12 Tenn. 331 | Tenn. | 1833
As to the first point, can Campbell avail himself of the statute of limitations operating in his favor during the time the caveat suit was pending? I would content myself with the opinion of a majority of the court delivered at this term in the cause of Bugg vs. Norris, had not two of my brother judges delivered opinions in this cause contrary to that determination. I have in the recess of the court again looked into the doctrine, and think the opinion abundantly sustained on principle and authority.
In this cause, as in Bugg vs. Norris, it was adjudged, “that Ezekiel Norris hath the better right and title to the land in controversy, and that a grant issue to said Ezekiel Norris,” &c. This judgment was upon the direct and only issue between the parties, to wit, who hath the better right. It was pronounced by this court, and is in full
Had the judgment been in Campbell’s favor, ‘that his was the better right and title, ’ Norris would have been es-topped ever after from setting up his claim, because he would have been prohibited from obtaining a grant.
Estoppels are reciprocal, and bind both parties. 4 Com. D. Estoppel B. It follows-, if Norris’right would have been concluded, Campbell’s must be. He came into court to try titles with Norris, and must abide the consequences a decision in his favor would have imposed on Norris, notwithstanding the caveat was founded on a grant.
The decision also awarded to Norris the grant for the land, the main object and aim of the proceeding, in which both parties were actors, the defendant after he was brought into court, as well as the plaintiff. Norris, pursuant to the judgment, binding the surveyor, obtained his grant. He brought his ejectment. On the trial he read the grant, and proved the defendants in possession. They proved they had been in under Campbell’s title for more than seven years before the suit was brought, and relied upon their possession as a bar.
To do away the effect of this fact, Norris read the record in the caveat suit, commenced in 1816, and ended in 1827, and relied upon the judgment as part of his title, and as an estoppel to Campbell’s assumption that the better right was in him, in contradiction of the record. If Campbell was estopped by the judgment, it could well be given in evidence, and had the jury found contrary thereto, the verdict would have been set aside. 7 Bac. Ah. 40, Verdict U. Was Campbell estopped? In Treveran vs. Lawrence, (I Salk. 276, reported also in Modern and Ld. Raymond,) it was adjudged, “that where an estoppel works on the interest of the lands, it runs with the land into-whose hands soever the land comes, and an ejectment is
The' esjoppel in the case in Salkield, was a judgment that “worked on the interest;” it determined the right. To enforce this right, an ejectment was afterwards prosecuted, grounded on the estoppel. So here.
Did the act of 1819 work so gross an injustice, as to bar the true owner, whilst he was kept in court by one having no title when he sued, there ought to he but one opinion in reference to it; it ought to he altered. And why? If Campbell can now successfully resist Norris’ title by force of the statute, there is no reason why he might not have taken advantage of his own wrong, and at the end of seven years after the act was passed, have filed another caveat on this newly acquired right, and resisted Norris’ claim as an actor in this form of action; which would have been a holding out, the same in effect, as the defence to the present ejectment. If it be true, that the possession is not an incident of the right, and not subordinate to a litigation directly involving it, and not bound by, and drowned in a judgment final and conclusive of the right, then I admit Campbell has the undoubted title in
The second point in this cause, has from the nature of the proceeding on a caveat, also presented some difficulty. It is insisted, that in actions affecting the realty, one suit is not a bar to another for the same cause of action; and therefore, an ejectment may be brought to litigate the same matter decided in a suit by caveat, between the same parties.
Did the act of 1807, ch. 2, sec. 48-9, so intend? It provides, that if two claim the same land, and one gets a survey, the other may file a caveat, setting forth the nature of his title, and call on the adverse claimant to defend at the next succeeding court, which shall proceed to determine the right of the cause in a summary way, without pleadings in writing, by empannelling and swearing a jury for finding such facts as are material to the cause, and are not agreed upon by the parties; and shall thereupon give judgment. A copy of the judgment, if in favor of the defendant, on being delivered into the office of the surveyor, shall vacate the caveat; and if the judgment be in favor of the plaintiff, on delivering a eopy to the surveyor, the plaintiff shall be entitled to obtain a grant for the land mentioned and described in said caveat and judgment, in the same manner as if such person caveated, had never obtained a survey therefor.
It was the duty of the surveyor to survey the oldest entry first, (sec. 44,) and not to record two surveys for the same land. Of necessity, where the litigant parties both claim by virtue of conflicting entries, and the better right was adjudged to one in a suit by caveat, the right of the other was concluded.
