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TheDoctrineof After AcquiredTitle

PatrickW.Fitzgerald,Ph.D.,Ed.D.,J.D.

AfterAcquiredTitle:Overview
AfteracquiredTitleisalegaldoctrine recognizedinmanyjurisdictionswhichprovides that,whenagrantorpurportstoconveyor mortgage propertytowhichheisnotvested,any titlesubsequentlyobtainedbythatgrantor automaticallypassestohisgranteebyoperation oflaw. Thepurposeofthisdoctrineistogiveeffectto theintentofthepartiestoaconveyance,or securityinstrumentasevidencedbythe documentstheyexecute.

AfterAcquiredTitle:Overview
AfteracquiredtitleapplieswhenJoe,whohas notinterestintheland,conveystitletothe landtoMaryandthensubsequentlyacquires titletothelandfromFred,whooriginallyheld legaltitletotheland.AtthetimeJoeacquires title,suchtitleautomaticallypassestoMary.

AfterAcquiredTitle:Overview
Thisdoctrinehasbeencodifiedintoa statutoryprovisioninsomestatesbut originallyitwasanequitabledoctrineto preventunjustenrichment. Asageneralprinciple,warrantydeedsand grantdeedsaredeemedtotransferafter acquiredtitle,butquitclaim deedsdonot.

AfterAcquiredTitle:Overview
Afteracquiredtitlereferstoatitleheldbya personwhoboughtpropertyfromaseller whoacquiredtitleonlyafterpurportingtosell thepropertytothebuyer. Whenasellerconveyslandtoanotheronthe beliefthats/hehadgoodtitletotheland,and laters/heacquirestitletothatland,then buyerautomaticallyacquirestitletothe transferredland.

AfterAcquiredTitle:Overview
Assoonastheselleractuallyacquirestitle, titlepassestothepersontowhomitwassold. However,thisdoctrineofafteracquiredtitle generallydoesnotapplywhentheseller receivestitlebyquitclaimdeed.Thedeed conveyingthelandmustincludewords expressinganintentiontovesttitleinthe grantee.

ExpressCovenants
Generally,thegrantorswarrantyextendsto allcasesinvolvingafailureoftitletoland purportedlyconveyedbythedeed.The covenantofwarrantyinadeedisanexpress covenant,andaTexasstatuteprovidesthatno personshallbeobligatedtoinsertacovenant ofwarrantyinanyconveyance.

ImpliedCovenants
Theseller,bytheuseoftheword"grant"or"convey" inanyconveyanceofland,willgiverisetotwoimplied covenants. Thefirstsuchcovenantisthatthegrantorwarrantsto thegranteethathehasnotpreviouslyconveyedthe sameestate,oranyright,title,orinterest,toany personotherthanthegrantee.Second,thegrantor warrantsthattheestateconveyedisatthetimeofthe executionofsuchconveyancefreefrom encumbrances.Theterm"encumbrances"includes taxes,assessments,andallliensuponrealproperty.

ImpliedCovenants
Althoughtheseimpliedcovenantsariseby operationoflawwhenthewords"grant"or "convey"areusedintheconveyance,the grantornonethelessmaynegateorrestrain thecovenantsbyexpresstermscontainedin theconveyance.

PowerofWarranty
Thus,agrantorintendingtonegateanywarranty inhisconveyancemayuselanguagesimilartothe following:"Grantorhereinmakesnowarrantyas tothetitletothepropertyhereinconveyed eitherexpressorimplied. Titlecompaniesfavorthewarrantydeedbecause itgivesthemsubrogationrightsagainsttheseller andallowsthebuyerbenefitsoftheafter acquiredtitledoctrine.

AfterAcquiredTitle Definition
Doctrinebywhichthetitleofrealestate, previouslyunsuccessfullytransferredbecause oflackofpossessionbygrantor,automatically passestothebuyeruponacquisitionbythe grantorandisbasedontheacquisitionoftitle byestoppel.

