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CHAPTER TWO
LAND INTERESTS: PRESENT AND FUTURE
OBJECTIVES: 1. To describe and explain the various types of present and future land interests and list the
length of those interests and discuss their transferability and characteristics
2. To help students recognize the types of land interests that can be created
3. To discuss the favorable and unfavorable aspects of various forms of land interests and
the rules applicable to them
RESOURCES:
Andersen, “Present and Future Interests: A Graphic Explanation,” 19 Seattle U.L. Rev. 101 (1995).
Becker, “Uniform Probate Code Section 2-707 and the Experienced Estate Planner: Unexpected Disasters and
How to Avoid Them,” 47 UCLA L. Rev. 339 (December, 1999).
Black, “The Historical Background Of Some Modern Real Estate Principles,” 34 Real Est. L. J. 327 (2005).
Burby, Real Property, Chapters 11, 16 and 17.
Dukeminier and Krier, “The Rise of the Perpetual Trust,” 50 UCLA L. Rev. 1303 (2003).
"Dynasty Trusts and the Rule Against Perpetuities," 116 Harv. L. Rev. 2588, 2609 (2003).
Entin, Jonathan L., "Defeasible Fees, State Action," 34 William and Mary L. Rev. 769 (1993).
Foster, "Fifty-One Flowers: Post-Perpetuities War Law and Arkansas's Adoption of USRAP," 29 U. Ark. Little
Rock L. Rev. 411, 487 (2007).
“From the Courts: Technology, Real Estate, and Livery of Seisin,” 41(3) Real Estate L. J. 331-337 (2012).
Harding, “Perpetual Property,” 61 Fla. L. Rev. 285 (April 2009).
Helfman, “Land Ownership and the Origins of Fiduciary Duty,” 41 Real Prop. Prob. & Tr. J. 651 (2006).
Hopperton, “Teaching Present and Future Interests: A Methodology for Students that Unifies Estates in Land
Concepts, Structures, and Principles,” 26 U. Tol. L. Rev. 621 (Spring, 1995).
Jennings, “Real Property Could Use Some Updating,” 24 Real Est. L.J. 103 (Fall 1995).
Mahoney, “Perpetual Restrictions on Land Use and the Problem of the Future,” 88 Va. L. Rev. 739, 743 (June
2002).
Orth, “Requiem for the Rule in Shelley’s Case,” 67 N.C. L. Rev. 681 (1989).
Pollman and Edwards, "Scholarship By Legal Writing Professors: New Voices in the Legal Academy," 11 Legal
Writing: J. Legal Writing Inst. 3, 212 (2005).
Powell, Real Property, Volume 3, 169-260.
Schneider, “A Rule Against Perpetuities For The Twenty-First Century,” 41 Real Prop. Prob. & Tr. J. 743 (Winter
2007).
Singer, “Democratic Estates: Property Law in a Free and Democratic Society,” 94 Cornell L. Rev. 1009 (May
2009).
Waggoner, “The Uniform Statutory Rule Against Perpetuities: The Rationale of the 90-Year Waiting Period,” 73
Cornell L. Rev. 157, 162 (1988).
CASES:
Melms v. Pabst Brewing Co., 79 N.W. 738 (Wis. 1899).

Muse v. Merrimack Valley National Bank, 327 A.2d 719 (N.H. 1974).
Shack v. Weissbard, 33 A.2d 571 (N.J. 1943).
Teston v. Teston, 217 S.E.2d 498 (Ga. 1975).
Wayburn v. Smith, 239 S.E.2d 890 (S.C. 1977).
© 2017 Cengage Learning®. May not be scanned, copied or duplicated, or posted to a publicly accessible website, in whole or in part, except for use as
permitted in a license distributed with a certain product or service or otherwise on a password-protected website or school-approved learning
management system for classroom use.
- 10 -
LECTURE OUTLINE:
I. Land Interests: Freehold Estates and Accompanying Future Interests
FIGURE 2.1 AND POWERPOINT SLIDE 2-1 PROVIDE AN OVERVIEW OF ALL PRESENT AND FUTURE LAND
INTERESTS.
A. Freehold Estates – USE POWERPOINT SLIDES 2-2, 2-3, 2-4, AND 2-5
1. Freehold estate – unlimited in duration
2. Fee – is inheritable
B. Fee Simple Absolute Ownership
1. Greatest degree of land ownership
a. Can transfer title – inter vivos or by will

b. Can pledge property
c. No one holds any future interest in it
2. Created by language "To A" or "To A and his heirs."
C. Fee Simple Defeasible – unlimited or uncertain in duration with the potential of termination
1. Fee Simple Determinable and Possibility of Reverter
a. Has an attached use restriction

b. Compliance with the restriction is required or the estate is automatically terminated
c. Examples
"To A so long as the property is used for grazing."
"To State University so long as the property is used for a golf course."
"To Mesa School District for the time that the property is used for a Lehi school."
2. Possibility of Reverter – The Fee Simple Determinable Future Interest
a. Future interest is fee simple determinable

b. Future interest in the grantor
c. Creation – "To A so long as the property is used for a playground."
d. Can be transferred inter vivos or at death
e. Statutory restrictions
i. Some states limit effectiveness of restriction – 40 years

ii. Other states require that documents reflecting the restriction be recorded
iii. Constitutionality of statutes has been questioned
3. Fee Simple Subject to a Condition Subsequent
a. Has an attached use restriction

b. Compliance with the restriction is required or the grantor can terminate the estate by retaking
possession and title
c. Examples
"To A on the condition that A is married, but if A should ever divorce, the grantor may enter
and possess the property."
"To A subject to the condition that no dancing ever occur on the property."
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"To A provided that the premises are always used for a Lutheran church."
NOTE: Be certain the students understand that the distinction between a fee simple determinable and a fee simple
subject to a condition subsequent is that the fee simple determinable automatically terminates upon violation
of the use restriction. A fee simple subject to a condition subsequent terminates only if the grantor re-enters
and takes the property back (generally through a quiet title action). The determination is based on the
choice of language; a reflection of the parties' intent.
4. Right of Entry/Power of Termination
a. Future interest that goes with a fee simple subject to a condition subsequent
b. Grantor's future interest
c. Creation – "To the city of Minneapolis on the condition that the land be used for a city park,
and should the land ever be used for another purpose, I reserve the right to re-enter and take
possession of and title to the property."
d. Different from the possibility of reverter in that the grantor must take action to obtain
possessory rights of the future interest whereas the possibility of reverter is automatically
vested in the grantor at the time of the restriction violation
e. Grantor can make inter vivos transfer or transfer by will
f. Some states have restrictions similar to those noted under the possibility of reverter
g. Distinctions between possibility of reverter and right of entry or power of termination
i. Possibility of reverter uses timing language – "so long as", "until"

ii. Right of entry/power of termination uses conditional language – "if", "provided that", "only
if", "on the condition that"
iii. Many states carry a presumption for the right of entry so that land interests are not
automatically lost with the resulting confusion
CASE BRIEF: Rogers v. U.S.

101 Fed. Cl. 287 (Fla. 2011)
FACTS: Congress enacted the Trails Act to preserve shrinking rail trackage by converting unused rights-of-
way to recreational trails. The railroads were granted rights-of-way (easements – see Chapter 5) with
the following language in the conveyance:
[Grantor] does hereby remise, release, and forever quit claim unto the SEABOARD AIR
LINE RAILWAY ... a right of way for railroad purposes over and across the following
described parcels of land....
This conveyance is made upon the express condition, however that if the Seaboard Air Line
Railway shall not construct upon said land and commence the operation thereon [within]
one year of the date hereof of a line of railroad, or, if at any time thereafter the said Seaboard
Air Line Railway shall abandon said land for railroad purposes then the above described
pieces and parcels of land shall [ipso facto] revert to and again become the property of the
undersigned, his heirs, administrators and assigns.
Several landowners (plaintiffs) brought suit challenging the federal government’s rails-to-trails
program on the grounds that it was an uncompensated taking of their property.
ISSUE: Who owned the easement?
DECISION: The landowners owned the easement because the interest reverted back to them when the
railroads ceased operations. They had full fee simple title and for the federal government to
convert the rails to trails was a taking of their property. The court held that the property owners are
entitled to compensation because of the taking of their property for trails.
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ANSWERS TO CASE QUESTIONS:
1. What type of land interest was granted for the railroad easement? The grant was a fee simple
determinable, with a possibility of reverter in the grantor if the railroad use discontinued.
2. What happened to title to the easement when the railroads quit using the rights-of-way for railroad use?
Because it was a fee simple determinable, the full fee simple interest was back in the grantor because the
future interest of a possibility of reverter merged with the original title. They owned the property free and
clear of the railroad easement.
3. What advice could you give to landowners who have limited use easements that they have granted to
others? They need to be checking on how and when the easement is used and then understand their
rights if the use stops (abandonment) or the use changes. If either happens, then they have full title to the
property.
ANSWER TO CONSIDER (2.1):
The court found for the Ator heir. Below is the court’s explanation:
It is undisputed that by operation of the 1954 Warranty Deed, Thelma Ator conveyed to School District a
determinable fee simple in the Subject Land and retained a transferable possibility of reverter. A
determinable fee simple, also known as a determinable fee upon conditional limitation, “is a fee simple
except that it is immediately terminated by the happening of some possible event, subsequently. The estate
remaining in the grantor after the conveyance of such an estate is a possibility of reverter which he may
convey, it being considered an interest in the land.” In contrast, a fee simple subject to condition subsequent
“may be terminated by the grantor by re-entry upon the happening of some possible event, subsequently.
What remains to the grantor after the conveyance of such an estate is a power [of re-entry] ... which is not
an interest in the land and is not sufficiently in esse to be subject of conveyance.” Breach of a conditional
limitation triggers automatic reversion of land, whereas breach of a condition subsequent results in forfeiture.
The question before us is one of contract interpretation − whether a condition has occurred within the meaning
of the 1954 Agreement and Warranty Deed triggering automatic reversion of the Subject Property to Plaintiff
Ator.
School District argues the “spirit” of the Agreement was to benefit children by promoting football and providing
School District with land on which students could practice and play the game. School District insists
these objectives currently are being met by its use of the Subject Property for eighth and ninth-grade football
practices as well as for FOR practices and games. School District points out that none of these goals
would be advanced if Plaintiff Ator assumed control of the Subject Property, demolished the stadium, and
prevented children from playing football there. School District notes the 1954 Agreement contains five express
references to “the students” of School District, but no references to the high school, its varsity football
team, or to the age or grade level of football players. School District maintains FOR football games are played
“in the manner and form generally employed by high schools” as required by the Agreement.
Plaintiff Ator counters there is no evidence Thelma Ator intended to donate the land for the promotion of
football in general. Rather, the express language of the conveyance indicates she hoped to correct School
District's inability to “institute and conduct in its school system a fully organized and regularly scheduled
program of football training and football games” by giving it property on which to “own or maintain a football
field, stadium or other facility for the use of the students of said school district in the practice and playing of
football.” He stresses it was School District's choice to build a new stadium on separate property rather than
renovate and expand the facilities on the Subject Property in keeping with its contractual obligations under
the 1954 Agreement and Warranty Deed. Plaintiff Ator argues School District cannot rely on FOR's use of
the Subject Property to bootstrap itself into alleged compliance with the terms of the conditional grant.
We agree with Plaintiff Ator. The plain language of the 1954 Agreement and Warranty Deed indicates that
Thelma Ator intended for School District, not any other entity, to (1) maintain “upon said property a fully
organized football program;” (2) use the Subject Property “for the playing of a complete program of regularly
scheduled football games and contests during each school year,” and (3) “maintain a regularly organized
football program upon said property comparable in quality and standards to similar programs maintained in
other communities of like size.” It is undisputed none of School District's football teams have played any
football games at Ator Field since 2001. The plain fact is School District no longer maintains upon the
Subject Property a fully organized football program of regularly scheduled football games as required by the
1954 Agreement and Warranty Deed. We agree with the trial court that School District cannot rely on FOR
- 13 -
as its surrogate to avoid reversion of the Subject Property to Plaintiff Ator. Ator v. Unknown Heirs, Personal
Representatives, Devisees, Trustees, Successors and Assigns of Ator, 146 P. 3d 821 (Ok. App. 2006).
a. Fee simple determinable and the future interest is a possibility of reverter.

