to Record 341

A.Different Class of Persons Protected Under Three Different Types of Statutes 341

1.Persons Protected in a Race State 341

2.Persons Protected in a Notice State 342

3.Persons Protected in a Notice-Race State 342

B.Purchasers Without Notice 342

C.Purchasers for Value 342

1.Donees 343

2.Cancellation of a Prior Debt 344

3.Payment of Less Than Full Consideration 344

4.Promise to Pay 344

5.Payment of Part of the Price——Alternative Solutions 345

D.Encumbrancers 346

1.Where the Encumbrance Is Not Taken in Reliance on the Records 347

E.Creditors 348

1.General(Unsecured)Creditors 348

2.Judgment and Attachment Creditors 348

3.Execution Purchasers 349

Ⅶ. Limitations of the Recording System 350

A.Interests Not Arising Out of Written Instruments 350

1.Adverse Possession and Prescriptive Easements 350

2.Easements by Necessity 351

3.Easements by Implication 352

B.Interests Arising Out of Non-recordable or Excepted Instruments 352

Chapter Eleven.Title Insurance 354

Ⅰ.Searching Title 354

Ⅱ.Preliminary Title Reports and Title Insurance 355

Ⅲ.Title Risks 357

A.Covered Risks 357

B.Excluded Risks 357

1.Grantee s Knowledge of Failure to Pay Value 357

2.Defects Discoverable by Investigation Outside the Records 358

3.Subsequent Defects 359

Ⅳ.Relief Under the Policy 360

A.Title Company Options 360

B.Duration of Coverage 360

Chapter Twelve.Mortgages 362

Ⅰ.The Significance of a Mortgage 362

A.Secured and Unsecured Debts 362

B.The Advantage of Holding a Mortgage 363

C.The Peculiarities of Mortgage Law 363

1.The Fee Simple Subject to Condition Subsequent 364

2.The Equity of Redemption 364

3.Foreclosure 365

4.Mortgagor Protection Rules 366

a.Deficiency Rules 366

b.Waiver Prohibitions 367

5.Nondiscrimination in Lending 368

D.Title or Lien 368

Ⅱ.Mortgage Instruments 368

Ⅲ.Possession and Rents 369

Ⅳ.Priorities 370

Ⅴ.Transfers by the Parties 372

A.Transfers of the Mortgaged Property 372

B.Transfers of the Mortgage Paper 373

PART THREE.MISCELLANEOUS PROPERTY DOCTRINES 376

Chapter Thirteen.Airspace 376

Ⅰ.Lower Airspace 376

Ⅱ.Upper Airspace 377

A.Trespass 377

B.Nuisance 378

C.Taking 378

Chapter Fourteen.Water 379

Ⅰ.Stream Water 380

A.Preferred Privileges of Use 380

B.Correlative Privileges of Use 381

C.Appropriation Systems 382

Ⅱ.Surface Water 384

Ⅲ.Underground Water 385

Chapter Fifteen.Support 387

Ⅰ.Support of Unimproved Land 387

A.The Absolute Right to Support 387

B.Persons Liable 388

Ⅱ.Support of Improved Land 389

A.Extent of the Obligation 389

B.Measure of Damages 390

C.Statutory Changes 391

Ⅲ.Agreements Regarding Support 391

A.Release of Support Rights 391

B.Acquisition of Support Rights 391

Chapter Sixteen.Agreed Boundaries 392

Ⅰ.Difficulties in Ascertaining Boundaries 392

Ⅱ.Agreeing on a Boundary 392

Ⅲ.Acquiescence 394

Ⅳ.Effect 394

Chapter Seventeen.Fixtures 395

Ⅰ.Factors in Determining What Is a Fixture 395

Ⅱ.Where the Annexor Also Owns the Real Property 396

Ⅲ.Where the Annexor Does Not Own the Real Property 397

Chapter Eighteen.Trespass 399

Ⅰ.The Protection of Possession 399

Ⅱ.What Is a Trespass 399

A.Intrusions Not by the Trespasser 400

B.Touching the Boundary 401

C.Above and Below the Surface 401

Ⅲ.Privileged Entries 402

A.Consent 402

B.Social Need 402

C.Property Rights 403

Ⅳ.Remedies 404

A.Nominal Damages 404

B.Compensatory Damages 404

C.Punitive Damages 405

D.Equitable Relief 405

E.Relief According to the Status of the Plaintiff 406

Chapter Nineteen.Nuisance 407

Ⅰ.Nuisance Versus Trespass 407

Ⅱ.Determining Whether There Is a Nuisance 408

Ⅲ.Relief 409

Ⅳ.Public Nuisance 411

Chapter Twenty.Land Use Regulation 412

Ⅰ.Types of Land Use Regulation 412

A.Zoning 412

1.Typical Zoning Devices 412

a.Lot,Building and Use Regulations 413

(1)Lot Regulations 413

(a)Minimum Lot Size 413

(b)Minimum Frontage 413

(2)Building Regulations 414

(a)Height 414

(b)Bulk 414

(c)FAR 415

(d)Minimum Floor Space 416

(e)Architectural and Site Plan Review 417

(3)Regulations on Activities 418

(a)Residential 419

(b)Commercial 420

(c)Industrial;Performance Standards 421

2.Mapping 422

a.Size of the Zone;Spot Zoning 422

b.Zoning Boundaries 423

3.Special Zoning Tools 424

a.Special Exceptions(Conditional Uses) 424

b.Floating Zones 425

c.Cluster Zoning 426

d.Planned Unit Development 427

e.Holding Zones 428

4.Zoning Relief 429

a.Variances 429

b.Rezoning(Amendments) 430

c.Contract Zoning 432

B.Subdivision Regulation 433

1.What Is a Subdivision 434

2.The Subdivision Process 435

3.Subdivision Exactions 436

C.Growth Management 438

D.Landmarks and Historic Districts 440

E.Environmental Protection 441

F.Eminent Domain 443

Ⅱ.The Land Use Regulation Process 445

A.Who May Regulate Land 445

1.Federal Regulation 445

2.State Regulation 445

3.Regional Regulation 446

4.Local Regulation 447

5.Citizen Regulation 449

B.The Planning Process 450

1.The Comprehensive Plan 450

2.The Planning Commission 452

3.Land Use Ordinances 453

4.Interim Ordinances 453

C.Enforcement 454

1.Nonconforming Uses 454

Ⅲ.Judicial Review 457

A.The Role of the Judiciary 457

B.Grounds for Invalidation 459

1.Arbitrary and Capricious 459

2.Due Process 459

3.First Amendment and Associational Rights 462

a.Speech and Religion 462

b.Association 463

4.Taking 464

a.The Nature of the Government Activity 465

b.The Nature of the Owner s Property Interest 466

c.The Extent of the Loss 466

d.The Public Benefit 467

e.Sharing the Loss 468

f.Mitigation and Compensation Measures 468

g.Relief 468

5.Exclusionary Zoning 469

a.Federal Courts 470

(1)Constitutional Protection 470

(2)Statutory Protection 471

b.State Courts 472

INDEX 475