Bar Exam (Next Generation) Quiz: Present Estates
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Present EstatesQuestion 1 of 17

O conveyed a warehouse "to my sister S for life, then to my brother R." The warehouse, already 40 years old and structurally unsound, had been vacant for three years. S demolished it and built a modern office building with her own funds. The property's market value increased from $400,000 to $1,100,000, and R sued S for waste.

Under the modern majority rule, will R prevail?

Yes, because any demolition and replacement of improvements by a life tenant changes the character of the property and is voluntary waste regardless of economic benefit.
Yes, because R's remainder was in the specific building and the land, and S destroyed the exact property R was entitled to receive.
No, because a life tenant may always alter or replace improvements as she wishes provided she pays for the improvements herself.
No, because the demolition and replacement substantially increased the value of the property without damaging R's remainder interests.
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Bar Exam (Next Generation) Quiz

Bar Exam (Next Generation) Quiz: Present Estates

Practice Present Estates in Bar Exam (Next Generation) with focused quiz questions that help you check what you know, review explanations, and build confidence with test-style prompts.

What this quiz covers

This quiz focuses on Present Estates, giving you a quick way to practice the rules, question types, and explanations that matter most for Bar Exam (Next Generation).

How to use this quiz

Try each quiz question before looking at the correct answer. Use the explanations to review missed ideas, then come back to similar questions until the pattern feels familiar.

All questions

Question 1

O conveyed a warehouse "to my sister S for life, then to my brother R." The warehouse, already 40 years old and structurally unsound, had been vacant for three years. S demolished it and built a modern office building with her own funds. The property's market value increased from $400,000 to $1,100,000, and R sued S for waste.

Under the modern majority rule, will R prevail?

  1. Yes, because any demolition and replacement of improvements by a life tenant changes the character of the property and is voluntary waste regardless of economic benefit.
  2. Yes, because R's remainder was in the specific building and the land, and S destroyed the exact property R was entitled to receive.
  3. No, because a life tenant may always alter or replace improvements as she wishes provided she pays for the improvements herself.
  4. No, because the demolition and replacement substantially increased the value of the property without damaging R's remainder interests. (correct answer)
Explanation: Whenever you see a waste question, ask one central question: did the life tenant's action damage the value of the future interest? Under the modern majority rule, a life tenant may alter or even replace improvements if the change substantially increases the property's value and does not injure the remainder. Here, S replaced a 40-year-old unsound building with a modern office building, raising market value from $400,000 to $1,100,000. R's remainder interest was not damaged; it was enhanced. Therefore, R does not prevail. The first wrong answer—that any demolition is voluntary waste regardless of economic benefit—reflects the old, strict common-law rule, not the modern majority approach. The second wrong answer, claiming R's remainder was in the specific building and land, misunderstands the nature of a remainder: R has a future interest in the land, not a right to receive the identical physical structure, especially when that structure was unsound. The third wrong answer, that a life tenant may always alter improvements if she pays for them herself, is too broad: the life tenant's own expenditures matter, but she still cannot damage the remainder's value. For exam purposes, remember the modern waste pattern: a substantial increase in value plus no harm to the remainder = no waste. Only when the life tenant's changes decrease the property's value or strip the remainder of its expected benefit should R prevail.

Question 2

G devised Greenacre "to my brother Ben for life, then to my niece Nina." The property includes a large tract of timber. Ben promptly clear-cut the trees, sold the timber, and deposited the proceeds in his own account. Nina sued Ben for waste.

Which party is most likely to prevail?

  1. Nina, because clear-cutting timber on the land is permissive waste that unreasonably fails to maintain the estate for the remainderman.
  2. Nina, because removal of timber beyond what is needed for fuel, repairs, and ordinary estate management is voluntary waste that damages Nina's remainder. (correct answer)
  3. Ben, because a life tenant has the right to sever and sell natural resources and keep the proceeds as long as the land's fair market value is not diminished.
  4. Ben, because Nina's remainder was not yet possessory, and only a remainderman in possession may sue for waste.
Explanation: This question tests the law of waste in estates and future interests. When a life tenant damages the property in a way that harms the remainderman's future interest, the remainderman can sue, even before taking possession. The key distinction is between voluntary waste—affirmative, unreasonable damage—and permissive waste—failure to maintain or protect the property. Here, Ben did not just neglect Greenacre; he clear-cut the timber and kept the proceeds. That is the classic example of voluntary waste. A life tenant may take timber for fuel, repairs, or ordinary estate management, but cutting trees for commercial profit goes far beyond that and permanently reduces the value of Nina's remainder. So Nina prevails because Ben committed voluntary waste by removing timber beyond what estate management reasonably allows. The first option is tempting but mislabels the conduct: clear-cutting is not "permissive" waste, which would involve passive neglect like failing to repair a roof. The third option is wrong because a life tenant does not have a general right to sever and sell natural resources and keep the proceeds; that would unjustly enrich the life tenant at the remainderman's expense. The fourth option is also wrong because possession is not required to sue for waste—a remainderman's future interest is enough to give standing. Remember the trap: when a life tenant actively consumes or exploits the land for profit, think voluntary waste; when they merely fail to preserve it, think permissive waste.