b. Fee simple subject to a condition subsequent and the future interest is a right of entry/power of termination.
c. Fee simple determinable and the future interest is a possibility of reverter.
d. Fee simple determinable and the future interest is a possibility of reverter.
D. Fee Tail Ownership – USE POWERPOINT SLIDE 2-6
1. Uncertain or unlimited in duration
2. Inheritable but only by bloodline or lineal descendants such as children, grandchildren and great
grandchildren
3. Created by language such as, "To A and the heirs of his body."
4. Legislation
a. More than 20 states treat fee tails as fee simple absolutes

b. Other states have statutes (disentailing devices) which permit the removal of the fee tail
restrictions
c. Other states treat it as a life estate
d. Three states recognize and enforce fee tails
e. Still recognize fee tails created before these statutes were passed
E. Life Estate Ownership – USE POWERPOINT SLIDE 2-7
1. Creation
a. Freehold – lasts only as long as the life of the holder or another measuring life
b. Uncertain in length
c. Examples:
"To A for life." − conventional life estate
"To A for the life of B." − life estate pur autre vie – B is the cestui or measuring life and holds
no interest
d. Can be an effective estate planning device to provide for a surviving spouse and still leave
funds for the children
i. Fee simple determinable

ii. Fee simple subject to a condition subsequent
iii. Fee simple determinable
USE POWERPOINT SLIDE 2-8 TO REVIEW ALL TYPES OF INTERESTS.
2. Rights of life tenants
a. Exclusive possession during their lives

b. Obligation not to destroy the property or commit waste
c. Protect interests of those who will own the land in the future
Examples:
- 14 -
Life tenant on a farm depleting the soil by failure to use proper agricultural techniques
Life tenant of a residence failing to maintain property with resulting water damage
Timber example from the text
d. Life tenants can transfer their interests
i. only while they are alive

ii. cannot transfer by will
iii. creditors have security in property only so long as life tenant is alive
e. Tax payments on life estate allocated in each state
F. Reversions – USE POWERPOINT SLIDE 2-9
1. Follows a lesser estate – life estate
2. Future interest in the grantor
3. Creation – "To my husband for his life"
When the husband dies, title to the property reverts back to the grantor
4. Also follows the termination of non-freehold estates such as a tenancy for years or periodic tenancy
G. Remainders – USE POWERPOINT SLIDE 2-10
1. Follow the termination of a lesser estate – life estate
2. Future interest in one other than the grantor
3. Creation
"To my husband for life, then to my daughter, Samantha."
4. Vested remainders
a. Remainder given to persons in existence who have the immediate right to the land interest
when the life estate terminates
b. Example:
"To my husband for his life, then to my daughter, Samantha."
Samantha holds a vested interest because:
i. She is in existence at time of grant

ii. Upon her father's death, she has the right to the property
5. Vested Remainder Subject to Partial Divestment
a. Remainder given to person or persons in existence, but there could be more persons added so
that the interest of each remainderman can decline
b. Generally covers a remainder given to a group
c. Example: "To my brother for life, then to my brother's children. At the time of the grant, the
brother is alive and has two children. At the time of the grant the two children are ascertained
and will be entitled to their interest of 1/2 upon their father's death. However, there could be
more children born after the grant and the two children would only get 1/3 or 1/4 as opposed to
1/2 if more children are born
d. Vested remainders subject to complete divestment
- 15 -
i. Remainder given to person in existence which will automatically vest when prior estate
terminates
ii. However, condition subsequent could cause a complete loss of the remainder
iii. Example:
"To my husband for his life, then to my daughter provided she is married." The daughter's
interest is vested and automatic, but if she is not married, she can lose the interest
completely.
6. Contingent Remainders
a. Taker is unascertained – "To my wife for life, then to the first child of mine to reach age 21."
Uncertain which child will be the first to reach age 21
b. Condition precedent – "To my wife for life, then if my daughter has graduated from college, to
my daughter." The daughter's interest does not automatically follow the life estate, it is
preceded by a condition.
DISTINCTION: Complete divestment vs. contingent remainder. In contingent remainder, the

condition precedes the remainder grant. In a vested subject to complete divestment, the
condition follows the grant.
c. All remainders are transferable – inter vivos or testamentary
The court held that the will did not provide for termination of life estate if property was used for business purposes or
as a bed and breakfast or leased; and the will granted former resident a life estate in the property subject to termination
in the event that she chose not to live there.
In other words, the use for business purposes did not terminate her life estate, but she then had to live there. If she
did not live there, the life estate terminated. Below is an excerpt from the opinion:
“An estate in fee simple determinable is created by a limitation in a fee simple conveyance which provides
that the estate shall automatically expire upon the occurrence of a certain subsequent event.” Station
Assoc., Inc. v. Dare County, 350 N.C. 367, 370, 513 S.E.2d 789, 792 (1999) (citing Elmore v. Austin, 232
N.C. 13, 20-21, 59 S.E.2d 205, 211 (1950)). “Like a fee, a life estate may be defeasible if its continued
existence is conditional.” Brinkley v. Day, 88 N.C.App. 101, 106, 362 S.E.2d 587, 590 (1987) (citing
Blackwood v. Blackwood, 237 N.C. 726, 76 S.E.2d 122 (1953)). “The law does not favor a construction of
the language in a deed which will constitute a condition subsequent unless the intention of the parties to create
such a restriction upon the title is clearly manifested.” Washington City Board of Education v. Edgerton,
244 N.C. 576, 578, 94 S.E.2d 661, 664, (1956). For that reason, the Supreme Court “has declined to recognize
reversionary interests in deeds that do not contain express and unambiguous language of reversion or
termination upon condition broken” and has “stated repeatedly that a mere expression of the purpose for which
the property is to be used without provision for forfeiture or reentry is insufficient to create an estate on
condition....” Station Assoc., 350 N.C. at 370, 371, 513 S.E.2d at 792, 793. However, “in those cases in which
the deed contained express and unambiguous language of reversion or termination, we have construed a
deed to convey a determinable fee or fee on condition subsequent.” Id., 350 N.C. at 371-72,
513 S.E.2d at 793. “The language of termination necessary to create a fee simple determinable need not
conform to any ‘set formula’” as long as “‘any words expressive of the grantor's intent that the estate shall
terminate on the occurrence of the event’ or that ‘on the cessation of [a specified] use, the estate shall end,’”
are used. Id., 350 N.C. at 373-74, 513 S.E.2d at 794 (quoting Lackey v. Hamlet City Board of Education, 258
N.C. 460, 464, 128 S.E.2d 806, 809 (1963), and Charlotte Park and Recreation Commission v. Barringer,
242 N.C. 311, 317, 88 S.E.2d 114, 120 (1955), cert. denied sub nom., 350 U.S. 983, 76 S.Ct. 469, 100 L.Ed.
851 (1956)). As a result, the fundamental question that we must resolve in construing Item II.B.6 of Ms. Jones'
will is determining whether it clearly expresses an intent that the life estate granted to Ms. Frejlach would
automatically terminate upon the occurrence of one or more of the events described there.
It is an elementary rule ... that the intention of the testat[rix] is the polar star which is to guide in the
interpretation of all wills, and, when ascertained, effect will be given to it unless it violates some rule of law,
or is contrary to public policy. In determining the testat[rix]'s intention, the primary source is the language
- 16 -
used by the testat[rix]. Isolated clauses are not to be considered out of context, but rather the entire will is to
be examined as a whole so as to ascertain the general plan of the testat[rix].
Edmunds v. Edmunds, 194 N.C.App. 425, 433, 669 S.E.2d 874, 879 (2008), aff'd per curiam, 363 N.C. 740,
686 S.E.2d 150 (2009) (quoting Pittman v. Thomas, 307 N.C. 485, 492, 299 S.E.2d 207, 211 (1983) (internal
quotations omitted)). “The intent of the testat[rix] must be gathered from the four corners of the will and the
circumstances attending its execution.” Ward v. Ward, 88 N.C.App. 267, 269, 362 S.E.2d 847, 849 (1987),
disc. review denied, 322 N.C. 115, 367 S.E.2d 921 (1988) (citation omitted). When interpreting a will, “every
word and clause must, if possible, be given effect and apparent conflicts reconciled.” Slater v. Lineberry, 89
N.C.App. 558, 559, 366 S.E.2d 608, 610 (1988).
A careful analysis of the language of Item II.B.6 of Ms. Jones' will discloses that those portions of the will
providing that “[t]he house is not to be used for a business or Bed and Breakfast and is not to be leased out
by [Ms.] Frejlach” are unaccompanied by any “express and unambiguous language of reversion or termination
upon condition broken,” Station Assoc., 350 N.C. at 370, 513 S.E.2d at 793, and amount to “a mere expression
of the purpose for which the property is to be used without provision for forfeiture or reentry.” Id. at 371, 513
S.E.2d at 793. We are particularly persuaded of the correctness of this conclusion given the Supreme Court's
clear statement that the creation of defeasible interests is disfavored. As a result, we conclude that the trial
court erred by construing Item II.B.6 to provide that Ms. Frejlach's life estate terminates if she “uses the house
or property for business purposes or as a bed and breakfast” or if she “leases the house or property.”
On the other hand, the language providing that Ms. Jones “give[s] the right for life to [Ms.] Frejlach to live in
the house” located on Gardner Road and that, “if [Ms.] Frejlach declines to exercise this right, I give this 11
acres of property to” Ms. Hagaman is not merely precatory. We are unable to understand the “right” to be
“exercised” as anything other than Ms. Frejlach's right to live on the Gardner Road property. Although this
portion of Item II.B.6 lacks some of the language that is frequently found in instruments creating defeasible
interests, such as “so long as” or “on the condition that,” the relevant provisions of Item II.B.6 do clearly state
that, in the event that Ms. Frejlach does not “exercise this right” to live on the property, it goes to Ms. Hagaman.
As a result, we are unable to avoid the conclusion that Item II.B.6 of Ms. Jones' will does grant Ms. Frejlach
a life estate in the Gardner Road property that is subject to termination in the event that she chooses not to
live there.
Our dissenting colleague rejects this reading of Item II.B.6 of Ms. Jones' will on the grounds that, “[r]eading
the devise in the sequence transcribed by the testatrix, it appears that Ms. Jones' intent was merely to
devise appellant Frejlach a life estate in which the testatrix desired her to live in the house” and that, “[a]t best,
the devise to appellant in item II, paragraph (B)(6) would be defeasible only upon appellant Frejlach's death
or her declining to exercise her right to the devised property, at which point the property would vest in appellee
Hagaman.” As a result, the dissent concludes that “this language would essentially create a ‘plain vanilla’ life
estate, because any life estate devised is only defeasible upon the death of the life tenant or upon a
devisee's decision to renounce the estate.” We are not persuaded by this logic because it fails to give
sufficient effect to Ms. Jones' very specific and repeated use of the word “live.” As used in this context, “live”
means “to make one's dwelling; reside.” Webster's New World Dictionary of the American Language,
857 (1957). We believe that, under the canons of construction discussed above, we must assume that Ms.
Jones chose her words carefully and intended to use the language that she used. In the event that one accepts
the logic of our dissenting colleague, Ms. Frejlach could retain a life estate in the Gardner Road property
without ever setting foot on the premises, a result which we have difficulty squaring with Ms. Jones' explicit
statement that she gave Ms. Frejlach the right “to live in the house” located on Gardner Road “for life” and
that, if Ms. Frejlach “declines to exercise this right, I give this 11 acres of property to” Ms. Hagaman. Thus,
since the logic adopted by our dissenting colleague does not give effect to what we believe to be Ms. Jones'
clear intention to divest Ms. Frejlach of her life estate in the event that she failed to live on the Gardner
Road property, we do not find the approach taken in the dissent persuasive. Nelson v. Bennett, 694
S.E.2d 771 (N.C. App. 2010).
a. A – life estate
B – vested remainder
b. A – life estate
B – vested remainders (language "and his heirs" is simply fee simple absolute language
- 17 -
c. B – life estate
A – contingent remainder
Grantor – possible reversion if A is not married at B's death
d. A – life estate
B's heirs – contingent remainder since heirs are unascertainable until death
e. A – life estate
B – vested remainder subject to complete divestment (C's interest is discussed later)
H. Executory interests
1. Future interest in one other than the grantor which is not a remainder
2. Creation
a. Two fee simples; possibility of reverter is given by the grantor to another
"To A so long as the premises are used for a school, but if they are ever not so used, to my
son, B."
b. Gap between present interests and future interests
"To A for life, then in five years after A's death to A's child."
A holds a life estate but A's child's interest will not be possessory for five years; thus the gap
prevents A's child from holding a remainder
c. Future freehold interest
"To my wife in fee simple in 10 years."
There is no present interest and the wife's future interest is not a remainder.
ANSWERS TO CONSIDER (2.5):
USE POWERPOINT SLIDES 2-11, 2-12, 2-13, AND 2-14.
a. Life estate
b. Fee simple absolute
c. Fee simple absolute (in most states)
d. Fee simple absolute to two people
e. Fee tail female
f. Fee simple subject to a condition subsequent
g. Fee simple subject to a condition subsequent
h. Fee simple determinable
i. Life estate
j. Fee simple determinable
k. Fee tail (female)
l. Life estate pur autre vie
m. Fee simple determinable
n. Fee tail
o. Fee tail
p. Fee simple determinable
USE FIGURE 2.2 FOR REVIEW.
II. Special Rules Governing Interests in Land – USE POWERPOINT SLIDES 2-15, 2-16, AND 2-17
A. Rule in Shelley's Case
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1. "To my wife for life, remainder to the heirs of my wife."
2. Ordinary construction – wife has life estate; heirs have a contingent remainder
3. Shelley's case merges life estate with contingent remainder and wife thus has a fee simple
4. Some states have abolished the rule in Shelley's case so that the two estates are not merged and
the ordinary construction applies
CASE BRIEF: Lusk v. Broyles

694 So.2d 4 (Ala. Civ. App. 1997)
FACTS: Andy Lusk and Mary Eliza Lusk (1949)

130 acres (Parcel One)
Howard Lusk (descendent of Elizabeth Broyles, Charles Lusk and Homer Lusk)
Andy Lusk and Mary Eliza Lusk (1952)

