{ "id": 11271802, "name": "FRANK WALDO et al. v. W. L. WILSON", "name_abbreviation": "Waldo v. Wilson", "decision_date": "1917-05-30", "docket_number": "", "first_page": "689", "last_page": "693", "citations": [ { "type": "official", "cite": "173 N.C. 689" } ], "court": { "name_abbreviation": "N.C.", "id": 9292, "name": "Supreme Court of North Carolina" }, "jurisdiction": { "id": 5, "name_long": "North Carolina", "name": "N.C." }, "cites_to": [ { "cite": "147 N. C., 654", "category": "reporters:state", "reporter": "N.C.", "opinion_index": 0 }, { "cite": "106 N. C., 172", "category": "reporters:state", "reporter": "N.C.", "case_ids": [ 8650939 ], "pin_cites": [ { "page": "181" } ], "opinion_index": 0, "case_paths": [ "/nc/106/0172-01" ] }, { "cite": "15 N. C., 158", "category": "reporters:state", "reporter": "N.C.", "case_ids": [ 11275901 ], "opinion_index": 0, "case_paths": [ "/nc/15/0158-01" ] }, { "cite": "94 N. C., 344", "category": "reporters:state", "reporter": "N.C.", "case_ids": [ 8651043 ], "opinion_index": 0, "case_paths": [ "/nc/94/0344-01" ] }, { "cite": "26 N. C., 310", "category": "reporters:state", "reporter": "N.C.", "case_ids": [ 8692643 ], "pin_cites": [ { "page": "314" } ], "opinion_index": 0, "case_paths": [ "/nc/26/0310-01" ] }, { "cite": "15 N. C., 163", "category": "reporters:state", "reporter": "N.C.", "opinion_index": 0 }, { "cite": "159 N. C., 497", "category": "reporters:state", "reporter": "N.C.", "case_ids": [ 8659678 ], "opinion_index": 0, "case_paths": [ "/nc/159/0497-01" ] }, { "cite": "79 N. C., 480", "category": "reporters:state", "reporter": "N.C.", "case_ids": [ 8694198 ], "opinion_index": 0, "case_paths": [ "/nc/79/0480-01" ] }, { "cite": "140 N. C., 259", "category": "reporters:state", "reporter": "N.C.", "opinion_index": 0 }, { "cite": "132 N. C., 789", "category": "reporters:state", "reporter": "N.C.", "opinion_index": 0 }, { "cite": "131 N. C., 586", "category": "reporters:state", "reporter": "N.C.", "case_ids": [ 8662116 ], "opinion_index": 0, "case_paths": [ "/nc/131/0586-01" ] }, { "cite": "15 N. C., 417", "category": "reporters:state", "reporter": "N.C.", "case_ids": [ 11276721 ], "opinion_index": 0, "case_paths": [ "/nc/15/0417-01" ] }, { "cite": "138 N. C., 439", "category": "reporters:state", "reporter": "N.C.", "opinion_index": 0 }, { "cite": "35 N. C., 312", "category": "reporters:state", "reporter": "N.C.", "case_ids": [ 11275095 ], "opinion_index": 0, "case_paths": [ "/nc/35/0312-01" ] }, { "cite": "159 N. C., 420", "category": "reporters:state", "reporter": "N.C.", "opinion_index": 0 } ], "analysis": { "cardinality": 586, "char_count": 11686, "ocr_confidence": 0.442, "pagerank": { "raw": 7.63454121895651e-08, "percentile": 0.45104058190265145 }, "sha256": "96b11376718c64c17f208388c89fc2f561952bdee7cf4bce3f3dd86bf514a32f", "simhash": "1:fec8ef518a1c98e0", "word_count": 2073 }, "last_updated": "2023-07-14T14:49:44.051040+00:00", "provenance": { "date_added": "2019-08-29", "source": "Harvard", "batch": "2018" }, "casebody": { "judges": [], "parties": [ "FRANK WALDO et al. v. W. L. WILSON." ], "opinions": [ { "text": "BrowN, J.\nThis action is brought to recover damages for a trespass upon a certain tract of land described as Entry No. 6317, Grant No. 8032, plaintiffs alleging that they are the owners in fee and in possession of said tract, and that defendant has wrongfully entered and cut valuable timber growing thereon. Plaintiffs further aver that defendant claims an interest in said land adverse to plaintiffs, which pretended claim of title constitutes a cloud on plaintiffs\u2019 title and prevents them from selling or disposing of the same.\nThe defendant denies the unlawful trespass, sets up title to and possession of the land, and pleads statute of, limitations.\nThe plaintiffs claim the land under Grant No. 8032, dated 30 March, 1887, issued to plaintiffs on Entry 6317. Defendant claims the land under Grant 3093, dated 14 March, 1877, issued on same Entry 6317 to Joseph L. Stickney, and by mesne conveyances from him to defendant.\nThe plaintiffs make two contentions :\n1. That the grant under which defendant claims the land is void, and that the court should have so declared.\n2. That plaintiffs have been in adverse possession of the lands covered by defendant\u2019s grant or entry 6317 under color of title for more than seven years prior to commencement of this action. \u2022\nWe fail to see the force of plaintiffs\u2019 contention that the defendant\u2019s grant is void and that the court should have so declared.\nTbe grant appears to be regular, so far as the record discloses. The lands were duly entered and surveyed and bonds for the purchase money filed as required by law, and the purchase money paid 15 April, 1865.\nThere is evidence that this payment was made by the assignee of the surety of David Christy, purchaser, and the grant issued to Joseph L. Stickney under whom the defendant claims in pursuance of such payment and assignment.