{"id":866,"date":"2020-05-04T07:48:37","date_gmt":"2020-05-04T11:48:37","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=866"},"modified":"2024-04-25T23:20:31","modified_gmt":"2024-04-26T03:20:31","slug":"zeroing-in-the-subject-to-clause-in-your-real-estate-deed","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/zeroing-in-the-subject-to-clause-in-your-real-estate-deed\/","title":{"rendered":"Zeroing In: The “Subject To” Clause in Your Real Estate Deed"},"content":{"rendered":"\n

The rights and restrictions that come with a real\nestate purchase can be complicated. The \u201csubject to\u201d phrase means the full\nstory may not be visible within the four corners of a deed.<\/em><\/strong><\/p>\n\n\n\n

\"Image<\/figure><\/div>\n\n\n\n

Look for the phrase \u201csubject to\u201d in a deed. The deed might\nsay: \u201cSubject to all rights of way, easements and other encumbrances of\nrecord\u2026\u201d The deed is a grant of the land, but not every contingency appears on\nits face.  <\/p>\n\n\n\n

Most home buyers receive warranty deeds, which represent the\nreal estate title as clear of creditors\u2019 claims and other people\u2019s ownership\ninterests. Still, some rules and encumbrances can legitimately apply to the\nproperty. Yet they might be dealbreakers for the prospective buyer. Is there,\nfor example, a utility company\u2019s easement that could rule out a new deck,\nswimming pool, or accessory dwelling unit? <\/p>\n\n\n\n

Homeowners\u2019 associations have governing documents, containing\nrules about landscaping and so forth. And for a single home, the “subject\nto” clause is a catchall that spares the deed from reciting long,\nintricate property descriptions that were hallmarks of deeds in earlier times:\nthe measurements and directions, setbacks, wells, driveways and sewer lines, and\nother parties\u2019 long-recorded rights and responsibilities regarding shared\nresources. A general plan of development contains those restrictions. <\/p>\n\n\n\n\n\n\n\n

The Importance of Reviewing a Title Insurance Policy Prior to Closing<\/h2>\n\n\n\n

If a purchaser takes the deed \u201csubject to\u201d recorded restrictions,\nthey are binding on the buyer.<\/p>\n\n\n\n

The lender\u2019s title policy includes a property description and sets forth any restrictions found during the title search. The restrictions are exempted from the insurance policy\u2019s coverage\u2014meaning the policy does not cover these recorded limitations. So, if the proposed policy reveals dealbreakers, the prospective buyer needs to notice them before deciding to buy the real estate. If a dealbreaker exists, but the title company never found it, the homeowner might have a viable insurance claim. <\/p>\n\n\n\n

This brings us to why a home buyer might purchase an owner\u2019s\npolicy<\/em> for the real estate, too. If the buyer bought a property with an\nunknown encumbrance, or if someone comes along and claims an interest in the\nproperty, title insurance exists to make the policy holder whole. If the policy\nis the owner\u2019s, the title insurance company might be able to bring a court\naction on behalf of the homeowner in order to remove the defect or pay the\nowner for the loss of value. <\/p>\n\n\n\n

Litigation: When the Conveyance Is \u201cSubject To\u201d an Easement<\/h2>\n\n\n\n

A piece of real estate may be \u201csubject to\u201d shared driveways\nand walking paths, or passages granted to utility companies for electric lines,\ngas lines, or sewer pipes. Easements can be small or large. They can range from\na trailway granted to the local hiking club for a season, to a continual right\nto maintain water pipes.<\/p>\n\n\n\n

If a person buys the land without grasping just how intrusive the easement is, or if a \u201csubject-to\u201d clause creates ambiguity<\/a> in property deed, the restriction might cause conflicts for the new owner and the matter may end up being hashed out in court. <\/p>\n\n\n\n

A court would likely start with the assumption that by\ntaking ownership of a deed “subject to” certain restrictions of\nrecord, the buyer condoned the restrictions, which therefore must be enforced.\nOn the other hand, a court might determine that while the \u201csubject to\u201d clause\ndoes give notice to the buyer of restrictions of record, it doesn\u2019t mean those\nrestrictions are legitimate.<\/p>\n\n\n\n

