129 Va. 19 | Va. | 1921
after making the foregoing statement, delivered the following opinion of the court:
We feel that we should say, however, in this connection the following: It is urged in behalf of the plaintiff that we decided in the case of Christian v. Bulbeck, 120 Va. 74, 90 S. E. 661, in what is said at p. 82 of 120 Va., at p. 663 of 90 S. E., that adverse possession is a defense which can be made in the statutory proceedings such as is the instant case, only under a plea of the statute of limitations. The issue in that case was whether such defense could be made at all in such a proceeding. We held that certainly under a plea of the statute of limitations adverse possession is a defense which may be made in such a proceeding. We there left undecided whether such plea is or is not necessary in such a proceeding in order to admit the defense of adverse possession. It is well settled that such plea is not necessary in an action of ejectment and that adverse possession is, a defense which can be made in that form of action under the general issue. James River, etc., R. Co. v. Robinson, 16 Gratt. (57 Va.) 434; Reynolds v. Cook, 83 Va. 817, 3 S. E.
3. Was it error in the trial court to refuse to give the following instruction asked for by the defendant, namely:
“(1) The court instructs the jury that the burden in this case is upon the plaintiff, Booth, to prove to the satisfaction of the jury that he had a complete legal title to the premises claimed by him, and the right to the possession thereof at the institution of this suit, before he can recover and that he must recover, if at all, on the strength of his own title and cannot rely on any weakness of the title of the defendant, and that in order to recover he must prove affirmatively that he is entitled to the premises, and that the defendant is not entitled, before recovery can be had
And in giving only the following instruction to the jury, namely:
“The jury are instructed that the question before them is the location of the true boundary line between the lands of plaintiff, Isham Booth, and the lands of the defendant, John W. Bradshaw, and they are to determine that from all the evidence in this case; and if from, the evidence they can determine the true line, they should describe that line as accurately as possible, indicating the same by reference to any plats or surveys offered in evidence, or otherwise as may be proper?”
It is admitted in argument for the plaintiff that in an ejectment suit involving the same facts as are involved in the proceeding before us, the established rule is that the instruction aforesaid which was refused should have been given. See as some of the authorities on the subject, McKinney v. Daniel, 90 Va. 702, 19 S. E. 880; Va. Coal & Iron Co. v. Keystone Coal & Iron Co., 101 Va. 730, 45 S. E. 291; Carter v. Wood, 103 Va. 68, 48 S. E. 553; Reusens v. Lawson, 91 Va. 226, 254, 21 S. E. 347; Buntin v. Danville, 93 Va. 203, 24 S. E. 830.
“ (2) The court instructs the jury that the plaintiff cannot recover by showing a conflict of claims between himself and the defendant, but he must show affirmatively by a preponderance of the evidence that his claim to the premises is positive, valid and complete, as the possession of the defendant, or those under whom he claims, of the premises claimed, is valid against every one, except a plaintiff proving a superior title?”
• For the same reasons stated above in the discussion of the action of the trial court on the other instructions above mentioned, we are of opinion that the action of the court here in question was error; that such error was harmful in so far as the “C D E” parcel- of land in controversy is con
On this subject it is deemed sufficient to say that there are expressions in these instructions which are not entirely accurate as applicable to the evidence in the instant case. Moreover, they merely elaborate the proposition of law enunciated in instructions Nos. (1) and (2) above quoted, and the giving of additional instructions on this point would have unduly emphasized this subject before the jury. Hence upon another trial of the case, if such is had with respect to the “C D E” parcel of land, the additional instructions'Nos. (3) and (4) should not be given.
“(5) The court instructs the jury that if they believe from the evidence that the plaintiff at the time of the purchase of real estate involved in this controversy in 1905 by the defendant, was given notice, or knew of the survey of said realty as made by or on behalf of the defendant at or about the time of said purchase, and stood by and permitted or acquiesced in such survey, without making known such alleged claim to the purchaser or his representatives, as to ■ any part of said property, and that he furthermore acquiesced in said survey as established at that time, or assented thereto at any time prior to the institution of this action, that he is now estopped from asserting any such adverse claim to any part of said property as shown by said survey in this controversy?”
This question must be answered in the negative.
The foregoing disposes of all of the assignments of error in the case.
For the reasons above given the judgment under review will be affirmed in so far as the boundary line from “A” to “B,” and the parcel of land “a b B A,” shown on said diagram are concerned; but it will be set aside and annulled in so far as the boundary line from “B” to “D” and the parcel of land “C D E,” shown on said diagram is concerned; and the case will be remanded for a trial de novo upon the question of the true location of the last named boundary line and of whether the plaintiff is entitled to recover the last named parcel of land, if the plaintiff should be so advised; such new trial to be had not in conflict with
Reversed in part and remanded.