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PART ONE.INTERESTS IN LAND1

Chapter One.Adverse Possession1

Ⅰ.Possession and Ownership1

A.Possession Apart From Ownership1

B.Consequences of Possession Unconnected to Ownership2

1.Liabilities of a Possessor-Ejectment2

2.Rights of a Possessor3

3.Possession as Both Rightful and Wrongful3

C.The Duration of Possession4

Ⅱ.Adverse Possession5

A.Duration and Adverse Possession5

1.How Long Must the Possession Continue5

2.Tacking6

a.Privity6

b.Tacking When There Is No Color of Title7

B.Acts of Possession Required-Standards8

1.Payment of Taxes9

a.When Both Parties Pay Taxes9

b.Boundary Disputes10

C.The Required Qualities of Possession10

1.Open-Visible11

2.Notorious11

3.Actual(and Constructive)12

a.Constructive Possession and Color of Title13

b.Constructive Possession and Prior Possession13

c.Limitations on Constructive Possession14

d.Conflicting Constructive Possessions15

4.Color of Title16

a.Color of Title as an Absolute Requirement of Adverse Possession16

b.Color of Title as Affecting the Acts Required16

c.Color of Title as Affecting the Time Period16

d.Color of Title and Hostility17

5.Continuous-Uninterrupted17

6.Exclusive19

7.Hostile-Claim of Right-Adverse19

a.The Subjective Standard20

(1)The Mentality of Thievery20

(2)The Mentality of Mistake21

b.The Objective Standard21

c.Permissive Possession21

(1)Ouster22

d.Other Cases of Permissive Possession23

D.External Factors That Prolong the Statute of Limitations23

1.Disabilities23

2.Future Interests25

3.The Effect of Adverse Possession on Nonpossessory Interests26

Ⅲ.The Consequences of Having Been an Adverse Possessor27

Chapter Two.Common Law Estates28

Ⅰ.Present(Possessory)Estates in Land28

A.Kinds of Estates28

1.The Fee Simple28

2.The Fee Tail29

3.The Life Estate29

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 Sufferance29

B.Freehold v.Nonfreehold Estates——Seisin30

C.The Creation of Estates(Creating Words)31

1.The Fee Simple—— To Bob and His Heirs31

2.The Fee Tail—— To Bob and the Heirs of His Body31

a.Special Forms of Fee Tail32

b.The Earlier Fee Simple Conditional32

c.Disentailing Conveyances-the Common Recovery and the Fine33

3.The Life Estate—— To Bob for His Life ，or Merely To Bob33

a.The Life Estate Per Autre Vie—— To Bob for the Life of Carl33

b.The Legal Life Estate34

(1)The Fee Tail Special With Possibility of Issue Extinct34

(2)Marital Estates34

4.The Estate for Years—— To Bob for 10 Years34

5.The Estate From Period to Period—— To Bob From Month to Month ，or To Bob for $10 Per Month34