\nIt cannot be denied by plaintiff that the land was open to entry and that the entry was legal, for he bases his grant upon the same entry. As the defendant\u2019s grant is oldest and based upon the same entry, it will take priority unless it is successfully attacked, and that cannot be done collaterally, as is now attempted. A grant cannot be attacked collaterally for fraud or irregularity. There is a presumption that a grant is valid and that all preliminary steps have been taken which are required by law. Westfelt v. Adams, 159 N. C., 420.\nThe rules regulating the issue of patents by the State are directory, and a compliance with them is presumed. As said by Ghicf Justice Marshall: \u201cThat every prerequisite has been performed is an inference properly deducible and which every man has a right to draw from the existence of the grant itself.\u201d Polk v. Wendal, 9 Cranche (U. S.), 87; Stanmire v. Powell, 35 N. C., 312; Janney v. Blackwell, 138 N. C., 439.\nIt is true that a junior grantee may collaterally attack a senior grant in cases where the land was not open to entry and grant at the time the senior grant was issued, but both grants were issued on same entry, and if the land was not open to entry when entered, both grants would be void. This could not help plaintiffs, for the burden is on them to show a valid title to the land.\nThere are no allegations of fraud set out in the complaint, and if there were, plaintiffs could not attack the issuing of'the senior grant for fraud. That is a matter for the State. Crow v. Holland, 15 N. C., 417; Henry v. McCoy, 131 N. C., 586.\nIf plaintiffs ever had a remedy against defendant it was an action based upon proper pleadings to have defendant declared a trustee for their benefit, and such action must have been brought within ten years of registration of the senior grant. Ritchie v. Fowler, 132 N. C., 789; McAden v. Palmer, 140 N. C., 259.\nHis Honor properly instructed the jury that although plaintiffs\u2019 grant was junior, it was good as color of title, and that if plaintiffs had been in adverse and continuous possession, open and notorious, of the land covered by it for seven years preceding the commencement of the action they should find the first issue for them.\nIt must be admitted that the evidence of adverse possession is not very satisfactory, but as the judge submitted it to the jury, and they found against plaintiffs, we are not called upon to pass on its sufficiency.\nThere was evidence that plaintiffs\u2019 cattle in varying numbers ranged over the land covered by 6317 and upon any other uninclosed lands, and that the cattle and hogs of others ranged over same lands. The lands were not fenced, and the cattle ranged .at will. Also, that plaintiffs cut some timber on those lands and put up some trespass notices. There was also evidence that said entry adjoins Entries 376 and 1002, both older than 6317, and that plaintiffs had a valid title to the lands covered by them.\nThere was evidence offered by the plaintiff tending to show that if the line of 376 was located as surveyed by the witness Denton, then a portion of a field cleared in 1895 and used by the plaintiffs\u2019 tenant extended over into Entry 6317, and covered a very small portion thereof, estimated by one witness to be one twenty-fifth of an acre; and there was further evidence that if the line of 376 was located as surveyed by the witness Crisp, then about one-fiftieth of an acre of the field along 376 and 1002 extended over into 6317. There was evidence of a marked line running between Entry 1002 and Entry 376, and then extending on north between Entry 376 and Entry 6317 to a black oak a short distance west of a corner of Entry 376 .as laid down on the plat, and that if this marked line was the true line of 376, then no part of the field referred to was situated on 6317.\nThe plaintiffs\u2019 witnesses describe No. 6317. as \u201ca rough mountain land, most of it being open woods. It is a well timbered tract and not suitable for agricultural purposes.\u201d\nWe do not think the actual possession of so minute a part of a 640 acre' tract as the little clearing described by plaintiffs\u2019 witness Denton was of itself necessarily notice to defendants that plaintiffs claimed adversely the entire tract.\nThe possession of this little clearing may have been accidental, or unintentional, growing out of some error in running the division line, and with no purpose to claim title to the whole. If so, such possession would not be adverse and would not constitute a disseisin. Parker v. Banks, 79 N. C., 480; Snowden v. Bell, 159 N. C., 497.\nUpon this evidence the court properly and clearly instructed the jury as follows:\n\u201cIf the jury find from the testimony that the plaintiffs\u2019 alleged possession of the small field near the corner of 1002 extended to the extent of cne-twenty-fifth part of an acre or less into the boundary of 6817, and the jury further find that such possession of the plaintiffs was accidental or unintentional, and taken and held with no intent and purpose to claim title to tbe lands in controversy by reason of sucb possession, tben they will find tbat sucb possession was not adverse to tbe defendant nor sufficient to vest title in tbe plaintiffs to tbe land in dispute.