Property Law(美国财产法之未来利益)
美国财产法
本課程之作業、期中考與期末考，內容分別涵蓋美國財產法上各種重要制度之意義、概念、要件之判斷，以及重要原理原則之應用與練習。並且採取實際案例及簡答題題型，以檢驗個別同學對於預期學習成果第1項至第3項之達成程度：包括1.是否了解美國財產法的基本原理；2.是否能掌握美國財產法的重要原理原則；3.是否能了解美國財產法的重要核心案例。
9
用益物權
Easement, license, equitable servitudes
12
租賃
Kinds of leasehold, rights and duties of landlord and tenant, implied warranty of habitability
12
考試
期中考與期末考
105學年第2學期美國財產法課程綱要
課程名稱：（中文）美國財產法
（英文）American Property Law
開課單位
科法所
永久課號
ITL5223
授課教師：王敏銓
學分數
3
必/選修
選修
開課年級
*
適合修讀對象：(專業能力、生活應用、國考準備、入學考試、其他考試或檢定、留學)
美國財產法為美國法學院一年級(1L)課程，屬於了解美國的各種財產法制的最根本基礎，但因為與大陸法制的差別很大，並非屬容易了解的主題，然而對於深入學習美國法制十分重要。但本課程授課老師經由深入淺出的講解，使這門課程呈現平易近人的面貌。尤其在美國各州律師考試，財產法是重點科目之一，不僅是必須熟讀的科目，而且涉及是否能更確了解其他科目─例如信託法、繼承法等科目，對美國財產法原則的了解，有助於對美國法制整體的了解。
主要課程內容：
美国财产法概述定义权利与责任
美国财产法概述定义权利与责任美国财产法概述：定义权利与责任美国财产法是关于财产权和责任的法律体系，旨在保护个人和企业的财产权益，并规定了权利和责任的相关规定。
本文将对美国财产法的概念、权利和责任以及相关案例进行探讨。
一、概念美国财产法是指关于财产所有权、转让、保护和使用的法律规定。
该法涵盖了不动产和动产等多个方面，并为个人和企业提供了财产保护的基本法律框架。
具体来说，美国财产法主要包括土地法、合同法和知识产权法等。
二、财产权利1. 不动产权：不动产权是指对土地及其附着物的所有权，包括房屋、建筑物、土地使用权等。
美国财产法规定了个人和企业对不动产的产权保护，确保其获得合法的财产权益。
2. 动产权：动产权是指个人和企业对可移动的财产的所有权，如车辆、家具、存款等。
美国财产法对动产权的保护主要涉及转让、保管、保险和债权等方面。
3. 知识产权：知识产权是指由个人创造的知识、技术和创新成果的权益。
美国财产法对知识产权进行了详细的法律规定，包括专利权、商标权和版权等。
三、财产责任1. 损害赔偿责任：根据美国财产法，个人和企业在使用、保管或转让财产时，应承担合理的责任。
如果个人或企业的行为导致他人财产损害，相应的损害赔偿责任将由侵权方承担。
2. 租赁责任：在租赁场景中，租赁人应按照合同规定对租赁财产负有保管责任，并承担因失职而导致的损失赔偿责任。
3. 债务责任：美国财产法规定了个人和企业对债务的责任。
债务方需按时偿还债务，并承担相关的利息和违约责任。
四、相关案例1. Hawaii Co. v. The Hawaii Land Trust：该案涉及对土地的所有权纠纷，法院最终判决土地归属于信托基金而非企业，强调了财产所有权的保护。
2. Apple Inc. v. Samsung Electronics Co.：在这个知识产权案例中，苹果公司指控三星公司侵犯了其设计专利权。
法院判决三星需赔偿苹果公司损失，并禁止其销售相关产品，彰显了知识产权的重要性和保护。
英美法概论
1.程序先于权利remedies proceed rights法律谚语“程序优先于权利”来源于英国普通法。
在英国人心目中权利是自然而然存在的，即使法律没有对公民权利作出规定，公民的基本人权也是天赋的，不容剥夺。
但是权利的获得必须经过一定的法律程序，所以英国立法机构奉行”程序优先于权利”的原则。
一部法律制定出来，不仅仅要让公众看到一系列权利，更重要的是看到怎样获得这一系列权利的程序。
2 遵循先例stare decisis是判例法的一个基本原则，它是判例法得以形成的基础，其基本含义就是，包含在以前判决中的法律原则对以后同类案件有约束力，具体说就是1高级法院的判决对下级法院处理同类案件有约束力2同一法院的判决对其以后的同类案件的判决具有约束力，即指以前判决中的法律原则对以后同类案件具有约束力。
具有约束力（binding effect），也称，说服力(persuasive effect)。
遵循先例没有时间范围。
然而，先例并不因此永久存在。
一个先例总是在特定的情况下产生，如果产生这个先例的客观情况改变（或者可以说，这个先例的构成要素已经改变），使用先例成为不合理时，可以改变或者推翻先例。
分权制衡Separation of powers, Checks and balances行政、司法、立法三大政府机构共同存在，地位平等且互相制衡的政权组织形式。
分权：立法权归于国会，制定法律；行政权归于总统，执行法律；司法权归于联邦法院，解释法律。
制衡：国会：有权弹劾行政人员（包括总统）以及法官，有权复决或者推翻总统的否决决定。
总统：否决权，在参议员的同意下有权提名大使和最高法院法官并缔结国际条约的权利法院：司法审查权国会有立法权，总统对国会通过的法案有权否决，国会又有权在一定条件下推翻总统的否决；总统有权任命高级官员和法官，但须经国会认可，国会有权依法弹劲总统和高级文官和法官；最高法院法官由总统任命并经国会认可，最高法院又可对国会通过的法律以违宪为由宣布无效。
美国财产法
《美国财产法》第一章序言1.1 Introduction牛津大学比较法教授Lawson(劳森)曾说:财产法(Property law)不仅是我们法律中最好的一部分,而且它的主要原则和结构也优越于其它国家关于这个领域的法律。
所以学习美国法律,Property law是一门必修的的课程,另外,它也是美国各州律师资格考试的必考科目之一。
在开始这门课之前,还是先让我们来看看Blackacre这个词。
1.2 BlackacreBlackacre这个词在一些美国财产法的著作里经常看到,但在常用的英汉法律词典里却找不到它的译义,有学者将它直译"黑土地",其实Blackacre是一个虚构的(hypothetical)概念,代表财产权的一种标的物:某一块土地或某一栋房屋。
法学教授们在课堂上讨论与不动产有关的问题,需要假设一个案例时就会经常用到它,比如:A occupies Blackacre under a lease from B.另外,教授们如果虚构某一土地为Blackacre,还想虚构另一块土地,那另一块土地就称之为Whiteacre.Black's law dictionary 对Blackacre解释如下:A fictitious tract of land used in legal discourse to discuss real-property issues. When another tract of land is needed in a hypothetical, it is often termed "whiteacre."Note: 美国财产法大量地使用一些像Blackacre之类的专业术语,要理解美国财产法,就必须掌握这些财产法的专业词汇,美国学生也得如此,我们编写这本小册子就是想提供一些重要的词汇,读者通过这些词汇和对其上下文的理解,可以对美国财产法有一个全面的了解。
美国财产法property-Estates and Future Interests
Chapter5: Estates and Future InterestsA．M odern freehold estatesa.Fee simple absolute(no future interest)1.Modern law prizes an active market in real property, and grantors typicallyintend to convey the most marketable interest, the fee simple.2.O conveys to G and her heirs. Remember that G’s heirs receive no futureinterest by this conveyance.3.Cole v. Steinlauf(1957)Issue: whether it was necessary to use the word “heirs” when conveying a fee simple.Rule: A deed can be reformed to vest a fee in a grantee where the word “heirs”is omitted if it can be determined from the clearly expressed intent of the parties that a fee was intended.Addition: But the modern presumption is different from this old case. If the words of a conveyance or devise are ambiguous, the modern presumption is to favor a fee simple. Because given the modern need for maintaining an effective market in land, the law favors free alienation.b.Life estate (reversion)1.O conveys to B for the life of C. B’s estate is called a life estate pur autre vie.2.O conveys to Google, Inc. for life. Google receives nothing from thisconveyance.3.White v. BrownIssue: whether a restriction of free alienation can overcome the law’s strong presumptionRule: (1) Law’s presumption: unless the words and context of the will clearly evidence her intention to convey only a life estate, the will should be construed as passing a fee simple. (2) The restraint on the alienation does not evidence such a clear intent to pass only a life estate, so it is not sufficient to overcome the law’s strong presumption. (3) The restraint was void.Policy: (1) Utilitarian theory holds that transferability is necessary to ensure the productive use of land.Addition: (1) three type of restraints: disabling, forfeiture, promissory (2) Partial restraints may be valid if they are reasonable as to duration, scope, and purpose.4.The common law doctrine of waste: this doctrine imposes a duty on the lifetenant to use the property in a manner that does not significantly injure the rights of the future interest holders.5.Woodrick v. Wood(Ohio)Issue: whether the holder of a remainder interest in a parcel of land may prohibit the life tenant of such property from destroying structures on the landRule: (1) a life tenant had the right to make beneficial use of the property even though she would be altering the land in order to do so. (2) The destruction of the structure(barn in this case) which increases the value of the land does not constitute waste to the property.Addition: (1) The common law rule is that any alternative is not allowed. But Ohio has never recognized it. (2) Three kinds of waste: voluntary waste, permissive waste, ameliorative waste (in this case). Most states do not recognize ameliorative waste.c.Fee tail(reversion)1.Today the fee tail can be created in only four states. And in these four states, theholder can easily convert this