Property Law(美国财产法之未来利益)
美国财产法
本課程之作業、期中考與期末考，內容分別涵蓋美國財產法上各種重要制度之意義、概念、要件之判斷，以及重要原理原則之應用與練習。並且採取實際案例及簡答題題型，以檢驗個別同學對於預期學習成果第1項至第3項之達成程度：包括1.是否了解美國財產法的基本原理；2.是否能掌握美國財產法的重要原理原則；3.是否能了解美國財產法的重要核心案例。
9
用益物權
Easement, license, equitable servitudes
12
租賃
Kinds of leasehold, rights and duties of landlord and tenant, implied warranty of habitability
12
考試
期中考與期末考
105學年第2學期美國財產法課程綱要
課程名稱：（中文）美國財產法
（英文）American Property Law
開課單位
科法所
永久課號
ITL5223
授課教師：王敏銓
學分數
3
必/選修
選修
開課年級
*
適合修讀對象：(專業能力、生活應用、國考準備、入學考試、其他考試或檢定、留學)
美國財產法為美國法學院一年級(1L)課程，屬於了解美國的各種財產法制的最根本基礎，但因為與大陸法制的差別很大，並非屬容易了解的主題，然而對於深入學習美國法制十分重要。但本課程授課老師經由深入淺出的講解，使這門課程呈現平易近人的面貌。尤其在美國各州律師考試，財產法是重點科目之一，不僅是必須熟讀的科目，而且涉及是否能更確了解其他科目─例如信託法、繼承法等科目，對美國財產法原則的了解，有助於對美國法制整體的了解。
主要課程內容：
美国财产法概述定义权利与责任
美国财产法概述定义权利与责任美国财产法概述：定义权利与责任美国财产法是关于财产权和责任的法律体系，旨在保护个人和企业的财产权益，并规定了权利和责任的相关规定。
本文将对美国财产法的概念、权利和责任以及相关案例进行探讨。
一、概念美国财产法是指关于财产所有权、转让、保护和使用的法律规定。
该法涵盖了不动产和动产等多个方面，并为个人和企业提供了财产保护的基本法律框架。
具体来说，美国财产法主要包括土地法、合同法和知识产权法等。
二、财产权利1. 不动产权：不动产权是指对土地及其附着物的所有权，包括房屋、建筑物、土地使用权等。
美国财产法规定了个人和企业对不动产的产权保护，确保其获得合法的财产权益。
2. 动产权：动产权是指个人和企业对可移动的财产的所有权，如车辆、家具、存款等。
美国财产法对动产权的保护主要涉及转让、保管、保险和债权等方面。
3. 知识产权：知识产权是指由个人创造的知识、技术和创新成果的权益。
美国财产法对知识产权进行了详细的法律规定，包括专利权、商标权和版权等。
三、财产责任1. 损害赔偿责任：根据美国财产法，个人和企业在使用、保管或转让财产时，应承担合理的责任。
如果个人或企业的行为导致他人财产损害，相应的损害赔偿责任将由侵权方承担。
2. 租赁责任：在租赁场景中，租赁人应按照合同规定对租赁财产负有保管责任，并承担因失职而导致的损失赔偿责任。
3. 债务责任：美国财产法规定了个人和企业对债务的责任。
债务方需按时偿还债务，并承担相关的利息和违约责任。
四、相关案例1. Hawaii Co. v. The Hawaii Land Trust：该案涉及对土地的所有权纠纷，法院最终判决土地归属于信托基金而非企业，强调了财产所有权的保护。
2. Apple Inc. v. Samsung Electronics Co.：在这个知识产权案例中，苹果公司指控三星公司侵犯了其设计专利权。
法院判决三星需赔偿苹果公司损失，并禁止其销售相关产品，彰显了知识产权的重要性和保护。
英美法概论
1.程序先于权利remedies proceed rights法律谚语“程序优先于权利”来源于英国普通法。
在英国人心目中权利是自然而然存在的，即使法律没有对公民权利作出规定，公民的基本人权也是天赋的，不容剥夺。
但是权利的获得必须经过一定的法律程序，所以英国立法机构奉行”程序优先于权利”的原则。
一部法律制定出来，不仅仅要让公众看到一系列权利，更重要的是看到怎样获得这一系列权利的程序。
2 遵循先例stare decisis是判例法的一个基本原则，它是判例法得以形成的基础，其基本含义就是，包含在以前判决中的法律原则对以后同类案件有约束力，具体说就是1高级法院的判决对下级法院处理同类案件有约束力2同一法院的判决对其以后的同类案件的判决具有约束力，即指以前判决中的法律原则对以后同类案件具有约束力。
具有约束力（binding effect），也称，说服力(persuasive effect)。
遵循先例没有时间范围。
然而，先例并不因此永久存在。
一个先例总是在特定的情况下产生，如果产生这个先例的客观情况改变（或者可以说，这个先例的构成要素已经改变），使用先例成为不合理时，可以改变或者推翻先例。
分权制衡Separation of powers, Checks and balances行政、司法、立法三大政府机构共同存在，地位平等且互相制衡的政权组织形式。
分权：立法权归于国会，制定法律；行政权归于总统，执行法律；司法权归于联邦法院，解释法律。
制衡：国会：有权弹劾行政人员（包括总统）以及法官，有权复决或者推翻总统的否决决定。
总统：否决权，在参议员的同意下有权提名大使和最高法院法官并缔结国际条约的权利法院：司法审查权国会有立法权，总统对国会通过的法案有权否决，国会又有权在一定条件下推翻总统的否决；总统有权任命高级官员和法官，但须经国会认可，国会有权依法弹劲总统和高级文官和法官；最高法院法官由总统任命并经国会认可，最高法院又可对国会通过的法律以违宪为由宣布无效。
美国财产法
《美国财产法》第一章序言1.1 Introduction牛津大学比较法教授Lawson(劳森)曾说:财产法(Property law)不仅是我们法律中最好的一部分,而且它的主要原则和结构也优越于其它国家关于这个领域的法律。
所以学习美国法律,Property law是一门必修的的课程,另外,它也是美国各州律师资格考试的必考科目之一。
在开始这门课之前,还是先让我们来看看Blackacre这个词。
1.2 BlackacreBlackacre这个词在一些美国财产法的著作里经常看到,但在常用的英汉法律词典里却找不到它的译义,有学者将它直译"黑土地",其实Blackacre是一个虚构的(hypothetical)概念,代表财产权的一种标的物:某一块土地或某一栋房屋。
法学教授们在课堂上讨论与不动产有关的问题,需要假设一个案例时就会经常用到它,比如:A occupies Blackacre under a lease from B.另外,教授们如果虚构某一土地为Blackacre,还想虚构另一块土地,那另一块土地就称之为Whiteacre.Black's law dictionary 对Blackacre解释如下:A fictitious tract of land used in legal discourse to discuss real-property issues. When another tract of land is needed in a hypothetical, it is often termed "whiteacre."Note: 美国财产法大量地使用一些像Blackacre之类的专业术语,要理解美国财产法,就必须掌握这些财产法的专业词汇,美国学生也得如此,我们编写这本小册子就是想提供一些重要的词汇,读者通过这些词汇和对其上下文的理解,可以对美国财产法有一个全面的了解。
美国财产法property-Estates and Future Interests
