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Principles of Property Law PDF

699 Pages·2008·43.174 MB·English
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---------------------· ········-... WEST'S LAW SCHOOL ADVISORY BOARD JESSE H. CHOPER Professor of Law, University of California, Berkeley DAVID P. CURRIE Professor of Law, University of Chicago YALE KAMISAR Professor of Law, University of San Diego I Professor of Law, University of Michigan ·MARYK AY KANE Chancellor, Dean and Distinguished Professor of Law, University of California, Hastings College of the Law LARRY D. KRAMER Dean and Professor of Law, Stanford Law School WAYNE R. LaFAVE Professor of Law, University of Illinois ARTHUR R. MILLER Professor of Law, Harvard University GRANT S. NELSON Professor of Law, University of California, Los Angeles JAMES J. WHITE Professor of Law, University of Michigan PRINCIPLES OF PROPERTY LAW Sixth Edition By Herbert Hovenkamp Ben V. & Dorothy Willie Professor of Law University of Iowa Sheldon E Kurtz Percy Bordwell Professor of Law and Professor of Surgery University of Iowa CONCISE HORNBOOK SERIES® THOMSON * VVEST Mat #40188384 Thomson/West have has created this publication to provide you with accurate and authorita tive Information concerning the subject matter covered. However, this publication was not necessarily prepared by persons licensed to practice law in a particular jurisdiction. Thomson/West are not engaged in rendering legal or other professional advice, and this pub lication is not a substitute for the advice of an attorney. If you require legal or other expert advice, you should seek the services of a competent attorney or other professional. Concise Hombook Series, WESTLAWan d West Group are registered trademarks used herein under license. COPYRIGHT© 1956, 1971, 1981, 1991 WEST PUBLISHINGC O. © West, a Thomson business, 2001 © 2005 Thomson/West 610 Opperman Drive P.O. Box 64526 St. Paul, MN 55164-0526 HI0o-328-9352 ISBN o-314-15045-5 l:i:Jti. TEXT /5 PRINTED ON 10% POST \::, CONSUMER RECYCLED PAPER To Arie & Erik, and to Al,ice Kurtz * I iii 1 Preface This volume represents a thorough revision of the previously ti tled Survey of the Law of Property by Boyer, Hovenkamp & Kurtz. All cases and statutory law have been updated, and the material has been organized completely in a way to conform with the typical law school property curriculum. Much new material has been added, particularly in the "regulatory" aspects of property law. The book is designed to cover nearly all of the material encountered in the typi cal law school's first year property law curriculum, plus some of the material covered in more advanced courses. Each chapter opens with a "summary," or brief outline of the law encompassed under the title of that chapter. This outline, which cites relatively few cases, is designed to give the reader an overview of the rules in a particular area of law. Then follows a series of fac tually-based problems designed to force the property student to think about how these rules ought to be applied to a real life situa tion. Each problem is in turn followed by a short statement of the applicable law, and then by a lengthy analysis of the legal issues raised, likely outcomes, and up-to-date case citation of various views, as well as to commentators in the treatises and periodicals. Individual problems are designed to be intensive, in that they re quire close analysis of the particular legal rules under application. In the aggregate, the problems are also meant to be extensive, in that they cover most of the areas of interest and complexity pertain ing to a given body of law. HERBERT HOVENKAMP SHELDON F. KURTZ * V Summary of Contents Page Chapter 1. Personal Property: Rights of Some Posses- sors --------------------------------------------------------------_- --_____ 1 Sec. 1.1 Introductory Principles-------------------------------------------- 1 1.2 Wild Animals and the Rule of Capture ----------------------- 2 1.3 Finders ------------------------------------------------------------------ 2 1.4 Human Embryos-----------------------------------------------------3 1.5 Human Likeness-----------------------------------------------------4 Chapter 2. Bailments --------------------------------------------------2 2 Sec. 2.1 