Ballard v. Ballard, 89-00607
| Decision Date | 11 October 1989 |
| Docket Number | No. 89-00607,89-00607 |
| Citation | 549 So.2d 1176,14 Fla. L. Weekly 2442 |
| Parties | 14 Fla. L. Weekly 2442 Daniel BALLARD, Appellant, v. Michael BALLARD, as personal representative of the Estate of Rebecca R. Coleman, deceased, Appellee. |
| Court | Florida District Court of Appeals |
Carla Booth Yates of Ferlita, Nutter & Rosello, P.A., Tampa, for appellant.
J. Roger Bone, Bradenton, and Carl J. Miller of Hyatt Legal Services, Clearwater, for appellee.
Daniel Ballard appeals from the final judgment which cancels the deed to his mother's home, finding that the deed was procured through undue influence. We reverse.
Rebecca Coleman, the parties' mother, owned two houses: her residence at 5707 Ola Avenue in Tampa, Florida, and a house which she had inherited from her mother, on 310 West Henry Street. Since Mrs. Coleman's son, Michael Ballard, the appellee, was having financial difficulties, Mrs. Coleman allowed him to live in the house on Henry Avenue and eventually transferred ownership of the property to him.
The appellant, Daniel Ballard, Mrs. Coleman's other son, owned a house on 4416 Melton Avenue in Tampa; however, he deeded that house to his mother for tax purposes.
In early 1987, Mrs. Coleman prepared a deed form to have the Melton Avenue property transferred back to Daniel; however, she filled out the deed form incorrectly and, thereafter, asked Daniel to purchase additional deed forms and to fill out the form for her.
On March 4, 1987, Mrs. Coleman drove to the bank where she was a regular customer, accompanied by Daniel, to have the deed witnessed and notarized. On that date, Mrs. Coleman also decided to execute a deed to her home on Ola Avenue to transfer the property to Daniel. After the deeds were executed and notarized, she gave both deeds to Daniel to be recorded. Daniel recorded the deed to the Melton Avenue property within a few days but did not record the deed to the Ola Avenue property until after his mother's death.
Mrs. Coleman died of cancer in June 1987. Her will, which was executed in September 1986, devised the Ola Avenue house to Michael Ballard.
On February 2, 1988, Michael, as personal representative of his mother's estate, brought an action against Daniel to have the deed to the Ola Avenue house cancelled on the grounds that Daniel had exercised undue influence in procuring the deed and that there was a lack of delivery of the deed because the deed had been executed in blank.
At his deposition and at trial, Mrs. Coleman's brother, George Graham, testified that before his sister died he had spoken with her at least once a week and that, until she lapsed into a coma just before she died, she was clear minded and in full possession of her faculties. He stated that she was a strong-willed woman, who was not easily influenced by others.
Mr. Graham testified that his sister told him that she wanted each of her sons to inherit one of her houses. Specifically, she wanted Michael to have the Ola Avenue house because it was the most valuable of the houses and Michael was the most needy. She wanted Daniel to have the house on Henry Street, where Michael was living.
Mr. Graham further testified that Mrs. Coleman deeded the Ola Avenue property to Daniel to give him the necessary "leverage" to ensure that the exchange of properties would actually take place after her death.
Daniel testified that his mother drove the two of them to her own bank and asked him to fill out the necessary forms with the information she provided. He stated that he had extra deed forms in his briefcase at the time because he had some left over from transferring the Melton Avenue house and he thought they might be needed if the forms they filled out were not correct. He testified that he had no part in procuring the witnesses or the notary for the transaction, nor did he suggest to his mother that she should deed the Ola Avenue property to him. He further testified that he did not feel comfortable transferring his mother's house to himself before his mother...
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