{"id":1809,"date":"2021-11-08T10:00:00","date_gmt":"2021-11-08T15:00:00","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1809"},"modified":"2024-04-25T23:19:23","modified_gmt":"2024-04-26T03:19:23","slug":"suing-a-prior-owner-under-warranty-deed-covenants","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/suing-a-prior-owner-under-warranty-deed-covenants\/","title":{"rendered":"Suing a Prior Owner Under Warranty Deed Covenants"},"content":{"rendered":"\n<div class=\"wp-block-image\"><figure class=\"aligncenter size-large is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/11\/suing-a-prior-owner-under-warranty-deed-covenants-1024x375.jpg\" alt=\"People sitting at a table reviewing a legal document.\" class=\"wp-image-1811\" width=\"1024\" height=\"375\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/11\/suing-a-prior-owner-under-warranty-deed-covenants-1024x375.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/11\/suing-a-prior-owner-under-warranty-deed-covenants-300x110.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/11\/suing-a-prior-owner-under-warranty-deed-covenants-768x281.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/11\/suing-a-prior-owner-under-warranty-deed-covenants.jpg 1273w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure><\/div>\n\n\n\n<p class=\"wp-block-paragraph\"><strong><em>The Length of a Deed\u2019s Warranty May Vary<\/em><\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Most people have the general idea that by transferring a home with a warranty deed, a seller makes binding promises to a buyer. But what do most of us know about those promises \u2014 unless and until something goes wrong later, and legal action is contemplated?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A warranty deed offers its recipient significant assurances. It\u2019s good to know what promises the seller is making, and how long they cover the buyer. These promises, called covenants, assert that the seller has the legal right to sell, that the title is good, and, in certain cases, that the seller is willing to defend the title against future challenges. &nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">To lay this out clearly, a warranty deed is a seller\u2019s promise that:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>The seller owns the property to be conveyed.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>The seller has full rights to convey title to a new owner.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>The title is clear.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>The seller agrees to \u201cwarrant and forever defend\u201d the title being conveyed.<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong><em>Note:<\/em><\/strong> State law where a property is located sets forth the language through which deeds convey titles. Owners can check the <a href=\"https:\/\/www.deeds.com\/forms\/\">deed language in the state where the property is located<\/a> for the words \u201cwarrant and forever defend\u201d or similar terminology.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Wait a Minute. \u201cForever Defend\u201d?<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Can the buyer enforce warranty covenants if there is some kind of title problem after the sale? For how long? Is there a statute of limitations that frees the seller from legal obligations at some point?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Obviously, it matters to the seller how far these assurances really go. In <em>Lloyd v. Estate of Robbins<\/em> (2010), this very question was brought to the Maine Supreme Judicial Court. The question, which involved a boundary dispute, happened according to the following timeline:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>2000:<\/strong> The Lloyds received a warranty deed for land in Southwest Harbor, Maine. After the sale, the owners of the land next door successfully sued the Lloyds, claiming to hold title to a large part of the land described on the Lloyds\u2019 deed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>2008:<\/strong> The Lloyds then sued the previous title holder, alleging unjust enrichment and several breaches of warranty covenants, including the covenant of the right to convey the property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Given that eight years had gone by since the sale, a key question was whether the statute of limitations had kicked in to protect that earlier owner.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The Lloyds argued that the deed\u2019s language, and Maine\u2019s deed law, creates warranty obligations that last forever. On the deed, as in Maine\u2019s law, a party conveying a warranty deed promises to defend the new owner and even the new owner\u2019s heirs against lawful claims \u2014 \u201cforever.\u201d<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The court disagreed. It said the &#8220;forever&#8221; language isn\u2019t describing the length of time over which the seller must &#8220;warrant and defend&#8221; but rather refers to the time over which the property is conveyed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Then the court looked to Maine\u2019s standard six-year statute of limitations, and applied it to the warranty deed at issue.