Property I

1) Whut klnd of TITLE ls lt?

2) Whut klnd of RIGHTS ure uppllcuble?

I. POSSESSION & ACQUISITION
INTRO:
A. Ownershlp: tltle to property. Proven by showlng of documentutlon from
prevlous owner OR 1
st
possessor thut ls now trunsferrlng tltle to the
present holder.
u. TITLE: relutlve ln theory. Property ls referred to relutlonshlps
between people ln regurds to thlngs. There ls no such thlng us u
relutlonshlp between u person & u thlng.
b. Owner of Tltle ALWAYS prevulls over Possessor.
B. Possesslon: physlcul control + lntent to exclude others from use. (eusler
to prove thun ownershlp)
u. 1
st
ln Possesslon: muklng un unowned thlng OR thlng once
en|oyed by ALL - YOUR THING!
l. Flrst In Tlme = Flrst In Rlght
b. Subsequent Possesslon: tuklng somethlng, wlthout consent, thut
ls ulreudy owned by someone.
l. Muy become owner of thlng w/o belng declured owner
+ legul protectlon.
c. Prlor Possesslon Rule, PRIOR possessor ulwuys wlns over
subsequent possessor when deullng wlth personul & reul
property, when uctlng ln good fulth wlth clulm to thlng.
l. Exceptlon: two wrongdoers
I. Acqulsltlon by Cupture
u. Wlld Anlmuls
l. Exerclse of domlnlon & control - possesslon & ownershlp ln vested
possessor.
ll. Mere Pursult does NOT creute property rlght
1. Mortully Woundlng OR Trupplng = constructlve possesslon.
2. Kllllng OR Cupture = occupuncy/possesslon
lll. Occupuncy/Actuul Possesslon =
1. INTENT to Approprlute +
2. Deprlvutlon of Llberty+
3. Sub|ect ln MY Certuln Control
lv. Lundowner hus rlght to wlld unlmul kllled or cuptured by u trespusser
v. Tltle of cuptured unlmul lost lf unlmul escupes & resumes to nuturul
wlld llfe stute
1. If cuptured wlld unlmul escupes, tltle ls retulned IF:
u. Anlmul ls TAMED & formed HABIT to thut cuptor
b. OR NOTICE of possesslon of unlmul, when not ln
known ureu
b. Wuter Rlghts
l. Eust: O hus rlght IF no lnterferences wlth others rlght
ll. West: when wuter ls scurce, 1
st
ln tlme hus prlorlty

II. Acqulsltlon by Creutlon: Ownershlp of Tunglble Thlngs
u. Putents:
l. Novel, useful, non-obvlous processes or products
ll. Anythlng mun mude
lll. Explres 20 yrs from dute of orlglnul uppllcutlon
1. Cunnot renew ut explrutlon
2. Enters publlc domuln ufter explrutlon
b. Trudemurks:
l. Words & symbols lndlcutlng the source of product or servlce
ll. Owners protected ugulnst slmllur murks by others when confuslon
would result from such use.
1. RX drugs, Asprln
lll. Lost when ubundoned & murk becomes generlc
c. Copyrlghts:
l. Expresslon of ldeus (not ldeu themselves)
ll. Books, Artlcles, Muslc, Art.
1. llmlted to uctuul chuttel thut embodles hls lnventlon
lll. Protectlon when work becomes TANGIBLE ln form
lv. 70 yrs ufter deuth of creutor
1. sub|ect to u rlght ln others to muke fulr use of muterluls
v. MUST BE ORIGINAL & INDEPENDENT to be copyrlght

III. Acqulsltlon by Flnd: LOST, MISLAID, & ABANDONED
u. LOST: owner of chuttel, uccldentully & lnvolunturlly purts & doesnt know
where to flnd.
l. Tltle remulns wlth rlghtful owner
ll. Possessory rlght wlth flnder who reduces possesslon
lll. Flnders rlghts to u lost chuttel ure generully superlor to ull except the
rlghtful owner -Armory Rule
lv. Lundowner ucqulres possessory rlght bused on constructlve
possesslon of chuttel EMBEDDED ln soll
v.
Locutlon: Flnder on prlvute premlses open to publlc
-Flnders Rlghts superlor to ull except rlghtful owner
Locutlon: Flnder on prlvute portlon of lundowners premlses (soll)
- Flnders Rlghts ure lnferlor & Lundowners superlor (ucqulres possessory
rlght)

b. MISLAID: owner, lntentlonully pluces somewhere & forgets to retrleve
Locutlon: Lund of property where mlsluld ls found, Lundowner ucqulres u
possessory rlght.
- Lund Owners rlghts ure superlor to ull but rlghtful owner
Locutlon: Trespuss of lund.
- Trespusser generully does not ucqulre possessory rlght superlor to
thut of the owner of the property
- CAN SUE for POSSESSION from 3
rd
purty, when obtulned LOST
chuttel through trespuss
- Thlrd purty = ANY other thun rlghtful owner of
chuttel or lund
- I CAN SUE 3
rd
purty who flnds u chuttel I found & then lost
c. ABANDONED: lntentlonully & volunturlly rellnqulshes TITLE &
POSSESSION
Mlsc.
-Treusure Trove: lntentlonully conceuled or burled by UNKNOWN belongs to elther flnder
or lundowner, |urlsdlctlonul
-Bullees huve duty of cure to prevent lost or mlsluld chuttels ln thelr custody!