40 acres (Parcel Two)
Howard Lusk (1994)

(Parcels One and Two)
Howard Lusk and Ruth Lusk (his wife)

as J/T with ROS
Howard died and the property was given to Howard’s descendants and Ruth was left out.
ISSUE ON
APPEAL: Did Howard hold fee simple or life estate interests?
DECISION: The rule in Shelley’s case is not followed in Alabama. Hence, Howard had a life estate which
terminated upon his death. Ruth has no interest.
1. How does Ruth Lusk claim an interest? Ruth was deeded the property by Howard with her and Howard as J/T
with ROS. The Rule in Shelley’s case merged the interests and gave Howard a fee simple absolute.
2. Who are the owners of the property if the Rule in Shelley's Case applies and who are the owners if the Alabama
statute applies? The statute in Alabama returns the grant to a life estate and remainder, thus ignoring the Rule
in Shelley’s case and leaving no interest after Howard’s death.
3. What language is controlling in determining the intent of the grantors? It was their intention “to convey to said
R.H. Lusk only a life estate in and to [Parcel Two], with remainder to his bodily heirs.”
B. Doctrine of Worthier Title (DOWT)
1. "To A for life, remainder to my heirs."
2. Ordinary construction – A has life estate
Heirs have either vested or contingent remainder depending upon whether the grantor is still alive
3. DOWT – A has life estate
Grantor holds reversion; heirs hold nothing
4. Some states have abolished the rule or courts are permitted to interpret the grantor's true intent
C. Rule Against Perpetuities (RAP)
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1. Rule limiting the time the grantor can control the property being transferred
2. Applicable only to
a. Executory interests
b. Contingent remainders
3. Interest must vest within lives and being plus 21 years
4. Use text example
"To my children for life, remainder to any and all of my grandchildren who reach 21." (Grant is
made in a will)
Step 1 – Children have life estate; grandchildren are unascertained and also must wait to take
interest. There is a gap in seisin – executory interest
Step 2 – Since executory interest exists, RAP applies
Step 3 – Vesting would occur when last grandchild reached age 21
Step 4 – Lives in being are those given the life estate or those who are in existence at the time of
the grant (cannot be grantor; grantor is dead)
Step 5 – When last child dies – no more grandchildren; thus interest would vest within 21 years
after death of last child
Step 6 – No violation – 21-year maximum met
CASE BRIEF: Kennewick Public Hosp. Dist. v. Hawe

214 P.3d 163 (Wash. App. 2009)
FACTS: Albert M. Luth executed a last will and testament in 1957. He devised his Benton County real
property to the Kennewick Public Hospital District:
I now give, devise and bequeath all of my right, title and interest in and to any real
property owned by me at the time of my death within the County of Benton, State of
Washington, to the Kennewick Public Hospital District, a municipal corporation, to keep
and maintain the same, to collect the rents, issues and profits therefrom and to expend the
income therefrom in the up-keep, maintenance and improvement of the hospital building
and grounds as in the judgment of the duly elected commissioners of said hospital district
seems best. I now direct that the real property shall not be sold but shall be retained as an
investment. This devise is in perpetuity, and the property shall at no time be transferred,
incumbered [sic] or otherwise alienated from the purposes herein expressed and intended,
and if the same or any part thereof, shall at any time be conveyed, transferred or incumbered
[sic], by deed, mortgage or otherwise, then in such case I do devise all of the above
mentioned real estate to the County of Benton, and in default thereof, to the State of
Washington.
Mr. Luth devised one-quarter of the remainder of his estate to his niece, Laura Hurd; one-quarter to
his nephew, Norval Havercroft; and one-half to his sister, Alice Hawe. Mr. Luth died in 1961. In
1978, Ms. Hurd executed a will that left her estate to the Diocese. Ms. Hurd died in the 1980s.
The Hospital sued to quiet title to the property in 2006. Benton County and the State both waived
any interest. The court entered default judgments to quiet title against all heirs and others, except
the Diocese. The Diocese and the Hospital filed cross-motions for summary judgment in 2008. The
court concluded that the Hospital held the property in fee simple absolute and granted summary
judgment for the Hospital quieting title. The Diocese appealed.
ISSUE ON What happens to a gift when the grantor has violated the RAP? Who gets title to the land and
APPEAL: what type of interest is it?
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DECISION: The executory interest violates Washington's version of the rule against perpetuities and is
therefore void.
The Diocese argues that Mr. Luth's will conveyed a fee simple determinable estate to the Hospital.
And the effect of that was to transfer the property to Ms. Hurd's estate under the residuary clause in
Mr. Luth's will, if and when the Hospital violates the prohibitions in the will against transfer.
The rule against perpetuities requires that future estates vest or fail within “a life or lives in being at
the time of the testator's death and twenty-one years thereafter.” Otherwise, the limitation is void.
So Mr. Luth's devise of a future estate to the County and State fails under the rule against perpetuities
because their interest may vest or fail into perpetuity.
A conveyance of a fee simple estate may employ language of either “executory limitation” or
“special limitation” to cause the created interest to automatically expire upon the occurrence of a
stated event. Language creating a fee simple subject to executory limitation must “express[ ] an intent
of the conveyor that, on the occurrence of a stated event, an estate in fee simple contemporaneously
conveyed or retained by the conveyor is to terminate in favor of an estate created in a person other
than the conveyor.” By contrast, “[a] fee simple determinable, also called a determinable fee simple,
is an estate that automatically terminates on the happening of a stated event and reverts to the
grantor by operation of law.”
The effect of striking the County's and State's interest in the subject property is removal of the
condition of defeasibility. We then agree with the trial judge that the resulting interest is fee simple
absolute.
We affirm the summary judgment in favor of the Hospital.
1. Explain which of the types of interests in land the court discusses in making its decision. The Diocese argues
that once the rule against perpetuities invalidated the County's and State's interest, Mr. Luth's devise became a
fee simple determinable estate that reserves the right of reverter for Mr. Luth and his heirs. The Hospital
characterizes the language in Mr. Luth's will as an attempt to devise an estate subject to executory limitation. So
when the court struck the limitation, a fee simple absolute remained.
2. Why does the clause granting the rights violate the RAP? Because the interest, which was executor, could not
vest within lives and being plus 21 years – it went on forever.
3. Is there anything that could have been part of the will that would have prevented the litigation? A saving clause –
if anything in the will violates the RAP, then provide for a contingent disposition and make it clear.
Step 1 – Children have life estate, grandchildren have executory interest

Step 2 – RAP applies to executory interests
Step 3 – Same – interest would vest when last grandchild reaches age 21
Step 4 – Childrens' lives will again be the measuring lives along with grantor, since grantor is alive
Step 5 – Since the grantor is still alive, it is possible that additional children could be born (this is a possibility even if
the grantor is 80 under RAP (the fertile octogenarian)). These children would not be included in the
measuring lives and a date scenario would be as follows:
Grant is made – 1952