D.The Quality of Estates——Absolute or Unqualified35

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

2.The Estate Subject to Condition Subsequent36

Ⅱ.Future Interests37

A.The Reversion37

1.Creating Words38

2.Reversion as an Interest Only in the Grantor39

3.Other Future Interests in the Grantor Which Are Not Reversions39

B.The Possibility of Reverter and Power of Termination39

C.The Remainder41

1.What Is Not a Remainder42

2.The Remainder Versus the Power of Termination42

D.The Contingent Remainder43

E.The Vested Remainder44

1.The Remainder Vested Subject to Total Divestment45

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

3. Divestible Contingent Remainders45

F.Reversion Following Remainder45

Ⅲ.The Transfer of Estates46

A.Methods of Transfer46

1.Release Deeds47

2.Surrender Deeds47

B.The Transferability of Interests47

C.The Inheritability of Interests48

Ⅳ.Rules Regulating Common Law Estates49

A.Seisin Can Never Be in Abeyance49

B.Seisin Passes Out of the Grantor Only by Livery49

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

1.A Remainder Cannot Spring51

2.A Remainder Must Be Created in the Same Document as the Estate Supporting It51

3.No Contingent Remainder After a Term of Years52

D.No Shifting Interests-No Condition in a Stranger52

E.The Destructibility of Contingent Remainders53

1.Reversions Are Not Subject to the Rule54

2.How Prior Estates Terminate54

3.Premature Termination of Estates——Merger54

4.The Effect of Merger Upon Contingent Remainders55

5.Exception to the Doctrine of Merger55

6.Exception to the Exception56

Ⅴ.Equitable Interests in Land-Uses56

A.Equitable Conveyances57

1.Conveyance for Use57

2.Covenant to Stand Seised57

3.Bargain and Sale Deed57

4.Resulting Use57

B.New Equitable Estates(Executory Interests)58

1.The Springing Use58

2.The Shifting Use59

C.The Indestructibility of Uses60

D.The Statute of Uses(1536)61

1.Effect of the Statute on Future Interests62

a.Executory Interests62

b.Contingent Remainders63

c.Remainder or Executory Interest?63

E.Unexecuted Uses64

1.The Active Trust64

2.The Use on a Use64

3.Uses and Seisin65

Ⅵ.The Rule Against Perpetuities(1682)66

A.The Rule66

B.Measuring the Time Period66

C.Interests Which Are Subject to the Rule67

1.Contingent Remainders Are Subject to the Rule67

2.Executory Interests Are Subject to the Rule68

3.Vested Remainders Are Generally Not Subject to the Rule68

4.Reversions Are Not Subject to the Rule69

5.Powers of Termination and Possibilities of Reverter Are Not Subject to the Rule69