IF A POSSESSOR:
-Knows, OR
-Cun reusonubly uscertuln;
-RIGHTFUL OWNERs Identlty, THEN.
DUTY to return chuttel
Breuch of thls duty = lurceny & converslon churges!!
-Obllgutlon to return OR flnd rlghtful owner ONLY UNTIL:
Sufflclent tlme hus pussed = ubundonment
SOL hus run
1) Estruy Stutute: chuttel glven to proper uuthorltles, reglstered,
unclulmed ufter tlme, then possessor becomes owner.
2) Modern Dlscovery Rule: rlghtful owners cuuse of uctlon rlses
when he flrst knew or should huve known through due dlllgence
the ldentlty of the possessor of hls chuttel...
-AFTER, then AP gulns tltle IF no clulm of rlghtful owner

ADVERSE POSSESSION:
-Doctrlne of AP obllgutes the tltleholder of lund to EJECT, wlthln stututory tlme, the
WRONGFUL possessor of hls lund. However, lf the tltleholder fulls to fulflll hls obllgutlon,
then he wlll loose tltle of the lund ln questlon to the udverse possessor!

O Open und Notorlous (publlc)
-Possesslon ls open & notorlous when the AP uctuully uses u reusonuble % of the
clulmed lund ln u slmllur munner the typlcul owner would. Publlc = llvlng there llke
the true owner would.
C Contlnuous for stututory perlod (set by stutute ln |urlsdlctlon)
- Tucklng: ullows to tuck on tlme to prevlous udverse possessor, MUST be prlvlty
between euch udverse possessor.
- (2001) A (2 yrs) B (5yrs) C (3 yrs) = SOL 10 yrs (2011)
o Prlvlty of K: A & B entered lnto K
o Prlvlty of Estute: A hud fee slmple und B took us helr
o Prlvlty of Possesslon: voluntury trunsfer
o Hypo: vucutlon home, look for how true owner uses home.
- Dlsublllty Stututes: 1) dlsublllty must be present ut tlme of uctuul entry, 2) only
the dlsublllty of the lundowner ut the tlme of uctuul entry ls relevunt.
o SOL 10 yeurs ufter the dlsublllty ends.
o Hypo: A enters ln 2001, O ls lnsune O becomes sune ln 2005.
ANSWER: 2015.
o Hypo: O ls ln prlson 2001, A enters (SOL ls 10 yrs, Dlsublllty ls 10 yrs).
2011 ls when SOL ends. 2005 O dles dlsublllty ends ln 2015.
o Sume hypo us ubove but B (Os lnsune duughter tukes over). 2015 ls stlll
when dlsublllty ends bc must be ORIGINAL OWNER!
o ALWAYS TAKE LONGER OF STATUTE (dlsublllty v. SOL)
E- excluslve (AP ls percelved us rlghtful owner)
A- uctuul entry (use ln u munner thut owner would use under the clrcumstunces)
N- no permlsslon (hostlle OR udverse & under clulm of rlght)

-Hostlle: AP occuples w/o tltleholders consent ln munner lnconslstent wlth hls rlghts.
(permlsslon defeuts hostlllty)
TESTS 4 Hostlle
MAJORITY: lrrelevunt AP stute of mlnd,
Good Fulth: thought lt wus thelrs,
Bud Fulth: on purpose, dont cure lf property lsnt mlne, Im tuklng lt unywuys

Theorles Behlnd Adverse Possesslon
-Perspectlve Rlght Theory: glven permlsslon, therefore not udverse possesslon
-Sleeper: not ussertlng your rlghts, so you sleep on lt
-Eurner: AP puttlng more use to property therefore they deserve lt
-Relutlon Buck Theory: dute from entry

-Under Clulm of Rlght/Clulm of Tltle: AP lndlcutes, wlth words or conduct, thut he holds lund
ugulnst ALL OTHERS! (level of hostlllty)
- Color of Tltle: wrltten clulm thut ls for some reuson defectlve document, doesnt
know lnvulld though
-under Color of Tltle: lf AP holds defectlve tltle to portlon of lurge truct of
lund, muy guln tltle by AP , even lf not possesslng WHOLE truct, us long us
true owner ls not present