Grantor has 4 children at the time – A, B, C, D
Child E is born – 1965
A and B die – 1972 (have 2 children – G and H respectively)
C and D die – 1980 (have 2 children – X and Y respectively)
E's child Z is born – 1987
Although G, H, X and Y will be 21 years old within the proper period, Z will not be 21 until 2008, which is 36
years after A and B's death and 28 years after C and D's death
Step 6 – The rule is violated because of a potential child.
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Emphasize that the rule is violated even if the theoretical Child E is never born. Rule turns on possibilities, not
realities.
USE FIGURE 2.3 TO REVIEW FUTURE INTERESTS.
III. Land Interests – Nonfreehold Estates
Limited in duration and non-inheritable
IV. Economics of Land Interests (Review Posner article with students)
A. New Ownership Rights Needed to Provide Incentives
B. Discuss Example of Farmer's Sale to Maximize Profitability and Return on Investment
C. Efficient Economic Land Systems
1. Must be universal
2. Must provide for exclusive rights – protection of land interests – use and possession
3. Transferability
USE POWERPOINT SLIDE 2-18 TO DISCUSS RICHARD POSNER'S ARTICLE.
ANSWERS TO DISCUSSION QUESTIONS:
1. How do property rights serve to protect and "incent" landowners? By giving them exclusive rights in the land and
its products – crops.
2. Why is it sometimes more economically efficient for a property owner to transfer property? Second party may
make the land more productive because he may be a better farmer than the first party.
3. What are the three criteria of an efficient system of property rights? Universality; exclusivity; transferability.
ANSWERS TO CHAPTER PROBLEMS:
1. Fee simple determinable; must use it for an incinerator or lose the land. Proctor v. Inland Shores, Inc., 373
S.E.2d 268 (Ga. 1988).
2. The court reasoned that the termination of a fee simple determinable determined title to the mineral estate. The
only factual issue is whether Grizzle had ceased operations – if he had, then title reverted back to Ramsey and
he had the right to extract minerals. Ramsey v. Grizzle, 313 S.W.3d 498 (Tex. App. 2010).
3. The basic issue raised on the appeal is this: Does the fact that the Kinney County State Lake located on the
land no longer contains a body of water of 150 acres serve as a basis for the activation of the reversion clause
so as to terminate the State's title to the real estate and cause title to revert to the plaintiffs? In order to determine
this basic issue it would be helpful to consider certain general principles of law which are applicable in cases
involving reversion clauses. In this case, the State, as grantee, owns a determinable or qualified fee in real
estate which has all the attributes of a fee simple except it is subject to being defeated by the happening of a
condition which is to terminate the estate. An estate in fee simple determinable is created by any limitation which:
(1) creates an estate in fee simple and (2) provides that the estate shall automatically expire upon the
occurrence of the stated event.
In the past, this court has determined issues involving estates in fee simple determinable. In Curtis v. Board of
Education, 43 Kan. 138, 144, 23 P. 98 (1890), it was stated that the authorities are uniform that an estate upon
condition subsequent, which estate after having been fully vested may be defeated by a breach of the condition,
is never favored in law, and that no deed will be construed to create such an estate unless the language to that
effect is so clear that no room is left for any other construction. In Ritchie v. K.N. & D. Rly. Co., 55 Kan. 36, 57,
- 22 -
39 P. 718 (1895), it was held that an instrument containing a condition subsequent, working a forfeiture of an
estate, is to be strictly construed and its terms will never be extended by construction. This general rule is based
upon the theory that, since a deed is the act of the grantor, it will be construed most strongly against him. See
Rose v. School District No. 94, 162 Kan. 720, 726, 179 P.2d 181 (1947). Where, however, a deed clearly creates
a fee simple determinable and reserves a reversionary interest in the grantor, such provisions will be enforced.
See, for example, Thompson v. Godfrey, 191 Kan. 102, 379 P.2d 269 (1963).
The clause of reversion contained in paragraph six of the warranty deed requires that the premises be used by
the State, as grantee, as a “public forestry, fish and game preserve and recreational state park.” At the time the
deed was executed, the statutes of Kansas provided for the establishment of public forestry, fish and game
preserves, and recreational grounds. G.S. 1935, 32-215 authorized the forestry, fish and game commission, among
other things, to establish, maintain, and provide for sanctuaries, in which game, game birds, fur-bearing animals
or fish may breed or rest; to replenish hunting and trapping grounds and water or fishing waters; and to establish,
maintain, and improve recreational grounds for the purpose of affording recreational facilities for the citizens of
Kansas. That statute was enacted in 1927 and was in full force and effect at the time the warranty deed was
executed in the present case.
These same basic powers are given to the fish and game commission today by virtue of our present statutes in
K.S.A. 32-201 et seq.
G.S. 1935, 32-214 gave the forestry, fish and game commission broad power and authority to acquire lands by
donation or by purchase for the purpose of establishing and maintaining the same as a public forestry, recreational
grounds, and fish and game preserves; to acquire or provide for the building of reservoirs, dam or lakes for
impounding water and for providing for the planting of forestry trees; to supervise building and construction
work of all kinds; to plant forestry trees and to make improvements on the property including the upkeep of roads
and to do all and anything possible to carry out the intent of the act. Thus, by statute, the fish and game
commission, acting on behalf of the State, is obviously vested with great power and discretion in using donated
lands for a public forestry, fish and game preserve or a recreational state park.
In the City of Wichita v. Clapp, 125 Kan. 100, 263 P. 12 (1928), it was held that the use of a portion of a public
park as an airport came within the proper and legitimate uses for which public parks are created. In the opinion,
at page 101, the court discussed the meaning of the term “park purposes.” The court stated:
“The specific question for consideration is whether park purposes may include an airport or landing field
for airplanes. Under various authorities, the expression ‘park purposes' has been held to include a race
track, a tourist camp, bridle trails, boating, bathing, refreshment and lunch stands, providing bathing suits,
towels and rooms for bathers, dressing pavilion, waiting room for street cars, refreshment and shelter
room for the public, grandstand, ball games, baseball diamond, race meets, tennis courts, croquet
grounds, children's playgrounds, hotels, restaurants, museums, art galleries, zoological and botanical
gardens, conservatories, and many other recreational and educational facilities. In Bailey v. City of
Topeka, 97 Kan. 327, 330, 154 P. 1014, this court quoted approvingly from Dillon on Municipal
Corporations, to the effect that:
“‘A park may be devoted to any use which tends to promote popular enjoyment and
recreation.’ (Dillon, Municipal Corporations, 5th ed. § 1096, p. 1749.)”
In 1955, the legislature provided for a state park and resources authority (K.S.A. 74-4501 et seq). The legislature
gave broad and comprehensive definitions to the terms “state park” and “park facilities.” See K.S.A. 74-4502(d)
and (e).
These various statutes and authorities are cited to show the broad interpretation which has been given to the terms
“forestry, fish and game preserve and recreational state park.” The trial court in this case granted partial summary
judgment in favor of the defendants, holding that the terms of the deed do not support a forfeiture of the State's
interest in the property simply because the lake constructed on the premises contained a body of water of less
than 150 acres prior to and subsequent to the filing of this action. We agree with the trial court. The deed should
be construed to require only that the State in good faith maintain the property as a public forestry, fish and game
facility and as a recreational state park. The grantor obviously had in mind an area dedicated to the protection
and conservation of natural surroundings, game and fish, and a place where the people could enjoy such
natural beauties. The lake is an important factor to be considered in determining whether the State in good faith
has maintained the entire property for the intended uses. The maintenance of the lake, however, is not the
controlling consideration but is only a part of the big picture. Under the circumstances, we hold that the trial court
correctly held that the State of Kansas had not forfeited its title to the land simply because the quantity of
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water contained in the lake has not been sufficient to completely fill an area of 150 acres. The quantity of water
contained in the lake is bound to vary from year to year depending upon the amount of rainfall and any other
available sources of water in the area.
As noted above, however, the trial court, instead of restricting its decision to a partial summary judgment on the
single issue presented, found that all other issues in the case were moot and that judgment should be rendered
in favor of the defendants and against the plaintiffs “on their cause of action.” We hold that, in entering that
judgment, the trial court committed reversible error. The final summary judgment rendered was erroneous because
it was prematurely granted and denied to the parties the opportunity to complete their discovery and present
evidence on the ultimate factual issue presented in the case: Whether the state has in good faith used and
maintained the premises for the intended purposes.
In Lawrence v. Deemy, 204 Kan. 299, 461 P.2d 770 (1969), this court reviewed our law relating to summary
judgment and stated as follows:
“Generally before a summary [judgment] may be granted, the record before the court must show
conclusively that there remains no genuine issue as to a material fact, and that the moving party is entitled
to judgment as a matter of law. A mere surmise or belief on the part of the trial court, no matter how
reasonable, that a party cannot prevail upon a trial will not warrant a summary judgment if there remains
a dispute as to a material fact which is not clearly shown to be sham, frivolous, or so unsubstantial
that it would be futile to try the case (Knowles v. Klase, 204 Kan. 156, 460 P.2d 444; Green v.
Kaesler-Allen Lumber Co., 197 Kan. 788, 420 P.2d 1019.) The manifest purpose of a summary
judgment is to obviate delay where there is no real issue of fact. A court should never attempt to determine
the factual issues on a motion for summary judgment, but should search the record for the purpose of
determining whether factual issues do exist. If there is a reasonable doubt as to their existence, a motion
for summary judgment will not lie. (Secrist v. Turley, 196 Kan. 572, 412 P.2d 976.) A court, in making its
determination, must give to the party against whom summary judgment is sought the benefit of all
inferences that may be drawn from the facts under consideration. (Shehi v. Southwest Rentals, Inc., 199
Kan. 265, 428 P.2d 838; Jarnagin v. Ditus, 198 Kan. 413, 424 P.2d 265; Brick v. City of Wichita, 195 Kan.
206, 403 P.2d 964.)
“Regardless of how refined or sophisticated we attempt to state the summary judgment rule, we always
return to the language of the statute itself (K.S.A. 60-256[c] ) – there must remain ‘no genuine issue as
to any material fact.’ ” 204 Kan. at 301-02, 461 P.2d 770.
Although there was apparently some evidence presented to the trial court at the informal discovery conference
that improvements had been made on the land and that the lake had contained water intermittently down through
the years and that various sums of money have been spent on the property, such evidence has not been
included in the record on appeal and the parties have not been furnished a full opportunity to complete their
discovery and develop evidence to be presented on the primary issue in the case, set forth above, or on other
issues raised by the parties. We have no hesitancy in holding that final summary judgment in the case was
prematurely granted and that the case must be remanded to the trial court for further proceedings.
The judgment of the district court is affirmed in part and reversed in part and remanded for further proceedings in
accordance with the views expressed in this opinion. Kinney v. State of Kansas and Kansas Fish and Game
Commission, 710 P.2d 1290 (Kan. 1985).
4. a. A – life estate
A’s widow – life estate
A’s children – contingent remainder (don’t know which children will be living)
Grantor – reversion
DOWT does not apply to heirs – not "to heirs" but "to children"; RAP not violated because it vests
immediately upon death of the measuring life (the widow)
b. A – life estate
Grantor – reversion
c. A – fee simple subject to a condition subsequent
G – right of entry/power of termination
d. A – life estate
B – vested remainder subject to complete divestment
G – reversion
D – estate for years (subject to termination if A dies during the 10-year period)
e. A – fee simple determinable
- 24 -
G – possibility of reverter
If G left all of his estate to A, A would then have a fee simple
f. A – has an executory interest which will eventually be a fee simple interest
G – has nothing
No violation of RAP since A and G are measuring lives
g. A – life estate
Children – life estate
Grandchildren – vested remainder subject to partial divestment (there could be more grandchildren)
h. A – life estate
C – executory interest
i. A – life estate
Heirs of A – contingent remainder (if Rule in Shelley's case applies, A holds fee simple)
j. A – life estate
5. Fee simple determinable = present interest (Church of God); possibility of reverter = future interest (Collins and
heirs); no, RAP does not apply. Collins v. Church of God of Prophecy, 800 S.W.2d 418 (Ark. 1990).
6. The court held that (a) daughters received vested remainder subject to divestment, not contingent remainder; (b)
as a matter of first impression, when a life tenant is explicitly given the right to consume or invade the corpus,
absent a showing of waste, she may do so at her discretion without need to petition the court for permission or
provide notice of the invasion or an accounting; and (c) wife was not required to provide notice to daughters
when wife invaded corpus or to provide accounting. Hammons v. Hammons, 327 S.W.3d 444 (Ky. 2010).
7. There was a violation of the use restriction because the P-1 building is used only to test the siren. Fire
Department no longer owns the land. It reverted back. Long v. Pompey Hill Volunteer Fire Dept., 539 N.Y.S.2d
1014 (1989).
8. Edna has a life estate. Edna also has an alternative executory interest if she becomes a widow. Dover v. Grand
Lodge of Nebraska Ind. Order of Oddfellows, 206 N.W.2d 845 (Neb. 1973).
9. Alice has a life estate with a remainder to the heirs of the grantor thus creating a Doctrine of Worthier Title
situation. It is a void grant and the grantor thus keeps the reversion. Harris Trust & Savings Bank v. Beach, 495
N.E.2d 1170 (Ill. 1986).
10. Every possibility of reverter and right of entry created prior to July 1, 1960, shall cease to be valid or enforceable
at the expiration of thirty (30) years after the effective date of the instrument creating it, unless before July 1,
1965, a declaration of intention to preserve it is filed for record with the county clerk of the county in which the
real property is located.
The basis of the trial court's decision was that the language of the deed fell within the statute because it constituted
a possibility of reverter or right of entry. If the trial court's interpretation is correct, then the statute does indeed
cause the deed language to be unenforceable since no declaration of intention to preserve the right was filed
before July 1, 1965.
The Stumbo heirs argue that the trial court erroneously characterized the grantor's right under the deed to be a
determinable fee estate rather than an option. They contend that determinable fee estates are rights retained by
grantors which automatically blossom into full title upon the happening of an event. They assert that the right in
the deed was not a determinable fee estate since the right retained by the grantor did not automatically blossom
into full title when the school closed. In arguing that the statute was not applicable, they maintain that the closing
of the school caused the right or option to purchase the property to become vested.
We agree with the Stumbo heirs that the 1926 deed did not create a fee simple determinable. "The theory of a
determinable fee is that there is an ungranted interest retained by the grantor, called a possibility of reverter, which
automatically blossoms into full title upon the occurrence of the limiting event." McGiboney v. Board of Education
of Middlesboro, Ky., 387 S.W.2d 869, 871 (1965). Because the right under the deed did not automatically
blossom into full title upon the closing of the school, the interest in the property may not be characterized as a
determinable fee. The trial court did not characterize the interest in the property as a determinable fee. In fact, it
made no specific characterization except to state that there existed a possibility of reverter or right of entry. Stumbo
v. Board of Education of Floyd County, 2001 WL 34800010 (Ky.).
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IN-CLASS EXERCISES:
1. Have the students develop the following:
a. A property grant from their parents to them that would restrict their use of the property.
b. A property grant to their children (or potential children) that would restrict their use of the property.
c. A donation of land from them to a College or University that would restrict the college's or university's use of
the land.
2. Have the students create a life estate in which they hold both the life estate and the future interest accompanying
it.
3. Have the students read the following case and answer Chapter Problem #7:
LONG v. POMPEY HILL VOLUNTEER FIRE DEPT.

539 N.Y.S.2d 1014 (1989)
Richard J. Long, and Mary Long, his wife, conveyed by warranty deed dated September 30, 1949, to the
Pompey Fire Department a parcel of land (called P-1). The deed, which was properly recorded in the Onondaga
County Clerk's Office on November 15, 1949, stated that the grant of the parcel was given for the purpose of
"erecting thereon a fire house." The deed also included the following language:
In the event that the said premises are no longer used to house a fire department, then and in that
event the land and building erected thereon is to revert to Richard J. Long and Mary Long, or their heirs
and assigns.
Shortly after the conveyance, a fire house was erected on P-1. The building is a two-story structure with a cinder
block first floor and a wood frame second floor. The first floor contains three large bays to house fire trucks and
equipment. The building was used continuously from 1950 to 1985 to house the Fire Department.
In 1984, the Fire Department (defendant) acquired another parcel of land (P-2) located about 300 yards from
P-1. P-2 had an elementary school which was remodeled to include vehicle bays and other features of a well-
equipped fire house. In November 1985, the Fire Department moved its essential equipment and the majority of
its functions to the P-2 facility.
Paul Long and others who are the heirs of Richard and Mary Long (plaintiffs) brought suit to have title to P-1
vested in them for violation of the restriction placed on the property in the original grant.
MORDUE, Justice
The issue now before this Court is whether P-1 is still being used to "house a fire department". Based upon the
credible evidence adduced at trial, I find that P-1 has been used as follows.
Originally, the building on P-1 housed all activities including meetings, the maintenance and storage of
equipment, the maintenance and storage of vehicles, training programs, and fund raising activities. In addition,
P-1 had running water, toilet facilities, and heat, and was well maintained. P-1 had a telephone system installed
and was the official address for the defendant. The building on P-1 was the response place where the fire
fighters would go to get equipment at emergency times. The use of P-1 to house the fire department in the
above stated manner continued for several decades and until 1984.
When the defendant bought its new building at P-2 in 1984, most activities at P-1 stopped. The last monthly
meeting held at P-1 was in the winter of 1984. The telephone as well as the water pump were disconnected,
thereby precluding lavoratory [sic] use as well as outside communication. P-1 was no longer used for storage of
emergency vehicles or equipment, nor was it used for training programs.
For all intents and purposes, P-1 was virtually abandoned by the defendant from the fall of 1985, through the
summer of 1986. The classrooms were gone, no longer were any chairs in the building, snow was no longer
removed, telephone services were removed, lavoratories [sic] were inoperable due to removal of water, heat was
turned off, and the outside of the building was no longer being maintained although it was in need of paint and
repair. In addition, the 1986-87 telephone book listed P-2 as defendant's address. The evidence reflects that
this state of disuse and unkemptness continued until 1988.
After the Demand for Delivery of Real Property was served on the defendant on June 3, 1986, and as the
instant lawsuit came closer to fruition and resolution, activities increased at P-1. A few training sessions covering
extrications and first aid of car accident victims were held. In addition, a bus that had always been parked across
the street in a vacant parking lot, was suddenly being stored in P-1. To demonstrate "activity" at P-1, in 1988,
defendant conducted a series of air-mask training programs at P-1.
- 26 -
At the present time, P-2 houses the fire department's activities. All matters dealing with fund raising and
medical training are conducted at P-2. In addition, the mandatory monthly meetings are held at P-2. Further-
more, at the present time, there are approximately 1,200 square feet of space in P-2 that are not being used by
the defendant. Hence, there appears to be no reason for P-1 to be used by the defendant despite the fact that
there is still a siren located at P-1 that is automatically tested every day at 12:00 o'clock noon. The testing of the
siren appears to be the only use to which P-1 is devoted by the defendant.
Based on the foregoing, this Court finds that the defendant no longer uses the conveyed premises (P-1) to
"house a fire department". As such, the land and building thereon should revert to Richard J. Long and Mary
Long or their heirs or assigns, the plaintiffs herein.
Title was vested in the Plaintiffs (the heirs of the Longs).
DISCUSSION QUESTIONS:
1. When was the property originally conveyed to the Fire Department?

