36 Nev. 543 | Nev. | 1913
Lead Opinion
By the Court,
The facts in this case presenting a somewhat novel as well as important question of law relative to the construction of a patent to a group of mining locations, and the petition for a rehearing having raised a doubt in the minds of members of the court as to the correctness of certain of the conclusions heretofore reached, and it appearing that we were in error in accepting as a fact the statement — "Appellant made no exclusion in favor of the Los Gazabo, either in its verified application for patent, or in its published notice, or in its final application to purchase” — contained in the brief of respondent (35 Nev. 406), the court was impelled to grant a rehearing.
The case has been reargued and we have again carefully considered the questions involved, aided by the exhaustive briefs and the illuminating arguments of eminent counsel upon both sides of the case. As a result of the further examination we have given to this case, we are convinced that we were in error in adopting in their entirety the views expressed by the learned trial judge.
The character of the action is stated in the former opinion (35 Nev. 393, 129 Pac. 308). Reference is there made to the issues in the case, but we think it advantageous to quote in addition the following paragraph in the amended answer:
"Denies that the plaintiff is now or ever was the owner of, possessed of, or entitled to the possession of, the Los Gazabo mining claim, situate in the Jefferson mining district, Nye County, Nevada, but admits upon information and belief that the plaintiff has by some means obtained an alleged patent for the said pretended Los Gazabo mining claim, which said alleged patent defendant alleges is without force or effect and wholly null and void because the same was not obtained or issued in pursuance of the statutes of the United States therein and for the providing of the issuance thereof.”
For convenience of reference we incorporate in this opinion the diagram showing the relative situation of the Gold Leaf mining claim, the property of respondent,
We think it important also to set forth a portion of the language of the patent to this group, as the validity of that part of the patent which purports to grant title to the Los Gazabo claim is the ultimate question upon appeal in this case. The patent, in part, reads:
"Whereas, In pursuance of the provisions of the Revised Statutes of the United States, chapter six, title thirty-two, and legislation supplemental thereto, there have*550 been deposited in the General Land Office of the United States the plat and field notes of survey and the certificate, No. 1315, of the Register of the Land Office at Carson City, in the State of Nevada, accompanied by other evidence, whereby it appears that the Round Mountain Mining Company did, on the twenty-eighth day of May, A. D. 1908, duly enter and pay for that certain mining claim or premises known as the Sunnyside No. 1, Sunnyside No. 2, Sunnyside No. 3, Sunnyside Fraction, and Los Gazabo lode mining claims, designated by the Surveyor-General as Survey No. 2815, embracing a portion of the unsurvéyed public domain, in the Jefferson mining district, in the county of Nye and State of Nevada, in the District of Lands subject to sale at Carson City, and bounded, described and platted as follows:” * * * [Here follows a description by courses and distances of the several'mining claims which the patent purports to convey in the order first above mentioned in the patent.]
We quote from Lindley on Mines, 2d ed., sec. 777, the following:
" With the issuance of the patent the functions of the land department terminate.
"It is the culmination of the proceeding in rem — the final judgment of the tribunal specially charged with passing the government title. With the title passes away all authority or control of the executive department over the land and over the title which it conveys.
" To the extent that we have already covered the field, it is unnecessary to do more than recapitulate the results heretofore reached as to the force and effect, of this judgment.
" (1) A patent for land is the highest evidence of title, and is conclusive .against the government and all claiming under junior patents or titles until set aside or annulled. It is not open to collateral attack;
*551 " (2) The land department is a tribunal appointed by Congress to decide certain questions relating to the public lands, and its decision upon matters of fact cognizable by it, in the absence of fraud or imposition, is conclusive everywhere else;
" (8) The government having issued a patent cannot, by the authority of its own officers, invalidate it by the issuing of a second one for the same property;
" (4) A patent may be collaterally impeached in any action, and its operation as a conveyance defeated by showing that the department had no jurisdiction to dispose of the lands; that is, that the law did not provide for selling them, or that they had been reserved from sale, or dedicated to special purposes, or had been previously transferred to others;
" (5) A patent is conclusive evidence that all antecedent steps necéssary to its issuance have been properly and legally taken;
" (6) It is conclusive evidence of the citizenship and qualification of the patentee; and,
" (7) In cases of mining patents, that all matters which might have been the subject of an adverse claim have been conclusively adjudicated in favor of the patentee.”
