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Property Law
Basic Property Law Review
134
Law
Graduate
12/17/2013

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Term
Fee Simple Absolute
Definition
absolute indefinite ownership
O > A in fee simple absolute
Term
Defeasible Fees are...
Definition
subject to restriction
Term
Fee Simple Determinable
Definition
Ex: O > A for so long as...(automatic reversion to O)
"for so long as", "while", "during", "unitl"
Automatic reversion to O; possibility of reverter
Term
Fee Simple Subject to Condition Subsequent
Definition
Ex: O > A but, if ...(then O has right to enter)
"upon condition that" "provided that" "but, if"
Term
Fee Simple Subject to Executory Limitation
Definition
Passes to a third party on the happening of a stated event
SUBJECT TO RAP
Term
Life Estates
Definition
measured by the life of one or more persons
Term
Duties of a life tenant
Definition
1. Make necessary repairs
2. Pay interest and taxes; NOT principal
3. Don't commit waste
-Must not harm the interest of the remaindermen
Term
Future Interests - In Grantor
Definition
1. Possibility of reverter
2. Right of entry
3. Reversion
Term
Possibility of reverter
Definition
Follows a fee simple determinable-ripens into possessory estate upon the happening of an event
Term
Right of entry
Definition
Follows a fee simple subject to condition subsequent
Term
Reversion
Definition
An estate that remains in the grantor who has conveyed a lessor estate than that owned by the grantor (life estate)
Term
Executory Interest
Definition
These are not vested for RAP purposes
Term
Springing executory interest
Definition
grantor has the property until condition happens
Term
Shifting executory interest
Definition
Grantee has the property, and it switches to a different grantee when condition happens
Term
Remainders
Definition
passes to a 3rd person upon the natural expiration of the proceeding estate
Ex: O > A for life, then to B
Term
Indefeasibly vested remainder
Definition
in an existing person, not subject to any condition precedent or subject to divestment
Term
Vested remainder subject to open
Definition
Class gifts: class closes when first member is eligible to take: babies in gestation when class closes are considered members of class
Term
Vested remainder subject to total divestment
Definition
The remainderman is in existence, but his or her right is subject to an executory interest, power of appointment or re-entry of condition subsequent
Term
Contingent remainder
Definition
Subject to RAP
Unascertained or unborn people OR subject to a condition precedent
Term
Merger
Definition
If one person acquires all present and future interests in land EXCEPT a contingent remainder, the contingent remainder is destroyed
BUT if life estate and next vested interest were created by the same instrument, no merger (would thwart grantor's intent)
Ex: X conveys "To Y for life, then to Z's children." Z has no children. X then acquires Y's LE and already has a reversion. Merger occurs and Z's unborn children's interests are destroyed
Term
Shelley's Case
Definition
If you convey "to A for life, then A's heirs," this just becomes a straight conveyance to A.
Term
Worthier Title
Definition
A remainder in the grantors "heirs" is invalid and becomes a reversion. ONLY applies to inter vivos transfers, okay if by will
Ex: A conveys: "A to B for life, then to A's heirs" Now becomes "B for life" reversion goes to A.
Term
Restraints on Marriage
Definition
Not valid, against public policy
Term
Restraints on Alienation
Definition
Restraints on a fee simple are void unless for a limited time and reasonable purpose
-Restraints of life estates and other future interests are valid
Term
Rule Against Perpetuities
Definition
Must vest or fail within 21 years after the death of some person in being at the time the interest was created
*Applies only to non-vested interests, contingent remianders
*Doesn't apply to charities
Term
Joint Tenancy, Creation
Definition
4 Unities: Time, Title, Interest, Possession
Term
Severance of Joint Tenancy
Definition
-Conveyance of entire interest will sever JT and will become TiC
-Lease to third parties: may sever, states are split
-Judgment liens will sever JT at foreclosure sale; but won't affect non-debtor tenant's interest
Term
Mortgages on Joint Tenancy:
-Lien Theory
-Title Theory
Definition
Lien Theory: (maj.) = no severance of JT
Title Theory: (min.) = severance of JT
Term
Partition of JT
Definition
JT may obtain a partition if desire to sever JT
Term
Tenancy by the Entirety
Definition
CA does not follow
-Same as JT but must be married
-Interest cannot be severed w/o the others permission
-Severance: death, divorce, mutual agreement
-No severance when a deed or mortgage executed by one spouse
Term
Tenants in Common
Definition
If JT devises, presumed to be tenants in Common
-Each tenant has a distinct, proprotionate, undivided interest in the preoprty w/NO right of survivorship
-Each tenant can convey their interest away
Term
Rents & Profits: can retain profits/rents from a tenatn's OWN use of property and do not need to share such profits with tenants out of possession nor reimburse them for the rental value of his use unless
Definition
1. Ouster
2. Agreement to share
3. Rents and profits from 3p (must share net rents)
4. Depletion of natural resources
Term
Rights and Duties of Co-Tenants: Contributions
Definition
1. For necessary repairs, but must first notify other tenants
2. Not for improvements to hte property, will get credit at partition
3. Can get reimbursed for taxes or mortgage payments UNLESS co-tenant is in sole possession. Then can only get expenditures minus rental value of her use.
