33-105. No leases, estates or interests of, in or out of lands, exceeding one year in duration, shall at any time hereafter be assigned or granted, unless it be by deed or note, in writing, signed by the party so assigning or granting the same, or their agents thereunto lawfully authorized by writing, or by act and operation of law.
History: G.S. 1868, ch. 43, ยง 5; October 31; R.S. 1923, 33-105.
Law Review and Bar Journal References:
Oil and gas leases within, George B. Collins, 8 J.B.A.K. 25, 26 (1939).
1953-55 survey of Kansas law, Richard W. Stavely, 4 K.L.R. 174, 180 (1955); Earl B. Shurtz, 4 K.L.R. 185, 188, 191 (1955).
Survey of real property and future interests, James K. Logan, 12 K.L.R. 322 (1963).
"Survey on Kansas Easements Law," R. Scott Shackelford, 62 J.K.B.A. No. 2, 24, 26 (1993).
CASE ANNOTATIONS
1. Mortgage cannot be varied by parol as to indebtedness. Bell v. Coffin, 2 Kan. App. 337, 43 P. 861.
2. Performance of parol contract for easement renders it enforceable. Moore v. Railway Co., 7 Kan. App. 242, 53 P. 775. Reversed: Railway Co. v. Moore, 60 Kan. 107, 55 P. 344.
3. No action maintainable on any part of contract within statute. Mackey v. Thisler, 7 Kan. App. 276, 53 P. 767.
4. Receipt for rent is insufficient instrument under statute. Samuels v. Greenspan, 9 Kan. App. 140, 58 P. 482.
5. Three-year oral oil lease on lands is void. Rardin v. Baldwin, 9 Kan. App. 516, 60 P. 1097.
6. Every parol agreement for creation of estates is void. Moore v. Wade, 8 Kan. 380, 387.
7. Statute does not affect estate created by operation of law. Moore v. Wade, 8 Kan. 380, 387.
8. Section does not invalidate resulting trust. Franklin v. Colley, 10 Kan. 260, 263; Rose v. Hayden, 35 Kan. 106, 111, 10 P. 554; Garten v. Trobridge, 80 Kan. 720, 104 P. 1067.
9. Authority of agent must be in writing. Ayers v. Probasco, 14 Kan. 175, 187, 199; O'Neill v. Douthitt, 40 Kan. 689, 20 P. 493; Smith v. Schriver, 91 Kan. 582, 585, 138 P. 584; Nave v. Shaner, 105 Kan. 176, 179, 182 P. 389; Artz v. McArthur, 109 Kan. 355, 359, 199 P. 99.
10. Parol transfer of growing grass is void. Powers v. Clarkson, 17 Kan. 218, 220.
11. Agreement to rescind executory sale is not within statute. Carr v. Williams, 17 Kan. 575, 582 (Overruled: Ely v. Jones, 101 Kan. 572, 168 P. 1102); Ely v. Jones, 101 Kan. 572, 168 P. 1102.
12. Parol contract relating to federal lands held fraudulent. Brake v. Ballou 19 Kan. 397.
13. Title not proved by parol when party claiming has deed. Nay v. Mograin, 24 Kan. 75.
14. Part performance by tenant makes parol lease valid. Bard v. Elston, 31 Kan. 274, 1 P. 565.
15. Receipt for purchase price held insufficient instrument under statute. Fry v. Platt, 32 Kan. 62, 3 P. 781.
16. Improvements made by tenant; parol agreement not wholly void; damages. Deisher v. Stein, 34 Kan. 39, 7 P. 608.
17. Possession and improvements take sale out of statute. Newkirk v. Marshall, 35 Kan. 77, 10 P. 571.
18. Express trust must be in writing. Gee v. Thrailkill, 45 Kan. 173, 25 P. 588; Mallory v. Thomas, 71 Kan. 562, 81 P. 194.
19. Part payment of price is insufficient part performance. Guthrie v. Anderson, 47 Kan. 383, 28 P. 164.
20. Memorandum must be signed by purchaser charged. Guthrie v. Anderson, 47 Kan. 383, 28 P. 164.
21. Lease signed by lessee, accepted and performed, is binding. Harris v. Harper, 48 Kan. 418, 29 P. 697.
22. Contract to procure deed not binding on owner. Deiderick v. Alexander, 58 Kan. 56, 61 48 P. 594.
23. Parol executed agreement of partition is binding. McCullough v. Finley, 69 Kan. 705, 77 P. 696.
24. Statute is inapplicable to equitable mortgage. Foster v. Bank, 71 Kan. 158, 80 P. 49.
25. Signature by one partner as lessee binds firm. Marks v. Chumos, 82 Kan. 562, 109 P. 397.
26. Parol assignment of lease and part performance, cures defect, when. Marks v. Chumos, 82 Kan. 562, 109 P. 397.
27. Oral assignment and performance of lease binds parties. Marks v. Chumos, 82 Kan. 562, 564, 109 P. 397.
28. Possession may commence in parol without deed or writing. Manufacturing Co. v. Crawford, 84 Kan. 203, 206, 114 P. 240.
29. Written lease may be surrendered by oral agreement. Rogers v. Dockstader, 90 Kan. 189, 192, 133 P. 717. Criticized: Guy v. Gould, 126 Kan. 25, 26, 266 P. 925.
30. "Memorandum in writing" by agent, ineffective unless authorized in writing. Smith v. Schriver, 91 Kan. 582, 585, 138 P. 584.
