Principles of Property Law

699 Pages·2008·43.174 MB·English

by  Herbert Hovenkamp, Sheldon Kurtz

---------------------·
········-...
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Hastings College of the Law
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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®
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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