reglab/statecodes huggingface dataset:
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.075 - "Heir" or "issue" in remainders.

Where a remainder in lands or tenements, goods or chattels shall be limited by deed or otherwise, to take effect on the death of any person without heirs, or heirs of his or her body, or without issue, the word "heir," or "issue," shall be construed to mean heirs or issue living at the death of the person named as ancestor.
[43:9:1861; B § 271; BH § 2612; C § 2682; RL § 1057; NCL § 1515]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.080 - Contingent future interest: Defeat on birth of posthumous child.

A future estate, depending on the contingency of the death of any person without heirs or issue, or children, shall be defeated by the birth of a posthumous child of such person capable of taking by descent.
[44:9:1861; B § 272; BH § 2613; C § 2683; RL § 1058; NCL § 1516]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.085 - Estates tail: Enjoyment by posthumous child.

Where an estate shall be any conveyance limited, in remainder, to the son or daughter or issue, or to use of the son or daughter or issue of any person to be begotten, such son or daughter or issue, born after the decease of his or her parent, shall take the estate in the same proportion, and in the same manner, as if he or she had been born in the lifetime of the parent, although no estate shall have been created or conveyed to support the contingent remainder after his or her death.
[45:9:1861; B § 273; BH § 2614; C § 2684; RL § 1059; NCL § 1517]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.090 - Grants of rents, reversions and remainders effective without attornments of tenants.

Grants of rents, or of reversions, or remainders, shall be good and effectual without attornments of the tenants; but no tenant who, before notice of the grant, shall have paid rent to the grantor shall suffer any damage thereby.
[46:9:1861; B § 274; BH § 2615; C § 2685; RL § 1060; NCL § 1518]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.095 - When attornment of tenant void.

The attornment of a tenant to a stranger shall be void unless it be with the consent of the landlord of such tenant, or in pursuance to, or in consequence of, a judgment or decree of some court of competent jurisdiction.
[47:9:1861; B § 275; BH § 2616; C § 2686; RL § 1061; NCL § 1519]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.100 - Lineal and collateral warranties abolished.

Lineal and collateral warranties, with all their incidents, are abolished; but the heirs and devisees of every person who shall have made any covenant or agreement in reference to the title of, in or to any real property, shall be answerable upon such covenant or agreement to the extent of the land descended or devised to them, in the cases and in the manner prescribed by law.
[48:9:1861; B § 276; BH § 2617; C § 2687; RL § 1062; NCL § 1520]—(NRS A 1959, 418)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.101 - Abolishment of Rule in Shelley’s Case.

If land is granted or devised to a person and after the person’s death to his or her heirs or the heirs of his or her body, regardless of how the grant or devise is expressed, an estate for life vests in that person and his or her heirs take the remainder pursuant to the grant or devise and not through that person. The purpose of this section is to abolish the Rule in Shelley’s Case.
(Added to NRS by 1983, 927)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.102 - Abolishment of doctrine of destructibility of contingent remainders.

A contingent remainder is not destroyed by the termination of the preceding estate before the satisfaction of the condition upon which the remainder is contingent. If the condition is subsequently satisfied, the remainder takes effect in the same manner as a springing or shifting executory interest. The purpose of this section is to abolish the doctrine of the destructibility of contingent remainders.
(Added to NRS by 1983, 928)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.103 - Short title; uniformity of application and construction.

NRS 111.103 to 111.1039, inclusive:
1. May be cited as the Uniform Statutory Rule Against Perpetuities; and
2. Must be applied and construed to effectuate their general purpose to make uniform the law with respect to their subject among states enacting the Uniform Statutory Rule Against Perpetuities.
(Added to NRS by 1983, 928; A 1987, 64)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.1031 - Statutory rule against perpetuities.

1. A nonvested property interest is invalid unless:
(a) When the interest is created, it is certain to vest or terminate no later than 21 years after the death of a natural person then alive; or
(b) The interest either vests or terminates within 365 years after its creation.
2. A general power of appointment not presently exercisable because of a condition precedent is invalid unless:
(a) When the power is created, the condition precedent is certain to be satisfied or become impossible to satisfy no later than 21 years after the death of a natural person then alive; or
(b) The condition precedent either is satisfied or becomes impossible to satisfy within 365 years after its creation.
3. A nongeneral power of appointment or a general testamentary power of appointment is invalid unless:
(a) When the power is created, it is certain to be irrevocably exercised or otherwise to terminate no later than 21 years after the death of a natural person then alive; or
(b) The power is irrevocably exercised or otherwise terminates within 365 years after its creation.
4. In determining whether a nonvested property interest or a power of appointment is valid under paragraph (a) of subsection 1, paragraph (a) of subsection 2 or paragraph (a) of subsection 3, the possibility that a child will be born to a person after his or her death is disregarded.
(Added to NRS by 1987, 62; A 1991, 116; 2005, 537, 959; 2019, 1846)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.1033 - When nonvested property interest or power of appointment created.