AfterAcquiredTitle Definition
Titlethatvestsautomaticallyinagranteewhen acquiredbyagrantorwhopurportedtosellthe propertybeforeacquiringtitle;also: adoctrine thatrequiressuchvesting(compareestoppelby deed) NOTE:Thedoctrineofafteracquiredtitle generallydoesnotapplywhenthegrantor receivestitlebyquitclaimdeed;tovesttitleinthe granteethedeedmustincludewordsexpressing suchanintention.

AfterAcquiredTitle Definition
Thesocalled"doctrineofafteracquiredtitle" dealswiththerightsofagrantee(andhis successors)whoacceptsadeedorother conveyancefromagrantorthenwithouttitle, butwhothereafteracquiresit.

AfterAcquiredTitle Definition
Legaldoctrinebywhichproperty automaticallyvestsinagranteewhenthe grantoracquirestitletothepropertyafterthe deedhasbeenexecutedanddelivered.

AfterAcquiredTitle DefinitionandExample1
AfterAcquiredTitletopropertyacquiredby someoneafterthatpersonhaspurportedly transferredthepropertytosomeoneelse.As soonastheselleractuallyacquirestitle,itpasses tothepersontowhomitwassold. Forexample,Johnsigns,acknowledges,and recordsadeedofhislatefather'sranchtoSam, eventhoughJohnhasnotyetreceivedtitlefrom hisfather'sestate.WhenJohngetsthetitlefrom hisfather'sestateandrecordsit,theafter acquiredtitlegoesautomaticallytoSam.

AfterAcquiredTitle DefinitionandExample2
TheAfterAcquiredTitle Doctrineisalegal doctrineunderwhich,ifagrantorconveys whatismistakenlybelievedtobegoodtitleto landthatheorshedidnotown,andthe grantorlateracquiresthattitle,itvests automaticallyinthegrantee. ApracticalexampleisHusbandandWifeown Blackacre.

AfterAcquiredTitle DefinitionandExample2
Wifeisawardedthepropertythroughadivorce decree.Wifesellsthepropertytoabonafide purchaserforvalue.WifeexecutesaWarranty Deedtothepurchaserandthedeedisproperly recorded. Subsequently,adeedfromtheHusbandtothe Wifeisrecorded.UndertheAfterAcquiredTitle Doctrine,theinterestreceivedbythewife automaticallytransferstothenewpurchaser.

AfterAcquiredTitle DefinitionandExample3
Afteracquiredproperty isrealpropertyor personalpartytowhichpartyAobtainstitle onlyafterfalselysellingittopartyBforvalue whenpartyAdidsowithoutpropertitle. AnexamplewouldbeColonelSanderspretends tosell"MyOldKentuckyHome"toBoonefor $1000(US)butdoesnotownthepropertyatthe timeandthenusesthemoneytoactuallybuy thatsamepropertyfromthetrueowner. TheapparentoutcomewouldbeCol.Sanders ownsthepropertyandBoonehaslost$1000.

AfterAcquiredTitle DefinitionandExample3
Becausetheresultofthesetoftransactions wouldbeaninjustice,alegalconceptcalledthe "Afteracquiredtitledoctrine"veststhelegaltitle inthepropertyinpartyBeventhoughbuyingit beforepartyAhadlegaltitletothepropertyand thereforehadnorighttotransferthetitle. Thisisanapplicationoftheprincipleofequityto propertylaw.Historically,equitywasappliedin Englandinspecialchancerycourts,butintheUS, remediesatbothlawandequityaregivenina singlecourt.

AfterAcquiredTitle DefinitionandExample4
Afteracquiredtitle:titletopropertyacquired aftertheownerattemptstosellortransfer thetitletoanotherpersonbeforehe/she actuallygotlegaltitle. Whenthetitleisacquiredbythesellerinthis papershuffle,titleautomaticallygoestothe persontowhomitwassold,passingthrough thepersonwhoacquiredtitle"likeadoseof salts"onitswaytothenewpurchaser.

