84 Mo. 382 | Mo. | 1884
This is an action of ejectment for the southeast quarter of section thirty-six, township sixty-four, range six, west, and was originally against Oliver P. Childers. It was instituted in the circuit court of Clark county on the twenty-fifth day of August, 1874. The petition is in the usual form; the answer of the defendant, Childers, was a general denial. The cause was
This answer denied that the defendant, Childers, was in possession of any portion of the land sued for except 14-/-^ acres, being that part of the tract, west of Fox Slough, enclosed by a fence. The answer then set up the statute of limitations, and for an equitable defence, alleged that the defendant, Lucretia Jungher, was the widow, and Sallie F. Johnston, the only heir at law, of Theodore Jungher, and that H. Will. Johnston was the husband of said Sallie F. Johnston. That, in 1836, Edward Jenner Smith intended to enter, and applied to enter, and did enter, the land sued for, but that the application was, by mistake of the register who filled the same, made for the southwest quarter instead of the southeast quarter. That the southwest quarter had been, previously sold to one Robert L. Wooden, and was mistakenly inserted by said register, in the .application signed by said Smith, instead of the southeast quarter, which was the tract actually entered and intended to be applied for and entered by said E. Jenner Smith. That the correct land was by the register noted upon the tract-book and plat-book, which had since been wrongfully and fraudulently changed. That the said E. Jenner Smith took possession of, and on the sixth of November, 1837, sold, the southeast quarter to John D. Smith. That the executors of John D. Smith sold the same in 18,38 to Mary C. Buck, who, with her husband, sold to Theodore Jungher in 1857. That Jungher died, leaving defendant, Lucretia Jungher, his widow, and Sallie F. Johnston, wife of H. Will. Johnston, his only heir. That in 1870 these parties sold by warranty deed,
On the eighth day of November, 1877, plaintiff filed his replication, denying specifically each allegation of the said answer, and expressly and positively denying all allegations of notice to him, or fraud upon his part, in entering said land.
The case was tried before the court without a jury, ■on the sixteenth of November, 1877. The court found the issues for the defendants, and entered a final judgment against the plaintiff, but refused to decree the title in defendants, as prayed by them.
This finding and judgment of the court, in extenso, is as follows, to-wit: “The court doth find the following facts : That on the eighth day of November, 1834, one Robert Wooden entered at the land office at Pal
That said Wm. Wright, on the return to him by said
After said erasures and alterations were made, and at the time of plaintiff’s entry, May 10, 1871, the inspection of the plat, the number of Smith’s entry on the southeast quarter having been erased and entered on the southwest quarter under the number of Wooden’s entry of that quarter, the plat would show the southeast quarter vacant, and on inspection of the tract book it would show Wooden’s entry in 1834, of the southwest quarter, and Smith’s entry in 1836, of southwest quarter, and the southeast quarter consequently vacant, or subject to sale; said plat and tract book would, however, further show that there had been an erasure on the portion of the paper occupied by the letter W in the description southwest quarter, and that said letter W was in a different hand writing from the remainder of the entry, and apparently a much later date, and the inquiry would naturally suggest itself to plaintiff ’ s mind, what letter had been erased, and it would occur to him it could have been no other than the letter E; and if so, then the original entry of sale must have been the southeast quarter. Looking from this to the plat of the section in the plat book he would there see that an entry had been made on the plat of the southeast quarter and erased, and that the number corresponding to the tract, originally the southeast quarter on the tract book, was entered on the southwest quarter immediately under the number 7,417, corresponding to Wooden’s entry. With these facts before his eyes, it would suggest itself to him that one of two states of fact' must exist; either, first, that the register had sold the southwest quarter twice — once to Wooden and again to Smith, and had by mistake entered on his tract book and
Under this state of facts the court finds that the equitable title at the time of the entry by plaintiff, viz.: May 10, 1871, and at the time the patent issued to plaintiff, December, 15, 1871, was in the defendant, Sally F. Johnston, sole heir at law of Theodore Jungher, deceased, and the defendant Lucretia Jungher, widow of said Theodore, by operation of the muniments of title read in evidence by defendants viz.: the deed of E. Jenner Smith to John Smith ; the will of John Smith; the deed of Smith and Haslett, executors of John Smith, to Mary C. Buck, and the deed of Mary C. Buck to Theodore Jungher; and the plaintiff, in making'said entry and accepting said patents, with notice of such facts and circumstances as were sufficient to put him upon inquiry to such equitable title, took said patent, with notice of such equity then in defendants, and held the same in trust for defendants; and the defendant, Childers, being in possession of fourteen acres of said tract, as tenant of McKee and McKee, grantees of defendants, Johnston and Jungher; that consequently, said facts are a good equitable defence to plaintiff’s action, and the verdict on the plaintiff’s action is for the defendant, Childers. It further appearing that the defendants,
It is, therefore, considered that the plaintiff takes nothing by his writ in this cause, and that defendants go hence without day, and that defendants have and recover of plaintiff their costs in this suit expended, and that the cross action by defendants, Johnston and Jungher, be dismissed without prejudice to any independent action they may hereafter institute against, plaintiff and the vendees of defendants for the relief sought in said cross action.”