6.Other Interests Subject to the Rule69

D.Consequences of Violating the Rule69

E.Modern Revisions to the Rule70

1.Wait and See70

2.Cy Pres70

Ⅶ.Special Rules Dealing With Conveyances to Heirs71

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

1.Consequences of the Rule72

a.The Remainder Generally Becomes Vested Rather Than Contingent72

b.The Doctrine of Merger Applies73

2.Characteristics of the Rule74

a.Both Estates Must Be Legal or Both Equitable74

b.The Rule Is One of Law,Not Construction74

c.The Rule Does Not Apply to Executory Interests74

B.Gifts to Heirs of the Grantor——the Doctrine of Worthier Title75

1.Characteristics of the Doctrine75

a. Heirs Must Be Used in the Correct Sense75

b.The Doctrine Does Not Apply to Accidental Heirs75

c.The Doctrine Is Not Limited to Remainders75

d.A Rule of Law,Not Construction76

2.A Companion Rule76

Ⅷ.Restraints on Alienation76

A.Disabling Restraints76

B.Forfeiture Restraints77

C.Promissory Restraints77

Ⅸ.Waste78

A.Parties78

B.Policy78

C.Types79

1.Active Waste79

2.Passive Waste79

D.Remedies80

Ⅹ.Common Law Marital Estates80

A.Wife s Estate-Dower81

1.Conditions for Dower81

a.Seisin81

b.Inheritability82

2.Extent of Dower83

a.Before Death83

b.After Death83

B.Husband s Estate83

1.Upon Marriage and Before the Birth of Issue——Jure Uxoris83

2.Upon Birth of Issue Alive——Curtesy Initiate84

3.Upon the Death of the Wife——Curtesy Consummate84

Chapter Three.Concurrent Ownership85

Ⅰ.Forms of Concurrent Ownership85

A.Characteristics of the Various Types of Concurrent Tenancies86

1.Unity of Time86

2.Unity of Title86

3.Unity of Interest87

4.Unity of Possession88

5.Unity of Person88

B.Preferences for One Estate Over the Other88

Ⅱ.Consequences of Different Types of Ownership89

A.Survivorship89

B.Severance91

1.Severance of Tenancy by the Entireties92

2.Severance of Joint Tenancy92

C.Partition93

Ⅲ.Possession,Profits and Expenditures93

A.Rents94

1.Rents From the Possessing Cotenant94

2.Rents and Profits From Third Parties94

B.Expenditures95

1.Payment of the Purchase Price95

2.Necessary Payments96

3.Improvements96

4.Repairs97

Ⅳ.Community Property97

A.Characteristics of Community Ownership100

1.Management and Control100

2.Severance100

3.Death Transfers101

4.Liabilities101

Ⅴ.Condominiums101

A.Condominium Ownership102

B.Creation of a Condominium Project103

C.Time Sharing Arrangements104

D.Cooperatives105

E.Remedies105

Chapter Four.Landlord and Tenant106

Ⅰ.Types and Creation of Tenancies106

A.Tenancy for a Term107

B.Periodic Tenancy108

1.Inadvertent Periodic Tenancies108

2.The Length of the Period109

C.Tenancy at Will109

1.Inadvertent Tenancies at Will109

D.Tenancy at Sufferance110

Ⅱ.Termination of Tenancies111

A.Termination According to Type of Tenancy111

1.Tenancy for a Term111

2.Periodic Tenancy111

3.Tenancy at Will112

4.Tenancy at Sufferance112

B.Other Ways of Terminating a Tenancy112

1.Destruction of the Premises112

2.For Breach by the Tenant——The Doctrine of Independent Covenants113

3.For Breach by the Landlord——The Covenant of Quiet Enjoyment114

a.Mortgages and Leases115

b.Constructive Eviction116

4.By Agreement——Surrender116

5.Eminent Domain117

C.Landlord s Remedies Against Continued Possession After the Termination of the Estate——Holdover Tenants118

1.Double Damages118

2.Increased Rent119

3.Eviction and Damages119

4.Self-Help119

5.Compelling the Tenant to Stay120

a.The Consequence of a Tenant for a Term Becoming a Periodic Tenant120

b.Increasing the Rent120

D.The Consequences of a Tenant Attempting to Surrender the Estate Before the End of the Term-Abandonment and Surrender121

1.Failure to Pay Rent122

2.Failure to Retain Possession and to Pay Rent122

a.No Duty to Mitigate123

b.Surrender by Operation of Law123

3.Failure of the Tenant to Pay Rent or Honor Other Provisions of the Lease124

a.Dispossession Without Termination125

4.Reletting for the Tenant s Account125

5.Difference Value Damages126

Ⅲ.The Tenant s Possessory Interest127

A.Tenant s Remedies for Disturbance of Possession128

1.Remedies Against Strangers128

2.Remedies for Interference by the Landlord128

3.Eviction by Paramount Title129

B.Remedies When a New Tenant Is Prevented From Taking Possession by Virtue of a Holdover Tenant129

1.When the Landlord Is at Fault129

2.When No One is at Fault130

a.The English Rule131

b.The American Rule131

C.Rights Incidental to Possession131

D.Liabilities as a Possessor132

Ⅳ.Rent132

A.Payment132

B.Rent Control133

1.Premises and Persons Covered133

2.Rates134

3.Ancillary Restrictions135

Ⅴ.Problems Arising From Conditions of Disrepair135

A.The Basic Duties of the Parties135

1.Modern Changes in the Basic Duties137

2.Duties Regarding Common Areas138

B.Altering the Basic Duties by Covenant138

1.Enlarging the Scope of the Tenant s Duties by a Tenant s Covenant to Repair138

2.Diminishing the Scope of the Tenant s Duties by a Landlord s Covenant to Repair139

C.One Party s Right to Recover the Cost of Repairs When the Other Fails to Repair139