Question 3

O conveyed a vacant lot to "the City of Ames and its heirs, so long as the lot is used as a public park, and if the lot ever ceases to be so used, O reserves the right to re-enter and take possession." Ten years later, the city demolished the park and built a municipal parking garage on the lot. O has not attempted to re-enter.

What is O's current interest in the lot?

  1. O has a present fee simple absolute because the city's estate terminated automatically when the lot ceased to be used as a park.
  2. O has a right of entry, and the city holds a fee simple subject to condition subsequent because O's re-entry language shows he did not intend automatic forfeiture. (correct answer)
  3. O has a possibility of reverter, and the city holds a fee simple determinable because the durational phrase "so long as" expressly fixed the estate's duration.
  4. O has nothing, because the city's continued municipal ownership satisfies the park-use condition and no forfeiture has occurred.
Explanation: When you see a conveyance with both durational language and explicit re-entry rights, you must decide whether the grantor intended automatic forfeiture or a condition requiring action. The phrase "so long as" alone creates a fee simple determinable with a possibility of reverter, but adding "O reserves the right to re-enter and take possession" signals that O wanted the power to retake—not automatic termination. That is exactly the classic language of a fee simple subject to condition subsequent. So the city holds that estate, and O holds a right of entry. Because O never exercised that right, the city still owns the land (the condition hasn't been enforced), but O's interest persists. Why are the others wrong? The first choice claims O has a present fee simple absolute because the estate terminated automatically—this misreads the re-entry language; automatic termination would require only a limitation, not a right to re-enter. The third choice (possibility of reverter / fee simple determinable) ignores that "right to re-enter" is the hallmark of a condition subsequent, not a determinable estate. The last choice says O has nothing because municipal ownership satisfies the condition—this confuses the condition's occurrence (the park was demolished, so it was breached) with the grantor's failure to enforce it. Finally, the second choice is correct: the estate continues until O exercises the right of entry. On the bar, always ask: did the grantor include language of automatic reversion ("so long as," "until," "while") or language of a future power ("right of re-entry," "provided that," "upon condition that")? The latter means a condition subsequent—and the grantor must act to reclaim.

Question 4

O, owner in fee simple, executed a deed conveying "to my son S, his heirs and assigns, so long as the property is used as a single-family residence." The deed contained no further language. S later mortgaged the property and, after default, the bank foreclosed. The property is now used as a rental duplex by the bank's buyer.

Who holds what interest in the property after the rental conversion?

  1. The buyer holds a fee simple absolute because the foreclosure sale cut off O's possibility of reverter.
  2. S holds a fee simple absolute because "so long as" language in a deed is merely precatory and creates no enforceable condition.
  3. O holds a right of entry, and the buyer holds a fee simple subject to condition subsequent because the mortgage and foreclosure transferred only S's defeasible estate.
  4. O holds a fee simple absolute, and the buyer holds no interest because the buyer's fee simple determinable terminated automatically when the rental use began. (correct answer)
Explanation: Whenever you see deed language like "so long as," "until," or "while," think fee simple determinable: a defeasible estate that ends automatically if the stated condition is violated. Here O conveyed "to S, his heirs and assigns, so long as the property is used as a single-family residence." That language created a fee simple determinable in S, with O retaining a possibility of reverter. S could transfer no greater estate than he owned; his mortgage and the foreclosure sale passed only the defeasible estate to the buyer. Once the buyer converted the property to a rental duplex, the permitted use ceased, and the determinable estate terminated automatically. O's possibility of reverter became possessory, leaving O with a fee simple absolute and the buyer with no interest. The suggestion that the foreclosure sale cut off O's possibility of reverter is wrong: O's future interest was never part of S's estate, so foreclosure could not extinguish it. The claim that "so long as" is merely precatory is also wrong—this is durational language, not a wish. And the idea that O holds a right of entry and the buyer holds a fee simple subject to condition subsequent misclassifies the estate; that future interest would require language like "but if" or "provided that," giving O a power to terminate, whereas "so long as" creates automatic termination. Study tip: distinguish automatic determinables from condition-subsequent estates by trigger words—"so long as/until/while" means automatic; "but if/provided that" means right of entry.