Chapter5: Estates and Future InterestsA．M odern freehold estatesa.Fee simple absolute(no future interest)1.Modern law prizes an active market in real property, and grantors typicallyintend to convey the most marketable interest, the fee simple.2.O conveys to G and her heirs. Remember that G’s heirs receive no futureinterest by this conveyance.3.Cole v. Steinlauf(1957)Issue: whether it was necessary to use the word “heirs” when conveying a fee simple.Rule: A deed can be reformed to vest a fee in a grantee where the word “heirs”is omitted if it can be determined from the clearly expressed intent of the parties that a fee was intended.Addition: But the modern presumption is different from this old case. If the words of a conveyance or devise are ambiguous, the modern presumption is to favor a fee simple. Because given the modern need for maintaining an effective market in land, the law favors free alienation.b.Life estate (reversion)1.O conveys to B for the life of C. B’s estate is called a life estate pur autre vie.2.O conveys to Google, Inc. for life. Google receives nothing from thisconveyance.3.White v. BrownIssue: whether a restriction of free alienation can overcome the law’s strong presumptionRule: (1) Law’s presumption: unless the words and context of the will clearly evidence her intention to convey only a life estate, the will should be construed as passing a fee simple. (2) The restraint on the alienation does not evidence such a clear intent to pass only a life estate, so it is not sufficient to overcome the law’s strong presumption. (3) The restraint was void.Policy: (1) Utilitarian theory holds that transferability is necessary to ensure the productive use of land.Addition: (1) three type of restraints: disabling, forfeiture, promissory (2) Partial restraints may be valid if they are reasonable as to duration, scope, and purpose.4.The common law doctrine of waste: this doctrine imposes a duty on the lifetenant to use the property in a manner that does not significantly injure the rights of the future interest holders.5.Woodrick v. Wood(Ohio)Issue: whether the holder of a remainder interest in a parcel of land may prohibit the life tenant of such property from destroying structures on the landRule: (1) a life tenant had the right to make beneficial use of the property even though she would be altering the land in order to do so. (2) The destruction of the structure(barn in this case) which increases the value of the land does not constitute waste to the property.Addition: (1) The common law rule is that any alternative is not allowed. But Ohio has never recognized it. (2) Three kinds of waste: voluntary waste, permissive waste, ameliorative waste (in this case). Most states do not recognize ameliorative waste.c.Fee tail(reversion)1.Today the fee tail can be created in only four states. And in these four states, theholder can easily convert this estate into a fee simple by an inter vivos transfer to another person.2.Precise language: O conveys to B and the heirs of his body. Nothing can bereplaced.d.Fee simple defeasible1.Fee simple determinable(a possibility of reverter)Words: as long as, while, until, during.Automatically2.Fee simple subject to a condition subsequent(right to enter)Words: provided that, but if, on condition thatNot automatically, but just has the power to terminate the estate by taking action, like giving notice to the transferee or by filing a quiet title action.3.Fee simple subject to an executory limitation(an executory interest)The future interest is held by a third party.4.Defeasible fee simples are often used to make gifts to public entities orcharitable institutions. A grantor may want to transfer ownership rights only fora specific purpose.5.Mahrenholz v. County board of school trustees of Lawrence countyIssue: whether the language in the deed conveyed a fee simple determinable or a fee simple subject to a condition subsequentRule: (1) When ambiguous language is used in a deed, the court of Illinois have expressed a constructional preference for a fee simple subject to a condition subsequent. (Although in this case, the court thought that the language was not that ambiguous)Because social policy abhors the forfeiture of estates since this interferes with marketability.