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Even if a deed is properly executed, it doesn’t become effective until it is delivered to the buyer and accepted by him. Take the case of the 80-year-old man who signed, sealed and acknowledged a deed to his nephew and placed it in an old tin box in his room. He died shortly thereafter and the deed was discovered. In a contest with other heirs over the properly, the nephew lost because there had been no delivery of the deed.
Until the deed is delivered, the title remains with the seller, and he may change his mind and destroy the deed with impunity. But once
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