ࡱ> )` )bjbjUU ;6??!F F F F $j , : : : :    $hVѲ     Ѳ: :   : :   : v nF  0, ڶ ڶ ڶ        ѲѲ    ,    d Question  SEQ q \* MERGEFORMAT 1. 1969 Practice problem, 8-11: The instrument says To a for life rdr to As 21 yr old children, but if A has no 21 year old children at his death, then to C and his heirs. A has 3 children, D E and F, none of whom is 21. They are, in fact, all older than 21. Question  SEQ q \* MERGEFORMAT 2. Also, is the result different if A forfeits and B has a vested rdr vs is A forfeits and B has a contingent rdr? Question  SEQ q \* MERGEFORMAT 3. If in a fact pattern you say a deed is valid in form, should we assume that its okay under the Statute of Frauds and that it has been delivered? Or just SOF? Answer  SEQ a \* MERGEFORMAT 1,  SEQ a \* MERGEFORMAT 2, and  SEQ a \* MERGEFORMAT 3. (1) Your literal interpretation of the language of the grant is, unfortunately, possible. I think, however, that most courts today (and perhaps even historically) would interpret it as such children of A who are 21 years old or older. If you find yourself on an objective exam reaching a result that is as counter-intuitive as the one that you reached here, write me a note on the back cover of the exam paper. I hope that there are none in the test that you are going to take that raise ambiguities like this one. (2) At common law, yes. The contingent but not the vested remainder would be destroyed. Its also different under modern law but the consequences are not so serious. Today in the case of the contingent remainder we would give O a reversion and wait and see which if any of As children fulfilled the condition. In both cases the vested remainderman would take upon forfeiture by A. (3) Yes, unless theres something in the fact-pattern that suggests that the deed may not have been delivered. Question  SEQ q \* MERGEFORMAT 4. Number 16 on the 1969 Objective Test:you mentioned that a H and W sharing a tenancy by the entirety is also a fee simple. Are JTs and TICs usually also held in fee? Would it be possible for a tenancy by the entirety to be less than a fee simple? Answer  SEQ a \* MERGEFORMAT 4. As a general matter a concurrent tenancy can exist in any possessory interest (just think about co-tenants of a leasehold, not even a freehold interest). (Theres a question about leaseholds under landlord and tenant that I hadnt posted when you raised this question, but have now.) Concurrent interests can also exist personal property (just think about joint bank accounts, though most jurisdictions have statutes about those). Question  SEQ q \* MERGEFORMAT 5. I just took the 1969 exam (which was very helpful, my appreciation to both you and my classmate!) and had a couple of basic questions on your explanation of question 20. For someone to be a life in being under the RAP, do they have to be named in the grant, or do they just have to be alive? Your answer to question 20 implies that B, C, and D are lives in being at the time of the grant (which closes the class, as its to the sons of A living at the time of the grant), so I just wanted to make sure that was correct, and B, C, and D are all lives in being (such that the interest will vest during their lifetime). Following that assumption, are we supposed to read the conveyance to assume that B, C, or D must have attained a college degree by the time of As death in order to inherit the life estate? This question felt strange to me, because the conveyance didnt seem to specify that they must have obtained the degree by As death, yet the remainder must vest one day after A dies. What if none of the sons had attained a college degree at the time that A died, but one of the sons finished his degree a year after As death? Alternately, maybe theyre all farmers and none of them ever finish a degree? Im puzzled because this seems to me like a condition that might never vest. Would these scenarios just result in a permanent reversion to O? Answer  SEQ a \* MERGEFORMAT 5. This is more a convention about test-taking than it is about real law, but if a person is named in the grant s/he is assumed to be a life in being at the time of the grant. The same holds true of devises. Similarly, it is not assumed that anyone who is a member of a class is a life in being, i.e., dont assume that to the children of A means that A has any. But if there is anyone who fulfills the requirements of the description, they dont have to be named. They are lives in being even if not named. The problem with class gifts is the all or nothing rule. If A has a child at the time of the grant, that child is a life in being, but the all or nothing requires that all the members of the class be defined within lives in being. A could have more children, and one of them could be the first son to obtain a college degree more than 21 years after lives in being, which for this purpose is A. In Question 20 the class gift problem was solved by the wording first son of A living at the time of this grant. So the possibilities are that either there are living people at the time of the grant who fulfill the condition or there are not. You are told that there are: B, C, and D. Hence, the class opens and closes on the day of the grant, and B, C, and D are the only members. But theres another condition to fulfill. The taker of the property has to be the first among B, C, and D to obtain a college degree. I suppose a court could be really fussy and say that this condition does not have to be fulfilled within a life being because of the possibility of posthumous degrees, but I think most courts would save it by saying that the grantor wasnt thinking about posthumous degrees, just those that are earned while the son is alive. Next step: Executory interests were not destructible at common law, but both at common law and today there is a problem as to when the condition is to be fulfilled. We could say that it must be fulfilled not later than one day after As death. To do so would be to apply the presumption of early vesting. The problem does not raise this issue because B got the degree before A died. If B had not gotten a college degree and none of the other brothers had either, we might give O a one day reversion and then give the property to E, there being no one who qualifies as a life tenant. If we decide that the grant means that it goes to the first son to get a college degreee whenever he gets it, we have something of a mess. The ultimate taker of the property is going to be E. But it doesnt look like E yet qualifies. S/he gets the property upon the death of first son of A to obtain a college degree, but we dont know yet whether any son A will obtain a college degree. The drafting leaves something to be desired. It violates a primary rule of drafting this type of interest: spell out what is to happen if the condition is not met. It would have been easy enough to say: If no son of A obtains a college degree, then to E. But it doesnt say that. Should we imply it? Perhaps. The messiness of this situation is one of the reasons why we might presume that the college degree has to be obtained no later than one day after As death. Hence, there are two questions left open that the wording doesnt answer: (1) When does the son have to obtain the degree and (2) what if none of them does? All of this is another way of saying that you were quite right to raise these questions, and you are also quite right (though you didnt say it) that it would have been unfair to ask them on an objective exam (unless it was simply to outline possibilities). Let me give you my instinct as to what a court would do if the issue came up: (1) I think a court would have a real preference for determining the fulfillment of the condition no later than one day after As death. It might, however, be the case that in the circumstances of the parties that would be really harsh (e.g., A dies young, while B is in his last semester of college). (2) On this wording I think it unlikely that a court which did not cut off the condition one day after As death would just give the property to E. The alternative is to expand Os one day reversion into a reversion that lasts so long as it is possible that one of the sons will get a college degree. (3) I think it unlikely that the court would make Os reversion permanent. E has a fee. There may or may not be an intervening life estate, but depriving E (or his heirs) of getting the fee ultimately strikes me as unlikely. The only alternative would seem to be to give E the property now subject to an excutory interest for life in the first son to get the degree. 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