Title 10

NRS 111.040 Validity of conveyances made before December 2, 1861. All conveyances of real property made, acknowledged or proved prior to December 2, 1861, according to the laws in force at the time of the making, acknowledgment or proof, shall have the same force as evidence, and…

NRS 111.045 Legality of conveyances executed before December 2, 1861, depends on laws and customs of mining and agricultural districts. The legality of the execution, acknowledgment, proof, form or record of any conveyance, or other instrument made, executed, acknowledged, proved…

NRS 111.050 Chapter not to be construed to conflict with lawful mining rules, regulations and customs. This chapter shall not be so construed as to interfere or conflict with the lawful mining rules, regulations or customs in regard to the locating, holding or forfeiture of claim…

NRS 111.055 Nonresident aliens, persons and corporations may hold real property. 1. Any nonresident alien, person or corporation may take, hold and enjoy any real property or any interest in lands, tenements or hereditaments within the State of Nevada as fully, freely, and upon t…

NRS 111.060 Tenancy in common: Definition. Every interest in real property granted or devised to two or more persons, other than executors and trustees, as such, shall be a tenancy in common, unless expressly declared in the grant or devise to be a joint tenancy. [41:9:1861; B § …

NRS 111.063 Tenancy in common: Creation. Tenancy in common in real or personal property may be created by a single conveyance from a married couple holding title as joint tenants to themselves, or to themselves and others, or to one of them and others, when such conveyance expres…

NRS 111.064 Tenancy in common or estate in community property: Creation; right of survivorship. 1. Estates as tenants in common or estates in community property may be created by conveyance from a married couple to themselves or to themselves and others or from a sole owner to hi…

NRS 111.065 Joint tenancy in real and personal property: Creation. 1. Joint tenancy in real property may be created by a single will or transfer when expressly declared in the will or transfer to be a joint tenancy, or by transfer from a sole owner to himself or herself and other…

NRS 111.070 Fee simple: Words of inheritance not necessary. 1. The term “heirs,” or other words of inheritance, shall not be necessary to create or convey an estate in fee simple. 2. Every conveyance of any real property hereafter executed shall pass all the estate of the grantor…

NRS 111.075 “Heir” or “issue” in remainders. Where a remainder in lands or tenements, goods or chattels shall be limited by deed or otherwise, to take effect on the death of any person without heirs, or heirs of his or her body, or without issue, the word “heir,” or “issue,” shal…

NRS 111.080 Contingent future interest: Defeat on birth of posthumous child. A future estate, depending on the contingency of the death of any person without heirs or issue, or children, shall be defeated by the birth of a posthumous child of such person capable of taking by desc…

NRS 111.085 Estates tail: Enjoyment by posthumous child. Where an estate shall be any conveyance limited, in remainder, to the son or daughter or issue, or to use of the son or daughter or issue of any person to be begotten, such son or daughter or issue, born after the decease o…

NRS 111.090 Grants of rents, reversions and remainders effective without attornments of tenants. Grants of rents, or of reversions, or remainders, shall be good and effectual without attornments of the tenants; but no tenant who, before notice of the grant, shall have paid rent t…

NRS 111.095 When attornment of tenant void. The attornment of a tenant to a stranger shall be void unless it be with the consent of the landlord of such tenant, or in pursuance to, or in consequence of, a judgment or decree of some court of competent jurisdiction. [47:9:1861; B §…

NRS 111.100 Lineal and collateral warranties abolished. Lineal and collateral warranties, with all their incidents, are abolished; but the heirs and devisees of every person who shall have made any covenant or agreement in reference to the title of, in or to any real property, sh…

NRS 111.101 Abolishment of Rule in Shelley’s Case. If land is granted or devised to a person and after the person’s death to his or her heirs or the heirs of his or her body, regardless of how the grant or devise is expressed, an estate for life vests in that person and his or he…

NRS 111.102 Abolishment of doctrine of destructibility of contingent remainders. A contingent remainder is not destroyed by the termination of the preceding estate before the satisfaction of the condition upon which the remainder is contingent. If the condition is subsequently sa…

NRS 111.103 Short title; uniformity of application and construction. NRS 111.103 to 111.1039, inclusive: 1. May be cited as the Uniform Statutory Rule Against Perpetuities; and 2. Must be applied and construed to effectuate their general purpose to make uniform the law with respe…

NRS 111.1031 Statutory rule against perpetuities. 1. A nonvested property interest is invalid unless: (a) When the interest is created, it is certain to vest or terminate no later than 21 years after the death of a natural person then alive; or (b) The interest either vests or te…

NRS 111.1033 When nonvested property interest or power of appointment created. 1. Except as provided in subsections 2 and 3 and in subsection 1 of NRS 111.1039, the time of creation of a nonvested property interest or a power of appointment is determined under general principles …

NRS 111.1035 Reformation. Upon the petition of an interested person, a court shall reform a disposition in the manner that most closely approximates the transferor’s manifested plan of distribution and is within the 365 years allowed by paragraph (b) of subsection 1, paragraph (b…

NRS 111.1037 Exclusions from statutory rule against perpetuities. NRS 111.1031 does not apply to: 1. A nonvested property interest or a power of appointment arising out of a nondonative transfer, except a nonvested property interest or a power of appointment arising out of: (a) A…

NRS 111.1039 Prospective application. 1. Except as extended by subsection 2, NRS 111.103 to 111.1037, inclusive, apply to a nonvested property interest or a power of appointment that is created on or after July 1, 1987. For purposes of this section only, a nonvested property inte…

