Delivery of the deed to a third party with instructions to give it to the grantee upon the grantor’s death is valid because delivery to the grantee “relates back” to the date of the date of delivery to the third party.
-    Ineffective if the grantor reserves the right to revoke the deed.
-    Grantor has the right to possess the land for the remainder of his life.
-    Do not confuse with delivery to third party with no death condition OR death condition is orally imposed but the deed is manually handed to the grantee directly.