Opinion ID: 2517774
Heading Depth: 1
Heading Rank: 3

Heading: joint tenancy property and the common law

Text: ¶ 11 The principal characteristic of joint tenancy property is the right of survivorship in the joint tenants. Casey v. Casey, 2005 OK 13, ¶ 8, 109 P.3d 345, 348, citing Estate of MacFarline, 2000 OK 87, ¶¶ 16-17, n. 5, 14 P.3d 551, 558. Unity of time, title, interest, and possession are requisites for creation of a joint tenancy. Clovis v. Clovis, 1969 OK 170, 460 P.2d 878. A joint tenancy creates a present estate which, absent severance during the life of the joint tenants, assures the surviving tenant absolute ownership of the whole subject matter of the joint tenancy. Id., at 882. Joint tenancy property passes by operation of law to the surviving joint tenants at the instant of the joint tenant's death. Casey v. Casey, 2005 OK 13, ¶ 8, 109 P.3d 345, 348, citing Bleakley v. Bowlby, 1976 OK 158, 557 P.2d 894, 897; Littlefield v. Roberts, 1968 OK 180, 448 P.2d 851, 855. It does not become part of the deceased joint tenant's estate. See Casey v. Casey, 2005 OK 13, 109 P.3d 345, citing In re Estate of MacFarline, 2000 OK 87, ¶ 16, 14 P.3d 551, 558. The title of the deceased joint tenant terminates and vests eo instanti (i.e.immediately) in the survivor. Because joint tenants are seized of the whole while alive, the survivor's interest is simply a continuation, or extension, of his/her existing interest. In re Estate of MacFarline, 2000 OK 87, ¶ 16, n. 5, 14 P.3d 551, 558, citing Clovis v. Clovis, 1969 OK 170, 460 P.2d 878, 881. ¶ 12 We note the above cited statute, 60 O.S.2001 § 74, pertaining to the creation and severance of joint tenancies, was enacted in 1945 and did not include the term survivorship. This Court held in Raney v. Diehl, 1971 OK 28, 482 P.2d 585, that joint tenancy had a well-defined meaning at common law which included the distinguishing characteristic of survivorship. We held that [s]ince the legislature neither defined the term nor used language indicating contrary intent, it was to be presumed the term was used in the technical common law sense. Raney v. Diehl, 1971 OK 28, ¶ 15, 482 P.2d 585, 590 [emphasis added] [citation omitted]. ¶ 13 The common law, as modified by constitutional and statutory law, judicial decisions and the conditions and wants of the people, remains in force in aid of the general statutes in Oklahoma. See 12 O.S.2001 § 2. [8] See gen., U.S. Mortgage v. Laubach, 2003 OK 67, 73 P.3d 887, in which this Court discussed the dormancy period for judgments and the life of the liens which secure them. In noting that judgment liens remain valid only as long as the obligations they secure, we recognized [t]he lien expires by operation of the common-law rule that the lien ceases to operate when the obligation it secures is extinguished. Laubach, 2003 OK 67, ¶ 18, 73 P.3d 887, 896-97, n. 35. [citations omitted]. ¶ 14 The common law may not be abrogated by implication; instead, its alteration must be explicitly expressed. See Brown v. Founders Bank and Trust Company, 1994 OK 130, ¶ 15, 890 P.2d 855, 863; Greenberg v. Wolfberg, 1994 OK 147, 890 P.2d 895. See also Rogers v. Meiser, 2003 OK 6, 68 P.3d 967, in which this Court held the Residential Property Condition Disclosure Act, 60 O.S.2001 §§ 831-839, did not preclude a claim for common law fraud, despite the Act's stated purpose of limiting the buyer's remedies and providing immunity to the seller. [9] ¶ 15 The rule that a lien on a joint tenancy interest is extinguished upon the death of the joint tenant is an accepted substantive concept of the common law. See Ladd v. State of Oklahoma, ex rel. Oklahoma Tax Commission, 1984 OK 60, 688 P.2d 59. A joint tenancy can be severed only during the lifetime of the joint tenant. Matter of Estate of Ingram, 1994 OK 51, 874 P.2d 1282, citing Littlefield v. Roberts, 1968 OK 180, 448 P.2d 851; Shackelton v. Sherrard, 1963 OK 193, 385 P.2d 898. A levy or execution destroys the joint tenancy and allows the creditor to reach the joint tenant debtor's interest. Without this severance, the creditor cannot reach the debtor's interest after his death because the surviving joint tenants take under the original grant, not from the deceased. Ladd v. State ex rel., Oklahoma Tax Commission, 1984 OK 60, ¶ 4, 688 P.2d at 61.