NRS 111.105 Conveyances by deed. Conveyances of lands, or of any estate or interest therein, may be made by deed, signed by the person from whom the estate or interest is intended to pass, being of lawful age, or by the person’s lawful agent or attorney, and acknowledged or prove…

NRS 111.115 Proof of execution of conveyance. The proof of the execution of any conveyance, whereby any real property is conveyed, or may be affected, shall be: 1. By the testimony of a subscribing witness; or 2. When all the subscribing witnesses are dead, or cannot be had, by e…

NRS 111.120 Conditions necessary before proof by subscribing witness can be taken. No proof by a subscribing witness shall be taken unless the witness shall be personally known to the person taking the proof to be the person whose name is subscribed to the conveyance as witness t…

NRS 111.125 Proof required from subscribing witnesses. No certificate of proof shall be granted unless subscribing witnesses shall prove: 1. That the person whose name is subscribed thereto as a party is the person described in, and who executed the same. 2. That such person exec…

NRS 111.130 Contents of certificate of proof. The certificate of proof shall set forth the following matters: 1. The fact that the subscribing witness was personally known to the person granting the certificate to be the person whose name is subscribed to such conveyance as a wit…

NRS 111.135 When proof by evidence of handwriting may be taken. No proof by evidence of the handwriting of the party, and of a subscribing witness, shall be taken, unless the person taking the same shall be satisfied that all the subscribing witnesses to the conveyance are dead, …

NRS 111.140 Statements of witnesses under oath before certificate granted. No certificate of any such proof shall be granted unless: 1. A competent and credible witness shall state, on oath or affirmation, that the witness personally knew the person whose name is subscribed there…

NRS 111.145 Witnesses to conveyance may be subpoenaed. Upon the application of any grantee in any conveyance required by this chapter to be recorded, or by any person claiming under such grantee, verified under the oath of the applicant, that any witness to such conveyance, resid…

NRS 111.150 Penalty for failure of witness to appear when subpoenaed. 1. Every person who, being served with a subpoena, shall, without reasonable cause, refuse or neglect to appear, or appearing shall refuse to answer upon oath touching the matters stated in NRS 111.145: (a) Sha…

NRS 111.155 Conveyance acknowledged or proved may be read in evidence. Every conveyance, or other instrument, conveying or affecting real property, which shall be acknowledged, or proved and certified, as prescribed in this chapter, may, together with the certificate of acknowled…

NRS 111.160 After-acquired title passes to grantee. If any person shall convey any real property, by conveyance purporting to convey the same in fee simple absolute, and shall not at the time of such conveyance have the legal estate in such real property but shall afterward acqui…

NRS 111.165 Adverse possession does not prevent sale and conveyance. Any person claiming title to any real property may, notwithstanding there may be an adverse possession thereof, sell and convey his or her interest therein in the same manner and with the same effect as if the p…

NRS 111.167 Presumption of conveyance with land: Water rights, permits, certificates and applications appurtenant to land. Unless the deed conveying land specifically provides otherwise, all: 1. Applications and permits to appropriate any of the public waters; 2. Certificates of …

NRS 111.170 Construction of words “grant, bargain and sell” in conveyances; suit upon covenants. 1. The words “grant, bargain and sell” in all conveyances made after December 2, 1861, in and by which any estate of inheritance or fee simple is to be passed, shall, unless restraine…

NRS 111.175 Conveyances made to defraud prior or subsequent purchasers are void. Every conveyance of any estate, or interest in lands, or the rents and profits of lands, and every charge upon lands, or upon the rents and profits thereof, made and created with the intent to defrau…

NRS 111.180 Bona fide purchaser: Conveyance not deemed fraudulent in favor of bona fide purchaser unless subsequent purchaser had actual knowledge, constructive notice or reasonable cause to know of fraud. 1. Any purchaser who purchases an estate or interest in any real property …

NRS 111.185 Power of revocation at will. Every conveyance or charge of or upon any estate or interest in lands, containing any provision for the revocation, determination or alteration of such estate or interest, or any part thereof, at the will of the grantor, shall be void, as …

NRS 111.190 Revocation and reconveyance. Where a power to revoke a conveyance of lands, or the rents and profits thereof, and to reconvey the same, shall be given to any person other than the grantor in such conveyance, and such person shall thereafter convey the same lands, rent…

NRS 111.195 Effect of conveyance made before power of revocation can be exercised. If a conveyance to a purchaser, under either NRS 111.185 or 111.190, shall be made before the person making the same shall be entitled to execute his or her power of revocation, it shall, neverthel…

NRS 111.200 Limitations on terms of leases. 1. No agricultural or grazing lands within the state shall hereafter be conveyed for agricultural or grazing purposes by lease or otherwise, except in fee and perpetual succession, for a longer period than 25 years. 2. No other lands or…

NRS 111.205 No estate created in land unless by operation of law or written conveyance; leases for terms not exceeding 1 year. 1. No estate or interest in lands, other than for leases for a term not exceeding 1 year, nor any trust or power over or concerning lands, or in any mann…

NRS 111.210 Contracts for sale or lease of land for periods in excess of 1 year void unless in writing. 1. Every contract for the leasing for a longer period than 1 year, or for the sale of any lands, or any interest in lands, shall be void unless the contract, or some note or me…

NRS 111.220 Agreements not in writing: When void. In the following cases every agreement is void, unless the agreement, or some note or memorandum thereof expressing the consideration, is in writing, and subscribed by the person charged therewith: 1. Every agreement that, by the …