That the same right in different suits, cannot be twice tried between the same parties, is a general rule, having no exception within my recollection in Tennessee, save in actions of ejectment; and even in these cases, the policy was so doubtful, that in 1801, ch. 1, sec. 60, the rule was repealed, but reinstated in 1805, ch. 24. And so substantially has at all times been the English law, notwithstanding the complaint of Lord Coke in the preface to his 8th report, 4‘that in real actions for freehold, often times there are divers verdicts on the one side, and divers on the other, and yet the plaintiff or defendant can come to no finite end, nor hold the possession in quiet, though it be often tried and adjudged for either party. Whereas, in personal actions, concerning debts, goods, and chattels, a recovery or bar in one action, is a bar in another, and there is an end of the controversy.” 3 Wil. 304: Swift’s Ev. 11. -That the complaint was not well founded, or that in times more modern, the evil complained of has been corrected by the courts, is most clearly shown by the court of King’s Bench, in Outram vs. Morewood and wife, (3 East, 351.) The court in this case declare what, therefore, Lord Coke says, ain personal actions concerning debts, goods and effects, (by way of distinction from other actions,) that a recovery in one action is a bar to another, is not true of personal actions alone, but is equally and universally true as to all actions whatsoever quoad their subject matters.
On this point I also concur with the circuit judge.
Third. It is insisted, that although Campbell may be barred by.the caveat as to such issues of fact as were found against him, and on which the cause was determined; yet as to facts not before the court in the caveat
It was attempted to be proved in this action, that Campbell had had seven years adverse possession after his grant issued in 1808, and before the caveat was filed in 1816. No evidence of such fact seems to have been adduced on the trial of the caveat.
On this point the circuit court charged the jury, “that the record of the judgment in the caveat cause, if for the same land, and between the same parties, and upon the same question of right, was conclusive evidence against the defendants in this cause, as to all right which Campbell had at the time of filing the caveat, whether Campbell then set up such possession or not; and that the statute of limitations could have been set up in the caveat suit.” To test the correctness of the charge, we must ascertain what the issue was between the parties; and we must first be careful not to be led away by a name. The facts found by juries in caveat causes, are so currently called issues, that courts are in danger of mistaking their nature. “The court shall proceed to determine the right of the cause, in a summary way, without pleadings in writing, by empannelling and summoning a jury for finding such facts as are material to the cause, and are not agreed upon by the parties; and shall thereupon give judgment.” The facts submitted to the jury, and such as the parties agreed upon, were mere evidence to the court on which to ground its judgment.
The mode of authentication is pointed out by the Legislature, differing from proceedings in chancery causes where the aid of a jury is not called in; but when the facts are found, the court determines the right of the cause. Plaintiff or defendant, may introduce more or less of evidence to sustain his claim; hut if he fail, he cannot he heard to say in a second suit, his principal evidence of title was not introduced in the first; and, therefore, he will try the same issue again on different evidence. On
On this point the circuit court instructed the jury correctly. Two of the judges of this court concurring with the circuit judge, on all the points controvered, the judgment of the court below must be affirmed.
The defence setup to the plaintiff’s recovery in this action of ejectment, is the statute of limitation of seven years, under the act of Assembly of 1819, ch. 28, sec. 1; which says, “when any person shall have had seven years possession of any lands, &c. and no claim by suit in law or equity, effectually prosecuted, shall have been set up or made to said land, within the time aforesaid, then the person so holding possession, shall be entitled to keep and hold in possession the land specified in his grant, &c. against all persons whatsoever.”
It is argued by the counsel for Campbell in this case, that the caveat that was brought respecting the same land between the same parties, and prosecuted to a final judgment rendered thereon, deciding the right between
The validity of this argument of the counsel, will be examined. In 1S16, Norris having a survey in the surveyor’s office, upon an older special entry than that of Campbell, for the land in controversy, and progressing to perfect his legal title to the same by grant from the State of Tennessee, was obstructed in this proceeding by the latter, Campbell, who, on the thirtieth March, of the same year, filed his caveat against Norris, setting forth therein, that he, Campbell, had a better right and title to the land, or such part of it as was covered by his grant which he specifies, than Norris had, and therefore prays that no grant may issue to Norris, caveatee, on said survey, until the same can be heard and decided by the circuit court of Lincoln county; and further prays that a copy of this caveat may be filed with the clerk of said county, and that the same may be tried and determined according to law.