2. What restriction was placed on its use?
3. What happened in 1985 to change the character of its use?
4. How was P-1 used after 1985?
5. What type of interest did the heirs of the Longs have?
6. What type of interest did the Fire Department have?
- 27 -
Real Estate Law, 11th Ed.
by Marianne M. Jennings
Chapter 2
Land Interests: Present and Future
© 2017 Cengage Learning®. May not be scanned, copied or duplicated, or posted to a publicly accessible website, in whole or
in part, except for use as permitted in a license distributed with a certain product or service or otherwise on a password-
protected website or school-approved learning management system for classroom use.
Land Interests
© 2017 Cengage Learning®. May not be scanned, copied or duplicated, or posted to a publicly accessible website, in whole or in
part, except for use as permitted in a license distributed with a certain product or service or otherwise on a password-protected
website or school-approved learning management system for classroom use.
© 2017 Cengage Learning®. May not be scanned, copied or duplicated, or posted to a publicly accessible website, in whole or in 2-1
part, except for use as permitted in a license distributed with a certain product or service or otherwise on a password-protected 2-1
Types of Estates
▪ Freehold
in duration
▪ Fee = interest in land that is
inheritable
▪ Fee freehold = uncertain or
unlimited in duration and can be
passed along through inheritance
®
© 2017 Cengage Learning ®
. May not be scanned, copied or duplicated, or posted to a publicly accessible website, in whole or in
© part,
2017except
Cengagefor Learning . May not
use as permitted in be scanned,
a license copied or
distributed duplicated,
with a certain or postedortoservice
product a publicly accessible
or otherwise onwebsite, in whole or in
a password-protected 2-2
part, except
website or
website
for use as permitted
or school-approved in a license
school-approved learning
learning distributed
management
management
with for
system
system
a certain product
classroom
for classroom use.or service or otherwise on a password-protected
use.
2-2
Types of Ownership
Freehold
1. Fee simple (absolute)
2. Fee simple (defeasible)
3. Fee simple (determinables)
▪ “To A so long as the premises are used
for school purposes”
– Grantors (heirs) have title at moment clause is
violated
▪ Possibility of reverter
(continued on next slide)
®
© 2017 Cengage Learning ® . May not be scanned, copied or duplicated, or posted to a publicly accessible website, in whole or in
© part,
2017except
in be scanned, copied or duplicated,
a certain or postedortoservice
a publicly accessible
onwebsite, in whole or in
part, except
use as permitted a license distributed with product or otherwise a password-protected 2-3
2-3
website
website or for
or
use as permitted
school-approved
school-approved
in a license
learning
learning
distributed
management
management
with for
system
system
a certain product
classroom
use.
Types of Ownership
Freehold
simple subject to a condition
4. Fee
subsequent
5. Right of entry
▪ “To A provided that liquor is never sold
on the premises”
▪ Grantor (heirs) have right to claim title
when clause is violated
© 2017 Cengage Learning®®. May not be scanned, copied or duplicated,

duplicated, or
or posted
posted to a publicly accessible website, in whole or in
part, except
part, except for
for use
use as
as permitted
permitted in
in a
a license
license distributed
distributed with
with aa certain
certain product
product or
or service
service or
or otherwise
otherwise on
on aa password-protected
password-protected 2-4
2-4
Rails to Trails:
Rogers v. U.S.
▪ What was the purpose of the right
of way?
▪ How was the government using
the right of way?
▪ Does a good cause trump property
rights?
®
© part,
2017except
a license copied or
part, except
website or
website
management
management
with for
system
system
a certain product
classroom
use.
2-5
Types of Ownership
Freehold
▪ Fee tail:
lineal descendants (children,
grandchildren, etc.)
▪ Fee tail male: Can be inherited
only my male lineal descendants
(The Jane Austen land interest)
®
© part,
2017except
a license copied or
part, except
website or
website
management
management
with for
system
system
a certain product
classroom
use.
2-6
Freehold/Non-Fee Interests
▪ Life estates: Lasts as long as the life
of the holder; cannot be inherited
▪ Life estate pur autre vie: life estate
measured by the life of another
▪ Estate planning tool to avoid double
taxation in final passage of title to
heirs
®
© part,
2017except
a license copied or
part, except
website
website or for
or
use as permitted
school-approved
school-approved
in a license
learning
learning
distributed
management
management
with for
system
system
a certain product
classroom
use. 2-7
Present and Future Interests
in Land
1. Fee simple 1. None
2. Fee tail 2. Executory
interest/reversion
3. Fee simple
determinable 3. Possibility of
reverter
4. Fee simple subject 4. Right of entry (re-
to a condition entry)/power of
subsequent termination
5. Life estate 5. Reversion or
remainder or
executory interest
Reversions
▪ Future interest created in the

grantor
▪ “To A for life.” − Grantor has a
reversion
▪ If grantor is deceased, reversion
interest goes to grantor’s heirs
®
© part,
2017except
a license copied or
part, except
website or for use as permitted
school-approved in a license
management with for
system a certain product
classroom use.or service or otherwise on a password-protected 2-9
Types of Remainders
▪ Vested:
“To A for life, then to B.”
▪ Vested subject to partial divestment:
“To A for life, then to B’s children.”
alive)
▪ Vested subject to complete divestment:
“To A for life, then if B is married to B, but if
B is not married, to C.”
▪ Contingent:
“To A for life, then if B is married, to B.”
©© 2017
2017 Cengage
Cengage Learning®. ®May
Learning . Maynotnot
bebe scanned,
scanned, copied
copied ororduplicated,
duplicated,ororposted
part,
part, except
except forfor use
use asas permitted
permitted in in a license
a license distributed
distributed witha acertain
with certainproduct
productororservice
serviceororotherwise
otherwiseonona apassword-protected
2-10
website or
website or school-approved
learning management
management system
system for
for classroom
classroom use.
use.
Consider 2.5
a. “To A for life”

b. “To A and his heirs”
c. “To A”
d. “To A and B”
e. “To A and his female bodily heirs”
f. “To A provided the premises are
never used for the sale of liquor”
®
part, except
part, except for
for use
use as
as permitted
permitted in
in a
a license
license distributed
distributed with
with a
a certain
certain product
product or
or service
service or
or otherwise
otherwise on
on a
a password-protected
2-11
website or
learning management
management system
system for
for classroom
classroom use.
use.
Consider 2.5
g. “To A on the condition that the

premises are never used for a dance
hall”
h. “To A so long as the premises are used
for church purposes”
i. “To my husband, Ralph, for life”
j. “To the trustee for First County Church
so long as the premises are never used
for the playing of bingo” (continued on next slide)
website
©
school-approved
2017 Cengage
or learning
Learning®. learning management
May notmanagement systemor
be scanned, copied
system forduplicated,
for classroomoruse.
classroom use.
Consider 2.5
k. “To my granddaughter, Alfreda, and

all of Alfreda’s female issue”
l. “To my daughter, Sara, for the life of
my brother, Sam”
m. “To my granddaughter so long as the
premises are used for a library for
Whitman College”
website
or school-approved
© 2017 Cengage learning
Learning®. learning management
May notmanagement systemor
system
be scanned, copied forduplicated,
for classroomoruse.
classroom use.
Consider 2.5
n. “To my son, John, and his bodily

