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Contents
Preface	xiii
Chapter 1
INTRODUCTION TO THE LAW OF REAL PROPERTY	01
Real Property Law	02
Laws That Govern Real Property Transactions	02
Real Property Versus Personal Property	02
Physical Elements of Real Property	02
Ownership of Real Property	05
Case: Ex Parte Brown	06
Methods of Acquiring Ownership to Real Property	07
Inheritance and Devise	07
Gift	07
Contract and Sale	07
Adverse Possession	07
History of American Real Property Law	09
Modern-Day Estates in Real Property	09
Role of Legal Assistant in Real Estate Legal Practice	12
Ethics: Introduction	14
Summary	14
Key Terms	15
Review Questions	15
Case Problems	15
Practical Assignments	15
Chapter 2
CONCURRENT OWNERSHIP	17
Types of Concurrent Ownership	18
Joint Tenancy with Right of Survivorship	18
Tenancy in Common	19
Tenancy by the Entirety	21
Community Property	21
Agreements of Cotenancy	24
Checklist: Agreement of Cotenancy	24
Concurrent Ownership and the Role of the Legal Assistant	29
Other Legal Entities	30
Corporations	30
General Partnerships	30
Limited Partnerships	30
Limited Liabilities Companies	31
Ethics: Unauthorized Practice of Law	31
Summary	31
Key Terms	32
Review Questions	32
Case Problems	32
Practical Assignment	33
Addendum	33
Community Property Agreement	33
Co-ownership Chart	35
Chapter 3
SURVEYS AND LAND DESCRIPTIONS	36
The Survey	37
Preparation of Surveys and Survey Standards	38
Land Descriptions	39
Government Rectangular Survey Description	39
Platted Description	43
Metes and Bounds Description	44
Practice Tips for Reviewing a Survey	49
Ethics: Competency	51
Summary	51
Key Terms	52
Review Questions	52
Practical Assignments	52
Addendum of Sample Surveys and Legal Descriptions	52
Platted Description Survey	53
Metes and Bounds Description	54
Metes and Bounds with Use of Interior Angles	55
Metes and Bounds Survey-E. Ponce de Leon Property	56
Metes and Bounds Survey-Mohawk Trail Property	57
Metes and Bounds Survey-West Pine Valley Road	58
Metes and Bounds Survey with Legal Description-Willow Creek Property
	59
ALTA/ASCM 1999 Survey Standards	60
Survey Review Checklist	64
Chapter 4
PUBLIC REGULATION AND ENCUMBRANCES	66
Public Regulation	67
Zoning	67
Building Codes and Subdivision Regulations	68
Environmental Protection Laws	68
Case: Shackford & Gooch, Inc. et al. v. The Town of Kennebunk et al.
	69
Environmental Law on the Internet	72
Power of Eminent Domain	72
Taxation	73
Federal and State Income Tax Liens	74
Private Encumbrances	74
Judgment Liens	74
Mechanics' and Materialmen's Liens	74
Mortgages and Trust Deeds	76
Easements	76
Restrictive Covenants	76
Ethics: Abandonment of Work	76
Summary	77
Key Terms	77
Review Questions	77
Practical Assignments	77
Addendum	78
R-4 Single-Family Residential District Regulations	78
CVI Community Business District Regulations	81
Townhouse Restrictions	85
Chapter 5
EASEMENTS AND LICENSES	95
Easements	96
Creation of Easements	96
Checklist: For Preparation of an Easement	99
Case: Russakoff v. Scruggs	101
Termination of Easements	104
Licenses	104
Practice Tips for the Legal Assistant	105
Ethics: False Witness	105
Summary	106
Key Terms	106
Review Questions	106
Case Problems	107
Practical Assignments	107
Addendum: Forms and Exhibits	107
Sanitary Sewer Easement and Ingress and Egress Easement	108
An Electric Power Company Right-of-Way Easement	110
Chapter 6
CONTRACTS	112
Requirements of a Valid Contract	113
Legal Capacity to Contract	113
Mutual Agreement	116
Consideration	118
Lawful Purpose	118
Written Agreements	118
Remedies for Breach of a Real Estate Contract	119
Specific Performance	119
Money Damages	119
Rescission	120
Liquidated Damages	120
Real Estate Broker	123
Case: Southeastern Land Fund, Inc. v. Real Estate World, Inc.	121
Agency Relationship 	123
Services Provided by a Real Estate Broker	124