estate into a fee simple by an inter vivos transfer to another person.2.Precise language: O conveys to B and the heirs of his body. Nothing can bereplaced.d.Fee simple defeasible1.Fee simple determinable(a possibility of reverter)Words: as long as, while, until, during.Automatically2.Fee simple subject to a condition subsequent(right to enter)Words: provided that, but if, on condition thatNot automatically, but just has the power to terminate the estate by taking action, like giving notice to the transferee or by filing a quiet title action.3.Fee simple subject to an executory limitation(an executory interest)The future interest is held by a third party.4.Defeasible fee simples are often used to make gifts to public entities orcharitable institutions. A grantor may want to transfer ownership rights only fora specific purpose.5.Mahrenholz v. County board of school trustees of Lawrence countyIssue: whether the language in the deed conveyed a fee simple determinable or a fee simple subject to a condition subsequentRule: (1) When ambiguous language is used in a deed, the court of Illinois have expressed a constructional preference for a fee simple subject to a condition subsequent. (Although in this case, the court thought that the language was not that ambiguous)Because social policy abhors the forfeiture of estates since this interferes with marketability.(2) The use of “only”immediately followed the grant “for school purpose” demonstrates that it is a limited grant rather than a full grant subject to a condition. So it is a fee simple determinable.Addition: (1) in this case, FSD and FSCS were neither alienable nor devisable, they were just inheritable. (2) The key time point in this case is when Hutton disclaimed his interest in the property. (3) Under common law, both the possibility of reverter and the right of entry could be released to the holder of the possessory estate. This was permitted because it made the property more marketable by merging the two interests into a fee simple absolute.6.Metropolitan park district v. Unknown heirs of RigneyIssue: (1) whether the grantee of such an estate may acquire title by adverse possession following a breach of the condition subsequent but prior to a claim of forfeiture (2) whether the lapse of an extensive period of time between a breach and an election of forfeiture waives or otherwise extinguishes the condition.Rule: (1) the continued possession of the land after a condition is broken does not become adverse until the grantor or his heirs elect to declare a forfeiture. (2) The grantor has a reasonable time after breach within which to declare a forfeiture or to elect not to declare a forfeiture; if he fails to declare a forfeiture within that time, his power to do so expired.Policy: (1) if there is no limitation of time, it would discourage any productive use of land.B．M odern future interestsa.Future interests retained by the transferorFSD- possibility of reverterFSCS- a right of entryConvey less than transferor’s entire interests- reversionb.Future interests created in a transferee(B)Vested remainder: O conveys to A for life, then to BVested remainder subject to divestment: O conveys to C for life, then to B but if B does not survive CVested remainder subject to open: O conveys to C for life, then to D’s children. (B is D’s children)Contingent remainder: O conveys to C for life, then to the heirs of D; O conveys toC for life, then to B if B becomes president.Springing Executory interests: O conveys to B 15years from nowShifting executory interests: O conveys to C so as it is used as a farm, then to B C．T he common law restricted contingent remainders and executory interests in order to enhance the marketability of land.D．。
美国财产法property-Concurrent ownership and marital property
Chapter 6: Concurrent ownership and marital propertyA.Concurrent ownershipa.Modern concurrent estates1.2.James v. TaylorIssue: whether the deed was a conveyance to them as tenants in common or as joint tenants with the right of survivorship.Rule: (1) Under Arkansas law, a deed to two or more persons presumptively creates a tenancy in common unless the deed expressly creates a joint tenancy. (2) Evidence of the grantor’s intention cannot prevail the statute.Addition: the modern trend is to focus more on the grantor’s intent and less on formulaic language.b.Severance1.Tenhet v. BoswellIssue: whether the joint tenancy is severed if a joint tenant leases his interest to others?Rule: the lease does not serve the joint tenancy, but expires upon the death of the lessor joint tenancy.Policy: The nature of joint tenancy is that any joint tenant has an expectation of the right of survivorship. So the lease must end at the earlier of the two events: the end of the lease term or the death of the lessor.Addition: As we require express intent to establish joint tenancy, the desire to terminate the joint tenancy also should be clear and unambiguous.c.Partition1.Ark land Co. v. HarperIssue: whether the evidence supported the circuit court’s conclusion that the property could not be conveniently partitioned in kind, thus warranting a partition by sale.Rule: (1) Partition in kind is the preferred method of partition because it leaves cotenants holding the same estates as before and does not force a sale on unwilling cotenants.(2)Standard of proof that must be established to overcome the presumption of partition in kind: ①the property cannot be conveniently partitioned in kind ②the interests of one or more of the parties will be promoted by the sale ③the interests of other parties will not be prejudiced by the sale.(3) The economic value of property is not the exclusive test for determining whether to partition in kind or by sale.(4) The evidence of longstanding ownership, coupled with sentimental or emotional interests in the property, should ordinarily control when it is shown that the property can be partitioned in kind, though it may entail some economic inconvenience to the party seeking a sale.Dissent: the sporadic use of the property does not outweigh the economic inconvenience.Addition: (1) Partition in kind is preferred in theory, but partition by sale is used more commonly in practice.