COVENANT FOR QUIET ENJOYMENT. An assurance against the consequences of a defective title, and of any disturbances there upon. Platt, Coy. 312 ; 11 East 641; Rawle, Coy. § 91. By it, when general in its terms, the covenantor stipulates at all events; 1 Mod. 101; to indemnify the covenantee against all acts committed by virtue of a paramount title ; Platt, Cov. 313 ; 4 Co. 80 b; Cro. Car. 5 ; 3 Teim 584; Howard v. Doo little, 3 Duer (N. Y.) 464; Parker v. Dunn, 47 N. -C. 203 ; Hagler v. Simpson, 44 N. C. 384; Carter v. Denman's Ex'rs, 23 N. J. L. 260; not including the acts of a mob ; Surget v. Arighi, 11 Smedes & M. (Miss.) 87, 49 Am. Dec. 46; Rantin v. Robertson, 2 Strobh. (S. C.) 367; nor a mere trespass by the lessor ; Mayor, etc., of New York v. Mabie, 13 N. Y. 151, 64 Am. Dec. 538.
But this rule may be varied by the terms of the covenant ; as where it is against acts of a particular person ; Cro. Elia. 212; 5 Maule & S. 374; or those "claiming or pre tending to claim ;" 10 Mod. 383; or molesta
tion by any person. See Surget v. Arighi, 11 Smedes & M. (Miss.) 87, 49 Am. Dec. 46.
It has practically superseded the ancient doctrine of warranty as a guaranty of title, in English conveyances ; 2 Washb. R. P. 661; but the latter is more common in con veyances in America ; Rawle, Coy. § 91.
It occurs most frequently in leases ; 1 Washb. R. P. 325; Rawle, Coy. § 91; and is usually the only covenant used In such cases ; it is there held to be raised by the words grant, demise, lease, yielding and pay ing, give, etc.; 1 P. & D. 360; Grouch v. Fowle, 9 N. H. 222, 32 Am. Dec. 350; Ver nam v. Smith, 15 N. Y. 327 ; 6 Bingh. 656; 4 Kent 474, n. ; and exists impliedly in a parol lease ; 20 E. L. & Eq. 374; Carter v. Denman's Ex'rs, 23 N. J. L. 260; see Blyden burgh v. Cotheal, 1 Duer (N. Y.) 176. It is usual in ground-rent deeds in Pennsylvania; Rawle, Coy. § 91.