Source: https://chestofbooks.com/real-estate/Law-Of-Real-Property/Creation-Of-Estates-For-Years-Commencement.html
Timestamp: 2019-04-22 22:05:15+00:00

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This section is from the book "Handbook On The Law Of Real Property", by Earl P. Hopkins. Also available from Amazon: Handbook on the law of real property.
A term of years may be granted to begin in the future,28 provided the time is not postponed beyond the period allowed by the rule against perpetuities.29 An estate of freehold cannot be so limited at common law, because freehold estates were transferred by feoffment and livery of seisin; that is, by transfer of possession. This was a present act, and livery could not be made to operate at some future time. The creation of an estate for years, to begin in fu-turo, does not violate the common-law rule, since the only right the tenant has is a contract right to have the possession at a future time. The seisin remains in the landlord, and the tenant takes no present estate.
In most states, estates for years may be created for any length of time, but in a few states there are statutes which forbid their creation for more than limited periods, ranging from 10 to 20 years.33 Estates for years must be so limited that they will terdelacroix, 2 Wend. (N. Y.) 433; Watson v. O'hern, 6 Watts (Pa.) 362; Moore v. Miller, 8 Pa. St. 272; Moshier v. Reding, 12 Me. 478; Smith v. Hubert, 83 Hun, 503, 31 N. Y. Supp. 1076. A lease of "a building" is a lease of the land on which it stands. Lanpher v. Glenn, 37 Minn. 4, 33 N. W. 10.
28 Colclough v. Carpeles, 89 Wis. 239, 61 N. W. 836; Cadell v. Palmer, 1 Clark & F. 372; Field v. Howell, 6 Ga. 423; Whitney v. Allaire, 1 N. Y. 305; Weld v. Traip, 14 Gray (Mass.) 330.
29 See post, p. 322;, Gomez v. Gomez, 81 Hun, 566, 31 N. Y. Supp. 206.
30 1 Wood, Landl. & Ten. (2d Ed.) 452; Soffyns' Case, 5 Coke, 123b; Wood v. Hubbell, 10 N. Y. 488.
31 Doe v. Day, 2 Q. B. Div. 156; Gardner v. Keteltas, 3 Hill (N. Y.) 332; Trull v. Granger, 8 N. Y. 115; Whitney v. Allaire, 1 N. Y. 305, 311.
32 l Wood, Landl. & Ten. (2d Ed.) 452; 1 Tayl. Landl. & Ten. (8th Ed.) 14; Co. Litt. 46b.
33 1 Stim. Am. St Law, § 1841; 2 Shars. & B. Lead. Cas. Real Pro© 44.
(a) Rights under express covenants (p. 134).
(b) Rights under implied covenants (p. 138).
(c) Rights independent of covenants (p. 141).
78. Rights Under Express Covenants-by Express covenants the parties may vary their rights and liabilities almost at will.
(b) Such as run -with the land.
In many states, leases for more than a certain number of years must be recorded. Post, p. 218; 1 Stim. Am. St. Law, § 1624; 1 Shars. & B. Lead. Cas. Real Prop. 56. And see Toupin v. Peabody, 162 Mass. 473, 39 N. E. 280. An estate for years may be for a single year, or even a less period. Brown v. Bragg, 22 Ind. 122.
34 Murray v. Cherrington, 99 Mass. 229; Horner v. Leeds, 25 N. J. Law, 106; Cargar v. Fee, 140 Ind. 572, 39 N. E. 93; Goodright v. Richardson, 3 Term R. 462. For the method of computing time under a lease, see Atkins v. Sleeper, 7 Allen (Mass.) 487; Deyo v. Bleakley, 24 Barb. (N. Y.) 9; Sheets v. Selden's Lessee, 2 Wall 177.
351 Tayl. Landl. & Ten. (8th Ed.) 86. And see Lacey v. Newcomb (Iowa) 63 N. W. 704.
36 King v. Ransom, 86 Wis. 496; 56 N. W. 1084. Cf. Clifford v. Gres-singer, 96 Ga. 789, 22 S. E. 399. And see, as to privilege of renewal, Pearce v. Turner, 150 111. 116, 36 N. E. 962; Robinson v. Beard, 140 N. Y. 107, 35 N. E. 441; Bullock v. Grinstead, 95 Ky. 261, 24 S. W. 867; Hughes v. Windpfen-nig (Ind. App.) 37 N. E. 432.
37 l Tayl. Landl. & Ten. (8th Ed.) 2, 94; Clark, Cont. 72. No precise language is necessary to constitute a covenant. It may be in the form of a condition. Surplice v. Farnsworth, 7 Man. & G. 576. Or an exception. Rus-sel v. Gulwel, Cro. Eliz. 657; Lowell South Congregational Meeting House v. Hilton, 11 Gray (Mass.) 407. Or a recital. Penn v. Preston, 2 Rawle (Pa.) 14; Vaughan v. Matlock, 23 Ark. 9.
38 Shelton v. Codman, 3 Cush. (Mass.) 318; Markland v. Crump, 1 Dev. & B. (N. C.) 94; Suydam v. Jones, 10 Wend. (N. Y.) 180; Hunt v. Amidon, 4 Hill (N. Y.) 345; Friedland v. Myers, 139 N. Y. 432, 34 N. E. 1055; Campbell v. Lewis, 3 Barn. & Ald. 392. Cf. Hochenauer v. Hilderbrant (Colo. App.) 10 Pac. 470; Sheets v. Joyner, 11 Ind. App. 205, 38 N. E. 830.
39 Ober v. Brooks, 162 Mass. 102, 38 N. E. 429; Sprague v. Baker, 17 Mass. 585; Gilbert v. Bulkley, 5 Conn. 262; Pillsbury v. Mitchell, 5 Wis. 17; Red-wine v. Brown, 10 Ga. 311.
40 john Morris Co. v. Southworth, 154 111. 118, 39 N. E. 1099; Thomson-houston Electric Co. v. Durant Land-imp. Co., 144 N. Y. 34, 39 N. E. 7; Clapper v. Kells, 78 Hun, 34, 28 N. Y. Supp. 1018: Dunn v. Bobbins, 65 Hun, 625, 20 N. Y. Supp. 341; Clifton v. Montague (W. Va.) 21 S. E. 858; Mumford v. Brown, 6 Cow. (N. Y.) 475; Post v. Vetter, 2 E. D. Smith (N. Y.) 248; Benjamin v. Heeney, 51 111. 492. The landlord must be notified that repairs are needed. Ploen v. Staff, 9 Mo. App. 309; Walker v. Gilbert, 2 Rob. (N. Y.) 214; Wolcott v. Sullivan, 6 Paige (N. Y.) 117.

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