Question 5

O owns Blackacre in fee simple. By deed, O conveys Blackacre "to A and her heirs, but if A uses the premises for commercial purposes, then to B and her heirs." A later opens a retail store on Blackacre.

Which of the following most accurately describes the legal consequences of A's commercial use?

  1. A's estate automatically terminates and O takes possession, because A held a fee simple determinable and O retained a possibility of reverter.
  2. A's estate continues unless O affirmatively exercises a right of entry, because A held a fee simple subject to condition subsequent and O retained that right.
  3. A's estate automatically terminates and B takes possession, because A held a fee simple subject to executory limitation and B holds an executory interest. (correct answer)
  4. A's estate continues unaffected and B acquires no interest, because the attempted condition is repugnant to the fee simple estate and is therefore void.
Explanation: Whenever a conveyance contains a durational limitation followed by a gift over to a third party, you are in defeasible-fee territory. The key move is to identify who holds the future interest: the grantor or a third party? This question tests that distinction. O's deed reads "to A and her heirs, but if A uses the premises for commercial purposes, then to B and her heirs." The phrase "and her heirs" gives A words of inheritance, but the "but if" clause cuts short that fee simple on commercial use. Because the gift over is to B—not back to O—B holds an executory interest. An executory interest divests a preceding fee simple automatically upon the happening of the condition. Therefore, when A opens a retail store, A's estate automatically terminates and B takes possession. That is the accurate legal consequence. The wrong answers all misidentify the future-interest holder or its nature. The answer saying "A's estate automatically terminates and O takes possession" treats the interest as a fee simple determinable with a possibility of reverterin O, but O did not retain an reversionary interest; B is the transferee. The answer saying "A's estate continues unless O affirmatively exercises a right of entry" describes a fee simple subject to condition subsequent with a right of entryin O, but O has no such right, and B takes automatically rather than only after O acts. Finally, the answer saying "A's estate continues unaffected and B acquires no interest" is wrong: a condition limiting commercial use is not repugnant to a fee simple; it creates a valid defeasible fee, and B's executory interest is enforceable. Study takeaway: when parsing future interests, ask two questions: does a condition cut short a fee simple, and who is next to take—the grantor or a third party? If the grantor takes automatically, think possibility of reverter;; if the grantor must affirmatively reclaim, think right of entry;; if a third party takes, think executory interest.

Question 6

O, the owner of Brownacre, conveyed "to my church and its successors so long as the premises are used for worship, but if the premises are not used for worship, O may re-enter." The church later sold the land to a developer, who began constructing apartments. O has not re-entered. The jurisdiction recognizes the common-law estates and has not adopted the Restatement (Third) of Property on this point.

What is the most accurate description of the interests in Brownacre?

  1. The developer holds a fee simple determinable, and O holds a possibility of reverter that will become possessory automatically upon the first non-worship use.
  2. The developer holds a fee simple subject to condition subsequent, and O holds a right of entry that must be exercised to terminate the estate. (correct answer)
  3. The church retained a fee simple absolute because a defeasible fee cannot be conveyed to a third party free of the condition.
  4. The developer holds a fee simple subject to executory limitation, and the church holds an executory interest that will divest the developer if the condition occurs.
Explanation: Whenever you see a deed with language like "so long as" or "provided that," you are in the realm of defeasible fees. The key question is not just whether the condition exists, but what happens when it is breached—does the estate end automatically, or must the grantor take action? Here, O's deed says "O may re-enter." That phrase is the classic language of a right of entry (also called a power of termination). It explicitly requires O to take affirmative action to retake possession. Although "so long as" often suggests a fee simple determinable, the explicit "may re-enter" clause controls, making this a fee simple subject to condition subsequent. Since the church conveyed the land to the developer, the developer holds that same defeasible estate, and O retains the right of entry—which will not become possessory automatically. The "fee simple determinable" option is wrong because that estate ends automatically upon breach, directly contradicting the "may re-enter" requirement. The "fee simple absolute" option is wrong because a defeasible fee can absolutely be conveyed to a third party, with the condition running with the land. The "executory limitation" option is wrong because an executory interest is held by a third-party grantee, not the original grantor; here O (the grantor) holds the right of entry. Your study tip: memorize the trigger phrases—"so long as" points to a determinable fee with a possibility of reverter, but "may re-enter" or "right of entry" signals a condition subsequent requiring the grantor to act. When both appear, the specific re-entry language wins.

Question 7

O, owner of Whiteacre in fee simple, executed a deed providing: "To my daughter Dana and the heirs of her body." One year later, Dana sold Whiteacre to Paula by warranty deed. Dana now has one child. In this jurisdiction, a statute has abolished the common-law fee tail but is silent on the rights of issue and reversioners.

Who holds what interest in Whiteacre after Dana's deed to Paula?

