The concept of landlocked property is often confusing to first-time landowners.
内陆财产的概念常常让初次拥有土地的人感到困惑。
How can there be land that you can’t legally access?
怎么会有你不能合法进入的土地?
It sounds strange, but there are actually many landlocked properties throughout the US.
听起来很奇怪,但实际上在美国有很多内陆房产。
So what should you do if you find or buy one?
那么,如果您找到或购买了一个,您应该怎么做?
Fortunately, there are a number of methods devised for obtaining legal right to access a landlocked property.
幸运的是,已经设计了许多方法来获得进入内陆财产的合法权利。
In this blog, we’ll walk you through everything you need to know if you’re considering investing in a piece of property that doesn’t have its own access.
在此博客中,如果您正在考虑投资一块没有自己访问权限的房产,我们将向您介绍您需要知道的一切。
But be careful – while it may sound like a non-issue – inflexible and unrelenting neighbors can always create issues for you in the process.
但要小心——虽然这听起来像是一个无关紧要的问题——不灵活和无情的邻居总是会在这个过程中给你制造问题。
Sometimes it’s better to walk away from a property altogether than risk getting stuck with it because it won’t resell.
有时,完全离开房产比冒着被它困住的风险要好,因为它不会转售。
Here’s what you should know about landlocked property.
以下是您应该了解的关于内陆财产的信息。
1. DEFINITION OF LANDLOCKED PROPERTY
1. 内陆财产的定义
Landlocked property is a piece of land that is inaccessible via public thoroughfare.
内陆财产是一块无法通过公共通道进入的土地。
This means that you, as the landowner, have no other option but to go through another person’s property in order to reach your own.
这意味着您作为土地所有者,别无选择,只能通过他人的财产才能到达您自己的财产。
This is not only inconvenient, but can cause a variety of legal issues.
这不仅不方便,而且会引起各种法律问题。
Landlocked parcels typically occur after a property is subdivided, or when a parcel of land has been divided into lots and sold off individually.
内陆地块通常发生在财产被细分之后,或者当一块土地被分割成地块并单独出售时。
While each smaller parcel should (in theory) have its own public right-of-way, this doesn’t always happen.
虽然每个较小的地块(理论上)都应该有自己的公共通行权,但这并不总是发生。
While landlocked property is not inherently worthless, it’s probably not the property you want as a rookie investor.
虽然内陆房产并非天生一文不值,但它可能不是您作为新手投资者想要的房产。
It’s typically worth less than all of the other surrounding properties.
它的价值通常低于所有其他周围的房产。
For this reason, it’s important to know your options when buying the property.
因此,在购买房产时了解您的选择非常重要。
Otherwise, you may get stuck with the property long-term, and you may not be able to do much with it.
否则,您可能会长期受困于该物业,并且您可能无能为力。
2. DEFINITION OF AN EASEMENT
2. 地役权的定义
An easement (also known as an easement agreement) is a concept in real estate that defines a scenario where one party can use the property of another party for a specific purpose.
地役权(也称为地役权协议)是房地产中的一个概念,它定义了一方可以将另一方的财产用于特定目的的场景。
Often, land access is granted in exchange for a fee, so you may need to provide compensation to any party you’re hoping to obtain an easement from.
通常,土地使用权是通过付费换取的,因此您可能需要向希望获得地役权的任何一方提供补偿。
Easements are most commonly purchased by public utility companies when they want to run pipes beneath private property or put telephone poles on someone’s land.
公用事业公司最常购买地役权,因为他们想在私有财产下铺设管道或在某人的土地上放置电线杆。
Another common type of easement is an access easement, which occurs when someone must use another person’s property in order to gain access to their own.
另一种常见的地役权类型是访问地役权,当某人必须使用他人的财产才能获得自己的财产时,就会发生这种情况。
Easements are high-level agreements between an owner of a property and another party – this could be a person or an organization.
地役权是财产所有者与另一方之间的高级协议——可以是个人或组织。
A typical easement will outline a form of compensation by the petitioner to the owner for a specific purpose.
典型的地役权将概述请愿人出于特定目的向所有者提供的一种补偿形式。
These agreements can sometimes be transferred with the sale of the property, so it’s always important to know (as a buyer) if there are existing easements in place or if you would need to create your own.