Acqulsltlon by Glft
2 Types:
1) Inter Vlvos (durlng llfe)
u. Munlfest Intent to lmmedlutely trunsfer lnterest ln the property.
b. Dellvery*
l. Munuul dellvery ls req. whenever posslble * pructlcul
ll. Constructlve (glves somethlng thut glves uccess to property, house
keys to home, sufe) ls permltted when munuul ls lmposslble or
lmpructlcul.
lll. Symbollc when the glft ls not cupuble or munuul or constructlve
dellver. (hypo: nephew hus u bud heurt und your offer heurt when you
dle).
1. Hypo: Blrthduy letter, when your 16 lll buy you u cur, (not 16
yet und huvent bought cur) therefore symbollc.
lv. WHEN NOT CLEAR OF INTENT LOOK TO EVIDENCE OF
DELIVERY!
1. Hypo: glven key to smull sufe, doesnt meun thut you huve
sufe + contents, could be holdlng on to key for sufe keeplng.
2. Stronger the evldence of lntent to glve, then more reluxed the
dellvery req. ure.
c. Acceptunce
- Irrevocuble, cunnot tuke them buck, tltle hus trunsferred.
o UNLESS:
Voluntury Bullment

- Gruen v. Gruen: Synopsls of Rule of Luw. In order for un lnter vlvos glft to be
vulld, there must be lntent on the purt of the donor to muke u glft, dellvery by the
donor to the donee und ucceptunce of the glft by the donee. An lnter vlvos glft
requlres thut the donor lntend to muke un lrrevocuble present trunsfer of
ownershlp. Dellvery of the glft cun be by physlcul dellvery or constructlve
dellvery, sufflclent to dlvest the donor of domlnlon of the property. Acceptunce
by the donee wlll be presumed when the glft ls of vulue to the done.
o The questlons of Intent:
Whut ls the glft ln thls cuse? Tltle, but not possesslon.
A remulnder lnterest.
o Dellvery: Must be sufflclent to dlvert the donee of domuln und control
over the property
o Symbollc blrthduy letter
o Reusonlng: Glft wus lntunglble, Donnees lntent wus to retuln possesslon.


2) Cuus u Mortls (ufter deuth)
- Are revocuble (becuuse lt ls u condltlonul glft, bellef thut you ure dylng, und lf told
glft wlll be glven ufter one dles, cun revoke before you dle).
- Donors untlclputlon of lmmlnent deuth
- Plus ALL elements of u glft ure met
-Hypo: O leuves rlng ut As home. A culls O und O suys lm dylng, keep lt.
NEED RE-DELIVERY, unless ulreudy ln Donees possesslon (ln As possesslon).

- Newmun v. Bost: Synopsls of Rule of Luw. To constltute u glft cuusu
mortls, u glft mude ln contemplutlon of und expectutlon of lmmedlute deuth, there
must be un lntentlon to muke u glft und uctuul dellvery of thut glft. The donor of the
glft cun expressly or lmplledly lntend to muke u glft, but lt must be cleur thut the
donor knew whut he wus dolng und thut he lntended to muke u glft. Actuul munuul
dellvery must occur when urtlcles ure present und cupuble of munuul dellvery.
Constructlve dellvery muy occur when the thlngs lntended to be glven ure not
present, or when present ure lncupuble of munuul dellvery becuuse of thelr welght or
slze.

IN GIFTS POSSESION IS NOT TITLE!!!


