Peterson v. Taylor

• Decision Date: 07 May 1987
• Docket Number: No. 86-455,86-455
• Citation: 44 St.Rep. 754,226 Mont. 400,735 P.2d 1120
• Parties: Esther P. PETERSON, Plaintiff and Appellant, v. George TAYLOR and Gewynn Taylor, his wife, the heirs and devisees of Charles T. Howitt, Deceased, and all other persons unknown, claiming or who might claim any right, title, estate or interest in, or lien or encumbrances upon, the real property described in the complaint or any thereof adverse to Plaintiff's ownership or any cloud upon Plaintiff's title thereto whether such claim or possible claim be present or contingent, Defendants and Respondents.
• Court: Montana Supreme Court

Page 1120

735 P.2d 1120

226 Mont. 400

Esther P. PETERSON, Plaintiff and Appellant, v. George TAYLOR and Gewynn Taylor, his wife, the heirs and devisees of Charles T. Howitt, Deceased, and all other persons unknown, claiming or who might claim any right title, estate or interest in, or lien or encumbrances upon the real property described in the complaint or any thereof adverse to Plaintiff's ownership or any cloud upon Plaintiff's title thereto whether such claim or possible claim be present or contingent, Defendants and Respondents.

No. 86-455.

Supreme Court of Montana.

Submitted on Briefs March 5, 1987.

Decided April 16, 1987.

Rehearing Denied May 7, 1987.

Gregory O. Morgan, Bozeman, for plaintiff and appellant.

Morrow, Sedivy & Bennett; Terry Schaplow, Bozeman, for defendants and respondents.

SHEEHY, Justice.

Plaintiff Esther Peterson appeals the findings of fact, conclusions of law, and order of the District Court, Fifth Judicial District, County of Madison which quieted title to property in Pony, Montana. We affirm the order of the District Court.

The dispute in this case arises over the ownership of a tract of land designated as the "Mill Site" on the 1877 plat map for the townsite of Pony. Plaintiff Mrs. Peterson was born and raised in Pony. Her father, Dave Box, ran the Pony Electric Company, which was located at the southern end of the Mill Site directly behind the family house. The Box family home was located on a 80' x 100' parcel also within the Mill Site. Mrs. Peterson apparently was under the impression that her family owned the entire tract of land locally known as the Mallory Mill Site, an area of 4.18 acres.

Defendants George and Gewynn Taylor claim their interest in the Mallory Mill Site as devisees under the will of Charles Howitt. Mr. Howitt had been married to Emily Morris Howitt, niece of Leah Morris Mendenhall, the common grantor of both the Howitts and the Boxes.

The ownership history of the Mallory Mill Site is as follows. William Morris and Henry Elling each received 1/2 interest in the entire Mill Site by sheriff's deed dated 1891. After each man's death, their interests in the Mill Site devolved such that in 1931, Leah Morris Mendenhall owned a 1/6 interest in the Mill Site, and the Elling Estate Company owned a 5/6 interest in the Mill Site. In 1931, Leah Mendenhall and the Elling Estate Company executed a deed in favor of Dave Box which granted to him as follows:

That certain piece or parcel of land lying, being, situated and contained in the Southeast quarter of the Southwest quarter (SE 1/4 SW 1/4) of Section eighteen (18), Township two (2) South of Range two (2) West, Montana Principal Meridian, and comprising all that part or portion thereof lying at and within the southerly end of the tract heretofore known and designated as the Mallory Millsite not platted, dedicated and included in the certain recorded dedication and plat of the Millsite Addition to the Town of Pony, now appearing on file and of record in the office of the County Clerk and Recorder of Madison County, Montana, together with all buildings, improvements and machinery, including water wheel, generators, motors and equipment therefor, held, owned and used for and in connection with the electric lighting and power plant of the grantors and all poles, wires, transformers, meters and other equipment comprising the electric lighting system of the town of Pony, and the so-called Strawberry power line extending between said Pony power plant and the Strawberry-Keystone mine and mill; and also therewith the certain water right and ditch and reservoir right and wooden acqueduct [sic] or pipe line leading to said plant from the ditch and reservoir hereinafter mentioned, and the certain water right, dam, ditch, reservoir, headgate and overflow rights and the use, privileges and rights of way thereof and therefor, comprising and including what is generally known as the Mallory or Elling & Morris water and ditch rights previously, from about 1876 to 1902, used for the Mallory mill and Elling & Morris stone mill on the Elephant Lode Mining Claim, and thereafter to and including the present time used for the operation of the so-called Elling & Morris hydro-electric plant now hereby conveyed; and the good will of the electric lighting business; excepting, however, and hereby recognizing and reserving only from this conveyance the sufficient and necessary use of said ditch and water for irrigation and domestic uses on the southerly 250 feet of said Elephant Lode Mining Claim, known as the W.W. Morris residence tract.

It is the interpretation of this deed which is the center of controversy in the instant quiet title dispute.

Mrs. Peterson filed her complaint to quiet title to the Mill Site in 1984. A non-jury trial was held July 15 and 16, 1986. On August 5, 1986, the District Court issued findings of fact, conclusions of law, and an order and memorandum stating that both Petersons and Taylors had a vested interest in the Mill Site and that both had paid taxes on a part of the Mill Site. The court then ordered an equitable partition of the property.

Mrs. Peterson specifies four issues on appeal:

1) Whether findings no. 7 and 9 of the District Court order are unsupported by the evidence and clearly erroneous?

2) Whether the 1931 deed to Dave Box is ambiguous?

3) Whether the District Court's interpretation of the 1931 deed to Dave Box was error of law?

4) Whether Esther Peterson has established title by adverse possession?

A quiet title action is a suit in equity. Dahlberg v. Lannen (1929), 84 Mont. 68, 76, 274 P. 151, 153. Under Sec. 3-2-204(5), MCA, the duty of this Court in equity cases is to review all questions of fact and law. Where it is alleged that the evidence is insufficient to support the findings of the trial court, we will not set aside those findings unless there is a decided preponderance of the evidence against them. Dahlberg, at 77, 274 P. at 153; Rase v. Castle Mountain Ranch, Inc. (Mont.1981), 631 P.2d 680, 684, 38 St.Rep. 992, 996. Where issues of fact are close, this Court sitting in equity cases will defer to the findings of the trial court since it is in a better position to make decisions of fact. Rase, at 684, 38 St.Rep. at 996.

Issues no. 1, 2 and 3 all relate to the District Court's interpretation of the 1931 deed to Dave Box. Mrs. Peterson's main contention is that under the District Court's interpretation...