How long am I supposed to keep previous tenant&#39;s packages I live in Nevada, US. I moved into my house 4 months ago and have been receiving packages addressed to my old tenant ever since. The first package arrived about 2 weeks since I moved in (meaning about 4 weeks after she moved out). I handed it to her. This tells me that she is aware her mail and packages are being sent to the wrong address. I saved all the subsequent packages for her, thinking she would show up and pick them up eventually. She never did. I then tried to write "not at this address" on the packages and left them at the door but whoever delivered them never picked them up. They're from various carriers, USPS, FedEx, USPS, DHL, etc. Next I contacted the real estate company that manages the property and asked them what I should do with these packages. They told me to either bring it in or throw it away. Their office is quite a distance from my house so I really don't want to bother. At this point I really think I did everything short of going out of my way to find the previous tenant or to deliver her packages to another location, be it the real estate management company or the post office. What are my legal obligations to her with respect to these packages?
You should not keep them at all. Mark them clearly with whatever variant of "not living at this address"/"not known at this address" is accepted in your area, or with "return to sender, wrong address" and provide them to the courier agent or post office responsible for your area. Keeping mail that isn't yours opens you to offences like theft or conversion, or of interfering with the post system. Opening mail that isn't yours opens you to offences specifically defined by that action, as well as potential privacy breaches. Destroying mail that isn't yours opens you to offences of property damage.
No. An eviction notice served while someone is an owner of record of a house would not be enforced. But, generally speaking, a divorce court retains jurisdiction to enforce its decrees after they are entered, and to clarify its existing orders. Obviously I will need to refinance it and pay him his share of the equity to get the deed solely in my name, which will take time. Usually, the ex's duty to get the deed in your name would precede the duty to refinance it. A deed from one owner of real estate to another co-owner doesn't violate a due on sales clause of a mortgage or deed of trust, and the fact that both of you are on the mortgage or deed of trust does not mean that both of you need to own it. Unless the decree says otherwise, the ex would usually have to transfer the property even if the mortgage is not yet refinanced. But, not all decrees and not all separation agreements have the same requirements and provisions. The exact language in the governing document would matter. If the decree doesn't say who gets to occupy the house, you could and probably should go to the court to have that issue clarified. Since violating a clear court order can give rise to contempt of court sanctions of incarceration or fines, often someone will comply with it without having to have the police intervene to remove someone. Conceivably, if the ex did not leave, you could seek to hold the ex in contempt of court for violating the divorce decree if it implies that the ex's right to occupy the house has ended. If the ex is found by the court to have willfully violated a court order following notice to the ex, an arraignment and a hearing if the violation was not conceded at the arraignment, the ex could face incarceration and/or fines (contempt proceedings are rather complicated and exactly how you do this is beyond the scope of a simple answer). You could also seek to hold the ex in contempt of court for not promptly signing the quitclaim deed (assuming that the decree does not condition the duty to do this on the refinancing of the house), but this would not be the best solution to that problem. This is because you could also go to the court and have it appoint the clerk of the court as the husband's agent to sign the quitclaim deed on behalf of the ex (assuming again that the decree does not condition the duty to do this on the refinancing of the house), if the ex failed to do so as required by the divorce decree by the deadline set forth in the decree, or a new court order, or within a reasonable time if not deadline is set. Then, after you were in title, you could bring an eviction action if necessary. It is much easier and faster to get an order directing the clerk to sign something on behalf of a party to a lawsuit than it is to hold someone in contempt of court. You could also ask the court to issue a protection order prohibiting him from occupying the house at any time prior to the title being put into your name pursuant to the decree. This could take effect as soon as the protection order signed/authorized by the judge is served upon the ex. A protection order (in most states) is directly enforceable by the police, unlike most court orders which are only enforceable by bringing contempt of court charges in the court that issued the order. But, a court would usually be reluctant to issue a protection order unless there was a clear and present risk of physical harm, or severe emotional harm to you from a violation of the decree. Also, while the ex wouldn't be committing the crime of trespassing by occupying the house, it wouldn't be unprecedented for you to persuade a police officer to remove the ex from the house after explaining the situation to prevent a breach of the peace between you, or because the ex's conduct in overstaying his right under the decree to be in the house constitutes "disorderly conduct" or "loitering" or "harassment" or some other minor offense in the opinion of the police officer, even if that charge might not hold up if prosecuted in court. But, there is really no way to compel a police officer to do that and it is close to the boundary of what a police officer does and doesn't have the authority to do. Most of these remedies would take several weeks, at a minimum, to complete. A protection order could be done in a day or two, subject to a prompt follow up hearing within a week or two after the fact. A court might also rule on a clarification order on an expedited basis by setting a shorter than usual deadline for the ex to respond given the urgency of the matter.