1.No Right to Recover When No Duty to Repair140

2.Tenant s Right to Recover When the Landlord Has a Duty to Repair140

a.Duty Arising From a Building Code140

b.Duty Arising From a Special Habitability Statute140

c.Duty Arising From a Covenant141

d.Duty Arising in Common Areas141

3.Landlord s Right to Recover When the Tenant Has a Duty to Repair142

a.Recovery When a Building Code Is Applicable to the Tenant142

b.Recovery Under Modern Statutes143

c.The Effect of Insurance143

D.The Right to Terminate the Tenancy144

1.Landlord s Right to Terminate144

a.No Right to Terminate When There Is No Duty on the Tenant144

b.Right to Terminate After Destruction144

2.Tenant s Right to Terminate145

a.Where a Building Code Applies to the Landlord146

b.Where a Special Statutory Duty Applies to the Landlord146

c.Failure to Repair the Common Area147

d.Failure to Honor a Covenant to Repair——Constructive Eviction147

E.The Right to a Rent Reduction149

1.Where There Is a Covenant to Repair by the Landlord150

2.Where There Is a Repair and Deduct Statute150

3.Where There Is an Implied Warranty of Habitability150

4.Retaliatory Eviction151

F.Tort Consequences of Disrepairs152

1.The Relation of the Tenant to Visitors152

2.The Relation of the Landlord to Visitors152

3.The Relation of the Landlord and Tenant to Each Other153

a.Tenant s Liability153

b.Landlord s Liability153

4.Liability for the Common Areas153

a.Where the Tenant Has Made a Covenant to Repair154

5.Liability Based on a Covenant to Repair by the Landlord155

a.Rights of Visitors156

b.The Tenant s Liability to Visitors Under the Same Circumstances156

6.Liability for Code Violations157

a.Rights of Visitors157

b.Effect of a Covenant to Repair by the Tenant158

7.Hidden Defects158

a.Rights of Visitors159

8.Landlord s Liability for Negligence159

9.Exculpatory Clauses160

Ⅵ.Transfer of the Tenancy161

A.The Distinction Between Assigning and Subleasing161

B.The Right to Transfer-Restrictions162

1.Landlord s Right to Be Unreasonable163

2.The Effect of Consenting to the First Assignment163

C.The Effect of an Assignment164

1.The Effect of the Tenant164

2.The Effect on the Assignee164

3.The Effect on the Landlord165

4.The Effect of a Second Assignment166

D.The Effect of a Sublease167

Chapter Five.Easements169

Ⅰ.The Nature of Easements169

A.Easements as Distinguished From Possessory Interests169

B.Easements as Distinguished From Other Nonpossessory Interests171

1.Profits171

2.Natural Rights in Land172

3.Licenses172

Ⅱ.Types of Easements173

A.Appurtenant or in Gross173

B.Affirmative or Negative(or Spurious)174

Ⅲ.Creation of Easements and Licenses176

A.By Express Words——Grant and Reservation176

1.Formalities and Failure to Comply With Them——Licenses177

2.Formal Creation of Licenses177

3.Interests Which the Law Makes Revocable178

B.By Implication178

1.Severance of Parcels179

a.Implied Grant and Implied Reservation181

2.Prior Use——The Quasi-Easement181

3.The Characteristics of the Prior Use182

a.Apparent182

b.Permanent——Continuous183

c.Necessary——Beneficial184

C.By Necessity185

1.Implied From a Plat186

D.By Prescription187

1.Elements of Prescription188

a.Adverse,Hostile188

b.Payment of Taxes189

c.Exclusive189

d.Uninterrupted189

2.Prescriptive Easements as Appurtenant or in Gross190

a.Negative Prescriptive Easements191

Ⅳ.Transfer of Easements192

A.Transfer of the Burden of an Easement192

