Beruflich Dokumente
Kultur Dokumente
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A. NATURE OF THE LEASEHOLD ......................................................................................................................................................... 2
B. LEASES ................................................................................................................................................................................... 2
C. TENANT DUTIES AND LANDLORD REMEDIES ......................................................................................................................... 2
D. LANDLORD DUTIES AND TENANT REMEDIES ......................................................................................................................... 3
E. ASSIGNMENTS AND SUBLEASES ............................................................................................................................................. 3
II. EASEMENTS, COVENANTS, AND SERVITUDES ..................................................................................................................... 4
A. EASEMENTS ........................................................................................................................................................................... 4
B. REAL COVENANTS .................................................................................................................................................................. 5
C. EQUITABLE SERVITUDE .......................................................................................................................................................... 5
III. CONVEYANCING ................................................................................................................................................................ 6
A. LAND SALE CONTRACTS ......................................................................................................................................................... 6
B. DEEDS .................................................................................................................................................................................... 6
C. DELIVERY AND ACCEPTANCE ................................................................................................................................................. 6
D. COVENANTS FOR TITLE AND ESTOPPEL BY DEED ................................................................................................................... 6
E. RECORDING ............................................................................................................................................................................ 7
IV. SECURITY INTERESTS IN REAL ESTATE ............................................................................................................................... 7
A. TYPES OF SECURITY INTERESTS .............................................................................................................................................. 7
B. TRANSFERS BY MORTGAGEE AND MORTGAGOR ................................................................................................................... 7
C. FORECLOSURE........................................................................................................................................................................ 7
D. INSTALLMENT LAND CONTRACTS .......................................................................................................................................... 8
V. ZONING.............................................................................................................................................................................. 8
A. ZONING .................................................................................................................................................................................. 8
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I. LANDLORD and TENANT
B. LEASES
1. Common Law- Lease and covenants are independent
2. Modern Trend- T may be excused from his covenant to pay rent if the LL actually or
constructively evicts the T or breaches the IWH; LL can terminate lease is T doesn’t pay rent;
Covenants dependent and excuse one party’s performance when the other party’s breach relates
to a material part of the lease
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2. Consequences of a Sublease- T1 transfers less than everything she has under the original
lease; relationship between L and T1 is the same; LL and T2 have no privity of estate or privity of
K; if T2 gets crazy, T1 is liable to LL
3. Covenants Against Assignment or Sublease
a. Strictly Construed Against LL- a covenant prohibiting assignment does not prohibit
subleasing and vice versa
b. Waiver of Covenant- waived if LL knows and doesn’t object
c. Continuing Waiver
d. Transfers in Violation of Lease Not Void
e. Reasonableness
4. Assignments by Landlords
a. Right to Assign
A. EASEMENTS
1. Introduction- grant of a non-possessory interest that entitles its holder to some limited use or
enjoyment of another’s land called the servient tenement e.g right to lay utility lines; give holder
a right of way across a tract of land
a. Types of Easements
1) Affirmative Easement- most; right to do something on servient land
2) Negative Easement- narrow in scope; entitles holder to compel servient owner
to compel the servient owner to refrain from doing something that but for the
negative easement would be permissible; can only be created by express grant
a) LASS- Light; Air; Support; Stream Water from Artificial Flow; Scenic View
b. Easement Appurtenant- it takes two parcels; dominant tenement derives the benefit
and a servient tenement suffers the burden; passes automatically with the dominant
tenement regardless if its mentioned; pass with the servient land unless the buyer is a
BFP without notice of the easement
1) Use and Enjoyment
2) Benefit Attached to Possession
3) Transfer of Dominant and Servient Estates
c. Held in Gross- personal or financial benefit not linked to the easement hold’s use and
enjoyment of own land; right to place a billboard on another’s lot; swim in another’s
pond; right to lay utility lines on another’s land- servient land is burdened but there is NO
dominant tenement; are NOT transferable unless for commercial purposes
2. Creation of Easement- PING- Prescription, Implication, Necessity Grant- Create an affirmative
easement
a. Express Grant- If meant to endure for more than one year must be in writing because
of the SoF that is a deed
b. Express Reservation- landlocked
