CONTENTS PART ONE PROPERTY, POSSESSION, AND TRANSFERABILITY 1

Transcription

1 CONTENTS Preface Acknowledgments xix xxiii PART ONE PROPERTY, POSSESSION, AND TRANSFERABILITY 1 CHAPTER 1 Introduction to Property 3 A. What Can Be Owned? 5 1. Real Property 6 Edwards v. Sims 7 2. Tangible Personal Property 14 Popov v. Hayashi 15 Corso v. Crawford Dog and Cat Hospital, Inc Intangible Personal Property 25 Bowman v. Monsanto Co. 26 B. What Does Ownership Mean? 30 Perry v. Saint Francis Hospital and Medical Center, Inc. 33 Johnson v. M Intosh 38 State v. Shack 45 Eyerman v. Mercantile Trust Co. 50 C. Beyond the Black Letter: The Rise of the Sharing Economy 55 D. Skills Practice: Common Law Analysis 56 E. Chapter Review Practice Questions Bringing It Home 59 CHAPTER 2 Gifts, Finders, and Adverse Possession 61 A. Gifts 62 Scherer v. Hyland 64 Heiman v. Parrish 69 Gruen v. Gruen 75 xi

2 xii B. Finders 82 Armory v. Delamirie 85 Benjamin v. Lindner Aviation, Inc. 88 C. Adverse Possession 94 Porter v. Posey 98 Chaplin v. Sanders 104 O Keeffe v. Snyder 109 D. Beyond the Black Letter: Cybersquatting 117 E. Skills Practice: Common Law and Statutory Analysis Common Law Analysis Policy-Based Arguments Statutory Analysis Canons of Construction 120 F. Chapter Review Practice Questions Bringing It Home 124 PART TWO SHARED PROPERTY CONSECUTIVE AND CONCURRENT POSSESSION 125 CHAPTER 3 Estates and Future Interests 127 A. Overview of Estates and Future Interests Historical Overview Basic Terminology and Themes 131 B. Present Estates The Basic Categories of Present Estates 134 White v. Brown Defeasible Present Estates A System for Labeling Estates and Future Interests 149 Mahrenholz v. County Board of School Trustees 153 C. Future Interests The Basic Categories of Future Interests Remainders A Closer Look 162 D. Enhancing Marketability: Five Rules The Destructibility of Contingent Remainders Rule The Doctrine of Merger The Rule in Shelley s Case The Doctrine of Worthier Title The Rule Against Perpetuities 170 Abrams v. Templeton 179 E. Beyond the Black Letter: Dead Hand Control 183 F. Skills Practice: Drafting Savings Clauses 186

3 xiii G. Chapter Review Practice Questions Bringing It Home 189 CHAPTER 4 Landlord-Tenant Law 191 A. The Lease as Conveyance 192 Thompson v. Baxter 196 B. The Lease as Contract 200 C. The Rights and Duties of the Parties Possession 207 Ernst v. Conditt 208 Slavin v. Rent Control Bd. of Brookline 215 Sommer v. Kridel 220 Crechale & Polles, Inc. v. Smith Maintaining the Premises 229 Teller v. McCoy Nondiscrimination 239 The Fair Housing Act of D. Beyond the Black Letter: Parking There s an App for That! 246 E. Skills Practice: Client Counseling and Drafting a Residential Lease 247 F. Chapter Review Practice Questions Bringing It Home 251 CHAPTER 5 Concurrent Ownership and Marital Systems 253 A. Concurrent Ownership Classifying the Estate 254 In re Estate of Johnson The Challenges of Shared Ownership 267 Sawada v. Endo 269 Parker v. Shecut 275 Ark Land Co. v. Harper 280 Uniform Partition of Heirs Property Act Modern Applications: Condominiums, Cooperatives, and Time-Share Housing 293 Dutcher v. Owens 294 B. Marital Property Systems 298 In re Marriage of Graham 301 Marvin v. Marvin 306 C. Beyond the Black Letter: New Forms of Concurrent Ownership 312

4 xiv D. Skills Practice Client Counseling and Negotiating a Tenants in Common Agreement 313 E. Chapter Review Practice Questions Bringing It Home 318 CHAPTER 6 From Private Property to the Commons 321 A. Private Property 323 B. State (Public) Property 326 Light v. United States 326 Illinois Central Railroad Co. v. Illinois 332 C. Commons Property 338 The Tragedy of the Commons 340 Ghen v. Rich 344 Wisconsin v. Michels Pipeline Construction, Inc. 349 Massachusetts v. Environmental Protection Agency 355 C. Beyond the Black Letter: Mining Asteroids in Outer Space 358 D. Skills Practice: Statutory Law and Implementing Regulations 362 E. Chapter Review Practice Questions Bringing It Home 365 PART THREE TRANSFERRING PROPERTY 367 CHAPTER 7 Real Estate Transactions 369 A. Overview of the Real Estate Transaction The Timeline The Real Estate Broker Discrimination in the Sale of Real Property 375 Texas Dep t of Housing & Community Affairs v. The Inclusive Communities Project, Inc. 375 B. The Real Estate Contract The Statute of Frauds 386 Hickey v. Green Equitable Conversion 391 Brush Grocery Kart, Inc. v. Sure Fine Market, Inc Remedies for Breach of Contract 397

