11. Title to Blackacre is in

C is correct. The facts state that the property was held by the friend and neighbor in joint tenancy. Where one joint tenant makes an inter vivos conveyance of their interest in a property, a severance of the joint tenancy occurs and the interest transferred is that of a tenant in common. As soon as the friend made an inter vivos conveyance to her boyfriend, the joint tenancy was severed, and he and the neighbor became tenants in common. As such, the neighbor's conveyance to his girlfriend was likewise a transfer of an interest as a tenant in common. Therefore, the girlfriend and boyfriend hold title as tenants in common.

A is incorrect. The neighbor and the friend both made valid conveyances of their interest in the property as tenants in common. Thus, the boyfriend has an interest in the property as well as the girlfriend.

B is incorrect. The woman did not retain any interest in the property because she conveyed her entire interest to the friend and the neighbor.

D is incorrect. As explained above, the friend's conveyance severed the joint tenancy, so the friend's heirs will receive nothing.