  1. Paula holds a fee simple absolute, because the statute abolished the fee tail and the conveyance gave Dana a fee simple that she could freely alienate. (correct answer)
  2. Paula holds a fee simple subject to the child's executory interest, because the statute preserves the issue's right to take at Dana's death.
  3. Paula holds a fee tail, because a tenant in tail may convey no greater estate than she owns and the statute does not purport to enlarge the estate.
  4. Paula holds a fee simple, but O retains a reversion because the words "heirs of her body" create a life estate in Dana with a remainder in her issue.
Explanation: This question tests how a fee tail is treated after a statute abolishes it. The key move is to focus on what estate the original grantee actually took once the fee tail disappeared. Here, O conveyed "to Dana and the heirs of her body." At common law, that language created a fee tail. But this jurisdiction's statute abolishes the common-law fee tail and says nothing about preserving rights of issue or reversioners. Thus, the grant is no longer a fee tail; Dana received a fee simple absolute. Since Dana owned a fee simple, her warranty deed to Paula conveyed that full estate. Paula therefore holds fee simple absolute, and neither O nor Dana's child retains any future interest. The choice saying "Paula holds a fee simple subject to the child's executory interest" is wrong because the statute did not preserve an interest for the issue; the child has no executory right merely because Dana has one child. The choice saying "Paula holds a fee tail" is wrong because the statute abolished fee tail, so Dana had no fee tail to convey; the common-law rule that a tenant in tail conveys no greater estate is irrelevant after statutory conversion. The choice saying "O retains a reversion because Dana got a life estate with remainder in her issue" describes one possible common-law interpretation, but the statute abolished that structure, and the grant did not expressly use life-estate language. On exam day, when you see "heirs of her body," check whether fee tail has been abolished. If it has, the estate usually converts to a fee simple unless the statute expressly preserves issue or reversioner rights.

Question 8

Section 2 of the Estate Classification Act provides: (1) A fee simple determinable is a fee simple estate that will end automatically if a stated event occurs. It is created by durational language, such as 'so long as,' 'until,' or 'while.' If created, the transferor retains a possibility of reverter. (2) A fee simple subject to a condition subsequent is a fee simple estate that does not end automatically when a stated event occurs, but may be terminated by the transferor through entry or other action after the event. It is created by conditional language, such as 'provided, however' or 'but if.' If created, the transferor retains a right of entry. (3) A fee simple subject to an executory limitation is a fee simple estate that automatically ends when a stated event occurs and, upon ending, passes to a transferee other than the transferor. It is created when language that would create a fee simple determinable or a fee simple subject to a condition subsequent is accompanied by a gift over to a third person. The transferee has an executory interest.

By a duly recorded deed, O conveyed Greenacre "to the Franklin School District, so long as the land is used for public school purposes; but if the land ceases to be so used, then to the Lakeside Historical Society." The School District continues to use the land for public school purposes.

Under the Estate Classification Act, what is the School District's present estate in Greenacre?

  1. Fee simple absolute, because the School District has fee title and no transferor reversionary interest was retained.
  2. Fee simple determinable, because 'so long as' is durational language and the estate will end automatically, leaving O a possibility of reverter.
  3. Fee simple subject to a condition subsequent, because 'but if' is conditional language and the Historical Society has a right of entry if the use changes.
  4. Fee simple subject to an executory limitation, because the estate automatically ends on the stated event and the Historical Society takes by executory interest. (correct answer)
Explanation: Whenever you see a future-interest question, first identify two things: the language that limits the estate and whether a third party takes the land after the limitation. Here, O conveyed "so long as" (durational) combined with a gift over "then to the Lakeside Historical Society." That combination creates a fee simple subject to an executory limitation. The School District's estate ends automatically if the land stops being used for public schools, and at that moment title passes to the Historical Society, whose future interest is an executory interest. The act's section (3) directly covers this: durational language plus a gift over to a third person. The "fee simple absolute" choice is wrong because the deed includes both a stated limitation and a gift over, so the School District cannot have an unlimited fee. The "fee simple determinable" choice captures the automatic-ending language, but it overlooks the gift over to the Historical Society; a true fee simple determinable would leave a possibility of reverter in the transferor, not an executory interest in a third party. The "fee simple subject to a condition subsequent" choice confuses the "but if" language with a right of entry; here the Historical Society automatically takes, so the transferor has no right to elect entry, and the Society's interest is not a right of entry but an executory interest. Study tip: when a gift over follows durational or conditional language, the third person's future interest tells you the estate is an executory limitation, not a possibility of reverter or right of entry.

Question 9

A grantor conveys real property "to the City of Westbrook so long as the property is used as a public park, and if it is not so used, then to the Greenway Conservancy." The City stops using the property as a park and enters into a contract to sell it to a developer. The Conservancy claims the property.

