Liz purchased two acres of lakefront property from her ex-husband, Richard, paying $500,000. Richard conveyed the property via a quitclaim deed. Liz's attorney dutifully recorded the deed the next day. Unbeknownst to Liz (or her attorney), Richard only owned one of the two acres at the time of Liz's purchase. Two weeks after Liz recorded the deed, Richard purchased the second acre from Joey, another one of Liz's ex-husbands, who conveyed the land to Richard via a warranty deed. Two days later, Eddie, yet another of Liz's ex-husbands, approached Richard and offered him $600,000 for the same two acres that Richard sold to Liz. Richard accepted the offer and conveyed the two acres to Eddie via a quitclaim deed. Eddie tried to record his deed the next day but noticed a quitclaim deed recorded on the property under Liz's name. The jurisdiction is a race-notice state. Eddie has come to your law office needing your help.

Between Liz and Eddie, who owns the two acres and why?

Please IRAC the answer in the format of Issue/Rule/Analysis/ Conclusion.

Answer rating: 100% (QA)

IRAC Analysis Issue Does Liz or Eddie have superior title to the two acres of lakefront property Rul... View the full answer