美国财产法Chapter 9 Private land use planningWord文件下载.docx

美国财产法Chapter 9 Private land use planningWord文件下载.docx

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thelandbenefitedbytheeasement

（2）Servienttenementorservientland:

thelandburdenedbytheeasement

（3）Appurtenanteasement:

connectedtothedominantland

（4）Easementingross:

notconnectedtothedominantland,personaltotheholder

（5）Affirmativeeasement:

allowtheholdertoperformanactontheservientland（mosteasementsareaffirmative）

（6）Negativeeasement:

allowtheholdertopreventtheservientownerfromperforminganactontheservientland

3.Creatingeasements

（1）Themostcommontypeofeasementistheexpresseasementwhichisvoluntarilycreatedbytheservientowner,usuallyinadeed.

（2）Expresseasementmayarisebyeithergrantorreservation.

a.Expresseasementbygrant:

theservientownergrantsaneasementtothedominantowner

b.Expresseasementbyreservation:

thedominantownergrantstheservientlandtotheservientowner,butretainsorreservesaneasementovertheproperty.（traditionally,itcouldbeonlyreservedinfavorofthedominantowner;

mostmoderndecisionsallowthiseasementtobereservedinfavorofathirdparty）

（3）MillbrookHuntInc.v.Smith（1998）expresseasement

a.Facts:

Smith’spredecessor（landlord）andHunt（anorganization）enteredintoanagreementwhichpermitstheHunttousethelandforthepurposeoffoxhuntingforatermof75years.After8years,SmithejectedmembersofHuntwhiletheywereperformingroutinemaintenanceoftheirfox-huntingtrails.Huntclaimedaneasement,whileSmithclaimedarevocablelicense.

b.Issue:

whethertheagreementgrantedaneasementorarevocablelicense

c.Rule:

1）Aneasementimpliesaninterestinlandordinarilycreatedbyagrant,andispermanentinnature.

2）Alicensedoesnotimplyaninterestinland,butisamerepersonalprivilegetocommitsomeactorseriesofactsonthelandofanotherwithoutpossessinganyestate.

d.Reasoning:

1）Todeterminethetruecharacterofaninterest,acourtmustexaminethenatureoftherightratherthanthenamegiventoitbytheparties.

2）Thenthecourtlistedthedefinitionofeasementandlicense.

3）Accordingtotheagreement,althoughgrantormayrelocatetheHunt’simprovementsorredirecttheirtrails,thegrantordoesnothavetherighttocompletelyexcludetheHuntfromtheproperty.

4）Anessentialfeatureofthetypeofeasement,whichdistinguishesitfromalicense,isthattheinterestinthelandisforsomedefiniteperiod.（75yearsinthiscase）

5）Thus,theHunthasaneasementratherthanarevocablelicense.

e.Pointsfordiscussion

1）Whathappenstoaneasementwhentheservientlandisconveyedtoanewowner?

Theeasementremainsattachedtothelandlikeanyotherencumbrance,unlessthegranteeisabonafidepurchaser.

2）Becauseanappurtenanteasementisseenasattachedtoland,thetransferofthedominantlandautomaticallytransfersthebenefitoftheeasementtothegrantee.

3）Themoderntrendistoallowthetransferofaneasementingrossunlessthepartieshadacontraryintent（Theeasementinthiscaseisaneasementingross）

（4）VanSandtv.Royster（1938）animpliedeasementbypriorexistinguse

TheactionwasbroughttostopDfromusinganundergroundlateralsewerdrainthroughandacrossP’sland.DandP’slandwerebothBailey’slandmanyyearsago.WhenBaileytransferredoneoftheland（P’s）toJonesseveralyearsago,therewasnoexpresseasement.

whethertherewasanimpliedeasementbyprioruseinthetransactionbetweenBaileyandJonesandwasPabonafidepurchaser

Threeelementsareusuallyrequiredforanimpliedeasementbypriorexistinguse:

1）Severanceoftitletolandheldincommonownership

2）Anexisting,apparent,andcontinuoususeofoneparcelforthebenefitofanotheratthetimeofseverance

3）Reasonablenecessityforthatuse

1）Firstelement:

BaileyownedallthelandsbeforetransferredtoJones.Sotheywereheldincommonownership.AndsheseveredthetitlebytransferringonelandtoJones.

2）Secondelement:

WhenBaileysoldthelandtoJones,asewerpiperanunderneathP’sland,linkingD’slandtothepublicsewer.Itisanexistingandcontinuoususeofoneparcelforanother.AndJones’actualnoticemadeitapparent.

3）Thirdelement:

OtherwiseBaileywouldhavebeenrequiredtoinstallanexpensivenewsewerline.

4）Noticeissue:

WhenPpurchasedtheproperty,heandhiswifemadeacarefulandthoroughinspectionoftheproperty.Theyhadthenoticeofthesewer.

