Source: https://chestofbooks.com/real-estate/Real-Property-Interests-Law/Termination-of-estate-a-Expiration-of-term-Continued.html
Timestamp: 2019-04-21 06:07:23+00:00

Document:
8. But in several cases it was decided that the stipulation in question was a "covenant" the benefit of which would pass with the reversion under St. 32 Hen. 8, c. 34, but it was at the same time in effect decided that the trans feree could recover possession by reason thereof. Roberts v. McPherson, 62 N. J. L. 165, 40 Atl. 630; Id., 63 N. J. L. 352, 43 Atl. 1098; Douglaston Realty Co. v. Hess, 124 N. Y. App. Div. 508, 108 N. Y. Supp. 1036; Hadley v. Bernero, 97 Mo. App. 314, 71 S. W. 541; McClung v. McPherson. 47 Ore. 73, 82 Pac. 13, 81 Pac. 567.
8a. Post Sec. 76, note 69.
9. As in Manhattan Life Ins. Co. v. Gosford, 3 N. Y. Misc. 509, 23 N. Y. Supp. 7.
10. See Liddy v. Kennedy, L. R. 5 H. L. 134, per Lords Chelmsford and Westbury; Diepenbrock v. Luiz, 158 Cal. 716, Ann. Cas. 1912C 1084, 115 Pac. 743.
11. See Liddy v. Kennedy, L. R. 5 H. L. 134, per Lord Hather-ley.
12. Morton v. Weir, 70 N. Y. 247; Buhman v. Nickels & Brown Bros., 1 Cal. App. 266, 82 Pac. 85.
Occasionally a lease for years gives the lessee an option to terminate the tenancy before the end of the term named.13a Such an option would seem to operate by way of special limitation.
13. As was the case, apparently, in Callaghan v. Hawkes, 121 Mass. 298; Dudley v. Estill, 6 Leigh (Va.) 562.
26 N. C. (4 Ired. Law) 291, 42 Am. Dec. 122; Brown v. Fowler, 65 Ohio St. 507, 65 N. E. 76; Hooks v. Frost, 165 Pa. St. 238, 30 Atl. 846.
92 Ind. 82, 47 Am. Rep. 135; Deane v. Caldwell, 127 Mass. 242; Snowhill v. Reed, 49 N. J. L. 292, 60 Am. Rep. 615, 10 Atl. 737; Harris v. Hiscock, 91 N. Y. 340; Greider's Appeal, 5 Pa. 422. As to surrender, see post Sec. 431.
16. Firth v. Rowe, 53 N. J. Eq. 520, 32 Atl. 1064; Allen v. Brown, 60 Barb. (N. Y.) 39.
17. Dobschmetz v. Holliday, 82 111. 371; Taylor v. Marshall, 153 111. App. 409; Farnum v. Hefner, 79 Cal. 575, 12 Am. St. Rep. 174, 21 Pac. 955.
18. Pike v. Eyre, 9 Barn. & C. 909; Mitchell v. Young, 80 Ark.
- (e) Merger. An estate for years may come to an end by reason of its "merger" in the estate in remainder or reversion.24 As before stated, the general rule is that the estate which is merged must be no great441, 7 L. R. A. (N. S.) 221, 117 Am. St. Rep. 89, 10 Ann. Cas. 308, 97 S. W. 454; McKenzie v. Lexington, 4 Dana. (Ky.) 129; Eten v. Luyster, 60 N. Y. 252; Krider v. Ramsay, 79 N. C. 354; Hessel v. Johnson, 129 Pa. 173, 5 L. R. A. 851, 15 Am. St. Rep. 716, 18 Atl. 754; Cuschner v. Westlake, 43 Wash. 690, 86 Pac. 948.
19. Threr v. Barton, Moore, 94; Webb v. Russell, 3 Term R. 393; 3 Preston, Conveyancing 448.
20. 8 & 9 Vict. c. 106 Sec. 9.
21. Buttner v. Kasser, 19 Cal. App. 755, 127 Pac. 811.
22. Bailey v. Richardson, 66 Cal. 416, 5 Pac. 910; McDonald v. May, 96 Mo. App. 236, 69 S. W. 1059; Krider v. Ramsay, 79 N. C. 354. See Williams v. Michigan Cent. R. Co., 133 Mich. 448, 103 Am. St. Rep. 458, 95 N. W. 708. "And the criticism of the doctrine in editorial note in 13 Columbia Law Rev. 245.
That the subreversion is not so merged as to affect the liability under the covenants entered into by the sublessor, see Bailey v. Richardson, 66 Cal. 416, 5 Pac. 910; Standard Oil Co. v. Slye, 164 Cal. 435, 129 Pac. 589.
23. Hessel v. Johnson, 129 Pa. 173, 5 L. R. A. 851, 15 Am. St. Rep. 716, 18 Atl. 754.
That the liability for rent remains if the tenant, in making the surrender, reserves the rent, see Beal v. Boston Car Spring Co., 125 Mass. 157, 28 Am. St. Rep. 216. And see Appleton v. Ames, 150 Mass. 34, 5 L. R. A. 206, 22 N. E. 69; McDonald v. May, 96 Mo. App. 236, 69 S. W. 1059.
- (g) Termination of lessor's estate. In the ab36 Am. St. Rep. 182; Carroll v. Ballance, 26 111. 9, 79 Am. Dec. 354; Denham v. Sankey, 38 Iowa 369; Story v. Ulman, 88 Md. 244, 41 Atl. 120; Hudson Bros. Commission Co. v. Glencoe Sand & Gravel Co., 140 Mo. 103, 62 Am. St. Rep. 722, 41 S. W. 450; Kershaw v. Supplee, (1 Rawle (Pa.) 131.
26. Stephens v. Bridges, 6 Madd. & Gel. 66, 3 Preston, Conveyancing, 195. According to such a view, if immediately after making a lease for ten years, the lessor makes a concurrent lease for five years, the second lessee becomes reversioner for the term of five years, and if his estate and that of the prior lessee become vested in one and the same person, the ten year term is merged in the five year term.
27. 3 Preston, Conveyancing 219.
If a mortgagee having the legal title makes a lease and the mortgagor redeems, the mortgagee's title there30. See, e. g., Sanders v. Sut-line Bros. & Co., 163 Iowa 172, 143 N. W. 492; Coakley v. Chamberlain, 8 Abb. Pr. (N. S.) 37, 38 How. Pr. 483, 31 N. Y. Super. Ct. (1 Sweeny) 676; Guthmann v. Vallery, 51 Neb. 824, 71 N. W. 734, 66 Am. St. Rep. 475; and cases cited ante Sec. 33, note 56a.
31. Eten v. Luyster, 60 N. Y. 252.
111. App. 61; Miller v. Prescott, 163 Mass. 12, 47 Am. St. Rep. 434, 39 N. E. 409; Stees v. Kranz, 32 Minn. 313, 20 N. W. 241; Eten v. Luyster, 60 N. Y. 252; Cusch-ner v. Westlake, 43 Wash. 690, 86 Pac. 948.
33. Rogers v. Humphreys, 4 Adol & E. 299; Comer v. Sheehan, 74 Ala. 452; Gartside v. Outlay, 58 111. 210, 11 Am. Rep. 59; Lane v. King, 8 Wend. (N. Y.) 584, 24 Am. Dec. 105.
34. See 1 Tiffany, Landlord & Tenant Sec. 78 n (3).
II (B) Tenancy at Will.

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