Term
Creation of a Periodic Tenancy
Definition
1. Express agreement
2. Implication (by conduct)
3. Operation of Law: T remains after lease expires and LL treats as periodic tenancy
Term
Termination of periodic tenancy
Definition
1. Renews automatically unless terminated
2. Requires one period's termination notice, if more than 1 year then 6 months notice
Term
Tenancy at Sufferance
Definition
T wrongfully remains in possession after expiration of lawful tenancy
1. Termination: when LL evicts, notice not required
2. Holdover doctrine: if T remains, LL can:
a. evict
b. Hold T to new periodic tenancy on same terms as old lease; can increase rent if T on notice
Term
Tenant's Duties: Affirmative waste
Definition
cannot damage or exploit natural resources
Term
Tenant's Duties: Permissive waste
Definition
T must take reasonable steps to protect premises from damage
Term
Tenant's Duties: Repairs
Definition
if T promises to make repairs then they are responsible for ordinary wear and tear unless expressly excluded
1. No duty to repair structural damages
2. T must report problems
Term
Duty to pay rent
Definition
CL: Duty to pay rent is independent of LL's duties and runs w/land (i.e. duty to pay even if other covenants ahve been breached
Modern trend: duties are dependent
-if T surrenders, and LL accepts, duty terminates
Term
LL's remedies w/ a duty to pay rent from the T
Definition
CL: resulted in cause of action, money damages
Modern: LL can terminate/evict T or sue
Term
Abandonment of premises by T:
Definition
LL must mitigate damages by re-letting to another T. T liable for any deficiency in between occupancy unless surrender and LL accept
Note: if LL has not accepted T's surrender, T liable for difference b/w promised rent and FMV
Note: if LL has accepted T's surrender, T free from liability
Term
LL's Duty to Deliver Possession
Definition
Majority (English Rule): actual possession. If breach, Tcan recover damages until possession
Minority (American Rule): constructive possession (title, papers). If Breach, T's problem
Term
Implied Warrant of Habitability
Definition
LL must provide premises that are reasonably suited for residential habitability.
Term
T's rights if L breaches implied warrant of habitability
Definition
1. Can terminate lease
2. Make repairs adn subtract cost from rent (must notify)
3. Abate the rent to FMV w/ defects
4. Keep paying full rent and sue for damages
Term
Covenant of Quiet Enjoyment
Definition
Every lease has an implied covenant that neither the LL nor a paramount owner will interfere with T's quiet enjoyment and use of property
Term
CoQE: Actual eviction
Definition
LL excludes T from the entire leased premises. Terminates T's obligation to pay rent.
Term
CoQE: Partial eviction
Definition
LL or 3p excludes T from part of premises.