5 xv C. The Physical Condition of the Property The Seller s Duty of Disclosure 399 Stambovsky v. Ackley Flood Risk and Federal Insurance 406 D. Financing Mortgages and Foreclosure The Mortgage 407 Proctor v. Holden Foreclosure 416 Greater Southwest Office Park, Ltd. v. Texas Commerce Bank Nat l Assoc. 419 E. Title Security The Contract The Promise of Marketable Title 424 Lohmeyer v. Bower The Deed Title Warranties 429 Brown v. Lober Title Insurance 436 Riordan v. Lawyers Title Insurance Corp. 437 F. Beyond the Black Letter: Climate The Next Real Estate Bubble? 441 Norfolk Sea Level Rise Takes Shine Off Waterfront Homes 442 G. Skills Practice: Reviewing Purchase Offers 446 H. Chapter Review Practice Questions Bringing It Home 450 CHAPTER 8 The Recording System 451 A. The Chain of Title Searching the Chain of Title Matters Potentially Outside the Chain of Title 456 First Properties, L.L.C. v. JPMorgan Chase Bank 460 Witter v. Taggart 463 B. The Recording Acts Overview of the Recording Acts Protecting the Bona Fide Purchaser 473 Waldorff Insurance & Bonding, Inc. v. Eglin National Bank 473 Daniels v. Anderson 478 C. Beyond the Black Letter: Evaluating the Recording System 482 D. Skills Practice: Drafting Tenant Estoppel Statements 483 E. Chapter Review Practice Questions Bringing It Home 485

6 xvi PART FOUR THE SCOPE OF PROPERTY RIGHTS AND RESTRICTIONS 487 CHAPTER 9 Contractual Limits and Beyond: Easements 489 A. Overview 491 B. Creation Express Easements 494 Estate of Thomson v. Wade Implied Easements 499 Traders, Inc. v. Bartholomew Easements by Prescription 506 Daytona Beach v. Tona-Rama, Inc Equitable Enforcement of License Agreements 514 C. Scope, Assignment, and Termination The Scope of Easements 515 Brown v. Voss The Assignment and Division of Easements The Termination of Easements 524 Guy v. State of Delaware 525 D. Conservation Easements 529 United States v. Blackman 531 E. Beyond the Black Letter: Conservation Easements What s in a Name? 537 F. Skills Practice: Drafting an Easement 538 G. Chapter Review Practice Questions Bringing It Home 542 CHAPTER 10 Contractual Limits and Beyond: Running Covenants 545 A. Real Covenants 546 B. Equitable Servitudes 552 Tulk v. Moxhay 555 Neponsit Property Owners Ass n, Inc. v. Emigrant Industrial Sav. Bank 559 C. Termination and Nonenforcement of Covenants 564 Shelley v. Kraemer 566 Vernon Township Volunteer Fire Dept., Inc. v. Connor 573

7 xvii D. Modern Applications: Common Interest Communities and Conservation Easements Common Interest Communities 579 Nahrstedt v. Lakeside Village Condominium Association Conservation Easements Revisited 588 E. Beyond the Black Letter: Forever is a Long Time 589 F. Skills Practice: Policy-Based Arguments 590 G. Chapter Review Practice Questions Bringing It Home 593 CHAPTER 11 Common Law Limits: Trespass and Nuisance 595 A. Trespass 596 Paynesville Farmers Union Coop. Oil Co. v. Johnson 596 B. Nuisance Entitlements and Liability 603 The Restatement (Second) of Torts, Nuisance 604 Prah v. Maretti The Remedy for Nuisance 614 Boomer v. Atlantic Cement Co. 616 Spur Industries, Inc. v. Del E. Webb Development Co. 621 C. Beyond the Black Letter Do Drones Create a Nuisance? 626 D. Skills Practice: Client Counseling The Smoking Neighbor 628 E. Chapter Review Practice Questions Bringing It Home 632 CHAPTER 12 Statutory Limits: Zoning 635 A. Introduction to Zoning The Constitutionality of Zoning 638 Euclid v. Ambler Realty Co The Nonconforming Use 646 Bd. of Supervisors of Cerro Gordo Cnty. v. Miller Flexibility Mechanisms 651 B. What Can Be Regulated? Regulating Family Composition 658 Village of Belle Terre v. Boraas Regulating Aesthetics 664 State ex rel. Stoyanoff v. Berkeley 664

8 xviii 3. Exclusionary Zoning 670 United States v. City of Black Jack, Missouri 671 C. Beyond the Black Letter: Urban Agriculture 678 D. Skills Practice: Drafting Zoning Regulations 680 E. Chapter Review Practice Questions Bringing It Home 684 CHAPTER 13 Constitutional Limits: Eminent Domain and Regulatory Takings 687 A. Eminent Domain Public Use 691 Kelo v. City of New London Just Compensation 702 N.J. Comm r of Transp. v. 200 Route 17, L.L.C. 704 B. Regulatory Takings The Multi-Factor Approach 711 Pennsylvania Coal Co. v. Mahon 711 Penn Central Transportation Co. v. City of New York The Categorical Approach 726 Loretto v. Teleprompter Manhattan CATV Corp. 726 Lucas v. S.C. Coastal Council The Give-and-Take of Regulation 744 Givings Exactions and Impact Fees 748 C. Beyond the Black Letter: Eminent Domain Legislation 749 D. Skills Practice: Formulating a Discovery Plan 752 E. Chapter Review Practice Questions Bringing It Home 756 Appendix 757 Table of Cases 771 Index 777