Recording, Security Interests in Real Property, Rights of Support, & Water Rights Flashcards

1
Q

Purpose of Modern Recording Statutes

A

To protect subsequent purchasers from the common law rule of “first in time, first in right”

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2
Q

Mechanics of Recording

A
  1. clerk files a copy of the deed
  2. Clerk then index’s the information into Grantee and Grantor index
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3
Q

BFP (Bona Fide Purchaser)

A

Purchaser for value who takes without notice of the earlier tansaction

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4
Q

Types of Recording Acts

A
  1. Notice
  2. Race
  3. Race-Notice
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5
Q

Notice Recording

A
  • Protects subsequent grantees who are BFPs
  • the sole inquiry here is notice
  • Recording is only important here as it imparts notice

Look for the words:

  • Without notice
  • Good faith
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6
Q

Race Recording

A
  • Notice is irrelevant
  • Whoever records first will keep the property
  • Subsequent pruchaser does not have to be a BFP

Look for the words “in good faith” or “notice” - if they are not included then it is a race statute

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7
Q

Race-Notice Recording

A

2 part test - Protects all subsquent grantees who are BFPs provided who:

  1. Take without notice; and
  2. are the first to record

Look for the words:

  • Without notice
  • Good faith
  • recorded first (first recorded)
    • If this is not present then it is a notice statute
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8
Q

Subseuqent mortgages

A

Recording Statutes protect subsequent mortgages

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9
Q

Judgement Creditors

A

Judgement creditors are not protected by recording statutes

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10
Q

Concept of Legal Blinders

A

When examining chain of title, we look during the period of record ownership by the grantor. Things recorded too early or after title passes are outside that window and thus do not impart constructive (record) notice

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11
Q

Inpsection of the Property

A

To qualify as a BFP, he must make physical inspection of the property to investigate any unexplained possessions or uses

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12
Q

A security interest

A

Device used to secure a loan in the property

Reflected by a promissory note given by the borrower and the security interest is reflected in a seperate written instrument

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13
Q

3 types of security interests in real property

A
  1. Mortgage
  2. Deed of Trust
  3. Land Sale Contract
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14
Q

Mortgage

A

Given by the debtor (mortgagor) to the creditor (mortgagee).

If loan not paid in full, Sheriff sells land at a court ordered foreclosure sale

An Equitable Mortgage is an absolute deed with a Seperate Promise of Reconveyance

Equitable Mortagages and Sale Leaseback with Options to Repurchase must be foreclosed on like mortages and therefore receive the protections of a mortgage

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15
Q

Deed of Trust

A

Given by the debtor to a 3rd party trustee who holds the Deed of Trust until the loan is paid in full.

If the loan is not paid in full, the trustee can do one of two things:

  1. can obtain a court order for foreclosure of the property; or
  2. can sell the property by himself at a public auction
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16
Q

Land Sale Contract

A

Arrangment where the debtor signs a contract promising to make payments to the seller/lender, but the seller keeps title to the property until the loan is paid in full

17
Q

Debtor’s Right to Redemption - or the Equity of Redemption

A

At any point up until the foreclosure sale, the debtor can redeem the property by paying the amount that was due and payable, known as the amount in arrears (plus interest) unless there is an acceleration clause in which the debtor must pay off the entire mortgage to redeem the property

The right of redemption cannot be waived in the mortgage or the deed of trust, but can be subsequently waived if there is consideration

Any attempt to waive during the mortgage or deed of trust is known as clogging the equity in redemption and is prohibited

18
Q

Priorities on Payment of Multiple Mortgages

A

Common Law rule of First in Time, First in Right generally applies unless that order is changed by the applicable recording statute

19
Q

Priorities Changed by Contract - Voluntary Subordination

A

A senior mortgage may agree to subordinate a junior mortgage - a mortgage that comes later in time

20
Q

Purchase Money Mortgages (PMM)

A

Mortgage taken out to buy the property.

Recieves priority over all other mortgages that were executed prior to the PMM, even if they were recorded first.