1. Except as provided in subsections 2 and 3 and in subsection 1 of NRS 111.1039, the time of creation of a nonvested property interest or a power of appointment is determined under general principles of property law.
2. For purposes of NRS 111.103 to 111.1039, inclusive, if there is a person who alone can exercise a power created by a governing instrument to become the unqualified beneficial owner of:
(a) A nonvested property interest; or
(b) A property interest subject to a power of appointment described in subsection 2 or 3 of NRS 111.1031,
the nonvested property interest or power of appointment is created when the power to become the unqualified beneficial owner terminates. For purposes of NRS 111.103 to 111.1039, inclusive, a joint power with respect to community property held by persons married to each other is a power exercisable by one person alone.
3. For purposes of NRS 111.103 to 111.1039, inclusive, a nonvested property interest or a power of appointment arising from a transfer of property to a previously funded trust or other existing property arrangement is created when the nonvested property interest or power of appointment in the original contribution was created.
(Added to NRS by 1987, 63)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.1035 - Reformation.

Upon the petition of an interested person, a court shall reform a disposition in the manner that most closely approximates the transferor’s manifested plan of distribution and is within the 365 years allowed by paragraph (b) of subsection 1, paragraph (b) of subsection 2 or paragraph (b) of subsection 3 of NRS 111.1031 if:
1. A nonvested property interest or a power of appointment becomes invalid under NRS 111.1031;
2. A class gift is not but might become invalid under NRS 111.1031 and the time has arrived when the share of any class member is to take effect in possession or enjoyment; or
3. A nonvested property interest that is not validated by paragraph (a) of subsection 1 of NRS 111.1031 can vest but not within 365 years after its creation.
(Added to NRS by 1987, 63; A 2005, 538, 960)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.1037 - Exclusions from statutory rule against perpetuities.

NRS 111.1031 does not apply to:
1. A nonvested property interest or a power of appointment arising out of a nondonative transfer, except a nonvested property interest or a power of appointment arising out of:
(a) A premarital or postmarital agreement;
(b) A separation or divorce settlement;
(c) A spouse’s election;
(d) A similar arrangement arising out of a prospective, existing or previous marital relationship between the parties;
(e) A contract to make or not to revoke a will or trust;
(f) A contract to exercise or not to exercise a power of appointment;
(g) A transfer in satisfaction of a duty of support; or
(h) A reciprocal transfer;
2. A fiduciary’s power relating to the administration or management of assets, including the power of a fiduciary to sell, lease or mortgage property, and the power of a fiduciary to determine principal and income;
3. A power to appoint a fiduciary;
4. A discretionary power of a trustee to distribute principal before termination of a trust to a beneficiary having an indefeasibly vested interest in the income and principal;
5. A nonvested property interest held by a charity, government, or governmental agency or subdivision, if the nonvested property interest is preceded by an interest held by another charity, government, or governmental agency or subdivision;
6. A property interest in or a power of appointment with respect to a trust or other property arrangement if such a trust or other property arrangement:
(a) Was established for eleemosynary purposes; and
(b) As set forth in the terms of such trust or other property arrangement, is to continue for an indefinite or unlimited period;
7. A nonvested property interest in or a power of appointment with respect to a trust or other property arrangement forming part of a pension, profit-sharing, stock bonus, health, disability, death benefit, income deferral, or other current or deferred benefit plan for one or more employees, independent contractors, or their beneficiaries or spouses, to which contributions are made for the purpose of distributing to or for the benefit of the participants or their beneficiaries or spouses the property, income or principal in the trust or other property arrangement, except a nonvested property interest or a power of appointment that is created by an election of a participant or a beneficiary or spouse; or
8. A property interest, power of appointment or arrangement that was not subject to the common-law rule against perpetuities or is expressly excluded by another statute of this state.
(Added to NRS by 1987, 63; A 2019, 1846)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.1039 - Prospective application.