这些协议有时可以随着房产的出售而转移,因此(作为买家)知道是否有现有的地役权或是否需要创建自己的地役权总是很重要的。
3. YOU WILL WANT TO KNOW YOUR ODDS OF OBTAINING AN EASEMENT BEFORE BUYING
3. 在购买之前,您会想知道获得地役权的几率
Before you consider purchasing a property that requires an easement, it’s best to discuss the odds of obtaining one with a local real-estate lawyer whom you trust.
在您考虑购买需要地役权的房产之前,最好与您信任的当地房地产律师讨论获得地役权的可能性。
While you may not know your likelihood of success, they probably will.
虽然您可能不知道自己成功的可能性,但他们可能会。
If their recommendation is to stop pursuing a property or that you may lose in court, then it’s best to heed their advice.
如果他们的建议是停止追求财产或您可能会在法庭上败诉,那么最好听取他们的建议。
Losing an easement case means you’ve not only spent money on legal costs, but the land will still be landlocked and difficult to sell.
输掉一个地役权案意味着您不仅花费了法律费用,而且土地仍将处于内陆状态并且难以出售。
If the odds of getting an easement are not great, it’s probably best not to get involved with the landlocked property in question.
如果获得地役权的可能性不大,最好不要涉足有问题的内陆财产。
Here are the different scenarios that you may be faced with when you’re looking to obtain legal access to a landlocked property.
以下是您在寻求合法进入内陆财产时可能面临的不同情况。
The adjacent landowner is not willing to accommodate you.
相邻的地主不愿意容纳你。
Thus, you must file a lawsuit in order to try and obtain the easement.
因此,您必须提起诉讼才能尝试获得地役权。
This is the scenario (as described above) where you’d want your odds for an easement to be almost certain before moving forward.
在这种情况下(如上所述),您希望在前进之前几乎可以确定地役权的几率。
Another scenario would be getting your real estate lawyer to negotiate with the adjacent landowner to settle without a lawsuit.You will still have to pay for lawyer’s fees, but it will be less expensive than a lawsuit.
另一种情况是让您的房地产律师与相邻的土地所有者谈判,以在不提起诉讼的情况下达成和解。
您仍然需要支付律师费,但它会比诉讼便宜。
The easiest route is to simply ask the adjacent landowner about the easement.
最简单的方法是简单地询问邻近的地主关于地役权的问题。
If they are accommodating, then you can take care of filing all of the easement documents with the county on your own.
如果他们愿意,那么您可以自行向县政府提交所有地役权文件。
This is nice, but it isn’t always feasible in practice.
这很好,但在实践中并不总是可行的。
And it can still help to have a legal professional help with some of the more difficult aspects of this process.
在这个过程的一些更困难的方面,获得法律专业人士的帮助仍然会有所帮助。
4. THE GOVERNING DOCUMENT WILL STATE WHO IS RESPONSIBLE FOR MAINTAINING AN EASEMENT
4. 管理文件将说明谁负责维护地役权
So, if you’re just using their land, you don’t have to maintain it, right?
所以,如果你只是使用他们的土地,你不必维护它,对吧?
Well…not necessarily.
嗯……不一定。
Whatever governing documents you have designating your easement agreement will discuss this portion.
无论您指定地役权协议的任何管理文件都将讨论这一部分。
However, it is most common for the homeowner to be responsible for maintaining all of their property, including any portions that others may use as a part of an easement.
然而,最常见的是房主负责维护他们的所有财产,包括其他人可能用作地役权一部分的任何部分。
5. LANDLOCKED PROPERTY CAN BE AN INVESTMENT OPPORTUNITY
5. 内陆房产可以成为投资机会
Landlocked property is an investment opportunity if you play your cards correctly.
如果您正确地打牌,内陆房产是一个投资机会。
For example, some people buy landlocked property, get an easement, and make a profit off of merchantable timber or some other feature of the property.
例如,一些人购买内陆房产,获得地役权,并从可销售的木材或房产的其他一些特征中获利。
This ends up being more than enough to cover the acquisition costs, legal fees, etc.
这最终足以支付购置成本、法律费用等。
Additionally, since the land now has an easement agreement, it’s a lot more appealing.
此外,由于土地现在有地役权协议,它更具吸引力。
However, the process of obtaining legal access to landlocked property requires several steps, and it can be very difficult to get this process right.