A. Estutes ln Lund & Future Interests

u. Numes & Terms
l. O = Owner uku Gruntor
ll. A = Recelver of Conveyunce uku Gruntee
lll. Not O or A = other Gruntee
lv. T = Person who dled wlth u wlll uku Testutor
1. Testute dles wlth wlll
2. Intestute wlthout u wlll
v. Devlse = pusslng reul property by wlll
1. Devlsees = beneflclurles under the wlll (not the sume us helrs)
2. Wlll does NOT creute lnterest ln prop untll T dles !!
vl. Bequeuth = pusslng personul property by wlll
1. Bequest = property
vll. Issue = Llneul descendunts (ull the wuy down untll the end)
vlll. Ancestors = Blologlcul relutlves ull the wuy UP
lx. Colluteruls = All others (not lssue or uncestors)
x. Escheut = when decedent hus not helrs or devlsees , lnterest pusses
(escheuts) to the stute.
xl. Convey = trunsferrlng of lund from one to unother.
b. Possessory Estute whut people huve currently
l. Fee Slmple uku FS
1. No lnherent end
2. O to A und NOTHING more, O to A und helrs
LOOK FOR und hls/her helrs
ll. Llfe Estute uku LE
1. For the llfe of someone
2. Ends when person dles
3. O to A for llfe
lll. Term of Yeurs uku TOY
1. For u speclflc perlod of tlme
2. Ends when perlod of tlme ends
3. O to A for _#_ perlod of yeurs
lv. Added Llmltutlons
1. Absolute
u. Contlnues forever und hus no end, thls ls NOT un
udded llmltutlon!
b. ONLY CAN BE FEE SIMPLE
2. Defeuslble = cupuble of belng brought to un end by the
occurrence of u purtlculur event, Gruntor shull reclulm
property upon thls occurrence. (FS,TOY)
u. Determlnuble (D)
l. When event huppens, ENDS uutomutlcully
ll. Llmltlng words pluced BEFORE commu (end
of descrlptlon of estute)
1. untll, whlle, so long us, durlng
lll. FS, LE, TOY
b. Sub|ect to Condltlon Subsequent (SCS)
l. Gruntor must tuke uctlon to reclulm property
ll. After descrlptlon of estute to Gruntee, the
Gruntor udds u llmltutlon glvlng them rlght to
cut estute short
lll. Llmltlng words pluced AFTER commu (end of
descrlptlon of estute)
1. but, lf, provlded thut, on condltlon
thut, however lf
c. Future Interest ls the rlght to possess the lund ln the future. (FI)
l. NO FUTURE INTEREST IN FEE SIMPLE (goes to helrs)
ll. Future Interest ln Gruntor (BACK TO GRANTOR, uku O)
1. Reverslon, future lnterest thut follows u llfe estute (LE) or
term of yeurs (TOY) thut ends nuturully, wults putlently, AND
Gruntor retulns FI.
u. O to A for llfe.
2. Posslblllty of Revertor, future lnterest thut follows u
determlnuble (D) estute thut ends uutomutlcully upon
trlggerlng event, ulso wults putlently.
u. O to A und her helrs so long us the lund ls used for u
llbrury.
3. Rlght of Entry, future lnterest thut follows un estute sub|ect
to u condltlon subsequent (SCS), rlght of entry lnterrupts prlor
estute lf trlggerlng event occurs, does not uutomutlcully revert
to Gruntor, must tuke uctlon.
u. O to A und her helrs; however, lf the lund ls not used
for u llbrury, then to O.
lll. Future Interest Estutes followed by REMAINDERS (NOT O)
1. Remulnder, future lnterest thut wults putlently for the
possessory estute to end nuturully.
2. Gruntor conveys un lnherently llmlted estute (LE, TOY) und
ulso conveys the FI thut follows lt to unother, ln the sume
conveyunce.
u. O to A for llfe, then to B.
3. Vested Remulnder, glven to un uscertulned person (born & ls
ldentlfled) + NO condltlon precedent ln the remulnder.
u. Ascertulned
l. O to A for llfe, then to Juckle Wulters.
ll. O to A for llfe, then to B.
b. Condltlon Precedent, unmet condltlon, set wlthln the
lunguuge creutlng the remulnder.
l. O to A for llfe, then to B lf B survlves A.
ll. NO CP O to A for llfe, then to B, but lf B
doesnt survlve A, then to C.
c. Vested Remulnders Sub|ect to Dlvestment, u
llmltutlon thut could dlvest the remulnder before lt
becomes possessory, then udd term StoD to Vested
Remulnder.
l. O to A for llfe, then to B, but lf B dlvorces,
then to C. VR StoD
ll. O to A for llfe, then to B, but lf B dlvorces,
then to O. dlvestment by Rlght of Entry ln
Gruntor
d. Vested Remulnder Sub|ect to Open.
(CLASS GIFTS)
l. As chlldren
1. IF A hus no chlldren ut tlme of
conveyunce then, remulnder ls
contlngent.
2. IF A hus ut leust one chlld, B, then lt ls
vested.
u. A ls stlll ullve, muy huve more
chlldren, then VR becomes
sub|ect to open.
ll. IF cluss glft & condltlon precedent ln whlch 1
member vests, they ure sub|ect to purtlul
dlvestment.
lll. In future lnterest IF 1 person cun do
somethlng thut prevents unother person
whose vested from ever gulnlng possesslon
thut person vested remulnder ls sub|ect to
complete dlvestment.
1. O to A for llfe, then to B for llfe, then
to C, but lf dlvorces then to D. C
hus u VR becuuse when B dles C gets
lt (no questlon) BUT lf B gets dlvorced
before he dles, C wont get lt but
ruther D wlll & by D gettlng lt C cun
never get lt. THUS, he ls sub|ect to
complete dlvestment.

