292 Mass. 518 | Mass. | 1935
The petition seeks registration of title to a tract of over seven hundred acres with a frontage of about two miles on Cape Cod Bay at Sandy Neck in Barnstable, Massachusetts, and is before this court on an appeal by the town of Barnstable from a decision of the Land Court ordering a decree for the petitioner for registration of said land.
The material facts set forth in the decision of the Land Court are as follows: “Sandy Neck forms the greater part of a peninsula, about seven miles long, that stretches easterly along the shore of Sandwich and Barnstable between the Bay on the north and the marshes, estuaries and Barn-stable Harbor on the south. The portion in Sandwich is called Scorton Neck. From Scorton Neck the portion in Barnstable is called Sandy Neck, and extends easterly to Sandy Neck Light, situated on the point at the westerly entrance to Barnstable Harbor. The tract which constitutes locus in this case is about two and a half miles to the east of Scorton Neck, and about a mile to the west of the light
There is a controversy as to another tract, referred to and dealt with in the decision of the Land Court, called the Loring tract.
The main controversy is between the petitioner, the town and the Commonwealth, and concerns certain try-yards and a strip of land twenty rods wide adjoining the waters of the bay. Counsel for the town represents the Attorney General by special delegation. Complete record title prior to 1874 has not been found by the examiner. The Barnstable County records were destroyed by fire in 1827. No issue is raised as to the exact status of the title to land in the early days of Plymouth Colony, because “the marsh lots were set off in severalty in 1697, and the upland lots were, under the authority of the Town, set off in severalty by the Proprietors in 1714-15.” Rights in the aforesaid “try-yards” and in the “strip of hard land” depend on the effect of certain reservations and provisions which were considered in the course of that division.
Before that time, in 1643, the town had voted “that the commons should belong to the Inhabitants. In 1658 an order was passed for a method of division in severalty. In 1682 the Colony passed an Act providing for meetings of Proprietors of Common Lands and for making division thereof. In 1687 the Town voted that all common meadow land be divided ‘to them to whom of right it doth belong/ and 1691 a committee was appointed to determine that matter, which reported in January 1693-94. In 1697 the marsh at Sandy Neck was divided accordingly, and in connection therewith it was in 1698 voted that the proprietors of the lots have liberty to maintain a fence to prevent creatures from coming on to the Neck and doing damage. In 1701 the Town voted a committee to determine who are the proprietors of the remaining common lands. In 1703 such committee was chosen and reported the list, the rights to be computed on a basis of 6000 shares. In 1692, by Province Laws Chapter 29, proprietorships had been given the right to sue and be sued. The Proprietors Rec
At a proprietors’ meeting of February 16, 1714-15, it was voted that the common and undivided lands should be divided provided there can be a “sutable sceem Layed for the same”; and it was also voted at said meeting that notwithstanding said division there shall be “Reserved a Priviledg of twenty Rods from High water mark at ordinary Tides on the north side of Sandie neck for the use of the Proprietors or inhabitants of this Towne suysessuely to build Their fishing houses upon & to use for the benifit of fisherie.” At an adjourned meeting on February 21, it was voted that there should be a committee chosen to draw a “skeem for the divition of the Common Land of this Town,” and a committee of seven was chosen. At a meeting on March 9, 1714-15, it was voted “that all the Common Land of the Town be Layd out in two divitions to wit: the Land on this side in one and Sandie neck in one other divition and into such Lots as may best accomodate the whole allowing all sutable and Convenient wales in such divitions; & sume other spots or small perdis for publique uses; & that there bee a Comtee Chosen to draw sume generall directions for ye men yt shall be chosen to Lay out sd Lots to proseed by against an other meeting.” At a meeting on April 11, 1715, it was reported that the committee appointed by the proprietors to draw up general directions for the laying out of the remaining common land pursuant to the former vote of the proprietors were of the opinion “yt Sandieneck be Layed out into Sixty Lots As equal in value as may bee for Quantity & Quality Considdered spesiall Regard being had to ye wood Reseruing Priviledg & use of four spots or pesses for the seting up four Try houses of about half an acre to each for ye Laying blubber barrils wood & other nessesceries for ye trying of cyl as
At the end of the record of the description the following appears: “There is a Cartway alowed from ye back side at ye Whale housing to ye Triyards on ye south side & so to ye Landing near as it now goeth or at ye most convenient Place: And for as much as it is impracticable to fix & keep ways on such uncertain ground it is therefore ordered & determined yt there shall be free egress & Regress alowed as well from Lot to Lot as from ye one end of ye Neck to ye other & also across ye same as necessary occasions shall call for, He or they yt shall pass throw any fence or Inclosure to put up ye same There is alowed & ordered yt there shall & may be two Try-Houses set up, & Liberty of two Try-yards ye one in ye Lot where Bursleys Hous stands & ye other in ye Lot adjoyning to that on ye west side wth all convenient ways to and from ye north & south shoar at ye most convenient Places there abouts.”
