N.Y. Real Property Law § 245: Estate which passes by grant or devise

§ 245. Estate which passes by grant or devise. A grant or devise of

real property passes all the estate or interest of the grantor or

testator unless the intent to pass a less estate or interest appears by

the express terms of such grant or devise or by necessary implication

therefrom. A greater estate or interest does not pass by any grant or

conveyance, than the grantor possessed or could lawfully convey, at the

time of the delivery of the deeds; except that every grant is conclusive

against the grantor and his heirs claiming from him by descent, and as

against a subsequent purchaser or incumbrancer from such grantor, or

from such heirs claiming as such, other than a subsequent purchaser or

incumbrancer in good faith and for a valuable consideration, who

acquires a superior title by a conveyance that has been first duly

recorded.