1. Except as extended by subsection 2, NRS 111.103 to 111.1037, inclusive, apply to a nonvested property interest or a power of appointment that is created on or after July 1, 1987. For purposes of this section only, a nonvested property interest or a power of appointment created by the exercise of a power of appointment is created when the power is irrevocably exercised or when a revocable exercise becomes irrevocable.
2. With respect to a nonvested property interest or a power of appointment that was created before July 1, 1987, and that violates the rule against perpetuities as that rule existed before that date, a court, upon the petition of an interested person, may exercise its equitable power to reform the disposition in the manner that most closely approximates the transferor’s manifested plan of distribution and is within the limits of the rule against perpetuities applicable when the nonvested property interest or power of appointment was created.
(Added to NRS by 1987, 64)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.105 - Conveyances by deed.

Conveyances of lands, or of any estate or interest therein, may be made by deed, signed by the person from whom the estate or interest is intended to pass, being of lawful age, or by the person’s lawful agent or attorney, and acknowledged or proved, and recorded, as directed in this chapter.
[1:9:1861; B § 228; BH § 2569; C § 2639; RL § 1017; NCL § 1475]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.115 - Proof of execution of conveyance.

The proof of the execution of any conveyance, whereby any real property is conveyed, or may be affected, shall be:
1. By the testimony of a subscribing witness; or
2. When all the subscribing witnesses are dead, or cannot be had, by evidence of the handwriting of the party, and of at least one subscribing witness, given by a credible witness to each signature.
[10:9:1861; B § 238; BH § 2579; C § 2649; RL § 1027; NCL § 1485]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.120 - Conditions necessary before proof by subscribing witness can be taken.

No proof by a subscribing witness shall be taken unless the witness shall be personally known to the person taking the proof to be the person whose name is subscribed to the conveyance as witness thereto, or shall be proved to be such by the oath or affirmation of a credible witness.
[11:9:1861; B § 239; BH § 2580; C § 2650; RL § 1028; NCL § 1486]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.125 - Proof required from subscribing witnesses.

No certificate of proof shall be granted unless subscribing witnesses shall prove:
1. That the person whose name is subscribed thereto as a party is the person described in, and who executed the same.
2. That such person executed the conveyance.
3. That such witness subscribed his or her name thereto as a witness thereof.
[12:9:1861; B § 240; BH § 2581; C § 2651; RL § 1029; NCL § 1487]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.130 - Contents of certificate of proof.

The certificate of proof shall set forth the following matters:
1. The fact that the subscribing witness was personally known to the person granting the certificate to be the person whose name is subscribed to such conveyance as a witness thereto, or was proved to be such by oath or affirmation of a witness, whose name shall be inserted in the certificate.
2. The proof given by such witness of the execution of such conveyance, and of the fact that the person whose name is subscribed to such conveyance as a party thereto is the person who executed the same, and that such witness subscribed his or her name to such conveyance as a witness thereof.
[13:9:1861; B § 241; BH § 2582; C § 2652; RL § 1030; NCL § 1488]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.135 - When proof by evidence of handwriting may be taken.

No proof by evidence of the handwriting of the party, and of a subscribing witness, shall be taken, unless the person taking the same shall be satisfied that all the subscribing witnesses to the conveyance are dead, or cannot be had to prove the execution thereof.
[14:9:1861; B § 242; BH § 2583; C § 2653; RL § 1031; NCL § 1489]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.140 - Statements of witnesses under oath before certificate granted.

No certificate of any such proof shall be granted unless:
1. A competent and credible witness shall state, on oath or affirmation, that the witness personally knew the person whose name is subscribed thereto as a party, well knew the person’s signature (stating his or her means of knowledge), and believes the name of the person subscribed thereto as a party was subscribed by such person.
2. A competent and credible witness shall, in like manner, state that the witness personally knew the person whose name is subscribed to such conveyance as a witness, well knew the person’s signature (stating his or her means of knowledge), and believes the name subscribed thereto as a witness was thereto subscribed by such person.
[15:9:1861; B § 243; BH § 2584; C § 2654; RL § 1032; NCL § 1490]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.145 - Witnesses to conveyance may be subpoenaed.

Upon the application of any grantee in any conveyance required by this chapter to be recorded, or by any person claiming under such grantee, verified under the oath of the applicant, that any witness to such conveyance, residing in the county where such application is made, refuses to appear and testify touching the execution thereof, and that such conveyance cannot be proved without the evidence of the witness, any person authorized to take the acknowledgment or proof of such conveyance may issue a subpoena requiring such witness to appear before such person and testify touching the execution thereof.
[16:9:1861; B § 244; BH § 2585; C § 2655; RL § 1033; NCL § 1491]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.150 - Penalty for failure of witness to appear when subpoenaed.