Prom this finding and judgment the plaintiff, in due form and manner, has brought the case here by writ of error; and this finding and judgment is here assigned for error.
The separate answer of the defendants, Lucretia Jungher, Sally P. Johnston and H. Will Johnston, her husband, upon which the case was tried, as we have
The only remaining and real question in the case is as to the sufficiency of the facts in evidence to support the findings and judgment in question ; and if so, what modification of the judgment, if any, the circuit court ought to have rendered upon the facts so found and in evidence in the cause. It is contended for the plaintiff that the evidence does not support the findings and judgment; while the defendants insist that it does; and also claim that the circuit court should have proceeded to grant the affirmative relief demanded, and divest and re-invest the legal title, as prayed for in their
If there was such a mistake, of which there can be no doubt, and if the plaintiff had such knowledge, of which there can be just as little, then the law is clear that the plaintiff is chargeable with knowledge of such prior entry ; and in such event his subsequent entry, with such notice, was a fraud upon said prior entry, and those claiming thereunder, and he will be held to be a trustee for them and compelled to convey the legal title, thus acquired and held, to the parties thus defrauded, or to those claiming under them, by deeds of general warranty. Story’s Equity, section 395, and authorities cited. It is conceded by the defendants, that the application and patent, as made and issued, in the absence of proof to the contrary, are presumed to be correct. Not only so, but they also concede that the
The laws of congress and the regulations of the land department recognize this right and provide for correcting such mistake, if discovered, and timely application is made to the land department while the legal title remains in the general government. Revised Statutes of United States (2nd. Ed.) p. 434, sections 2369 and 2372 inclusive; Public Lands, Laws, Instructions and Opinions, part 2nd, pages 451 to 457. After the title has passed from the government to individuals, and the question has become- one of private right between citizens, and litigation ensues, then the jurisdiction of such questions is remitted to courts of the county, whose
It also appeared that at the date of Smith’s application and entry in 1836, the tract and plat books, in said land office presented this appearance:
And after the erasures, alterations and mutilations of the records, spoken of, by which the. number If 513, on said plat book had been erased from the southeast quarter of said section, and transferred to the southwest quarter thereof; and, by which, also, the letter “_Z£” in Smith’s entry, on the tract book, had been erased and the letter “W” substituted therefor; and, also, after plaintiff’s said entry thereof the said books gave this appearance, except that this diagram don’t exhibit the evidence of said erasures, alteration and substitution, still apparent on the original books:
PLAT BOOK.
Indeed, the plaintiff, himself, speaking of the appearance of these books and of what he'saw at and prior to his said entry, on cross-examination, testified as follows:
£tI discovered the southeast quarter thirty-six, sixty-four, six, west, was vacant, while employed in making an examination of the records to purchase for a party in Scotland county an eighty acre tract where there were three applicants at the same time for the same piece of land, one of whom was sheriff of Scotland county. There had been a correction, alteration, or erasure, call it as you please, on the plat and tract books in the register’s office in section thirty-six, township sixty-four, range six, west, and I saw it before I made the entry. In the plat book whereon the numbers of entries are posted, in section thirty-six, and on the southeast quarter of said section, there is a perceptible erasure. On the tract book the letter ££W,” in the Smith entry, appears to have been made with a heavy stroke of the pen, and has a much heavier and darker appearance than the letter ££S” preceding it, and has the appearance of having been changed from some other letter, and the letter ££E” is the only letter over which the letter c£ W” could have been written, so as to have*400 formed a correct description of any other entry either in that or any other section, or the description of lands similarly situated.”
