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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual">Hello, esteemed colleagues, I’m looking for any case or commentary supporting a dominant estate’s ability to transfer or convey to an adjoining landowner, that
right to enforce a negative easement (covenant) against the servient estate.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual">In other words, is there any authority or commentary that a deed conveying only the dominant estate’s interest in the negative easement to an adjacent landowner,
without a resulting deed of a percentage interest in the dominant estate parcel, would be valid.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual">The negative easement is appurtenant (runs with the land), is not abandoned, and imposes building restrictions on the servient lot.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual">Both the dominant estate’s parcel and the target transferee’s parcel adjoin the servient parcel.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual">From the servient estate’s perspective, it should not matter which adjoining landowner may enforce the negative easement rights; the result is still the same
(must abide by building restrictions). Yes, that is just an argument.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual">The dominant estate owner does not wish to enforce their negative easement rights themselves, but does wish to provide the adjoining landowner that right.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual">The dominant estate is not interested in doing a Nominee Agreement to grant an agency right to the adjacent owner to enforce the dominant estate’s interest.
And here, deeding a percentage interest in the dominant estate’s parcel to the adjacent landowner is not feasible.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;mso-ligatures:standardcontextual">Thanks all, for any comments or suggestions.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#44546A">Michael A. Padilla</span><span style="font-family:"Times New Roman",serif;color:black"> |
</span><span style="font-size:10.0pt;font-family:"Arial",sans-serif">Senior Counsel<span style="color:black"><o:p></o:p></span></span></p>
<p class="MsoNormal" style="margin-left:1.0in"><span style="font-size:10.0pt;font-family:"Arial",sans-serif"> Barrister<span style="color:black">
</span>(England and Wales<span style="color:black">) </span><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:8.0pt;font-family:"Arial",sans-serif">ASSOCIATION RIGHTS | CREDITOR RIGHTS<o:p></o:p></span></b></p>
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<p class="MsoNormal"><span style="font-family:"Arial Black",sans-serif;color:#002060;background:navy;mso-highlight:navy">-</span><span style="font-size:10.0pt;font-family:"Arial Black",sans-serif;color:white;background:navy;mso-highlight:navy">STRICHARTZ</span><span style="font-size:10.0pt;font-family:"Arial Black",sans-serif;color:#002060;background:navy;mso-highlight:navy">-</span><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial Black",sans-serif;color:#44546A">STRICHARTZ ASPAAS PLLC</span><span style="font-size:18.0pt;font-family:"IrisUPC",sans-serif;color:#44546A"> </span><span style="font-size:8.0pt;font-family:"Century Gothic",sans-serif;color:#44546A">Established
1982<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:black">200 First Avenue West, Suite 260<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:black">Seattle, Washington 98119 USA<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:black">Telephone +1 (206) 388-0600</span><span style="font-size:8.0pt;font-family:"Times New Roman",serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:black">E-mail
<u><a href="mailto:michael@condo-lawyers.com">michael@condo-lawyers.com</a></u></span><span style="font-size:8.0pt;font-family:"Times New Roman",serif;color:black"><o:p></o:p></span></p>
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