heirs”
o. “To Jess S. Long, and the children of
his body begotten, and their heirs and
assigns forever”
p. “To A for the period the land is used
for a golf course”
website
or school-approved learning management systemor
forduplicated,
classroomoruse.
use.
© 2017 Cengage Learning®. learning
May notmanagement system
be scanned, copied for classroom posted to a publicly accessible website, in whole or in
The Rules for Future Interests
1. Rule in Shelley’s Case (RISC):
Merge life estate in grantee with
remainder in grantee’s heirs
2. Doctrine of Worthier Title (DOWT):
Grantor who gives remainder to his heirs
has a reversion
3. Rule Against Perpetuities (RAP):
Interest must vest within lives and being
plus 21 years
®
© 2017 Cengage Learning ® . May not be scanned, copied or duplicated, or posted to a publicly accessible website, in whole or in
© part,
2017except
in be scanned, copied or duplicated,
a certain or postedortoservice
a publicly accessible
onwebsite, in whole or in
use as permitted a license distributed with product or otherwise a password-protected
part, except for use as permitted in a license distributed with a certain product or service or otherwise on a password-protected
2-15
2-15
website or
learning management
management system
system for
for classroom
classroom use.
use.
Another random document with
no related content on Scribd:
Mit klugen Augen schaute das Kind neugierig umher. Die beiden
sprachen jetzt kein Wort mehr miteinander. Bis die Schwester Oberin
kam in Begleitung der Schwester Salesia. Die Pförtnerin hielt nun
statt der Kerze eine große Stehlampe in der Hand, die sie auf den
ovalen Tisch in der Mitte des Zimmers stellte.
Die Oberin war eine hohe, schlank gewachsene Frau. Nicht mehr
ganz jung. Aber mit einem gesunden, runden Bauerngesicht,
eckigen Bewegungen und mit Augen, die nicht recht zu ihrer
sonstigen Erscheinung paßten. Es waren helle, scharfe Augen.
Augen, die einen klaren, wissenden Blick hatten, energisch und
selbstbewußt schauten, und dann wieder demütig und
unentschlossen. Die Schwester Oberin hielt ihre Augen meistens
gesenkt und hatte die Hände wie zum Gebet fromm ineinander
gefaltet, als befände sie sich im steten Zwiegespräch mit ihrem Gott.
Die Ennemoserin erhob sich, als die Oberin eintrat, und hieß
auch das Kind aufstehen.
„Gelobt sei Jesus Christus!“ grüßte die Oberin mit leiser, sanfter
Stimme, die in einem seltsamen Gegensatz zu ihrer derben
Erscheinung war. Dann gab sie der Ennemoserin die Hand und bat
sie, Platz zu nehmen. Die Sophie setzte sich ungebeten. Baumelte
mit den Füßen und besah sich jetzt im hellen Lampenschein ihre
Umgebung.
Freundlich und sauber schaute es in dem Wartezimmer aus. Für
Sophies Geschmack zu sauber. Denn hier drinnen war alles hell und
weiß. Weiß die Vorhänge an den beiden Fenstern und weiß die
Überzüge der Polsterstühle. Weiß die gehäkelte Decke, die auf dem
ovalen Tisch lag. Und weiß die kleinen Schutzdeckchen, die an die
Lehnen des grünen Sofas geheftet waren. Auch die Hauben der
beiden Klosterfrauen waren weiß.
Es war das erstemal in ihrem Leben, daß die Sophie eine
Klosterfrau in unmittelbarer Nähe betrachten konnte. Ab und zu hatte
sie ja auf ihren Streifwegen eine solche begegnet. Sie war ihr aber
immer in weitem Bogen ausgewichen. Die großen weißen Hauben
mit den dreieckigen Flügeln kamen ihr so unsagbar häßlich vor, daß
sie dieselben gar nicht näher anschauen mochte. Noch eine Art
Nonnen kannte das Kind. Das waren solche mit langen schwarzen
Tüchern, die ihnen nach rückwärts vom Kopfe hingen, während das
Gesicht nur durch ein weißes Stirnband abgeschlossen wurde.
Diese gefielen ihr schon weit besser. Allerdings hatte sie auch vor
ihnen eine eigene Scheu und wich ihnen aus, wo sie nur konnte.
Mit einer Nonne gesprochen hatte die Sophie noch nie im Leben.
Und jetzt hatte sie mit einem Male sogar zwei Klosterschwestern in
ihrer nächsten Nähe. Und noch dazu solche mit garstigen weißen
Hauben, die sie gar nicht leiden mochte.
Das Kind lehnte sich bequem in dem Sessel zurück, legte das
dunkle Köpfchen mit den beiden nassen Zöpfen auf die linke Seite,
hielt sich mit den Händen an ihrem Sitz fest, als wäre sie zu Pferd,
und baumelte unruhig mit den Füßen hin und her.
Die Schwester Salesia machte sich an der großen Ölampel zu
tun. Goß aus einer Kanne, die in einem Winkel des Zimmers
verborgen stand, Öl nach und putzte das Licht zurecht.
Das Kind besah sich die Schwester ganz genau, und sie gefiel ihr
immer besser. Trotz der garstigen Haube und dem häßlichen
Gewand. Denn das Kleid der Schwester mißfiel dem Kind gleichfalls.
Es war dunkel und unförmig. Ein faltiger, weiter Rock und eine
dunkle, ebenso weite Schürze. Eine Bluse von derselben Farbe, von
der man jedoch mit Ausnahme der weiten Ärmel gar nichts sehen
konnte, da ein breiter, steif gestärkter Kragen sie zur größeren Hälfte
verdeckte. Um die Mitte hatten die Klosterschwestern einen weißen,
dünnen Strick geschlungen, der seitwärts in einem Knoten neben
einem großen Rosenkranz mit Kreuz herunterhing.
Die Oberin unterhielt sich mit der Ennemoserin im gedämpften
Ton so leise, als fürchteten die Frauen, durch den Laut ihrer
Stimmen die heilige Ruhe des Klosters zu stören.
Die Ampel, an der die Schwester Salesia sich zu schaffen
machte, hing vor einer lebensgroßen Christusstatue, die das heilige
Herz Jesu purpurrot leuchtend und mit einem goldenen
Strahlenkranz umgeben als Sinnbild der unendlichen Liebe des
Heilands auf der Brust trug.
Das Kind hatte noch wenig von Gott gehört und wußte auch
nicht, was die fromme Statue darstellen sollte. Aber sie ahnte, daß
es Gott sein sollte, und war so vertieft in ihre Betrachtung, daß sie
gar nicht darauf merkte, was die beiden Frauen an ihrer Seite
verhandelten.
Es war ihr jetzt auch gleichgiltig; denn je mehr sie sich hier
umsah, desto besser gefiel es ihr. Und als die Schwester Oberin sich
erhob, sie bei der Hand nahm und ihr erklärte, sie dürfe von jetzt an
hier bleiben und das Kloster solle nun ihre Heimat sein, war sie ganz
damit einverstanden.
Das beklemmende Gefühl, das sie anfangs beim Betreten des
Klosters ergriffen hatte, war geschwunden, und willig folgte sie den
beiden Klosterfrauen in das Innere des Hauses, nachdem sie sich
von der Ennemoserin mit kurzem Gruß verabschiedet hatte.
Es war jetzt schon spät an der Zeit. Die Zöglinge des Klosters
gingen gerade von einer Schwester geführt durch den gedeckten
Gang zur Kirche hinüber. Alle in gleichen, einförmigen, grauen
Kleidern, mit runden, schwarzen Kragen und ohne Hüte. Sie
verbeugten sich tief vor der Oberin und warfen neugierige Blicke auf
das Kind. Dann gingen sie schweigend in Reih’ und Glied der Kirche
zu. — — —
Es war ein eigentümliches Gefühl, mit dem die kleine Sophie
abends in ihrem sauberen, weiß bezogenen Bette lag. In einem
großen, langen Saal war es. Bett an Bett, nur durch kleine
Zwischenräume voneinander getrennt, standen die Lagerstätten der
Kinder in zwei Reihen nebeneinander. Ungefähr zwölf Betten
mochten es sein. Und am Ende des Saales hatte ein Bett Platz
gefunden, das zu beiden Seiten mit Vorhängen verhüllt war. Dort
schlief eine der Schwestern, der die Aufsicht über die Zöglinge
anvertraut war.
Lange konnte die Sophie kein Auge schließen. Es war ihr alles so
ungewohnt und fremd. Bisher hatte sie ihr Lager auf einem elenden
Lumpenhaufen gehabt in dem fahrenden Haus des Karrners. Hatte
sich mit den Geschwistern Tag für Tag gerauft und gebalgt um eine
Decke oder ein Kissen.
Ein Höllenspektakel war das an jedem Abend gewesen. Ein
Geschrei und Geheul und Gezeter, bis der Vater mit dem Stock und
mit wilden Flüchen zwischen die kleinen Raufbolde dreinfuhr. Dann
duckten sie sich und gaben Ruhe. Dumpf war es in dem kleinen
Schlafabteil des Wagens. Eng und dumpf. Aber die Sophie schlief
vortrefflich und vollständig traumlos bis zum Morgen, wo neuer
Höllenlärm sie weckte.
Wie ganz anders war es heute in dem freundlichen und sauberen
Schlafsaal des Klosters. Tiefer Friede und heilige Ruhe. Nichts regte
sich.
Etwas wie abergläubische Furcht überkam das Kind. Sie setzte
sich in ihrem Bette auf und sah hinüber zu dem großen
Madonnenbild, vor dem ein schwaches rotes Licht brannte. Und
wieder schaute sie auf die schlafenden Mädchen an ihrer Seite, die
ruhig und gleichmäßig atmend dalagen und auf ihren weißen Kissen
aussahen wie Engelsköpfe auf kleinen weißen Wolken.
Langsam und in dumpfen Schlägen schlug die Uhr von dem
Turme zu Mariathal die zehnte Stunde.
Mit leisen, unhörbaren Schritten kam eine junge
Klosterschwester, ging von Bett zu Bett und blieb dann vor der
kleinen Sophie stehen.
„Kannst nit schlafen, Kind?“ frug sie flüsternd.
„Naa!“
„Fehlt dir was?“
„Naa!“
„Hast Heimweh?“ frug die Schwester weich und beugte sich über
das Kind.
„Ja!“ sagte die Sophie heiser, und ihre Augen füllten sich mit
Tränen.
„Heimweh ... und bist ein Karrnerkind?“ frug die Schwester
verwundert. Dann aber erinnerte sie sich daran, einmal gehört zu
haben, daß gerade diese Menschen eine brennende Sehnsucht
nach der weiten Welt hätten, die ihnen Glück und Heimat war.
„Armes Kind!“ sagte die Schwester voll inniger Teilnahme, setzte
sich an den Bettrand und ergriff die kleinen braunen Hände der
Sophie. „Armes Kind! ’s wird schon wieder besser!“ tröstete sie.
„Mußt halt beten. Kannst beten?“
„Naa!“
„Nit?“ Die Schwester ließ ganz erschrocken die Hände des
Kindes fahren. „Nit beten, nit einmal das Vaterunser?“
„Naa!“
„Und das Ave Maria?“
„Naa!“ Das Kind sagte es zögernd. Es hatte ein unbestimmtes
Gefühl, daß sie etwas nicht kannte, was sie wissen sollte. Und sie
fühlte, daß dieser Mangel ein großer sein mußte, weil die Schwester
so erschreckt tat.
„Soll ich’s dich lehren, das Vaterunser?“ frug die Schwester.
„Ja!“
Da erhob sich die junge Klosterschwester, faltete die Hände des
Karrnerkindes und machte ihm das Zeichen des Kreuzes auf die
Stirne.
Und dann betete sie mit ihm, jedes Wort betonend, halblaut das
Vaterunser im Schweigen der Nacht, in dem stillen Saale, während
die andern Kinder ringsumher ruhig unter ihrer Obhut schliefen.
Betete mit dem halbwilden braunen Mädel, das in dem Frieden des
Klosters seine Zuflucht gefunden hatte, das Vaterunser von der
ersten bis zur letzten Bitte.
Und die Sophie sprach Wort für Wort nach, bis im gedämpften
Flüsterton die letzten Bitten des heiligsten Gebetes der Christenheit
von ihren jungen Lippen durch den nachtstillen Saal gingen. Neben
dem ruhigen Atmen der schlafenden Kinder und gemeinsam mit der
leisen, weichen Stimme der jungen Klosterschwester ... „Und vergib
uns unsere Schuld, als auch wir vergeben unsern Schuldigern.
Führe uns nicht in Versuchung, sondern erlöse uns von dem Übel.
Amen.“
Drittes Kapitel.
S ophie Zöttl, das Karrnerkind, befand sich nun schon seit