Listing Agreements	125
Open Listing	125
Exclusive Listing	125
Exclusive Right-to-Sell Listing	125
Real Estate Brokers and the Internet	129
Taxation and the Sale of Real Property	129
Federal Income Tax	129
Federal Income Tax on the Sale of a Home	130
Federal Income Tax on the Sale of Commercial Property	130
Summary	131
Ethics: Commingling of Client Funds	132
Key Terms	132
Review Questions	133
Case Problems	133
Practical Assignments	134
Chapter 7
PREPARATION AND REVIEW OF A REAL ESTATE CONTRACT	135
Sydney's Real Estate Contract	136
Elements in a Real Estate Contract	137
The Parties	137
Consideration	137
The Agreement	138
The Property	138
The Price	139
The Method of Payment	139
Quality of Title	141
Possession of the Property	142
Closing or Settlement	142
Closing or Settlement Documents	143
Proration, Closing Costs, and Financial Adjustments	144
Condition of the Property and Risk of Loss	145
Earnest Money	146
Brokers	147
Survival	148
Assignment of Contract	148
Time Is of the Essence	149
Warranties of the Parties	149
Contingencies	150
Definitions	151
Default	151
Notice	151
Entire Agreement	151
Applicable Law	152
Additional Provisions	152
Offer and Acceptance	152
Execution	152
Caveat Emptor and the Seller Disclosure Form	153
Special Commercial Contract Issues	154
Description of the Property	154
Representations, Warranties, and Convenants	154
Purchaser's Inspection or "Free Look"	155
Closing Documents	155
Rent Prorations	157
Lease Commissions	158
Security Deposits	159
Seller's Covenants Regarding Operation of Property	159
Hazardous Materials	160
Idemnification	160
Seller's Disclaimer of Warranty	161
Options	161
Checklist: For Preparation or Review of Commercial Real Estate Contract
	162
Contracts and Computers	165
Ethics: Illegal or Fraudulent Activity	165
Summary	166
Key Terms	166
Review Questions	166
Case Problems	166
Practical Assignments	167
Addendum	167
Purchase and Sale Agreement	169
Contract for Purchase and Sale of Large Tract of Vacant Land	174
Sellers Property Disclosure Statement	180
Contract for Purchase and Sale of Retail Shopping Center	185
Option to Purchase	201
Chapter 8
DEEDS	202
Historical Development of Deeds	203
Types of Deeds	204
General Warranty Deed	204
Limited (Special) Warranty Deed	205
Case: Lunsford v. King	206
Quitclaim Deed	206
Executors and Administrators Deeds	207
Trustee's Deeds	207
Basic Requirements of a Valid Deed	207
Written Instrument	207
Competent Grantor	208
Identity of the Grantee	208
Words of Conveyance	208
Description of the Property	208
Consideration	208
Signature of Grantor	208
Witnesses of Deeds	208
Delivery to Grantee	209
Preparation of a Valid Deed	209
Caption	209
Premises or Preamble	209
Granting Clause	209
Description	209
Habendum	209
Warranty Clause	210
Testimonium	211
Completing Sections of a Deed	211
Preamble	211
Granting Clause	212
Description	212
Testimonium	213
Practical Exercises in Deed Preparation	214
Correction of Deeds	218
Reformation and Cancellation of Deed	218
Practical Tips for the Legal Assistant	219
Grantor	220
Grantee	220
Legal Description	220
Witnessing a Deed	220
Ethics: Falsification of Documents	221
Checklist: For Preparing a Deed	221
Summary	222
Key Terms	222
Review Questions	222
Case Problems	222
Practical Assignments	223
Addendum	223
General Warranty Deed-North Carolina	224
General Warranty Deed-Texas	226
Warranty Deed (Joint Tenancy)-Illinois	228
Limited Warranty Deed-Georgia	229
Quitclaim Deed-Georgia	230
Quitclaim Deed-California	231
Executor's Deed-New York	232
Administrator's Deed-Georgia	234
Trustee Deed-Georgia	235
Chapter 9
FINANCING SOURCES IN REAL ESTATE TRANSACTIONS	236
Sources of Mortgage Loans	237
Savings and Loan Associations	237
Commercial Banks	237
Mutual Savings Banks	238
Life Insurance Companies	238
Credit Unions	238
Pension Funds	238
Mortgage Banking Companies	238
