ART. 21] RECORDING——ACKNOWLEDGMENT BEFORE COMMISSIONER. 509

1888, art. 21, sec. 21. 1860, art. 24, sec. 21. 1831, ch. 304.

21. But as against all creditors who have become so before
the recording of such deed or conveyance, and without notice
of the existence thereof, such deed or conveyance shall have
validity and effect only as a contract for the conveyance or
assurance of the estate, interest or use, purported by such deed
or conveyance to be conveyed or assured.

Phillips v. Pearson, 27 Md. 242. Johnson v. Canby, 29 Md. 211. Carson
v. Phelps, 40 Md 73. Sixth Ward Building Asso. v. Wilson, 41 Md 514.
Nickel v. Brown, 75 Md. 187.

Ibid. sec. 22. 1860, art. 24, sec. 22. 1860, ch. 133, sec., 2.

22. When any deed has been acknowledged before a com-
missioner appointed to take the acknowledgment of deeds out
of the State, whether the commissioner had qualified or not by
taking the oath and transmitting his signature and the impres-
sion of his seal to the secretary of State, as required by law,
the same shall be as valid as if said commissioner had been
duly qualified and was duly authorized to take acknowledg-
ments of deeds; and when any commissioner to take acknowl-
edgments of deeds out of this State had duly qualified and
was acting as such previous to the passage of the act of eigh-
teen hundred and fifty-two, chapter one hundred and six, and
continued so to act, without having qualified as required by the
said act, and as such commissioner took the acknowledgment of
any deed or mortgage, such, deed or mortgage shall be as valid
as if the said commissioner had been duly qualified to act at
the time of the taking of such acknowledgment, or doing any
other official act.

Ibid. sec. 23. 1860, art 24, sec. 23 1715, ch. 47, sec. 4. 1794, ch. 57.

23. Neither livery of seisin nor indenting shall be necessary
to the validity of any deed.

Paca's Lessee v. Forwaid, 2 H. & McH. 175. Smith's Lessee v. Steele, 3
H. & McH. 103. Gittings' Lessee v Hall, 1 H. & J. 14. Tyson v". Rickard,
3 H & J. 109 Hudson v. Warner, 2 H. & O. 415. Matthews v. Ward, 10
G. & J. 443. Barry v. Hoffman, 6 Md. 78. Phelps v. Phelps, 17 Md. 134.
Sixth Ward Bldg. Ass'n . Wilson, 41 Md 506.

Ibid. sec. 24. 1860, art 24, sec. 24, 1782, ch. 23.

24. Any person seized of on estate tail, in possession,
reversion or remainder, in any lands, tenements or heredita-
ments may grant, sell and convey the same in the same