THI RD DI VI SI ON

DOYLE, P. J.

, REESE, J.

, and SENI OR A PPELLA TE JUDGE PHI PPS

N O T IC E : M otions for r e c ons i de r a tion m us t be

ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n

da y s of the da te of de c is ion to be de e m ed tim e ly file d.

https ://w w w

. ga a ppe a ls .us /r ule s

A ugust 16, 2022



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A2 2 A1 11 1 . BC EAV, LLC v . HAVLIK.

P H I P P S , Sen i o r Ap p el l at e J u d g e.

In t h i s d i s p u te o v er t he b o un d ari es o f a p arcel o f d ev el o p ed real p ro p ert y o n

M cPh ers o n Av en u e i n A t l an t a (t h e “ M cPh ers o n Pro pert y ”), p l ai n t i ff (an d d efen d an t

i n -co u n t ercl ai m ) BC EAV, LLC ap p eal s fro m a t ri al co u rt o rd er t h at (a) d en i ed BC

EAV’ s o b

ject i o n t o an d m o t i o n t o reject a sp eci al m as t er’ s rep o rt an d

recom m e nda tions a nd ( b) the r e b y e ffect i v el y g ran t ed s u m m ary ju d g m en t t o d efen d an t

(an d p l ai n t i ff-i n-co u n t ercl ai m ) Gwe ndoly n H a vlik. O n a

ppe a l, B C E A V co n t en d s t h at

i t

, rat h er t h an Hav l i k

, was en t i t led t o s um m ary ju dg m en t

. Becau s e t he s p eci al m as t er

an d t ri al co u rt co rrect l y co n cl u d ed th at no d i s p u t ed i s s u es o f m at eri al fact rem ai n an d

t h at Hav l i k ’s p red eces so r-i n -i n t eres t acq u i red p res cri p t i ve t i t l e to t h e d i s p u t ed p art

o f th e M cPh ers o n Pro p ert y b y ad v ers e p o s ses s i o n

, we affi rm t h e t ri al co urt ’ s ru l i n g s

.Th e reco rd s ho ws th at G

. M

. W ri g h t co nv ey ed t h e M cPh ers o n Pro p ert y to

J es s i e an d Erb y Harp er i n 1 9 6 5

. 1 Th e d es cri p t io n o f t h e p ro pert y i n cl u d ed i n W ri g h t ’ s

1 9 6 5 warran t y deed p ro v i d es t h at i t s n ort h ern m o s t b o u nd ary is ap p ro x im at el y 9 4 feet

n o rt h o f M cPh ers on Av en u e. In J u n e 1 9 9 1, t h e D eKal b Co u nt y Pro b at e Co urt i s s u ed

a Cert i fi cat e o f Ord er o f Year’ s Su p po rt g ran ti n g Erb y Harp er’ s u n d i v id ed o n e-h al f

i n t eres t in th e M cPh e r s o n P r o p ert y t o Jes s i e Harp er, as Erb y Harp er’ s wi do w. Th e

p ro p ert y ’ s d es c r i p t i o n i n t h e 1 9 9 1 cert i fi cat e ag ai n p ro v id es t h at it s n o rt h ern

b o u n d ary i s ap p ro x i m at el y

9 4 feet n o rt h o f M cPh ers o n Av en u e.

In J u l y 1 99 3

, a q u i t cl ai m d eed ag ai n g ran t in g t h e McPh ers on Pro pert y t o J es s i e

Harp er w as ex ecu t ed b y an i n d i v i d u al id en t i fi ed as W el d o n W ay

. Th e p ro p ert y

d es cri p t io n i n cl u d ed in W ay ’ s q u i tcl ai m d eed p ro v i d es th at t h e n o r the r nm ost p ro p ert y

l i ne i s ap p ro x i m at el y 1 4 4 feet n o rt h o f McPh ers o n Av e n u e. Nei t h er p art y h as

u n co vered an y ev id en ce (o t h er t h an t he J u l y 1 9 9 3 q ui t cl ai m d eed ) t h at W ay ev er h el d

an y i nt eres t in t h e M cPh ers o n Pro p ert y o r i n t he 5 0 -fo o t-wi d e t ract b et ween 9 4 feet

an d 1 4 4 feet n ort h o f M cPh ers o n Av en u e (t h e “ 5 0 -Fo o t Ex ten s i o n ”).