If by LL: T's duty to pay rent is excused
If by 3p: T must pay a proportionate amount o frent
Term
Constructive eviction
Definition
LL does something/fails to do something that makes property uninhabitable
1. T may terminate lease and sue
2. T must vacate the premises w/in a reasonable time and sue
Term
Retaliatory eviction
Definition
LL evicts T for reporting housing/building code violations w/n 3-6 months
-LL not entitled to self-help
Term
Condemnation
Definition
T's liability for rent is extinguished; if condemnation partial/temporary, T must still pay rent but will get a portion of condemnation award
Term
Assignment and Subleases
Definition
Absent a restructionin the lease, T may freely assign or sublease. Lease terms will be construed narrowly against the drafter
Term
Assignment
Definition
Complete transfer of the remaining term on leasehold
Term
LL+T privity of K
Definition
T liable for all covenants/agreements in original lease
Term
LL+T2 (assignee) privity of estate
Definition
T2 liable for covenants that run with the land (pay rent to LL) but LL can sue T for unpaid rent
Term
Reassignment
Definition
1. LL+T privity of K still
2. LL _ T2 privity of estate: privity ends and only for period when in actual possession
Term
Sublease
Definition
partial transfer but original T still retains an interest in the remaining term on the lease. No privity of estate or K: LL is a 3p beneficiary of the K between T and sublessee
1. Sublessee pays rent to T who then pays LL
2. Sublessee not liable for rent to LL unless exressly assumes
3. If rent not paid, LL can terminate main lease, which will terminate sublease also
Term
Covenants + Sublessee
Definition
Subsessee cannot enforce any covenants in the main lease except a warranty of habitability
Term
Waiver
Definition
a covenant against assgignments/subleases is waived if:
1. LL was aware of sublease AND
2. Did not object
Term
Fixtures
Definition
Chattles that are so affixed/incorporated into the structure that they stop becoming personal property and become real property. Removal: T can remove fixtures if removal would not damage the premises or the chattel
Term
Easement, defined
Definition
An easement is a grant/privilege of an interst in land that allows someone to use the land of another. Right of us, not of possession.
a. Dominant tenement: the estate benefited by easement
b. Servient tenement: the estate that is burdened
Term
Easment Appurtenant
Definition
Benefits its holder in the physical use/enjoyment of another's land
Term
Easement in Gross
Definition
holder acquires a right to use another's land independent of his possession of another tract of land
Term
Creation of an easement
Definition
formal required of a deed (SOF): writing, signed by grantor, adequately described grantee, description of property
Term
Creation of an easement by implication, existing use
Definition
Arises by an operation of law when:
1. Used prior to division of tract
2. Which was apparent and continuous
3. Reasonably necessary for enjoyment of dominant tenement
4. Parties intended to continue use after divided
Term
Creation of an easement by implication, no existing use but still implied when
Definition
1. Subdivision lots sold w/ reference to recorded plat
2. Need to get on land to use profit
Term
Easement by implication, necessity
Definition
Courts may grant an easement on a land when it is strictly necessary to enjoyment of the adjacent land
1. Usually when land is divided and there is only one way to access a road or utility line
Term
Easement by prescription
Definition
1. Open and Notorious
2. Actual and Exclusive
3. Hostile
4. Continuous
Term
Scope of easement
Definition
presumed to be of perpetual duration, runs w/ the land
a. includes uses that were foreseeable at the time easement was created
b. Overuse/misuse will nto extinguish the easement (but servient owner may get an injunction)
c. easement holder has duty to repair if sole user
Term
Termination of easement
Definition
a. Release
b. Merger
c. Condemnation
d. End of necessity
e. Prescription
f. Abandonment
g. Estopped
h. Stated conditions
Term
Transfer of easement
Definition
a. Appurtenant
1. Transfer of dominant estate = easement passes w/o notice
2. Transfer of servient estate = passes unless: (1) New owner is BFP for value without (2) actual notice (3) Constructive [record] notice (4) Inquiry [reasonable investigation]
In Gross: for economic commercial use = yes transferrable; for fun = not transferrable
Term
License
Definition
Privileges owner to go on the land of another
Term
When will a license not be revocable?
Definition
Estoppel: licensee invests money or labor on reliance of license, lasts only until benefit to recoup investment
b. license coupld w/ interest: irrevocable for so long as interest lasts
Term
Profits
Definition
entitle holder to go onto the land and remove a resource from the servient tenement (minerals, fish, soil, timber)
1. Same rules for creation and extinguishment EXCEPT can be extinguished by overuse
2. Easement implied in every profit to enter land in order to remove the resource
Term
Real Covenant
Definition
non-possessory interst in land that obligates holder to do something on the land (affirmative covenant) or promise not to do something on the land (negative covenant)
Term
Remedy for breach of covenant
Definition
Damages v. equitable servitude: injunction
Term
Burdened runs w/ land
Definition
Writing: original promise in writing
Intent: original parties intended that successor be bound
Touch and Concern and Land: relate to use or enjoyment of land
Term
No writing needed for equitable servitudes when...