1. Every person who, being served with a subpoena, shall, without reasonable cause, refuse or neglect to appear, or appearing shall refuse to answer upon oath touching the matters stated in NRS 111.145:
(a) Shall be liable to the party injured in the sum of $100, and for such damages as may be sustained by the party injured on account of such neglect or refusal; and
(b) May be committed to jail by the judge of some court of record, there to remain, without bail, until the person shall submit to answer upon oath as stated aforesaid.
2. No person shall be required to attend who resides out of the county in which the proof is to be taken, nor unless the person’s reasonable expenses shall have been first tendered to the person.
[17:9:1861; B § 245; BH § 2586; C § 2656; RL § 1034; NCL § 1492]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.155 - Conveyance acknowledged or proved may be read in evidence.

Every conveyance, or other instrument, conveying or affecting real property, which shall be acknowledged, or proved and certified, as prescribed in this chapter, may, together with the certificate of acknowledgment, or proof, be read in evidence without further proof.
[29:9:1861; B § 257; BH § 2598; C § 2668; RL § 1043; NCL § 1501]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.160 - After-acquired title passes to grantee.

If any person shall convey any real property, by conveyance purporting to convey the same in fee simple absolute, and shall not at the time of such conveyance have the legal estate in such real property but shall afterward acquire the same, the legal estate subsequently acquired shall immediately pass to the grantee, and such conveyance shall be valid as if such legal estate had been in the grantor at the time of the conveyance.
[33:9:1861; B § 261; BH § 2602; C § 2672; RL § 1047; NCL § 1505]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.165 - Adverse possession does not prevent sale and conveyance.

Any person claiming title to any real property may, notwithstanding there may be an adverse possession thereof, sell and convey his or her interest therein in the same manner and with the same effect as if the person was in actual possession thereof.
[34:9:1861; B § 262; BH § 2603; C § 2673; RL § 1048; NCL § 1506]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.167 - Presumption of conveyance with land: Water rights, permits, certificates and applications appurtenant to land.

Unless the deed conveying land specifically provides otherwise, all:
1. Applications and permits to appropriate any of the public waters;
2. Certificates of appropriation;
3. Adjudicated or unadjudicated water rights; and
4. Applications or permits to change the place of diversion, manner of use or place of use of water,
which are appurtenant to the land are presumed to be conveyed with the land.
(Added to NRS by 1995, 438)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.170 - Construction of words "grant, bargain and sell" in conveyances; suit upon covenants.

1. The words "grant, bargain and sell" in all conveyances made after December 2, 1861, in and by which any estate of inheritance or fee simple is to be passed, shall, unless restrained by express terms contained in such conveyances, be construed to be the following express covenants, and none other, on the part of the grantor, for the grantor and the heirs of the grantor to the grantee, the heirs of the grantee, and assigns:
(a) That previous to the time of the execution of the conveyance the grantor has not conveyed the same real property, or any right, title, or interest therein, to any person other than the grantee.
(b) That the real property is, at the time of the execution of the conveyance, free from encumbrances, done, made or suffered by the grantor, or any person claiming under the grantor.
2. Such covenants may be sued upon in the same manner as if they had been expressly inserted in the conveyance.
[49:9:1861; B § 277; BH § 2618; C § 2688; RL § 1063; NCL § 1521]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.175 - Conveyances made to defraud prior or subsequent purchasers are void.

Every conveyance of any estate, or interest in lands, or the rents and profits of lands, and every charge upon lands, or upon the rents and profits thereof, made and created with the intent to defraud prior or subsequent purchasers for a valuable consideration of the same lands, rents or profits, as against such purchasers, shall be void.
[50:9:1861; B § 278; BH § 2619; C § 2689; RL § 1064; NCL § 1522]—(NRS R 1959, 418; reenacted 1960, 324)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.180 - Bona fide purchaser: Conveyance not deemed fraudulent in favor of bona fide purchaser unless subsequent purchaser had actual knowledge, constructive notice or reasonable cause to know of fraud.