<em><\/em><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Signed, Sealed, Delivered: Buyer Gets Longer Effective Warranty \u201cUnder Seal\u201d<\/strong><\/h2>\n\n\n\n<div class=\"wp-block-image\"><figure class=\"alignright size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"335\" height=\"502\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/11\/signed-sealed-delivered.jpg\" alt=\"Two people shaking hands in agreement.\" class=\"wp-image-1810\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/11\/signed-sealed-delivered.jpg 335w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/11\/signed-sealed-delivered-200x300.jpg 200w\" sizes=\"auto, (max-width: 335px) 100vw, 335px\" \/><\/figure><\/div>\n\n\n\n<p class=\"wp-block-paragraph\">The court noted that the Lloyds could have used a 20-year statute of limitations were the deed \u201cunder seal.\u201d There was no formal seal (essentially a recitation of legal words) from the seller, though. &nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Traditional deeds all were \u201cunder seal\u201d until that custom changed. Yet buyers can still ask to receive contracts \u201cunder seal\u201d for real estate transaction. This simply means the document is signed, has a seal, and is delivered.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Is this complicated? Do the parties need to heat wax or attach ribbons? No; just including the word \u201cseal\u201d beside the signature is considered enough. There\u2019s no need for sealing wax or actual sealing. The word itself would create a presumption in court that it was a contract under seal. A court would consider the parties\u2019 intent, when including the word \u2014 and it appears that the judge in the Lloyd case would have accepted it.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u201cThe inclusion of seal recitals could become an interesting negotiation point,\u201d the law firm Petruccelli, Martin &amp; Haddow, LLP has noted, \u201cbetween buyers and sellers of residential real estate.\u201d<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">We\u2019ve noted that a printed document can be both signed and sealed<em>. <\/em>But what about electronic documents? Can they be signed, sealed, and delivered?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">According to Jan Willem M\u00f6ller of the Tanner De Witt law firm, the process is often done electronically \u2014 &#8220;preferably on the basis of a clause in the instrument explicitly allowing for this\u201d \u2014 with the signed documents scanned, \u201cand a compiled fully executed PDF copy between the parties by email \u2013 so no need to travel unless you are in need of a printer or a pen (or an internet connection).\u201d<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Today, online forms may offer \u201cseal\u201d language in their templates. After the signatures and in the notary\u2019s acknowledgement, look for this language:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>On this ___day of ________, before me, the subscriber personally appeared\u2026acknowledged under oath, to my satisfaction, that this [each] person signed, sealed and delivered this document\u2026<\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That\u2019s a flag that a party to the agreement has 20 years to sue to enforce its terms.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The same concept applies to other real estate documents, too. Imagine a person buys a home in Pennsylvania and signs a mortgage agreement under seal, and defaults on the loan. Five years later the lender forecloses. Normally, the <a href=\"https:\/\/www.legis.state.pa.us\/WU01\/LI\/LI\/CT\/HTM\/42\/00.055.025.000..HTM\" target=\"_blank\" rel=\"noreferrer noopener\">Pennsylvania statute of limitations<\/a> has kicked in by then; it allows just four years to enforce a note. The lender would have no case. But \u201can action upon an instrument in writing under seal\u201d would give the lender 20 years to file an action in court.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Finer Points: Present and Future Covenants<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Note that the period of years for a statute of limitations don\u2019t begin running at the same time for all kinds of warranty covenants. There are:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>The present covenants of a general warranty deed.<\/strong> The seller makes present promises, such as claiming to have full possession and rights to convey the parcel. The valid period for present covenants begins to run at purchase. The Lloyds were barred by the statute of limitations from suing more than six years after purchase, Maine\u2019s standard statute of limitations.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>The future covenants of a general warranty deed.<\/strong> The concept that a seller would defend the buyer against later claims is a future covenant. For future covenants, the statute of limitations only starts when the issue arises (when the \u201cpossession and enjoyment\u201d of property is challenged). This could trace back to the purchase date or to some later point. When did the neighbors\u2019 claim to the contested area begin? The court would have to know, in order to decide when the clock started running for future covenants. As <a href=\"https:\/\/scholar.google.com\/scholar_case?case=17440348425963640612&amp;hl=en&amp;as_sdt=6&amp;as_vis=1&amp;oi=scholarr\" target=\"_blank\" rel=\"noreferrer noopener\">the case<\/a> wound on, the statute of limitations for \u201cpossession and enjoyment\u201d differed from the purchase date, and so was found<em> not<\/em> to have expired when the Lloyds filed their complaint.