AfterAcquiredTitle DefinitionandExample4
Example:Johnsigns,acknowledges,and recordsadeedoftheranchtoSam,butJohn hasnotyetreceivedtitlefromtheestateof hislatefather. WhenJohngetstitlefromhisfather'sestate andrecordsit,theafteracquiredtitlegoes automaticallytoSam.

AfterAcquiredTitle Example5
Considerthefollowing:0conveysBlackacre toA bywarrantydeedatatimewhen0hasnotitle. Subsequenttotheconveyance,0acquirestitle. AlthoughtheTexascourtsgenerallyhaveheld thatAcanacquireO'safterrequiredtitleandis notlimitedtodamagesinasuitforbreachof warranty,astudyofthecaseswilldemonstratea widevariationbythecourtsintheirdefinition andconsistencyofapplicationoftherationale usedtodeterminetherightsofcompetingparties toanafteracquiredtitle:

AfterAcquiredTitle Example5
1.Aisgiventitleonthebasisofacovenantof warrantycontainedinthedeed(expressor implied)topreventacircuitryofactiononthe covenant(hereinafterreferredtoasthe "warrantycases").

AfterAcquiredTitle Example5
2.Aisgiventitleonthebasisthat0is estoppedtodenythetitlehepurportedto conveytoA(hereinafterreferredtoasthe "estoppelcases").'

AfterAcquiredTitle Example5
3.Aisgiventitleonthebasisofanestoppel against0createdbythepresenceofa covenantofwarranty(expressorimplied) containedinthedeed(hereinafterreferredto asthe"warrantyestoppel"cases)."

AfterAcquiredTitle Example5
4.Aisgiventitlewhereitisdifficult,ifnot impossible,todeterminetheunderlying theoryofthecase. Unfortunately,thiscategoryincludesseveral ofthemostextensivelycitedcasesinthis field.SeeminglytheTexascourtshavefeltfree toapplya"grabbag"rationale,i.e.,a theoreticalbasissuitedtotheachievementof ajustresultinaparticularcase.'

AfterAcquiredTitle Example5
However,thisvariationastothebasisof decisionisalsodue,inpart,tothepaucityof sourcelawavailabletothecourtsduringthe Republicandearlyyearsofstatehood,and misconceptionsconcerningthehistoricalbasis foracquisitionofafter acquiredtitleasit existedinEnglandpriortothecolonizationof theUnitedStates.

AfterAcquiredTitle Example5
Considerforexampletheeffectofthe followingrecitalwhichmightbecontainedina deedaspartofthedescriptionoftheland conveyed:"totheplaceofbeginning,theland hereinconveyedbeingalloftheinterestofthe grantors,inandtosaidabovedescribedtract oflandandwhichwasinheritedbythemfrom theirmother,andalsofromtheirfather."

AfterAcquiredTitle Example5
Atthetimeofconveyanceanundivided interestinthepropertyisownedbygrantor's brother,whichthereafterpassestograntors bydescentanddistributionuponhisdeath.

CommonLawSourceforTexas
ThedoctrineofafteracquiredtitleinTexasisa doctrineestablishedincommonlawandevolved intoitspresentformasaresultofnumerous casesthathaveexpanded,limitedandclarified thegeneralrule. Thedoctrinetouchesmanyareasoflaw,among others,conveyances,recordingacts,mortgages andotherrealpropertyliens,adversepossession, realpropertyandoilandgas,amongothers.

CommonLawSourceforTexas
Theafteracquiredtitledoctrinedealswitha grantorwhoownsalesserinterestinthe propertythanthegrantorpurportstoconveyby virtueofawarrantyinadeedorother conveyancedocumentandwhothereafter acquiresallorpartoftheinterestheintendedto convey. Thegeneralruleestopsthegrantorfromclaiming ownershipoftheafteracquiredinterestas againsthisgrantee.

