Request By:
Mr. James Hite Hays
Shelby County Attorney
501 Main Street
Shelbyville, Kentucky 40065
Opinion
Opinion By: Steven L. Beshear, Attorney General; Elizabeth E. Blackford, Assistant Attorney General
You have enclosed a form copy of an "Assignment of Rents and Agreement not to Transfer or Encumber Real Property" which is used by a local bank. The document sets out the parties, the promissory note which stands as consideration, a description of the affected property and an agreement by the borrowers that they will not create or allow any further liens upon the property and that they assign all rents, etc., to the bank. The instrument does not show the maturity date of the promissory note. You have stated that the Clerk records this sort of instrument in the Deed Book and indexes it in the Deed Book index. You have stated that you believe this instrument is in the nature of a mortgage lien. You have, therefore, asked whether it is valid since it does not show the date of maturity of the promissory note. If it is valid, you have asked whether it should not be recorded and indexed in the Mortgage Book.
The majority view is that an assignment of rents to accrue from the leasing of realty must be recorded, if of sufficient duration to come within the recording statutes, for the right to obtain rents is a hereditament, an interest in real property, which runs with the land. An assignment of the right to rents is a transfer of an interest in real property, 66 Am.Jur.2d; Records and Recording § 65. Pursuant to KRS 382.010 this would mean that an assignment of rents of a term of a year or more must be recorded.
The assignment of rents may constitute the full collateral or security for a loan or it may simply be a supplemental security in addition to a mortgage. In either case, the document which bears both the elements of a deed and of a mortgage falls within the ambit of KRS 382.330. Therefore, we are of the opinion that the instrument must bear the maturity date of the obligations thereby secured in order to be valid and that the Clerk should not record the document absent inclusion of the maturity date. KRS 382.330.
We would also note that because the document transfers an interest in real property it must comply with KRS 382.335 and must, before being recorded, have written, typed, or stamped upon it the name and address of the party who prepared the instrument.
The instrument involved here is a unique creature unto itself, but it contains the characteristics of both a deed and a mortgage. It is a straightforward transfer of an interest in realty for a term and thus is like a deed. Yet it also stands as a security for an obligation, and the term involved is usually the same as the term of the obligation, and thus, is like a mortgage. Because of the unique attributes of the instrument, and because it bears the characteristics of both a deed and of a mortgage, we are of the opinion that the Clerk is currently free to choose whether it shall be recorded and indexed in the Mortgage Book, the Deed Book, or the Miscellaneous Book. The discretion of the Clerk to choose which book the assignment shall be recorded in is a result of the fact that the assignment is not specifically a deed or a mortgage, and yet may be called either.
Though the Clerk has discretion to choose whether he or she shall record these instruments in the Deed Book or the Mortgage Book, we are of the opinion that the Mortgage Book would be the most appropriate place for filing these documents because they are most typically used as an adjunct to other rights arising by virtue of a mortgage agreement. Therefore, we would suggest that the Clerk record these instruments in the Mortgage Books as a matter of practice.
Because of the lack of uniformity which is a result of the current discretion of the clerk to determine which book the instrument shall be recorded in, this may well be a matter which would warrant legislative attention in the upcoming session. Therefore, this office is referring the matter to Vic Hellard of the Legislative Research Committee.
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