CHAPTER 2 CONSTRUCTIVE NOTICE: A MULTI-STATE PERSPECTIVE
| Jurisdiction | United States |
(Apr 2015)
CONSTRUCTIVE NOTICE: A MULTI-STATE PERSPECTIVE
Of Counsel
Steptoe & Johnson PLLC
Amarillo, Texas
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GEORGE A. SNELL is Of Counsel at Steptoe & Johnson PLLC in The Woodlands, Texas, but lives in Amarillo, Texas. He focuses his practice in the area of energy law, specifically oil and gas and real property, focusing primarily on the preparation of title opinions for all purposes. George is a nationally recognized author and speaker. His industry knowledge is sought by organizations such as the American Association of Professional Landmen and the National Association of Division Order Analysts. His published works have appeared in the Gas and Mineral Law Sections of various bar associations including the State Bar of Texas, the Dallas Bar Association, and the Houston Bar Association. Snell has also been a featured author and speaker for the Rocky Mountain Mineral Law Foundation in Denver, Colorado, as well as the University of Texas Oil, Gas and Mineral Law Institute. He is licensed in both Oklahoma and Texas. George is a graduate of Baylor University.;
| GEORGE A. SNELL, III | (806) 359-8611; 355-3339 (FAX) |
| 2201 Civic Circle, Ste. 508 | E-Mail - george@georgesnell.com |
| Amarillo, TX 79109 | www.george@georgesnell.com |
BIOGRAPHICAL INFORMATION
EDUCATION: J. D. Baylor Law School, Waco, Texas - 1972
B.A. Baylor University, Waco, Texas - 1972
PROFESSIONAL ACTIVITIES:
Member of the following bar associations: Texas, Oklahoma, Amarillo, Austin, Houston and Tarrant County
Member of the following professional landman associations: American, Texas Panhandle, Oklahoma City, Tulsa, Fort Worth, Dallas, Denver and Permian Basin
Member of the National Association of Division Order Analysts (NADOA), the Oklahoma City Chapter (CAPDOA) and the Tulsa Chapter (SADOA)
Member of the State Bar of Texas Title Standards Joint Editorial Board (1992 - Present)
Member of the National Association of Scholars
LAW RELATED PUBLICATIONS:
Significant Differences in Oil and Gas Principles between Producing States: From the Landman's Perspective - Texas and Oklahoma - Co-author - published in The Landman, 11-12/89 and 1-2/90 issues;
Title Examination of Fee Lands (Constructive Notice Revisited) Author/speaker- Mineral Title Examination IN (1992) Rocky Mountain Mineral Law Foundation, Denver, Colorado;
Probate Estates in Texas, Oklahoma and Louisiana Author/Speaker - 19th Annual NADOA Institute (1992), Dallas, Texas;
A Comparative Review of Oil & Gas Law: Texas-Oklahoma-Arkansas -Co-Author/Co-Speaker- Natural Resources Law Institute (1993), Hot Springs, Arkansas;
Revenge Against the Title Nerds! (How Texas' proposed title standards can help you avoid technical title objections)-Author/Speaker - Review of Oil and Gas Law VIII(1993)- Energy Law Section of the Dallas Bar Association;
Due Diligence Title Review: The Problem Areas, Where to Look and How to Solve. -Author/Speaker - Sixth Annual Dallas Energy Symposium (1994), Dallas, Texas;
Suspense Issues that Affect the Division Order Analyst. - Author/Speaker - 21st Annual NADOA Institute (1994), San Antonio, Texas;
Non-Consenting Mineral Owners. -Author/Speaker - 24th Annual NADOA Institute (1997), New Orleans, Louisiana;
Drafting Tips For Oil & Gas Leases and Conveyance - Author/Speaker - University of Texas 24th Annual Oil, Gas and Mineral Law Institute (1998), Houston, Texas;