The respondents claimed (1) that the town was vested with the fee in the twenty-rod strip and in two try-yard sites which were either excepted or reserved and became and remained vested in the town, or (2) that an easement for the benefit of the inhabitants of the town was thereby created which is still in existence and vested in the town, or (3) that there was a reservation or dedication for public purposes. The petitioner contended that the title to the different lots passed by set-off in severalty and in fee, bounded by the sea, and that the reservations were an easement only, which, if valid at all, was for a limited purpose and has now expired. The Land Court found in accordance with the petitioner's contention that by the division sever
The question arises, therefore, as to the effect of the various votes of the proprietors. It is the contention of the respondents that the clause “there shall be reserved a privilege of twenty rods” is a public declaration on the part of the proprietors that thé twenty-rod strip is reserved from being granted to any individual proprietor, and that that strip is set apart for public use; and that by the use of the word “successively” the proprietors made it plain that their intent was that the strip was reserved not only for their own use but also for the use of succeeding generations of the inhabitants of the town of Barnstable. The answer to this position is that it appears, and indeed it is not disputed by the respondents, that the proprietors could by vote pass title to common lands in making a division of such lands. Rumford School District v. Wood, 13 Mass. 193, 199. Gloucester v. Gaffney, 8 Allen, 11, 13. Tappan v. Burnham, 8 Allen, 65, 71.
The decision of the Land Court, that title to the land at Sandy Neck passed to those by whom the lots were drawn in the division, is supportable by the record. The land reserved was described as being “twenty rods from High water mark.” The lots in the division as described in the record were bounded by the sea. In such circumstances the land to high water mark passed, by virtue of the description and of the vote accepting such division, to those individuals who drew these lots. Niles v. Patch, 13 Gray, 254, 257. Boston v. Richardson, 105 Mass. 351, 355-356. Litchfield v. Scituate, 136 Mass. 39, 47.
The votes of the town passed in 1731-32 regulating pasturage of horses on Sandy Neck, and the declaration as to the title of the town thereto; the vote of the town in 1831 to
We now consider the question, Has the town acquired for itself or for its inhabitants any rights less than the fee and are such rights outstanding? If the town acquired an easement for general purposes such an easement would not be extinguished by reason of mere nonuser. Brooks v. West Boston Gas Co. 260 Mass. 407, 410. If the right reserved was for the purpose of fishing in general the fact that it had been used for the purpose of whaling only would not prevent later use of the servient tenement for other kinds of fishing. Holt v. Sargent, 15 Gray, 97, 102. Compare Rajew
It remains to consider whether the various votes incorporated into the record establish that the finding and ruling of the Land Court above stated are erroneous. Old records are not to be scanned too closely and they are to be interpreted, so far as is legally possible, in the light of the circumstances under which the parties to them acted when they were made, and the intent of the parties thus found will be carried into effect. Wrentham v. Norfolk, 114 Mass. 555, 562. Attorney General v. Tarr, 148 Mass. 309, 314. The respondents contend that the finding of the Land Court is erroneous because of the vote of February 16, 1714-1715, which was to the effect that the reservation is for the benefit of fishery and that therefore all kinds of fishing were included. This vote was not the sole vote taken in this regard and it was not the most important. This vote was part of a general vote that the common land should be set off in severalty, and the part which is here material is cast in very general terms without any attempt to set forth a method of division. Indeed it was not until later that a committee chosen to draw up general directions to govern
Order for decree affirmed.