但是,获得内陆财产的合法使用权的过程需要几个步骤,而且要使这个过程正确可能非常困难。
If a property doesn’t already have an easement agreement, and it isn’t certain, then it’s not smart to purchase immediately.
如果房产还没有地役权协议,而且不确定,那么立即购买是不明智的。
Careful due diligence of landlocked property and its future potential includes the potential to resell when the time is right.
对内陆财产及其未来潜力进行仔细的尽职调查,包括在适当的时候转售的可能性。
Ultimately, whether a property makes sense as an investment also depends on the price.
归根结底,房产作为投资是否有意义也取决于价格。
Below is a hypothetical case study for you to consider.
下面是一个假设的案例研究供您考虑。
6. LOCAL COUNSEL IS ESSENTIAL TO THIS PROCESS
6. 当地法律顾问对此过程至关重要
An easement is a legal document, which is why it can be helpful to have legal counsel throughout the process, especially in a new area.
地役权是一份法律文件,这就是为什么在整个过程中聘请法律顾问会很有帮助,尤其是在新领域。
While you may not understand local or state laws that impact the decision-making process or your likelihood of success, a local lawyer can help to provide the insight you lack.
虽然您可能不了解影响决策过程或成功可能性的当地或州法律,但当地律师可以帮助提供您缺乏的洞察力。
Why may people choose not to have a lawyer?
为什么人们可以选择不聘请律师?
The most common is probably money.
最常见的可能是钱。
If you’re operating on a budget, it can be easy to try to cut corners anywhere you can.
如果您的预算有限,可以很容易地尝试在任何地方偷工减料。
However, hiring local counsel can help you save elsewhere.
但是,聘请当地法律顾问可以帮助您在其他地方节省开支。
You definitely don’t want to invest in a property you can’t sell!
您绝对不想投资无法出售的房产!
You’ll be better off knowing exactly what your odds are and how you should proceed forward.
你最好确切地知道你的赔率是多少以及你应该如何前进。
Another common reason people may opt not to hire a lawyer is because their adjacent neighbor is agreeable.
人们可能选择不聘请律师的另一个常见原因是因为他们的相邻邻居很友善。
In this case, it may not be an issue.
在这种情况下,这可能不是问题。
You just want to make sure everything is done by the book and filed correctly, so there are no issues down the road.
你只是想确保一切都按书完成并正确归档,这样就没有问题了。
7. EXPRESS EASEMENTS CAN BE THE EASIEST WAY TO GAIN ACCESS TO LANDLOCKED PROPERTY
7. 快速地役权可能是获得内陆财产的最简单方式
If you’re looking for the quickest and easiest way to gain access to property, then you’ll want to go the express easement route.
如果您正在寻找获得财产的最快捷和最简单的方法,那么您会想要走快速地役权路线。
Here’s the process:
这是过程:
Obtain an easement in writing. Specifically, identify the property and details of the allowed easement use
获得书面地役权。具体来说,确定允许的地役权使用的属性和详细信息
Get it signed by the grantor
让授予人签字
File it in the county deeds records
将其归档在县契约记录中
Some neighboring landowners may not even require compensation when granting this type of easement.
一些邻近的土地所有者在授予此类地役权时甚至可能不需要补偿。
Others may still expect some sort of fee.
其他人可能仍然期望某种费用。
However, express easements may not be possible if the neighboring landowner isn’t agreeable or won’t sign a document out of court.
但是,如果相邻的土地所有者不同意或不会在法庭外签署文件,则可能无法实现明确的地役权。
In this case, the process will be much longer (see point 3).
在这种情况下,这个过程会更长(见第 3 点)。
8. SOME STATES HAVE LAWS ALLOWING AN “EASEMENT BY NECESSITY”
8. 一些州的法律允许“必要时地役权”
You’ll need to do research depending on where you’re planning to buy landlocked property.
您需要根据计划购买内陆房产的地点进行研究。
For instance, Texas law recognizes “easement by necessity.”
例如,德克萨斯州法律承认“必要的地役权”。
An easement by necessity can be created when it’s necessary to cross another landowner’s private property in order to access yours.