(2) Partition in kind tends to fragment property right, which may lead to the underutilization of land.(3) Agreements not to partition were an invalid restraint on alienation. But today, most jurisdictions allow an agreement against partition if it is reasonable in duration and purpose.d.Cotenant rights and duties1.Esteves v. EstevesIssue: whether one tenant who does not occupy the property can require the one who occupies the property to allow him credit for the reasonable value of the occupancy.Rule: (1) on general proposition, all the tenants should pay equally.(2)The one who choose not to occupy the property does not have right to imposean charge on the other.(3)But when the tenant who had been in sole possession of the property demands contribution toward operating and maintenance expenses from his co-owner, it is fair to allow a corresponding credit for the value of his sole occupancy of the premises.Addition: (1) if A ousted B, A is liable to B for B’s share of the rental value of A’s occupancy. (2) A is effectively an adverse possessor. So B must assert his interest within the statutory period or risk losing it entirely. (3) sharing costs: necessary or notB.Marital propertya.Separate property system(most jurisdictions)1.During the marriage: property is separately owned by the spouse who acquiresit. The creditor of a particular spouse can only attach the separate property of that spouse.2.Divorce: equitable distribution considering many factors based on theproperty acquired during(most) or even before(a few) the marriage3.Death: offer the surviving spouse a forced share of the decedent’s estate(dower right) note: not personal property.munity property system1.During the marriage: All earnings during the marriage are owned by bothspouses equally.2.Divorce: equal share or also consider equitable distribution factors3.Death: devise the half of the community property as he desires. ( no dowerright)c.Tenancy by the entirety1.Today, only half of the states recognize this cotenancy.2.The tenancy by the entirety may offer significant protection from creditors.3.Sawada v. EndoIssue: whether the interest of one spouse in real property, held in tenancy by the entireties, is subject to levy and execution by his or her individual creditors. Rule: (1) an estate by the entirety is not subject to the claims of the creditors of one of the spouses during their joint lives.(2) The nature of the tenancy by the entirety: neither husband nor wife has a separate divisible interest in the property held by the entirety that can be conveyed or reached by execution.(3) No unfairness to the creditor is involved here.Policy: favoring the interests of the family unitAddition: (1) a creditor normally has the ability to investigate a person’s financial status before extending credit (2) the difference between voluntary and involuntary creditorsd.Defining marital property1.Guy v. GuyIssue: whether a professional degree is marital propertyRule: (1) A professional degree obtained by a student spouse during a marriage is not marital property. (2) But the supporting spouse has a right to be compensated or reimbursed, upon proper proof.。
PropertyLaw（美国财产法之未来利益）
PropertyLaw（美国财产法之未来利益）Property Law（美国财产法）Future InterestsA future interest is an estate that does not entitle the owner thereof to possession immediately but will or may give the owner possession in the future. Future interest is a present, legally protected right in property; it is not an expectancy.未来利益未来权益是指不会使其所有人立即拥有但将来会或可能给予其所有人占有的财产。
未来权益是一项受法律保护的财产权利，而不是一种期望。
Ⅰ. Rever sionary Interests--- Future Interests in Transferor1. Possibilities of Reverter and Rights of EntryThese future interests are discussed above in connection with the present estates to which they are attached.未来可继承利益——转让人未来的利益地产回复权和进入权的可能性这些未来的利益在上面已经讨论过了，它们与现在的地产有关。
2. ReversionsA person owning an estate in real property can create and transfer lesser estate. The residue left in the grantor, which arises by operation of law, is a reversion.Reversions are transferable, devisable by will, and descendible by inheritance. The holder of a reversion may sue a possessory owner for waste and may recover against third-party for damages to the property.2. 继承权拥有不动产的人可以创设和转让较少的不动产。
美国担保权益的类型
美国担保权益的类型在美国，担保权益是一种债权人为了确保债务得到偿还而对债务人的财产拥有的权利。
以下是美国常见的担保权益类型：1. 普通抵押权（Mortgage）：这是一种最常见的担保权益形式，通常用于房地产交易中。
债权人（抵押权人）对债务人（抵押人）的房地产拥有权益，如果债务人未能偿还债务，债权人可以出售该房地产以收回债务。
2. 信托契约（Deed of Trust）：在某些州，信托契约是房地产交易中常见的替代抵押权的形式。
它涉及三方：借款人、信托公司（受托人）和贷款人。
如果借款人违约，信托公司可以不经过法院程序直接出售房产。
3. 动产抵押权（Security Interest）：这是一种对债务人拥有的动产（如汽车、设备等）的担保权益。
如果债务人未能偿还债务，债权人可以收回这些动产。
4. 留置权（Lien）：这是一种对特定财产的权益，通常用于服务提供者或供应商，他们为债务人提供服务或材料后，债务人未能支付费用。
留置权可以是法定的，也可以是合同约定的。
5. 购买钱款抵押权（Purchase Money Security Interest, PMSI）：这是一种特殊的动产抵押权，用于购买财产的贷款。
它通常赋予债权人优先于其他债权人的权益。
6. 设备信托抵押权（Equipment Trust Certificates）：这是一种特殊的动产抵押权，通常用于大型设备（如飞机、船舶等）的融资。
它允许设备的所有者在偿还债务之前使用设备。
7. 账户收据（Account Receivable）：这是一种对债务人应收账款的权益。
债权人可以要求债务人将应收账款转让给债权人，作为偿还债务的担保。
8. 库存抵押权（Inventory Lien）：这是一种对零售商或制造商库存的担保权益。
如果债务人未能偿还债务，债权人可以出售库存以收回债务。
9. 知识产权抵押权（Intellectual Property Security Interest）：这是一种对专利、商标、版权等知识产权的担保权益。
美国财产法的基本原则
美国财产法的基本原则美国财产法是指关于财产权益的保护、转让和继承等方面的法律规定。
在美国，财产权益被视为个人权利和自由的核心组成部分。
美国财产法的基本原则包括产权保护、自由转让和合同自由。
本文将就这些原则逐一进行论述。
一、产权保护在美国，产权保护是财产法的首要原则。
根据宪法和法律规定，个人在其财产上拥有合法的权利和自由。
产权保护旨在保障个人或企业的财产不受非法侵犯。
一旦产权受到侵犯，法律将保护产权人的权益，并追究侵权行为的责任。
美国产权保护的基础是私有财产制度，它鼓励个人和企业通过努力和投资来获得和保护财产。
二、自由转让自由转让是指个人或企业可以自由地将其财产转让给其他人或实体。
在美国，自由转让原则对财产的买卖、赠与、租借等行为提供了法律保障。
根据契约自由的原则，财产的交易双方可以根据自己的意愿和利益自由决定交易条件和方式。
财产转让的契约必须符合法律规定，并且受到双方自愿和诚实履行的约束。
自由转让的原则使得资本可以自由流动，促进了经济的发展和繁荣。
三、合同自由合同自由是指个人和企业的自由意愿得以通过合同来实现。
在美国，合同是最基本的法律文书，用于约定和保护各方的权益和责任。
根据合同自由原则，合同各方可以根据自己的意愿自由约定合同内容和条件。
合同的履行受到法律的保护，违约行为将承担相应的法律责任。
合同自由的原则使得各方可以依据自己的意愿进行交易和合作，增强了市场的稳定性和效率。
总结起来，美国财产法的基本原则包括产权保护、自由转让和合同自由。
这些原则保障了个人和企业在财产方面的权益和自由，并为经济的发展提供了法律保障。
产权保护确保财产不受非法侵犯；自由转让促进了资本的自由流动和经济的繁荣；合同自由使各方能够依据自愿合作并约定权利和义务。
美国财产法的这些基本原则的坚守，为美国创造了繁荣和富裕的社会经济环境。
英美法律制度 property