State Royalty Payment Statute - State Check Stub Requirement Statutes - Author/Speaker - 2nd Annual National Oil & Gas Royalty Conference (1998), Houston, Texas;
A Model Form Title Opinion Format - Is it Possible? Is it Practical? - Author - Vol. 25, No. 2 - Oil, Gas and Mineral Law Section Report (December, 2000) - State Bar of Texas;
Shut-In Gas Royalty - How to Avoid a Train Wreck - Author/Speaker - St. Mary's University School of Law Mineral/Royalty Owners & Producers Institute (2002), Midland, Texas;
Constructive Notice (A Multi-state perspective)- Author/Speaker-20th Annual Advanced Oil, Gas & Energy Resources Law Institute (2002), Dallas, Texas;
Pooling - From A to Horizontal - Author/Speaker - St. Mary's University School of Law, Mine Fields & Minerals Institute (2003), Midland, Texas;
Accessing Local Records - Preparing the Chain of Title - Author/Speaker - Mineral Title Examination IV (2007) Rocky Mountain Mineral Law Foundation, Denver, Colorado;
Legal Descriptions and Wellbore Assignments - Co-Author/Speaker - 25th Annual Advanced Oil, Gas & Energy Resources Law Institute (2007), Houston, Texas.
Basics of Oil & Gas Conveyances - Speaker - 29th Annual Advanced Oil, Gas & Energy Resources Law Course (2011), Houston, Texas.
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CONTRIBUTING FRIENDS
Arkansas
Tom Daily
Daily & Woods
58 South 6th Street
Fort Smith, AR 72902-1446
Stephens Building
(479) 782-0361
tdaily@dailywoods.com
Colorado
Greg Danielson
Davis Graham & Stubbs, L.L.P.
1550 17th Street, Suite 500
Denver, CO 80202
(303) 892-9400
greg.danielson@dgslaw.com
Firm Website: www.dgslaw.com
Louisiana
Richard W. "Rick" Revels
Liskow & Lewis
P. O. Box 52008
Lafayette, LA 70505
(337) 232-7424
rwrevels@liskow.com
Firm Website: www.liskow.com
Mississippi
W. Eric West
McDavid, Noblin & West, PLLC
248 E. Capitol Street, Suite 840
Jackson, MS 39201
(601) 948-3305
ewest@mnwlaw.com
Firm Website: www.mnwlaw.com
California
James M. Day, Jr.
Day, Carter & Murphy, L.L.P.
3620 American River Drive, Suite 205
Sacramento, CA 95864
(916) 570-2500
jday@daycartermurphy.com
Firm Website:: www.daycartermurphy.com
Kansas
Chris Steincamp
Depew Gillen Rathbun & McInteer, L.C.
8301 E. 21st Street North, Suite 450
Wichita KS 67206-2936
(316) 262-4000
chris@depewgillen.com
Firm Website: www.depewgillen.com
Michigan
Susan Hlywa Topp
Topp Law PLC
213 East Main
Gaylord, Ml 49734
(989) 731-4014
susan@topplaw.com
Firm Website: www.topplaw.com
Montana
Brian R. Bjella
Crowley Fleck, PLLP
P. O. Box 2798
Bismarck, ND 58502
(701) 223-6585
brbjella@crowleyfleck.com
Firm Website: www.crowleyfleck.com
Montana
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Craig C. Smith
Crowley Fleck, PLLP
P. O. Box 2798
Bismarck, ND 58502
(701) 223-6585
csmith@crowleyfleck.com
Firm Website: www.crowleyfleck.com
New York
John H. Heyer
Attorney at Law
604 Exchange National Bank Bldg.
P. O. Box 588
Olean, NY 14760
(716) 372-0395
jhh@heyerlaw.com
Firm Website: www.heyerlaw.com
Ohio
Timothy M. McKeen
Steptoe & Johnson PLLC
1233 Main Street, Suite 3000
Wheeling, WV 26003
(304) 233-0000
timothy.mckeen@steptoe-johnson.com
Firm Website: www.steptoe-johnson.com
Pennsylvania
Russell L. Schetroma
Steptoe & Johnson, PLLC
201 Chestnut Street, Suite 200
Meadville, PA 16335
(814) 336-6400
russell.schetroma@steptoe-johnson.com
Firm Website: www.steptoe-johnson.com
New Mexico
Greg Nibert
Hinkle, Hensley, Shanor & Martin, L.L.P.