Is not this caveat a suit within the méaníng of the act of 1819, ch. 28, sec. 1? What is a suit? Lord Coke, (in 1 Institute, 225, a.) defines it to be actio aliud est., quam jus prosequendi in judicium quod sibi cebetur, and Blackstone.(3 Com. 116,) says, “suitor action is the legal demand of one’s right.” The act of 1807, ch. 1, sec. 47, 48, perfectly legalizes the caveat as a suit, and not simply as a suit, but as the proper suit adapted to. the- case, with the mode of proceeding therein by both the parties; the person who brings the suit, is styled the plaintiff, and the person against whom the suit is brought, is styled the
A suit by caveat then under this act of 1S07, ch. 47, 48, specially appropriated for the circumstances of the case, is adapted to meet a fair and full investigation of the rights and merits on both sides; the plaintiff or caveator, is by the act to state the nature of the right on which he claims the land, the quantity, and part of the survey claimed; and the defendant is to be summoned, which summons shall recite the cause for which the caveat is entered; and the court shall proceed to determine the right of the cause in a summary way, without pleadings in writing, by empanneling and swearing a jury for finding such facts as are material to the cause, and are not agreed on by the parties, and shall thereupon give judgment.
But, notwithstanding this suit by caveat, prescribed by the Legislature expressly for the case, so well adapted to all its circumstances, giving due notice, permitting every allegation by the parties in support of their rights respectively, by parol, without being entangled in the net of form, by pleading, and when facts are controverted between the parties, a jury upon oath is provided to ascertain and settle them; yet it is still contended, that this suit by caveat between the parties, is not conclusive evidence of the right to the land in controversy by it; because it does not appear by the record of that caveat expressly in so many words, that the fact of the length of the possession of plaintiff, Campbell, the caveator, came in question upon the trial, or that it (such fact) would properly come in question,
This last objection presents, the question, whether a seven years possession of the land is a relevant fact, to he given in evidence upon a caveat, by him who has such possession? Most certainly it is not only a relevant, hut a most important fact, as it gives by this act of 1819, an indefeasible title and an estate in fee simple to the land. Then why did not Campbell, on his part, advance and set forth this fact of a seven years possession, to show that the indefeasible right to the land was vested in him;' how is his silence as to this most important fact, to be accounted for? Every man of common understanding must say, that it can only be accounted for on the single ground that such fact had no existence, or it would have held a prominent station amongst the other facts advanced on his side of the controversy.
But, whether the fact of a seven years possession of the land in dispute, at the time the caveat suit was commenced, had existence or not, is not material now on this action of ejectment to be ascertained, for take it either way, the consequence is the same: it was a fact that most properly came in question, and could have been advanced and used; if it was not used, it was the party’s own fault to keep it back, and cannot now be called up and insisted on. This principle governed the case of Smith vs. Johnson, (15 East, 213,) where Lord Ellenborough says, “here is aref-erence of all matters in difference, and it appears tliat the subject in respect of which the deduction is now claimed, was a matter in difference at the time, and within the scope of the reference; notwithstanding which, the de-
The above authorities prove that the possession of the land, and the question concerning it, accompanied, pari passu, the right and title to the land on the caveat suit;
But it is argued by the counsel for Campbell, that upon the filing of the caveat, Norris ought to have filed his bill inequity against Campbell, to comply with the requisition of the act of 1819, which requires a suit effectually prosecuted against the person holding the possession, by him who may have a legal or equitable title to the same lands, to avoid the bar of seven years possession given by the act in favor of the possession.
My opinion is, the bill in equity proposed in this argument, could not be supported by Norris; but before I proceed to show the objections preventing the filing and maintaining such a bill, in the present case, for the purpose of bringing into question the possession, and the defence accruing upon a seven years’ continuance of that possession, I will first briefly notice two grounds assigned, and urged upon the argument by the counsel, why this bill should be brought by Norris.
1. That a bill is necessary to be brought for the purpose of examining properly the question of possession, which it is alleged the caveat suit in its nature was incapable of, as the only question arising on the caveat, being a question of who had a right to a grant, or who had the right to
2. That the suit upon which the question of possession is to be examined, must be brought by a person as plaintiff in the suit, claiming against the person in possession as defendant, upon which he can set up the bar of seven years, under the act of 1819, cli. 28, sec. 1.
