英美法律制度 Real Property.docx

英美法律制度 Real Property.docx

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英美法律制度RealProperty

RealProperty（continued）

Review

Possessoryinterests

•free-hold

feesimple

feetail

lifeestate

•Leasehold

tenancyforyears

periodictenancy

tenancyatwill

tenancyatsfferance

Defeasibleestate

•Determinableestate

•Estatesubjecttoconditionsubsequent

III.FutureInterests

•Futureinterestsgiverightstotheenjoymentofpropertyatafuturetime.

•“toAforlife,thentoBandhisheirs.”

•“toAforlife”createsalifeestateforA,whileB,althoughcannotpossessthelandrightnow,hasafutureinterest.Hisfutureinterestisnotamereexpectancy,likethehopeofachildtoinheritfromaparent.Hisfutureinterestgiveshimlegalrights.Bhaspresentlegalrightsandliabilities.HecanprohibitAfromcommittingawaste,hecansueathirdpartywhoisinjuringthelandor,ifBdiesduringthelifeofA,B’sinterestwillbeinheritedbyhisheir,andafederalestatetaxorstateinheritancetaxmaybelevieduponitsvalue.

•Althoughafutureinterestdoesnotentitleitsownertopresentpossession,itisapresentlyexitinginterestthatmaybecomepossessoryinthefuture.

•FutureinterestsrecognizedinAnglo-Americanlegalsystemsareof2types:

interestsretainedbythetransferor

interestscreatedinatransferee

3.1interestsretainedbythetransferor

•3.1.1possibilityofreverter回归权，偶然取回权

•Possibilityofreverterfollowsadeterminablefee.Whentheownerofafeesimpleabsolutetransfersafeesimpledeterminable,thegrantorautomaticallyretainsapossibilityofreverter.

•“ToBobandhisheirssolongasthelandisfarmed”createsafeesimpledeterminable.Themomentthelandisnolongerfarmed,theestateends,i.e.,thatBobnolongerhasestate,wheredoestheestatego?

ItgoesbacktoOorhisheirs.ThisisO’spossibilityofreverter.

•3.1.2rightofentry（poweroftermination）附终止权的取回权

•Oconveysblackacre"toAandhisheirs,butifthepremisesareusedforthesaleofalcoholicbeverages,Ohastherighttoretakethepremises”.Inthiscase,Ahasafeesimplesubjecttoconditionsubsequent.Ifhesellsalcoholicbeveragesonblackacre,O,then,hastherighttoretaketheland.So,fromtheowner’spointofview,hehasarightofentry.Thisishisfutureinterest.

•3.1.3reversion复归权

•Historically,theearliestfutureinteresttodevelopwasareversion.IfO,afeesimpleowner,grantedthelandtoAforlife,thelandwouldcomebacktohimatA’sdeath.Thisisreversion.Tobeexact,reversionisO’srighttofuturepossessionoftheland.IfOdiesduringA’slife,O’sreversionpassesunderhiswillortohisheirs.

•Inageneralsense,then,areversionistheinterestleftinanownerwhenhecarvesoutofhisestatealesser（smaller）estateanddoesnotprovidewhoistotakethepropertywhenthelesser/smallerestateexpires.

•Afeesimpleisagreaterestatethanafeetail,whichisagreaterestatethanalifeestate,whichisagreaterestatethantheleaseholdestate.HenceifO,owningafeesimple,createsafeetail,alifeestate,oratermofyears,anddoesnotatthesametimeconveyavestedremainderinfeesimple,Ohasareversion.IfA,owningalifeestate,createsatermofyears,Ahasareversion.

•Theabove3futureinterestsallbelongtoatransferor.Thelaw,ontheotherhand,alsorecognizefutureinterestsintransferees.

•3.2.1remainder剩余产权，转归权，继受权

•3.2.1remainder剩余产权，转归权，继受权

•Anexampleis“toAforlife,thentoBandherheirs.”Inthisexample,youaresurethatAhasalifeestate,andAisdoomedtodie,BhastowaitpatientlyuntilAdies,thenhewillownthelandinfeesimple.Ifthereisnoexpressionas“thentoBandherheirs”,Ohasareversion.Now,withtheexpression,thepropertygoestoB.IfBdiesduringA’slife,onB’sdeath,B’sremainderpassestohisheirs,ifBdieswithoutheirs,thestatetakestheproperty.Thisisavestedremainder.既定的转归权/继受权。

•Thereisalsoacontingentremainder.偶然的转归权。

Forexample,uponA’smarriage,O,（A’sfather）mightconvey“toAforlife,thentoA’seldestsonandhisheirs.”IfAhasasonlater,suchsonwilltakeonA’sdeath;iflaterAdoesnotgivebirthtoason,thelandwillreverttoO.

•3.2.2ExecutoryInterest执行权，取代权

•"toAandhisheirs,butifthepremisesareeverusedforotherthanresidentialpurposes,thentoBandhisheirs."Inthiscase,feesimpleinAsubjecttoaconditionsubsequent,（anexecutorylimitation）.IfAorhisheirsfailtousethepropertyforresidentialpurposes,thegiftovertoBwilltakeeffect.

•Notice:

aremaindernevercutsoffapriorinterest,butmerelyawaitsthepriorinterest’snaturaltermination.Anexecutoryinterest,bycontrast,divestsorcutsoffapriorinterestbeforethelatter’snaturaltermination.