<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">As you can see, suing over a general warranty deed is complicated! It takes legal experience and skill to help a homeowner navigate these finer points, such as when a statute of limitations actually begins to run.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong><em>Important note:<\/em><\/strong> This article is intended as an issue-spotter, to note certain general questions that come up. It is not meant, and should not be used, as legal advice. State laws vary, as do the circumstances surrounding each deed. Speak with a real estate lawyer if you require legal advice with a land dispute, or for drafting or negotiating a contract related to real estate.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>In a Nutshell: What You Must Know About Your Warranty Deed<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">We can offer a few general rules as takeaways:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>For the seller:<\/strong> By conveying a general warranty deed, you make lasting promises. Future title actions can be brought years after the sale \u2014 as many as 20 years later, if a deed is under seal.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>For the buyer:<\/strong> A warranty deed isn\u2019t foolproof protection for your title. Nor do its promises protect a buyer forever. Unexpected claims can arise. This is why a title search is done before closing.<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">This article should help explain why many home buyers opt to purchase title insurance at closing. They are protecting themselves against title issues that could turn up any time after the purchase of real estate.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Explore more about <a href=\"https:\/\/www.deeds.com\/articles\/category\/title-insurance\/\">protecting your title<\/a> on <em>Deeds.com.<\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Supporting References<\/strong><\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\"><a href=\"https:\/\/scholar.google.com\/scholar_case?case=9636558270221005088&amp;hl=en&amp;as_sdt=6&amp;as_vis=1&amp;oi=scholarr\" target=\"_blank\" rel=\"noreferrer noopener\">Lloyd\u00a0v.\u00a0Estate\u00a0of\u00a0Robbins, 997 A. 2d 733<\/a> \u2013 Maine Supreme Judicial Court (2010).\u00a0<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\"><a href=\"https:\/\/scholar.google.com\/scholar_case?case=17440348425963640612&amp;hl=en&amp;as_sdt=6&amp;as_vis=1&amp;oi=scholarr\" target=\"_blank\" rel=\"noreferrer noopener\">Lloyd v. Estate of Robbins, 58 A. 3d 1107<\/a> \u2013 Maine Supreme Judicial Court (2012).\u00a0<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Petruccelli, Martin &amp; Haddow, LLP (Portland, ME): News &#8211; <a href=\"https:\/\/www.pmhlegal.com\/uncategorized\/sellers-should-be-aware-of-warranty-deed-covenants\/\" target=\"_blank\" rel=\"noreferrer noopener\">Sellers Should Be Aware of Warranty Deed Covenants<\/a>.<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Atty. Jan Willem M\u00f6ller\u00a0with Tanner De Witt: <a href=\"https:\/\/www.tannerdewitt.com\/executing-contracts-online\/\" target=\"_blank\" rel=\"noreferrer noopener\">Executing Contracts: Do We Really Need Pen and Paper<\/a>? (Mar. 20, 2020).<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Hoffmeyer &amp; Semmelman, LLC: <a href=\"https:\/\/www.hoffsemm.com\/blog\/2020\/01\/documents-under-seal-its-meaning-and-how-it-may-assist-your-case\/\" target=\"_blank\" rel=\"noreferrer noopener\">Documents Under &#8220;Seal&#8221;: Its Meaning and How It May Assist Your Case<\/a> (Jan. 15, 2020).<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Jason Gordon for <em>TheBusinessProfessor.com<\/em>: <a href=\"https:\/\/thebusinessprofessor.com\/en_US\/us-legal-system\/documents-under-seal-definition\" target=\"_blank\" rel=\"noreferrer noopener\">Documents Under Seal \u2013 Explained. What Are Documents Under Seal?<\/a> (updated Sep. 24, 2021).<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">42 PA Consolidated Statutes \u00a7 5525. Four-Year Limitation.<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">42 PA Consolidated Statutes \u00a7 5529. Twenty-Year Limitation.<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Photo credits: <a href=\"https:\/\/www.pexels.com\/photo\/man-couple-love-people-7979418\/\" target=\"_blank\" rel=\"noreferrer noopener\">Kindel Media<\/a> and <a href=\"https:\/\/www.pexels.com\/photo\/wood-man-love-people-8112090\/\" target=\"_blank\" rel=\"noreferrer noopener\">Pavel Danilyuk<\/a>, via Pexels.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>The Length of a Deed\u2019s Warranty May Vary Most people have the general idea that by transferring a home with a warranty deed, a seller makes binding promises to a buyer. But what do most of us know about those promises \u2014 unless and until something goes wrong later, and legal action is contemplated? A [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":1811,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[127],"tags":[],"class_list":["post-1809","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-warranty-deed"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Suing a Prior Owner Under Warranty Deed Covenants - Deeds.com<\/title>\n<meta name=\"description\" content=\"A warranty deed offers its recipient significant assurances. 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