Which of the following legal issues is most directly raised by the Conservancy's claim?

  1. Whether the City's fee simple subject to an executory limitation terminated automatically when park use ceased, so the Conservancy's interest became possessory and the City could not convey the property. (correct answer)
  2. Whether the City's estate is a fee simple subject to a condition subsequent, requiring the Conservancy to exercise a right of entry before it can take possession.
  3. Whether the City's estate is a fee simple determinable, leaving a possibility of reverter in the grantor that the Conservancy cannot enforce.
  4. Whether the City's failure to continue park use was a condition precedent that prevented the City from ever acquiring a fee simple, so the grantor retains title.
Explanation: Whenever you see words like "so long as" followed by a transfer to a third party, you're in defeasible-fee territory. In a conveyance "to the City so long as the property is used as a public park, and if it is not so used, then to the Greenway Conservancy," the City's estate is a fee simple subject to an executory limitation. The durational language "so long as" makes the estate automatically expire when the stated use stops; the moment park use ceases, title passes by the terms of the deed to the Conservancy, not back to the grantor. Therefore the City had no fee simple left to sell to the developer, and the Conservancy's claim is possessory. The condition-subsequent reading is wrong because that estate requires language like "but if" or "provided that" and gives the grantor a right of entry, not automatic transfer. The fee-simple-determinable reading is half right on the automatic language but wrong in outcome: a true determinable leaves a possibility of reverter in the grantor, not an executory interest in the Conservancy. And the condition-precedent argument misunderstands the transaction: the City did acquire a fee simple at delivery—just a defeasible one—so the grantor does not retain title. On exam day, map the language: "so long as/until" = determinable; "but if" = condition subsequent; then ask who gets the future interest—grantor or third party. If third party, recognize an executory limitation and automatic vesting.

Question 10

A testator's will provides: "To my nephew Aaron for a term of 20 years, and after the expiration of that term, to my niece Brianna." During the term, Aaron agrees to assign his remaining interest in the property to a friend. Brianna objects, arguing that the devise was personal to Aaron and cannot be assigned.

Which of the following legal issues is most directly raised by Brianna's objection?

  1. Whether Aaron's interest is a life estate that cannot be assigned because it terminates when Aaron dies.
  2. Whether Aaron's interest is a term of years that Aaron may assign, with the assignee taking only the remaining term and Brianna's future interest remaining intact. (correct answer)
  3. Whether Aaron's proposed assignment accelerates Brianna's future interest, giving her immediate possession of the property.
  4. Whether Aaron's interest is a fee simple subject to a condition subsequent, so the assignment is a breach that gives Brianna a right to terminate the estate.
Explanation: Whenever you see a devise for a fixed period followed by a future gift, the first step is to classify the present estate: a stated duration like "20 years" creates a term of years, not a life estate. Because a term of years is a property interest, not a personal service or right, it is freely assignable during the term. So when Aaron assigns his remaining interest, his friend steps into Aaron's position and owns only the rest of the 20-year term. Brianna's future interest is untouched—she still takes possession only when the term expires. The objection that the devise was "personal to Aaron" misunderstands estates in land. The "life estate that cannot be assigned because it terminates when Aaron dies" is wrong on two levels: Aaron's interest is measured by a fixed term, not Aaron's life, and life estates themselves are transferable, with the transferee holding for the original life tenant's life. The "accelerates Brianna's future interest" option is also wrong because an assignment transfers the remainder of the term; it does not end the estate or move Brianna's possession date forward. Finally, the "fee simple subject to a condition subsequent" option misreads the language: there is no condition such as "so long as" or "but if," and assignment is not a breach giving Brianna a termination right. Study tip: on future-interest questions, classify the present estate first—fixed term, life, or defeasible fee—then ask whether the transfer can convey more than the transferor owns. It cannot.

Question 11

A grantor conveys real property "to the Lakeside Arts Council, but if the property ever ceases to be used for public art exhibitions, the grantor reserves the right to re-enter and terminate the estate." The Council stops using the property for exhibitions and begins using it as office space. The grantor asks what she must do to get the property back.

Which of the following legal issues is most directly raised by the grantor's question?