1）Policyjustificationsfortheimpliedeasementbypriorexistinguse:

recognitionofsuchaneasementhonorsthepresumedintentofthepartiesbycorrectinganoversight,andalsoensuresproductiveuseofland

2）Definitionofreasonablenecessity:

meansthatalternativeaccessorutilitiescannotbeobtainedwithoutasubstantialexpenditureofmoneyorlabor.Theeasementmustbebeneficialorconvenientfortheuseofthedominanttenement,butneednotbeessential.（forexample,homeownersmayhavereasonablenecessitytoaccessthelakeforrecreation.）

（5）Bergev.StateofVermont（2006）aneasementbynecessity

Davissubdividedherestate,conveying7001acrestotheStateofVermont,andreservedaparceloflandlockedbythelandtransferredtotheState.Noexpresseasementwasintheagreement.ThenDavistransferredherlockedlandtoBerge.BergeneedtocrossthelandoftheStatetoreachhisland,eventhoughhecouldavoiditbyusingtheboat.TheStateplacedagatewhichpreventedBergefromcrossingthelandtohisownland.

whethernecessityexistsifthepropertycanbereachedbyboat

1）Twobasicrequirementsforaneasementbynecessity:

therewasadivisionofcommonlyownedland,andthedivisionresultedincreatingalandlockedparcel.

2）Lackofreasonablypracticalaccessisrequiredtofindaneasementbynecessity.（middlepositionbetweenmereinconvenienceandstrictnecessity）

1）Outlinethetworequirements

2）Recallstrictnecessity（inwhichwateraccessbarsafindingofnecessity）insomepriordecisions

3）Drawadistinctionbetweenpriordistinction,givethestandardinthiscase:

alackofreasonablypracticalaccess

4）Thestandardhasthreedimensions:

ease,frequency,scope.

5）Ease:

Courtpointsoutthatwateraccessisinsufficientbecauseof"

theconstantvicissitudesofmotorboats,weather,andwaterconditions"

.

6）Frequency:

Courtalsopointsouttheneedforconstantaccess-withoutroadaccess,Berge"

wouldhavevirtuallynoaccessforthoseperiodsoftheyearwhenthepondcouldnotbesafelytraversedbecauseoficeandsnow"

7）Scope:

courtimpliesthataccesssuitableforautomobiles（e.g.,ratherthanforhikersorhorsebackriders）isrequired:

"

Wedependonroadsandautomobilesfortransportingnotonlyourfamilyandfriends,butallofourbasicnecessitiestoandfromourhomes...."

1）Twojustificationsfortheeasementbynecessity:

theimpliedintentofthepartiesandthepublicpolicyfavoringtheproductiveuseofland.

2）Thejustificationsstillmakesensetoday.Itisunreasonabletoassumethatthepartiestoaconveyanceintendedtolandlockanyparcel,whetheritislandconveyedtothegranteeorlandretainedbythegrantor.Themorelikelyexplanationforalandlockedparcelismistake:

either

（1）thepartiesintendedtocreateaneasementanddidn'

t;

or

（2）thepartiesneverthoughtabouttheissue,butwouldhavecreatedaneasementiftheyhadconsideredit.Theutilitariantheoryofpropertyisstillstrong,andastheUSpopulationgrows,therewillbemoreemphasisonusinglandproductively.

3）Thelawisclearthataneasementbynecessitywillnotriseifthiswouldcontradicttheactualintentoftheparties.

4）Twogeneralelementsforaneasementbynecessity:

severanceoftitletolandheldincommonownershipandstrictnecessityfortheeasementatthetimeofseverance

5）Strictnecessity:

whentheownerhasnolegalrightofaccesstoherland.

6）Aminorityofcourtsrequireonlyreasonablenecessity:

theeasementmustbebeneficialorconvenientfortheuseofthedominantparcel.（Restatementapproach）

7）Traditionally,theeasementbynecessitydoctrineappliedinonlyonesituation:

roadaccesstoalandlockedparcel.

8）Aneasementbynecessitylastsonlysolongasthenecessitycontinues.

（6）O’Dellv.Stegall（2010）aprescriptiveeasement

Pusedagravellaneasanadditionalaccesstohisproperty.Ddoesnotownthegravellane,butisobligatedtorepairit.Pclaimsaprescriptiveeasement.

whetherPcouldestablishaprescriptiveeasement

fourelements

1）adverseuseofanother'

sland

2）theadverseusewascontinuousanduninterruptedforatleast10years

3）theadverseusewasactuallyknowntotheowneroftheland,orsoopen,notoriousandvisiblethatareasonableownerofthelandwouldhavenoticedtheuse

4）proofofthereasonablyidentifiedstartingpoint,endingpoint,line,andwidthofthelandthatwasadverselyused,andthemannerorpurposeforwhichthelandwasadverselyused

1）Distinguishbetweenaprescriptiveeasementandadversepossession:

anadversepossessionclaimantoccupiesorpossessesthedisputedlandwhileoneseekingaprescriptiveeasementmakessomeeasement-likeuseofthedisputedland.

2）