Suppose Publisher printed 10,000 copies under the terms of the contract, and within those two years they sold 7,000 copies (and paid royalties). If you did not receive leftover copies at the end of the 2 years, then either (1) they broke the contract or (2) at the last minute they sold the remainder to some third party. If the latter is the case, they would be obligated to pay royalties on that last sale, and the numbers should add up (assuming you know how many were printed initially). If they failed to pay royalties, or they continued to sell the book, you would need to send your lawyer after them. Another possibility is the lost-email excuse – "We emailed you asking if you wanted the books, and you didn't reply, so we sold them" (disposing of does not necessary mean "destroy"). The burden would be on them to prove that they offered you the remainders and you elected not to purchase (if that is the wording – the contract could have required a specific refusal, not just a failure to respond). Under the contract, Publisher can't just decide to keep printing the book, nor can they continue to distribute it (but a third party could distribute existing copies forever). You would have "legal exposure" i.e. some risk of being sued if you republish, but it might be minimal – definitely get your attorney to advise you on that. Vendors might refuse to sell the republished work if they think it is an unauthorized edition.
First, return addresses are intended simply to provide a mechanism by which an undeliverable or returned letter can be returned to the sender. If you have a practical concern then consider the following: I worked for the postal service and never experienced an instance where anyone cared whether there was an accurate return address except in the following cases: As mentioned above, a letter was refused or otherwise undeliverable, and an attempt will be made to return the letter to the return address. In cases of a false, unreadable, or non-existent return address, the letter will be marked undeliverable and likely destroyed or recycled. Someone is trying to scam the system by putting an identical address on each the delivery and return address of a mail piece, especially on mail pieces that have insufficient postage. If caught, this mail piece will go to the delivery address the same as any other case of insufficient postage, with a postage due requirement for the recipient. However, in this case this piece will be held and eventually destroyed rather than returning to sender, since it does not have a non-identical return address. The content of the mail piece is illegal (e.g. anthrax, drugs, etc. made apparent by forensic equipment or by a piece of mail being inadvertently opened/destroyed by a machine and discovered by a postal employee). In these cases the mail piece will be sent to the postal inspection service (most plants have one in-house). These postal inspectors might have use for a return address in the event that the sender was dumb enough to include an accurate return address on an illegal mail piece. 18 U.S. Code § 1342 penalizes those who commit crimes under false names, and uses broad language to include people who use pseudonyms to avoid detection, since these actions make the job of postal inspectors much more difficult. The final language also makes opening mail address to people other than one's self illegal, though this is likely described elsewhere, too. It does not pertain to false return addresses, unless someone were to open the letter upon return, despite that person not being the return addressee, or committing some other crime using the postal service. The only situations where I can see your hypothetical situation becoming a concern for postal inspectors or postal regulators would be: The mail piece masquerades as a certified, registered, or other special class of mail. There are many junk mailings out there that look surprisingly similar to the protected classes of mail, but are distinct enough to not raise any serious concerns (e.g. "CONFIDENTIAL", "URGENT", or various green or red markings). The penalty would probably be a fine in the amount of each identified letter times the price for the corresponding postal product. The return address is for a governmental entity, or possibly an annoyed person or company, but not actually sent from these locations. I suspect this is the possibility most relevant to your question. However, this is unlikely to raise any concern, unless a recipient or other affected party raises a fraud concern (18 USC 1341, 1342 &amp; 1345; 39 USC 3005 &amp; 3007) with the postal service. This would be taken on by the postal inspection service, which would investigate the content of the mailings for any signs of the actual sender, and they may attempt a variety of other methods (e.g. tracing letter meters, surveillance) to locate the source of the mail. However, the legal penalties would probably be fraud-related and might fall outside postal regulations per se, but could include federal laws about committing crimes that leverage the mail service, and various other laws if this is done across state lines (also this might invite FBI attention).
