英美法律制度 Real Property.docx
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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
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