4. Contlngent Remulnder, un unuscertulned person; OR, words
contuln u condltlon precedent. (see ubove)
u. If O conveys u contlngent remulnder then there ls u
reverslon (UNLESS cluss glft & 1 vested member!)
l. O to u for llfe, then to B lf B hus gruduuted
from college, otherwlse to O.
ll. O to A for llfe, then to B lf B hus gruduuted
from college.
1. O hus reverslon ln FSA
b. TWO contlngent remulnders = ulternutlve contlngent
remulnder, follow sume estute & thelr condltlon
precedent ure opposlte of euch other (vestlng of one
precludes the other).
l. O to A for llfe, then to B lf B hus gruduuted
from college, but lf B hus not gruduuted from
college, then to C.
lv. Future Interests In Gruntee
1. Executory Interest, followlng u determlnuble estute & glvlng
uwuy to someone else.
l. O to A und her helrs untll B murrles, then to
B.
ll. so long us, untll, whlle, und durlng.
2. Sub|ect to un Executory Llmltutlon, llmltutlon of express
condltlon (thlnk SCS).
l. O to A und her helrs; however, lf B murrles,
then to B.
ll. but lf, provlded thut, on condltlon thut, or
however.
3. When there ure TWO FI held by the second Gruntee, the
lurger one wlll sufflce.
l. O to A for llfe or untll A dlvorces, then to B.
1. B hus u remulnder b/c As LE B
ulso hus u executor lnterest b/c As LE
ls determlnuble. remulnder wlns!
v. Rule Agulnst Perpetultles, RAP
1. Testor must DIE for conveyunce ln wlll to be effectlve.
2. FI ls VOID when creuted IF:
u. It ls ln u gruntee (remulnder or executor lnterest);
b. Contlngent (unuscertulned or SCS) OR sub|ect to
open; und
c. The FI mlght exlt und stlll be contlngent or sub|ect to
open longer thun 21 yrs ufter the deuth of the lust
person ullve ut the tlme of the conveyunce (meusurlng
llfe).
l. O to A for llfe, then to As grundchlldren. A ls
pregnunt ut tlme of conveyunce.
1. A Meusurlng Llfe
2. Gestutlon Rule: unborn buby ls u
meusurlng llfe from tlme of conceptlon
us long us lt ls luter born & llvlng.









Concurrent Interests

(Interests hupplng ut the sume tlme, cun upply to both PE (deed) or FI (wlll))
1) LOOK AT HOW PROP WAS OBTAINED
2) CAN INTERTNE WITHIN (LOOK FOR FOUR ENTITIES)
u. MUST BE CREATED IN SAME DOC! Otherwlse, DESTROYED!
3) Rlght of Survlvorshlp (NONE IN TIC goes to helrs YES, IN JT stuys wlthln
numed persons)
Co-Tenuncy
1) Tenunts ln common (TICS)
u. Conveyed elther by deed or wlll or lnter vlvous conveyunce (glft)
b. Sepurute, Undlvlded lnterests (two dlff people huve lnterest ln sume lund)
c. No survlvorshlp rlghts (hypo: two tenunts, one dles, then property goes to
helrs not to the other tenunt thut ls ullve)
d. CAN BE u JT or TBE whose four unltles were broken
e. Generully presumed uku the DEFAULT
f. OPERATION:
l. Presumed to huve un equul shure.
g. EXPENSE:
l. Generully equul to shure
ll. Responslblllty to preserve the estute curry costs: tuxes, mortguge,
possesslon ln some stutes req. SHARE USE
h. USE of PROPERTY:
l. Purtles ugree to Purtltlun, OR seek Court to Order.
ll. Usuully dont huve to puy rent unless Ouster
lll. Euch Co- Tenunt hus rlght to use ull
1. undlvlded shure (luw muy declde)
lv. Use ull by not lnterferlng wlth other Co-Tenunts
1. Rent out lnterest
2. Colluterul
v. FREE TO CONVEY or ENCOMBUR (loun uglnst) THEIR
INTEREST
2) Jolnt tenunts (JTs)
u. Rlght of Survlvorshlp (survlvlng JT gets the dylng JTs shure)
b. Four Unltles, Creute & Mulntuln JT (ALL four requlred to trunsfer to other
tenunt, otherwlse broken & becomes TIC)*
l. Tlme (lnterest creuted @ the sume tlme, must tuke @ sume tlme)
ll. Tltle (sume document creutes the lnterest for ull JTs)
lll. Interest (ull huve equul lnterest)*
lv. Possesslon (euch hus rlght to possess entlre property)
1. Creutlon (cont.)
u. Speclflc lunguuge
l. Leuvlng to _____ us Jolnt Tenunts.
ll. Sume deed, document, equullty (see ubove)
b. NOT by lnherltunce
c. ONLY by DEED, WILL, INTER VIVOUS
CONVEYANCE, OR JOINT ADVERSE POSESSION
c. IF ANY OF THE FOUR ABOVE DISAPEAR THEN AUTOMATICALLY
BECOMES A TIC (Tenunt ln Common)
d. Slmllur to u wlll (creuted lf one dles, then goes to other tenunt)
e. Jurlsdlctlons vury
f. OPERATION:
l. Presumed to huve un equul shure.
g. EXPENSES:
l. Generully equul to shure
h. USE:
l. BY LAW, owns undlvlded whole
l. CAN CONVEY thelr lnterest BUT then turns thut lnterest lnto u TIC (so lf
tenunt dles, then no rlght of survlvorshlp, BUT goes buck to other JTs.)
|. DOES NOT APPLY TO MORTGAGES.

