FIRSTREGULARSESSION
HOUSEBILLNO.144
103RDGENERALASSEMBLY
INTRODUCEDBYREPRESENTATIVEFALKNER.
0317H.01I DANARADEMANMILLER,ChiefClerk
ANACT
Toamendchapter442,RSMo,byaddingtheretoonenewsectionrelatingtotheuniform
easementrelocationact.
BeitenactedbytheGeneralAssemblyofthestateofMissouri,asfollows:
SectionA.Chapter442,RSMo,isamendedbyaddingtheretoonenewsection,tobe
2knownassection442.671,toreadasfollows:
442.671.1.Thissectionshallbeknownandmaybecitedasthe"Uniform
2EasementRelocationAct".
3 2.Asusedinthissection,thefollowingtermsmean:
4 (1)"Appurtenanteasement",aneasementtiedtoordependentonownershipor
5occupancyofaunitoraparcelofrealproperty;
6 (2)"Conservationeasement",anonpossessorypropertyinterestcreatedforone
7ormoreofthefollowingconservationpurposes:
8 (a)Retainingorprotectingthenatural,scenic,wildlife,wildlife-habitat,
9biological,ecological,oropen-spacevaluesofrealproperty;
10 (b)Ensuringtheavailabilityofrealpropertyforagricultural,forest,outdoor-
11recreational,oropen-spaceuses;
12 (c)Protectingnaturalresources,includingwetlands,grasslands,andriparian
13areas;
14 (d)Maintainingorenhancingairorwaterquality;
15 (e)Preservingthehistorical,architectural,archeological,paleontological,or
16culturalaspectsofrealproperty;or
17 (f)Anyotherpurposeservedbyaconservationeasementunderstatelaw;
EXPLANATION—Matterenclosedinbold-facedbrackets[thus] intheabovebillisnotenactedandis
intendedtobeomittedfromthelaw.Matterinbold-facetypeintheabovebillisproposedlanguage. 18 (3)"Dominantestate",anestateorinterestinrealpropertybenefittedbyan
19appurtenanteasement;
20 (4)"Easement",anonpossessorypropertyinterestthat:
21 (a)Providesarighttoenter,use,orenjoyrealpropertyownedbyorinthe
22possessionofanother;and
23 (b)Imposesontheownerorpossessoradutynottointerferewiththeentry,use,
24orenjoymentpermittedbytheinstrumentcreatingtheeasementor,inthecaseofan
25easementnotestablishedbyexpressgrantorreservation,theentry,use,orenjoyment
26authorizedbylaw;
27 (5)"Easementholder":
28 (a)Inthecaseofanappurtenanteasement,thedominantestateowner;or
29 (b)Inthecaseofaneasementingross,publicutilityeasement,conservation
30easement,ornegativeeasement,thegranteeoftheeasementorasuccessor;
31 (6)"Easementingross",aneasementnottiedtoordependentonownershipor
32occupancyofaunitoraparcelofrealproperty;
33 (7)"Lesseeofrecord",apersonholdingalessee'sinterestunderarecorded
34leaseormemorandumoflease;
35 (8)"Negativeeasement",anonpossessorypropertyinterestwithaprimary
36purposeofimposingonaservientestateowneradutynottoengageinaspecifieduseof
37theestate;
38 (9)"Person",anindividual,estate,businessornonprofitentity,public
39corporation,governmentorgovernmentalsubdivision,agency,orinstrumentality,or
40otherlegalentity;
41 (10)"Publicutilityeasement",anonpossessorypropertyinterestinwhichthe
42easementholderisapubliclyregulatedorpubliclyownedutilityunderfederallawor
43lawofthisstateoramunicipality.Thetermincludesaneasementbenefittingan
44intrastateutility,aninterstateutility,orautilitycooperative.Thetermincludes,butis
45notlimitedto,propertyinterestsgrantedgenerallytothepublicforpublicutilityusevia
46platorotherinstrument;
47 (11)"Realproperty",anestateorinterestin,over,orunderland,including
48structures,fixtures,andotherthingsthatbycustom,usage,orlawpasswitha
49conveyanceoflandwhetherornotdescribedormentionedinthecontractofsaleor
50instrumentofconveyance.Thetermincludestheinterestofalessorandlesseeand,
51unlesstheinterestispersonalpropertyunderlawofthisstateotherthanthissection,an
52interestinacommon-interestcommunity;
HB144 2 53 (12)"Record",usedasanoun,informationthatisinscribedonatangible
54mediumorthatisstoredinanelectronicorothermediumandisretrievablein
55perceivableform;
56 (13)"Securityinstrument",amortgage,deedoftrust,securitydeed,contract
57fordeed,lease,orotherrecordthatcreatesorprovidesforaninterestinrealproperty
58tosecurepaymentorperformanceofanobligation,whetherbyacquisitionorretention
