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| Present possessor estate- Divisible fee | 1. Fee simple determinable (durational),
2. Fee simple subject to condition subsequent,
3. Fee simple subject to executory interest
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| Present possessor estate- Divisible fee Fee simple determinable | "O grants property to A and heirs"-
"for so long as"
"while"
"during"
"until"
If broke, O and heirs have automatic right to reverter
Reverter is alienable (transferable)
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| Present possessor estate- Divisible fee Fee simple subject to condition subsequent | "O grants property to A and heirs"-
"on condition that"
"provided that"
"but if"
"however, if"
If broke, O and heirs retrain right to re-entry, but not automatic
Must take action to get property back by filing for ejectment (most common)
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| Present possessor estate- Divisible fee Fee simple subject to executor interest | "O grants property to A and heirs"-
"Any language from determinable or condition subsequent", BUT O and heirs do not receive property back
"IF" broke, then goes to third party holding executory interest
Subject to rules of perpetuities
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| Restraint against alienation | Restrictions on free transferability of property
Direct restraint: Void as matter of public policy (e.g. "if sell then lose right")
Less: Allowed (e.g., anti-assignment, prohibition against sublease)
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| Life estates with remainder in fee simple absolute | Can give away, mortgage, convenant, license, etc, as long as NOT waste
Encumbrance created by life tenant will seize to exist upon death of life tenant
Remainders can NEVER follow fee simple estates, ONLY life estates
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| Life estates with remainder in fee simple absolute continued... | Per autre vie life estate= giving away life estate for life of tenant
Present interest in property = responsible for property taxes
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| Life estate- Doctrine of waste | Life estate tenant cannot "waste" land
Open minds exception: Life tenant allowed to engage in already existing activities on the property
It is not waste if activity previously existed, but new activity of waste not allowed
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| Life estates and altering land | Cannot alter structures on property
Exception: If changed conditions hindered structure uninhabitable, then life tenant can tear down and put something else up in its place
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| Cy pres | If trust created
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| Life estates- Class gift | "Remainder to children after survivor of testator dies"
If will makes a class gift, and class member pre-deceases testator (will maker) that member and heirs are shut out (MUST survive testator)
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| Life estates- Class gift continued... | Vested remainder subject to open if survivor and remainder may have more children
Moment any member of class who has present possessory interest in the property deceases the class closes and property is distributed
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| Co-tenancy | 1. Tenancy in common (default),
2. Joint tenancy with right to survivorship (specific language),
3. Tenancy by entirety (Only spouses)
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| Co-tenancy- Joint tenancy | "I grant to A & B"- "jointly" or "in joint tenancy" with right to survivorship
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| Co-tenancy- Terminating/severing joint tenancy | Four ways to terminate/severe-
1. Death of second to last joint tenant,
2. Conveyance inter vivos,
3. Final partition decree,
4. Mortgage interest in property
Conveying unilaterally can sever joint tenancy making them tenants in common
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| Co-tenancy- Terminating/severing joint tenancy Death of second to last joint tenant | Only 1 person left
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| Co-tenancy- Terminating/severing joint tenancy Conveyance inter vivos | Sell interest in property to third party
Third party becomes tenant in common
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| Co-tenancy- Terminating/severing joint tenancy Final partition decree | When? No longer able to stand each other so divide
Must- 1. File suit, and 2. Have order of partition to terminate
If one dies at this point survivorship kicks in if NO order
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| Co-tenancy- Terminating/severing joint tenancy Mortgage interest in property | Lien theory states (majority)- If joint tenant mortgages property, no severance as long as payments made avoiding foreclosure
Title theory (minority)- If joint tenant mortgages property then severance of joint tenancy
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| Co-tenancy- Tenancy by entirety | NO unilateral severing so one spouse cannot convey without the other spouse
Two things terminate-
1. Death, and
2. Divorce
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| Co-tenancy- Tenants in common | Can partition
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| Landlord liability | Landlords are NOT liable for latent defects unless know or should know of them
Exception: Short-term lease with furnished premises then landlord is liable for latent defects
Absent a contract tenants do not have duty to inspects premises
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| Hold-over tenant | Tenant who stays beyond expiration of lease