(2) The use of “only”immediately followed the grant “for school purpose” demonstrates that it is a limited grant rather than a full grant subject to a condition. So it is a fee simple determinable.Addition: (1) in this case, FSD and FSCS were neither alienable nor devisable, they were just inheritable. (2) The key time point in this case is when Hutton disclaimed his interest in the property. (3) Under common law, both the possibility of reverter and the right of entry could be released to the holder of the possessory estate. This was permitted because it made the property more marketable by merging the two interests into a fee simple absolute.6.Metropolitan park district v. Unknown heirs of RigneyIssue: (1) whether the grantee of such an estate may acquire title by adverse possession following a breach of the condition subsequent but prior to a claim of forfeiture (2) whether the lapse of an extensive period of time between a breach and an election of forfeiture waives or otherwise extinguishes the condition.Rule: (1) the continued possession of the land after a condition is broken does not become adverse until the grantor or his heirs elect to declare a forfeiture. (2) The grantor has a reasonable time after breach within which to declare a forfeiture or to elect not to declare a forfeiture; if he fails to declare a forfeiture within that time, his power to do so expired.Policy: (1) if there is no limitation of time, it would discourage any productive use of land.B．M odern future interestsa.Future interests retained by the transferorFSD- possibility of reverterFSCS- a right of entryConvey less than transferor’s entire interests- reversionb.Future interests created in a transferee(B)Vested remainder: O conveys to A for life, then to BVested remainder subject to divestment: O conveys to C for life, then to B but if B does not survive CVested remainder subject to open: O conveys to C for life, then to D’s children. (B is D’s children)Contingent remainder: O conveys to C for life, then to the heirs of D; O conveys toC for life, then to B if B becomes president.Springing Executory interests: O conveys to B 15years from nowShifting executory interests: O conveys to C so as it is used as a farm, then to B C．T he common law restricted contingent remainders and executory interests in order to enhance the marketability of land.D．。
美国财产法property-Concurrent ownership and marital property
Chapter 6: Concurrent ownership and marital propertyA.Concurrent ownershipa.Modern concurrent estates1.2.James v. TaylorIssue: whether the deed was a conveyance to them as tenants in common or as joint tenants with the right of survivorship.Rule: (1) Under Arkansas law, a deed to two or more persons presumptively creates a tenancy in common unless the deed expressly creates a joint tenancy. (2) Evidence of the grantor’s intention cannot prevail the statute.Addition: the modern trend is to focus more on the grantor’s intent and less on formulaic language.b.Severance1.Tenhet v. BoswellIssue: whether the joint tenancy is severed if a joint tenant leases his interest to others?Rule: the lease does not serve the joint