Monaten in dem Kloster zu Mariathal.
Den endlos langen Wintertagen folgten die ersten Stürme des
Frühlings. Lauer Regen weckte die schlafenden Triebe in der Natur.
Unter der dichten Schneedecke, die allmählich zu schmelzen
begann und ihr schönes, blendendes Weiß in ein schmutziges Gelb
verwandelte, stahl sich aus der feuchten braunen Erde schüchtern
saftiges junges Grün hervor. Die ersten Schneeglöckchen hoben ihre
zarten Kelche, und in den Zweigen der Bäume zwitscherten die
Vögel ihr lustiges, sehnsuchtsvolles Lied durch die aus der
Winterstarre erwachte Welt.
Es kamen herrliche, sonnenhelle Tage. Tage von berückender
Schönheit, mit einem tiefblauen Himmel und fast sommerlicher
Wärme. Langsam schüttelten die Bäume des Tales ihren
Winterschmuck von Wipfeln und Ästen, so daß sie sich dunkel und
ernst von ihren höher gelegenen und noch immer schneeumhüllten
Kameraden abhoben. Heiter und weiß grüßte von jenseits des Tales
die scharfe Kante der Gratlspitz herüber nach Mariathal.
Die Zöglinge des Klosters durften sich jetzt viel im Freien
aufhalten. Aus den Mauern ihres stillen Heims wanderten sie hinaus
und ergötzten sich durch fröhliche Spiele im Garten und auf weiten
Spaziergängen über die Felder von Kramsach und dessen
Umgebung.
In schlichten Reihen, immer zwei und zwei, gingen die Mädchen
in ihren schwarzen, halblangen Institutskleidern und mit den
häßlichen runden Hüten, deren weiße Bänder im Winde flatterten.
Mit frohen Gesichtern und munter plaudernd.
Niemand hätte die kleine Sophie wiedererkannt, das
ausgelassene, wilde Karrnerkind, wie es jetzt an der Seite der
Klosterschwester einherschritt in reinlichen Kleidern, mit sauber
gekämmten Haaren, das lustige braune Gesichtel in ernsthafte
Falten gelegt und die muntern dunkeln Augen sorgsam zu Boden
gesenkt.
Gerade diese gezwungene Haltung des Kopfes und dieses
gewaltsame Eindämmen ihres sonst so lebhaften Mienenspiels
waren die auffallendsten Veränderungen an dem Kinde. Aber darauf
hatte die kleine Sophie jetzt stets zu achten auf Geheiß der Oberin.
Sie durfte nicht mehr neugierig umher schauen, weil sie sonst auf
sündhafte Gedanken und Begierden kommen konnte.
Noch mitten im Winter war’s, als sie mit den andern Kindern
heimgekommen war von längeren Spazierwegen, frisch und rosig
gefärbt von der scharfen Winterluft und mit lachenden, glücklichen
Augen. Die Schwestern hatten ihre Freude daran, besonders die
Schwester Salesia. Die konnte sich stets herzhaft freuen mit dem
jungen Volk und konnte fast noch übermütiger lachen als die kleinen
Mädeln selber.
Die alte Pförtnerin war daher der besondere Liebling der
Mädchen. Wenn sie von ihren Ausgängen heimkehrten und die
Schwester Salesia ihnen die Pforte des Klosters öffnete, dann
umringten sie sie stürmisch, redeten auf sie ein und erzählten, was
sie da draußen gesehen und erlebt hatten. Und alle auf einmal
wollten sie reden, und jedes hatte es noch wichtiger als das andere.
Beruhigend mußte da die Schwester auf die junge Schar einwirken
und sie gar oftmals auch mit einem derben Wort zurechtweisen,
wenn die Mädchen allzu ausgelassen wurden.
Es waren keine großen Erlebnisse, von denen die Kinder zu
berichten wußten. Lauter liebe Kleinigkeiten, die der Jugend
ungeheuer wichtig erschienen. Niemand im ganzen Kloster verstand
es so prächtig, auf die Interessen der Kinder einzugehen, wie die
alte, gute Schwester Salesia.
Zwischen der Schwester und dem braunen Karrnermädel war es
bald zu einer innigen Freundschaft gekommen. Die Schwester hatte
gleich den richtigen Ton gefunden, und die kleine Sophie vertraute
ihr bald alles an. Sie erzählte der Pförtnerin von ihrem früheren
Leben. Von den Streichen, die sie und die kleine Brut ihrer
Geschwister ausgeführt hatten. Und von den wüsten Streitszenen im
Karrnerlager. Die Schwester Salesia hörte alles ruhig an. Eine neue
Welt tat sich da vor ihren Augen auf. Eine Welt, die sie nicht kannte.
Schwester Salesia hatte erst spät den Schleier genommen. Sie
hatte in ihrem langen Leben reiche Erfahrungen gesammelt. Viel
Trübes war über dieses einsame Frauenherz gekommen. Aber sie
hatte tapfer gekämpft, ganz still für sich. Niemand besaß eine
Ahnung im Kloster, daß hier ein heißes Herz seinen Frieden gesucht
und gefunden hatte. Und mit den Jahren wurde aus dem unruhigen,
lebenshungrigen Mädchen die stets heitere und zufriedene
Schwester Salesia.
Jene Welt der Karrner aber war der Schwester Salesia fremd
geblieben. Das freie, ungebundene Leben dieser Menschen, das so
ganz abseits von den gewohnten Sitten lag, und das sie jetzt aus
den Schilderungen der kleinen Sophie kennen lernte, erschreckte
sie. Sie war aber klug genug, nichts davon merken zu lassen; denn
sie wußte, daß sie damit bei dem Kinde nur Unheil anrichten würde.
Das erkannte die Schwester Salesia mit ihrem gesunden
Verstand klar und genau ... Das Kind hatte keine Ahnung davon, daß
sein früheres Leben gegen Sitten und Moral verstieß. Die Sophie
war es gewöhnt worden, dieses Leben als etwas
Selbstverständliches zu betrachten und hinzunehmen.
Schwester Salesia hütete sich wohl, das Kind darauf aufmerksam
zu machen. Sie wußte es, daß sie dadurch mit rauher Hand die
kindliche Unbefangenheit des kleinen Mädels zerstört hätte. Aber sie
mußte es auch verhüten, daß die andern Kinder im Kloster etwas
von den freien Sitten des Karrnerlagers erfuhren. Sie bat daher das
Mädchen fast schüchtern: „Gelt, Kind, das, was du mir sagst,
erzählst aber nit weiter! Gelt, versprichst mir das?“
Anfangs hatte die Sophie verwundert auf die Schwester
geschaut. „Warum denn nit, Schwester?“
„Weißt, die Kinder und auch die Schwestern, die verstehen nix
von der Welt. Da darf man solche Sachen nit reden!“ sagte die
Schwester Salesia leicht verlegen.
Trotz aller Vorsicht und Güte war Sophie nachdenklich geworden.
Warum durfte sie nichts von ihrem vergangenen Leben erzählen?
Sie wußten es ja alle im Kloster, daß sie ein Karrnerkind war. Sophie
bemerkte es gar wohl, daß sie den andern Kindern deshalb sehr
interessant erschien. Sie hatten sie anfangs oft mit Fragen bestürmt,
und sie hatte diese Fragen nicht beantworten dürfen. Darin war die
alte Schwester Salesia unerbittlich gewesen.
Die kleine Sophie grübelte immer mehr nach. Etwas wie Scham
beschlich sie. Nur wußte sie selbst nicht, worüber sie sich schämte.
Aber sie fing an, immer ernsthafter nachzudenken, und dann fragte
sie wieder die Schwester Salesia: „Darf ich’s der Schwester Oberin
auch nit erzählen?“ Zögernd und etwas kleinlaut kam es über die
Lippen des Kindes. Und fast angstvoll schaute sie auf die alte
Schwester.
„Wohl, der Schwester Oberin schon. Der muß man alles
erzählen!“ belehrte sie die Pförtnerin. Dabei vermied sie es aber, in
die großen, forschenden Kinderaugen zu schauen. Die Schwester
Salesia wußte es nur zu gut, daß in dem ganzen Kloster vielleicht
niemand so ungeeignet war, ein mildes Urteil über die
Schattenseiten der Welt zu fällen, wie gerade die Schwester Oberin.
Das durfte sie aber dem Kinde nicht merken lassen.
Die alte Schwester kannte die Sehnsucht, die in jedem
Menschen lebt. Die Sehnsucht nach Vollkommenheit, nach Reinheit
und Größe. Dieses Sehnen schlummert in der Seele eines jeden
Menschen. Unbewußt in der Brust des Kindes. Bewußt und oft zu
brennendem Verlangen entflammt in den Herzen der Erwachsenen.
Und die alte Schwester war klug genug, diese Sehnsucht in den
zarten Herzen der Kinder zu hegen und zu pflegen. Sie wußte, daß
es das Schönste im Leben ist, sich das felsenfeste Vertrauen auf
den edlen Kern im Menschen so lange als möglich zu erhalten. Das
felsenfeste Vertrauen auf das göttliche Saatkorn, das in jeder Seele
keimt, und, wo es nicht verkümmert, herrliche Blüten und Früchte
tragen muß.
Das Leben hatte dem Karrnerkind übel mitgespielt. Sophie hatte
bisher nur die niedrigste Seite des menschlichen Daseins kennen
gelernt. Sie haßte alle Menschen und traute ihnen nur Schlechtes
zu. Erst hier im Kloster war sie langsam zu einem andern Glauben
gekommen.
Sophie lernte es wohl, ihre Erzieherinnen zu lieben, und trotzdem
fehlte ihr noch jener Begriff hoher Achtung vor den Menschen, der
die Grundsäule aller gesellschaftlichen Ordnung ist. So baute denn
die alte Klosterschwester ihre geistliche Oberin in der kindlichen
Phantasie des Karrnermädels allmählich zu einer Idealgestalt aus.
Lehrte sie die Oberin achten und lieben als eines der
vollkommensten Wesen, die je gelebt hatten.
Das Kind hatte eine heilige Scheu vor dieser Frau. Es fühlte sich
stets unbehaglich in ihrer Nähe und hätte es wohl nie übers Herz
gebracht, mit der Oberin über seine Vergangenheit zu sprechen. Das
wußte die Schwester Salesia, und darauf rechnete sie.
Sophie hatte noch nie eine Schule besucht. Ihre ganze Erziehung
mußte von den allerersten Anfängen gründlich beginnen. Sie hatte
keine Ahnung von einer geregelten Lebensweise und erregte in den
ersten Wochen ihres Klosterlebens viel Heiterkeit unter ihren
Mitschülerinnen. So befahl denn die Oberin, daß Sophie Zöttl
hauptsächlich dem Schutz und dem Unterricht der Schwester
Salesia anvertraut werde, bis sie fähig wäre, in eine regelrechte
Schulklasse eingereiht zu werden.
Das war auch gut so für das Kind. Auf diese Weise bekam sie
den Zwang des Klosterlebens nicht so stark zu fühlen, hatte mehr
Freiheit als die andern und fühlte sich unter der milden Zucht der
alten Schwester äußerst wohl und behaglich. Sie durfte der
Pförtnerin bei den Arbeiten in der Sakristei helfen, durfte aus dem
kleinen Treibhaus im Klostergarten Blumen holen für die Kirche und
lernte die Blumen mit Liebe behandeln und pflegen.
So gewöhnten sich die Schwester und das Karrnerkind rasch und
innig aneinander, und die alte Schwester Salesia kannte bald alle
aus dem Karrnerlager. Kannte den weißblonden Tonl und die
Benedikta. Sah den rohen Gaudenz, wie er die Peitsche
unbarmherzig auf die halbnackten Körper seiner Kinder
niedersausen ließ. Und sah auch Schips, den zottigen Köter, bellend
und winselnd von einem zum andern laufen. Und dann wieder sah
sie die Sophie, wie sie gleich einem kleinen, wilden Teufel um sich
schlug, kratzte und biß. Und sie fühlte mit dem Kinde den ganzen
ingrimmigen Haß gegen den Stiefvater. Sie wußte auch von des
Kindes Schleichwegen, wenn es galt, etwas für das Karrnerlager zu
stehlen.
Und für alles hatte die alte Schwester das milde Verstehen und
Verzeihen einer gereiften Erkenntnis. Mit weiser, vorsichtiger Hand
führte sie dieses wilde, junge Leben in geregelte Bahnen. Es war
keine leichte Aufgabe für die Schwester Salesia und bedurfte
äußerster Klugheit. Zu viel Strenge oder zu viel Nachsicht ... und
alles konnte bei dem Kinde verdorben sein.
In wenigen Monaten hatte die Schwester wahre Wunder gewirkt.
Sophie fühlte sich glücklich und war froh und heiter wie noch nie in
ihrem Leben. Das Kind fühlte es: die alte asthmatische Schwester
Salesia war ihr nicht nur Erzieherin und Lehrerin, sondern auch eine
Mutter geworden. Und zum ersten Male in ihrem Leben hatte sie
selbst ein warmes, echtes Gefühl der Zuneigung. Nein, nicht das
erstemal. Denn den Tonl, das hellblonde Brüderl, das hatte sie doch
innig lieb gehabt. Und nach dem Tonl sehnte sie sich auch manches
Mal und erzählte es der Schwester, und die Schwester tröstete sie
dann immer.
„Weißt, wenn der Gaudenz wieder nach Rattenberg kommt, dann
schauen wir, daß wir den Tonl kriegen!“ stellte sie der Sophie in
Aussicht.
Da lachte dann das braune Mädel über das ganze Gesichtel. Es
war jetzt liebreizend anzusehen, dieses braune Zigeunergesichtel.
Das Falsche, Verschlagene und Boshafte, das früher in diesen
Zügen lag, war beinahe verschwunden. Die Wangen waren voller
und dunkelrot geworden. Und auf jeder Seite zeigten sich beim
Lachen zwei allerliebste kleine Grübchen. Die glattgescheitelten,
pechschwarzen Haare, die das Kind jetzt in zwei Zöpfen um den
Kopf geflochten trug, wollten sich der neuen Ordnung noch nicht
recht fügen. Einige krause, widerspenstige Locken fielen trotz aller
Pflege stets neuerdings eigensinnig auf die niedere, etwas zu breite
Stirn des Kindes. Die lebhaften schwarzen Augen hatten noch immer
den suchenden, wie auf Beute lauernden Blick und schauten unter
den rassigen, etwas zu dicht gewachsenen Brauen und unter den
langen schwarzen Wimpern fast ungewöhnlich groß aus.
„Ja, und dann, was fangen wir dann mit dem Tonl an? Dableiben
kann er ja nit!“ gab das Kind zur Antwort, und sein Gesichtel war
schon wieder ganz ernst geworden.
Die Schwester wußte Rat. „Den geben wir zum Herrn Pfarrer. Der
Herr Pfarrer wird schon sorgen für ihn!“ beruhigte sie das Kind.
Damit war die Sophie sehr zufrieden. Zum Herrn Pfarrer hatte sie
alles Vertrauen. Der hatte ja auch für sie gesorgt, daß sie ein
ordentlicher Christenmensch geworden war.
Die Schwester Salesia hatte ihr alles erzählt. Sie hatte zwar nicht
viel davon verstanden. Aber soviel wußte sie jetzt doch ... der
hochwürdige Herr Pfarrer hatte es durchgesetzt, daß sie nun wie
jedes Kind im Kloster ihre Dokumente besaß und daß sie auch einen
Vormund hatte. Und das war der lange Schmied von Rattenberg.
Und der Gaudenz Keil hatte von jetzt ab kein Recht und keine
Gewalt mehr über sie, sondern nur der lange Schmied. Das gönnte
sie dem Gaudenz vom ganzen Herzen.
Als es ihr die Schwester erzählte, war sie so froh darüber, daß
sie mitten in der Sakristei herumhüpfte und auch die Schwester mit
sich fortriß. Beinahe wäre die Schwester Salesia deswegen ernstlich
bös geworden. Aber nur beinahe. Denn ernstlich, wirklich ernstlich
böse werden, das konnte die Schwester nicht. Und mit der Sophie
schon erst recht nicht. —
Die Oberin hatte dem schönen Freundschaftsbund zwischen der
alten Schwester und dem Karrnerkind ein jähes Ende bereitet. Mit
fester, rauher Hand war sie dazwischen gefahren und hatte den
zarten Trieb des Guten in dem jungen Herzen des Kindes vernichtet.
Ganz erschrocken und verstört hatte das Kind damals auf die
Oberin geschaut, und blutrot war sie geworden vor Scham. Gerade
das, was die alte Schwester ängstlich bestrebt gewesen war zu
verhüten, war nun geschehen. Zum ersten Male hatte Sophie ihre
Abstammung als eine Schmach empfunden. Mit einem Male fühlte
sie es deutlich, daß trotz aller christlichen Nächstenliebe, von der sie
immer hörte, eine große und tiefe Kluft bestand zwischen ihr und
den andern im Kloster.
Vor allen Kindern, öffentlich hatte sie die Oberin ein diebisches
Zigeunermädel geheißen, das seinen Stand nicht verleugnen konnte
und das nicht wert war, daß man sie unter die Schar der guten,
wohlgesitteten Kinder aufnahm.
Und Sophie sah es deutlich, wie die Kinder alle von ihr
abrückten. Sie fühlte es in jenem Augenblick ... da war kein
Unterschied zwischen diesen frommen Menschen im Kloster und
jenen Menschen, die dem Karrnerkind fluchend und schimpfend die
Tür vor der Nase zugeschlagen hatten. Kein Unterschied zwischen
jenen Menschen, die sie mieden, haßten und brandmarkten, als ob
sie von ekler Krankheit befallen sei.
Warum haßten die Menschen das Karrnerkind? Sophie hatte nie
darüber nachgedacht ... und wenn auch, sie hätte die Erklärung
dafür doch nicht gefunden. Es war ihr auch im Kloster nie
eingefallen, die Schwester Salesia darum zu befragen. Die Güte und
Liebe ringsum verwischten die kränkenden Spuren von ehedem.
In jenem Augenblick der öffentlichen Demütigung aber überkam
das Mädel wieder der alte, wilde Haß. Mit dunklen, haßerfüllten
Augen sah das Kind auf die Oberin, die sie bis dahin wie eine Heilige
verehrt hatte.
Warum demütigte sie diese Frau vor allen Kindern? Warum warf
sie ihr ihre Abstammung vor als eine Schmach? Was hatte sie
getan? Warum war es eine Schande, ein Karrnerkind zu sein? ... Die
weichen Züge des Kindes verzerrten sich, und ihr frisches Gesicht
wurde aschfahl vor innerer Wut, so daß sie für einen Augenblick
ganz alt und häßlich aussah.
Das wilde Blut des Mädels tobte. Die kleinen Fäustchen ballten
sich, und ihre Schultern spannten sich straff nach vorne. Genau so
war es damals, wenn Gaudenz Keil in viehischer Bosheit das Kind
reizte, bis sie ihn wie eine toll gewordene Katze anfiel. Auch diesmal
hatte das Kind die Haltung, als wollte sie sich auf die Oberin stürzen.
Was hatte sie getan, daß man sie haßte und demütigte? Gar
nichts hatte sie getan. Rein gar nichts. Nur erzählt hatte sie’s der
Schwester Salesia, und alle Kinder waren dabei gestanden und
hatten es mit angehört. Und waren dann in ein unbändiges
Gelächter ausgebrochen, so daß alle Versuche der alten Schwester,
das übermütige junge Volk zu beschwichtigen, vergebens waren und
der ungewöhnliche große Lärm die Oberin herbeilockte.
Im Nu war alles still. Hoch und gebietend sah die Oberin im
Kreise herum, und selbst die alte Schwester hatte unter den
strafenden Blicken dieser Frau einen ganz roten Kopf bekommen.
Scheu wichen die Kinder zur Seite und grüßten ehrfurchtsvoll.
Die Oberin schaute forschend auf die Mädchen. Mit kaltem,
hartem Blick. „Wer ist die Schuldige?“ frug sie dann laut.
Niemand rührte sich. Keins von den Mädchen getraute sich,
Antwort zu geben.
„Wer war die Ursache dieses Lärmes?“ frug die Oberin abermals
mit harter Stimme.
Die Mädchen sahen scheu und verstohlen auf Sophie, aber keine
nannte ihren Namen.
„Sophie, warst du’s?“ frug die Oberin etwas milder.
Das kleine Mädchen kam knicksend näher und stellte sich vor die
Oberin hin. Mit schalkhaftem Lächeln sah sie zu der hohen,
schlanken Frau auf.
„I bitt’, Schwester Oberin, ich war’s!“ sagte sie.
Es lag etwas Stolzes, Selbstbewußtes in dem Ton des Kindes.
Die befriedigte Eitelkeit der ehemaligen kleinen Komödiantin, die
ihrem Publikum gefallen hatte.
Die Schwester Salesia schaute ängstlich auf die Oberin. Sie
wußte, daß diese Frau die Art des Kindes nicht verstand und sein
Benehmen mißdeuten werde. Und sie wußte auch, daß ein
unbesonnenes Wort des Tadels bei dem wilden, ungebärdigen Sinn
des Kindes großen Schaden anrichten konnte.
„Was hast du getan, Sophie?“ frug die Oberin streng, aber ohne
Härte.
„Ich?“ Das Mädel sah mit selbstgefälligem Lächeln auf ihre
Mitschülerinnen. „Nichts hab’ ich getan, rein gar nichts!“
„Lüg’ nicht!“ gebot die Oberin streng. „Gib ehrlich Antwort, wenn
man dich fragt!“
Da mischte sich die alte Schwester ein. „Sie hat halt dumm’s
Zeug erzählt, Schwester Oberin. Sonst nix, nur a bissel dumm’s
Zeug. Und die andern, die Gäns’, die haben g’lacht.“
Die „Gäns’“ fingen bei der Erinnerung an das dumme Zeug schon
wieder zu kichern an. Mißtrauisch sah die Oberin auf die Schwester
Salesia. Sie hatte es schon längst mit Unbehagen bemerkt, daß die
Schwester das Karrnerkind auffallend bevorzugte, und sie sah es
deutlich an dem verlegenen Gesicht der Schwester, daß sie ihr
etwas zu verheimlichen suchte.
„Was hast du gesagt, Sophie?“ frug die Oberin streng und sah
mit festem Blick auf das Mädel.
„Nit sagen!“ flüsterte ein größeres Mädchen, das in ihrer Nähe
stand, ganz leise. „Nit sagen!“
Das feine Ohr der Oberin hörte die Warnung doch.
„Was sollst du nicht sagen, Sophie?“ frug sie mit kalter, lauter
Stimme. „Rede!“
Sophie war jetzt tatsächlich verwirrt geworden. Sie sah das
hilflose, bestürzte Gesicht der alten Klosterschwester, und sie hörte
den heimlich warnenden Zuruf des Mädchens.
„Ich ... ich hab’ einen Hund g’sehen ...“ sagte sie jetzt leise und
zögernd.
„Ja ... und ...?“ frug die Oberin, ohne ein Auge von der kleinen
Sünderin zu lassen. „Und?“
„Nix!“ sagte Sophie über eine Weile.
„Sag’ die Wahrheit, Sophie Zöttl!“ gebot die Oberin.
Sophie sah sich hilflos um. Dort neben der Oberin stand ihre alte
Freundin und hielt die Augen zu Boden gesenkt. Sie gab ihr kein
Zeichen, was sie tun sollte. Und alle Kinder standen schweigend im
Halbkreis um sie und sahen verlegen und etwas ängstlich drein.
„Sag’ die Wahrheit!“ gebot die Oberin.
„Ich hab’ zwei Hund’ g’sehen ...“ erzählte jetzt das Kind mit lauter
Stimme. „Einen braunen, ein Dackel war’s, und einen großen
zottigen. Den Dackel, den kenn’ ich schon lang, und den hätt’ ich
gern mitg’nommen, wenn ich dürft hätt’. Aber die Schwester hat’s
verboten.“ Dabei zeigte das Mädchen mit dem Finger auf die junge
Klosterschwester, welche die Kinder bei den Spaziergängen
beaufsichtigte. Die junge Schwester hatte sich schon die ganze Zeit
her versteckt in eine Ecke gedrückt.
„Ist das alles, Sophie Zöttl?“ frug die Oberin streng.
„Nein, nit alles. Deswegen haben’s nit g’lacht, die Kinder.“ Das
Mädchen wurde nun schon wieder selbstbewußter. Die Verlegenheit
war geschwunden. Sie hatte eigentlich jetzt keine Angst mehr vor
der Oberin. Die war ja gut, das wußte sie. Und die Oberin konnte es
gewiß auch begreifen, daß man einen netten, kleinen, lustigen Hund
zu stehlen wünschte. Und jetzt konnte sie ihr auch das übrige
erzählen. Dann würde sie die Oberin auch so zum Lachen bringen,
wie die Mädchen. Und die Sophie erzählte es ganz genau, was sie
den andern gesagt hatte. Erzählte, wie sie die beiden Tiere bei ihrem
Spiel beobachtete. Und sie habe es nur bedauert, daß kein
Weibchen dabei war. Sonst würde es kleine junge Hunderln
abgeben.
Für einen Augenblick war die Oberin sprachlos. Sie war so
empört über die Verderbtheit des Kindes, daß sie keine Worte finden
konnte. Nur mühsam konnte sie ihre Aufregung niederkämpfen.
Dann aber brach das Unwetter los. Im hohen Zorn hieß sie das
Kind ein diebisches Zigeunermädel, das nicht wert sei, mit den
andern gesitteten Kindern zusammen zu leben. Wie Peitschenhiebe
mitten ins Gesicht trafen die harten Worte das Kind.
Die Oberin sah die Veränderung, die mit dem Kinde vorging.
Auch die drohende Haltung und die haßverzerrten Mienen entgingen
ihr nicht. Sie war wieder eine kluge Frau und auch bestrebt, gerecht
zu sein. Sie sah, daß sie mit ihren Worten das Kind tiefer getroffen
hatte, als sie beabsichtigte. Aber sie empfand die Äußerungen des
kleinen Mädels als etwas so unerhört Schamloses, daß sie es für
ihre heilige Pflicht hielt, dieses verderbte Kind von den andern fern
zu halten. —
Für die kleine Sophie fingen nun harte Zeiten an. Die Oberin
nahm die Erziehung des wilden Karrnerkindes selbst in die Hand
und verdarb mit ihrer Strenge alles, was die alte Schwester Salesia
durch Güte und milde Nachsicht aufgebaut hatte ...
Eine Zeitlang ging Sophie im Kloster umher mit geducktem
Köpfchen und unglückselig wie ein verprügeltes armes Tier. Und
doch waren es nur Worte, die diese Änderung hervorbrachten. Das
Kind hatte keine Strafe und keine Züchtigung im Kloster erfahren.
Aber mit eiserner Konsequenz bestand die Oberin darauf, daß ihre
Befehle genau durchgeführt wurden. Mit Worten und nur mit Worten
allein erreichte sie es, daß das Kind sich vorkam wie ein junger,
armseliger Kettenhund, der schwer und keuchend an seiner Fessel
zerrte.
Je mehr die Tage dem Frühjahr entgegen gingen, desto
drückender empfand die Sophie das Leben im Kloster. Und als
einmal die Ennemoserin kam, um Nachschau zu halten, da fing das
kleine Mädel laut zu weinen an und bat, die Frau möchte sie doch
mitnehmen. Hinaus aus dem Kloster, in die Freiheit. Es brauchte viel
gutes Zureden, um das Kind zu beschwichtigen.
Am gleichen Abend jedoch hatte die Schwester Salesia noch
eine Unterredung mit der Oberin.
Diese beiden Frauen waren sich nie nahe gekommen trotz der
engen Gemeinsamkeit, in der sie lebten. Sie waren zu
grundverschieden voneinander. Ernste Reibungen hatten aber auch
nie stattgefunden.
Nur selten kam die Schwester Salesia jetzt mit ihrem Liebling
zusammen. Denn Sophie war ihr Liebling geworden. Da machte sie
kein Hehl daraus. Wenn sie das Kind jetzt sah, so bemerkte sie
deutlich die Wandlung, die mit dem Mädchen vorgegangen war. Sie
sah, wie das Mädel den kleinen Kopf senkte und die lebhaften
Augen in einem unnatürlichen Zwang zu Boden schlug. Und in dem
guten alten Herzen der Schwester regte sich der Zorn. Sie mußte
öfters an sich halten, sonst hätte sie der Oberin ernstliche Vorwürfe
gemacht.
An jenem Abend nach dem Besuch der Ennemoserin konnte die
Schwester sich nicht mehr überwinden. Vor dem Schlafengehen
war’s, als die frommen Frauen gerade von der Abendandacht aus
der Kirche kamen. Die Schwester Salesia war als Sakristanin die
letzte in der Kirche und hatte diese abzuschließen.
Das tat sie jeden Abend. Mit einer behaglichen Ruhe schlürfte sie
durch den weiten Kirchengang, füllte das Öl ein in die rote Ampel vor
dem Hochaltar und überdeckte den Altar noch vorsichtig mit einer
schön gestickten, prunkvollen Decke. Das tat sie alles mit viel
Umständlichkeit und Ruhe und schöpfte dabei mehr und tiefer Atem,
als es trotz ihres asthmatischen Zustandes notwendig gewesen
wäre.
Heute aber verrichtete die Schwester ihre kleine Pflicht mit einer
Art nervöser Hast. Vorne im Chorstuhl bei dem Hochaltar kniete die
Oberin und betete. Es war schon ganz dunkel in dem hohen Raum.
Und nur der matte rote Schimmer des ewigen Lichtes ließ die
Gegenstände in nächster Nähe undeutlich erkennen. Die weißen
Hauben der beiden Frauen sahen wie riesige, gespenstige, weiße
Fliegen aus. Die schlürfenden Schritte der alten Schwester hallten
wider in der heiligen Stille des Gotteshauses.