In this case, the items of communications equipment did not constitute fixtures, *** The poles, wires, and central office equipment, though placed in the ground or bolted to the buildings, were readily removable and transportable without affecting the utility of the underlying land, the buildings, or the equipment itself. * * * In addition, the very nature of telephone poles and wires, as well as their use by the telephone companies in connection with integrated telecommunications systems, belies the proposition that the equipment became a permanent and essential part of the underlying realty so as to pass by conveyance with it.
The Role Of Intent
Certain items can only be attached to property permanently; such items are fixtures. It is assumed that the owner intended them to be fixtures, because they had to be permanently attached to the property. A tile floor, cabinets, and carpeting are examples. Also, when an item of property is custommade for installation on real property, as storm windows are, the property is usually classified as a fixture. The courts assume that owners, in making such installations, intend the items to become part of their real property.
理解美国财产法从房地产到知识产权
理解美国财产法从房地产到知识产权理解美国财产法是一项复杂而又关键的任务，从房地产到知识产权，它涵盖了一系列的法律和规定。
本文将通过对美国财产法的整体概述以及房地产和知识产权两个具体领域的介绍，来帮助读者更好地理解美国财产法的基本原则和运作方式。
一、美国财产法概述美国财产法是一套以保护财产权益为核心的法律体系，旨在确保公民在财产领域的权益得到有效保障。
它基于宪法第五修正案所规定的对财产的保护，包括物质财产和知识财产，并涉及到各个方面的法律规定和司法判例。
美国财产法的基本原则包括产权保护、契约自由和公平交易。
产权保护是指公民对其财产享有的权利受到法律的保护，包括对财产的使用、转让和处置权等。
契约自由是指公民自由订立和执行合同的权利，以便在财产交易中实现公平和公正。
公平交易原则强调在市场经济中的财产交易应当公平、诚实和透明，双方当事人的权益应当得到平等对待。
二、房地产领域的财产法房地产是美国财产法中一个重要的领域，涉及到土地、建筑物和与之相关的权益。
在美国，房地产交易通常需要依靠书面合同来确保交易双方的权益得到充分保障。
房地产合同通常包括购买合同、租赁合同和抵押合同等多种形式。
购买合同是指买卖双方就房地产的交易达成的书面协议，明确了双方的权益和责任。
租赁合同涉及到房地产的租赁事宜，规定了租赁期限、租金支付和房东租客之间的权益关系。
抵押合同是指借款人将房地产作为抵押物向贷款人取得贷款，在合同中规定了双方的权益和债务关系。
三、知识产权领域的财产法知识产权是指创造性的思想和创造的产物的法律保护，包括专利、商标、著作权和商业秘密等。
在美国，知识产权法旨在鼓励创新，保护创新者的权益，并促进经济发展。
专利是一种保护发明的知识产权，确保发明者在一定期限内对其发明享有独占权利。
商标是一种保护品牌标识的知识产权，用于区分商品或服务的来源并保护消费者权益。
著作权是一种保护文字、图片、音乐等表达形式的知识产权，给予著作权人对其作品的独占权。
深度解读美国不动产法
深度解读美国不动产法作为一个国家的法律体系的重要组成部分，不动产法涉及的领域十分广泛，包括土地所有权、房地产买卖合同、租赁协议等。
美国不动产法作为具有独特性的法律体系，与其他国家的不动产法有一定的差异和特点。
本文将深度解读美国不动产法的相关内容，从土地交易、契约法、公证和登记等多个方面进行探讨。
1.土地交易不动产法作为土地交易的法律基础，起到保护交易参与方权益的重要作用。
在美国，土地交易一般需要经过以下几个步骤：合同签订、调查和审查、过户和登记等。
（1）合同签订：买卖双方通过签订书面合同来确认双方的权益和义务。
合同中通常包括购买价格、房屋描述、付款方式等内容。
（2）调查和审查：买方需要进行土地调查和审查工作，以确保土地有效性和清晰的产权。
在此过程中，买方可能需要委托专业人员进行调查和审查，如律师或房地产经纪人。
（3）过户和登记：交易完成后，买卖双方需要办理过户手续，并将土地所有权进行登记。
登记的目的是为了确保土地的产权明确并能够得到保护。
2.契约法契约法在不动产交易中起着重要的作用。
在美国，不动产交易一般采用书面合同形式来确保各方权益的法律保护。
契约法的基本原则包括合同自由、契约诚实等。
（1）合同自由：在美国，契约的签订受到合同自由原则的制约，即买卖双方可以根据自身需求和意愿自由约定交易内容。
但同时也要遵守合同法律的基本规定。
（2）契约诚实：契约法要求各方在签订合同时以诚实和公正的原则进行交易。
这意味着各方必须提供真实的信息，并遵守合同中的义务。
3.公证和登记为了保障土地所有权的保护和交易的合法性，美国采用了公证和登记制度。
（1）公证：土地交易中的公证是指由经过认证的公证人对交易进行确认，并提供法律效力。
公证的目的是防止欺诈和确保交易的合法性。
（2）登记：土地交易的登记是指将土地的所有权转移或利益设定进行记录。
登记的目的是确保土地权益的明晰和可追溯，并提供第三方的信任保证。
总结：美国不动产法作为一个完善的法律体系，为土地交易提供了法律保护和框架。
美国财产法概念特点与适用范围
美国财产法概念特点与适用范围美国财产法是一套旨在保护个人和企业财产权益的法律体系。
该法律体系涵盖了多个方面，包括地产、知识产权、金融工具等。
本文将探讨美国财产法的概念特点及其适用范围。
一、财产法的概念特点1. 权利保护美国财产法的核心目标是保护个人和企业的财产权益。
这包括确保其拥有和控制财产的权利，并享有合理的使用、转让和处置财产的自由。
财产法通过规定相关的法律规则和程序，以确保权利的合法性和可执行性。
2. 多元化美国财产法的适用范围涵盖了各个领域的财产。
不仅包括不动产，如土地和房屋，还包括动产，如车辆和个人财物。
此外，知识产权、金融工具等也纳入了财产法的范畴。
3. 契约性财产法在很大程度上依赖于契约制度。
契约是财产交易的基础，它规定了权利和义务，约束着交易各方的行为。
合同法、租赁合同、销售合同等都是财产法的重要组成部分。
4. 土地与物权的重要性土地是财产法的核心领域之一。
美国财产法以土地所有权和土地使用权为重点，规定了土地转让、限制与约束。
同时，物权也是财产法的重要内容，包括所有权、承租权和抵押权等。
二、美国财产法的适用范围1. 地产法地产法是财产法的一部分，主要涉及土地及其附着物的权益和转让。
美国地产法根据各州的法律规定，规范了土地的所有权、使用权、租赁权、转让等方面的规则。
同时，地产法也涉及到土地开发、建筑规划、土地使用限制等相关问题。
2. 知识产权法美国财产法也包含知识产权的保护。
知识产权是对创造性劳动成果的法律保护，包括专利、商标、版权等。
美国知识产权法通过设立专利局、商标局等机构，保护发明家和创作者的创新成果及其经济利益。
3. 金融工具法财产法还涉及到金融工具的使用和交易。
美国金融法规定了证券交易、期货交易、保险业务等金融活动的法律原则和规则，确保金融市场的安全、公正和透明。
4. 消费者保护法美国财产法中的消费者保护法是保障个人和企业在购买商品或服务过程中的权益。
消费者保护法规定了商品质量标准、欺诈行为的惩罚、消费者救济机制等，以维护消费者的合法权益。
英美法律制度 Real Property
Real Property (continued)ReviewPossessory interests•free-holdfee simplefee taillife estate•Leaseholdtenancy for yearsperiodic tenancytenancy at willtenancy at sfferanceDefeasible estate•Determinable estate•Estate subject to condition subsequentIII. Future Interests•Future interests give rights to the enjoyment of property at a future time.•“to A for life, then to B and his heirs.”•“to A for life” creates a life estate for A, while B, although can not possess the land right now, has a future interest. His future interest is not a mere expectancy, like the hope of a child to inherit from a parent. His future interest gives him legal rights. B has present legal rights and liabilities. He can prohibit A from committing a waste, he can sue a third party who is injuring the land or, if B dies during the life of A, B’s interest will be inherited by his heir, and a federal estate tax or state inheritance tax may be levied upon its value.•Although a future interest does not entitle its owner to present possession, it is a presently exiting interest that may become possessory in the future.•Future interests recognized in Anglo-American legal systems are of 2 types:interests retained by the transferorinterests created in a transferee3.1 interests retained by the transferor•3.1.1 possibility of reverter 回归权，偶然取回权•Possibility of reverter follows a determinable fee. When the owner of a fee simple absolute transfers a fee simple determinable, the grantor automatically retains a possibility of reverter. •“To Bob and his heirs so long as the land is farmed” cr eates a fee simple determinable. The moment the land is no longer farmed, the estate ends, i.e., that Bob no longer has estate, where does the estate go? It goes back to O or his heirs. This is O’s possibility of reverter.•3.1.2 right of entry (power of termination)附终止权的取回权•O conveys blackacre "to A and his heirs, but if the premises are used for the sale of alcoholic beverages, O has the right to retake the premises”. In this case, A has a fee simple subject to condition subsequent. If he sells alcoholic beverages on blackacre, O, then, has the right to retake the land. So, from the owner’s point of view, he has a right of entry. This is his future interest.•3.1.3 reversion 复归权•Historically, the earliest future interest to develop was a reversion. If O, a fee simple owner, grantedthe land to A for life, the land would come back to him at A’s death. This is reversion. To be exact, reversion is O’s right to future possession of the land. If O dies during A’s life, O’s reversion passes under his will or to his heirs.