B.Transfer of the Benefit of an Easement192

1.Transfer of the Benefit of an Easement in Gross192

2.Transfer of the Benefit of an Easement Appurtenant193

3.Transferability as Affected by the Creating Language194

Ⅴ.Subdivision of Easements194

A.Subdivision of the Burden194

B.Subdivision of the Benefit195

1.Subdivision of the Benefit of an Easement in Gross195

2.Subdivision of the Benefit of a Profit in Gross196

3.Subdivision of the Benefit of an Easement Appurtenant196

Ⅵ.The Scope of Easements197

A.Variations by the Dominant Tenant197

1.Standards for Determining Whether the Variation Is Allowable198

a.When There Is Explicit Language198

b.When There Is No Explicit Language198

c.When the Easement Is Prescriptive199

2.Changes Caused by Development of the Dominant Tenement200

B.Variations by the Servient Tenant201

1.The Nature of the Dominant Tenant s Rights201

2.The Nature of the Servient Tenant s Rights202

a.Rights of Third Parties202

3.Variations Allowed to the Servient Tenant202

Ⅶ.Termination of Easements203

A.Termination by Virtue of Language in the Grant203

1.Termination of Licenses204

B.Merger205

C.Release(Abandonment)206

1.By Words Alone207

2.By Nonuse Alone207

3.By Words Plus Nonuse207

4.By Words Plus Inconsistent Acts207

5.By Inconsistent Acts Alone208

6.By Words of the Dominant Tenant and Acts of the Servient Tenant——Estoppel208

D.Adverse Use209

E.Invalidity210

Chapter Six.Covenants Running With the Land211

Ⅰ.Covenants Compared With Other Devices Which Bind Remote Takers of Property212

A.Easements212

B.Conditions214

C.Assignment and Assumption in Contract215

Ⅱ.Requirements Concerning the Nature of the Covenant216

A.The Covenant Must Involve Enforceable Promises216

B.The Parties Must Have Intended That the Covenant Run—— Assigns217

C.The Promise Must Be of the Right Sort——Touch And Concern217

1.Burden v.Benefit218

2.Money Covenants219

3.Touching vs.Running220

a.Requirement for the Burden to Run220

b.Requirement for the Benefit to Run221

Ⅲ.Requirements Concerning the Parties——Privity222

A.Requirements Concerning the Original Parties to the Covenant——Horizontal Privity222

1.The Privity Necessary for the Burden to Run222

a.Tenurial Relation222

b.Mutual Simultaneous Interests223

c.Privity Through a Deed223

d.Lack of Privity223

2.Not a Requirement for the Benefit to Run223

B.Requirements Concerning the Litigants——Vertical Privity224

1.Requirement for the Burden to Run224

2.Not a Requirement for the Benefit to Run225

Ⅳ.The Running of Covenants in Equity-Equitable Servitudes226

A.The Policy Underlying Equitable Servitudes226

B.The Rules Concerning Equitable Servitudes228

1.Applicability of the Rules for Covenants to Run at Law228

a.Horizontal Privity228

b.Vertical Privity228

c.Touch and Concern229

2.Special Equitable Requirements230

a.Notice230

b.Negative Nature of the Covenant230

Ⅴ.Enforcement of Neighborhood Restrictions231

A.Enforcement by Later Grantees Against Earlier Grantees——Running of Benefit231

B.Enforcement by Earlier Grantees Against Later Grantees——Alternative Theories232

1.Enforcement of a Covenant Made by the Common Owner to the Prior Grantee——Running of the Burden232

2.Enforcement of a Covenant Made by the Subsequent Grantee to the Common Owner——Third Party Beneficiary233

3.Enforcement of a Restriction Where the Prior Grantee Has Covenanted With the Common Owner——Implied Reciprocal Servitudes234