Leaving out who the shipper is for a minute, the primary loss would be the seller's (UCC 2-613) in that the loss would be total and the contract would void (so the buyer has not obligation to pay the seller, and the seller's stuff is nevertheless gone). The seller has a remedy against most shippers, so that UPS or Fedex would be liable to covering their loss (assuming buyer has not assume the liability by agreeing to delivery without signature). However, USPS has special immunity: the government is liable to tort claims, but 28 USC 2680(b) states that The provisions of this chapter and section 1346(b) of this title shall not apply to... Any claim arising out of the loss, miscarriage, or negligent transmission of letters or postal matter Thanks to Nate Eldredge for raising the case Dolan v. USPS 546 U.S. 481 (2006), where it was held that USPS has very narrowly circumscribed immunity from liability. Under this provision, they are not liable for breaking contents when delivered negligently, but that does not mean that they are not liable for breaking things as a result of their deliveries (they broke Mrs. Dolan, in how they piled stuff on the porch). Although this case does not rule on the meaning of "loss" or "miscarriage", on a plain reading of the terms, theft results in a loss ("loss" is not restricted to "mysterious disappearance"). The court also observes that losses of the type for which immunity is retained under §2680(b) are at least to some degree avoidable or compensable through postal registration and insurance and the court explains that one purpose of the FTCA exceptions was to avoid “extending the coverage of the Act to suits for which adequate remedies were already available” (that is, Congress opened the government to tort liability in just those cases where there were no remedies: but there has long been postal insurance).
There's good information at https://www.gov.uk/private-renting-tenancy-agreements/your-landlord-wants-to-end-your-tenancy. There are several types of tenancy with different rules, but in all of them, the landlord has to give you a certain amount of notice to move out, and it has to give a specific date. "Three months from when a buyer is found" doesn't seem to fit that, so I would say you have not yet received formal notice to move out. This statement may have just been a courtesy to give you more advance warning. So for instance, if you are in a tenancy that requires two months notice, the landlord may have intended this to mean "I plan to send you formal notice about one month after a buyer is found." Of course, this is not binding; he could send you formal notice tomorrow if he changes his mind. As far as I know, the sale of the house is really irrelevant in all of this. You don't automatically have to move out just because the house is sold; if you're not explicitly told to leave (with appropriate notice) then you don't have to, and you'll just start paying your rent to the new landlord. If you have a fixed-term tenancy, then the sale of the house doesn't shorten it. I am not sure what the point is of getting angry at the estate agents. Your tenancy is a matter between you and your landlord, and the estate agents have nothing to do with it. They work for your landlord, not for you.
As the article suggests, this is called adverse possession. This seems to have occurred because the original owner did not make use of the property, nor monitored for adverse possession. The reason this method of acquiring title exists is for a number of reasons, including the prudent use of land, as well as being analogous to a limitation on the time period during which a claim can be brought. It would be reasonably easily avoided if the original owner had made use of the property, or monitored it and took action to eject the adverse possessor prior to their fulfilment of the necessary conditions.
Let's analyse the landlord's claims: You have an assured shorthold tenancy agreement. The fact that there isn't a written contract doesn't change this as a verbal agreement is legally binding. That's true. A tenancy exists even if this was never written down, and it's an AST by default if the requirements for being one are met. Payment of rent constitutes acceptance of these terms. Payment of rent by the tenant, and its acceptance by the landlord, is sufficient for a tenancy to be regarded as existing. The tenancy can only be terminated early from the permission of the landlord. That's rubbish. A tenant can always end a tenancy, but there may be restrictions. In particular, a tenant cannot end a tenancy before the end of a fixed term without the agreement of the landlord, but the landlord has an obligation to find new tenants if this happens. However, I've been unable to find any information as to whether a fixed term exists if there's no written agreement. Assuming there is no fixed term, then for a month-to-month tenancy, the tenant must provide one month's notice to end the tenancy, with that month ending at the end of a rental period (i.e. the day before the next payment would be due). If you leave early this is legally abandonment and you are still responsible for paying rent for the duration of the tenancy That's true. ... if you do leave next month I'll consider you in rent arrears and pursue payment through legal means That is possible - but if you give notice as described above, then the tenancy will end, and (assuming you're up to date with the rent) you'll no longer be liable.