tenancy, but expires upon the death of the lessor joint tenancy.Policy: The nature of joint tenancy is that any joint tenant has an expectation of the right of survivorship. So the lease must end at the earlier of the two events: the end of the lease term or the death of the lessor.Addition: As we require express intent to establish joint tenancy, the desire to terminate the joint tenancy also should be clear and unambiguous.c.Partition1.Ark land Co. v. HarperIssue: whether the evidence supported the circuit court’s conclusion that the property could not be conveniently partitioned in kind, thus warranting a partition by sale.Rule: (1) Partition in kind is the preferred method of partition because it leaves cotenants holding the same estates as before and does not force a sale on unwilling cotenants.(2)Standard of proof that must be established to overcome the presumption of partition in kind: ①the property cannot be conveniently partitioned in kind ②the interests of one or more of the parties will be promoted by the sale ③the interests of other parties will not be prejudiced by the sale.(3) The economic value of property is not the exclusive test for determining whether to partition in kind or by sale.(4) The evidence of longstanding ownership, coupled with sentimental or emotional interests in the property, should ordinarily control when it is shown that the property can be partitioned in kind, though it may entail some economic inconvenience to the party seeking a sale.Dissent: the sporadic use of the property does not outweigh the economic inconvenience.Addition: (1) Partition in kind is preferred in theory, but partition by sale is used more commonly in practice.(2) Partition in kind tends to fragment property right, which may lead to the underutilization of land.(3) Agreements not to partition were an invalid restraint on alienation. But today, most jurisdictions allow an agreement against partition if it is reasonable in duration and purpose.d.Cotenant rights and duties1.Esteves v. EstevesIssue: whether one tenant who does not occupy the property can require the one who occupies the property to allow him credit for the reasonable value of the occupancy.Rule: (1) on general proposition, all the tenants should pay equally.(2)The one who choose not to occupy the property does not have right to imposean charge on the other.(3)But when the tenant who had been in sole possession of the property demands contribution toward operating and maintenance expenses from his co-owner, it is fair to allow a corresponding credit for the value of his sole occupancy of the premises.Addition: (1) if A ousted B, A is liable to B for B’s share of the rental value of A’s occupancy. (2) A is effectively an adverse possessor. So B must assert his interest within the statutory period or risk losing it entirely. (3) sharing costs: necessary or notB.Marital propertya.Separate property system(most jurisdictions)1.During the marriage: property is separately owned by the spouse who acquiresit. The creditor of a particular spouse can only attach the separate property of that spouse.2.Divorce: equitable distribution considering many factors based on theproperty acquired during(most) or even before(a few) the marriage3.Death: offer the surviving spouse a forced share of the decedent’s estate(dower right) note: not personal property.munity property system1.During the marriage: All earnings during the marriage are owned by bothspouses equally.2.Divorce: equal share or also consider equitable distribution factors3.Death: devise the half of the community property as he desires. ( no dowerright)c.Tenancy by the entirety1.Today, only half of the states recognize this cotenancy.2.The tenancy by the entirety may offer significant protection from creditors.3.Sawada v. EndoIssue: whether the interest of one spouse in real property, held in tenancy by the entireties, is subject to levy and execution by his or her individual creditors. Rule: (1) an estate by the entirety is not subject to the claims of the creditors of one of the spouses during their joint lives.