Hughes v. Cook

• Decision Date: 06 December 1955
• Docket Number: No. 18637,18637
• Citation: 130 N.E.2d 330,126 Ind.App. 103
• Parties: Ralph C. HUGHES, Euveda B. Hughes, Appellants, v. Fred J. COOK, as Trustee of Richland Township, Appellee.
• Court: Indiana Appellate Court

Page 330

130 N.E.2d 330

126 Ind.App. 103

Ralph C. HUGHES, Euveda B. Hughes, Appellants, v. Fred J. COOK, as Trustee of Richland Township, Appellee.

No. 18637.

Appellate Court of Indiana, In Banc.

Dec. 6, 1955.

Whitehead & Whitehead, Anderson, for appellant.

Bohannan & Burton, Anderson, for appellee.

PFAFF, Judge.

This is an action by the appellee on an amended complaint in two paragraphs, the first of which alleges that he was the Trustee of Richland School Township, Madison County, Indiana, and that said School Township is the owner in fee simple of certain real estate in which appellants claim an interest adverse to the rights of appellee. Appellee asks that title to said real estate be quieted in the Richland School Township and against the claim of the appellants. The second paragraph of the amended complaint sought damages because of trespass by appellants. Appellants filed answer and counter-claim alleging title to said real estate, payment of taxes, erection of a fence to facilitate school use, abandonment of the real estate by appellee and for judgment quieting title in appellants against the appellee.

The issues were formed by appellee's answer to appellants' affirmative answer. Trial was had by the court upon the filing, introduction and admission in evidence of a stipulation of facts, including an abstract of title, plus a supplement to the stipulation of facts, all of which constituted the evidence.

Judgment was made and entered 'that the appellee is the owner in fee simple of the real estate in question, that the appellants' claim is without right and appellee's title is hereby quieted.'

Appellee has not been damaged by appellants. Judgment against appellee under paragraph two of the amended complaint. The court found that the appellants are not the owners of the real estate in question, judgment against the appellants on their cross-complaint.

Errors assigned for reversal is the overruling of the appellants' motion for new trial, grounds for which motion are:

1. The decision of the court is not sustained by sufficient evidence.

2. The decision of the court on the complaint is contrary to law and the decision of the court on the cross-complaint by way of paragraphs 3, 4 and 5 of the answer is contrary to law.

3. The decision of the court on the cross-complaint by way of paragraphs 3, 4 and 5 of the answer is not sustained by sufficient evidence.

The evidence in this case is undisputed and consists of an agreed stipulation of facts, abstract of title and a supplement to the stipulation of facts. The material facts are as follows:

1. The land, including the real estate in question was conveyed to Thomas Thornburgh in 1859. It was used for school purposes commencing in 1889 until 1950. There is no record that it was transferred to appellee's predecessor for such purpose.

2. Chase Davis and Mary O. Davis, who were heirs of Thomas Thornburgh, received land adjoining the real estate in question by a partition judgment among the heirs of Thomas Thornburgh in 1902. Said partition judgment included the following language: 'Excepting therefrom the scholl lot within said description', and there was no record of any transfer of the real estate in question except through that judgment nor of any other transfer of said real estate to and from the heirs of Thomas Thornburgh.

3. Chase Davis conveyed his interest therein to Jane Davis, one of the heirs of Thomas Thornburgh in 1910. Said conveyance included the following language: 'Excepting therefrom the school lot within said description.'

4. Jane Davis and Mary O. Thompson (nee Davis) and husband, Oscar S. Thompson, conveyed the land in question to Monroe Mills in 1910. Said conveyance included the following language: 'except the part occupied for school purposes'.

5. Jane Davis and Mary O. Thompson (nee Davis) executed a quit-claim deed to Monroe Mills in 1911, setting forth the same real estate as described in the warranty deed, but no mention was made of a school lot.

6. Monroe Mills and wife, Sarah C. Mills, conveyed the real estate in question by warranty deed in 1919 to Thurell W. Bronnenberg and wife, Clara A. Bronnenberg. In this instrument appears the following: 'and these grantors do convey and quitclaim to this grantee for $1.00 that part of the above described real estate occupied for school purposes.'