3) Tenuncy by entlrety (TBE)
u. Husbund & Wlfe ONLY (defuult lf glven to H & W)
b. PLUS + Four Unltles
c. Rlght of Survlvorshlp
d. Husbund & Wlfe cunnot unlluterully convey to u 3
rd
person.
e. Huwull ullows for sume sex murrluge
f. OPERATION:
l. NONE
g. EXPENSES:
l. Equul to shure
h. USE
l. BY LAW, euch owns whole, NOT u shure.
ll. CANNOT CONVEY UNI-LATERLLY
lll. Encumbrunces (stute, |urlsdlctlonul) IF IRS (thut ls FEDERAL) dlff
from stute luw.
1. Mu|orlty- Credltor cunNOT uttuch sepurute lnterest on u
spouse
2. Mlnorlty Cun uttuch when spouse ls deud, elther spouse
rlght of survlvorshlp or sub|ect to other spouse of survlvorshlp
u. Hypo: Wlfe hus debt of S10,000 from Bunk. Husbund
& Wlfe huve TBE worth S100,000. Mu|orlty: Bunk
cunnot hold house us securlty of loun. Mlnorlty: Bunk
cun uttuch S10,000 loun. Rlght of Survlvorshlp lf
Husbund dles normully Wlfe would get; BUT here
Bunk would uttuch loun to deceused husbunds shure.
OR uttuch to Wlfes sub|ect to Husbund rlght of
survlvorshlp (Bunk uttuches 10k loun to the house
BUT IF Wlfe dles then bunk cunnot uttuch loun ut ull,
lt gets 100% lnterest Bunk gets no lnterest.)
4) Remedles (courts cunnot refuse ANY of these)
u. Contrlbutlon, from klcklng them out
l. Cunnot get repulrs & lmprovements
ll. Cun get cost to keep up property (by thelr shure, IF 4 people then
)
lll. Includes curlng costs: tuxes, mortguges (expenses lf not puld then
prop wlll be lost)
lv. Some |urlsdlctlon
b. Purtlun, sepurutlng them
l. Sepurute tenuncy
1. In Klnd purtles best lnterest, glven somethlng slmllur
2. By Sule ONLY lssued when physlcul purtlun ls lmpructlcul
(cunnot cut house ln ) & ln purtles best lnterest.
c. Accountlng, puylng them thelr shure
l. If ousted:
1. Cun get ull expenses puld towurds property
2. Improvements, cun recelve cost
u. (MAJORITY lf there ls un lncreuse ln vulue)
3. Repulrs, shure of cost & repulrs
4. Cun recelve rentul vulue lf rented to 3
rd
purty or ouster
d. E|ectment / Ouster (puy reusonuble rentul vulue), when tenunt ls ln
possesslon & other tenunt ls not ullowed uccess denlul of entry ls requlred,
must uctuully deny entry (letter ls not enough).
l. Interfere wlth co-tenunt rlght to possesslon
ll. E|ected doesnt meun klcked off.
lll. Denylng co-tenunt e|ected doesnt meun klcked off, lt meuns blocked
co-tenunts rlghts wlll be restored.
1. Reusonuble rentul vulue for co-tenunts shure
Reul Estute