As to the first ground, I have already shown that the question of possession could properly be made in the caveat suit, and will now only observe'that its examination upon that proceeding, could be more fully gone into than upon the. bill proposed; as on the former, (the caveat,) a greater latitude is allowed to both parties than could be permitted in a bill in equity. On the former, all kinds of questions material to the cause, may be brought into-view, and examined, and discussed, to arrive at a right determination, which could not be permitted by a forum that is either properly legal, or properly equitable; this has been held by this, supreme court in the case of Peck vs. Eddington, (see Peck’s Rep. 332,) where if is laid down ,that “ona caveat, equitable as well as legal questions come into view.” As-to the second ground, that to prevent the bar of 1819, the suit must have been brought by a plaintiff claiming against the holder of the possession. This deduction is professedly drawn from the first section of the act, which says, “ that in all cases where any person or persons, &c. shall have had seven years’possession of any lands, &c. granted by this State, &c. holding by virtue of a deed purporting to convey an estate in fee simple, and no claim by suit in law or equity, effectually prosecuted, shall have been set up, or made within the time aforesaid; then the person so holding possession, shall keep and hold possession, &c. against all persons whatsoever, &c. and any .person who shall neglect to avail himself of his title, legal or equitable, for seven years, by suit in law effectually prosecuted against
But take the other formal view of the caveat, as it is presented in the record, under the act of 1807; Campbell is the plaintiff, and Norris is the defendant, the matter is litigated between them, pursuant to the course prescribed by law, to wit, the 47th and 48th sections of the said act, to a judgment, and that rendered in favor of Norris, the defendant, on the record; is not the claim as effectually prosecuted in this view when Norris is defendant on the record, as in the other when he was considered plaintiff? It must be so, because for the same claim, consisting of the same subject matter, the same rights and title, the same possession, and the judgment in favor of the. same-person.
This proves that in a caveat suit, there is nothing in the assumed position, that the person prosecuting his suit effectually, must be the plaintiff in form, on the record in that suit. The true state of the case in caveat suits under the act, is, that both parties are actors, or plaintiffs; and both are also defendants; both bringing forward their respective claims, setting, them up and making them to the same land: and when a judgment is rendered according to the act, be it for the plaintiff on the record, or be it for the defendant on the record, when regularly prosecuted to a judgment rendered, it is a suit effectually prosecuted by a person claiming the possession.
I now proceed to state the objections to the bringing and maintaining a bill in equity by Norris, for the purpose of litigating the question of Campbell’s possession, and his defence of the statute of limitations under the act of 1819, so strenuously insisted on by his counsel; as the most proper step to be taken by Norris, when obstructed in the pursuit of his grant, by Campbell’s caveat, he, Norris, having then only an equity.
The first objection to the bringing a bill is, that there
2. Another objection to the sustaining a bill in equity is, this act of 1807, has directed this particular species of dispute, to be tried in a summary way, without pleadings in writing. The supporting a bill in equity would act in contravention of this salutary provision, not only by causing delay, but exposing the parties to additional trouble, and accumulated expense, evils which the land law of this State expressly intended to anticipate and prevent. A demurrer to the proposed bill, would therefore hold, founded upon this objection. The case of Parry vs. Craven, (3 Atkyns, 740,) is an authority directly in point. As the case is short, I will transcribe it. “A bill brought by the executrix of an attorney for money due from the defendant, for business done by her husband as his attorney, and to be paid what shall be found due on an account, and states the delivery of a bill by the plaintiff. The defendant demurred to the relief, and for cause of demurrer showed, the remedy was at law, and that an act of parliament has pointed out a summary way, the statute of 2 Geo. II, ch. 23, sec. 22. Lord Chan
3. It is argued by the counsel, if Norris had filed his bill, the right and title to' the land, the possesion of the land, and the application of the statute of limitations to that possession, would have all come in question, and been acted upon by the decree directly or conseqentially. The proceeding in equity according to its principles and practice, is directly the reverse, and repugnant to such relief; for when the object of a bill is the possession, or in part the possession of land, equity will dismiss the bill upon demurrer. Cooper’s Eq. Plead, 125. So in 3 Ves. 4, it hath been ruled, even though the bill charged that the defendants had got the title deeds, and mixed the boundaries, praying a discovery, possession and account; for though the plaintiff was entitled to a discovery, yet by praying such relief he rendered his whole bill demurrable. Same-point held in 3 Ves. 343.
Lastly, the operating principle, cause and use of this peculiar proceeding by caveat, being prescribed by, and so particularly directed by the different acts of Assembly from the year 1777, to the year 1807, the space of thirty years, must not be overlooked; they will casta light upon it that will show that no other suit could be contemplated by the Legislature upon its subject matter, but this one singly, in the execution of the act.