•In a general sense, then, a reversion is the interest left in an owner when he carves out of his estate a lesser (smaller) estate and does not provide who is to take the property when the lesser/smaller estate expires.•A fee simple is a greater estate than a fee tail, which is a greater estate than a life estate, which is a greater estate than the leasehold estate. Hence if O, owning a fee simple, creates a fee tail, a life estate, or a term of years, and does not at the same time convey a vested remainder in fee simple, O has a reversion. If A, owning a life estate, creates a term of years, A has a reversion.•The above 3 future interests all belong to a transferor. The law, on the other hand, also recognize future interests in transferees.•3.2.1 remainder 剩余产权，转归权，继受权•3.2.1 remainder 剩余产权，转归权，继受权•An example is “to A for life, then to B and her heirs.” In this example, you are sure that A has a life estate, and A is doomed to die, B has to wait patiently until A dies, then he will own the land in fee simp le. If there is no expression as “then to B and her heirs”, O has a reversion. Now, with the expression, the property goes to B. If B dies during A’s life, on B’s death, B’s remainder passes to his heirs, if B dies without heirs, the state takes the property. This is a vested remainder. 既定的转归权/继受权。
法律英语何家弘11-19课翻译
第十一课财产法第一部分简介The law of property财产法是美国法律体系中的核心制度之一，它在自由市场经济中为计划活动提供了必要的确定性和稳定性。
和其他的制度一样，它内部也存在大量的不一致和范例。
在接触许多之后，讨论将会转向那些影响私人财产紧张关系上。
如通过土地所有权转让带来的集体义务和个人自由之间的紧张关系。
The disscussion will讨论将转向既作为公共职能机制的管理者和在机构内部时常独立者的政府角色，它试图更进一步自己的政策目标，对后一种角色的全面讨论将留到后面的土地使用模式之处。
它作为公共机制的管理者的角色是在美国革命后，在形成政府法律地位的过程中考虑到财产才开始的，她表明了财产法主题的演变过程，从绝对权力的僵硬原则到经常被调整去提高社会目标的一系列权利义务。
I will than discuss我将讨论在这一制度中律师的角色。
他既作为建议的提供者又作为讨论者。
每一角色都有为公和为私的姿态。
这里可能是也可能不是简短讨论职业标准和法律职业责任的地方，但事实上，美国不动产法律经常利用律师的专业地位。
例如关于产权或为第三者保存契约之安排的观点。
The modern real estate现在不动产律师履行者许多独立但内部有关联的活动。
任何参与者冒险的成功不仅仅取决于他自己在交易关系中的关系也取决于他不是一方当事人的交易领域的关系。
使用人体做个类比，律师经常承担着循环系统，连接着全部的器官和提供大量互相合作的权利义务体系。
如果与开发商洽谈合同的建筑方想获得保障那么他或她很可能根据关于建筑费率表的合同获得工资，建筑商律师便会在查阅银行和开发商间建设贷款合同去了解从该建设贷款中逐次提取资金以支付此费用的时间和条件。
如果一个有意投资者想知道当开发商在完成建设后违约时他的债务，他的律师便会通过检阅开发商长期财政记录获得信息。
基于律师的发现，投资者可能要求开发商提供履行定金。
If the lawyer如果律师在不动产交易中为一个主要参与者（土地所有者，开发商，出借者）服务，他的作用便是缔结合同、条约和那些描述双方商业意图及定义双方基于合意或法律所期待的行为的文件。
美国财产法property-adverse possession
PKU-STL HuChapter2: Owning real property- adverse possessionA.Four justifications:preventing frivolous claims, correcting title defects,encouraging development, protecting personhood (fifth:protect reliance)B.Elements of adverse possession:a.Actual possession: use the land in the same manner that a reasonable ownerwould, given its character, location, and natureb.Exclusive possession: cannot be shared with the owner or with the public ingeneralc.Open and notorious possession: the possession must be visible and obviousd.Adverse and hostile possession:most states hold that the claimant’s state ofmind is irrelevant (objective test). Some requires good faith and some bad faith.Some states also require Claim of right (possessor intends “to appropriate and use the land as his own to the exclusion of all others” –must act like an owner –believes she is the owner and claims land as her own –but no evidence needed about AP’s state of mind –in practice, same as “objective” test),e.Continuous possession: as continuous as a reasonable owner would bef.For the statutory periodC.Gurwit v. Kannatzer (common law approach)Issue: whether the evidence supported the adverse possession in the judgment of the trial court.Rule: (1) actual possession: consider the nature and the location of the land (2) open and notorious: activities in the sight of passersby (3) exclusive: for himself, as his own (4) continuous: the nature of the property (5) statutory period of ten yearsAddition: (1) in some states, recreational purposes are not considered actual possession.(note this rule is just used to examine the actual possession, rather than exclusive possession. It means that if the landowner comes to the land for recreation, it would still break the exclusive possession of the claimant. )(2) Use of disputed property by third parties may also prevent an adverse claimant from proving exclusive possession.(3) The land can be divided. It means you can only get the land you really use by adverse possession.(4) A visit is not a use.(5) Signs are the best evidence for open and notorious possession.(6) Two ways for open and notorious element: your activities should be seen by theowner at the same time, what you leave there.D.Van Valkenburgh v. Lutz (statutory law approach, New York)Issue: whether there is evidence showing that the premises were cultivated or improved sufficiently to satisfy the statuteRule: (1) The essential elements of proof being either that the premises are protected by a substantial inclosure, or are usually cultivated or improved.(2) The proof concededly fails to show that the cultivation incident to the garden utilized the whole of the premises claimed.(3) The proof fails to show that the premises were improved.(4) D’s occupation was not under a claim of title.Addition: (1) As a practical matter, the statutory and case law elements overlap substantially. For example, the usual cultivation that meets the statutory standard will normally also fulfills the elements of actual, open, and notorious, and continuous possession.(2)New York law also requires that the claimant prove the tradition common law elements of adverse possession.(3) The requirement of the state of mind was unclear. At that time, New York used objective test. But now, good faith test.(4)Color of title: Color of title refers to a deed, a judgment, or another written document that is invalid for some reason. The successful claimant with color of title may be able to acquire more land.E.Proving adverse possessiona.Judicial action is not necessary for an adverse possessor to obtain title. Becausethe adverse possessor automatically acquires title when the period ends, without any litigation if satisfies every element.b.The adverse possession periods of two or more successive occupants may beadded together to meet the statutory period under the doctrine of tacking.c.Howard v. KuntoIssue: (1) Is a claim of adverse possession defeated because the physical use of the premises is restricted to summer occupancy?