3.3LimitationsonFutureInterest

•当代英美法中，终身所有权及其后的未来利益是英美财产法区别于大陆法系的重要标志，也是遗嘱及遗产安排法律中的焦点。

“tomysonAoflife,andthentohisdaughterBandherheir”此人不仅控制了该土地在他本人死时的继承，也控制了其子死时的继承。

我们已经提到，未来利益与子女期待从父母那里得到遗产不一样，未来利益不仅仅是一种期望，而且是一种受法律保护的现在就存在的财产权。

•“toAforlife,thentoBandhisheirs.”，B,beforeAdies,candisposeofhisremainder,i.e.sellorgiveawayhisremainder,forbidAfromwastingtheland,andsueathirdpartywhoisinjuringtheland.

•Theexistenceoffutureinterestmakesitdifficulttotransferrealproperty.

•Eg.Oconveyedblackacre“toAforlife,thentoBandhisheirs.”Acanonlygivesuphislifeestate,andB,hisremainder.IfCwantsafeesimpleinblackacre,itisimpossibleforhimtoownblackacreinfeesimple,unlessbothAandBagreetotransfertheirestatestoC.It’sverylikelythattheycannotstrikeadeal.Eventheydostrikeadeal,AandBmightdisagreeontheproportionoftheprice.

Adeadhandiscontrollingourpresentlife?

•Anotherexample.Oconveysblackacreto“Aforlife,thentoBifhesurvives”.现在我们要再次卖掉黑土地，A可以处分hislifeestate.B的remainder是不确定的，B如果在A死亡前死掉，O和O的后裔就享有复归权，reversion.

•商人阶层积聚了大量财富，也购置了大量房地产。

为了防止由于各种可能的原因使财产流失，律师们设计了各种极为复杂的转让条款。

另一方面，社会发展需要房地产自由转让。

因此，法官们也将计就计，设计出一些废除有条件的未来利益的条文,favoringmarketability。

其中，主要有二个规则：

RulesinShelly’scase（1581）

•合并规则

•Example:

Oconveys"toAforlife,remaindertoA’sheirs."IftherewerenoRuleinShelley’sCase,thestateofthetitlewouldbe:

lifeestateinA,contingentremainderinA’sheirs,reversioninO.ButbyoperationoftheRuleinShelley’sCase,thestateofthetitlebecomes:

lifeestateinA,remainderinA（notA’sheirs）.Then,bythedoctrineofmerger,A’slifeestatewillmergeintohisremainderinfeesimple,andAsimplyholdsapresentfeesimple.

RuleAgainstPerpetuities:

•Aninterestisinvalidunlessitcanbesaid,withabsolutecertainty,thatitwilleithervestorfailtovest,beforetheendofaperiodequalto:

（1）alifeinexistenceatthetimetheinterestiscreatedplus

（2）anadditional21years.

•在土地转让产生时，任一权益相关的人死后21年内，如果该转让书中所设定的未来权益仍未能变成占有权或既定的继受权，则该未来利益无效。

这样做是为了防止有条件的未来利益无休止的对现有利益构成威胁，影响其可转让性。

•Example:

Otransfers“forAforlife,thentoA’sfirstchildtoreach21.”YoucanprovethatanychildofAwhoreaches21willnecessarilyreach21within21yearsofA’sdeath.Theremaindermustvestorfailwithinthisperiod;theremainderisvalid.

•Example:

Otransfers"toAforlife,remaindertothefirstsonofAwheneverbornwhobecomesaclergyman."It’sagainsttheRule.

IV.NONPOSSESSORYINTERESTS

•Someinterestsinlanddonotincludeanyrightsofpossession.Theseinterests,knownasnonpossessoryinterests,includeeasements,profits,andlicenses.

•4.1EasementsandProfits

•4.1.1EasementsandProfitsinGeneral

•Aneasementistherightofapersontomakelimiteduseofanotherpersons’realpropertywithouttakinganythingfromtheproperty.

•Aneasement,forexample,canbetherighttowalkacrossanother'sproperty.Incontrast,aprofitistherighttogoontolandinpossessionofanotherandtakeawaysomepartofthelanditselforsomeproductoftheland.

•Thecommonlawprofitswerea）turbaray—therighttoremoveturfforuseasfuel;b）piscary—therighttofish;c）estovers—therighttocuttimberforfuel;andd）pasture—therighttograzeanimals.

•Contemporaryinterestsinlandthatsometimesarecalledprofitsaretherighttominecoalorotherminerals,todrillforoilorgas,ortocuttimber.Forexample,Mack,theownerofSandyView,givesAnntherighttogothereandremoveallthesandandgravelthatsheneedsforhercementbusiness.Annhasaprofit.Easementsandprofitscanbeclassifiedaseitherappurtenantoringross.

•Aneasementorprofitappurtenantariseswhentheownerofonepieceoflandhasarighttogoonto（orremovethingsfrom）anotherpieceoflandownedbyanother.SupposeOwenhasarighttodrivehiscaracrossGreen'sland,whichisadjacenttoOwen'sproperty.Thisright-of-wayoverGreen'spropertyisaneasementappurtenanttoOwen'slandandcanbeusedonlybyOwen.Owencanconveytheeasementwhenheconveyshisproperty.

•Anotherexample:

Aownsalargeparceloflandadjacenttoastream.Shesoldthepartofthewater-frontpropertytoB,butreservesaneasementtocrossfromherremainingpropertytothestream.Hereasementisappurtenant.Itwascreatedtobenefittheuseofherretainedparcel.Whenshesellstherestofherland,shenolongercanusetheeasement.

•Withaneasementorprofitingross,therighttouseortakethingsfromanother'slanddoesnotdependontheowneroftheeasementorprofit'sowninganadjacenttractofland.

•Illustration:

StevegrantedStellatherighttoswiminapondonSteve’sproperty.Stellaisnotaneighbor.Thisisprobablyaneasementingross.Stellamayenjoyswimminginthepondregardlessofwhatpropertysheownsorwhethersheownsanypropertyatall.Whenautilityc