Two steps-
1. Determine if commercial or residential tenant
a. Residential, or
b. Commercial
2. What is rent amount going to be?
a. Notification, or
b. No notification
To evict must give noti
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| Hold-over tenant- Residential | Residential = periodic month-to-month tenancy
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| Hold-over tenant- Commercial | Commercial = periodic tenancy re-effective if previous written lease
Cannot exceed 1 year because violates statutes of fraud since not in writing
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| Hold-over tenant- Rent increase notification | If tenant prior to expiration was notified of increase then pay new amount
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| Hold-over tenant- Rent increase with no notification | If no notification of rent increase prior to expiration then old amount of rent must be applied
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| Hold-over tenant- Eviction | Even if pay value for license it is revocable
To evict NOW argue tenant is a licensee
License= Permission to enter land of another
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| Easements | Interest in land, usually in writing to comply with SOF that is recorded
Allows easement holder to enter land of another for purpose of coming and going (ingress and egress)
Express= in writing, implied= not (e.g., easement by necessity)
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| Easements- Doctrine of merger | Extinguish easement if both parcels owned by same party in same manner (e.g., life estate and fee simple)
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| Easements- Doctrine of abandonment | Need affirmative act with an intent to abandon by easement holder
Mere non-use is NEVER enough to constitute abandonment
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| Easement by prescription | Never in writing, "adverse possession easement"
Begins when use begins, not when owner finds out
No need for exclusivity- use openly, notoriously, hostility, for period of time
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| Covenant running with land | 1. Grantor intent,
2. Grantee intent (e.g. recording deed),
3. In writing,
4. Touch and concern (how land is being used),
5. Privity (relationship or connection between parties)
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| Covenant running with land- Common development scheme | Dividing large parcel of land into small parcels with restrictive covenant
Must should changed conditions makes ALL property unusable allowing restrictive covenant to be void (all or nothing)
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| Land sale transactions- Land description | In order to have a valid conveyance, the deed must adequately describe land being conveyed by description enclosing property
Exception: An address will correct deed trumping everything
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| Land sale transactions- Encumbrance at time of sale | Encumbrance on property can be ear-mark portion of sale price to clear title
Must be done when handing over title/property
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| Land sale transactions- Fixtures | Chattel attached to real property
Residential property= Fixture removed by tenant if minimal damage to property
Commercial= Trade fixtures doctrine
-Commercial tenant prior to expiration of lease entitled to remove all trade fixtures from premises
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| Land sale transaction- Recording statute | Jurisdictions-
1. Race (first to record),
2. Notice (last bona fide purchase for value is winner unless no notice)
3. Race-notice
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| Land sale transaction- Recording statute Shelter Doctrine | Developer steps into shoes of investor and assume status of investor therefore bona fide purchaser
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| Mortgages- Foreclosure proceeds with multiple mortgages | Paid in this order-
1. Foreclosing party,
2. Parties to right on time line,
3. Parties to left on time line stay with interest in land,
a. Purchase at foreclosure takes
property subject to mortgage of
mortgagee on left
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| Mortgages- Third party assigned without knowledge of mortgagee | Remedy-
1. Foreclose,
2. Sue on underlying debt to buyer (third party does not become liable unless assumes mortgage)
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| Adverse possession | Cannot sale property taken by adverse possession because need good marketable title
So first, file suit for quiet title (then able to sale)
Must file period of possession by POSSESSION (be on land and use)
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| Lateral and adjacent support | If own property, entitled to have lateral or adjacent support so neighbor must not move land to affect property
If neighbor does and land is in natural state then recover in strict liability, if artificial then show negligence for recovery
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