Who can legally sign an easement in the event of the death of the land owner? I own property in Snohomish County, Washington, United States (MY PROPERTY) that requires use of a driveway on a neighbor's property (NEIGHBORING PROPERTY) for access. The owner of NEIGHBORING PROPERTY passed away a couple months before I took possession of MY PROPERTY, and there is no documented easement. The previous owner had a reverse mortgage and the loan is owned by HUD (Department of Housing and Urban Development). The family has opted to release the deed to NEIGHBORING PROPERTY in lieu of foreclosure. According to the county, NEIGHBORING PROPERTY is still owned by the deceased. Does the family have the legal right to sign an easement, or will I have to wait until someone purchases NEIGHBORING PROPERTY from HUD?
If the property has been transferred to HUD in a reverse mortgage foreclosure, the family has no authority to sign anything and the country records are simply not up to date (it is not unusual for county real estate records to be one to six weeks behind being up to date based upon how busy the recording office is and how many staff they have, often they are further behind in the summer and around Christmas when employees tend to take vacations). HUD can sign the easement, and so can any successor owner. Whether they will or not is another question. Even if the foreclosure were not quite complete, any action taken by the family after the foreclosure was commenced would be invalidated once the foreclosure was completed.
If, as your question stipulates, there are no public rights of way (such as an easement) to the enclaved public area, then you must gain permission from the private landowner to cross their land before accessing the public area. If it's possible to fly over the private land using something like a helicopter or a plane, as long as you fly high enough, That wouldn't require permission.
Gated communities are generally part of homeowner's associations that have covenants, rules and regulations regarding how you can use your property. In all likelihood, blocking sidewalk, and perhaps even parking in your driveway, is prohibited by these HOA limitations. HOA's have the right to ticket and fine you for violating its rules. The fines, if not paid, can be converted to liens and used to foreclose upon your property. You can also be banned from using HOA common areas if you do not refrain from violating HOA rules and/or don't pay your fines. This is perfectly legal. If you live in gated community, you are required to follow their rules. Even if you didn't live in an HOA, blocking a sidewalk is usually a violation of municipal ordinances and is tortious activity that can be the basis for a lawsuit against you.
I would assume that the seller ('Transferor') still owned numbers 7 and 11 at the time of the sale. If so, this clause means that the owners of 7 and 11 (now and in the future) have a right of way on the path coloured blue on the plan. The land still belongs to number 9, but the owners cannot build on it so as to block the path. (As mckenzm comments, "on foot only" is an important qualification; the neighbours do not have a right to install utilities under the path, and the owner can put in obstacles that prevent bringing cycles down it).
Your rights notwithstanding, the government has the power to do such things under appropriate circumstances. First, you would have to be in violation of some ordinance, for instance in Columbus OH you are a violator if the grass is over 12". This should generate a notice informing you what the issue is and giving a deadline for remedy. If you don't comply by the deadline, they are then empowered to send out guys with tools, and the city will bill you for the work. You could call them and ask what the deal is. They might say "We put the notice on your gate", or "we mailed it to you". From a legal POV, the onus is on them to be sure that you're notified. It would be a good idea to verify that this isn't a scam. [Addendum] Bryan TX kindly provides a video about code enforcement, and gives a link where you can go directly to the section of interest (starting 0:43). Your description of the situation is at variance with what they say is the law (12"; 7 day advance notice whereafter they will correct the violation. They also say no notice is required for second violation within a year; $100 administration fee added to costs; lien will be placed on property if unpaid). I assume that your back yard is publicly visible: they recognize that "when the area observed is plainly visible, from a vantage point where the Code Officer has the right to be there, there is no reasonable expectation of privacy". That could include visible from a neighbor's property if the inspector has permission from the neighbor to be there. Otherwise, there's a simmering 4th Amendment problem (assuming that they didn't get a search warrant).
Just think of the subtenant cum owner as two separate people with two separate roles. Tenant = T Subtenant = ST Old owner = OO New Owner = NO The rights of the tenant vis-avis the new owner will be informed by the lease and the local laws. Generally, if the sale happens in the middle of the existing lease, the NO is obligated by the terms, as is the T. NO cannot just kick T out, and T cannot just break the lease. The lease may say what could happen and local laws will apply. Likewise, ST has whatever contract with T that previously existed. Pretend NO and ST are different people. If T owes NO $1000 per month, and ST owes T $400 a month, that continues even though ST and NO are the same person. Depends on what kind of dispute. See above. All contracts continue, subject to whatever the lease with the original owner and the subtenancy agreement say abut modifying or breaking the lease and sublease. Local laws apply. Note, if the subtenancy was "off the books" or was done when not allowed by the original owner, and if it was not in a place that the local law says owners cannot deny subleasing, then tenant might not have any protection. ST, now that he is owner could just move out and stop paying. On the other hand, even if he is the owner, he cannot just say "I am the owner now, so I am moving back in for free" because the original lease gave the tenant use of the whole property. But ST could just drop out because T always owed OO, and now NO, the full rent. Do you mean if rather than sublease, they were both on the original lease? Interesting, but just imagine it as the obligations before the sale = the obligations after the sale. I don't know though. There are some tax implications for an owner occupied rental.
You can’t die “during” a sale The formation of a contract is instantaneous, if the buyer dies they have to die before there was a contract in which case the seller keeps the car or after there was one in which case the buyer’s executor and the seller must do everything necessary to complete the sale (or breach the contract and get sued). This has nothing to do with any administrative obligations that either party owes to a third party like the DMV. Failing to properly transfer title may lead to complications and disputes latter on but it doesn’t directly affect the contract.
"Public space" is not a relevant criteria when considering trespass or other crimes/torts against property. The relevant criteria is who owns it and what they allow you to do on it. All land in the USA is owned by someone. That someone may be a government; that does not make it a public space - Camp David is owned by the US government; it is certainly not public. The owner of the land can decide (subject to the law) who has access to their land and in what circumstances. If they erect a fence then they are saying "You cannot access my land here" - if you ignore this then you are trespassing. This is true even if there are legitimate ways to access the land i.e. there is a place where there isn't a fence; to avoid trespass you would have to access the land from there. If you think of this in terms of a public building like a courthouse you are free to enter through the unlocked front doors but not by climbing through a window. The trespass is in the act of crossing the fence - that is the act that you have been implicitly denied permission to do. Being on one side or the other is not trespass. For the specific image that you show it is quite likely that those roads are owned by different people - the highway is probably owned by the state while the cul-de-sac is a local government road.