Caldwell v. Blount

• Decision Date: 13 April 1927
• Docket Number: 292.
• Citation: 137 S.E. 578,193 N.C. 560
• Parties: CALDWELL v. BLOUNT et al.
• Court: North Carolina Supreme Court

137 S.E. 578

193 N.C. 560

CALDWELL v. BLOUNT et al.

No. 292.

Supreme Court of North Carolina

April 13, 1927

Appeal from Superior Court, Robeson County; Midyette, Judge.

Action by L. H. Caldwell against A. C. Blount and others. Judgment for plaintiff, and defendants appeal. Modified, and, as modified, affirmed.

Stacy C.J., dissenting.

Action to foreclose deed of trust executed by A. C. Blount and his wife, Julia Blount, to secure payment of their note to plaintiff.

The validity of a deed executed by Sabriana Blount conveying the land described therein to her husband, A. C. Blount, is the only matter in controversy between the parties to this action.

The court was of opinion that said deed is valid and that by virtue thereof, A. C. Blount was seized in fee of the land conveyed therein, at the time he and his second wife, Julia Blount, executed the deed of trust by which they conveyed the said land to the trustee to secure the payment of their note to the plaintiff.

From the judgment upon the facts agreed, defendants appealed to the Supreme Court.

W. Y Floyd, of Gastonia, and Johnson & Johnson and John Blount McLeod, all of Lumberton, for appellants.

Dickson McLean, H. E. Stacy, and Carl W. Pridgen, Jr., all of Lumberton, for appellee.

CONNOR J.

On December 20, 1911, Sabriana Blount, the first wife of A. C Blount, executed a deed sufficient in form to convey the land described therein to her said husband in fee. This deed together with the certificate of the justice of the peace before whom its execution was acknowledged, and by whom the private examination of Sabriana Blount was taken, was thereafter duly recorded.

At the death of Sabriana Blount, she left surviving her husband, A. C. Blount, and their four children. These children, as heirs at law of Sabriana Blount, are defendants in this action. On September 16, 1922, A. C. Blount and his second wife, Julia Blount, conveyed the land described in the deed from Sabriana Blount to A. C. Blount to Dickson McLean, trustee, to secure the payment of their note to the plaintiff. This note is now due and unpaid. Plaintiff has brought this action for the foreclosure of said deed of trust and for the sale of said land by a commissioner to be appointed by the court for that purpose.

The question presented is whether the trustee in the deed of trust has an estate in fee in the land conveyed to him, or only an estate therein for the life of A. C. Blount. If the deed from Sabriana Blount to her husband, A. C. Blount, is valid as a conveyance of the land described therein, the trustee has an estate in fee in said land; if the deed is not valid, he has only an estate for the life of A. C. Blount. It is conceded that the deed is valid, if the certificate of the justice of the peace is in compliance with C. S.§ 2515.

This certificate is as follows:

"State of North Carolina, Robeson County.

I. N.C. Graham, a J. P., do hereby certify that Sabrina Blount and A. C. Blount, his wife, personally appeared before me this day and acknowledged the due execution of the annexed deed of conveyance, and the said Sabrian Blount, being by me privately examined, separate and apart from her said husband, touching her voluntary execution thereof, doth state that she signed the same freely and voluntarily, without fear or compulsion of her said husband, or any other person, and that she doth still voluntarily assent thereto.

This is to certify that this deed is not ingerious to the said Sabrina Blount.

Witness my hand and seal, this 20th day of December, 1911.

"N. C. Graham [Seal.]

"Justice of the Peace."

Conceding that, upon his private examination of Sabriana Blount, the justice of the peace found, as stated in his certificate, that the deed was not injurious to her, is the certificate defective for that he does not also state therein his conclusion that the deed was not unreasonable?

In order that the deed of a wife, conveying land to her husband, shall be valid, the statute requires that upon the examination of the wife, separate and apart from her husband, as required by law in the probate of deeds of femes covert, it shall appear to the satisfaction of such officer that the wife freely executed such deed and freely consented thereto at the time of her separate examination, and that the same is not unreasonable or injurious to her. The certificate of the officer shall state his conclusions, and shall be conclusive of the facts therein stated. But the same may be impeached for fraud as other judgments may be. C. S. § 2515.

It has been uniformly held by this court that the deed of a wife, conveying land described therein to her husband, is void, unless there is attached or annexed to said deed the certificate of the probate officer as required by statute. See Crocker v. Vann, 192 N.C. 422, 135 S.E. 127; Garner v. Horner, 191 N.C. 539, 132 S.E. 290; Best v. Utley, 189 N.C. 356, 127 S.E. 337; Whitten v. Peace, 188 N.C. 298, 124 S.E. 571; Davis v. Bass, 188 N.C. 200, 124 S.E. 566; Smith v. Beaver, 183 N.C. 497, 111 S.E. 852; Foster v. Williams, 182 N.C. 632, 109 S.E. 834; Wallin v. Rice, 170 N.C. 417, 87 S.E. 239; Butler v. Butler, 169 N.C. 584, 86 S.E. 507, Ann. Cas. 1918E, 638; Singleton v. Cherry, 168 N.C. 402, 84 S.E. 698; Kearney v. Vann, 154 N.C. 312, 70 S.E. 747, Ann. Cas. 1912A, 1189; Sims v. Ray, 96 N.C. 87, 2 S.E. 443.

In Kearney v. Vann, 154 N.C. 311, 70 S.E. 747, Ann. Cas. 1912A, 1189, Allen, J., says:

"The law presumes that contracts between husband and wife affecting her real estate are executed under the influence and coercion of the husband, and to rebut this presumption and render the contract valid, an officer of the law must examine the contract, and be satisfied that she is doing what is reasonable and not hurtful to her, and so certify."

C. S. § 2515, is an enabling statute; but for the statute the deed of a wife conveying land to her husband would be void. Such deed is valid only when the statute has been strictly complied with.

The law is stated in 30 C.J., at page 757, § 379, as follows:

"Since a married woman's power to convey is wholly statutory, all the requirements of enabling statutes must be strictly complied with to render her deed valid, and her deed will be held invalid where there is a failure to comply with statutory requirements as to execution or acknowledgment. Where, however, there has been a substantial compliance with statutory requirements, her deed may be enforced, but there must be a substantial compliance with every requisite of the statute."

No deed from a wife to her husband, conveying her land to him, is valid, unless...