The political change effected in 1776, by the revolution, having vested all the vacant public lands of the territory of North Carolina, in the new government, it became in the then existing situation of the country, a desideratum of the first magnitude, to have these lands as soon as possible settled by a population having an immediate interest in the soil; the government attaching all its energies to the preservation of its lately acquired liberties and rights, which were assailed by one of_ the most formidable powers then existent. To accomplish this purpose, and make a distribution of these
The legislature in these sections having expressed their will that the parcelling out these lands, and the obtaining titles to them, should be done as expeditiously as possible, and the disputes arising thereon be terminated with as little delay and expense as possible, again enforce this policy, by .imposing on the second claimant the giving bond with sufficient security, to pay all costs and damages in case of failure, to him whose prior claim has been duly entered, and this is to be done before such claim is to be received for litigation; and furthermore,-the principle of priority is so much respected by the policy of these
In the present case, therefore, the determination upon the caveat between these, parties, and given in evidence on the trial in ejectment, was in law a final adjustment of, and determination of the matter in dispute, composed of the possession, as well as the right and title, and that this determination on the caveat was conclusive as evidence on the trial in ejectment, between the parties thereto, they being the same as in the caveat. Therefore, there is no error in the judgment of the circuit court, which this court now affirms.
Campbell brought his caveat against Norris, setting up an entry for the land surveyed by Norris. Trial was had, and upon the finding of facts, Norris had judgment that his was the better right and title to the land in controversy, and that he have his grant. The question of possession was not submitted or found upon trial of the issues.
This action of ejectment was brought. Campbell, the plaintiff in the caveat, now defendant, insists that his ti-
The court charged, in substance, that if Campbell in the caveat, intended to set up his possession of seven years, if it existed, he should have done it m the caveat suit; and having waived it then, it is a circumstance for the consideration of the jury against his having had such possession before filing the caveat: That the caveat filed by Campbell, 30th March, 1816, against Norris, if it was for the same land, was such a suit as during its pendency would prevent the running of the statute of limitations, though the running had already commenced: that the suit by caveat, if for the same land, and between the same parties, and upon the same question of right, was conclusive evidence in this cause as to all right which Campbell had at the time of filing the caveat, whether Campbell had set up his possession or not, and lhat it could have been set up in that case. Upon this charge Norris prevailed; and from the judgment Campbell brings this writ of error.
The main question is, whether Campbell can interpose’ his possession under the circumstances, so as to prevail against the title declared to be the better one in the caveat. For Campbell to try an experiment upon the caveat brought by him, not in the meanwhile interposing the influence of possession, or relying upon it in that investigation, and afterwards to set it up when assailed by the title which had grown out of his own case,, would be, it is said, to permit him to hold off his adversary under mere pretences, until time had done for him what -the courts in his own suit had refused to do.
But the pendency of the caveat is no obstacle to the running of the statute: it was not, in the language of our act of assembly, “a suit prosecuted for the land” by Nor-
I was reluctant in admitting the doctrine, that before the act of 1S19 equities could be barred under the previous statutes. This reluctance arose from the entire ab
Campbell, under whom the plaintiff in error claims title, took possession under a grant to himself of the land in controversy in 1S08, or 1809, and by himself or his tenants, has continued in the uninterrupted possession thereof, up to the year 1827, when this suit was brought. Norris has the oldest special entry. In 1816, Campbell filed a caveat to prevent Norris from obtaining a grant, which suit in 1827, was decided in favor of Norris, the court deciding that he had the better right, and that a grant should issue to him. Soon after the determination of the caveat suit, Norris brought this action of ejectment, and the question now is, whether he is barred by the statute of limitations.
By the act of 1819, eh. 28, sec. 1, “in all cases where any person shall have had seven years possession of any lands, tenements or hereditaments, which shall have been granted by this State, or the State of North Carolina, holding or claiming the same by virtue of a deed or deeds of conveyance, devise, grant or other assurance purporting to convey an estate in fee simple, and no claim by suit in law or equity, effectually prosecuted, shall have been setup or made to said lands, tenements or heredita-ments within the aforesaid time, then and in that case the person or persons, their heirs or assigns, so holding
The question of possession not being involved in the suit, nor in any wise a consequence of it, is not affected by the decision. It was not in subordination to the determination, and therefore was held adversely during the whole time of the pendency of the caveat; and having been so held adversely during the whole time of the pen-dency of the caveat, and having been so held more than seven years, without suit either in law or equity effectually prosecuted, the title is vested in the plaintiff in error, and the defendant in error is forever barred. See Hickman’s lessee vs. Gaither and Frost, 2 Yer. Rep. 200: Porter’s lessee vs. Cocke, Peck’s Rep. 30, 45.
Judgment affirmed.