P. O. Box 10
Roswell, NM 88202-0010
(575) 622-6510
gnibert@hinklelawfirm.com
Firm Website: www.hinklelawfirm.com
North Dakota
Brian R. Bjella
Crowley Fleck, PLLP
P. O. Box 2798
Bismarck, ND 58502
(701) 223-6585
brbjella@crowleyfleck.com
Firm Website: www.crowleyfleck.com
Oklahoma
Timothy C. Dowd
Elias, Books, Brown, & Nelson
211 N. Robinson
Suite 1300
Oklahoma City, OK 73102-7114
(405) 232-3722
timdowd@eliasbooksbrown.com
Firm Website: www.eliasbooks.com
Texas
George A. Snell, III
Snell Law Firm
2201 Civic Circle, Suite 508
Amarillo, Texas 79109
(806) 359-8611
George@georgesnell.com
Firm Website: www.georgesnell.com
Utah
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Angela L. Franklin
Holme, Roberts & Owen, LLP
299 South Main Street, Suite 1800
Salt Lake City, UT 84111-2263
(801) 323-3267
angela.franklin@hro.com
Firm Website: www.hro.com
Wyoming
Craig Newman
Attorney at Law
P.O. Box 2310
123 W. 1st Street, Suite 675
Casper, WY 82602
(307) 237-9588
cmannew@aol.com
West Virginia
Richard L. Gottlieb
Lewis, Glasser, Casey, & Rollins, PLLC
300 Summers Street, Suite 700
Charleston, WV 25301
(304) 345-2000
rgottlieb@igcr.com
Firm Website: www.lgcr.com
Blog: wvnaturalgasblog.blogspot.com
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TABLE OF CONTENTS
PART I
INTRODUCTION
I. The Plan
A. The Common Law Background
B. The Statutory Purposes
C. The Statutory Definitions
II. The Pattern
A. Race
B. Notice
C. Race-Notice
III. The Procedure
A. Instruments not required to be Recorded
B. Constructive Notice
1. From proper recording
2. From improper recording?
3. From possession?
C. Actual Notice/Implied Notice-Duty to Inquire/Imputed Notice
D. How They Operate
E. Taking Notice to the Extreme in Texas (and your state too?)
1. The Duhig Rule - Ignoring Notice
2. Westland Oil - Pushing Duty to Inquire off the Page
IV. The Problems
Situation A - Deed from a Stranger to Record Title
Situation B - Does a Purchaser have Notice of Easements Created by Instruments Covering Adjacent Lands that Affect his Land?
Situation C - Does a Purchaser have Actual Notice of an Instrument in his Chain of Title that is Unrecordable but which he or his Agent Personally Examines?
Situation D - Does a Purchaser have Notice of a Deed by his Grantor Executed before his Grantor Acquires Record Title?
Situation E - Multiple Conveyances by a Record Owner while he is a Record Owner
Situation F - Conveyance by a Grantor after he has already conveyed the Land to a Third Party
V. The Protestation
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Part II
VI. The Practice
Arkansas
California
Colorado
Kansas
Louisiana
Michigan
Mississippi
Montana
New Mexico
New York
North Dakota
Ohio
Oklahoma
Pennsylvania
Texas
Utah
West Virginia
Wyoming
Exh. A. The Recording Statutes
Exh.B. The Smart Chart
Bibliography
Table of Articles/Secondary Materials
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INTRODUCTION
Part I of the article (Chapters I to V) contains the substantive discussion of the recording acts and how they function in eighteen states...
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