当需要穿过另一个土地所有者的私有财产才能进入您的私有财产时,可以创建必要的地役权。
However, the landlocked owner must PROVE all of the following…
但是,内陆船东必须证明以下所有…
The same individual must have (at one time) owned the landlocked property and the tract across which access is sought (unity of ownership of the alleged dominant and servient estates prior to severance)
Access is a necessity – not a convenience
同一个人必须(曾经)拥有内陆财产和寻求进入的区域(在遣散之前,所谓的支配和服务财产的所有权统一)
Necessity existed at the time that these two estates were severed
访问是必要的,而不是便利
在这两个庄园被割断时存在必要性
If the landlocked property owner can prove the above three statements, then they may be able to seek an “easement by necessity” declaration with the court.
如果内陆财产所有人能够证明上述三项陈述,那么他们或许可以向法院寻求“必要的地役权”声明。
This can then be filed in the county deed records.
然后可以将其归档在县契约记录中。
All three statements must be present in order for this agreement to be granted.
必须存在所有三个声明才能授予此协议。
9. ANOTHER ALTERNATIVE IS AN IMPLIED EASEMENT
9. 另一种选择是隐含地役权
An implied easement is very similar to an easement by necessity.
隐含的地役权与必要的地役权非常相似。
It comes into play when a parcel is subdivided in a way that creates a landlocked property, which is then sold.
当一个地块以一种创建内陆财产的方式进行细分时,它就会发挥作用,然后将其出售。
As with an easement by necessity, the new landlocked property owner must prove the following:
与必要的地役权一样,新的内陆财产所有者必须证明以下内容:
The same individual must have (at one time) owned the landlocked property and the tract across which access is sought
同一个人必须(曾经)拥有内陆财产和寻求进入的区域
Access is a necessity – not a convenience
访问是必要的,而不是便利
The major difference is that, under an implied easement, the accessway in question must also have existed prior to the division of the property.
主要区别在于,在隐含的地役权下,所讨论的通道也必须 在财产分割之前就已经存在。
So, for example, a farmer subdivides his 40-acre farm into two lots, a 35-acre parcel and a 5-acre parcel.
因此,例如,一个农民将他 40 英亩的农场细分为两个地块,一个 35 英亩的地块和一个 5 英亩的地块。
The 5-acre parcel has a barn on it which was accessed solely by a private dirt road that runs across the 35-acre tract.
这块 5 英亩的地块上有一个谷仓,只能通过一条穿过 35 英亩土地的私人土路进入。
The farmer had also been using this dirt road for many years prior to subdividing the lot.
在细分这块土地之前,农民也已经使用这条土路多年。
In this case, the new owner of the 5-acre parcel may be able to claim an implied easement if he or she can prove the above three statements.
在这种情况下,如果他或她能够证明上述三个陈述,则 5 英亩地块的新所有者可能能够要求隐含地役权。
10. EVALUATE IF A PRESCRIPTIVE EASEMENT IS AN OPTION FOR YOU
10. 评估规定性地役权是否适合您
Prescriptive easements occur when the landlocked property owner obtains an easement through adverse possession by claiming that they have used the easement for a certain length of time.
规定性地役权发生在内陆财产所有者声称他们已使用该地役权一段时间而通过逆权占有获得地役权时。
This use must be open, notorious, continuous, exclusive, and adverse.
这种使用必须是开放的、声名狼藉的、连续的、排他的和不利的。
If these terms don’t mean much to you, here’s what you must prove about your use of the accessway:
如果这些术语对您来说意义不大,那么您必须证明您对通道的使用:
Open and Notorious: it must have been obvious to the owner of the adjacent property that you were using their land to access your property.
开放且声名狼藉:相邻财产的所有者必须很明显您正在使用他们的土地来访问您的财产。
Exclusive and Continuous: the use of the adjacent property must have been continuous and exclusive (i.e. used by you or the previous property owner and not someone else) for a set period of time (usually 10 years, although this varies state by state).
排他性和 连续性:相邻财产的使用必须是连续性和排他性的(即由您或以前的财产所有人使用,而不是其他人使用)一段时间(通常为 10 年,尽管各州有所不同)。
Adverse: the landlocked property owner (or previous owners) must claim and prove that they didn’t have permission to use the accessway.
不利:内陆财产所有人(或以前的所有人)必须声称并证明他们没有使用通道的许可。
If these elements can be proven, then the landlocked property owner may be able to obtain a legal prescriptive easement to file in deed records.