CommonLawSourceforTexas
Undertherule,titletotheafteracquired interestpasses"eoinstante"tothegrantee andthegrantee'sheirsandsuccessorsupon thegrantor'sacquisitionofsuchinterest.

CurrentRuleforTexas
TheTexasSupremeCourtclearlyarticulatedthe currentruleinthewellknownDuhig v.PeavyMoore LumberCo.case: "Itisthegeneralrule,supportedbymanyauthorities, thatadeedpurportingtoconveyafeesimpleoraless definiteestateinlandandcontainingcovenantsof generalwarrantywillestopthegrantorfromasserting anafteracquiredtitleorinterestinland,ortheestate whichthedeedpurportstoconvey,asagainstthe granteeandthoseclaimingunderhim."Duhig,135 Tex.503,144S.W.2d878,880(1940).

CurrentRuleforTexas
Asasimpleexample,GrantorArepresentsin hisdeedtoGranteeBthatheisconveyingall ofTractA;however,heonlyownsan undividedseventyfivepercent(75%)interest inthetract.GranteeBconveysthepropertyto GranteeC.GrantorAsubsequentlyacquires theothertwentyfivepercent(25%)interest.

CurrentRuleforTexas
AsagainstGranteeBandGranteeC,GrantorA willbeestoppedfromclaimingtitletothe twentyfivepercent(25%)interest,becauseof hisrepresentationsinhisdeedthathewas conveyingallofthetract. Thetwentyfivepercent(25%)interestwill vestinGranteeCimmediatelyuponGrantor A'sacquisitionofsuchinterest.

CurrentRuleforTexas
Theeffectoftheruleisbindingnotonlyon theoriginalgrantorandhisheirsand successors,but,afterrecording,italsobinds subsequentpurchasersfromtheoriginal grantorwhoacquiredtheinterestwithactual orconstructivenoticeofthepriorconveyance.

TheDuhig Rule DoctrineofAfter AcquiredTitle


WhathappensifaGrantorassumesthathe owns100%oftheminerals,thensellsthat land,specificallygranting50%ofallthe mineralsandspecificallyreserving50%ofall themineralsforhimself(ineffect,including 100%ofthemineralsintheconveyance), and laterfindsthatheonlyowned50%ofthe minerals?

TheDuhig Rule DoctrineofAfter AcquiredTitle


The Duhig Rule shouldbeappliedinthis instance. TheDuhig Ruleisaruleofinterpretationthat basicallygivesmoreweighttothegranted intereststhantheintereststhattheGrantor attemptedtoreserve.

TheDuhig Rule DoctrineofAfter AcquiredTitle


Thisrulewouldgenerallyonlycomeintoeffect wheretherewasawarranty,specialwarranty orsimilarclauseincludedinthegrant,asthis warrantywouldineffectmakeitsothe Grantorwouldconveyalltheyown, orever wouldown,intheproperty. Itwouldnot applyinthecaseofaquitclaim deed. (Duhig v.PeavyMooreLumberCo., Inc.,135Tex.503,144S.W.2d878,880(1940))

TheDuhig Rule DoctrineofAfter AcquiredTitle


Inthecaseabove,theGrantorwouldhave conveyedhisentire50%interestintothe propertywithnothinglefttohimselfto reserve.IftheGrantor,intheinstancecited above,hadconveyedallofhisright,titleand interestintotheproperty,butreservedto himselfaninterestintothemineralsinthe amountof50%,thenhewouldhave effectivelyreservedallofhisminerals.

TheDuhig Rule DoctrineofAfter AcquiredTitle


But,sincetheGrantorbothreserved50%to himself and granted50%totheGrantee,this wouldhavebeenanoverconveyance,therefore theDuhig Ruleshouldbeapplied. IntheeventthattheGrantoronlyowned25%of themineralsatthetimeofthegrant,butlater inheritedanadditional50%,thenthemoment thattheGrantorinheritsthe50%,anadditional 25%wouldpassdirectlytotheGranteetosatisfy theprior50%grantintheconveyance.