\n\u201cWhen two persons own adjoining land and one runs tbe fence so near tbe line as to induce tbe jury to find tbat any slight encroachment was inadvertently or unintentionally made, and tbat it was tbe purpose to run tbe fense on tbe line, tbe possession constituted by sucb inelosure may be regarded as permissive, and not adverse even for tbe land inside tbe inclosure. (Green v. Harman, 15 N. C., 163.)\n\u201cIf tbe possession taken by tbe plaintiffs under their claim of title at or near tbe corner of 1002 was of a portion of tbe lands covered by tbe defendant\u2019s paper title so very minute tbat tbe true owner in tbe exercise of ordinary diligence might remain ignorant tbat sucb possession included bis land, or might fairly mistake tbe character of tbe possession and tbe intention of tbe occupants, tben tbe jury may, if they are so satisfied from all tbe evidence, find tbat sucb possession of so small a part of tbe land in dispute was not adverse to tbe true owner:\n\u201cIf you find from tbe testimony and by its greater weight tbat tbe extent of tbe possession of tbe plaintiffs and their agents, if any possession they bad of any part of tbe land covered by Entry 6317 at or near tbe comer of Entry 1002 was so limited or small as to afford a fair presumption tbat tbe plaintiffs\u2019 agents .and tenants mistook their; boundaries or did not intend to set up a claim within tbe lines of tbe grant or deeds under which tbe defendant Wilson claims, tben you would be justified in finding tbat sucb possession was not adverse.\u201d\nIt is well settled tbat where tbe possession is so limited in area as- to afford a fair presumption tbat tbe party mistook bis boundaries and did not intend to set up a claim within tbe lines of tbe other\u2019s deed, it is proper ground for presuming tbat tbe possession is not adverse. Bynum v. Carter, 26 N. C., 310, 314; King v. Wells, 94 N. C., 344; Green v. Harman, 15 N. C., 158; McLean v. Smith, 106 N. C., 172, 181; Currie v. Gilchrist, 147 N. C., 654.\nTbe contentions of tbe plaintiffs upon this feature of tbe case were clearly stated to tbe jury, but it is unnecessary to quote more fully to show tbat tbe court correctly understood 'and charged tbe nature and legal effect of sucb limited possession.\nWe have examined tbe fifty-two exceptions assigned as error, and we find nothing to justify another trial.\nNo error.", "type": "majority", "author": "BrowN, J." } ], "attorneys": [ "James H. Merrimon, J. 8. Adams for plaintiffs.", "Martin, Rollins & Wright for defendant." ], "corrections": "", "head_matter": "FRANK WALDO et al. v. W. L. WILSON.\n(Filed 30 May, 1917.)\n1. State\u2019s Lands \u2014 Grants\u2014Regularity.\nA grant is regular upon its face when the record discloses that it was duly entered and surveyed, and bonds for the purchase money filed as required by law, which was subsequently paid by the assignee of the surety of the purchaser and issued to the one under whom a party to the controversy claims title.\n2. Same \u2014 Same Entry.\nWhere the parties to a controversy to recover lands claim under a senior and junior grant based upon the same entry, the latter may not claim that the land was not open to entry at the time; and the oldest grant will take priority unless it is successfully attacked, which cannot be done collaterally for irregularity or fraud.\n3. State\u2019s Lands \u2014 Grants\u2014Presumptions\u2014Collateral Attack \u2014 Fraud\u2014Trusts and Trustees.\nThere is a presumption that a grant of State\u2019s lands, regular on its face,, is valid, required by law, has been taken, and a senior grant may be attacked for fraud by an adverse claimant, that being a matter for the State, his remedy being to have the grantee declared a trustee for his benefit.\n4. State\u2019s Lands \u2014 Limitation of Actions \u2014 Adverse Possession \u2014 Diminutive Extent \u2014 Color\u2014Grants\u2014Deeds and Conveyances.\nOccupation by an adjoining owner of a very small part of lands claimed by another, as a fiftieth part of an acre from a 640-acre tract, does not presume such adverse possession of the larger tract as will ripen title under color of a deed or grant, and the issue was, in this case, properly left to the jury under a charge of the court which was approved on appeal.\nCivil actioN to recover certain lands tried at September Term, 1916, of GRa-ham, before Harding, J., upon these issues:\n1. Are the plaintiffs the owners and entitled to the possession of the lands described in the complaint? Answer: \u201cNo.\u201d\n2. Is the defendant\u2019s possession of said land unlawful and wrongful? Answer: \u201cNo.\u201d\n3. What damage, if any, are the plaintiffs entitled to- recover? Answer :\n4. Is the defendant the owner and entitled to the possession of the lands described in this answer? Answer: \u201cYes.\u201d\nFrom the judgment rendered, plaintiffs appealed.\nJames H. Merrimon, J. 8. Adams for plaintiffs.\nMartin, Rollins & Wright for defendant." }, "file_name": "0689-01", "first_page_order": 747, "last_page_order": 751 }