1. Any purchaser who purchases an estate or interest in any real property in good faith and for valuable consideration and who does not have actual knowledge, constructive notice of, or reasonable cause to know that there exists a defect in, or adverse rights, title or interest to, the real property is a bona fide purchaser.
2. No conveyance of an estate or interest in real property, or charge upon real property, shall be deemed fraudulent in favor of a bona fide purchaser unless it appears that the subsequent purchaser in such conveyance, or person to be benefited by such charge, had actual knowledge, constructive notice or reasonable cause to know of the fraud intended.
[51:9:1861; B § 279; BH § 2620; C § 2690; RL § 1065; NCL § 1523]—(NRS R 1959, 418; reenacted 1960, 324; A 2013, 2173)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.185 - Power of revocation at will.

Every conveyance or charge of or upon any estate or interest in lands, containing any provision for the revocation, determination or alteration of such estate or interest, or any part thereof, at the will of the grantor, shall be void, as against subsequent purchasers from the grantor for a valuable consideration, of any estate or interest, so liable to be revoked or determined, although the same be not directly revoked, determined or altered by the grantor, by virtue of the power reserved, or expressed in such prior conveyance or charge.
[52:9:1861; B § 280; BH § 2621; C § 2691; RL § 1066; NCL § 1524]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.190 - Revocation and reconveyance.

Where a power to revoke a conveyance of lands, or the rents and profits thereof, and to reconvey the same, shall be given to any person other than the grantor in such conveyance, and such person shall thereafter convey the same lands, rents or profits to a purchaser for a valuable consideration, such subsequent conveyance shall be valid in the same manner, and to the same extent, as if the power of revocation were recited therein, and the intent to revoke the former conveyance expressly declared.
[53:9:1861; B § 281; BH § 2622; C § 2692; RL § 1067; NCL § 1525]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.195 - Effect of conveyance made before power of revocation can be exercised.

If a conveyance to a purchaser, under either NRS 111.185 or 111.190, shall be made before the person making the same shall be entitled to execute his or her power of revocation, it shall, nevertheless, be valid from the time the power of revocation shall actually vest in such person, in the same manner, and to the same extent, as if then made.
[54:9:1861; B § 282; BH § 2623; C § 2693; RL § 1068; NCL § 1526]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.200 - Limitations on terms of leases.

1. No agricultural or grazing lands within the state shall hereafter be conveyed for agricultural or grazing purposes by lease or otherwise, except in fee and perpetual succession, for a longer period than 25 years.
2. No other lands or real property shall be so conveyed for a longer period than 99 years.
3. All leases hereafter made contrary to the provisions of this chapter shall be void as to any periods of time in excess of those enumerated in subsections 1 and 2.
[78:9:1861; A 1923, 314; 1929, 364; 1951, 237]—(NRS A 1959, 96; 1963, 60)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.205 - No estate created in land unless by operation of law or written conveyance; leases for terms not exceeding 1 year.

1. No estate or interest in lands, other than for leases for a term not exceeding 1 year, nor any trust or power over or concerning lands, or in any manner relating thereto, shall be created, granted, assigned, surrendered or declared after December 2, 1861, unless by act or operation of law, or by deed or conveyance, in writing, subscribed by the party creating, granting, assigning, surrendering or declaring the same, or by the party’s lawful agent thereunto authorized in writing.
2. Subsection 1 shall not be construed to affect in any manner the power of a testator in the disposition of the testator’s real property by a last will and testament, nor to prevent any trust from arising or being extinguished by implication or operation of law.
[55:9:1861; B § 283; BH § 2624; C § 2694; RL § 1069; NCL § 1527] + [56:9:1861; B § 284; BH § 2625; C § 2695; RL § 1070; NCL § 1528]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.210 - Contracts for sale or lease of land for periods in excess of 1 year void unless in writing.

1. Every contract for the leasing for a longer period than 1 year, or for the sale of any lands, or any interest in lands, shall be void unless the contract, or some note or memorandum thereof, expressing the consideration, be in writing, and be subscribed by the party by whom the lease or sale is to be made.
2. Every instrument required to be subscribed by any person under subsection 1 may be subscribed by the agent of the party lawfully authorized.
[57:9:1861; B § 285; BH § 2626; C § 2696; RL § 1071; NCL § 1529] + [58:9:1861; B § 286; BH § 2627; C § 2697; RL § 1072; NCL § 1530]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.220 - Agreements not in writing: When void.

