be for a day or any other fixed period. The tenant, called the "lessee," has possession of the land within the limits created by the lease and may enjoy its occupation and take the profits of the soil. He or she may usually take and use necessary wood for fuel and repairs in the case of farm land, unless restricted by the terms of the lease; gather and remove the crops whenever the estate terminates without his or her concurrence before its termination and between planting and harvest; may erect buildings and additions for the better use of the land and remove the same before the termination of the lease, provided they were erected with the intention on the part of the tenant to be removed by him or her, and such reinoval may be made without any injury to the freehold, and provided further that nothing is contained in the lease prohibiting such removal. Unless prohibited by the terms of the lease the lessee may assign and convey the whole estate to others or may sub-let a part thereof.

Estates at Will are such as continue during the will of either party. They may be created by express grant or by implication of law. Such estates are not very common.

Estates from year to year are such so created that the law implies an agreement between the parties that the estate shall cease one year from the date of its beginning. If the tenant holds over, that is remains in possession without notice to quit or vacate, into the second year, the law implies an agreement that the tenancy shall continue, upon the same terms as in the preceding year, during such second year, and in the same manner in successive

years that the property is so occupied by the tenant. This estate once created, continues until determined by notice to quit, or through some prescribed legal course, or by the tenant vacating at the end of the year or term.

An Estate at sufference is one that exists, by implication of law, in one who continues wrongfully in possession of land after the estate, by virtue of which he or she obtained rightful possession, has determined. These estates rest on no privity of contract or estate between the owner and tenant, and the later is entitled to no notice to vacate, but may be expelled by the owner at any time through prescribed legal process, and if such tenant is expelled between planting and harvest he or she has no right to the crops which may be then growing.

In continuing the subject of estates the next topic or division is that of the tenants or owners of the estates, and their number and connexion. We find the law recognizes three kinds of estates: In Severalty; In Joint Tenancy, and In Common.

The first is the usual form of an estate, the owner thereof having the whole estate and the entire control and right to enjoy it as long as he or she pleases, so long as nothing is done to impair the value of the other estates, if any, that may be in the same property.

The second is an estate granted to two or more persons jointly. Such tenants have their estate by the same act of the same grantor, enter upon its enjoyment at the same time, and possess it together as though they were but a single person. By this estate the death of one tenant works no

change in the estate, the surviving tenant or owner holding the property to the exclusion of the heirs or representatives of the deceased co-tenant, the estate only ceasing to exist when the last survivor only remains, when it becomes an estate in severalty. This estate most commonly exists where husband and wife take and own title to real estate together, taking title thereto in their joint names by one and the same instrument of conveyance. A joint tenancy of husband and wife is more strictly called a "Tenancy by the entirety," a conveyance to a husband and wife jointly creating such an estate, unless the instrument of conveyance contains a provision to the contrary.

In a joint tenancy or a tenancy by the entirety the possession by one tenant is the possession by all. Such an estate is not subject to dower or curtesy, nor can one of the joint tenants devise his or her share or interest therein to any person other than a co-tenant, but may alienate his or her share of the estate to a co-tenant. He or she may also alienate his or her share to a stranger, in which case the stranger becomes a tenant in common with the other joint tenants, but a husband and wife owning as tenants by the entirety cannot alienate to a stranger. If the interest of a tenant be alienated to one of several co-tenants, such co-tenant becomes a tenant in common as to the share aliened and remains joint tenant as to the rest, and if alienated to a sole co-tenant, he or she becomes a tenant in severalty.

Estates in joint tenancy may therefore be destroyed in three ways: By alienation to a stranger; by voluntary partition, and by vesting in a sole

survivor. A tenancy by the entirety can be destroyed in but two ways: By conveyance to the co-tenant, and by death of one of the tenants.

An Estate in Common is one vested in one person, but the possession of which is united with that of other estates held by other persons in the same property. Such an estate may be created either by grant, devise, descent, or by destruction of the unities of a joint tenancy. Any estate granted to two or more persons, except they be husband and wife, will be considered an estate in common in each, unless expressly declared to be joint in all. The same rule applies to a devise of or to an estate created by descent. Each tenant has his or her own separate estate which he or she can manage as he or she pleases, provided the estate of the co-tenants be not impaired in so doing, and. which descends to his or her heirs, or which he or she can by will devise or may convey by deed. Each separate estate is subject to dower or curtesy in States where same still exist.

An estate in common may be destroyed by a union of all the estates in common in one person, or by a partition of the property between the different tenants. While the estate continues the possession of one tenant is regarded as the possession of all, yet one tenant may not erect buildings or make improvements on the land and charge his or her co-tenants with any part of the expense thereof. If he or she does make improvements without the consent of the co-tenants, he or she must bear the cost alone, while the benefits arising from the improvements will go alike to the other co-tenants. Necessary repairs to existing buildings and fences

may be made by one co-tenant and he or she may claim contribution from the other co-tenants on payment for the same.

A co-tenant may alienate his or her estate or may devise it by will, and failing to do either, upon the death of such co-tenant, his or her estate descends to the heirs of the tenant. An estate in common is subject to dower of the widow, and to the curtesy of the husband of a deceased wife where the husband would otherwise have curtesy in the real property of the wife.

Title to Estates.-Title has been defined to be "such claim to the exclusive control and enjoyment of a thing as the law will enforce." For the purpose of this subject, it will be considered the means by which the owner of an estate acquires his or her right of property; the right of possession; and the actual possession.

Titles are of two kinds, viz: By descent and by. purchase. The first being that title by which an heir at law acquires an estate upon the death of an ancestor, and the latter that title acquired by any other manner, whether by operation of law or by the act of the parties.

Title by descent being governed by the laws of the several States is liable to change from time to time. The descent of estates is governed generally by rules growing out of the doctrine of consanguinity, that being the connection or relation of persons who are descended from the same stock or common ancestor. It is of two kinds: lineal and collateral. Lineal consanguinity is the relation between persons, one of whom is descended in a direct line from the other, e. g., the child or grandchild being