Issuers of Mortgage-Backed Bonds	239
Types of Loans	239
Conventional Loans	239
Insured or Guaranteed Loans	239
Sub-Prime L:ending	240
Private Mortgage Insurance	240
Secondary Market	241
Fannie Mae and Freddie Mac	241
Permanent and Construction Loans	241
Interest	242
Payment Plans	242
Ethics: Overbilling	244
Summary	244
Key Terms	244
Review Questions	244
Case Problems	245
Practical Assignements	245
Addendum	245
Amortization Calculator	246
Schedule of Direct Reduction Loan	247
Chapter 10
LEGAL ASPECTS OF REAL ESTATE FINANCE	259
Promissory Note	260
Endorsement	261
Payment	262
Prepayment	263
Usury	264
Execution	264
Practice Tips for the Legal Assistant	264
Guaranty	264
Case: Acord v. Jones	265
Mortgages, Deeds of Trust, and Security Deeds	266
Requirements of a Mortgage	266
Checklist: Preparation of a Note	267
Parties to a Mortgage	268
Secured Debt	268
Secured Property	269
Assignment of Mortgage	269
Transfer of Property Encumbered by a Mortgage	269
"Subject to" versus "Assumption"	270
Cancellation or Satisfaction of Mortgage	271
Second Mortgage Loans	271
Foreclosure and Other Mortgage Remedies	273
Foreclosure	273
Remedies Other Than Foreclosure	274
Waiver of Default	275
Debtor's Remedies or Defenses to Foreclosure	275
Injunction	275
Suit for Conversion	275
Bankruptcy	275
Ethics: Confidentiality of Client Information	276
Summary	277
Key Terms	277
Review Questions	278
Case Problems	278
Practical Assignments	279
Addendum	279
Fannie Mae/Freddie Mac Residential Fixed Rate Note	280
Fannie Mae/Freddie Mac Residential Adjustable Rate Note	283
Commercial Loan Note	287
Payment Guaranty	291
Florida Mortgage	293
North Carolina Deed of Trust	296
Iowa-Fannie Mae/Freddie Mac UniformInstrument	298
Georgia Commercial Deed to Secure Debt	314
Chapter 11
MORTGAGE FORMS AND PROVISIONS	317
Residential Mortgage Provisions	318
Transfer of Rights in the Property	318
Uniform Covenants	318
Nonuniform Covenants	320
Commercial Mortgage Provisions	320
Assignment of Rents and Leases	337
Security Agreement	337
Books, Records, and Financial Statements	338
Hazardous Waste	338
Nonrecourse or Exculpation Provisions	339
Miscellaneous Commercial Loan Documents	340
Security Agreement and Financing Statement	340
Assignment of Rents	342
Construction Loan Agreement	342
Role of the Legal Assistant	344
Ethics: Misrepresentation	344
Summary	345
Key Terms	345
Checklist: Preparation of a Mortgage	345
Review Questions	346
Case Problems	346
Practical Assignments	347
Addendum	347
Assignment of Leases and Rents	348
Construction and/or Development Loan Agreement	348
Chapter 12
TITLE EXAMINATIONS	357
Bona Fide Purchaser for Value Rule	358
Recording Statutes	360
Case: City of Richland Hills v. Bertelsen	361
Practice Tips for Ordering a Title Examination	362
Information Needed to Do an Examination	363
Examining Title to Real Property	364
Place to Search	364
Period of Examination	364
What to Search	364
Reviewing the Various Instruments in the Chain of Title	366
Other Things to Examine	366
Preliminary Title Report	368
Title Examination Example	368
Title Defects and Problems	370
Record Title Holder	370
Breaks in the Chain of Title	371
Errors in Prior Recorded Deeds	371
Name Variances	372
Improper and Missing Power of Attorney	372
Sales Contracts, Options, and Leases	372
Unsatisfied or Unreleased Mortgages	372
Notice of Lis Pendens	373
Easements	373
Restrictive Covenants and Conditions	373
Mechanics' and Materialmen's Liens	374
UCC Financing Statements	374
Judgment Liens	374
Tax Liens	374
Title through Estates	375
Role of a Legal Assistant and Practice Tips	376
Record Rooms Embrace New Technology	377
Ethics: Document Falsification	377
Summary	378
Key Terms	378
Checklist: Ordering or Performing a Title Examination	378
Review Questions	379
Case Problems	379
Practical Assignments	380
Chapter 13
TITLE INSURANCE	381