Definition
When sales in subdivision began, developer had a plan that all parcels subject to restriction shown by:
1. Recorded plat, general pattern of restrictions, and oral representations to early buyers AND
2. Notice to buyers
Term
Defenses to equitable servitude
Definition
All CD Defenses available: Unclean hands, laches, estoppel, holder acquiesced to violations, neighborhood has changed
Term
Termination of equitable servitude
Definition
Written release, merger, condemnation
Term
Lateral support for water rights: Natural State
Definition
Support of land in natural state > SL offense if excavation causes adjacent land to subside
Term
Lateral support for water rights: support of land w/ buildings
Definition
Other person will be held to be negligent, unless would have collapsed despite buildings
Term
Subjacent support
Definition
Underground occupant of land (mining company) must support surface and buildings existing on date subjacent estate established
-If original buildings: SL
-If new buildings after subjacent estate established > Negligence
Term
Riparian
Definition
No advantage is gained by priority of use. Each riparian owner is entitled to only so much of the water as he can put to beneficial use upon his land, with due regard for the equal rights of the other riparian owners, and w/o regard to how long the owner has been using the water
Term
Natural flow theory
Definition
Can't cause material or substantial diminution in the natural flow of water's quantity, quality or velocity
Term
Reasonable use theory
Definition
all riparians have a right to reasonable use
Term
Natural use v. artifical
Definition
Natural uses previal
Term
Groundwater (Wells)
Definition
Absolute ownership: owner can take all they want
Reasonable use: must not harm other owners, must be reasonable
Correlative rights (CA): owners of land use as joint tenatns, each with reasonable use
Appropriative rights: priority of use is determinative
Term
Surface water
Definition
Natural flow: owners cannot alter natural drainage pattern
Common enemy: do whatever you want
Reasonable use: balancing of harms
Term
Land Sale Ks
Definition
Statute of Frauds: Ks must be in writing
1. Signed by party to be charged
2. Contain essential terms: parties, price, description of land
3. Oral agreement OK if:
1. part or full payment
2. possession
3. valuable improvements
Term
Specific performance w/ land sale Ks
Definition
S or B can get specific performance
Term
Equitable Conversion
Definition
Once land sale K is signed, B is equitable owner (has K rights against S) and S retains legal title (right to get paid)
Term
ROL w/ Equitable Conversion
Definition
Once signed, but before closing, B bears the risk of loss. S must credit B for any insurance coverage
Term
Death w/ Equitable Conversion
Definition
if S dies: title passes to S's heirs, but they must give title to B at closing
If B dies: B's heirs can demand conveyance of land at closing
Term
Marketable Title
Definition
Every K contains implied warrant S will provide marketable title at closing
Term
Things that make title unmarketable
Definition
1. Adverse possession
2. Future intersts in unborn/unascertained parties
3. Significant encumbrances (mortages, easements, liens)
4. Existing zoning violations
5. Anything posing risk of litigation
Term
IF title not marketable..
Definition
B must notify S and give him reasonable time to cure. If no cure, B's remeides include:
1. Recission
2. Damages (differecen between K price and FMV)
3. Specific Performance
4. If B still wants land, court will order abatement of price
Term
Deeds
Definition
transfer an interest in real property. Once buyer accepts deed, the land sale K and the deed merge: acceptance by B discharges S of all liability under K
Term
Deed requirements
Definition
1. Writing
2. Signed by granor
3. Adequately describes grantee
4. Sufficient description of the property
Term
Delivery
Definition
refers to the intent of the grantor: words or conduct by grantor that deed was to have present operative legal effect to immediately transfer title
Term
Express conditions of Grantor's death
Definition
a propertly executed deed that provides title will not pass until grantor's death is valid and creates a future remainder interest in the grantee. Retains LE for grantor
Term
Oral conditions
Definition
oral conditions made not in deed are disregarded and delivery is absolute
Term
3p Delivery
Definition
Delivery to:
1. Agent of grantee = delivery
2. Agent of grantor = no delivery b/c grantor retains control and can revoke
Term
Acceptance of deed
Definition
presumed absent some action by grantee to reject
Term
General Warranty Deed
Definition
Contains all covenants of title
Term
Special warranty deed
Definition
contains covenants of title and promises hasn't sold same estate to someone else
Term
Rights in Special Warrant Deed
Definition
1. Seisin: promise to own land (title + possession)
2. Right to convey (title enough)
3. Quiet enjoyment
4. Against encumbrances
5. Warranty: promises to defend against reasonable claims
6. Further assurances: promise to act reasonably necessary to perfect title
Term
Quitclaim deed
Definition
conveys whatever interest grantor has
Term
Estopped by Deed
Definition
When a person executes a deed purporting to convey property they dont' have and the person subsequently gets title to property, then subsequently acquired deed will pass to grantee. Doesn't happen if quitclaim deed!