TheDuhig Rule DoctrineofAfter AcquiredTitle


The DoctrineofAfterAcquiredTitle canbe takenfurtherinthatiftheGranteeunderthe originalconveyancegrantsallofhisinterest inthetracttoathirdparty,andafterthat,the 50%inheritanceintheprecedingparagraph weretooccur,thenthe25%wouldpassfrom theoriginalGrantortothe third party, bypassingtheGranteeundertheoriginal conveyancealtogether.

TheDuhig Rule DoctrineofAfter AcquiredTitle


Thedoctrineofafteracquiredtitleappliesonlyto avendeeholdingbyawarrantydeed.Thisisthe reasoningbehindthedoctrine: "Itiseasytoseewhyone,whosellswith warranty,becomesestoppedfromthereafter acquiringatitletotheprejudiceofhisgrantee.To holdthatthetitleheacquiresinurestohis granteeisreallynothingmorethanan enforcementofthegrantor'sobligationtodeliver agoodtitle.

TheDuhig Rule DoctrineofAfter AcquiredTitle


Ontheotherhand,itisquitemanifestthatthe doctrineofafteracquiredtitleshouldnotbe expandedtoincludeaquitclaimdeed,primarily forthereasonthataconveyanceofthat charactertransfersonlythepresentinterestof thevendorinthelandanddoesnotconveythe property. Thisbeingso,thereisnoreasonwhythevendor shouldnotthereafteracquiretitleeventhoughit beadversetothevendeeholdingunderthe deed."

WhatWouldTexasDo?
InGermanyv.Turner,132Tex.491,123 S.W.2d874(Tex.Comm.App.1939),the survivingwifeandpurportedsoleheirsof decedentgranted,sold,andconveyedallofa certaintractoflanddescribedbymetesand bounds,bygeneralwarrantydeed.

WhatWouldTexasDo?
Itwassubsequentlydiscoveredthatthedeed boreforgedsignaturesofsomeoftheheirs. Inasuitintrespasstotrytitleitwasheldthat wheretherewasnolimitationorexceptionon thegeneralwarrantythatthecograntors werejointandseverallyliableonthewarranty totheextentofthewholeinterestconveyed.

WhatWouldTexasDo?
Thecourtfurtherheldthattherecitationthat grantorswerethesurvivingwifeandheirsof theformerownerwasamereindicationof thesourceoftitleandnotalimitationupon thegrantingclauseandrejectedthe contentionofsurvivingwifethatshewasonly conveyingherindividualinterestinthetract described.

WhatWouldTexasDo?
TheTexascasesstateasimpletestfromwhichto determineifafteracquiredtitlewillpass:Does thedeed,lookingatitasawhole,conveythe land,ormerelyindicateanintentiontoconvey onlythepresentlyownedinterest,orproperty acquiredfromaspecificsource. Clausesconstruedasindicatingonlythesourceof titlehavebeeninterpretedasnotrestrictingthe grantingclause.

TexasCaseLaw
InGermanyv.Turner,132Tex.491,123S.W.2d874 (Tex.Comm.App.1939),thesurvivingwifeand purportedsoleheirsofdecedentgranted,sold,and conveyedallofacertaintractoflanddescribedby metesandbounds,bygeneralwarrantydeed. Itwassubsequentlydiscoveredthatthedeedbore forgedsignaturesofsomeoftheheirs.Inasuitin trespasstotrytitleitwasheldthatwheretherewasno limitationorexceptiononthegeneralwarrantythat thecograntorswerejointandseverallyliableonthe warrantytotheextentofthewholeinterestconveyed.

TexasCaseLaw
Thecourtfurtherheldthattherecitationthat grantorswerethesurvivingwifeandheirsof theformerownerwasamereindicationof thesourceoftitleandnotalimitationupon thegrantingclauseandrejectedthe contentionofsurvivingwifethatshewasonly conveyingherindividualinterestinthetract described.