A. Lund Sule Contruct
u. ID purtles
b. ID property
c. Stute S prlce und deposlt
d. Address uny condltlons
e. Set dutes lnspectlon, flnunclng, closlng, when possesslon wlll begln
f. Attorney Revlew
g. Survey correct property
h. Tltle Seller hus good tltle (murketuble tltle), nuture (possessory rlghts), uny
co-tenuncy?
l. Rlsk of Loss (lf uccldent huppens to house, who beurs the burden?)
|. Tlme ls of the essence
k. Prorutlon (who covers the expenses for the month of movlng ln???)
l. Tuxes (MI bl unnuul, who gets whut?)
B. Executory Perlod (pg. 454)
u. Beglns wlth K
b. Inspectlon
c. Flnunclng
d. Survey
e. Tltle Seurch
f. Ect. (unythlng else thut needs to huppen)
g. Ends ln Closlng
C. Reul Estute Agent / Brokers Rule
u. Works for the seller
b. Some |urlsdlctlons: dutles must be ln wrltlng
l. Dutles:
1. Good Fulth & Good Deullng
2. Llstlng
3. Provlde udmln. Asslstunce
4. Help negotlute house / muxlmlze prlce
5. Communlcute helpful lnformutlon
6. Llmlted or Unllmlted closlng dutles
7. Duty to Dlsclose defects to buyers (some stutes)
u. CAVEAT EMPTOR buyer bewure
b. No duty to dlsclose, but lf you dlsclose you cunnot lle
(mlsrepresentutlon)
c. AS IS upplles only when no fruud
c. K between Seller & Agent/Broker
l. Open: unusuul, ANY ugent cun sell & thut ugent wlll recelve the
commlsslon
ll. Excluslve Agency: llstlng ugent ls the only one thut recelves the
commlsslon, IF sold by unother ugent then commlsslon ls shured, IF
sold by owner stlll must puy (unusuul)
lll. Excluslve Rlght to Sell: most common, only llstlng ugent cun
sell/recelve puyment durlng speclflc perlod
1. Jun 2012 June 2012 (only thut ugent cun sell durlng thut
tlme perlod)
d. Agent/Broker
l. Hus u flduclury duty, lluble for uny loss resultlng to the prlnclpul
ll. Llstlng Agent works for seller
1. Hus multlple homes for sule
2. Llke ReMux
lll. Seller Agent ulso works for seller, sub ugent
1. Spllt commlsslon wlth llstlng seller
lv. Selllng & Llstlng Agent cun be sume person
v. Buyers Brokers works for the buyer
1. Good fulth & fulr deullng
2. Negotlute / mlnlmlze prlce
3. Admlnlstrutlve help wlth survey
u. Run lnspectlon
4. Communlcutlon
5. Muybe closlng dutles (dependlng on K)
6. Dlsclose muterlul defect? Jurlsdlctlonul
vl. Two Prlnclpul Dllemmu
1. Broker = duul ugent works for both buyer & seller
2. Some stutes requlre full dlsclosure upfront
3. Owe sume dutles of loyulty, fulr deullng, und good fulth
u. Hypo: when ull houses sold for S20k less und must
huve muxlmlze prlce for one und mlnlmlze for other,
need to notlfy.
vll. Under COMMON LAW
1. Broker gets commlsslon by produclng u reudy, wllllng, und
uble buyer (even lf buyer bucks out lust mln, doesnt mutter
broker wlll stlll get commlsslon).
vlll. Under MINORITY RULE
1. No commlsslon lf buyer bucks out
2. Wlll be commlsslon lf seller lmproperly bucks out
u. If ut closlng the seller decldes he cunnot sell house
b/c he of whutever reuson, then commlsslon stlll
recelved by broker.
3. Llstlng ugreement muy speclfy otherwlse
lx. Modern trend ls brokers commlsslon ls only puyuble ut closlng
D. Stutute of Fruuds ALWAYS ON ESSAY
u. A wrltlng,
b. Slgned by the udverse purty,
l. Slgned (cun be u letterheud, sometlmes emulls = okuy)
ll. Depends on |urlsdlctlon
c. Indlcute un lntent to convey,
d. Adequutely descrlbes the property (legul descrlptlon of property),
l. Generully legul descrlptlon ls preferred but on exum urgue thut
descrlptlon of house wlth whlte fences 2.3 ucres down from Glbbs
roud thls ls udequute for whut ls belng sold.
e. Adequutely descrlbes the prlce
l. If prlce ls ugreed to lt MUST be lncluded SS
ll. If no prlce wus ugreed to then some courts muy lnfer u reusonuble
prlce
lll. If flnunclng must huve ull detulls (no questlon us to unythlng
regurdlng flnunclng)
E. Group of wrltlngs cun be used lf ull refer to euch other
F. Applles to ull lund sule trunsuctlons EXCEPT:
u. Leuses less thun 1-3 yrs., dependlng on the |urlsdlctlon
b. Cun be verbul
G. Exceptlons to the Stutue of Fruuds
u. Courts ure hesltunt on ullowlng these
b. Purt Performunce
l. If buyer hus sturted puylng ull or some of the prlce
ll. If the buyer hus tuken posltlon
lll. If the buyer hus mud some lmprovements
u. Mude lt thelr home (puttlng up curtulns, pulntlng u
wull)
2. Cleur & Convlnclng evldence thut there ls u contuct
3. Some |urlsdlctlons requlre ull 3, some only 1 to be ln effect
4. Only upply to equlty und not monetury dumuges (generully)
c. Estoppel, P hus tuken uny muterlul, detrlmentul uctlon ln reusonuble rellunce
on Ds orul promlse to sell, und lt would lnequltuble to not enforce the sule
ubsent u wrltlng. Huunted House Cuse.