(2) tackingRule: (1) the occupancy of tract B during the summer months for more than the 10-year period by defendant and his predecessors, together with the continued existence of the improvements on the land and beach area, constituted un interrupted possession within this rule.( considering the nature and condition of the property)PKU-STL Hu(2)Most states allow tacking only if the successive occupants are in privity.(3) The requirement of privity is no more than judicial recognition of the need for some reasonable connection between successive occupants of real property so as to raise their claim of right above the status of the wrongdoer or the trespasser.Policy: a practice to engage a surveyor to ascertain the location of the purchasing land for every purchaser is neither reasonable nor customary.F.Other procedural issuesa.Disabilities1.Suspend2. A limited period of time after the disability3.Some states require that the disabilities exist at the beginning of the adversepossession period.4.Death ends all disabilities.b.Identity of parties1.The successful adverse possessor receives only what the owner had. (like a lifeestate)2.In most jurisdictions, adverse possession cannot be asserted against landowned by state or local governments.。
美国财产法property-EstatesandFutureInterests
美国财产法property-EstatesandFutureInterestsChapter5: Estates and Future InterestsA．M odern freehold estatesa.Fee simple absolute(no future interest)1.Modern law prizes an active market in real property, and grantors typicallyintend to convey the most marketable interest, the fee simple.2.O conveys to G and her heirs. Remember that G’s heirs receive no futureinterest by this conveyance.3.Cole v. Steinlauf(1957)Issue: whether it was n ecessary to use the word “heirs” when conveying a fee simple.Rule: A deed can be reformed to vest a fee in a grantee where the word “heirs”is omitted if it can be determined from the clearly expressed intent of the parties that a fee was intended.Addition: But the modern presumption is different from this old case. If the words of a conveyance or devise are ambiguous, the modern presumption is to favor a fee simple. Because given the modern need for maintaining an effective market in land, the law favors free alienation.b.Life estate (reversion)1.O conveys to B for the life of C. B’s estate is called a life estate pur autre vie.2.O conveys to Google, Inc. for life. Google receives nothing from thisconveyance.3.White v. BrownIssue: whether a restriction of free alienation can overcome the law’s strong presumptionRule: (1) Law’s presumption: unless the words and context of the will clearly evidence her intention to convey only a life estate, the will should be construed as passing a fee simple. (2) The restraint on the alienation does not evidence such a clear intent to pass only a life estate, so it is not sufficient to overcome the law’s strong presumption. (3) The restraint was void.Policy: (1) Utilitarian theory holds that transferability is necessary to ensure the productive use of land.Addition: (1) three type of restraints: disabling, forfeiture, promissory (2) Partial restraints may be valid if they are reasonable as to duration, scope, and purpose.4.The common law doctrine of waste: this doctrine imposesa duty on the lifetenant to use the property in a manner that does not significantly injure the rights of the future interest holders.5.Woodrick v. Wood(Ohio)Issue: whether the holder of a remainder interest in a parcel of land may prohibit the life tenant of such property from destroying structures on the landRule: (1) a life tenant had the right to make beneficial use of the property even though she would be altering the land in order to do so. (2) The destruction of the structure(barn in this case) which increases the value of the land does not constitute waste to the property.Addition: (1) The common law rule is that any alternative is not allowed. But Ohio has never recognized it. (2) Three kinds of waste: voluntary waste, permissive waste, ameliorative waste (in this case). Most states do not recognize ameliorative waste.c.Fee tail(reversion)1.Today the fee tail can be created in only four states. And in these four states, theholder can easily convert this estate into a fee simple by an inter vivos transfer to another person.2.Precise language: O conveys to B and the heirs of his body. Nothing can bereplaced.d.Fee simple defeasible1.Fee simple determinable(a possibility of reverter)Words: as long as, while, until, during.Automatically2.Fee simple subject to a condition subsequent(right to enter)Words: provided that, but if, on condition thatNot automatically, but just has the power to terminate the estate by taking action, like giving notice to the transferee or by filing a quiet title action.3.Fee simple subject to an executory limitation(an executory interest)The future interest is held by a third party.4.Defeasible fee simples are often used to make gifts to public entities orcharitable institutions. A grantor may want to transfer ownership rights only fora specific purpose.5.Mahrenholz v. County board of school trustees of Lawrence countyIssue: whether the language in the deed conveyed a fee simple determinable or a fee simple subject to a condition subsequentRule: (1) When ambiguous language is used in a deed, the court of Illinois have expressed a constructional preference for a fee simple subject to a condition subsequent. (Although in this case, the court thought that the language was not that ambiguous)Because social policy abhors the forfeiture of estates since this interferes with marketability.(2) The use of “only”immediately followed the grant “for school purpose” demonstrates that it is a limited grant rather than a full grant subject to a condition. So it is a fee simple determinable.Addition: (1) in this case, FSD and FSCS were neither alienable nor devisable, they were just inheritable. (2) The key time point in this case is when Hutton disclaimed his interest in the property.