59ofalien,alessor'sinterestunderalease,ortitletotherealproperty.Thetermincludes:
60 (a)Asecurityinstrumentthatalsocreatesorprovidesforasecurityinterestin
61personalproperty;
62 (b)Amodificationoramendmentofasecurityinstrument;and
63 (c)Arecordcreatingalienonrealpropertytosecureanobligationundera
64covenantrunningwiththerealpropertyorowedbyaunitownertoacommon-interest
65communityassociation;
66 (14)"Security-interestholderofrecord",apersonholdinganinterestinreal
67propertycreatedbyarecordedsecurityinstrument;
68 (15)"Servientestate",anestateorinterestinrealpropertythatisburdenedby
69aneasement;
70 (16)"Titleevidence",atitleinsurancepolicy,preliminarytitlereportorbinder,
71titleinsurancecommitment,abstractoftitle,attorney'sopinionoftitlebasedon
72examinationofpublicrecordsoranabstractoftitle,oranyothermeansofreportingthe
73stateoftitletorealpropertywhichiscustomaryinthelocality;
74 (17)"Unit",aphysicalportionofacommon-interestcommunitydesignatedfor
75separateownershiporoccupancywithboundariesdescribedinadeclaration
76establishingthecommon-interestcommunity;
77 (18)"Utilitycooperative",anonprofitentitywhosepurposeistodeliverautility
78service,suchaselectricity,oil,naturalgas,water,sanitarysewer,stormwater,or
79telecommunications,toitscustomersormembersandincludesanelectriccooperative,
80ruralelectriccooperative,ruralwaterdistrict,andruralwaterassociation.
81 3.(1)Exceptasotherwiseprovidedinsubdivision(2)ofthissubsection,this
82sectionappliestoaneasementestablishedbyexpressgrantorreservationorby
83prescription,implication,necessity,estoppel,orothermethod.
84 (2)Thissectionshallnotbeusedtorelocate:
85 (a)Apublicutilityeasement,conservationeasement,ornegativeeasement;or
86 (b)Aneasementiftheproposedlocationwouldencroachonanareaofanestate
87burdenedbyaconservationeasementorwouldinterferewiththeuseorenjoymentofa
88publicutilityeasementoraneasementappurtenanttoaconservationeasement.
89 (3)Thissectiondoesnotapplytorelocationofaneasementbyconsent.
HB144 3 90 4.Aservientestateownermayrelocateaneasementunderthissectiononlyif
91therelocationdoesnotmaterially:
92 (1)Lessentheutilityoftheeasement;
93 (2)Aftertherelocation,increasetheburdenontheeasementholderinits
94reasonableuseandenjoymentoftheeasement;
95 (3)Impairanaffirmative,easement-relatedpurposeforwhichtheeasementwas
96created;
97 (4)Duringoraftertherelocation,impairthesafetyoftheeasementholderor
98anotherentitledtouseandenjoytheeasement;
99 (5)Duringtherelocation,disrupttheuseandenjoymentoftheeasementbythe
100easementholderoranotherentitledtouseandenjoytheeasement,unlesstheservient
101estateownersubstantiallymitigatesthedurationandnatureofthedisruption;
102 (6)Impairthephysicalcondition,use,orvalueofthedominantestateor
103improvementsonthedominantestate;or
104 (7)Impairthevalueofthecollateralofasecurity-interestholderofrecordinthe
105servientestateordominantestate,impairareal-propertyinterestofalesseeofrecordin
106thedominantestate,orimpairarecordedreal-propertyinterestofanyotherpersonin
107theservientestateordominantestate.
108 5.(1)Toobtainanordertorelocateaneasementunderthissection,aservient
109estateownershallcommenceacivilaction.
110 (2)Aservientestateownerthatcommencesacivilactionundersubdivision(1)
111ofthissubsection:
112 (a)Shallserveasummonsandacomplaintorpetition,orboth,on:
113 a.Theeasementholderwhoseeasementisthesubjectoftherelocation;
114 b.Asecurity-interestholderofrecordofaninterestintheservientestateor
115dominantestate;
116 c.Alesseeofrecordofaninterestinthedominantestate;and
117 d.Exceptasotherwiseprovidedinparagraph(b)ofthissubdivision,anyother
118ownerofarecordedreal-propertyinterestiftherelocationwouldencroachonanarea
119oftheservientestateordominantestateburdenedbytheinterest;and
120 (b)Isnotrequiredtoserveasummonsandacomplaintorpetition,orboth,on
121theownerofarecordedreal-propertyinterestinoil,gas,ormineralsunlesstheinterest
122includesaneasementtofacilitateoil,gas,ormineraldevelopment.