TexasCaseLaw
Thecourtstated:Ifinthisinstancetherecitalsin thepremisesbegiventheeffectoflimitingthe estateconveyedtoonlytheindividualundivided interestofthegrantors,thenthepremisesare unquestionablyindirectconflictwiththe granting,habendumandwarrantyclauses. Thisconflictcanbeavoidedorresolvedbygiving totherecitalsaconstructionthattheyaremerely descriptio personae,orwereintendedtoreferto thesourceorhistoryoftitle,andwerenot intendedtocreate

TexasCaseLaw
InSpanglerv.Spangler,42S.W.2d826(Tex. Civ.App.1931),achildinheriteda1/24 interestincertainlandsuponhisfather's death,butpriortothedeathofhismother conveyedanundivided1/12interestbya deedcontainingthefollowingclause:"Itbeing myintentiontoconveyallmyinterestinand tosaidtractsoflandbyreasonofbeingachild andlegalheirofmyfather."

TexasCaseLaw
Subsequenttothisdeedgrantor'smother diedandheinheritedanadditional1/24 interest. Itwasheldthattheaboveclauselimitedthe granttotheinterestinheritedfromthefather, i.e.,a1/24interest,andthattheinterest subsequentlyacquiredfromthemotherdid notpasstothegrantee.

WhatWouldLouisianaDo?
Applicationofafteracquiredtitledoctrine 77. Applicationofafteracquiredtitledoctrine Ifapartypurportstoacquireamineralservitudefrom alandownerwhentherightpurportedlyacquiredis outstandinginanotherandthelandownereither subsequentlyacquirestheoutstandingrightoristhe ownerofthelandatthetimeitisextinguished,the afteracquiredtitledoctrineoperatestovesttheright inthepartywhopurportedtoacquireittothefull extentofhistitle. Acts1974,No.50,77,eff.Jan.1,1975.

WhatWouldLouisianaDo?
2006LouisianaLaws RS31:77STANDARD2.4A AFTERACQUIREDPROPERTY Ifawarrantydeedoranotherinstrumentcontaining covenantsofwarrantysimilartoawarrantydeedisa wildinstrumentandthegrantorofsuchwild instrumentsubsequentlyacquirestitletotheproperty purportedtobeconveyedbythewildinstrument,then thewildinstrumentshallbeeffectivetoconveythe titledescribedinthewildinstrumenttothegrantee namedinthewildinstrument.

WhatWouldLouisianaDo?
Underthisrule,thetitlewouldinuretothe benefitofthepartiesbyapplicationofthe DoctrineofEstoppel preventingAfrom denyingthatAownedtheinterestA purportedtoconveytoB.Thisdoctrine appliesregardlessofhoworwhenthe subsequenttitleisacquiredbyA,and regardlessofwhetherornotthereisamere ignoranceorfraudonAspart.

WhatWouldLouisianaDo?
Forexample,assumeachainoftitlethatruns fromAtoB,BtoC,CtoD,aninstrument recordedduringCspossessionoftheproperty fromEtoZpurportingtoconveythelandowned ofrecordbyCisawildinstrumentanddoesnot renderCstitleunmarketable. If,however,afterthedateofthedeedfromEto Z,DconveystoEthepropertydescribedinthe deedofEtoZthedeedfromEtoZiseffectiveto conveythepropertytoZ.

WhatWouldVermontDo?
ForVermontcasesrelatedtoafteracquiredtitle, seeCrossv.Martin,46Vt,14(1873)and PresidentandFellowsofMiddleburyCollegev. Cheney,1Vt.336(1828). Thecasesonafteracquiredtitleholdaswell settledlawthatadeedwithwarrantycovenants passesatitlelateracquiredbythegrantor,as longasthegrantoracquiresthetitlebeforethe partyholdingthelandbythewilddeedisousted orremovedfromtheproperty.