In the following cases every agreement is void, unless the agreement, or some note or memorandum thereof expressing the consideration, is in writing, and subscribed by the person charged therewith:
1. Every agreement that, by the terms, is not to be performed within 1 year from the making thereof.
2. Every special promise to answer for the debt, default or miscarriage of another.
3. Every promise or undertaking made upon consideration of marriage, except mutual promises to marry.
4. Every promise or commitment to loan money or to grant or extend credit in an original principal amount of at least $100,000 made by a person engaged in the business of lending money or extending credit.
5. Every promise or commitment to pay a fee for obtaining a loan of money or an extension of credit for another person if the fee is $1,000 or more.
[61:9:1861; B § 289; BH § 2630; C § 2700; RL § 1075; NCL § 1533]—(NRS A 1989, 285)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.235 - Grants and assignments of existing trusts to be in writing or are void.

Every grant or assignment of any existing trust in lands, goods or things in action, unless the same shall be in writing, subscribed by the person making the same, or by his or her agent lawfully authorized, shall be void.
[70:9:1861; B § 298; BH § 2639; C § 2709; RL § 1084; NCL § 1541]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.2375 - Restrictive covenant modification form.

1. The Real Estate Division of the Department of Business and Industry shall:
(a) Solicit recommendations from the county recorder of each county concerning the design and contents of a restrictive covenant modification form that may be used for the purpose of redacting and removing a discriminatory restriction pursuant to NRS 111.237.
(b) Prescribe such a form after considering all recommendations solicited pursuant to paragraph (a).
2. The form must be made available, free of charge:
(a) By the Real Estate Division at its principal office designated pursuant to NRS 645.170 and at each branch office established pursuant to NRS 645.170 and on any Internet website maintained by the Division; and
(b) By the county recorder at the office of the county recorder and on any Internet website maintained by the county recorder in his or her official capacity.
(Added to NRS by 2019, 373; A 2023, 2793)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.238 - Prohibition on display of flag of the United States on property.

1. Except as otherwise provided in subsection 2, any covenant, condition or restriction contained in a deed, contract or other legal instrument which affects the transfer, sale or any other interest in real property that prohibits the owner of the property from engaging in the display of the flag of the United States on his or her property is void and unenforceable.
2. The provisions of this section do not apply to the display of the flag of the United States for commercial advertising purposes.
3. In any action commenced to enforce the provisions of this section, the prevailing party is entitled to recover reasonable attorney’s fees and costs.
4. As used in this section, "display of the flag of the United States" means a flag of the United States that is:
(a) Made of cloth, fabric or paper;
(b) Displayed from a pole or staff or in a window; and
(c) Displayed in a manner that is consistent with 4 U.S.C. chapter 1.
The term does not include a depiction or emblem of the flag of the United States that is made of balloons, flora, lights, paint, paving materials, roofing, siding or any other similar building, decorative or landscaping component.
(Added to NRS by 2003, 2966)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.239 - Prohibition or restriction on use of system for obtaining solar energy on property.

1. Any covenant, restriction or condition contained in a deed, contract or other legal instrument which affects the transfer or sale of, or any other interest in, real property and which prohibits or unreasonably restricts or has the effect of prohibiting or unreasonably restricting the owner of the property from using a system for obtaining solar energy on his or her property is void and unenforceable.
2. For the purposes of this section, the following shall be deemed to be unreasonable restrictions:
(a) The placing of a restriction or requirement on the use of a system for obtaining solar energy which decreases the efficiency or performance of the system by more than 10 percent of the amount that was originally specified for the system, as determined by the Director of the Office of Energy, and which does not allow for the use of an alternative system at a substantially comparable cost and with substantially comparable efficiency and performance.
(b) The prohibition of a system for obtaining solar energy that uses components painted with black solar glazing.
(Added to NRS by 1995, 1105; A 2005, 1819; 2009, 1598)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.2395 - Prohibition or restriction on use of system for obtaining wind energy on property; exceptions.

1. Except as otherwise provided in subsection 2, any covenant, restriction or condition contained in a deed, contract or other legal instrument which affects the transfer or sale of, or any other interest in, real property and which prohibits or unreasonably restricts the owner of the property from using a system for obtaining wind energy on his or her property is void and unenforceable.
2. The provisions of subsection 1 do not prohibit a reasonable restriction or requirement:
(a) Imposed pursuant to a determination by the Federal Aviation Administration that the installation of the system for obtaining wind energy would create a hazard to air navigation; or
(b) Relating to the height, noise or safety of a system for obtaining wind energy.
3. For the purposes of this section, "unreasonably restricts the owner of the property from using a system for obtaining wind energy" includes the placing of a restriction or requirement on the use of a system for obtaining wind energy which significantly decreases the efficiency or performance of the system and which does not allow for the use of an alternative system at a substantially comparable cost and with substantially comparable efficiency and performance.
(Added to NRS by 2009, 1597)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.240 - Acknowledgment of conveyances.