The same eminent author in section 742 says:
"It is so well established as to be axiomatic that a failure to file an adverse claim within the time1 fixed by law operates as a waiver of all rights which were the proper subject of such a claim. The issue of a patent is equivalent to a determination- by the United States in an adversary proceeding, to which the owner of the adverse right is in' contemplation of law a party, that the ápplicant’s and patentee’s rights were superior, and those which might have been’ asserted by the holder of the adverse title were valueless. In other words, all matters which might have been tried under the adverse proceedings are treated as adjudicated in favor of the applicants, and all controversies touching the same are to be held as fully settled and disposed of, as though judgment had been regularly rendered in their favor. Where there is any surface conflict whatever, and there is a failure to*552 adverse, after the patent has been issued to the applicant, the question of priority of title is conclusively determined in favor of the patentee. A failure to assert adverse rights, however, will not estop an adverse claimant from protesting and bringing to the notice of the department such facts as tend to show noncompliance by the applicant with the requirements of the law. ”
In Empire State Co. v. Bunker Hill Co., 114 Fed. 420, Ross, J., speaking for the Circuit Court of Appeals, Ninth Circuit, said: "The application for the patent for the Last Chance was, as has been seen, for the whole claim, as indicated in the diagram hereinbefore set out, and carried with it, as has been said, the implied, if not the expressed, allegation that the location was made upon land at the time open to location, and was therefore prior to any location thereof by any one else. The issuance by the government of its patent, after due notice to all the world of the application, and ample notice to every one to contest it, conclusively determined, as against every one whose surface lines conflicted therewith, the priority of that location over every other, including the Stemwinder, and conferred upon the patentees and their successors in interest not only the entire surface of the claim, but, as against every one whose surface lines conflicted with those of the Last Chance, the extralateral rights conferred by section 2322 of the Revised Státutes to follow on their dip outside of the side lines, and within vertical planes drawn through the parallel end lines extended in their own direction, all veins, lodes, or ledges the tops or apexes of which lie inside the surface lines of the claim. As a matter of course, in the absence of a surface conflict, there would be no ground for an adverse claim, and no question would arise of which the land department could take cognizance. Conflicts in respect to extra-lateral rights growing out of locations whose surfaces do not conflict, and which are therefore beyond the purview of the proceedings in the land department, are matters solely for the determination of the courts when brought before them. ”
See, also, same case, 109 Fed. 538, and 186 U. S. 482.
This view of the law is not in harmony with the law as stated in the Empire State case, supra, which held that the issuance of the patent established priority over
The question involved in the Lawson cases was1 as to the ownership of a broad vein, the apex of which was bisected by the common side-line of contiguous claims. Even assuming it to be the law, 'as held by the Circuit Court of Appeals-(134 Fed. 775), that, as to the ownership of this broad-vein, a-patent'would not-necessarily establish priority even-where a conflict had existed, nevertheless the case does not hold such a rule- to be applicable to facts -such as are involved in- this case.The court says: "The defendants have the older patent, and we will assume that originally there were surface conflicts, as is insisted, and that the areas in conflict were patented as- parts of the claim of the defendants. If the present suit related to the superior right to these surface areas, or to any underground or extralateral rights necessarily following or incident to such-surface ownership, the claim of estoppel would be well taken, but, as the controversy is-over a different subject-matter, and it is not shown that the question of priority of location was in fact presented and determined in the' course of the patent proceedings, the estoppel'cannot be sustained.”
See, also, Lawson v. U. S. M. Co., 207 U. S. 1, 15; Smelter Co. v. Kemp, 104 U. S. 646; 32 Cyc. 1040, and note to Revised Laws of Nevada,, sec. 2383.
There is no mention in the patent itself of exclusions of the conflict area between the Sunnysides and the-Los Gazabo in favor of any particular claim or claims. It appears, however, from the face of the patent that such conflict exists, for one has but to trace the lines of the several claims as named and described in the patent and there is a resulting plat in accordance with the accompanying diagram. ■ While the record does not contain a copy of the plat which was required to be posted- on the ground and to accompany the application for patent, we know it must have shown upon its face the relative positions upon the ground of the several claims, the .same as they appear upon the above diagram. ■ The general land office necessarily had full knowledge of the situation of these claims, when it issued the patent to the group of claims, including the Los Gazabo. The effect of such issuance was in adjudication of the validity of the location of the Los Gazabo, unless it can be said that the
By section 38 of the regulations of the general land office, relative to mining claim's, it is provided: "The field notes and plats are made a part of the application for
Section 130 of the same regulations (Revised Laws of Nevada, p. 726) provides: "The survey of a mining claim may consist of several contiguous locations, but such survey must, in conformity with statutory requirements, distinguish the several locations, and exhibit the boundaries of each. The survey will be given but one number.”