123 (3)Acomplaintorpetitionfiledunderthissectionshallstate:
124 (a)Theintentoftheservientestateownertoseektherelocation;
125 (b)Thenature,extent,andanticipateddatesofcommencementandcompletion
126oftheproposedrelocation;
HB144 4 127 (c)Thecurrentandproposedlocationsoftheeasement;
128 (d)Thereasontheeasementiseligibleforrelocationundersubsection3ofthis
129section;
130 (e)Thereasontheproposedrelocationsatisfiestheconditionsforrelocation
131undersubsection4ofthissection;and
132 (f)Thattheservientestateownerhasmadeareasonableattempttonotifythe
133holdersofanypublicutilityeasement,conservationeasement,ornegativeeasementon
134theservientestateordominantestateoftheproposedrelocation.
135 (4)Atanytimebeforethecourtrendersafinalorderinanactionunder
136subdivision(1)ofthissubsection,apersonservedundersubparagraphb.,c.,ord.of
137paragraph(a)ofsubdivision(2)ofthissubsectionmayfileadocument,inrecordable
138form,thatwaivessuchperson'srightstocontestorobtainreliefinconnectionwiththe
139relocationorsubordinatessuchperson'sintereststotherelocation.Onfilingofthe
140document,thecourtmayorderthatthepersonisnotrequiredtoanswerorparticipate
141furtherintheaction.
142 6.(1)Thecourtshallnotapproverelocationofaneasementunderthissection
143unlesstheservientestateowner:
144 (a)Establishesthattheeasementiseligibleforrelocationundersubsection3of
145thissection;and
146 (b)Satisfiestheconditionsforrelocationundersubsection4ofthissection.
147 (2)Anorderunderthissectionapprovingrelocationofaneasementshall:
148 (a)Statethattheorderisissuedinaccordancewiththissection;
149 (b)Recitetherecordingdataoftheinstrumentcreatingtheeasement,ifany,any
150amendments,andanypreservationnoticerequiredunderstatelaw;
151 (c)Identifytheimmediatelyprecedinglocationoftheeasement;
152 (d)Describeinalegallysufficientmannerthenewlocationoftheeasement;
153 (e)Describemitigationrequiredoftheservientestateownerduringrelocation;
154 (f)Referindetailtotheplansandspecificationsofimprovementsnecessaryfor
155theeasementholdertoenter,use,andenjoytheeasementinthenewlocation;
156 (g)Specifyconditionstobesatisfiedbytheservientestateownertorelocatethe
157easementandconstructimprovementsnecessaryfortheeasementholdertoenter,use,
158andenjoytheeasementinthenewlocation;
159 (h)Includeaprovisionforpaymentbytheservientestateownerofexpenses
160undersubsection7ofthissection;
161 (i)Includeaprovisionforcompliancebythepartieswiththeobligationofgood
162faithundersubsection8ofthissection;and
HB144 5 163 (j)Instructtheservientestateownertorecordanaffidavit,ifrequiredunder
164subdivision(1)ofsubsection9ofthissection,whentheservientestateowner
165substantiallycompletesrelocation.
166 (3)Anorderundersubdivision(2)ofthissubsectionmayincludeanyother
167provisionconsistentwiththissectionforthefairandequitablerelocationofthe
168easement.
169 (4)Beforeaservientestateownerproceedswithrelocationofaneasementunder
170thissection,theownershallrecord,inthelandrecordsofeachjurisdictionwherethe
171servientestateislocated,acertifiedcopyoftheorderundersubdivision(2)ofthis
172subsection.
173 7.Aservientestateownerisresponsibleforreasonableexpensesofrelocationof
174aneasementunderthissection,includingtheexpenseof:
175 (1)Constructingimprovementsontheservientestateordominantestatein
176accordancewithanorderundersubsection6ofthissection;
177 (2)Duringtherelocation,mitigatingdisruptionintheuseandenjoymentofthe
178easementbytheeasementholderoranotherpersonentitledtouseandenjoythe
179easement;
180 (3)Obtainingagovernmentalapprovalorpermittorelocatetheeasementand
181constructnecessaryimprovements;
182 (4)Preparingandrecordingthecertifiedcopyrequiredbysubdivision(4)of
183subsection6ofthissectionandanyotherdocumentrequiredtoberecorded;
184 (5)Anytitleworkrequiredtocompletetherelocationorrequiredbyapartyto
185thecivilactionasaresultoftherelocation;
186 (6)Applicablepremiumsfortitleinsurancerelatedtotherelocation;
187 (7)Anyexpertnecessarytoreviewplansandspecificationsforanimprovement
188tobeconstructedintherelocatedeasementoronthedominantestateandtoconfirm
189compliancewiththeplansandspecificationsreferredtointheorderunderparagraph
190(f)ofsubdivision(2)ofsubsection6ofthissection;
191 (8)Paymentofanymaintenancecostassociatedwiththerelocatedeasementthat
192isgreaterthanthemaintenancecostassociatedwiththeeasementbeforerelocation;and
193 (9)Obtaininganythird-partyconsentrequiredtorelocatetheeasement.
