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Business Law and the Legal Environment for a New Century Alternate Edition
Quote of the Day
“It is a comfortable feeling to know that you stand on your own ground. Land is about the only thing that can’t fly away.” Anthony Trollope, English author
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Business Law and the Legal Environment for a New Century Alternate Edition
Nature of Real Property
The grantor the grantee is the conveyor of property; is the one receiving it.
Real property includes: • Land • Buildings • Subsurface Rights • Air Rights • Plant Life • Fixtures --an object considered to be a permanent part of the property.
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Business Law and the Legal Environment for a New Century Alternate Edition
Estates in Real Property
Rights in real estate usage and ownership vary from unrestricted use and right to sell, to a lesser right of usage, but not the right to transfer it.
The rights that someone can hold are called estates, or interests.
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Business Law and the Legal Environment for a New Century Alternate Edition
Freehold Estates
The owner of a freehold estate has the present right to possess the property and to use it in any lawful way.
A fee simple absolute provides the owner with the greatest control.
A fee simple defeasible may terminate upon the occurrence of some event.
A life estate is an estate for the life of some named person.
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Business Law and the Legal Environment for a New Century Alternate Edition
Non-Freehold Estates
Is actually a lease, where the owner permits someone to use and possess the property.
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Business Law and the Legal Environment for a New Century Alternate Edition
Concurrent Estates
A concurrent estate is when two or more own property at the same time.
• Tenancy in Common – two or more people own the property, each with the right to convey her interests or to pass it down to her heirs.
• A joint tenancy includes the right of survivorship All co-tenants have an absolute right to partition (division of property).
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Business Law and the Legal Environment for a New Century Alternate Edition
Types of Estates in Marriage
Tenancy by the Entirety – form of ownership in more than half the states.
• The husband and wife each own the entire property, and they both have a right of survivorship.
Community Property – form of ownership in nine states.
• Property brought to the marriage or given to one spouse may remain individually owned, called separate property.
• Income or assets earned during the marriage is community property, which must be equally shared.
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Business Law and the Legal Environment for a New Century Alternate Edition
Condominiums and Cooperatives
In a condominium, the owner of the apartment typically has a fee simple absolute in his particular unit.
In a cooperative, the residents generally do not own their particular unit.
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Business Law and the Legal Environment for a New Century Alternate Edition
Future Interests
Interests that can be sold now, but do not convey possession; this ability to possess may or may not develop later.
• Reversion – the coveyor of a life estate in property regains possession after the life tenant dies.
• Remainder – a named, third person, gains possession of a property after a life tenant dies.
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Business Law and the Legal Environment for a New Century Alternate Edition
Nonpossessory Interests
An easement gives one person the right to enter land belonging to another and make a limited use of it, without taking anything away.
• An easement can be created when the landowner expressly grants it, when he implies it (such as in granting permission to access an area accessible only by crossing your land), or by necessity (when there is no other way to reach the property.)
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Business Law and the Legal Environment for a New Century Alternate Edition
Easements, (cont’d)
Easement by Prescription • An easement by prescription happens when someone makes use of someone else’s property openly, without permission and for the number of years determined by local statute. If the owner does not stop the unauthorized use, the user is granted an easement by prescription.
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Business Law and the Legal Environment for a New Century Alternate Edition
Nonpossessory Interests
(cont'd) A profit gives one person the right to enter land belonging to another and take something away.
A license permission to enter upon another’s property.
given the holder temporary A mortgage is a security interest in real property, given to the institution loaning a buyer the money to buy the real estate.
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Business Law and the Legal Environment for a New Century Alternate Edition
Sale of Real Property
Seller’s Obligation Concerning Property • Most states now impose an implied warranty of habitability on a builder who sells a new home.
• The seller of a home must disclose facts that a buyer does not know and cannot readily observe, if they materially affect the property’s value.
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Business Law and the Legal Environment for a New Century Alternate Edition
Closing and Deeds
A general warranty deed normally contains the covenants of: • Seisin –the seller owns the property • Right to Convey – the seller has the right to sell this property • (No) Encumbrances – property is free of easements, profits, mortgages, etc.
• Quiet Enjoyment – no other person can lawfully claim the property • Warranty – seller agrees to defend the grantee if a third party makes a claim
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Business Law and the Legal Environment for a New Century Alternate Edition
Adverse Possession
To gain ownership of land by adverse possession, the user must prove: • Entry and exclusive possession • Open and notorious possession • A claim adverse to the owner; and • Continuous possession for a statutory period.
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Business Law and the Legal Environment for a New Century Alternate Edition
Land Use Regulation
Nuisance Law • A nuisance is an unprivileged interference with a the use and enjoyment of property.
Zoning • State laws that permit local communities to regulate building and land use.
Eminent Domain • Eminent domain is the power of the government to take private property for public use.
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Business Law and the Legal Environment for a New Century Alternate Edition
“Real property is ancient in origin and terminology, but every bit as potent as it was 1,000 years ago.”
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Business Law and the Legal Environment for a New Century Alternate Edition