Definition of Bailment --------------------------------------------2 2 2.2 Distinguishing Bailment From Other Legal Relation- ships --_- ------________-_-_________ _____________________ __2_3_ ___________ 2.3 Classification of Bailments and Standard of Care _______ __2 4 2.4 Liability for Failure to Return Goods------------------------ 24 2.5 Rights of Bailees Against Third Parties-----------·---------- 25 2.6 Rights of Bailors Against Bona Fide Purchasers ________ __2 5 Chapter 3. Gifts, Including Bank Accounts ----------------- 37 Sec. 3.1 Introductory Principles------------------------------------------- 37 3.2 Intent to Make a Gift----------------------------------------------3-8 3.3 Delivery ----------------------------------------------------------------- 38 3.4 Acceptance ------------------------------------------------------------- 39 3.5 Inter Vivos or Causa Mortis------------------------------------- 39 3.6 Joint Bank Accounts-----------------------------------------------3 9 3.7 Tentative Trust Accounts and POD Accounts-------------- 40 Chapter 4. Rights of Possessors of Land, Including Adverse Possession ----------------------------------------------5-6 Sec. 4.1 Possession and Prior Possession-------------------------------- 56 4.2 The Concept of Adverse Possession---------------------------- 57 4.3 The Five Elements of Adverse Possession------------------- 58 4.4 Burden of Proof-----------------------------------------------------5-8 4.5 Nature of Title Acquired by Adverse Possession ---------- 59 4.6 When Statute of Limitation Begins to Run------------------ 59 4. 7 Tacking --------------------------------------------------------------6--0- vii viii SUMMARY OF CONTENTS Page Sec. 4.8 Effect of Disabilities --------------------------·---------·-·····-·--- 60 4.9 Constructive Adverse Possession-··---···----··-·--···-·-·-·--- 61 4.10 Rightful Possession Becoming an Adverse Possession .. _ 61 4.11 Whose Interests Are Affected······-··-··-··---··-·-···--·····--- 61 4.12 Innocent Improver Doctrine -··--····--········---·--··--···-···· 62 4.13 Adverse Possession of Chattels.---········----------··········-- 62 Chapter 5. Estates and Fu.tu.re Interests: An Introduc- tion ·-----·--·--------·---.·. ·---·--·--·-· -·-· ·-· ·--·-· -------·---·· ·------ 90 Chapter 6. Construction of Deeds and Wills Concern- ing Present Possessory Freehold Estates--···-·------- 135 Sec. 6.1 Rules of Construction Generally·-"---·--·--·----------····----- 135 6.2 Fee Simple-·--·---------·-----·····--·-----·---··--···-·-·------·-·--·· 136 6.3 Fee Simple Conditional and Fee Tail-···--------·-··--····---· 137 6.4 Life Estates···-··---··----···---·---···-·---·---·----·----·-·-·---·---- 138 6.5 Concurrent Estates ---·-···-·---·----···--·-··---------·--··-·------ 139 Chapter 7. Classification of Future Interests--··---···--·- 168 sec. 7.1 Types of Future Interests-Generally ···-------·--···-·-··--- 168 7.2 Reversions -· ----·-·------·------·· -.. --· -. ·--·-·. -----~--·--· ·-·------- 169 7.3 Possibilities of Reverter ---·----·····-------··-··-·-----··--·--·-·· 170 7.4 Rights of Re-entry for Condition Broken, or Powers of Termination -----·· ---·-·. ·--·------·-· ·--·-· ·------------·· -·-·. ·-- 172 7.5 Remainders, Vested and Contingent ·-····-·-·-···-···-·-·-·- 173 7.6 Executory Interests-----·---····-·-····-----··------··----·--···--- 178 7.7 Does Classification Matter--------·--··--·-·-·------···-··-·--·-- 182 7.8 Survivorship Contingencies --------------··---·-------·-----··-·- 184 Chapter 8. Special Rules Governing Future Interests · 219 Sec. 8.1 Rule in Shelley's Case.·--··-----------·--··--------·--------·----- 219 8.2 Doctrine of Worthier Title-------------------·-·····-·---·-··-··- 222 8.3 Powers of Appointment---------------·--···--------·--------·--·· 223 8.4 Common-Law Rule Against Perpetuities·-·---···-····--··- 227 8.5 Perpetuities Reform -··--···-····--·-·-··-·----·----··--··········· 229 8.6 The Rule in Wild's Case--·------------------------·-·--··--··---· 230 8.7 Die (or Death) Without Issue -·---·--·--·--·-----··--··-····---·- 231 Chapter 9. Landlord and Tenant Law -··-·------·-········--·- 265 sec. 9.1 Types of Landlord-Tenant Estates ··---·-----------··--····-- 265 9.2 The Duty to Deliver and Take Possession-·---·---·-------- 267 9.3 The Warranty of Fitness or Suitability for a Particular Purpose ·--·------------· •••· --... ·-·---·--· ·-· ·-------------·----·--· 267 SUMMARY OF CONTENTS ix Page Sec. 9.4 The Tenant's Duty to Repair and Maintain the Premis- es--------------------------------------------------------------------_- - 268 9.5 Illegality and Frustration of Purpose -------------------------268 9.6 Eminent Domain-----------------------------------------------------269 9. 