It further appeared, also, that the plaintiff at a time prior to the time of his said entry, was familiar with the routine, rules, regulations and customs of said land office pertaining to the entry of lands; that he was frequently at the office ; spent much of his time in examing its records, books and papers — with all of which he had great familiarity; and that he did a large practice, as a lawyer, in contested cases of entry, before said office. To a casual applicant, unfamiliar with the routine and records of said office, such erasures and alterations, if noticed at all, might not have suggested that said land was not subject to entry, or that another had any claim thereto ; but not so with this plaintiff, whose practiced eye, experienced judgment and familiar knowledge of such things, we are constrained to believe, would have enabled him to comprehend, at a glance, not only that a mistake had been made in said entry, but, also, to determine in what that mistake consisted. Prom what he testified he saw on the face of the books, from his knowledge of the custom of transacting business in said office, and his familiarity with its records, he could scarcely fail to know that the mistake must have been in the application for the entry, and not in the “notations” thereof, as made upon the books of said office ; and, also, that said erasures and alterations — plainly visible upon the face of said books, by whomsoever made — caused them to appear, in their mutilated and altered condition, contrary to the actual facts of the transaction, as they must have occurred and been recorded by the proper officer, at the time. As an intelligent lawyer and an adept in such matters he must have known that the register had no right and would not knowingly permit Smith to enter a tract already sold to another; and that Smith would not intentionally enter or apply to enter
This record disclos'es the further fact that upon the institution of this suit against the tenant, Childers, the parties to whom these defendants had sold the land, by deeds of general warranty, purporting to convey an indefeasible estate in fee-simple absolute, notified these defendants and required them to defend said action and protect their rights in the premises; and that, thereupon, said defendants put in their answer and made the defence, and also asked the circuit court to grant them appropriate affirmative relief and divest the plaintiff of the legal title and invest these defendants, or those claiming under them, by such warranty deeds with the same, etc. We have been cited to the cases of Sensenderfer v. Smith, 66 Mo. 80; Sensenderfer v. Neale, 66 Mo. 669 ; and Widdicombe v. Mercer, 72 Mo. 588, as holding a doctrine contrary to the views here expressed. This, we think, to a great extent, is a misapprehension of these cases. When carefully considered it will be found that these cases — especially the first, upon which the other two are based — recognize in direct terms the views here expressed. The other two cases, also, substantially do the same thing. The most that can fairly be said of these cases is, that the evidence preserved in the record of these several cases was not sufficient, in the opinion of the court, to sustain the equitable defence, set up in the answer; or to support the finding of the court thereon. This was the only real point in judgment in all these cases; and any seeming conflict therein with the views here expressed, if any there be, will be found, upon a careful examina
If parties negotiating about a tract of land or town lot should go to the premises, and upon, inspection, should agree touching the sale and purchase thereof, and thereupon draw up and execute a deed of conveyance, and by mistake insert therein wrong numbers, would anyone doubt that upon satisfactory proof of the mistake, a court of equity would correct the same ? Suppose, instead of that, they should go to a plat of the town, or of the public lands, and, upon inspection thereof, should select and bargain for a given quarter section of land or town lot, and make a similar mistake in the deed of conveyance, would not the same result follow ? This, in substance, is precisely what the evidence shows occurred in Smith’s entry of the tract of land in question.
We are of opinion, therefore, that the special findings of the circuit court as to the mistake in question and plaintiff’s knowledge or notice thereof are fully supported by the evidence in the cause, and that they constitute a good defence to plaintiff’s action, and that the court did right so to find and declare. We are also of opinion that under the facts and circumstances in evidence the ends of justice would have been best promoted and preserved by granting to the defendants the
Wherefore, it is here ordered and adjudged by this court that the judgment of the circuit court be reversed; and that such judgment as it should have rendered, as hereinbefore indicated, be, and the same is hereby ordered and rendered; and that the same be entered up in due form accordingly. Kritzer v. Smith, 21 Mo. 302; Philips v. Stewart, 69 Mo. 149; Morgan v. Chicago & Alton R. R. Co., 76 Mo. 178, and section 3776, Revised Statutes, 1879.