C.The Significance of a Common Plan235

1.In Order to Find Notice235

2.In Order to Apply Third Party Beneficiary Theory236

3.In Order to Imply Reciprocal Servitudes236

4.In Order to Burden Benefitted Lots236

D.Enforcement by the Neighborhood Association238

E.Effect of Omission in Later Deeds239

Ⅵ.Termination of Restrictions239

A.Termination Resulting From Acts of the Parties to the Covenant239

1.Restricted Duration239

2.Release239

3.Merger240

4.Abandonment240

5.Prescription240

6.Estoppel241

7.Laches241

8.Unclean Hands241

9.Acquiescence241

B.Termination Resulting From External Acts242

1.Changed Conditions242

2.Governmental Acquisition242

C.Termination Resulting From Invalidity243

PART TWO.CONVEYANCING246

Chapter Seven.Real Estate Brokers246

Ⅰ.The Role of the Broker246

A.The Economic Function of Brokers246

B.Who May Function as a Broker247

C.The Service Brokers Perform247

D.Other Legal Obligations Imposed on Brokers248

1.Discrimination248

2.Practicing Law248

3.Antitrust249

Ⅱ.Listing Agreements and Commissions249

A.Types of Listings250

B.Earning a Commission250

1.Lesser and Contingent Offers251

2.Completing the Sale as a Condition Precedent251

a.Closing as a Condition or Calendar Event252

Ⅲ.Broker Liability252

A.Contract253

B.Licensing Standards253

C.Negligence and Fraud254

D.Agency254

1.Whose Agent Is the Broker255

Chapter Eight.Contract of Sale:Vendor-Purchaser256

Ⅰ.Formation of the Relationship——the Statute of Frauds256

A.Discrimination by the Seller258

Ⅱ.Marketable Title258

A.What Is Marketable Title259

1.Title Actually Held by the Vendor259

2.Title Free From Encumbrances260

a.Easements261

b.Covenants and Servitudes261

c.Leases261

d.Money Obligations262

3.Title Free From Doubt262

4.Circumstances Not Affecting Marketability262

B.The Effects of Title Being Unmarketable263

1.Vendor s Right to Cure Defects263

2.Vendor s Right to Specific Performance With Abatement265

3.Purchaser s Right to Withdraw265

4.Purchaser s Right to Damages265

5.Purchaser s Right to Specific Performance265

a.Specific Performance With Abatement266

C.Waiver of the Right to Marketable Title266

1.Complete Waiver of Marketable Title266

2.Waiver of Some Particular Defect267

3.Insurable Title267

4.Waiver by Acceptance of the Deed-Merger267

Ⅲ.Equitable Conversion and the Risk of Loss268

A.Devolution on Death269

B.Injuries to the Property269

C.Creditors270

D.Risk of Loss for Injuries Caused Without Fault270

1.Majority Rule——Risk on Purchaser271

2.Minority Rule——Risk on Vendor271

3.Uniform Vendor and Purchaser Risk Act272

4.Contrary Agreements272

a.Insurance Provisions272

Ⅳ.Performance273

A.Installment Land Contracts273

Ⅴ.Nonperformance274

A.By the Vendor274

B.By the Purchaser275

Chapter Nine.Transfer of Title by Deed:Grantor-Grantee277

Ⅰ.Instruments Effective to Pass Title——Deeds277

A.The Quitclaim Deed277

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

C.The Warranty Deed278

Ⅱ.Proper Execution of Deeds278

A.Signature278

B.Consideration279

C.Contents279

1.The Parties279

2.Description of the Property280

a.The Federal Survey280

b.Plat Maps281

c.Metes and Bounds281

d.Inconsistent Descriptions282

e.Boundaries With Width282

f.Water Boundaries283

3.Description of the Estate283

4.Words of Grant284

D.Acknowledgement284

E.Recordation285

Ⅲ.Delivery of Deeds285

A.What Is Delivery285

B.Intent That the Deed Be Presently Operative287

1.The Effect of Future Events When There Is No Intent to Make the Deed Presently Operative288

