Montgomery v. Branon

• Decision Date: 01 June 1971
• Docket Number: No. 18-70,18-70
• Citation: 278 A.2d 744,129 Vt. 379
• Parties: Charles L. MONTGOMERY et al. v. W. Barry BRANON et al.
• Court: Vermont Supreme Court

Page 744

278 A.2d 744

129 Vt. 379

Charles L. MONTGOMERY et al. v. W. Barry BRANON et al.

No. 18-70.

Supreme Court of Vermont.

June 1, 1971.

Hanford G. Davis, Brandon, for plaintiffs.

Black & Plante, White River Junction, with George W. Ray, Jr., White River Junction, of counsel, and Kinney & Carbine, Rutland, for defendants.

Before HOLDEN, C. J., and SHANGRAW, BARNEY and KEYSER, JJ. SHANGRAW, Justice.

The case has been appealed to this Court on two occasions and is reported in 125 Vt. 362, 216 A.2d 41, and 127 Vt. 83, 238 A.2d 650.

The plaintiffs' action is in ejectment and pertains to an undivided one-half interest in and to a small lot of land lying on the westerly shore of Hinkum Pond in the Town of Sudbury, Vermont. Plaintiffs own the remaining undivided one-half interest in and to the lot. There is a camp or cottage and outhouses located on the lot in question. Hinkum Pond covers an area approximately twenty acres and is public waters.

During the trial below of the first appeal to this Court reported in 125 Vt. 362, 216 A.2d 41, the defendants simultaneously claimed title by deed to a limited area, and beyond the limits of the deed, by adverse user. The trial court apparently found itself, in the presence of evidence of occupation and evidence of boundary locations, dissatisfied with the proof. Judgment was rendered below in favor of the plaintiffs. The county court's judgment order recognized defendants' claim only as to the cottage itself and the land beneath the building. The defendants appealed and this Court held that the trial court applied too rigorous a test to the defendants' evidence. The judgment was reversed and cause remanded for further evidence, if necessary, so that a decree may be drawn setting forth with certainty the bounds of defendants' lot.

On rehearing the defendants again claimed ownership by adverse possession to a parcel of land surrounding the camp. This Court in 127 Vt. 83, at pages 89 and 90, 238 A.2d 650, settled the issue of adverse possession favorably to the defendants. The only matter then left for determination was the fixation of the boundary lines of the lot to which the defendants were entitled.

The trial court made new findings of fact and determined its boundaries. Judgment was rendered in favor of the plaintiffs from which the defendants appealed. This Court held at page 91 of the opinion, 238 A.2d 650 that the description of defendants' tract of land as set forth in the challenged findings was not supported by the evidence. Judgment was reversed and the cause remanded.

Following this remand, the case was again heard by the court in Rutland on October 7th and 27th, 1969. Findings of fact were promptly made and filed. These were followed by a judgment order. One of the defendants, W. Barry Branon, timely filed a notice of appeal to this Court from the order.

Prior to the filing of the findings of fact it was stipulated by the parties that the transcript of the testimony at the hearing held by the Rutland County Court on July 26th and 27th, 1966, may be entered in evidence in toto as an exhibit, and that the county court may make use of it in its preparation of the findings of fact. This had reference to the trial and result which was later appealed to this Court and reported in 127 Vt. 83-91, 238 A.2d 650.

The notice of appeal from the judgment order brings the whole case, including all questions litigated in the court below which affect the final judgment, if they are briefed, to this Court for review. Krupp v. Krupp, 126 Vt. 511, 513, 236 A.2d 653; Century Indemnity Co. v. Mead, 121 Vt. 434, 436, 159 A.2d 325.

About 1921 or 1922 Charles Scott and wife built a camp on the lot in question. Later, in 1924, the Scotts were deeded one-fourth acre of land, more or less, which included the land on which the camp was situated. By subsequent deeds to various users and occupants of the camp property, this property was eventually conveyed by Cecilia Mulcahy, grantor, to Thomas J. and Vivian Moroney and W. Barry Branon and Mary M. Branon by warranty deed dated October 18, 1943. The description in the Mulcahy deed in part states that the parcel conveyed contains one-fourth acre of land, be the same more or less, and bounded on all four sides by lands of Mary Germond. The description continues by stating '(a) lso a right of way over lands owned by said Mary Germond to and from the road and to and from Hinkum Pond.' The descriptions in all the deeds in defendants' chain of title are the same as that in the deed from Cecilia Mulcahy to the Maroneys and the Branons dated October 18, 1943.