Every conveyance in writing whereby any real property is conveyed or may be affected must be acknowledged or proved and certified in the manner provided in this chapter and in NRS 240.161 to 240.169, inclusive.
[3:9:1861; B § 230; BH § 2571; C § 2641; RL § 1019; NCL § 1477]—(NRS A 1993, 204)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.265 - Persons authorized to take acknowledgment or proof within State.

The proof or acknowledgment of every conveyance affecting any real property, if acknowledged or proved within this State, must be taken by one of the following persons:
1. A judge or a clerk of a court having a seal.
2. A notary public.
3. A justice of the peace.
[Part 4:9:1861; A 1867, 103; B § 231; BH § 2572; C § 2642; RL § 1020; NCL § 1478]—(NRS A 1985, 1209; 1987, 123)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.310 - Instruments entitled to recordation; patents need not be acknowledged.

1. Except as otherwise provided in NRS 111.312, a certificate of the acknowledgment of any conveyance or other instrument in any way affecting the title to real or personal property, or the proof of the execution thereof, as provided in this chapter, signed by the person taking the same, and under the seal or stamp of that person, if the person is required by law to have a seal or stamp, entitles the conveyance or instrument, with the certificate or certificates, to be recorded in the office of the recorder of any county in this state.
2. Any state or United States contract or patent for land may be recorded without any acknowledgment or proof.
[18:9:1861; A 1909, 270; RL § 1035; NCL § 1493]—(NRS A 1969, 491; 1989, 1645)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.311 - Conveyance of real property pursuant to agreement for deed in lieu of foreclosure must be recorded by deed; civil liability for failure to record deed.

1. After the conveyance of real property pursuant to an agreement for a deed in lieu of a foreclosure sale, the grantee shall, within 30 days after the date of the conveyance, record the conveyance by recording a deed in the office of the county recorder of the county in which the property is located.
2. If the grantee fails to record a deed pursuant to subsection 1, the grantee is liable in a civil action:
(a) To a grantor of the deed in lieu of foreclosure or any party that is a senior lienholder against the property that is the subject of the sale in a sum of up to $500 and for reasonable attorney’s fees and the costs of bringing the action; and
(b) For any actual damages caused by the failure to comply with the provisions of subsection 1 and for reasonable attorney’s fees and the costs of bringing the action.
(Added to NRS by 2015, 475)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.312 - Requirements for recording certain documents relating to real property.

1. The county recorder shall not record with respect to real property, a notice of completion, a declaration of homestead, a restrictive covenant modification form, a restrictive covenant modification document, a lien or notice of lien, an affidavit of death, a mortgage or deed of trust, any conveyance of real property or instrument in writing setting forth an agreement to convey real property or a notice pursuant to NRS 111.3655 unless the document being recorded contains:
(a) The mailing address of the grantee or, if there is no grantee, the mailing address of the person who is requesting the recording of the document; and
(b) Except as otherwise provided in subsection 2, the assessor’s parcel number of the property at the top left corner of the first page of the document, if the county assessor has assigned a parcel number to the property. The parcel number must comply with the current system for numbering parcels used by the county assessor’s office. The county recorder is not required to verify that the assessor’s parcel number is correct.
2. Any document relating exclusively to the transfer of water rights may be recorded without containing the assessor’s parcel number of the property.
3. The county recorder shall not record with respect to real property any deed, including, without limitation:
(a) A grant, bargain and sale deed;
(b) Quitclaim deed;
(c) Warranty deed; or
(d) Trustee’s deed upon sale,
unless the document being recorded contains the name and address of the person to whom a statement of the taxes assessed on the real property is to be mailed.
4. The assessor’s parcel number shall not be deemed to be a complete legal description of the real property conveyed.
5. Except as otherwise provided in subsection 6, if a document that is being recorded includes a legal description of real property that is provided in metes and bounds, the document must include the name and mailing address of the person who prepared the legal description. The county recorder is not required to verify the accuracy of the name and mailing address of such a person.
6. If a document including the same legal description described in subsection 5 previously has been recorded, the document must include all information necessary to identify and locate the previous recording, but the name and mailing address of the person who prepared the legal description is not required for the document to be recorded. The county recorder is not required to verify the accuracy of the information concerning the previous recording.
(Added to NRS by 1989, 1645; A 1999, 885; 2001, 478, 1558, 1754; 2003, 53, 55, 2781, 3190; 2017, 3032; 2019, 375, 1376; 2023, 2793)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.315 - Recording of conveyances and instruments: Notice to third persons.

