logistics: chapter 4 exam test processing is complete – class generally did well – you’ll get...
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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
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
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
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
ELEMENTS OF ADVERSE POSSESSION
1.Actual Use: Acadia2.Open & Notorious3.Exclusive4.Continuous5.Adverse/Hostile
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
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
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”
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
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)
Adverse Possession Actual Use: Overview
Fit into AP Purposes
Purposes of AP Role of Particular ElementReposePunish Sleeping OOReward Beneficial Use/LaborProtect Connection/ Investment
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?
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
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
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
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
Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionIf Need CEI:
•Cultivation:• Evidence Here?• Why Rejected by Majority?• Why Did Dissent Disagree?
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?
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
Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionHearing Testimony
She asked me to take herher
to the dance.
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.
Actual Use: DQ77 (Acadia)Lutz: Garden of Great
DepressionIf Need CEI:
•Improvements (Substantial Building/Repairs)• Built Shack: What’s Wrong with?
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?
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?
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?
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
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.
Actual Use: DQ78 (Acadia)Ray: Creepy Summers in
Empty Resort• Evidence of Actual Use?• How Does Court Deal with
CEI Requirements?
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?
Actual Use: DQ79 (Acadia)E. 13th St.: Coalition of
Squatters• Possible Evidence of Actual
Use• Dissent: Improvements &
Attempts to Preserve
Actual Use: DQ79 (Acadia)Bell: Floating House & Shifting
Outhouse• Evidence of Actual Use?
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?
ELEMENTS OF ADVERSE POSSESSION
1.Actual Use
2.Open & Notorious: Denali
3.Exclusive4.Continuous5.Adverse/Hostile
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)
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”
Adverse Possession Open & Notorious: Overview
The Reasonable Man Ordinary Prudence
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
Adverse Possession Open & Notorious: Overview
Fit into AP Purposes
Purposes of AP Role of Particular ElementReposePunish Sleeping OOReward Beneficial Use/LaborProtect Connection/ Investment
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
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
Open & Notorious: Hard QsDenali DQ81: Marengo Caves
(P119-20)• Describe Facts• Why Was Use of Caves not Open
& Notorious?• Pros & Cons of Result?
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
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
Denali DQ80: Open & Notorious Evidence
Ray: Creepy Summers in Empty Resort• Court: “Constant & Conspicuous
Use”• Evidence Relied On?