如果可以证明这些要素,那么内陆财产所有人可能能够获得法律规定的地役权以归档契约记录。
Please note that there are variations between states in how prescriptive easements work, so you should consult with local legal counsel.
请注意,各州在规定性地役权的运作方式上存在差异,因此您应咨询当地法律顾问。
11. DETERMINE IF THERE COULD BE AN EASEMENT BY ESTOPPEL
11. 确定是否有禁止反言的地役权
Were you told that an easement exists when you first bought a property?
当您第一次购买房产时,您是否被告知存在地役权?
This sometimes occurs between landlocked property owners and neighbors only to cause issues later on.
这有时发生在内陆财产所有者和邻居之间,只是在以后引起问题。
For example, if you purchase a property under the assumption that an easement exists because you meet the adjacent neighbor who tells you that you’re welcome to use their private land to access your property, then you may be caught off guard when that permission is later revoked.
例如,如果您在假设存在地役权的情况下购买房产,因为您遇到相邻的邻居告诉您欢迎您使用他们的私人土地来访问您的房产,那么当您获得许可时,您可能会措手不及后来被撤销。
Does that mean you can’t access your property at all now?
这是否意味着您现在根本无法访问您的财产?
In this case, you could create an easement by estoppel by filing a court action, proving the following elements, and getting an order from a judge.
在这种情况下,您可以通过提起法庭诉讼、证明以下要素并获得法官的命令来创建禁止反言的地役权。
While it may not be preferable, it can certainly work.
虽然它可能不是最好的,但它肯定可以工作。
Adjacent neighbor must show:
相邻邻居必须显示:
Conduct that amounts to false representation or concealment of material facts OR conduct that conveys the impression that the facts are inconsistent with those that the party subsequently asserts
构成虚假陈述或隐瞒重要事实的行为,或给人以事实与当事人随后声称的事实不一致的印象的行为
Intention, expectation or reasonable foreseeability that the other party will act as a result of that conduct
另一方将因该行为而采取行动的意图、期望或合理可预见性
Knowledge of the true facts
了解真实情况
Landlocked property owner must show:
内陆财产所有人必须证明:
Lack of knowledge and of the means of knowledge of the truth as to the facts in question
对有关事实缺乏了解和了解真相的手段
Reliance upon the conduct of the party estopped
不再依赖党的行为
Action based thereon of such character that their position has changed prejudicially
基于此的行为,其性质已使他们的立场发生了有害的改变
12. CHECK THE LOCAL LAWS TO SEE HOW YOU MAY BE ABLE TO OBTAIN ACCESS TO A PUBLIC ROAD
12. 查看当地法律,了解您如何能够进入公共道路
In Texas, a statute permits a landlocked property owner to seek a public road from the commissioners’ court.
在得克萨斯州,一项法规允许内陆财产所有者向专员法庭寻求公共道路。
To do this, the owner of the landlocked property must file a sworn application with the commissioners’ court and provide notice to each property owner who would be impacted by the easement.
为此,内陆财产的所有者必须向专员法院提交宣誓申请,并向每个将受到地役权影响的财产所有者发出通知。
A hearing will be held on the application.
将就申请举行听证会。
The commissioner’s court will determine whether or not the landowner has no access to their land and may even issue an order to create a public road.
专员法院将确定土地所有者是否无法进入其土地,甚至可能发布命令修建公共道路。
This is entirely within the commissioner’s discretion and depends on a variety of factors.
这完全在专员的酌处权范围内,并取决于多种因素。
So there is no guarantee that you will be successful in your bi.
所以不能保证你会成功。
Look at your local laws and discover whether this is an option for you!
查看您当地的法律,看看这是否适合您!
FINAL THOUGHTS
最后的想法
And there you have it!
你得到它!
Landlocked property isn’t worthless, but it often takes some time and effort before it’s valuable.
内陆财产并非一文不值,但它通常需要一些时间和精力才能变得有价值。
This isn’t the type of vacant land to buy on a whim.
这不是一时兴起购买的空地类型。
Be sure to consult local legal professionals so you know your prospects and be prepared to go to court if the situation requires it.
请务必咨询当地法律专业人士,以便了解您的前景,并准备好在情况需要时上法庭。