(3) Under common law, both the possibility of reverter and the right of entry could be released to the holder of the possessory estate. This was permitted because it made the property more marketable by merging the two interests into a fee simple absolute.6.Metropolitan park district v. Unknown heirs of RigneyIssue: (1) whether the grantee of such an estate may acquire title by adverse possession following a breach of the condition subsequent but prior to a claim of forfeiture (2) whether the lapse of an extensive period of time between a breach and an election of forfeiture waives or otherwise extinguishes the condition.Rule: (1) the continued possession of the land after a condition is broken does not become adverse until the grantor or his heirs elect to declare a forfeiture. (2) The grantor has a reasonable time after breach within which to declare a forfeiture or to elect not to declare a forfeiture; if he fails to declare a forfeiture within that time, his power to do so expired.Policy: (1) if there is no limitation of time, it would discourageany productive use of land.B．M odern future interestsa.Future interests retained by the transferorFSD- possibility of reverterFSCS- a right of entryConvey less than transferor’s entire interests- reversionb.Future interests created in a transferee(B)Vested remainder: O conveys to A for life, then to BVested remainder subject to divestment: O conveys to C for life, then to B but if B does not survive CVested remainder subject to open: O conveys to C for life, then to D’s children. (B is D’s children)Contingent remainder: O conveys to C for life, then to the heirs of D; O conveys toC for life, then to B if B becomes president.Springing Executory interests: O conveys to B 15years from nowShifting executory interests: O conveys to C so as it is used as a farm, then to B C．T he common law restricted contingent remainders and executory interests in order to enhance the marketability of land.D．。
美国财产法property-the concept of property
Chapter 1: the concept of propertyA.Why recognize property?a.Property exists only to the extent that it is recognized by the government, anapproach called legal positivism.( property is a human invention)Natural law has little impact on property law.b.Five theories of property( that seek to justify the recognition of property rights)1.Protect first possession :how unowned things came to be owned, in a settingwhere resources were plentiful but people were few, has less relevance today, but can be seen in everyday life2.Encourage labor: Locke. When a person mixed his own labor with naturalresources (which were unowned), he acquired property rights in the mixture.Also less relevance today.3.Maximize societal happiness (utilitarian theory): ensure that owners useresources in an efficient manner that best promotes the welfare of all citizens.The law and economics variant of utilitarianism has been a particularly powerful influence in recent years.4.Ensure democracy: recognize the ownership of someone, because it provideshim with the economic security necessary to make political decisions that serve the common good.5.Facilitate personal development (personhood theory): each person has a closeemotional connection to certain tangible things which virtually become part of one’s self.c.Pierson v. Post1.Issue: what acts amount to occupancy, applied to acquiring right to wildanimal?2.Rule: Pursuit alone vests no property or right in the huntsman. Property rightsin a wild animal are acquired only through capturing or killing the animal.(deprive them of their natural liberty, and render escape impossible)3.Policy: reduce litigation and quarrels by providing certainty.d.White v. Samsung Electronics America, Inc.(creation as a source of property)1.Issue: whether the district court erred in granting summary judgment todefendants on White’s common law right of publicity claim?2.Rule: The common law right of publicity is not limited to the appropriation of“name and likeness”. It is also about the appropriation of identity.3.Dissent: Overprotection to intellectual property would injury future creatorsand the public at large. The majority was creating a new and broader property right unknown in California law.B.What is property?a. A bundle of rights( not things)b.The most important rights: the right to transfer, exclude, use, destroy.c.Four key implications: Property rights are defined by government, are notabsolute, can be divided, and evolve as law changes.d.Right to transfer(alienability)1.Function: Right to transfer is vital for efficiency in our market economy,because it helps to ensure that property is devoted to its most valuable use.2.Problem: Under what specific circumstances should alienation be restricted?3.Johnson v. M’ Intosh:Issue: whether Indian has the right to transfer the land they possess?Rule: Under the law of the United States, the Native Americans did not have the right to transfer title to their ancestral land, just had the right of possession.(legal positivism)Policy: (1) If Johnson won, those who had acquired title from Indian before the case would have higher title than the U.S. government. Create a mess. (2)And also, U.S. government would have no right to sell the land. (3)Indians cannot use the land efficiently.Addition :(1) In this case, Indian’s right is against the federal government of U.S.So if against the state government, the result may be different. (2) U.S.government is the source of all land title. (3)Property right of land can also be acquired by capture. (4)The best explanation for the ruling in this case is not policy, but the laws of the United States.4.Moore v. Regents of the University of CaliforniaIssue: Should conversion liability be extended?Rule: No.Policy: (1) We should protect the patients’ right to make medical decisions on his own.(2) The key policy concern: Protect medical research(3) Better cause of action, like breach of fiduciary duty or lack of informedconsentDissent: (1) the concept of property is extremely broad.Addition: (1) conversion is a strict liability tort, so D’s good faith is irrelevant.e.Right to exclude ( privileges, such as consent and necessity)1.State v. Shack (exception of right to exclude)Issue: whether the land owner has the right to exclude government workers who came to his land with his invitation to provide public service to the farmworkers.Rule: (1) property rights serve human value. Not just the owner(2)Balance the competing interests of parties:Defendant’s need to aid farmworkers was more important than Tedesco’s interests.