Term
3 types of recording statutes
Definition
Race
Race-Notice
Notice
Term
Race
Definition
whoever records first wins; regardless of their status!
Term
Race-Notice
Definition
last BFP who took w/o notice wins IF records first
Term
Notice
Definition
last BFP without notice always wins regardless of recordation
Term
Bona Fide purchaser
Definition
took without notice and paid valuable consideration
Term
Purchaser for BFP includes
Definition
mortagees, transferees from BFP, but DOESN'T include donees, assignees, heirs, judgment creditors
Term
Judgment creditors
Definition
Split of authority on whether creditor who records first wins. Majority says NO!
Term
Shelter rule
Definition
anyone who takes from a BFP is sheltered by lack of notice. Exception: will not protect people who owned property before
Term
Mortages:
Definition
security interest in property
Term
Transfer by mortagor
Definition
1. Assumes the mortgage: new buyer is "personally liable"
2. Subject to mortgage: new buyer is not personally liable
Term
Due on Sale Clause
Definition
Allows bank to accelerate debt upon sale of land by the mortagee. If doesn't enforce, will be considered waived by bank. If mortgage sells to 3P w/o consent, can demand full payment
Term
Lien Theory
Definition
(MAJ)
Title remains in teh debtor mortgagor and mortgagee only holds a security interest in the proeprty. Mortgagee cannot obtain possession of land until foreclosure
Term
Title Theory
Definition
(MIN)
Title is in the mortagee until mortgage has been fully satisfied. Entitled to possession at any time
Term
Effect of foreclosure
Definition
When property is sold to satisfy a debt
Term
Effect of foreclosure: If Jr. forecloses first...
Definition
Senior doesn't have to be a party to the action
Term
Effect of foreclosure: If Sr. forecloses first
Definition
Jr. must be included (necessary parties). Failure to include junior interests when senior has notice of them results in preservation of that party's interest - can collect its mortgage from senior ($$ it got from the foreclosure sale) or move to foreclose on property
Term
Purchase money lenders...
Definition
have priority even if non-purchase recorded first
Term
Deficiency judgment
Definition
If sale proceeds from foreclosure sale insufficient, can sue original mortgagor for difference
Term
Redemption
Definition
Equitable right to get property back by paying amount due BEFORE foreclosure
Term
Redemption
Definition
Statutory right to reclaim AFTER foreclosure sale
Term
Adverse Possession
Definition
1. Open and Notorious
2. Actual and Exclusive Posession
3. Continuous Posession
Term
Adverse Possession: Future interst, Tacking, Tolling
Definition
1. Future interest holders: clock doesn't begin to run until their interest is possessory. Filing lawsuit doesn't stop clock until judgment
2. Tacking: Can tack when privity between both parties
3. Tolling: can toll if owner is a minor or has disability
Term
Notes on Adverse Possession
Definition
1. Can't adversley possess against coT unless ouster
2. Adverse possessor not responsible for taxes
3. Public land can't be acquired via adverse possession
4. Recording statutes do NOT apply to adverse possession
Term
Private Nuisance
Definition
Substantial/unreasonable interference w/ the P's use/enjoyment of their real property
Term
Public Nuisance
Definition
Unreasonable intereference w/ the health, safety, welfare and property rights of the community. Generally brought by city/state unless P suffers (1) damages that are unique and (2) damages beyond ordinary damages that the public incurred
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