Owner's Policy	383
Insuring Provisions of an ALTA Owner's Policy	384
Exclusions from Coverage	385
Case: Title & Trust Company of Florida v. Barrows	386
Schedule A	388
Schedule B	390
Mortgage or Loan Policies	393
Insurance Provisions	394
Miscellaneous Provisions	395
Endorsements	396
Construction Title Insurance	397
Claims Procedures under Title Insurance Policies	397
Commitments for Title Insurance	397
Practice Tips for the Preparation and Review of a Title Insurance 
Commitment	398
Practice Tips for the Preparation and Review of a Title Insurance Policy
	399
Title Insurance and the Internet	401
Ethics: Personal Conflict of Interest	401
Summary	402
Key Terms	402
Checklist: Preparation of a Title Insurance Policy	402
Review Questions	403
Case Problems	403
Acknowledgment	404
Practical Assignment	404
Addendum	404
Owners' Policy-ALTA	405
Owner's Affidavit	411
Completed Owner's Policy of Title Insurance	412
Loan Policy	414
Zoning Endorsement	420
Comprehensive Endorsement	421
Survey Endorsement	422
Access Endorsement	423
Contiguity Endorsement	423
Usury Endorsement	424
Utility Facility Endorsement	425
Subdivision Endorsement	425
Title Commitment	426
Title Opinion	430
Title Examination Form for Practical Assignment	433
Title Commitment Forms for Practical Assignment	435
Chapter 14
REAL ESTATE CLOSINGS	438
The Environment	439
Anatomy of a Real Estate Closing	440
File Creation	441
Information Gathering	441
Reviewing the Real Estate Contract	441
Contact with Seller, Purchaser, and Broker by the Legal Assistant	442
Checklist: Closing	443
Ordering the Title Examination	446
Ordering the Survey	448
Ordering Hazard and Fire Insurance	448
Obtaining the Termite Clearance Letter or Bond	449
Reviewing the Title Examination	449
Satisfaction of Loans and Liens	449
A Legal Assistant's Review of the Mortgage Loan Commitment	451
Parties	451
Loan Amount	451
Interest Rate	451
Term of Loan	452
Repayment Terms	452
Prepayment Terms	452
Security	452
Appraisal	452
Insurance	452
Escrow	453
Title Insurance	453
Survey	453
Compliance with Law	453
Financial Documents	453
Documents	453
Defaults and Late Charges	454
Commitment Fee	454
Loan Expenses	454
Closing and Commitment Expiration Date	454
Disbursement of Loan Proceeds	454
Acceptance of a Loan Commitment	454
Assignability	454
Checklist: Loan Commitment for a Residential Loan	455
Checklist: Loan Commitment for a Commercial Loan	456
Special Provisions in a Construction Loan Commitment	461
Hazardous Waste	461
Leasehold Loans	461
The Closing and Aftermath	462
Disbursing, Recording, and Transmitting Final Documents	463
Final Closeout by the Legal Assistant	463
Checklist: Real Estate Closing	464
New Technology for Document Production	466
Ethics: Conflicts of Interest	467
Summary	467
Key Terms	468
Review Questions	468
Practical Assignments	468
Acknowledgments	468
Addendum	468
Sample Contract for Closing Checklist	469
Mortgage Loan Commitment	472
Chapter 15
GOVERNMENT REGULATION OF REAL ESTATE CLOSINGS	477
Real Estate Settlement Procedures Act	478
Transactions Subject to RESPA	478
Exemptions from RESPA	479
Required Disclosures and Prohibitions of RESPA	479
Truth-in-Lending Act	481
Disclosures for Closed-End Real Property Transactions	481
Insurance Charges	483
Exempt Transactions from Truth-in-Lending	483
Right of Rescission	483
Home Ownership Equity Protections Act	484
Adjustable Interest Rate Disclosures	485
Types of Loans Covered by ARM Disclosure Requirements	485
When Must ARM Disclosures Be Made?	485
Content of the Disclosure	486
Subsequent Disclosures	486
Index Requirements	486
Interest Rate Cap	486
Checklist: Disclosure Forms	487
Ethics: Communication with Parties Represented by an Attorney	487
Summary	488
Key Terms	488
Review Questions	488
Case Problems	488
Acknowledgment	489
Addendum	489
HUD-1 Settlement Statement	490