31. Statute is inapplicable to executed agreement to make will. Meador v. Manlove, 97 Kan. 706, 711, 156 P. 731.
32. Written offer of lease may be accepted by parol. Willey v. Goulding, 99 Kan. 323, 326, 161 P. 611.
33. Evidence required to show oral gift of land considered. Cook v. Cook, 99 Kan. 351, 354, 161 P. 625.
34. Name of grantee may be changed without written authority. McClung v. Snook, 99 Kan. 355, 161 P. 663.
35. Written lease for one year, renewed for three. Skinner v. Davis, 104 Kan. 467, 179 P. 359.
36. Oral lease for one year, renewable for five years. Skinner v. Davis, 104 Kan. 467, 179 P. 359.
37. Delivery of part of land does not render oral contract binding. Dunn v. Winans, 106 Kan. 80, 186 P. 748.
38. In such case vendee may sue vendor for damages for improvements. Dunn v. Winans, 106 Kan. 80, 186 P. 748.
39. Written lease cannot be extended by parol and cultivation. Jones v. Smith, 107 Kan. 201, 202, 191 P. 299.
40. Minutes of school board held sufficient memorandum of contract. Whitlow v. Board of Education, 108 Kan. 604, 608, 196 P. 772.
41. Where specific performance of void contract fails, damages not recoverable. Artz v. McCarthy, 109 Kan. 355, 359, 199 P. 99.
42. Deed given to secure debt is equitable mortgage. Brinkerhoff v. Bank, 109 Kan. 700, 205 P. 779.
43. Writing required to transfer full title under such deed. Brinkerhoff v. Bank, 109 Kan. 700, 205 P. 779.
44. Lease of land for year beginning at future date, within statute. Lane v. Ozias, 114 Kan. 46, 217 P. 331.
45. Agent must have written authority for obligating principal to sell land. Yates v. Sugar and Land Co., 117 Kan. 405, 412, 231 P. 1034.
46. Oral promise to lease land for more than year is void. Hale v. Brown, 119 Kan. 303, 306, 239 P. 963.
47. Parol gift of real estate; evidence insufficient. Countryman v. Merwin, 129 Kan. 317, 319, 282 P. 724.
48. Cited in action to impress constructive trust on ground of fraud. Herthel v. Barth, 148 Kan. 308, 310, 81 P.2d 19.
49. Quitclaim deed effectually conveyed unexpired portion of twenty-year term. Kimberlin v. Hicks, 150 Kan. 449, 452, 94 P.2d 335.
50. Lessee's successor in title liable for rent under original written lease. Olson v. Frazer, 154 Kan. 310, 311, 313, 118 P.2d 505.
51. Parol agreement permitting occupancy of real estate during life enforceable. Cannon v. Harris, 161 Kan. 225, 228, 166 P.2d 998.
52. Wife not signing lease held estopped under facts to deny lease. Rogers v. Dumas, 166 Kan. 519, 522, 523, 203 P.2d 165.
53. Parol contract for growing of alfalfa partly performed not void. Stuber v. Sowder, 168 Kan. 467, 468, 469, 470, 213 P.2d 989.
54. Condemnation by city; lessee under oral lease held entitled to compensation. Miles v. City of Wichita, 175 Kan. 723, 728, 267 P.2d 943.
55. Applied; ejectment; record examined; oral lease held void hereunder. Byer v. Hohner, 178 Kan. 15, 19, 283 P.2d 499.
56. Oral assignment of lease accepted and acted upon section held inapplicable. Lundry v. Wodden, 178 Kan. 179, 181, 284 P.2d 586.
57. Oral contract to reinstate void lease exceeding one year in duration is unenforceable. Daniel v. Leben, 188 Kan. 344, 348, 349, 350, 362 P.2d 634.
58. Oral contract creating life estate valid; contract could have been performed in one year. Ortman v. Kraemer, 190 Kan. 716, 718, 378 P.2d 26.
59. Terms of informal agreement to purchase land not fully agreed upon; contract not enforceable. King v. Wenger, 219 Kan. 668, 673, 549 P.2d 986.
60. Section construed; oral modification of contract for sale of realty held to be substantial; within statute of frauds. Reno v. Beckett, 555 F.2d 757, 763.
61. Action on memorandum of agreement for lease of building barred by statute; memorandum insufficient. Progress Enterprises, Inc. v. The Litwin Corporation, 225 Kan. 212, 214, 589 P.2d 583.
62. Oral notice of election to exercise an option for renewal of a written lease held valid. Continental Builders, Inc. v. Leach, 5 Kan. App. 2d 766, 767, 625 P.2d 5 (1981).
63. No violation hereof where renewal lease on same terms and conditions as original written lease. Prince Enterprises, Inc. v. Griffith Oil Co., 8 Kan. App. 2d 644, 650, 664 P.2d 877 (1983).
64. Cited; where lease is within statute, operating agreement containing agreement to execute lease is also within statute. Dickinson, Inc. v. Balcor Income Properties Ltd., 12 Kan. App. 2d 395, 398, 745 P.2d 1120 (1987).
65. Near end of twelve-month lease, students sign lease for subsequent twelve-month period but give written notice of cancellation before start of subsequent period and before acceptance by landlord: Held, not an enforceable oral agreement; tenants had right to cancel. Tang v. Loveland, 27 Kan. App. 2d 185, 1 P.3d 922 (2000).
66. Section satisfied by "exclusive right to sell listing agreement," and other auction documents. Young v. Hefton, 38 Kan. App. 2d 846, 856, 173 P.3d 671 (2008).
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