  1. Whether the Council's estate terminated automatically when the use changed, so the grantor already holds title and need not take any action.
  2. Whether the Council's estate is a fee simple determinable with a possibility of reverter in the grantor, so title reverted automatically on the change of use.
  3. Whether the Council's estate continues until the grantor affirmatively exercises the reserved right to re-enter and terminate, because the deed created a condition subsequent rather than a determinable fee. (correct answer)
  4. Whether the Council's use restriction is an equitable servitude that the grantor may enforce only by seeking an injunction against the office use.
Explanation: Whenever a deed contains a use restriction, the key is the language of transfer and what must happen when the restriction is violated. If the deed says "so long as," "until," or "while," the grantor has a fee simple determinable and title reverts automatically upon the triggering event. But if the deed says "but if" or "provided that" and expressly reserves a right to re-enter and terminate, the grantor has a fee simple subject to condition subsequent, and the estate continues until the grantor affirmatively exercises that right of entry. Here, the deed used "but if" language and reserved the right to re-enter and terminate. Therefore, the Council's estate did not end automatically; the grantor must take affirmative action, such as re-entering or bringing an action to recover possession. That is why the choice stating "the estate continues until the grantor affirmatively exercises the reserved right to re-enter and terminate" is correct. The choice saying the estate terminated automatically because the grantor already holds title is wrong: automatic termination is the hallmark of a determinable fee, not a condition subsequent. Similarly, the choice calling this a fee simple determinable with a possibility of reverter misreads the "right to re-enter" language. Finally, the equitable servitude choice is wrong because this is a legal estate with a reserved right of entry, not an equitable promise enforced by injunction. On the bar exam, when you see a right of re-entry, remember: it must be exercised—it does not spring back on its own.

Question 12

Section 3.1 (Restraints on Alienation) provides:

(a) A direct restraint on alienation includes any provision that prohibits or conditions an inter vivos transfer of a fee simple estate.

(b) A direct restraint that forbids all inter vivos transfers of a fee simple estate is invalid.

(c) If a restraint is invalid, the provision creating the restraint and any gift over or other interest dependent on enforcement of the restraint are void, and the estate passes as if the invalid provision had been omitted.

O conveyed Redacre "to A and her heirs, but if A shall at any time during A's lifetime sell, convey, mortgage, or otherwise transfer Redacre, or any interest therein, to anyone, then Redacre shall pass to B."

Under Section 3.1, what is A's present estate in Redacre?

  1. A has a fee simple determinable, because the estate automatically ends if A attempts a transfer and B's executory interest is a permissible restraint on alienation.
  2. A has a fee simple absolute, because the invalid direct restraint and B's dependent gift over are both void, leaving only the conveyance "to A and her heirs." (correct answer)
  3. A has a fee simple subject to an executory limitation, because B's executory interest will divest A automatically if A attempts a transfer to anyone.
  4. A has a fee simple subject to a condition subsequent, because O retained a right of entry and B's interest depends on O's election to enforce the condition.
Explanation: When you see a future-interest/restraint question, always start by asking whether the condition restricts A's ability to transfer a fee simple. Here, the clause forbids A from selling, conveying, mortgaging, or otherwise transferring Redacre to anyone during A's lifetime. Under Section 3.1(b), that is a direct restraint forbidding all inter vivos transfers, so it is invalid. Section 3.1(c) then makes both the invalid provision and any gift over dependent on it void. That means B's "then Redacre shall pass to B" language disappears, and the deed operates as if only the words "to A and her heirs" remained. A therefore owns a fee simple absolute. The choice saying A has a fee simple determinable because the estate automatically ends is tempting, but invalid restraints cannot create enforceable automatic forfeiture. Likewise, the choice saying A has a fee simple subject to an executory limitation fails because B's executory interest is void once the restraint is invalid. The choice saying A has a fee simple subject to a condition subsequent is doubly wrong: O did not retain a right of entry, and the condition itself is invalid. Study tip: on restraint-on-alienation questions, identify the invalid restraint first, then void the dependent interest. The estate left behind is usually the unfettered fee simple absolute.

Question 13

O conveyed a parcel "to A for the life of B." A died, and her will devised "all real property I own" to X. B is still alive.

What interest does X have in the parcel?

  1. A fee simple absolute, because A's will operated to convert her life estate into an estate of inheritance upon her death.
  2. No interest, because a life estate ends at the tenant's death and A had nothing to devise.
  3. A life estate pur autre vie that will terminate when B dies, because the estate measured by B's life passed through A's estate to X. (correct answer)
  4. A defeasible fee simple that will terminate if B dies before the year's end, under the ancient doctrine of the year, day, and waste.
Explanation: Whenever you see a conveyance "to A for the life of B," you are looking at a life estate pur autre vie—measured not by A's life, but by B's life. The key question is whether that estate survives A's death. It does, because the measuring life is still alive. A's will devised "all real property I own." At A's death, what did she own? A present estate lasting until B dies. That is a real property interest, and it passes through her estate to X. X therefore receives a life estate pur autre vie, which will terminate when B dies. That is why the correct answer is the life estate pur autre vie. The "fee simple absolute" choice confuses a will's power to devise with a power to change the estate's duration; a will cannot enlarge a life estate into an inheritance. The "no interest" choice reflects the common rule that an ordinary life estate ends at the tenant's death, but that rule does not apply when the estate is measured by someone else's life. The "defeasible fee simple" choice invokes the ancient doctrine of year, day, and waste, which is irrelevant here—no waste or forfeiture issue exists. Remember: for a life estate, always ask whose life measures the estate? If it is not the tenant's own life, the estate can pass by will or intestacy until the measuring life ends.