2.When a Future Event Is the Grantor s Death288

C.No Conditional Delivery to a Grantee289

D.Delivery of Deeds to Persons Other Than the Grantee291

1.The Grantee s Agent291

2.The Grantor s Agent291

3.Escrow292

a.A Contingency Certain to Occur293

b.An Underlying Contract294

c.Relation Back295

E.The Effect of Delivery and Nondelivery296

1.Delivery296

2.Nondelivery296

Ⅳ.Covenants in Deeds Concerning Title298

A.Degrees of Protection Available to the Grantee298

1.Under a Warranty Deed298

2.Under a Statutory Deed299

3.Under a Deed Without Warranties299

B.The Six Covenants of Title299

1.Covenant of Seisin300

2.Covenant of Good Right to Convey300

3.Covenant Against Encumbrances300

4.Covenant of Quiet Enjoyment301

5.Covenant of Warranty301

6.Covenant of Further Assurances301

C.Special Covenants302

1.Special Covenants of Right to Convey,Warranty and Quiet Enjoyment302

2.Special Covenant Against Encumbrances302

3.Estoppel by Deed303

D.Breach of Covenant303

1.What Constitutes a Breach303

a.Covenant of Seisin303

b.Covenant of Good Right to Convey304

c.Covenant Against Encumbrances304

d.Covenants of Warranty and Quiet Enjoyment304

e.Covenant of Further Assurances305

2.When a Covenant Is Deemed Breached305

a.The Present Covenants305

b.The Future Covenants305

E.When Covenants Are Enforceable by a Remote Grantee306

1.Covenants of Seisin and Right to Convey306

2.Covenant Against Encumbrances307

3.Covenants of Warranty,Quiet Enjoyment and Further Assurances307

F.Measure of Damages308

1.Covenants of Seisin and Right to Convey308

2.Covenant Against Encumbrances309

3.Covenants of Warranty,Quiet Enjoyment and Further Assurances309

4.Damages in the Case of Remote Grantees310

Ⅴ.Duties of Disclosure310

A.Nondisclosure311

B.Implied Warranties in Sale of New Homes311

Chapter Ten.Priorities:The Recording System313

Ⅰ.Common Law Priorities314

Ⅱ.The Recording System——Recording Statutes316

A.Various Recording Acts316

1.Notice Acts316

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

3.Race Acts317

4.Period of Grace Acts318

B.Comparison of the Operation of the Various Types of Statute318

1.Race v.Notice318

2.Race v.Notice-Race319

3.Notice v.Notice-Race319

Ⅲ.The Mechanics of Recording and Searching Title320

A.Recording a Document320

1.Deposit of a Proper Document at the Recorder s Office320

2.Copying of the Document Into the Official Records321

3.Indexing of the Document321

4.Return of the Document322

B.Searching a Title322

1.Locating the Present Owner in the Grantee Index322

2.Locating Prior Owners in the Grantee Index323

a.Stopping Short of the Original Source323

b.Dealing With Gaps324

3.Searching for Encumbrances and Other Interests in the Grantor Index324

4.Following the Subsequent History of Such Encumbrances325

Ⅳ.Record Notice——Constructive Notice325

A.Documents Which Cannot Be Located at All326

1.Misindexed Documents326

2.Wild Documents327

B.Documents Which Can Be Located Only With Difficulty327

1.The Late Recorded Document327

2.The Early Recorded Document-Estoppel by Deed328

3.Deeds Out329

C.Documents Which Are Readily Locatable But Still Do Not Give Notice330

1.Defective Documents330

2.Nonrecordable Documents331

Ⅴ.Inquiry Notice331

A.Notice Based on Information in the Records333

1.References in Recorded Documents to Unrecorded Documents333

2.References in Recorded but Unread Documents to Other Unrecorded Documents333

3.Indefinite References to Other Documents334

B.Notice Based on Possession of the Property335

1.The Information Charged to the Purchaser——Constructive Notice v.Inquiry Notice335

2.Inquiry Notice When the Statute Requires Actual Notice337

3.When the Possession Is Not Suspicious338

a.Landlord-Tenant Exception339

C.Notice Based on Neighborhood Conditions339

D.Harmless Notice340

Ⅵ.Persons Protected Against Previous Failures to Record341

A.Different Class of Persons Protected Under Three Different Types of Statutes341

