Brown
Penultimate Amazing
- Joined
- Aug 3, 2001
- Messages
- 12,984
Oh, jeez, Property. You aren't getting tested on springing reversionary/executory interests or the Rule Against Perpetuities, I hope.But the grant, if you read it closely, does not prevent more symbols being added (or even replacing the cross with a non-religious memorial). The language of the grant creates a fee simple subject to a condition subsequent (Justice Breyer quotes the relevant clause in his dissent). The condition is not that the cross remain up, but simply that the land continue to be used for a WWI memorial. Technically, the cross could be replaced or supplemented with other symbols without violating the condition. It seems to me that the relevant consideration is not whether the grantee will actually replace or supplement the cross, but merely whether the government requires the grantee not to replace or supplement the cross. There is no such requirement.
This is great timing, because I can study for my property exam while still feeling as if I am procrastinating.
Without getting too much into Property ins and outs, we might point out that the Government retained a reversionary interest in the land, and a reversionary interest is a property interest. Thus, to say that the transfer meant that the land was no longer "Government-owned land" might be partly true. The Government retained a property interest.
Much was made of the fact that the Government had done its paperwork to transfer the land. The issue was whether transfer solved the constitutional problems. There was no question that the Government wanted the cross (and ONLY the cross) to stay up and that the Government had adopted the cross as an official memorial.
There was disagreement as to the effect of the Government's reversionary right over the land and the cross. From the oral argument:
The rub, as Kagan explained later, was that if the VFW took down the cross and put up a different memorial it would lose national memorial status. Justice Stevens seemed to think there was more to it than that:GENERAL KAGAN: Yes, Justice Ginsburg. The Veterans of Foreign Wars here could in fact take down this memorial once it is transferred to them, if the Court allows that transfer.
JUSTICE GINSBURG: Could they then substitute whatever other memorial they chose?
GENERAL KAGAN: The --
JUSTICE GINSBURG: Or would there have to be some government approval?
GENERAL KAGAN: No, no, no. The reversionary clause which is at issue, which is a part of the transfer legislation, says that the VFW will have to put up a veterans memorial, but the content of that veterans memorial is entirely up to the VFW.
MR. ELIASBERG: But when the government maintains a substantial future property interest, they haven't sold the land. They've sold part of their interest in the land. So if you take away the reversionary interest and you remove the national memorial designation and then the VFW independently does choose to put up the cross, it's more than formalism. It is the --
JUSTICE STEVENS: But there is also the point that I don't think you stressed, that if the reversionary interest was activated -- say they abandoned or destroyed it, the property would come back to the government. And if I read the -- the designation of the national memorial statute correctly, the Department of Interior would have to rebuild the old cross and put it up. There's an affirmative duty to replace the cross if there is a reversion.
MR. ELIASBERG: I believe that that is correct, Justice Stevens, and that's an important point that is intertwined with the fact that the reversionary interest also continues the government's ownership in the land, when their whole position is, if we privatize it, as Justice Scalia pointed out, if it's just a private owner, then we don't associate this cross with the government. We associate it with the private owner.
But the government hasn't done that. It has maintained an important ownership interest in the land through that reversionary interest.