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LAND INTERESTS: PRESENT AND FUTURE

Melms v. Pabst Brewing Co., 79 N.W. 738 (Wis. 1899).

I. Land Interests: Freehold Estates and Accompanying Future Interests

1. Freehold estate – unlimited in duration

B. Fee Simple Absolute Ownership

1. Greatest degree of land ownership

a. Can transfer title – inter vivos or by will

2. Created by language "To A" or "To A and his heirs."

1. Fee Simple Determinable and Possibility of Reverter

a. Has an attached use restriction

"To A so long as the property is used for grazing."

2. Possibility of Reverter – The Fee Simple Determinable Future Interest

a. Future interest is fee simple determinable

i. Some states limit effectiveness of restriction – 40 years

3. Fee Simple Subject to a Condition Subsequent

a. Has an attached use restriction

4. Right of Entry/Power of Termination

i. Possibility of reverter uses timing language – "so long as", "until"

CASE BRIEF: Rogers v. U.S.

ISSUE: Who owned the easement?

ANSWER TO CONSIDER (2.1):

ANSWER TO CONSIDER (2.2):

a. Fee simple determinable and the future interest is a possibility of reverter.

D. Fee Tail Ownership – USE POWERPOINT SLIDE 2-6

1. Uncertain or unlimited in duration

a. More than 20 states treat fee tails as fee simple absolutes

E. Life Estate Ownership – USE POWERPOINT SLIDE 2-7

"To A for life." − conventional life estate

i. Fee simple determinable

USE POWERPOINT SLIDE 2-8 TO REVIEW ALL TYPES OF INTERESTS.

2. Rights of life tenants

a. Exclusive possession during their lives

Timber example from the text

d. Life tenants can transfer their interests

i. only while they are alive

e. Tax payments on life estate allocated in each state

F. Reversions – USE POWERPOINT SLIDE 2-9

1. Follows a lesser estate – life estate

2. Future interest in the grantor

3. Creation – "To my husband for his life"

G. Remainders – USE POWERPOINT SLIDE 2-10

1. Follow the termination of a lesser estate – life estate

2. Future interest in one other than the grantor

"To my husband for life, then to my daughter, Samantha."

"To my husband for his life, then to my daughter, Samantha."

Samantha holds a vested interest because:

i. She is in existence at time of grant

5. Vested Remainder Subject to Partial Divestment

DISTINCTION: Complete divestment vs. contingent remainder. In contingent remainder, the

c. All remainders are transferable – inter vivos or testamentary

ANSWER TO CONSIDER (2.3):

ANSWER TO CONSIDER (2.4):

a. Two fee simples; possibility of reverter is given by the grantor to another