Question 14

Section 12, titled 'Rule in Shelley's Case', provides:

(a) The rule in Shelley's Case is abolished for all instruments executed on or after January 1, 2000. If an instrument creates a life estate in one person and a remainder in that person's heirs, the heirs take as purchasers and the first taker has only a life estate.

(b) For instruments executed before January 1, 2000, the rule continues to apply, so that a remainder to the life tenant's heirs gives the life tenant a fee simple absolute.

In 2024, O executed a deed conveying Whiteacre 'to my sister Rachel for life, and then to Rachel's heirs at law.'

Under Section 12, which statement best describes the interests created?

  1. Rachel has a fee simple absolute, because the remainder to Rachel's heirs merges with her life estate under the Rule in Shelley's Case.
  2. Rachel has a life estate; O has a reversion in fee simple, because a remainder to unascertainable heirs is void for uncertainty.
  3. Rachel has a life estate; Rachel's heirs have a contingent remainder in fee simple, which vests in those persons who are Rachel's heirs at her death. (correct answer)
  4. Rachel and her heirs take a fee simple as tenants in common immediately, because 'heirs at law' are words of purchase and the life estate and remainder are held by the same persons.
Explanation: Whenever you see a deed with a life estate and a remainder to the life tenant's heirs, check the date first. The Rule in Shelley's Case used to convert that interest into a fee simple in the life tenant, but modern statutes like Section 12 abolish it for instruments executed after January 1, 2000. Because O's deed is from 2024, the old rule simply does not apply. Under the statute, "heirs at law" are words of purchase, not words of limitation. Rachel receives a life estate, and her heirs receive a remainder. But those heirs cannot be identified until Rachel dies, so the remainder is contingent: it vests in whoever turns out to be her heirs at that moment. This makes the statement that Rachel has a life estate and her heirs have a contingent remainder correct. The answer claiming Rachel has a fee simple absolute through merger misapplies the abolished Rule in Shelley's Case. The answer suggesting O keeps a reversion because the remainder to unascertainable heirs is void confuses contingency with invalidity — a remainder to heirs is valid even though the takers are unascertained until death. Finally, the answer saying Rachel and her heirs immediately take a fee simple as tenants in common treats the heirs as presently known and ignores that they have only a future contingent interest. For the bar, remember: after abolition statutes, "heirs" in a remainder are contingent beneficiaries, not a label that enlarges the life estate.

Question 15

Section 5 of the Estates Code provides: A life estate is an estate measured by a human life. If measured by the grantee's own life, it is an ordinary life estate. If measured by the life of another, it is a life estate pur autre vie. A life estate pur autre vie does not end if the life tenant dies before the measuring life; instead it passes to the life tenant's devisees or heirs, who hold the same estate for the remainder of the measuring life. The transferred interest remains a life estate and is not enlarged into a fee simple.

By will, T devised "Blackacre to my friend Anna for the life of my sister Sara, and upon Sara's death to my nephew Ben and his heirs." Anna died last month; Sara is living. Anna's will leaves all her property to her daughter Dana.

Who currently has the possessory estate in Blackacre?

  1. Ben has a fee simple absolute immediately, because Anna's death terminated her life estate and the remainder accelerated into possession.
  2. Dana has a life estate pur autre vie for Sara's life, and Ben has a vested remainder in fee simple absolute. (correct answer)
  3. Dana has a fee simple absolute, because Anna's will devised all her property and a life estate pur autre vie passes by will as a transferable fee.
  4. Sara has a life estate pur autre vie, because Sara is the measuring life and Ben's remainder is postponed until Sara's death.
Explanation: Whenever you see a life estate measured by someone else's life, remember the key distinction: the measuring life is not necessarily the holder of the estate. Here, Anna was given Blackacre "for the life of my sister Sara," so Anna held a life estate pur autre vie, measured by Sara's life. Ben's interest was a remainder in fee simple absolute, but it was not possessory until Sara's death. When Anna died, the life estate pur autre vie did not end. The passage explicitly says such an estate passes to the life tenant's devisees or heirs, who hold the same estate for the remainder of the measuring life, and that the transferred interest remains a life estate, not enlarged into a fee simple. Since Anna's will left everything to Dana, Dana now holds Anna's life estate pur autre vie for Sara's life. Ben's remainder remains vested, not possessory, because Sara is still living. The choice arguing Ben has a fee simple absolute immediately confuses the death of the life tenant with the death of the measuring life; Anna's death did not terminate the estate, so the remainder did not accelerate. The choice arguing Dana has a fee simple absolute because the life estate passes by will misreads the statute: a life estate pur autre vie is transferable, but transferee takes the same life estate, not a fee simple. The choice saying Sara has a life estate pur autre vie confuses the measuring life with the estate holder; Sara is the life that measures the estate, not the person who owns it. Study tip: on a question like this, first identify who holds the estate, then identify whose life measures it. If those are different people, the life tenant's death before the measuring life sends the estate through the life tenant's estate—not to the remainderman.