(2) The nature of the tenancy by the entirety: neither husband nor wife has a separate divisible interest in the property held by the entirety that can be conveyed or reached by execution.(3) No unfairness to the creditor is involved here.Policy: favoring the interests of the family unitAddition: (1) a creditor normally has the ability to investigate a person’s financial status before extending credit (2) the difference between voluntary and involuntary creditorsd.Defining marital property1.Guy v. GuyIssue: whether a professional degree is marital propertyRule: (1) A professional degree obtained by a student spouse during a marriage is not marital property. (2) But the supporting spouse has a right to be compensated or reimbursed, upon proper proof.。
PropertyLaw（美国财产法之未来利益）
PropertyLaw（美国财产法之未来利益）Property Law（美国财产法）Future InterestsA future interest is an estate that does not entitle the owner thereof to possession immediately but will or may give the owner possession in the future. Future interest is a present, legally protected right in property; it is not an expectancy.未来利益未来权益是指不会使其所有人立即拥有但将来会或可能给予其所有人占有的财产。
未来权益是一项受法律保护的财产权利，而不是一种期望。
Ⅰ. Rever sionary Interests--- Future Interests in Transferor1. Possibilities of Reverter and Rights of EntryThese future interests are discussed above in connection with the present estates to which they are attached.未来可继承利益——转让人未来的利益地产回复权和进入权的可能性这些未来的利益在上面已经讨论过了，它们与现在的地产有关。
2. ReversionsA person owning an estate in real property can create and transfer lesser estate. The residue left in the grantor, which arises by operation of law, is a reversion.Reversions are transferable, devisable by will, and descendible by inheritance. The holder of a reversion may sue a possessory owner for waste and may recover against third-party for damages to the property.2. 继承权拥有不动产的人可以创设和转让较少的不动产。
美国担保权益的类型
美国担保权益的类型在美国，担保权益是一种债权人为了确保债务得到偿还而对债务人的财产拥有的权利。
以下是美国常见的担保权益类型：1. 普通抵押权（Mortgage）：这是一种最常见的担保权益形式，通常用于房地产交易中。
债权人（抵押权人）对债务人（抵押人）的房地产拥有权益，如果债务人未能偿还债务，债权人可以出售该房地产以收回债务。
2. 信托契约（Deed of Trust）：在某些州，信托契约是房地产交易中常见的替代抵押权的形式。
它涉及三方：借款人、信托公司（受托人）和贷款人。
如果借款人违约，信托公司可以不经过法院程序直接出售房产。
3. 动产抵押权（Security Interest）：这是一种对债务人拥有的动产（如汽车、设备等）的担保权益。
如果债务人未能偿还债务，债权人可以收回这些动产。
4. 留置权（Lien）：这是一种对特定财产的权益，通常用于服务提供者或供应商，他们为债务人提供服务或材料后，债务人未能支付费用。
留置权可以是法定的，也可以是合同约定的。
5. 购买钱款抵押权（Purchase Money Security Interest, PMSI）：这是一种特殊的动产抵押权，用于购买财产的贷款。
它通常赋予债权人优先于其他债权人的权益。
6. 设备信托抵押权（Equipment Trust Certificates）：这是一种特殊的动产抵押权，通常用于大型设备（如飞机、船舶等）的融资。
它允许设备的所有者在偿还债务之前使用设备。
7. 账户收据（Account Receivable）：这是一种对债务人应收账款的权益。
债权人可以要求债务人将应收账款转让给债权人，作为偿还债务的担保。
8. 库存抵押权（Inventory Lien）：这是一种对零售商或制造商库存的担保权益。
如果债务人未能偿还债务，债权人可以出售库存以收回债务。
9. 知识产权抵押权（Intellectual Property Security Interest）：这是一种对专利、商标、版权等知识产权的担保权益。
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Property Law（美国财产法）
Future Interests
A future interest is an estate that does not entitle the owner thereof to possession immediately but will or may give the owner possession in the future. Future interest is a present, legally protected right in property; it is not an expectancy.