Every conveyance of real property, and every instrument of writing setting forth an agreement to convey any real property, or whereby any real property may be affected, proved, acknowledged and certified in the manner prescribed in this chapter, to operate as notice to third persons, shall be recorded in the office of the recorder of the county in which the real property is situated or to the extent permitted by NRS 105.010 to 105.080, inclusive, in the Office of the Secretary of State, but shall be valid and binding between the parties thereto without such record.
[24:9:1861; B § 252; BH § 2593; C § 2663; RL § 1038; NCL § 1496]—(NRS A 1995, 891)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.320 - Filing of conveyances or other instruments is notice to all persons: Effect on subsequent purchasers and mortgagees.

Every such conveyance or instrument of writing, acknowledged or proved and certified, and recorded in the manner prescribed in this chapter or in NRS 105.010 to 105.080, inclusive, must from the time of filing the same with the Secretary of State or recorder for record, impart notice to all persons of the contents thereof; and subsequent purchasers and mortgagees shall be deemed to purchase and take with notice.
[25:9:1861; B § 253; BH § 2594; C § 2664; RL § 1039; NCL § 1497]—(NRS A 1995, 891)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.325 - Unrecorded conveyances void as against subsequent bona fide purchaser for value when conveyance recorded.

Every conveyance of real property within this State hereafter made, which shall not be recorded as provided in this chapter, shall be void as against any subsequent purchaser, in good faith and for a valuable consideration, of the same real property, or any portion thereof, where his or her own conveyance shall be first duly recorded.
[26:9:1861; A 1935, 34; 1931 NCL § 1498]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.340 - Certificate of acknowledgment and record may be rebutted.

Neither the certificate of the acknowledgment nor of the proof of any conveyance or instrument, nor the record, nor the transcript of the record, of such conveyance or instrument, shall be conclusive, but the same may be rebutted.
[31:9:1861; B § 259; BH § 2600; C § 2670; RL § 1045; NCL § 1503]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.345 - Proof taken upon oath of incompetent witness: Instrument not admissible until established by competent proof.

If the party contesting the proof of any conveyance or instrument shall make it appear that any such proof was taken upon the oath of an incompetent witness, neither such conveyance or instrument, nor the record thereof, shall be received in evidence, until established by other competent proof.
[32:9:1861; B § 260; BH § 2601; C § 2671; RL § 1046; NCL § 1504]
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.347 - Recording defective instrument: Notice to subsequent purchasers; admissibility in evidence.

Any instrument affecting the title to real property, 3 years after the instrument has been copied into the proper book of record kept in the office of any county recorder, imparts notice of its contents to subsequent purchasers and encumbrancers, notwithstanding any defect, omission or informality in the execution of the instrument, or in the certificate of acknowledgment thereof, or the absence of any such certificate; but nothing herein affects the rights of purchasers or encumbrancers previous to March 27, 1935. When such copying in the proper book of record occurred within 5 years prior to the trial of an action, the instrument is not admissible in evidence unless it is first shown that the original instrument was genuine.
(Added to NRS by 1971, 803)
2023 Nevada Revised Statutes › Chapter 111 - Estates in Property; Conveyancing and Recording › NRS 111.350 - Conveyances or other instruments recorded before December 17, 1862: Notice to subsequent purchasers; certified copies as evidence.

1. All instruments of writing copied into the proper books of record of the offices of the county recorders of the several counties of the Territory of Nevada prior to December 17, 1862, shall, after December 17, 1862, be deemed to impart to subsequent purchasers and encumbrancers, and all other persons whomsoever, notice of all deeds, mortgages, powers of attorney, contracts, conveyances or other instruments, notwithstanding any defect, omission or informality existing in the execution, acknowledgment or certificate of recording the same.
2. Nothing contained in this section shall be construed to affect any rights acquired prior to December 17, 1862, in the hands of subsequent grantees or assignees.
3. Certified copies of such instruments as are embraced in subsection 1 may be read in evidence under the same circumstances and rules as are now or may hereafter be provided by law for using copies of instruments duly executed and recorded. Proof shall be first made that the instruments, copies of which it is proposed to use, were genuine instruments and were in truth executed by the grantor or grantors therein named.
[1:32:1862; B § 311; BH § 2648; C § 2718; RL § 1093; NCL § 1551] + [2:32:1862; B § 312; BH § 2649; C § 2719; RL § 1094; NCL § 1552]