Table of Contents See also Summary of Contents on the previous page.
Chapter One Section One: An Historical Prospective of the Pennsylvania Title Wash .......................................... 1 Lester L. Greevy, Jr., Esquire John A. Shoemaker, Esquire I.
Introduction and Definition of Title Washing ........................................................ 3
II.
History of Pennsylvania Title Wash ...................................................................... 3 A. Debts, Corruption, and Land Speculation ...................................................... 3 B. The Creation of Title Wash ............................................................................. 5 C. Leather, Lumber, and Mineral Interests ........................................................ 9 D. Tax Reporting and Title Washing ................................................................. 10 E. The End of Title Wash ................................................................................... 12 F. Subsequent Legal Developments and the Marcellus Shale ......................... 13
III.
Criticism of the Title Wash .................................................................................. 14 A. The Meaning of IOGA.................................................................................... 14 B. The Due Process Cases .................................................................................. 15
IV.
Conclusion ............................................................................................................. 16
Appendix A: Theory of Wash Sales in Pennsylvania .......................................... 17 Bradley C. Bechtel, Esquire Audrey J. Broucek, Esquire Chapter One Section Two: Debunking the Myths Surrounding Natural Gas Title Washing: “How Can One’s Title Be Divested If Natural Gas was Not and Cannot Be the Subject of a Proper Real Estate Tax Assessment?”............................ 27 Ronald L. Hicks, Jr., Esquire David G. Oberdick, Esquire I.
Introduction .......................................................................................................... 29
II.
Brief History of Pennsylvania Real Estate Tax Laws and the Taxation of Natural Gas Interests .......................................................... 30
III.
The “Title Wash” Concept ..................................................................................... 33
IV.
Application of “Title Wash” to Natural Gas Interests ......................................... 34
V.
Misapplication of “Title Wash” to Natural Gas Interests .................................... 40
VI.
Conclusion ............................................................................................................. 48
Appendix A: Herder Spring Hunting Club v. Keller, et al ................................. 49 Submitted by: Ronald L. Hicks, Jr., Esquire David G. Oberdick, Esquire
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Appendix B: Bailey v. Elder, Hoyt, et al ................................................................ 61 Submitted by: Ronald L. Hicks, Jr., Esquire David G. Oberdick, Esquire Appendix C: Meske v. Hull, Crary, et al ................................................................ 67 Submitted by: Ronald L. Hicks, Jr., Esquire David G. Oberdick, Esquire Chapter Two: Title Defects and Their Cure ............................................................................................. 79 Sean Cassidy, Esquire
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I.
Introduction .......................................................................................................... 81
II.
The Title Opinion .................................................................................................. 81 A. Basic Purpose ................................................................................................ 81 B. Standards of Title Examination .................................................................... 82 C. Statutes Eliminating Defects ........................................................................ 83
III.
Use of Affidavits to Clear Title Defects ................................................................ 84 A. Purpose of Affidavits ..................................................................................... 84 B. General Characteristics of an Affidavit ........................................................ 85 C. Affidavit of Adverse Possession..................................................................... 85 1. Exhibit 1: Affidavit of Adverse Possession ............................................ 87 2. Exhibit 1-A: Statement of Claim of Title by Adverse Possession ............................................................................ 88 3. Exhibit 1-B: Affidavit Relating to Matters Affecting Title to Real Estate ................................................................. 89 D. Affidavit of Identity ....................................................................................... 91 1. Exhibit 2: Affidavit of Identity ............................................................... 92 E. Affidavit of Heirship ...................................................................................... 92 1. Exhibit 3: Affidavit of Heirship .............................................................. 93 F. Affidavit of Marital Status ............................................................................ 94 1. Exhibit 4: Affidavit of Marital Status .................................................... 94 G. Affidavit of Non-Development and Non-Payment of Rental ........................ 95
IV.
Use of Deeds to Cure Title Defects ....................................................................... 96 A. General Requirements................................................................................... 96 B. Quitclaim Deeds ............................................................................................ 97 C. Correction Deeds ........................................................................................... 97
V.
Action to Quiet Title ............................................................................................. 98 A. General Characteristics................................................................................. 98 B. Use in Cases of Tax Sale ............................................................................... 99
VI.
Release of Liens .................................................................................................. 100 A. Release and Partial Release ........................................................................ 100 B. Subordination Agreement ........................................................................... 101
VII.
Defects in the Oil and Gas Lease ....................................................................... 101 A. Ratification of Lease .................................................................................... 101 B. Amendment of Lease ................................................................................... 102 C. Right of Way ................................................................................................ 103
D. Power of Attorney ........................................................................................ 103 VIII.
Waiver of a Title Defect. ..................................................................................... 104 A. When Waiver May be Used ......................................................................... 104 B. Considerations for Use of Waiver................................................................ 105
IX.
Conclusion ........................................................................................................... 105
Appendix A: 68 P.S. §81 - §88 ................................................................................. 107 Submitted by: Sean Cassidy, Esquire Appendix B: 21 P.S. §451 - §453 ............................................................................. 113 Submitted by: Sean Cassidy, Esquire Appendix C: Affidavit Relating to Matters Affecting Title to Research........ 117 Submitted by: Sean Cassidy, Esquire
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