7 The Covenant of Quiet Enjoyment----------------------------- 269 9.8 Illegality and the Implied Warranty of Habitability______ 270 9.9 Abandonment by Tenant: Remedies of Landlord; Secu- rity Deposits-------------------------------------_- -----__ ____ __ ____ 2 74 9.10 Assignment and Sublet--------------------------------------------275 9.11 The Holdover Tenant ---------------------------------------------2-76 Chapter 10. Servitudes: Easements, Covenants, Equi- table Servitudes----------------------------------------------------327 Sec. 10.1 Easements and Licenses-------------------------------------------327 10.2 Covenants Running With the Land---------------------------- 339 10.3 Equitable Servitudes ----------------------------------------------3-42 10.4 Public Policy Limitations on the Enforcement of Real Covenants and Equitable Servitudes----------------------- 346 Chapter 11. Nuisance ------------------------------------------------4--2 1 Sec. 11.1 Nuisance--------------------------------------------------------_- -----_ 421 11.2 Subjacent and Lateral Support---------------------------------- 425 Chapter 12. Legislative Control Over Land Use--Zon ing, the Takings Clause, and Housing Discrimina- tion ----------------------------------------------------------------------_ 448 Sec. 12.1 Planning and Zoning-----------------------------------------------448 12.2 Inadvertent Takings------------------------------------------------454 12.3 Eminent Domain----------------------------------------------------4-55 12.4 Discrimination in the Provision of Housing Services ---- 456 Chapter 13. Cooperatives, Condominiums and Home- owners Associations----------------------------------------------503 Sec. 13.1 Cooperatives and Condominiums Generally---------------- 503 13.2 Cooperatives----------------------------------------------------------- 504 13.3 Condominiums--------------------------------------------------------506 Chapter 14. Vendor and Purchaser: The Land Sale Contract- --------------------------------------------------------------- 524 Sec. 14.1 Brokers' Contracts--------------------------------------------------524 14.2 Statute of Frauds----------------------------------------------------526 14.3 Partial Performance -----------------------------------------------5-27 X SUMMARY OF CONTENTS Page 14.4 Equitable Conversion and Risk of Loss----------------------- 527 14.5 Time of Performance -----------------------------------------------528 14.6 Marketable Title -----------------------------------------------------529 14. 7 Marketable Record Title Acts------------------------------------ 532 14.8 Remedies for Breach of the Land Sale Contract----------- 533 14.9 Liability for Defective Structures: Builder, Vendor, Broker, Lender---------------------------------------------------- 534 Chapter 15. The Evolution of the Modern Deed ---------- 559 Chapter 16. Conveyancing by Deed----------------------------- 571 Sec. 16.1 The Written Deed ---------------------------------------------------571 16.2 Description and Boundaries------------------------------------- 571 16,3 Exceptions and Reservations-----------------------,------------ 574 16.4 Delivery, Escrow and Acceptance------------------------------- 574 Chapter 17. Assurance of Title------------------------------------ 607 Sec. 17.1 Deed Covenants for Title------------------------------------------ 607 17.2 Estoppel by Deed --------------------------------------------------- 611 17.3 Priorities and Recording------------------------------------------- 613 17.4 Title Insurance ------------------_- ----------------------------------- 620 TABLE OF CASES ------------------------------------------------------------------ 657 INDEX-- ----------------------------------------------------------------------------- 6 73

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