Section 153 of the same regulations (Revised Laws of Nevada, p. 726) provides: "The total area of each location and also the area in conflict with each intersecting survey or claim should be stated. But, when locations embraced in one survey conflict with each other, such conflicts should only be stated in connection with, the location from which the conflicting area is excluded. ”
Counsel for respondent in their reply to the petition for rehearing stated: "The general rule announced by appellant and supported by the authorities cited is undoubtedly correct — that when field notes are referred to in an instrument of conveyance they become a part of the description of the patent. The surveyor’s function is to run lines, establish corners and boundaries, and compute areas, but there his functions cease. These matters are properly within his sphere of duty. But he cannot constitute himself a tribunal and assume judicial functions and determine questions which are clearly outside of his line of duty, and which he is not authorized to do. Whenever he does this his survey and report on such points are to be ignored.”
It was unquestionably the duty of the deputy mineral surveyor to set forth in his field notes the exclusions of the conflict area, and to designate the claim or claims in favor of which such exclusions were made.. The field notes offered in evidence and rejected by the court below show that the exclusions of the conflict area were made in favor of the Los Gazabo.
The plat and field notes of the deputy mineral surveyor must also have the approval of the United States surveyor-general before they are transmitted to the general land. office.- The fact that the' field notes of a group patent contain exclusions of the conflict area between the respective claims of the groupdn favor of certain claims, which exclusions may have' been -made, and we presume are usually- made, at the suggestion of the- applicant for the patent, cannot, we think, properly be said - to be the mere self-serving declarations of -the applicant. No matter at whose suggestion made, when the exclusions are embodied in the field notes of the deputy mineral surveyor and are approved by the- surveyor-general, they are the exclusions' made by the officials of the government, upon whom- the duty is imposed of making the same, 'and when patent issues and therein refers to such field notes-the exclusions therein mentioned become the exclusions of the government itself.
The plat and field notes referred to in patents have been referred to frequently by the courts to determine matters of boundary. The question of a reference to the field notes for the purpose of construing a patent to a group of mining locations has not heretofore been resorted to so far as we are advised. We can see no reason why such references may not be made.- The real boundaries of the several conflicting locations may be determined only by a knowledge of the exclusions of the territory in conflict between them.
In the case of Richmond and Other Lode Claims, 34 L. D. 554, Secretary Hitchcock said: "It is carefully provided by those statutes that of each application for mineral patent notice shall - be published and posted, whereby all others who may have or claim adverse interests .may be warned and afforded opportunity to.assert their claims in season. In other words, precisely what is sought to be secured by the application must be disclosed by the published notice, the notice posted in the local office, and the notice posted upon the claim. Upon these several elements or parts of the prescribed notice, and each of them, all others who may have or claim conflicting interests have a full right to rely; and any recital therein of exclusion of conflict as effectually eliminates the conflict area as if the exception and exclusion were in terms declared in the application for patent. It is true that the data contained in the field notes, illustrated by- the official plat, constitute the official and controlling advice of the locus and extent of the claim or claims for which patent is sought.”
Lindley states the law succinctly as follows:
"Where such record is authorized, it is prima facie evidence only of such facts as are required by law to be stated therein, provided they are sufficiently stated. A record of a certificate of location which recites the citizenship of locators, the fact of discovery, and the fact that the location had been marked upon the ground so that the boundaries could be readily traced, is not evidence of any of these facts in any of the states or territories, for the simple reason that no such facts are required to be stated in any of the statutory notices. * * * While many of the states require the date of the discovery to be stated in the recorded certificate, this would not be evidence of the fact of discovery. A discovery once proved, such a record would, prima facie, fix the date. Discovery is the most important of all the acts required in the proceedings culminating in a perfected location. It is the foundation of the right without which all other acts are idle and superfluous.”
That portion of the opinion of the trial court heretofore approved by this court, holding that " the validity of the Los Gazabo claim was not before the department and could not be questioned by the Gold Leaf in that proceeding, and that there was nothing at that time to show that, the plaintiff was attempting to acquire any rights which could conflict with the rights of the defendants” (35 Nev. 418.), is clearly erroneous. A group patent, including the Los Gazabo, was applied for; the field notes made the exclusions of conflict area in favor of the Los Gazabo; the Los Gazabo was also in conflict with the Gold Leaf — necessarily, the validity of the Los Gazabo was before the department and it could have been questioned by the Gold Leaf.
This pleading was filed before the issuance of the patent. Eespondent was not a party to that action, nor were its predecessors in interest shown to haye been.
For the reasons given, it is our conclusion that the court below erred in holding the patent to the Los Gazabo claim to be void, and in excluding from evidence the field notes of the deputy mineral surveyor.