Should the property plan leave out the magnitude of the\nrestriction, it could be argued that the buyer did not accept the easement to\nthe full extent that it exists, and that an insurance policy holder never agreed\nto an encumbrance whose scope could not have been anticipated. <\/p>\n\n\n\n

In the case Corrigan v. Illuminating Company<\/a><\/em>, the electric company wrote to the Corrigans, advising them that would dispatch tree experts to their Ohio property to remove a tree the company deemed too close to the power lines. The Corrigans objected to the planned tree removal, and neither side backed down. The Corrigans wound up in court, seeking an injunction to stop the tree removal. They won the injunction. They also withstood an appeal by the power company. Yet their victory didn\u2019t come cheaply, and it took four years. All because of an ambiguous easement that didn\u2019t specify how close the trees had to come to the power line for the company\u2019s authority under the easement to come into play. And the homeowners could just as easily have lost their case.<\/p>\n\n\n\n

Buying a Home \u201cSubject to\u201d an Existing Mortgage Loan <\/h2>\n\n\n\n

The transfer of a deed might be \u201csubject to\u201d a number of\nhome-specific restrictions, special conditions, or financial contingencies,\ntoo. Buying \u201csubject to\u201d a mortgage loan is an example\u2014and it\u2019s not the same as\nassuming the loan. Let\u2019s review the differences here.<\/p>\n\n\n\n

Subject to a Mortgage (or Deed of Trust)<\/h3>\n\n\n\n

A new owner might receive the title “subject to”\nan existing mortgage. If so, the mortgage stays on the property, in the\nseller\u2019s name. Its balance is taken out of the purchase price.<\/p>\n\n\n\n

While the buyer will now start making the monthly payments,\nultimately, resolving the debt affects the seller\u2019s credit rating. Should\nthe mortgage ever fall into delinquency, it\u2019s the seller\u2014the original\nborrower\u2014who is named on any foreclosure action. So, why would a seller\nleave their credit in the buyer\u2019s hands? The seller might do this as a debt\nrelief strategy. If all goes well, the seller\u2019s credit rating will be bolstered\nas the new property owner makes regular mortgage payments. Come tax time, the\nseller will get to write off the mortgage interest. <\/p>\n\n\n\n

When a property conveyance is \u201csubject to\u201d an existing deed of trust<\/a>\n(in some states), the mortgage lien, through the deed of trust that secures it,\nstays on the home for the new owner to pay. The deed from the seller states\nthat the buyer takes the property \u201csubject to\u201d the existing deed of trust. Here\nagain, as long as the buyer makes timely payments, the seller\u2019s credit rating\nstands to benefit. <\/p>\n\n\n\n

When the new owner arrives on the scene, could the lender deploy\nthe trust deed\u2019s due-on-sale clause? Yes, and in that case the buyer will need\nto be prepared to pay off the entire mortgage. A lender might avoid exercising\nthis clause if payments keep coming\u2014especially as current interest rates are so\nlow that ending older mortgages bring no advantages to the lender. <\/p>\n\n\n\n

Assuming an Existing Mortgage<\/h3>\n\n\n\n

The \u201csubject to\u201d scenario differs from the situation in which the buyer agrees to assume the existing loan<\/a>. To take over the seller\u2019s mortgage loan, the buyer has to be approved, and the buyer\u2019s credit standing changes accordingly. Once a buyer qualifies and assumes a mortgage, the original borrower is off the hook, and it\u2019s the new homeowner who would be named in the event of a foreclosure.<\/p>\n\n\n\n

Can Property Be \u201cSubject to\u201d Unenforceable Restrictions?<\/h2>\n\n\n\n

\u201cReal covenants\u201d in deeds run with the real estate. To be\nenforceable, they must be reasonable, unambiguous, legal, and not contrary to\npublic policy. <\/p>\n\n\n\n

What if there are conflicting deed restrictions? What if,\nfor example, zoning ordinances conflict with a covenant in the developer\u2019s\nplan? Expect the stricter rule to be held valid. For instance, if a subdevelopment\nis recorded as exclusively residential, the town cannot nullify that\nrestriction by introducing commercial zoning.<\/p>\n\n\n\n