Question 16

A testator's will provides: "To my brother Paul for the life of my daughter Rita, and after Rita's death, to my cousin Nina." Paul dies before Rita. Rita asks whether she may now move into the house.

Which of the following legal issues is most directly raised by Rita's question?

  1. Whether Paul's death terminated the estate because a life estate ends when its holder dies, leaving Rita with no right to possession.
  2. Whether Paul's interest was measured by Rita's life rather than Paul's own life, so Paul's heirs or devisees may possess the property until Rita dies. (correct answer)
  3. Whether Rita's status as the measuring life gives her a present right to possess the property until her death, with Nina's interest taking effect only after Rita dies.
  4. Whether Nina's remainder was contingent on Paul's death and therefore accelerated, giving Nina immediate possession upon Paul's death.
Explanation: Whenever you see a life estate, separate the tenant from the measuring life. Here, the devise to Paul "for the life of my daughter Rita" creates a life estate pur autre vie: Paul is the tenant, but Rita's life is what measures the estate. Therefore Paul's death does not necessarily terminate the estate; it ends only when Rita dies. Because Paul died before Rita, his life estate continues, and Paul's heirs or devisees may possess the house until Rita's death. Rita herself may not move in now—she is merely the measuring life, not the person granted possession. The correct choice is thus the one asking whether Paul's interest was measured by Rita's life rather than Paul's own life, so Paul's heirs or devisees may possess until Rita dies. The choice saying that Paul's death terminated the estate, leaving Rita with no right to possession, is wrong because it ignores the pur autre vie nature: Paul's death did not terminate the estate, and Rita's lack of present right comes from never having been given a possessory interest, not from termination. Similarly, the choice suggesting Rita's status as measuring life gives her a present right to possess until her death is wrong—a measuring life is not a transferee; the will gives no possessory interest to Rita. Finally, the choice saying Nina's remainder was contingent on Paul's death and therefore accelerated is wrong: Nina's remainder is after Rita's death, not Paul's death, and it cannot accelerate because the preceding estate is still continuing through Paul's heirs. Study tip: in life estate questions, always ask whose life measures the estate. If holder and measuring life differ, the holder's death does not end the estate; it passes to the holder's heirs until the measuring life dies.

Question 17

O conveyed "to A for life, then to B for life, then to C and his heirs." A died, and B immediately moved onto the land. B then married and, with C's oral consent, executed a written lease of the land to a tenant for five years. C has now sued to eject the tenant, arguing the lease is void.

Which statement best describes the parties' interests?

  1. The tenant has a valid lease for the stated term, but the lease will terminate at B's death if B dies before the term expires, because a life tenant cannot bind the remainderman to a lease that outlasts the measuring life without the remainderman's joinder. (correct answer)
  2. The tenant has a valid five-year lease because B, as a life tenant, may lease the property for any term, and C's remainder is not harmed since it vests at B's death.
  3. The lease is void because B had only a life estate and C's oral consent is unenforceable under the Statute of Frauds.
  4. The lease is void because B's estate terminated automatically when A died and only C has a right to possess the property.
Explanation: Whenever you see a life estate followed by a remainder, the core tension is between the life tenant's right to use the property and the remainderman's right to receive the property intact. Here, A's death ended A's life estate, making B's life estate possessory. As a life tenant, B may lease the property, but that power is strictly limited to the duration of B's own life. The lease to the tenant is valid for its stated five-year term, but because B cannot bind C's remainder, the lease will automatically terminate if B dies before the term expires. C's oral consent is irrelevant to this outcome; unless C joins in the written lease, C's future interest remains unencumbered. The choice claiming B may lease for any term is wrong because it ignores the remainderman's protection against encumbrances that outlast the measuring life. The choice citing the Statute of Frauds misreads the facts—the lease itself is written, so that defense fails. The choice claiming B's estate terminated when A died is factually false; B's life estate simply became possessory upon A's death. Your takeaway: always ask whether a lease by a life tenant survives the measuring life. If not, and the remainderman hasn't joined the written lease, the lease is valid only until the life tenant's death.