194 8.Afterthecourt,undersubsection6ofthissection,approvesrelocationofan
195easementandtheservientestateownercommencestherelocation,theservientestate
196owner,theeasementholder,andotherpartiesinthecivilactionshallactingoodfaithto
197facilitatetherelocationincompliancewiththissection.
198 9.(1)Ifanorderundersubsection6ofthissectionrequirestheconstructionof
199animprovementasaconditionforrelocationofaneasement,relocationissubstantially
HB144 6 200complete,andtheeasementholderisabletoenter,use,andenjoytheeasementinthe
201newlocation,theservientestateownershall:
202 (a)Record,inthelandrecordsofeachjurisdictionwheretheservientestateis
203located,anaffidavitcertifyingthattheeasementhasbeenrelocated;and
204 (b)Send,bycertifiedmail,acopyoftherecordedaffidavittotheeasement
205holderandpartiestothecivilaction.
206 (2)Untilanaffidavitundersubdivision(1)ofthissubsectionisrecordedand
207sent,theeasementholdermayenter,use,andenjoytheeasementinthecurrentlocation,
208subjecttothecourt’sorderundersubsection6ofthissectionapprovingrelocation.
209 (3)Ifanorderundersubsection6ofthissectiondoesnotrequirean
210improvementtobeconstructedasaconditionoftherelocation,recordingtheorder
211undersubdivision(4)ofsubsection6ofthissectionconstitutesrelocation.
212 10.(1)Relocationofaneasementunderthissection:
213 (a)Isnotanewtransferoranewgrantofaninterestintheservientestateorthe
214dominantestate;
215 (b)Isnotabreachordefaultof,anddoesnottrigger,adue-on-saleclauseor
216othertransfer-restrictionclauseunderasecurityinstrument,exceptasotherwise
217determinedbyacourtunderlawotherthanthissection;
218 (c)Isnotabreachordefaultofalease,exceptasotherwisedeterminedbya
219courtunderlawotherthanthissection;
220 (d)Isnotabreachordefaultbytheservientestateownerofarecorded
221documentaffectedbytherelocation,exceptasotherwisedeterminedbyacourtunder
222lawotherthanthissection;
223 (e)Doesnotaffectthepriorityoftheeasementwithrespecttootherrecorded
224real-propertyinterestsburdeningtheareaoftheservientestatewheretheeasementwas
225locatedbeforetherelocation;and
226 (f)Isnotafraudulentconveyanceorvoidabletransactionunderlaw.
227 (2)Thissectiondoesnotaffectanyothermethodofrelocatinganeasement
228permittedunderlawofthisstateotherthanthissection.
229 11.Therightofaservientestateownertorelocateaneasementunderthis
230sectionshallnotbewaived,excluded,orrestrictedbyagreementevenif:
231 (1)Theinstrumentcreatingtheeasementprohibitsrelocationorcontainsa
232waiver,exclusion,orrestrictionofthissection;
233 (2)Theinstrumentcreatingtheeasementrequiresconsentoftheeasement
234holdertoamendthetermsoftheeasement;or
235 (3)Thelocationoftheeasementisfixedbytheinstrumentcreatingtheeasement,
236anotheragreement,previousconduct,acquiescence,estoppel,orimplication.
HB144 7 237 12.Inapplyingandconstruingthissection,considerationshallbegiventothe
238needtopromoteuniformityofthelawwithrespecttoitssubjectmatteramongthe
239statesthatenactit.
240 13.Thissectionmodifies,limits,orsupersedesthefederalElectronicSignatures
241inGlobalandNationalCommerceAct,15U.S.C.Section7001etseq.,asamended,but
242doesnotmodify,limit,orsupersedeSection101(c)ofsuchfederalact,15U.S.C.Section
2437001(c),asamended,orauthorizeelectronicdeliveryofanyofthenoticesdescribedin
244Section103(b)ofsuchfederalact,15U.S.C.Section7003(b),asamended.
245 14.Thissectionappliestoaneasementcreatedbefore,on,oraftertheeffective
246dateofthissection.
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HB144 8