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LOGISTICS: Chapter 4 Exam
• Test Processing is Complete– Class Generally Did Well–You’ll Get Individual Score Sheets At End of Class– Don’t Tell Me How You Did
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LOGISTICS: Chapter 4 Exam
• Relation to Overall Grade –Half-Point for Each Right Answer
(Max = 12)–Added to Final Exam Score
(Max = 60 Points)–Scores pretty bunched for Chapter
4 Exam, so range operates approximately like half a Final Exam Q
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LOGISTICS• No Class Tomorrow• Posted on Course Page After
Class:– Chapter 4 Test: Questions, Correct
Answers, Explanations (E-Mail me if Qs)
– My Annual NCAA Sweet 16 Contest• Free Dinner for Best Entry from
Property E• E-Mail Entry by Thursday afternoon• OR Bring hard copy to class Thursday
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Adverse Possession Memory Aids for Cases
Lutz: Garden of Great DepressionRay: Creepy Summers in Empty ResortBell: Floating House & Shifting OuthouseE. 13th St.: Coalition of Squatters
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ELEMENTS OF ADVERSE POSSESSION
1.Actual Use: Acadia2.Open & Notorious3.Exclusive4.Continuous5.Adverse/Hostile
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Adverse Possession Actual Use: Overview
1. Focus: What has APor Done on Land
a. Has to be phys possession/entry to trigger SoL
b. in practice need much more to satisfy LMN2. Many State-specific legal tests/examples in materials
a. In real case, check specifics in your state
b. On exam: Note & Deal w Possibilities
i) Lawyering Qii) Issue-Spotter or Short Problem
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Adverse Possession Actual Use: Overview
1. Focus: What has APor Done on Land 2. Many State-specific legal tests/examples in materials
a. Common: Version of “Use Like Ordinary Owner of Similar Property.” E.g., • Ray (top P105 )(similar test for both Actual
& Continuous)• Lutz Dissent (bottom S99 quoting
Ramapo)
b. Common: Cultivation, Enclosure, Improvements (CEI)• NY & Florida Statutes
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Adverse Possession Actual Use: Overview
Cultivation, Enclosure, Improvements (CEI)
•Cultivation = Growing things; some sense of crops for food or sale•Enclosure = Surrounding land in Q w fences/walls•Improvements (Technical Legal Term)• = Substantial Building or Repairs• Not Just “Making Property Better”
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Adverse Possession Actual Use: Overview
Cultivation, Enclosure, Improvements (CEI)
Part of DQ78: When statute says CEI, can you have AP if residing or
operating biz from pre-existing bldg.?•Probably; no FL case holds otherwise; w/o CEI cases fall back on “ordinary use”•In practice, CEI = steps sufficient to show “possessing” land when not actually in residence or running biz
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Adverse Possession Actual Use: Overview
Cultivation, Enclosure, Improvements (CEI)
•CEI = steps sufficient to show “possessing” land when not actually in residence or running biz •Likely Source: Where land undeveloped, what are beneficial uses that give notice to OO?• Build• Grow crops• Graze animals + Enclosure (Grazing
alone may not be sufficient claim of ownership)
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Adverse Possession Actual Use: Overview
Fit into AP Purposes
Purposes of AP Role of Particular ElementReposePunish Sleeping OOReward Beneficial Use/LaborProtect Connection/ Investment
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Adverse Possession Actual Use: Overview
Fit into AP Purposes
Purposes of AP Role of Particular ElementRepose Triggers SoLPunish Sleeping OO Enough Activity to Give
Notice to Reasonable OO?Reward Beneficial Use/Labor
Type We Want to Reward?
Protect Connection/ Investment
Sufficient to Merit Protection?
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Adverse Possession Actual Use: Overview
Easy Qs/Hard Qs•Easy YES• Use same as surrounding lots• CEI covering entire claimed area
•Easy NO: • Use significantly less than surrounding
lots• Marginal CEI
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Adverse Possession Actual Use: Overview
Easy Qs/Hard Qs•Hard Qs• Not a lot of use but more than
surrounding lots (Ray, Bell)• Some non-trivial CEI but
incomplete/imperfect (Lutz)• Rev Prob 5A (next Mon) addresses
some hard Qs
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionWhy no focus on Charley
Residing?• Maybe b/c area very small• Maybe b/c anticipated problem
with claim of title.• Even dissent seems to focus more
on cultvation• So we’ll look mainly at CEI
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionIf Need CEI:
•Enclosure: Some boundary line around garden; long row of logs & brush• Not Discussed by Majority• Maybe too low; maybe not
complete enough• Maybe not claimed by Attys
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionIf Need CEI:
•Cultivation:• Evidence Here?• Why Rejected by Majority?• Why Did Dissent Disagree?
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionASIDE: Why should appellate courts defer to
the factual findings of a trial court if the appellate judges believe the findings are
incorrect?
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionAppellate courts defer to factual findings b/c
of relative advantages of trial judges (& juries):
Visual Observation of WitnessesHearing Testimony
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionHearing Testimony
She asked me to take herher
to the dance.
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionIf Need CEI:
•Improvements (Substantial Building/Repairs)• Some Small Stuff Insufficient • Portable chicken coop• Cutting of brush and trees• Placing various rubbish on premises.