Finally, there is nothing parallel to a statute of\nlimitations on deed restrictions. Unless a real covenant by its own terms\nexpires at a certain point, the restriction it imposes will never end. It will bind\nevery subsequent buyer who takes the deed \u201csubject to\u201d the restriction. Unconstitutional\ndiscrimination in a deed restriction<\/a>, though, is not enforceable\ntoday.<\/p>\n\n\n\n

Know Your Deed\u2014Inside and Out<\/h2>\n\n\n\n

Today\u2019s home sales involve heaps of closing documents, and\nmost buyers are anxious to sign them quickly. Yet some buyers have legal\nexperts review the sale agreement, the deed, and the title search results. A\nwide range of title claims can be discovered by the title insurer, and a real\nestate lawyer who reviews the documents can provide invaluable support in negotiations\nand purchase decisions.<\/p>\n\n\n\n

A home is a major investment, fraught with emotions as well\nas financial obligations. It\u2019s always good to know what conflicts could arise\nin the future\u2014before arriving at the closing table. <\/p>\n\n\n\n

References<\/h3>\n\n\n\n

Chuck Szypszak, \u201cThis Deed is Subject to \u2026 Huh?\u201d (Feb. 1, 2010) published by Coates’ Canons (UNC School of Government); available at: https:\/\/canons.sog.unc.edu\/this-deed-is-subject-to-%E2%80%A6-huh\/<\/a><\/p>\n\n\n\n

Texas A&M Real Estate Center: \u201cLiving with Deed Restrictions\u201d (undated); available at: https:\/\/texaslawhelp.org\/article\/living-with-deed-restrictions<\/a><\/p>\n\n\n\n

David A. Weatherbie, 24th Annual Robert C. Sneed Texas Land Title Institute Case Law Update (2014); available at: https:\/\/www.tlta.com\/documents\/A_2014_CaseUpdate.pdf<\/a><\/p>\n\n\n\n

Krugliak, Wilkins, Griffiths & Dougherty Co., \u201cIs Your Property Subject to an Easement?\u201d (Aug. 8, 2008); available at: https:\/\/www.kwgd.com\/is-your-property-subject-to-easement<\/a><\/p>\n\n\n\n

SFGate<\/em>, \u201cWhat Does Subject to Existing Deed of Trust Mean?\u201d (undated); available at: https:\/\/homeguides.sfgate.com\/subject-existing-deed-trust-mean-73697.html<\/a><\/p>\n\n\n\n

And as linked.<\/p>\n\n\n\n

Photo credit: Michael Pfister<\/a>, via Unsplash.<\/p>\n","protected":false},"excerpt":{"rendered":"

The rights and restrictions that come with a real estate purchase can be complicated. The \u201csubject to\u201d phrase means the full story may not be visible within the four corners of a deed. Look for the phrase \u201csubject to\u201d in a deed. The deed might say: \u201cSubject to all rights of way, easements and other […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71],"tags":[],"class_list":["post-866","post","type-post","status-publish","format-standard","hentry","category-general"],"yoast_head":"\nZeroing In: The "Subject To" Clause in Your Real Estate Deed - Deeds.com<\/title>\n<meta name=\"description\" content=\"Look for the phrase \u201csubject to\u201d in a deed. 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The deed might say: \u201cSubject to all rights of way, easements and other encumbrances of record\u2026\u201d The deed is a grant of the land, but not every contingency appears on its face.","robots":{"index":"index","follow":"follow","max-snippet":"max-snippet:-1","max-image-preview":"max-image-preview:large","max-video-preview":"max-video-preview:-1"},"canonical":"https:\/\/www.deeds.com\/articles\/zeroing-in-the-subject-to-clause-in-your-real-estate-deed\/","og_locale":"en_US","og_type":"article","og_title":"Zeroing In: The \"Subject To\" Clause in Your Real Estate Deed - Deeds.com","og_description":"Look for the phrase \u201csubject to\u201d in a deed. 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