Truth-in-Lending Disclosure Statement	492
Rescission Model Form (General)	493
Nonrescind Statement	493
Chapter 16
REAL ESTATE CLOSING FORMS AND EXAMPLES	494
Affidavits	495
Title Affidavit	496
Hazardous Waste Affidavit	496
Affidavit of No Change	496
Same Name Affidavit	496
Similar Name Affidavit	496
Foreign Person Affidavit	497
Sale and Transfer Documents	498
Deed	498
Bill of Sale	499
Assignment of Warranties	501
Assignment of Leases	501
Assignment of Contracts	501
Loan Documents	501
Miscellaneous Real Estate Closing Documents	504
Corporate Resolution	504
Agreement Regarding Survival of Loan Commitment	504
Indemnity of Fees	504
Attorney's Opinion	506
Compliance Agreements	511
1099-B Report Form	511
Settlement or Closing Statement	511
Residential Closing Example	519
Checklist: Residential Closing Example	519
Title Examination	520
Title Commitment	520
Survey	520
Corporate Resolution	520
Foreign Person Affidavit	520
Owner's Affidavit	520
Transfer Tax Certificate	521
Warranty Deed	521
Bill of Sale	521
Termite Letter	521
Truth-in-Lending Disclosure Statement	521
Borrower's Affidavit	521
Promissory Note	521
Deed to Secure Debt	521
Hazard Insurance	521
Settlement Statement	522
Ethics: Case Problem	524
Summary	525
Key Terms	525
Review Questions	525
Case Problems	525
Practical Assignments	526
Addendum	527
Sales Contract	528
Loan Commitment	530
Title Examination	531
Corporate Resolution	531
Foreign Person Affidavit	532
Owner's Affidavit	533
Transfer Tax Certificate	534
Warranty Deed	535
General Warranty Bill of Sale	536
Truth-in-Lending Disclosure Statement	537
Owner's Affidavit	538
Promissory Note	540
Security Deed	543
Settlement Statement	559
Chapter 17
CONDOMINIUMS AND COOPERATIVES	561
Condominium	562
Birth of a Condominium	562
Articles and Bylaws of Condominium Association	563
Case: Forest Villas Condominium Association, Inc. v. Camerio et al.
	565
Practice Tips for the Legal Assistant	566
Cooperative	566
Checklist: Condominium Checklist	567
Differences between Condominiums and Cooperatives	567
Time-Shares	568
Ethics: Legal Assistant Correspondence	568
Summary	569
Key Terms	569
Review Questions	569
Case Problems	569
Practical Assignments	570
Addendum	570
State Condominium Act Requirements for Declaration	570
Condominium Declaration	573
State Condominium Code Requirements for Condominium Plat	583
Articles of Incorporation	585
Condominium Association Bylaws	587
Chapter 18
LEASES	595
Common Law and Leases	596
Commercial Lease Provisions	596
Parties to Lease	597
Premises	597
Use	597
Term	598
Possession and Commencement of the Rent	598
Rent	598
Percentage Rent	598
Gross versus Net Lease	601
Rent Escalation Clauses	602
Maintenance and Alterations of Premises	603
Insurance	604
Damage or Destruction to the Premises	604
Obligation of Repair	605
Condemnation and Eminent Domain	605
Default	605
Landlord's Remedies for Tenant's Default	605
Landlord's Right to Perform Tenant's Obligations	606
Landlord's Lien	608
Grace Periods	608
Tenant's Remedies for Landlord's Default	609
Quiet Enjoyment	609
Surrender the Premises	609
Estoppel Certificate	610
Memorandum of Lease	610
Limitation on the Landlord's Liability	610
Assignment, Subletting, or Mortgaging of the Leased Premises	611
Special Sublease Issues	612
Provisions Normally Contained in a Sublease	613
Lease Guaranty	613
Checklist: Preparation of a Residential Lease	614
Checklist: Preparation of Commercial Lease	615
Ethics: Legal Needs of the Poor	617
Summary	617
Key Terms	617
Review Questions	617
Case Problems	618
Practical Assignments	618
Addendum	618
Estoppel Certificate	619
Short-Form Memorandum	620
Subordination, Attornment, and Nondisturbance Agreement	621
Guaranty of Lease	624
Home or Apartment Lease	626
Small Commercial Retail Space Lease	628
GLOSSARY	631
INDEX	639
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