1.Persons Protected in a Race State341

2.Persons Protected in a Notice State342

3.Persons Protected in a Notice-Race State342

B.Purchasers Without Notice342

C.Purchasers for Value342

1.Donees343

2.Cancellation of a Prior Debt344

3.Payment of Less Than Full Consideration344

4.Promise to Pay344

5.Payment of Part of the Price——Alternative Solutions345

D.Encumbrancers346

1.Where the Encumbrance Is Not Taken in Reliance on the Records347

E.Creditors348

1.General(Unsecured)Creditors348

2.Judgment and Attachment Creditors348

3.Execution Purchasers349

Ⅶ. Limitations of the Recording System350

A.Interests Not Arising Out of Written Instruments350

1.Adverse Possession and Prescriptive Easements350

2.Easements by Necessity351

3.Easements by Implication352

B.Interests Arising Out of Non-recordable or Excepted Instruments352

Chapter Eleven.Title Insurance354

Ⅰ.Searching Title354

Ⅱ.Preliminary Title Reports and Title Insurance355

Ⅲ.Title Risks357

A.Covered Risks357

B.Excluded Risks357

1.Grantee s Knowledge of Failure to Pay Value357

2.Defects Discoverable by Investigation Outside the Records358

3.Subsequent Defects359

Ⅳ.Relief Under the Policy360

A.Title Company Options360

B.Duration of Coverage360

Chapter Twelve.Mortgages362

Ⅰ.The Significance of a Mortgage362

A.Secured and Unsecured Debts362

B.The Advantage of Holding a Mortgage363

C.The Peculiarities of Mortgage Law363

1.The Fee Simple Subject to Condition Subsequent364

2.The Equity of Redemption364

3.Foreclosure365

4.Mortgagor Protection Rules366

a.Deficiency Rules366

b.Waiver Prohibitions367

5.Nondiscrimination in Lending368

D.Title or Lien368

Ⅱ.Mortgage Instruments368

Ⅲ.Possession and Rents369

Ⅳ.Priorities370

Ⅴ.Transfers by the Parties372

A.Transfers of the Mortgaged Property372

B.Transfers of the Mortgage Paper373

PART THREE.MISCELLANEOUS PROPERTY DOCTRINES376

Chapter Thirteen.Airspace376

Ⅰ.Lower Airspace376

Ⅱ.Upper Airspace377

A.Trespass377

B.Nuisance378

C.Taking378

Chapter Fourteen.Water379

Ⅰ.Stream Water380

A.Preferred Privileges of Use380

B.Correlative Privileges of Use381

C.Appropriation Systems382

Ⅱ.Surface Water384

Ⅲ.Underground Water385

Chapter Fifteen.Support387

Ⅰ.Support of Unimproved Land387

A.The Absolute Right to Support387

B.Persons Liable388

Ⅱ.Support of Improved Land389

A.Extent of the Obligation389

B.Measure of Damages390

C.Statutory Changes391

Ⅲ.Agreements Regarding Support391

A.Release of Support Rights391

B.Acquisition of Support Rights391

Chapter Sixteen.Agreed Boundaries392

Ⅰ.Difficulties in Ascertaining Boundaries392

Ⅱ.Agreeing on a Boundary392

Ⅲ.Acquiescence394

Ⅳ.Effect394

Chapter Seventeen.Fixtures395

Ⅰ.Factors in Determining What Is a Fixture395

Ⅱ.Where the Annexor Also Owns the Real Property396

Ⅲ.Where the Annexor Does Not Own the Real Property397

Chapter Eighteen.Trespass399

Ⅰ.The Protection of Possession399

Ⅱ.What Is a Trespass399

A.Intrusions Not by the Trespasser400

B.Touching the Boundary401

C.Above and Below the Surface401

Ⅲ.Privileged Entries402

A.Consent402

B.Social Need402

C.Property Rights403

Ⅳ.Remedies404

A.Nominal Damages404

B.Compensatory Damages404

C.Punitive Damages405

D.Equitable Relief405

E.Relief According to the Status of the Plaintiff406

Chapter Nineteen.Nuisance407

Ⅰ.Nuisance Versus Trespass407

Ⅱ.Determining Whether There Is a Nuisance408

Ⅲ.Relief409

Ⅳ.Public Nuisance411

Chapter Twenty.Land Use Regulation412

Ⅰ.Types of Land Use Regulation412

A.Zoning412

1.Typical Zoning Devices412

a.Lot,Building and Use Regulations413

(1)Lot Regulations413

(a)Minimum Lot Size413

(b)Minimum Frontage413

(2)Building Regulations414

(a)Height414

(b)Bulk414

(c)FAR415

(d)Minimum Floor Space416

(e)Architectural and Site Plan Review417

(3)Regulations on Activities418

(a)Residential419

(b)Commercial420

(c)Industrial;Performance Standards421

2.Mapping422

a.Size of the Zone;Spot Zoning422

b.Zoning Boundaries423

3.Special Zoning Tools424

a.Special Exceptions(Conditional Uses)424

b.Floating Zones425

c.Cluster Zoning426

d.Planned Unit Development427

e.Holding Zones428

4.Zoning Relief429

a.Variances429

b.Rezoning(Amendments)430

c.Contract Zoning432

B.Subdivision Regulation433

1.What Is a Subdivision434

2.The Subdivision Process435

3.Subdivision Exactions436

C.Growth Management438

D.Landmarks and Historic Districts440

E.Environmental Protection441

F.Eminent Domain443

Ⅱ.The Land Use Regulation Process445

A.Who May Regulate Land445

1.Federal Regulation445

2.State Regulation445

3.Regional Regulation446

4.Local Regulation447

5.Citizen Regulation449

B.The Planning Process450

1.The Comprehensive Plan450

2.The Planning Commission452

3.Land Use Ordinances453

4.Interim Ordinances453

C.Enforcement454

1.Nonconforming Uses454

Ⅲ.Judicial Review457

A.The Role of the Judiciary457

B.Grounds for Invalidation459

1.Arbitrary and Capricious459

2.Due Process459

3.First Amendment and Associational Rights462

a.Speech and Religion462

b.Association463

4.Taking464

a.The Nature of the Government Activity465

b.The Nature of the Owner s Property Interest466

c.The Extent of the Loss466

d.The Public Benefit467

e.Sharing the Loss468

f.Mitigation and Compensation Measures468

g.Relief468

5.Exclusionary Zoning469

a.Federal Courts470

(1)Constitutional Protection470

(2)Statutory Protection471

b.State Courts472

INDEX475