Spencer v. Wabash R. Co.

• Decision Date: 25 October 1906
• Parties: JOHN SPENCER, Appellant, v. WABASH RAILROAD CO., Appellee
• Court: Iowa Supreme Court

109 N.W. 453

132 Iowa 129

JOHN SPENCER, Appellant, v. WABASH RAILROAD CO., Appellee

Supreme Court of Iowa, Des Moines

October 25, 1906

Appeal from Monroe District Court.--HON. ROBERT SLOAN, Judge.

CONDEMNATION proceedings, wherein defendant appealed to the district court from an award made by a sheriff's jury called to assess plaintiff's damages to certain property. Many pleadings were filed in the district court, and to a reply filed by plaintiff to some of defendant's answers defendant demurred. This demurrer was sustained, and, plaintiff electing to stand upon his pleadings, judgment was rendered for defendant, and plaintiff appeals.

Affirmed.

Ben McCoy, Mason & Mason, and Fred Townsend, for appellant.

T. B Perry, for appellee.

DEEMER J. WEAVER, J. MCCLAIN, C. J., (dissenting).

OPINION

DEEMER, J.

This is one of a series of cases, involving what is known as "abandoned rights of way," which have given us much trouble in the past, and about which we have not been entirely agreed. The case now before us, however, involves one new proposition, and to this we shall now turn our attention. In May of the year 1868 one Eleanor H. Moore was the owner of the S. E. 1/4 of the S. E. 1/4 of section 9 township 71, range 17, in Monroe county, Iowa, and on the 10th day of that month she executed and delivered a deed to the Iowa Central Railroad Company, as right of way, one hundred feet wide through the quarter of land above described for railway purposes only. It was expressly provided in the deed that, if the said premises are not used for said railroad purposes, "it is to revert and rest in said Eleanor H. Moore." In the year 1876 Eleanor H. Moore conveyed the quarter above described to John Spencer, Sr.; the deed containing this reservation or exception: "Excepting a strip of land 100 feet wide heretofore deeded to the Iowa Central Railroad, being the same now occupied by said company's road as located across said land." John H. Spencer, Sr., died intestate, and the widow and other heirs, save John Spencer, Jr., conveyed the land of which Spencer, Sr., died seised to John Spencer, Jr.; the deed containing this exception: "Excepting the right of way of the Chicago, Burlington & Quincy Railroad and the Centerville, Monrovia & Albia Railroad." This conveyance was made March 4, 1893. It appears that the Central Railroad of Iowa succeeded to the rights of way of the Iowa Central Railroad Company some time in the year 1870. In 1879 the Moulton & Albia Railroad Company condemned the right of way in controversy, as against the Central Railroad Company, and built a railway thereon, which it and its successor, the Chicago, Burlington & Quincy Railroad Company, used for a right of way and operated as a railway until about the year 1888, when it was abandoned by them. In the year 1897 the rails and ties were removed from the right of way. In the year 1899 the defendant company purchased of the Chicago, Burlington & Quincy Railroad Company the right of way in question, with other rights of way through the township in which the land in controversy is situated, for the sum of $ 15,750, and almost immediately constructed its line thereon. Plaintiff, without refunding any money theretofore received for the right of way, and without offer to reimburse defendant for its expenditures, commenced this proceeding by having a sheriff's jury called to assess his damages. That jury made an award, from which defendant appeals, and among the pleadings filed in the district court was a reply setting up the deeds from Moore to the Iowa Central Railroad, from Moore to Spencer, Sr., and from the widow and heirs to Spencer, Jr., and claiming title to the land through reversion, because of the abandonment of the right of way from the years 1888 to 1899. Plaintiff further pleaded that defendant took nothing by its deed from the Chicago, Burlington & Quincy Railroad, and averred that he became the owner of the right of way in the year 1893 by virtue of the conveyance to him from his mother and the other heirs of John Spencer, Sr., deceased.

Section 2015 of the Code provides, in substance, among other things, that if a railway shall not be used or operated for a period of eight years the right of way, including the roadbed, shall revert to the owner of the land from which said right of way was taken. For the purposes of the case we shall treat the right of way as abandoned by nonuser, and also concede that neither the original landowner nor his grantee need refund the compensation received for the original right of way. Indeed, these propositions are not now involved. We shall also assume that title reverted by nonuser for more than eight years to some one, and that this reversion became complete some time in the year 1896. The question is, to whom did the land revert? Plaintiff contends that as purchaser from the heirs of the owner of the adjoining and contiguous land it reverted to him, while defendant insists that he never obtained title to the fee, and that in no event could the title revert to him, because of the provision in the deed from Eleanor H. Moore to the Iowa Central Railroad Company stipulating for reversion to her in case the property was not used for railway purposes. The exceptions in the deeds in plaintiff's chain of title have already been noticed. They are of a strip of land one hundred feet wide theretofore conveyed to the Iowa Central Railroad Company. An exception in a deed withholds from its operation some part or parcel of the thing which but for the exception would pass by the general description to the grantee. It differs from a reservation, in that the latter creates some new right issuing out of the thing granted, and which did not exist before as an independent right. Jones on Real Property, section 503, and cases cited. An exception is always of some part of the estate not granted at all. An exception from the thing granted is also quite different from an exception in the covenants of warranty. In one case nothing is granted, and in the other the entire estate is granted, but by the covenant of warranty there is an exception which operates upon the warranty, and not upon the estate granted. The exception was of a strip of land theretofore conveyed to the Iowa Central Railroad Company. This is definite and certain, and under the facts cannot be treated simply as an attempt to limit the covenants of warranty. Kuhn v. Farnsworth, 69 Me. 404; Munn v. Worrall, 53 N.Y. 44 (13 Am. Rep. 470); Umscheid v. Scholz, 84 Tex. 265 (16 S.W. 1065); Rushton v. Hallett, 8 Utah 277 (30 P. 1014). The cases above cited are directly in point, and to our minds controlling upon the proposition here involved.

II. But there is another reason why plaintiff cannot recover. The land was not originally condemned for railway purposes. It was acquired by deed from Eleanor H. Moore, and in that deed we find the following: "With the express condition that, if said premises is not user for said railroad purposes, it is to revert and rest in said Eleanor H. Moore." It was perfectly competent for the parties to thus contract, and, having so agreed, the statute to which we have referred could not operate to prevent the reversion so agreed upon. Notwithstanding the statute, the...