c. Implication- easement implied form prior use; pattern of pre-exisitng use if use was (1)
apparent and (2) reasonably necessary
d. Prescription- AP (COAH) Continuous use for the given stat period (2) open and
notorious (3) actual entry (4) Hostile
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3. Scope- set by the terms or conditions that created it; can’t be any unilateral expansion to
benefit a non-dominant parcel
4. Termination
5. Compare Licenses- (1) privilege to enter the land for some delineated purpose, for a limited
purpose; (2) not subject to the SoF- can be created orally; (3) freely revocable at the will of the
licensor unless estoppel applies- estoppel applies only when the licensee has invested substantial
money/labor; (4) 2 scenarios: 1. Tickets- shows oversold 2. Neighbors talking by the fence
B. REAL COVENANTS
Starts off as a contract regarding land; Roots in law
1. Requirements for Burden to Run- WITHN- (1) Writing; (2) Intent; (3) Touch and Concern; (4)
Horizontal and Vertical Privity; Notice
a. Intent – intend the burden would run
b. Notice-
c. Horizontal Privity- original covenanting parties must be in succession of estate: (1) at
the time promise was made grantor/grantee relationship; (2) LL/T relationship; (3)
debtor/creditor; difficult to establish- likely absent
d. Vertical Privity- easier to establish; non-hostile nexus between A and A1; only absent if
A1 acquired her interest via AP
e. Touch and Concern
1) Restrictive Covenants- promise to refrain from doing something related to
land; eg. Build for commercial purposes; post for sale sign; no pets
2) Affirmative Covenants- promise to do something related to land; if P wants $$
damages from D, construe the promise at law as a covenant that binds successors
2. Requirements for Benefit to Run- easier for benefit to run; WITV- Writing; Intent; Touch and
Concern; Vertical Privity- non-hostile nexus
a. Intent- intended the benefit would run
b. Vertical Privity
c. Touch and Concern
C. EQUITABLE SERVITUDE
1. Creation- roots in equity; If P wants injunction construe the promise at law as an equitable
servitude; WITNES- Writing; Intent- parties intended to bind successors; Touch and Concern;
Notice- notice when they took; ES- Equitable Servitude- Privity is NOT required to bind
successors; can be implied (Common Scheme Doctrine)
2. Enforcement
a. Requirements for Burden to Run
1) Intent
2) Notice- AIR- Actual Notice- prior to closing B came to know of restriction;
Inquiry Notice- B charged w/notice if neighborhood appears to conform; Record
Notice- publicly recorded notice
3) Touch and Concern
b. Requirements for Benefit to Run
c. Privity Not Required
d. Implied Beneficiaries
3. Defenses to Enforcement
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a. Unclean Hands
b. Acquiescence
c. Estoppel
d. Changed Neighborhood Condition- restriction no longer makes sense
4. Termination
III. CONVEYANCING
A. LAND SALE CONTRACTS
Must begin with a land contract
1. Statute of Frauds Applicable
a. In writing, signed by the parties to be bound; must reasonably describe the land and state
some consideration.
b. EXCEPTION Doctrine of Part Performance - exception to writing requirement! If any of the 2:
(1) B takes possession; (2) B pays all/part price; or (3) B makes substantial improvements – B
can get Specific Performance
2. Doctrine of Equitable Conversion
a. Risk of Loss-equity regards as done that which ought to be done- B’s Land and B’s Loss from
moment K is signed; today- usually reassign risk of loss
3. Marketable Title- at closing!
a. Title free from reasonable doubt = free from lawsuits
b. Unmarketable if: (1) part of title rests on AP; (2) Encumbrances/ Mortgage – B can waive; (3)
Zoning Violations. S promises not to make any false statements of material fact or fail to
disclose any material defects.
4. Remedies for Breach of a Sales Contract
a. Specific Performance b/c land is unique
5. Seller’s Liability for Defects on Property
a. NEW construction only
B. DEEDS
Lawfully passes legal title from S to B
writing signed by grantor (should get grantee too), reasonably describes land, shows intent to
transfer, Signature of Grantor
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a. Present Covenants-breached at the moment of delivery: (1) Seisin- ownership; (2) Right to
Convey- Grantor has power (no disability and no restraints) to make this transfer; and (3)
Covenant Against Encumbrances- NO servitudes (easements) or mortgages
b. Future Covenants- breached in the future (when it happens)- (4) Quiet Enjoyment- B’s
possession won’t be disturbed by a 3rd party’s lawful claim of title, (5) Warranty- Grantor will
defend grantee against title claims brought by others; (6) Further Assurances- Grantor will do
whatever is reasonably necessary to fix any defects. COVENANTS NEVER IMPLIED IN DEED
7. Statutory Special Warranty Deed
a. 2 Promises Grantor makes on behalf of himself ONLY: (1) Hasn’t conveyed land to anyone
other than grantee and (2) No Encumbrances made by Grantor
8. Quitclaim Deeds
a. NO promises from grantor; WORST deed for B- S implicitly promises in the K to provide
marketable title @ closing- BUT post-closing S is not liable
E. RECORDING
1. Recording Acts
a. If B is a BFP in a Notice JX- B WINS and (2) If B is a BFP in a Race Notice JX- B wins ONLY IF she
wins the race to record
2. Types of Recording Acts
a. Notice JX- Last BFP to enter is the Winner; (2) Race Notice JX- Last BFP AND must record first;
(3) Race JX- Whoever records first- unfair (SUPER MIN)
3. Who is Protected by Recording Acts?
a. Only BFP and Mortgagee/Creditor.
b. BFP: (1) purchases for substantial value and (2) B at the time of closing must have been
without notice (Actual; Inquiry; Record- imputed to B if A recorded properly) of A’s existence
4. Title Searches
a. Tract Index, (2) Grantor/Grantee Index;
C. FORECLOSURE
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1. Priorities
a. If Debtor defaults… Senior Creditor gets full satisfaction before any Jr. Creditors…Creditors
MUST record mortgage… Whoever recorded first properly/First-in-Time/First-in-Right… If
foreclosure sale doesn’t cover Jr. Creditor’s debt = Deficiency Judgment
A. ZONING
Government right to enact statues to reasonably control land use for people’s general welfare
Variance- permission to depart to zoning ordinance
o Area- compatible use but ill fit ; Must show: (1) undue hardship not self-imposed (2) there
will be no diminution to property value by granting variance
o Use- incompatible use; special circumstances depend on need/desire/location/etc.
Non-Conforming Use- previously allowable but is now non-conforming must be compensated by
the city; can grandfather in users