The judgment and order appealed from are reversed, and the cause remanded for a new trial.
Concurrence Opinion
concurring:
I concur in the order and various sound, well-established legal propositions stated in the foregoing decision as written by our distinguished associate, Justice Norcross. But, in my opinion, other legal principles should be considered and applied as reasons for remanding the case for a new trial, and as a basis for the final adjudication of the rights of the parties. Owing to press of other matters, we were unable to give the cause the careful consideration it deserved at the time it was originally argued and first submitted to us.
Although the refusal of the district court to admit the field notes as part of the patent for the purpose of having them considered in reference to the description was
The question involved being whether the Los Gazabo has extralateral rights which would take the rich ore in dispute which lies beyond its boundaries, and which is not located within planes drawn through the end lines of the Sunnysides, the burden is upon the plaintiff to show that under the patent it has a prior right under the Los Gazabo location to the ground within the boundaries of that claim which conflicts with the Sunnysides, and which conflict covers all of the Los Gazabo excepting a small fraction of an acre.
As the patent itself describes the lapping ground first as being within the boundaries of the Sunnysides and later as being within the Los Gazabo, if the field notes are not considered it might be claimed that, as the lapping ground is first described as being within the Sunnysides, it was intended to be patented to them.
Differently from the patent, the field notes give the area in conflict to the Los Gazabo, and by its notice of location accompanying the field notes it appears that it was located subsequently to the Sunnysides, from which conceded fact, if any inference can be drawn in the absence of other controlling facts, it would be against the priority of the Los Gazabo, or certainly not in its favor. Notwithstanding that, under the notices of location accompanying the field notes, and the proofs and concessions of the parties, the Los Gazabo was the later location, it is said that the exclusions in the field notes in favor of the Los Gazabo can be sustained on the theory that it had the prior discovery.
Consequently, as far as shown by the record, the only thread on which the plaintiff can claim a recovery is the fact that in the field notes the deputy mineral surveyor excluded the conflicting ground from the Sunnysides in favor of the Los Gazabo. Such exclusion is in the nature
If such exclusion is contrary to facts shown, as, for instance, if the field notes or return of the deputy mineral surveyor had shown that the discovery on the Los Gazabo was subsequent to the discoveries on the Sunnysides, his exclusion in the field notes of the conflicting area in favor of the Los Gazabo should be treated as a mistake and ignored, as such errors apparent on the record usually are, and the ground in conflict should be considered as awarded to the Sunnysides by the patent, which would prevent the recovery sought by the plaintiff under its claim of extralateral rights for the Los Gazabo.
Before patent a claimant may shift his lines or float his location on the public domain if he does not interfere with the rights of others. The question of priority of location or discovery, or whether the Los Gazabo was located on the Sunnysides, and not on vacant ground, and was not a valid, location before it was patented, may be regarded as immaterial, for the rights of the plaintiff are controlled by the patent, and any priority conveyed by the patent as far as it is supported by the application and notice of application for patent, regardless of any invalidity of the location prior to patent.
Regardless of any question of priority of discovery, and if it were admitted that there had been prior discoveries on the Sunnysides, if the plaintiff in the application and notice of application for the patent claimed priority for the Los Gazabo, and in the absence of protest or adverse proceedings the patent issued accordingly, the plaintiff has become entitled to priority in the Los Gazabo, and the defendant is estopped from denying any extralateral rights which have attached by reason of the grant of such priority.
The grant by the patent is in the nature of an adverse judgment, and the land office, the same as any tribunal,
Valuable rights should not be lost or controlled by the mere exclusion in the field notes or plat by a deputy mineral surveyor of ground within the boundaries of the prior location if the facts as shown by the. application and notice of application for patent do not support or warrant such exclusion. Consequently, the case should be remanded for a new trial in order that the field notes, which the court refused to admit on the former trial, may be introduced in evidence, with the privilege of having the application and notice of application for patent admitted with the field notes, if either party desires.
The contention that appellant is estopped from claiming priority for the Los Gazabo for the ground in conflict because respondent in controversy with other parties claimed priority in the Sunnysides for this ground cannot be sustained as an estoppel by record. Respondent is not claiming rights acquired under parties to that contention, and inconsistent defenses or claims may be set up in the same answer or pleading. Facts constituting an estoppel in pais, such as that the respondent, while relying upon the claim by appellant that the priority of the ground in conflict rested in the Sunnysides, expended money in prospecting and opening rich ore at a point beyond the reach of the extralateral rights of the Sunnysides, but which is now claimed to belong to the Los Gazabo, are not alleged or proved.