Title: Bassler v. Bassler

State: vermont

Issuer: Vermont Supreme Court

Document:

NOTICE:  This opinion is subject to motions for reargument under V.R.A.P.
40 as well as formal revision before publication in the Vermont Reports.
Readers are requested to notify the Reporter of Decisions, Vermont Supreme
Court, 111 State Street, Montpelier, Vermont 05602 of any errors in order
that corrections may be made before this opinion goes to press.


                                No. 89-464


Linda Griffith Bassler                       Supreme Court

    v.                                       On Appeal from
                                             Rutland Superior Court

George Paul Bassler                          September Term, 1990
and Delores Bassler


Arthur J. O'Dea, J.

Corsones & Corsones, Rutland, for plaintiff-appellee

Robert P. McClallen, Rutland, for defendant-appellant

Miller, Cleary & Faignant, Rutland, for additional party-appellant


PRESENT:  Allen, C.J., Peck, Gibson, Dooley and Morse, JJ.


     GIBSON, J.   Defendant George Bassler and additional party defendant
Dolores Bassler (George's mother) appeal from a divorce judgment awarding
plaintiff, Linda Griffith Bassler, the sum of $35,000 in satisfaction of any
marital or other interest she may have in the lands, premises, and machinery
held in George's and Dolores's names.  We affirm.
                          I.
     In September of 1983, Linda and her daughter, Lindsey, moved into a
house on the Bassler estate in Wells, Vermont to live with George Bassler.
The estate, which contained over 500 acres of land, was owned by Dolores,
who lived in a separate residence thereon.  The trial court found that Linda
was orally assured by Dolores and George that she "did and would own the
house and surrounding acreage (200 acres more or less) as the family home."
Linda gave up her waitressing and catering jobs, and devoted her energies to
the household.  The couple made major improvements to their home, which was
in great disrepair, and to the surrounding property.  In 1986, with
Dolores's knowledge, George and Linda took out a homeowner's insurance
policy in their own names on their house, paying the premiums themselves.
     In late 1984 or early 1985, Linda became pregnant.  George agreed to
marry her, but only after the execution of an antenuptial agreement.  An
agreement was prepared by George's attorney, and after several delays, the
couple executed it on May 30, 1985, one day before they married.  In
relevant part, the agreement provided that Linda waived "all and every
right whatsoever which she might have or acquire by law by such marriage in
any and all property of every kind and character, real, personal, or mixed,
now owned or which may hereafter be acquired by George P. Bassler."
    Linda and George separated in August of 1988.  Since the separation,
George has continued to live on the estate; Linda, her daughter Lindsey, and
Adam, who was born during the marriage, moved out and have been receiving
assistance from the Department of Social Welfare.
     On September 17, 1988, Linda filed a complaint for divorce.  There-
after, she moved to add Dolores Bassler as a party to the action.  The
trial court granted the motion "in an effort to pierce the veils which
[Dolores] and George place around their assets."  At trial, the extent of
George's assets was obscured by a number of partially explained trans-
actions.  The court found, however, that George always had sufficient funds
to meet his needs and desires, even though he had no regular paycheck or
earnings record consistent with his lifestyle.  When the family well-
drilling business was liquidated during 1985 and 1986, George received
$81,000 and Dolores withdrew $32,000, which she turned over to George.  In
1986, George paid $43,000 for property in Wells that was sold in 1988
without profit.  Also during the marriage, George purchased real property in
Maine, putting it in Linda's name and subsequently selling it, apparently
for a loss.  The court awarded Linda $35,000 as her share of the marital
assets.
     On appeal, George and Dolores contend that (1) the Statute of Frauds
bars Linda from asserting a marital interest in the house and surrounding
land, and (2) the antenuptial agreement is valid and should have been
enforced by the trial court.  George also contends that the court made
inadequate findings to support its award of $35,000 to Linda.  Dolores
argues that she was improperly added as a party.
                                   II.
     George and Dolores both assert that (1) there was no oral agreement
regarding the house and surrounding land, and (2) even if there was such an
agreement, the Statute of Frauds (FN1) bars enforcement because Linda's part
performance is insufficient to remove the agreement from the statute.
Dolores argues additionally that the part-performance doctrine does not
apply unless money damages are an inadequate remedy and that, in the instant
case, the trial court implicitly acknowledged money damages to be adequate
inasmuch as it awarded Linda a sum of money.  Linda responds that (1)
sufficient part performance has been shown, and (2) inadequacy of money
damages is not a prerequisite to invoking the part-performance doctrine.  We
address appellants' arguments seriatim. (FN2)
                                  A.
     George and Dolores first argue that there was no oral agreement with
respect to the property.  The trial court found that "Linda was assured by
George and George's mother, Dolores[,] that the guest house was her family
home and notwithstanding the various maneuverings between George and his
mother Dolores, Linda did and would own the house and surrounding acreage
(200 acres more or less) as the family home."  On appeal, we must view the
evidence in the light most favorable to the prevailing party, excluding the
effect of modifying evidence.  Only if a finding is clearly erroneous can
it be overturned.  McCormick v. McCormick, 150 Vt. 431, 434,