WhatWouldVermontDo?
Thelegalprincipleonwhichthecasesarebased istheabsurdityofhavingthegrantorofthewild instrumentrecoverthelandsfromthegrantee afterthegrantoractuallyacquirestheproperty, andtherecoverybythegranteeofthewild instrumentofdamagesfromthegrantor. Thevestingofthetitleinthegranteeofthe formerlywildinstrumentisindischargeofthe covenantsofwarrantyinthewildinstrument.

WhatWouldIllinoisDo?
Thedoctrineofafteracquiredtitleorestoppelbydeed stemsfromthecommonlawruleofimplied warranties. Althoughthecommonlawruleofimpliedwarrantiesis notinexistenceinIllinoisunlessallofthewordsofthe statuteareused(Wheelerv.CountyofWayne,132Ill. 599,24N.E.625)expresswarrantiesaregiventhe sameeffectasimpliedwarrantiesatcommonlaw.See Biwer v.Martin,294Ill.488,500,128N.E.518,in whichthedoctrineofafteracquiredtitlewas recognizedasapplicableinIllinoiswhereanexpress warrantyismadebythegrantor.

WhatWouldIllinoisDo?
Thecourtstated(294Ill.atpage496,128N.E.at page522): 'Itislikewisetheruleinthisstatethatwhereone whohasnointerest,orbutapartthereof,inthe landheundertakestoconvey,andafterwards acquirestitle,theinterestheacquirespassesto thegranteebywayofestoppel,and,iftherebea warranty,itnotonlyestopsthegrantorbuta subsequentpurchaserfromhim. Frisby v. Ballance,2Gilm.141;4Kent'sCom.

WhatWouldMissouriDo?
MissouriRevisedStatutes Titleacquiredbygrantorafterconveyanceinuresto grantee.442.430.Whereagrantor,bythetermsofhis deed,undertakestoconveytothegranteean indefeasibleestateinfeesimpleabsolute,andshall not,atthetimeofsuchconveyance,havethelegaltitle totheestatesoughttobeconveyed,butshall afterwardacquireit,thelegalestatesubsequently acquiredbyhimshallimmediatelypasstothegrantee; andsuchconveyanceshallbeaseffectiveasthough suchlegalestatehadbeeninthegrantoratthetimeof theconveyance.

WhatWouldMissouriDo?
(RSMo 1939 3497)Priorrevisions:1929 3107; 1919 2266;1909 2871 (1959)Whenpersonexecutestwoormore mortgagesordeedsoftrustonthesameland,a foreclosureoftheseniormortgagewillonly temporarilyextinguishorcutoutajunior mortgage,ifthemortgagorsubsequently acquirestitletotheland,andthejunior mortgagewillberevivedandreinstatedagainst theland.Sabinev.Leonard(Mo.),322S.W.2d 831.

WhatWouldMontanaDo?
MontanaCodeAnnotated2011 7020302.Afteracquiredtitletopassby operationoflaw.Whenapersonpurportsby properinstrumenttograntrealpropertyinfee simpleandsubsequentlyacquiresanytitleor claimoftitletotherealproperty,thereal propertypassesbyoperationoflawtothe granteeorthegrantee'ssuccessors.

WhatWouldSouthDakotaDo?
SouthDakotaCodifiedLaws 704. Quitclaimafteracquiredtitle.Aquit claimdeeddoesnotpassafteracquired interestinproperty,unlesswordsexpressing suchintentareadded.

WhatWouldSouthDakotaDo?
SouthDakotaDefinitionofAfterAcquired Title Alegaldoctrineunderwhich,ifagrantor conveyswhatismistakenlybelievedtobe goodtitletolandthatheorshedidnotown, andthegrantorlateracquiresthattitle,it vestsautomaticallyinthegrantee.

WhatAboutQuitclaimDeeds?
Generally,however,aquitclaimdeedconveys onlythegrantor'sinterestortitle,ifany,in property,ratherthanthepropertyitself.See Bilby v.Wire,77N.W.2d882,888(N.D.1956); Frandson v.Casey,73N.W.2d436,437(N.D. 1955)).

