Opinion ID: 2109859
Heading Depth: 1
Heading Rank: 3

Heading: The marketability of title

Text: Mr. Preissman makes much of what he conceives to be possible defects in the title to the McCulloh Street leasehold. As we have pointed out, he lacks the standing under Art. 93 to rely on the alleged irregularities in the orphans' court proceeding. We have considered all of the other alleged title defects, including the assertion that the leasehold was subject to an unpaid judgment for $152.00, which certainly could be satisfied at settlement, as well as the allegation that Herbert Green and Bessie Green were not husband and wife at the time they acquired the property in 1963. It is clearly the law that had this been the case, they would have taken as joint tenants and that title would have vested in Green as surviving joint tenant, Michael v. Lucas, 152 Md. 512, 137 A. 287 (1927). What Mr. Preissman overlooks is that an action for specific performance is a classic manner in which a determination can be made whether the supposed title defects are such as to produce a bona fide hesitation in a reasonable man not based on captious, frivolous or astute niceties, Berlin v. Caplan, 211 Md. 333, 343, 127 A.2d 512 (1956), that is, whether the doubt is a reasonable one, Styers v. Dickey, 261 Md. 225, 231, 274 A.2d 374 (1971). We perceive nothing here to justify his apprehensions. In passing, we are constrained to point out that Mr. Preissman is not entitled to demand from an executor or trustee a deed containing a covenant of special warranty because executors and trustees can convey no better title than they have, and are without power in their representative capacity to bind the estate, Sumner v. Williams, 8 Mass. 162 (1811); 3 American Law of Property § 13.6 b, at 509 (1952) and under some circumstances may not even be held on a warranty which purports to be personal, Boyle v. Rider, 136 Md. 286, 301, 110 A. 524 (1920); Glenn v. Allison, 58 Md. 527, 529 (1882); Rawle, Covenants for Title 418-19 (1852); 34 C.J.S. Executors and Administrators § 641, at 617, § 642, at 618, § 652, at 629 (1942), and compare Code (1957, 1966 Repl. Vol.) Art. 21, § 75. Executor's deed and Art. 21, § 73. Trustee's deed under a decree with Art. 21, § 88. Effect of special warranty. Decree affirmed, costs to be paid by appellant.