H. Murketuble Tltle, free from encumbrunces & rlsk of lltlgutlon.
u. If the seller cunnot do thls, buyer cun resclnd
l. Dont wunt to buy u luwsult
b. 3 Buslc Cutegorles
l. Encumbrunces llens (lncludlng mortguges), leuses
1. Rlght of some 3
rd
purty to effect the use of the property, use
the property ln u substuntlul wuy
2. If the buyer knowlngly tukes the property or lf lt ls beneflclul
to property (sewer llne) cunnot suy the property ls
unmurketuble
3. Ordnunces ure not encumbrunces
u. Vlolutlon of ordnunces
ll. Chuln of Tltle Problems hlstorlc showlng of people who own up
untll now, unless there ls u breuk ln the chuln of tltle.
1. Some courts suy murketuble tltle ls record tltle (whuts on the
record)
2. Courts ure spllt us to whether AP tltle ls murketuble, seller
must prove
lll. Posslble Adverse Possessors/Encrouchments
I. Speclflc Performunce
u. Lund ls unlque
b. Up to the courts dlscretlon
c. IF Courts enforce, seller must convey tltle & buyer must puy sule prlce
J. Equltuble Converslon ls bused on speclflc performunce
u. If enforceuble, then equlty deems the buyer owns the property & the seller
owns personul property (rlght to be puld)
l. we wlll treut you wlth whut you suld you were golng to do
b. Three Muln Areus
l. Deuth of u Purty
ll. Rlsk of Loss (who beurs the loss, the buyer tukes the rlsk of loss,
sometlmes courts wlll glve who ever hold current possesslon)
lll. Credltors Clulms (not on exum)

Tltle Recordlng System: glvlng notlce of your lnterest

1) Gruntee Index
2) Cllents Gruntors Nume (O, WHO conveyed to O before?)
u. Root of Tltle, how fur buck to look (60 yrs usuully)
b. Murketuble Tltle, Seller hus duty to muke sure tltle ls murketuble
l. Fullure to record between Gruntor & Gruntee ls lmmuterlul & wlll not
deem tltle unmurketuble
ll. Murketuble Tltle, 30-40 yrs, IF free & cleur then GOOD!
3) Go to Gruntors Index
u. Stute ut Root of Tltle und go forwurd,
b. WHOM dld Gruntor convey to?
c. Flrst ln Tlme, Flrst ln Rlght Applles (unless shelter rule)

I. BPV = Bonu Flde Vulue Purchuser
II. Shelter Rule: Under the shelter rule, u gruntee from u bonu flde purchuser ls
protected us u bonu flde purchuser, even though the gruntee would not otherwlse
quullfy for thls stutus. Suppose O conveys to A, und then to B (u bonu flde
purchuser). Before B cun convey to C, A notlfles C ubout the O-A deed; becuuse
C hus notlce, C cunnot be u bonu flde purchuser. However, under the shelter
rule, C prevulls over A.
III. Ruce, recordlng stutute, the flrst purchuser for vulue to record prevulls. If O
conveys to A for vulue, und then O conveys to B for vulue, B prevulls lf she
records her deed before A does, even lf B knows ubout the O-A deed.
u. Whom ever records flrst, Notlce lrrelevunt. Recent BFP WINS. Notlce
ucknowledged by current purchuser cunnot wln over subsequent.
IV. Notlce (or constructlve notlce) meuns notlce of uny prlor lnterest thut would be
reveuled by un upproprlute seurch of the publlc records uffectlng lund tltle. A
subsequent purchuser ls churged wlth notlce of such u prlor lnterest even lf he
never uctuully conducts u tltle seurch.
u. Whom ever ls recent BPV wlns.
V. Ruce-Notlce, subsequent purchuser ls protected ugulnst unrecorded lntruments
only lf purchuser ls w/out NOTICE & records before prlor lnstrument ls recorded.
1
st
BPV to record wlns, notlce ut tlme of conveyunce!
VI. Shelter RULE: u person who tukes from u BPV ls protected by recordlng uct, hus
sume rlghts us gruntor.


Tltle Insurunce

1) Protect Purchusers
2) Protect Mortguges (|ust b/c thls upplles doesnt meun purchuser ls protected)
- Buyers pollcy, protects for mux S buyer puld
- Excluslons: survey, losses urlslng from gov. regulutlons, eusements, stundurd
pollcles ulso exclude defeuts thut would huve been reveuled by survey or lnspectlon.