WhatAboutQuitclaimDeeds?
"Ifadeedpurportsandisintendedtoconvey onlytheright,title,andinterestintheland,as distinguishedfromthelanditself,itisa quitclaimdeed;ifitappearsthattheintention wastoconveythelanditself,thenitisnota quitclaimdeed,althoughitmaypossess characteristicspeculiartosuchdeeds."23Am. Jur.2d Deeds 223(2002).

WhatAboutQuitclaimDeeds?
InSchumanv.McLain,61P.2d226,22728(Okla. 1936),thecourtexplained: Atcommonlawaquitclaimdeeddidnotriseto thedignityofaconveyance,butwasmerelya release.UnderAmericanjurisprudence,whether pursuanttostatutoryenactmentornot,quitclaim deedshavebecomegenerallyrecognizedas instrumentsofconveyance,butconveyingonly suchinterestasthegrantormayhave,ifany.

WhatAboutQuitclaimDeeds?
Suchinstrumentshaveadefinitelegalmeaningin Americanjurisprudenceasdistinguishedfromdeedsof warranty.Thelanguageofsuchdeeds,andparticularly thedeedinquestion,issimpleandexplicittotheeffect thatgrantorconveysonlyhisright,title,andinterest, whateverthatmaybe. Thespecificwordsare:"Doesherebyquitclaim,grant, bargain,sellandconveyuntosaidpartyofthesecond part,andtohisheirs,executors,andassigns,foreverall hisright,title,interestandestate."

WhatAboutQuitclaimDeeds?
"'Theuseofaquitclaimdeedcanberegardedas noticetothepurchaserthattheremaybe outstandingequitiesagainstthegrantor'stitle.' GeneralIn.Corp.,atparagraph12(quoting14 PowellonRealProperty 81A.03(1)(c) (2000)).[11]InBibly,77N.W.2dat888,this Courtalsoexplained:Afteracquiredtitlebythe grantorwillnot,asageneralrule,inuretothe benefitofthegranteeunderaquitclaimdeed.26 C.J.S.,Deeds, 118,p.416;Statev.Kemmerer, 14S.D.169,84N.W.2d771,773.

WhatAboutQuitclaimDeeds?
Inthatcasethecourtsaid: "It[referringtothequitclaimdeed]doesnot purporttoconveytheproperty,butonlythe grantor'sright,title,andinteresttherein.Such adeed,therefore,doesnothaveannexedto it,underthestatute,impliedcovenants,and anafteracquiredtitledoesnotpassby operationoflawtothegranteeorhis successors."

WhatAboutQuitclaimDeeds?
Inalonglineofdecisionsithasbeenheldthat aquitclaimdeedofalltheright,titleand interestofthegrantor,purportstoconvey, anddoesconvey,nomorethanthepresent interestofthegrantor,anddoesnotoperate topassaninterestafteracquired. Thegrantorundersuchdeedwillnotbe estoppedfromassertinganafteracquired title.44A.L.R.1276;162A.L.R.556,566

WhatAboutLeases?
Thecommonlawdoctrineofafteracquiredtitle orestoppelbydeedappliestoleases.In Poultney v.Emerson,117Md.655,658,84A.53,54,it wassaidinthisconnection: 12'Itisawellrecognizedrulethatifaleaseis madebyonewhohasnopresentinterestinthe demisedproperty,butacquiresaninterestduring theterm,theleasewilloperateuponhisestate asifvestedatthetimeofitsexecution.

WhatAboutLeases?
InSummersOil&Gas,Vol.3,Sec.552,p.577 (1958Ed.)itisstated: 15'Theprinciplethattheafteracquiredtitle passestothegranteewheregrantorwarrantsthe titleorrepresentsthatheconveystheland, operatesinassignmentofoilandgasleasesasin otherconveyances.' 16Weseenoreasonwhyanoilandgasleasein whichthelessorwarrantstitleshouldbe excludedfromthescopeofthedoctrineofafter acquiredtitle.

CONCLUSION
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