A PMM by a seller usually gets priority over a PMM by a 3rd party lender, such as a bank

21
Q

Changes in Serior Mortgages

A

If a mortgagor does anything to increase a senior mortgage, then that senior mortgage loses priority over junior mortgages, but only to the extent of the modification

22
Q

Foreclosure Effect on Interest

A

Foreclosure eliminates the junior interests, but not the senior.

Buyer takes property subject to senior interest.

Holders of a junior interests have a right to pay off any senior mortgage being foreclosed in order to keep their interest from being wiped out. Thus junior interests are necessary parties to a foreclosure. If they are not made party to the foreclosure, then their junior interests are not eliminated by the foreclosure.

23
Q

Payment of Proceeds from a Foreclosure Sale

A
  1. Pay the cost of foreclosure
  2. Pay off the mortgage that was foreclosed on
  3. Pay off the junior interests - in order of priority
  4. Pay any remaining balance to the borrower/mortgagor
24
Q

Anti-Deficiency Statutes

A

If the mortgage is foreclosed on, and there are insufficient proceeds to pay off the mortgage, then the Mortgagee/Creditor can sue the Mortgagor/Borrower personally for the balance due

25
Q

Land Sale Contract Forefiture Clause

A

If the debtor misses a payment the seller can cancel the contract, keep all the money paid to date, and retake the property.

If a seller enforces the forefiture clause, he is limited to that remedy and cannot obtain specific performance

26
Q

Mortgagor’s (Grantor’s) Transfer of the Property

A

Whenever the grantor transfers the property, the grantee takes the property subject to the mortgage.

Grantee is not personally liable to the mortgage unless he specifically assumes it.

Grantee is subject to losing the property in a foreclosure sale if the mortgage is not paid off

27
Q

Mortgagee’s (Creditor’s) Transfer of Note

A

Mortgagee can always transfer the note, and the mortgage will always follow the note it secures

28
Q

Due On Sale Clauses

A

If Mortgagor transfers the property without the Mortgagee’s consent, the entire balance of the loan becomes immedietly payable and due

Due on sale clauses are enforcable

29
Q

Security Interests in a Fixture

A

A seller of a fixture who provides a PMM in the chattel must make a UCC Article 9 fixture filing within 20 days after attachment (installation).

If filed in timeley manner, the seller may take the fixture without regard to the earlier mortgage. Sellers interest will be subordinate if filed after 20 days.

30
Q

Rights of Support

A
  1. Lateral Support
  2. Subjacent Support
31
Q

Lateral Support

A

Supports from the side.

Landowner has a right to have the sides of his property supported from the sides and strict lability applies.

With respects to improvements on the land, the landowner will be strictly liable for these improvements only if the land would have collapsed anyways, even without the weight of the improvements.

32
Q

Subjacent Support

A

Support of the surface from the bottum.

Arises in mineral extraction scenarios.

Strict liability if land is not supported.

The right to have land supported extends to the improvements that were existing on the land as of the date the mineral rights were severed from the Fee Simple.

33
Q

Water Types

A
  1. Rivers & Lakes
  2. Underground Water (Percolating Water or Water from a Well)
  3. Surface Water (Runoff or Flood Water)
34
Q

Rivers & Lakes

A

Majority Rule: Riparian Rights

  • Riparian refers to those that border a lake or stream
  • A riparian owner may use all the water needed for domestic purposes
  • Limited to standard of reasonable use for non-domestic purposes (commercial/industrial)

Minority Rule: Prior Appropriation

  • First person who makes beneficial right of the water has right protected against those who come later
35
Q

Underground Water

A

Landowner entitled to reasonable use of ground water, but must not export it elsewhere

36
Q

Surface Water Approaches

A
  1. Natural Flow Approach
  2. Common Enemy Approach
37
Q

Surface Water Natural Flow Approach

A

Requires landowner not make any changes at all in the flow of the flood water as it rushes across the surface of the land.

Because impossible to follow, courts allow a reasonable means to deal with surface waters

38
Q

Surface Water Common Enemy Approach

A

Landowner can do anything he wants with surface water, whether reasonable or not