Opinion ID: 901858
Heading Depth: 2
Heading Rank: 2

Heading: Deeds with Limiting Language

Text: [¶ 36.] Like the deeds without limiting language, the 1890 deeds from Burger, Grenfell, and Newman give, grant, bargain, sell, convey and confirm to FEMV certain property. Also similar is the language in the habendum clauses providing that if said railroad shall not be located and graded within two years from the date hereof or if at any time after said railroad shall have been constructed, [FEMV], its successors or assigns shall abandon said road, or the route thereof shall be changed so as to not continue of said premises, the land hereby conveyed, and all rights in and to the same shall revert to the said parties of the first part their successors and assigns. The significant difference, however, is the presence of limiting language in both the granting and habendum clauses of these three deeds: for the purpose of constructing a railroad thereon and for all uses and purposes connected with the construction and use of said railroad. . . . (granting clause) and for any and all uses and purposes connected with the construction, preservation, occupation and enjoyment of said railroad (habendum clause). [¶ 37.] Although the use of provided that is indicative of a conditional estate, the language of these deeds in whole persuades us that the parties intended to convey fee simple determinable estates. Unlike the Morgan, Pettit, and Norine Deeds, these deeds do more than impose conditions subject to penalty of forfeiture for a breach. These deeds expressly limit and restrict the conveyance for the purpose of railroad use. Thus, while the deeds do not employ traditional determinable fee language (so long as, during, and while), the presence of limiting language and the clause demanding automatic reversion reflects an intent to create fee simple determinable estates. [27] See Barnes v. Winford, 833 P.2d 756, 757 (Colo.Ct.App.1991); Georgia, Ashburn, Sylvester & Camilla Ry. Co., 174 S.E.2d at 897; Reichard, 1 N.W.2d at 728-29; Oregon Dept. of Transp., 586 P.2d at 795-96. [¶ 38.] A fee simple determinable estate automatically expires upon the occurrence of the stated event, requiring no legal action to vest title in the grantors, their heirs, successors, and assigns. See Herr v. Herr, 957 A.2d 1280, 1285-87 (Pa.Super.Ct.2008). In this case, the question whether a triggering event has caused the estates to expire implicates the same review conducted on whether the condition subsequent was breached in the Morgan, Norine, and Pettit Deeds. Just as we held that the condition was breached in those deeds, we conclude that the triggering event in the Burger, Grenfell, and Newman Deeds occurred in 1970, when CNW removed all its tracks and facilities and did not again use the road for railroad purposes. The occurrence of the stated event in 1970 caused the automatic expiration of the estate, and all title and interest in the property vested in the grantors, their heirs, successors, and assigns. [28] The court did not err when it quieted title against NHRRA to this property.