(3) The migrant worker must be allowed to receive visitors there of his own choice, so long as there is no behavior hurtful to others (especially the land owner).Addition: (1) the test is difficult to apply, because it is narrow. D was invited to the land. (2) Property rights are neither static nor absolute. The recognition of private property interests involves tradeoffs with community value and egalitarian goals. (3) Utilitarian theory (4) In everyday life, there is an expectation that solicitors normally have an owner’s implied permission to enter for the limited purpose of coming to the front door of a residence in order to sell a product, collect charitable donations, or the like.2.Right to roam(p65)f.Right to usee your own property in a manner that does not injure another person’sproperty. (the common law doctrine of nuisance, prohibit the spite fence)2.Sundowner, Inc. v. King (spite fence doctrine)Issue: whether the big structure D built was a spite fenceRule: (1) No property owner has the right to erect and maintain an otherwise useless structure for the sole purpose of injuring his neighbor.(2) Malice is one element under this jurisdiction. So if King acted in good faith,P may lose under the spite fence claim. But other jurisdictions hold that motive and intention are not to be considered.(3) Under the Sundowner test, usefulness is determined by an objectivestandard, that is, whether it is commercially reasonable.3.Prah v. Maretti（doctrine of nuisance）Issue: whether the complaint states a claim for relief based on common law private nuisance. (not whether D’s house was a nuisance)Rule: (1) when one landowner’s use of his or her property unreasonably interferes with anther’s enjoyment of his or her property, that use is said to bea private nuisance.(2)three part analysis: increasing regulation of the use of land by the owner for the general welfare; the society has an interest in developing alternative sources of energy; the policy of favoring unhindered private development in an expanding economy is no longer in harmony with the realities of our society.Addition: (1) common laws change with the development of society (new technology). In this case, it is about the significance of access to sunlight.(2) Raise transaction costs.(3) A private nuisance is an intentional, nontrespassory, unreasonable,and substantial interference with the use and enjoyment of the plaintiff’s land.。
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Property Law（美国财产法）
Future Interests
A future interest is an estate that does not entitle the owner thereof to possession immediately but will or may give the owner possession in the future. Future interest is a present, legally protected right in property; it is not an expectancy.
未来利益
未来权益是指不会使其所有人立即拥有但将来会或可能给予其所有人占有的财产。
未来权益是一项受法律保护的财产权利，而不是一种期望。
Ⅰ. Rever sionary Interests--- Future Interests in Transferor
1. Possibilities of Reverter and Rights of Entry
These future interests are discussed above in connection with the present estates to which they are attached.
未来可继承利益——转让人未来的利益
地产回复权和进入权的可能性
这些未来的利益在上面已经讨论过了，它们与现在的地产有关。
2. Reversions
A person owning an estate in real property can create and transfer lesser estate. The residue left in the grantor, which arises
by operation of law, is a reversion.
Reversions are transferable, devisable by will, and descendible by inheritance. The holder of a reversion may sue a possessory owner for waste and may recover against third-party for damages to the property.
2. 继承权
拥有不动产的人可以创设和转让较少的不动产。
由法律操作而产生的让与人的剩余，是一种返还。
继承权是可转让的，可以遗嘱分割，也可以继承。
复归权持有人可就使用不当起诉占有人，并可就财产损害向第三方追偿。
3. All Reversionary Interests Are "Vested"
Although a reversionary interest becomes possessory in the future, it is a vested interest, not a contingent interest, because both the owner and the event upon which it will become possessory are certain. This is true even if the reversionary interest is determinable or defeasible. Because it is a vested interest, a reversionary interest is not subject to the Rule Against Perpetuities.
3.所有未来可继承利益均是“既定的”
尽管未来继承利益将来会成为所有权，但它是既得利益，而不是或有利益，因为拥有者和将成为所有权的事件都是确定的。
即使归还权益是可确定的或可废止的，这也是事实。
由于归还权益是既得利益，因此不受永久性规则约束。
Ⅱ. Remainders
A remainder is a future interest created in a transferee that is capable of taking in present possession and enjoyment upon the natural termination of the preceding estates created in the same disposition. Unlike a reversion, which arises by the operation of law from the fact that the transferor has not made a complete disposition of his interest, a remainder must be expressly created in the instrument creating the intermediate possessory estate.
剩余财产继承权
剩余财产继承权是在受让人身上产生的未来权益，此权益是能够在相同处置权创建的前一财产权自然终止时获得当前占有和享受。
与法律操作中因转让人未完全处分其利益而产生的继承权不同，剩余财产继承权必须在已创设的占有财产文书中被明确创建。
Ⅲ. Executory Interests
Here is a good shorthand rule for classifying executory interests. Remember that there are woe and only two future interests that can be created in a transferee: remainders and executory interests.If it is not a remainder because the preceding estate is not a life estate, then it must be an executory interest. Thus, an executory interest is any future interest in a transferee that does not have the characteristics of a remainder, i. e. , it is not capable of taking on the natural termination of the preceding life
estate. More specifically, an executory interest is an interest that divests the interest of another.
将来有效利益
这里有一条很好的速记规则，可以用来对将来有效权益进行分类。
请记住，在受让人身上，只有两种未来的利益是可以创设的：剩余继承财产和将来有效的权益。
如果因为前一份遗产不是终身的，所以它不是一项剩余财产继承权，那么它一定是一项将来有效权益。
因此，将来有效权益是指在未来对受让人的任何权益，而该权益不具有剩余财产继承权的特征，即不能承担前一份终身地产的自然终止。
更具体地说，将来有效利益是一种剥夺他人利益的利益。
Ⅳ. Importance of Classifying Interests "in Order"
Future interests are classified clause by clause---which will often mean that the label appended to the first future interest created in a disposition will determine the label to be appended to a second future interest created in the same disposition.
按“次序”划分利益的重要性
未来权益是逐条分类的——这通常意味着附加在一项处分中设定的第一个未来权益上的标签将决定在相同处分中设定的第二个未来权益上附加的标签。