Since the beginning of this litigation the plaintiffs have acquired the half interest of the Maroneys, two of the original defendants. This leaves the defendants, W. Barry Branon and Mary M. Branon, only an undivided one-half interest in and unto the property in controversy.

By finding 26 the trial court found that the defendants and their predecessors in title have possessed, occupied and used continuously, uninterruptedly, openly, notoriously, hostilely and under a claim of ownership for more than fifteen years prior to the commencement of this litigation, the following described land and premises:

Beginning at a point where stands a pine tree located approximately twenty-nine (29) feet, from the west shore or westerly waters edge of Hinkum Pond, which tree bears or did bear the legend S thereon and which tree designates the northeast corner of the area here described; thence turning and running in a straight line westerly a distance of approximately 113 feet to a point a short distance beyond the location of the old 'outhouse'; thence turning and running in a southerly direction a distance of approximately 144 feet to a point in the south side of the Ramp Road, so-called, which Ramp Road extends east to the shores of Hinkum Pond. Said point established herein as the south westerly corner of the area described is approximately 10 feet from a 30 inch pine stump designated on defendants exhibits D and G; thence turning and running in an easterly direction along the southerly side of the Ramp Road a distance of approximately 122 feet to a 10 inch elm tree with a cable embedded therein, which elm is near the southwesterly corner of the so-called new dock (see defendants exhibits D and G); thence turning and running in a northerly direction, or a little northwesterly, a distance of approximately 135 feet to the pine tree marking the place or point of beginning.

By amended and supplemental findings of fact the court determined that the defendants have acquired an interest in and to the land described in finding 26 by adverse possession. It was also therein found that any right, title or interest in and to the premises in question which the defendants have acquired by adverse possession is limited and confined to an undivided one-half (1/2) interest therein in that the plaintiffs are the owners of the remaining or other undivided one-half interest.

A judgment order was later issued in which it was Ordered and Decreed that the plaintiffs have and recover from the defendants the seisin and peaceable possession of all and singular the land and premises with the appurtenances thereof as described and set forth in plaintiffs' complaint EXCEPT an undivided one-half interest in and to that portion of said premises described in paragraph 26 of the Court's findings of fact. Then followed verbatim the description and boundaries as stated in paragraph 26 of the findings of fact.

The judgment order continued by awarding the plaintiffs damages of one dollar ($1.00) together with taxable costs in this action. Execution and a writ of possession to issue forthwith.

The defendants base their appeal on the following grounds, viz: (1) that the court erred in finding, in effect, that the defendants had not acquired title by adverse possession to any portion of the lake shore; (2) that, even if the first claim of error is not sustained, the court erred in failing to find that the defendants had acquired an easement from the land in question to the water's edge; and (3) that it was error, in view of the findings, to render a judgment in favor of the plaintiffs to recover damages in the amount of one dollar and for the defendants to pay the costs.

The defendants' third point as to damages and costs is not briefed and therefore consequently waived. Little v. Loud, 112 Vt. 299, 301, 23 A.2d 628; State v. Noyes, 111 Vt. 178, 13 A.2d 187.

The camp in question is situated approximately 75 feet west of the shore line of Hinkum Pond. It has been occupied since its construction in 1921 or 1922 mostly as a fishing and hunting lodge. The land in the vicinity of the camp is open, unenclosed, and has the appearance of being in its natural state with a growth of brush, saplings and small trees. There is however a grass area westerly of the camp. Also, to the south and southwest of the camp, within the area claimed by the defendants, two places have been used over the years for dumping refuse.

There is evidence that there is a well-worn path from the kitchen door of the camp to the pond. The path went southeasterly entering the so-called Ramp Road leading to the dock as it reaches the pond. this road leading to the pond was of sufficient width to accommodate motor vehicles in transporting boats to and from the pond. There is evidence that this path had existed at least since 1933 or 1934.

The defendants are primarily concerned about a triangular parcel of land lying between the easterly line of their property and Hinkum Pond. The southeasterly corner of their lot, as found by the lower ...