7. Thurell W. Bronnenberg and Clara A. Bronnenberg conveyed the real estate in question to Charles F. Kinley and his wife Lillie F. Kinley, in 1935. (No specific mention is made of the land used for school purposes).

8. Charles F. Kinley and Lillie F. Kinley conveyed the real estate to Ollie B. Badgley and wife Ruth Badgley, in 1936.

9. Ollie B. Badgley and Ruth Badgley conveyed land, including the real estate in question, to the appellants Ralph C. Hughes and Euveda B. Hughes, in 1941, which conveyance included the following language 'This conveyance is made subject to so much of the northwest quarter of the southeast quarter of Section Thirty-two, as is used for school purposes.'

10. Ollie B. Badgley and Bertha V. Badgley, husband and wife, executed quitclaim deed to Ralph C. Hughes and Euveda B. Hughes, land including the real estate in question. Ruth Badgley executed a similar deed shortly thereafter to the appellants.

The stipulation of facts further includes a drawing, which is unrecorded, but it was made a part of the abstract for the purpose of defining the location and metes and bounds of the real estate which is the subject of this cause of action.

There is no showing in the records of the Madison County Auditor, Assessor, Surveyor or Treasurer that the real estate is listed in the the name of the appellee.

The Assessor's Plat Books for Richland Township, which are also a part of the records of the Auditor's office, show that the appellants are the owners of the real estate. The transfer book, Richland Township, which is a part of the records of the Auditor's office, shows that the appellants are the owners of the real estate. Lee's Plat of Richland Township, which is a part of the records of the Surveyor's office, shows that appellants are the owners of the real estate. The records of the Auditor's office and the Treasurer's office show that the appellants and their predecessors have paid in full the taxes on the real estate.

Supplemental stipulation of facts reveals that the real estate was used for school purposes during the period of time from 1889 to 1950. In 1950 the use of said real estate for school purposes was abandoned and subsequent to 1950 the appellee had offered to the public for sale any and all rights which he might have in and to the real estate.

We believe the questions before this court are:

1. Does the evidence sustain the judgment that appellee was the fee simple owner of the real estate in question?

(a) Could appellee acquire title to this property by adverse possession when it was originally granted permission to use it for school purposes?

(b) What effect did the abandonment of the property have as to title of the parties?

2. Does evidence sustain the judgment that appellants are not the owners?

We proceed to a consideration of the law which guides our determination of the questions presented by this appeal. The complaint alleges that the appellee had a fee simple title to this real estate. In an action to quiet title to real estate the plaintiff must prevail on the strength of his own title. The failure of the defendant to establish title to the real estate in question can furnish no ground for a recovery by a plaintiff. Graham v. Lunsford, 1897, 149 Ind. 83, 48 N.E. 627; Chapman v. Jones, 1898, 149 Ind. 434, 47 N.E. 1065, 49 N.E. 347; Ragsdale v. Mitchell, 1884, 97 Ind. 458.

Whenever in an action of ejectment or to quiet title the complaint or cross-complaint alleges a legal title, a recovery cannot be had by proof of an equitable title. The foregoing were cases to recover the possession of real estate but all the provisions of the statute in regard to actions to recover the possession of real estate apply to actions to quiet title. The same general rules govern a cross-complaint that govern a complaint. Johnson v. Pontious, 1888, 118 Ind. 270, 20 N.E. 792, with authorities. Plaintiff or cross-complainant who pleads a legal title cannot recover on proof of equitable title. Coppock v. Austin, 1904, 34 Ind.App. 319, 72 N.E. 657; Grissom v. Moore, 1885, 106 Ind. 296, 6 N.E. 629; Danforth v. Meeks, 1911, 176 Ind. 400, 96 N.E. 153; Lowe's Revision of Works' Indiana Practice, Vol. 1, p. 514.

The supplemental stipulation of facts, paragraph 7, recites: There is no showing under the records of Madison County Auditor, Assessor, Surveyor or Treasurer that (here follows description) the real estate is listed in the name of the plaintiff.

In the complaint the appellee alleges legal title to the land. He proved no such title and so he could not have a decree quieting title in himself. Sawyer v. Kleine, 1938, 118 Ind.App. 616, 82 N.E.2d 533.

In the case of ...