11 Wash. 706 | Wash. | 1895
The opinion of the court was delivered by
On May 3, 1869, pursuant to the act of congress approved April 24, 1820, one Moses Gardner entered and purchased of the United States, at its land office at Olympia, Washington, the premises involved in this controversy, containing ninety-six and fifty-hundredths acres, lying in King county, and thereupon received the usual certificate or “ duplicate final receipt,” from the register and receiver of said office. On May 16, 18.70, said Gardner, for a valuable consid
This action was brought by appellant against Thompson and Gardner, for the purpose of annulling the conveyance from Gardner to Thompson, etc. Respondent Carkeek intervened, setting up the conveyance to him by Thompson, and alleging that he purchased in good faith and paid full value, without any knowledge that appellant claimed any interest in the premises. The court below, among other things, found: “That Carkeek [respondent], at the time of his purchase of said
It is contended by appellant’s counsel that the record in the office of the county auditor of the deeds from Meigs to the corporation and from the latter to appellant constituted constructive notice to Carkeek. The lower court held that they, being out of the chain of title, did not operate as constructive notice, and we think its holding was correct. In §158 of Webb on Record of Title, the learned author says:
“ Founded in part on this matter of convenience in searching the records, and in part on somewhat
Counsel, however, insist that inasmuch as the patent to the land was not of record, nor the “final certificate ” of the land officers, there was no chain of title of record, and hence this rule concerning a break in the record title has no application. We think that it was not necessary that the patent to Gardner should have been recorded in the office of the county auditor, nor delivered to him, in order to give it effect. Title by patent from the United States is title by record, and though it is usual to deliver a patent to the claimant, as in case of deeds, yet delivery of it is not necessary. 19 Am. & Eng. Enc. Law, 350; Marbury v. Madison, 1 Cranch, 137; United States v. Schurz, 102 U. S. 378.
In Marbury v. Madison, supra, it is said that: “In all cases of letters patent certain solemnities are required by law, which solemnities are the evidences of the validity of the instrument. A formal delivery to the person is not among them)” and in United States v. Schurz, supra, the court say: “The acts of congress provide for the record of all patents for land in an office, and in books kept for that purpose. An officer, called the recorder, is appointed to make and to keep these records. He is required to record every patent before it is issued, and to countersign the instrument to be delivered to the grantee. This, then, is the final record of the transaction—the legally prescribed act which completes what Blackstone calls ‘ title by record; ’ and when this is done the grantee is invested with that title.” As already noticed the lower court found that before purchasing from Thompson the respondent Carkeek
It is further insisted by appellant that as neither the “final certificate” nor the assignment thereof to Meigs could have been legally recorded (because not acknowledged), the rule concerning a “break in the chain of title” above referred to is not applicable; the reason for such rule being that the failure to record a prior conveyance constitutes negligence. There was nothing in law which would have prevented the taking of a formal conveyance, at the time the appellant chose rather to accept a mere assignment of the “final certificate.” The patent issued on May 2, 1870. The assignment was not made until May 16, 1870. And even if the patent had not theretofore issued, Gardner might have conveyed by deed, and the legal title would have vested in his grantee upon the issuing of the patent. Dillingham v. Fisher, 5 Wis. 475; Goodlet v. Smithson, 5 Porter, 245 (30 Am. Dec. 561); 19 Am. & Eng. Enc. Law, 334.
By omitting to take a formal conveyance and to have the same recorded when he might well have done so, we think Meigs was guilty of negligence and that appellant cannot be heard to say that the paper which Meigs elected to take was not such as the law entitled to be recorded. Equity favors the innocent purchaser.
“As every presumption is in favor of the subsequent purchaser, when the former owner is guilty of neglect, his title cannot be postponed except by evidence which taints his conduct with fraud.” Boggs v. Varner, 6 Watts & S. 469.
Nor can it avail appellant that respondent’s grantor Thompson knew of the record of these deeds, for the law protects a subsequent purchaser without notice, buying from one who purchased with notice, and whose deed is recorded. Webb, Record of Title, § 154; Pringle v. Dunn, 37 Wis. 449 (19 Am. Rep. 772); Wood v. Chapin, 13 N. Y. 509 (67 Am. Dec. 62); Sydnor v. Roberts, 13 Tex. 598.
We think the cases of David v. Rickabaugh, 32 Iowa, 540, and Bamberger v. Geiser, 24 Or. 203 (33 Pac. 609), cited by appellant, are easily distinguishable upon the facts, and that the conclusion we have reached herein does violence to no principle discussed in either of them.
In our opinion the evidence fully sustains the findings, and the decree must be affirmed.
Scott, Dunbar, and Anders, JJ., concur.
Hoyt, C. J., not sitting.