未来利益
未来权益是指不会使其所有人立即拥有但将来会或可能给予其所有人占有的财产。
未来权益是一项受法律保护的财产权利，而不是一种期望。
Ⅰ. Rever sionary Interests--- Future Interests in Transferor
1. Possibilities of Reverter and Rights of Entry
These future interests are discussed above in connection with the present estates to which they are attached.
未来可继承利益——转让人未来的利益
地产回复权和进入权的可能性
这些未来的利益在上面已经讨论过了，它们与现在的地产有关。
2. Reversions
A person owning an estate in real property can create and transfer lesser estate. The residue left in the grantor, which arises
by operation of law, is a reversion.
Reversions are transferable, devisable by will, and descendible by inheritance. The holder of a reversion may sue a possessory owner for waste and may recover against third-party for damages to the property.
2. 继承权
拥有不动产的人可以创设和转让较少的不动产。
由法律操作而产生的让与人的剩余，是一种返还。
继承权是可转让的，可以遗嘱分割，也可以继承。
复归权持有人可就使用不当起诉占有人，并可就财产损害向第三方追偿。
3. All Reversionary Interests Are "Vested"
Although a reversionary interest becomes possessory in the future, it is a vested interest, not a contingent interest, because both the owner and the event upon which it will become possessory are certain. This is true even if the reversionary interest is determinable or defeasible. Because it is a vested interest, a reversionary interest is not subject to the Rule Against Perpetuities.
3.所有未来可继承利益均是“既定的”
尽管未来继承利益将来会成为所有权，但它是既得利益，而不是或有利益，因为拥有者和将成为所有权的事件都是确定的。
即使归还权益是可确定的或可废止的，这也是事实。
由于归还权益是既得利益，因此不受永久性规则约束。
Ⅱ. Remainders
A remainder is a future interest created in a transferee that is capable of taking in present possession and enjoyment upon the natural termination of the preceding estates created in the same disposition. Unlike a reversion, which arises by the operation of law from the fact that the transferor has not made a complete disposition of his interest, a remainder must be expressly created in the instrument creating the intermediate possessory estate.
剩余财产继承权
剩余财产继承权是在受让人身上产生的未来权益，此权益是能够在相同处置权创建的前一财产权自然终止时获得当前占有和享受。
与法律操作中因转让人未完全处分其利益而产生的继承权不同，剩余财产继承权必须在已创设的占有财产文书中被明确创建。
Ⅲ. Executory Interests
Here is a good shorthand rule for classifying executory interests. Remember that there are woe and only two future interests that can be created in a transferee: remainders and executory interests.If it is not a remainder because the preceding estate is not a life estate, then it must be an executory interest. Thus, an executory interest is any future interest in a transferee that does not have the characteristics of a remainder, i. e. , it is not capable of taking on the natural termination of the preceding life
estate. More specifically, an executory interest is an interest that divests the interest of another.
将来有效利益
这里有一条很好的速记规则，可以用来对将来有效权益进行分类。
请记住，在受让人身上，只有两种未来的利益是可以创设的：剩余继承财产和将来有效的权益。
如果因为前一份遗产不是终身的，所以它不是一项剩余财产继承权，那么它一定是一项将来有效权益。
因此，将来有效权益是指在未来对受让人的任何权益，而该权益不具有剩余财产继承权的特征，即不能承担前一份终身地产的自然终止。
更具体地说，将来有效利益是一种剥夺他人利益的利益。
Ⅳ. Importance of Classifying Interests "in Order"
Future interests are classified clause by clause---which will often mean that the label appended to the first future interest created in a disposition will determine the label to be appended to a second future interest created in the same disposition.
按“次序”划分利益的重要性
未来权益是逐条分类的——这通常意味着附加在一项处分中设定的第一个未来权益上的标签将决定在相同处分中设定的第二个未来权益上附加的标签。