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionIf Need CEI:
•Improvements (Substantial Building/Repairs)• Built Shack: What’s Wrong with?
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionIf Need CEI:
•Improvements (Substantial Building/Repairs)• NO. Knew Shack Was on Someone
Else’s Land• Garage Partly Over Boundary Line:
What’s Wrong With?
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionIf Need CEI:
•Improvements (Substantial Building/Repairs)• NO. Knew Shack Was on Someone
Else’s Land• NO. Thought Garage Was on Own
Land
•We’ll Return to this with State of Mind. •Olympic DQ 89 (Thursday): Can you see a way to reconcile majority positions on shack & garage?
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionLooking at Case as a Whole•Meet Purposes of Actual Use Element?• Doing enough to give notice to
reasonable OO?• Doing enough to create
connection to land?• Type of Use we want to reward?
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionLooking at Case as a Whole•Meet Purposes of Actual Use Element?•Has some cultivation, some improvements, some partial enclosure• Court chooses not to look at
together• Another court might do differently
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Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionLooking at Case as a Whole•Meet Purposes of Actual Use Element?•Might look at CEI cumulatively•In casebooks b/c generally thought to be wrong.
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Actual Use: DQ78 (Acadia)Ray: Creepy Summers in
Empty Resort• Evidence of Actual Use?• How Does Court Deal with
CEI Requirements?
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Actual Use: DQ79 (Acadia)E. 13th St.: Coalition of
Squatters• Possible Evidence of Actual
Use• Imagination Exercise• Like Fact Research for
Lawyering Q• How Prove “Living” in Apts in
Q?
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Actual Use: DQ79 (Acadia)E. 13th St.: Coalition of
Squatters• Possible Evidence of Actual
Use• Dissent: Improvements &
Attempts to Preserve
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Actual Use: DQ79 (Acadia)Bell: Floating House & Shifting
Outhouse• Evidence of Actual Use?
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Actual Use: DQ79 (Acadia)Bell: Floating House & Shifting
Outhouse• Court Decides Case on
“Exclusive”• Doesn’t Rule on “Actual Use”• BUT Could Easily Have Held
Insufficient Evidence
Qs on “Actual Use” Element?
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ELEMENTS OF ADVERSE POSSESSION
1.Actual Use
2.Open & Notorious: Denali
3.Exclusive4.Continuous5.Adverse/Hostile
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Adverse Possession Open & Notorious: Overview
1. Focus: Visibility/Notoriety of Use
a. Visibility to OO Checking on Propertyb. Not Concerned with Visibility by
Neighborsc. Common Error: Concern re
Sneaking or Hidden from Street (v. on Surface)
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Adverse Possession Open & Notorious: Overview
1. Focus: Visibility/Notoriety of Use
2. Commmon Test: “Use Visible to one on Surface of Property”• Florida Version: “Sufficient to
put a person of Ordinary Prudence on Notice”
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Adverse Possession Open & Notorious: Overview
The Reasonable Man Ordinary Prudence
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Adverse Possession Open & Notorious: Overview
1. Focus: Visibility/Notoriety of Use
2. Commmon Test: “Use Visible to one on Surface of Property”
3. Many States also allow Reputation Evidence or Availability in Public Records
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Adverse Possession Open & Notorious: Overview
Fit into AP Purposes
Purposes of AP Role of Particular ElementReposePunish Sleeping OOReward Beneficial Use/LaborProtect Connection/ Investment
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Adverse Possession Open & Notorious: Overview
Fit into AP Purposes
Purposes of AP Role of Particular ElementReposePunish Sleeping OO Enough Notice to Show that
OO Who Misses is Truly AsleepReward Beneficial Use/LaborProtect Connection/ Investment
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Adverse Possession Open & Notorious: Overview
Easy Qs/Hard Qs•Easy YES: Hard to Lose on O&N if “Actual Use”•Hard Qs: • Boundary Disputes & small overlap
(e.g., 2 feet)• We’ll come back to• See review problem 5D (DF not class)
• Marengo Caves
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Open & Notorious: Hard QsDenali DQ81: Marengo Caves
(P119-20)• Describe Facts• Why Was Use of Caves not Open
& Notorious?• Pros & Cons of Result?
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Open & Notorious: Hard QsDenali DQ81: Marengo Caves
(P119-20)• Case Means Normal
Responsibility to Monitor Surface Doesn’t Apply Underground
• Facts Missing from Note in Textbook• APor had Given Tours of Caves for 46
Years• OO had Taken Tour of Caves Himself
• Modern Commentators Suggest Result is Wrong• Hard to See What More APor Could Do• On Test, Can Treat as Non-Binding
Authority
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Denali DQ80: Open & Notorious Evidence
• Lutz: Garden of Great Depression• Pretty Easy Case: Lots Visible• Crops w Boundary Logs, Shack, Garage• Plus Reputation Evidence
• Bell: Floating House & Shifting Outhouse• Moving Outhouse Probably Works for
Periods He’s in Residence in Houseboat
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Denali DQ80: Open & Notorious Evidence
Ray: Creepy Summers in Empty Resort• Court: “Constant & Conspicuous
Use”• Evidence Relied On?