In Ap ri l 2 00 3

, M i ch ael an d Pat ri ck M o ck b ou g ht t h e M cPh ers on Pro p ert y fro m

t h e ex ecu t o r o f J es s i e Harp er’ s es t at e. Th e p ro p ert y d es cri p t io n in cl ud ed i n t h e Ap ri l

1 Erb y Harp er at t i m es i s referred t o i n t h e reco rd as “ Ki rb y ” Harp er.

22 0 0 3 ex ecu t or’ s d eed p ro v i d es t h at t h e n o rt h ern b o un d ary of t he p ro p ert y i s

ap p ro x i m at el y 1 44 feet n o rt h o f M cPh ers on Av en u e. J o h n Fay b o u g h t th e M cPh ers o n

Pr o p ert y fro m th e Mo ck s i n M ay 2 0 0 5. Th e p ro p ert y d es cri pt i o n at t ach ed t o t h e

M o ck s ’ M ay 2 0 0 5 warran t y d eed ag ai n p ro v id es th at th e n o rt h ern m os t p ro p ert y l i n e

i s ap p ro x i m at el y 1 4 4 feet n o rt h o f M cPh ers o n Av en u e. A p ro p ert y d es cri p t i o n

at t ach ed t o a s ecu ri t y d eed ex ecu t ed b y F a y at th at t i m e s i m i l arl y p ro v i d es t h at t h e

n o rt h ern b o u n d ary i s ap pro xi m at el y 1 4 4 feet n o rt h o f M cPh ers on Av en u e. Fay

erect ed a fen ce en cl o si n g h i s b ack y ard

— i n cl u d i n g t h e 5 0 -Fo ot Ex ten s i o n

—

s o m et i m e befo re Decem

b er 2 00 8

. Th e fen ce

— wh ich i s v i si b l e fro m M cPh ers o n

Av en u e —

h as rem ai n ed i n p l ace s i nce t h en

.

Hav l i k b o u g ht t h e M cPh ers o n Pro p ert y fro m Fay i n A pri l 2 01 7

. Th e p ro p ert y

d es cri p t i on at t ach ed t o Fay ’ s Ap ri l 2 0 1 7 l i m it ed warran t y d eed (t h e “ 2 0 17 Li m i t ed

W arran t y Deed ”) ag ai n p ro v i d es t h at t he n o rt h ern m o s t p ro p ert y l i n e i s ap p ro x i m at el y

1 4 4 feet n o rt h o f M cPh ers o n Av en u e.

In Oct o b er 2 01 9

, BC EAV en t ered i n t o a p u rch as e an d s al e ag reem en t t o b uy

n i n e p arcel s of pro p er t y i n At l an t a fro m R.E.M .A. US In v es t m en t s

, LLC. Th e

t ran s act io n was co m

p l et ed i n J an u ary 2 0 2 0

. On e o f t h e p arcel s

, w i t h a p arcel n u m b er

en d in g i n “ 0 7 4 ,” o v erl ap s t he 5 0 -Fo o t Ex t en s i o n i n t h e M cPh ers o n Pro p ert y

.

3In M arch 2 0 2 0

, BC EAV s u e d Hav l i k

, as s ert i n g cl ai m s fo r a d ecl arat o ry

ju d g m en t

, q u i et t i t le, an d t res pas s an d i n ju r y t o real es t at e. BC EAV s o u g h t

, in

rel ev an t p art : (i ) a d ecl arat i o n t hat t h e co n vey an ce o f t h e 5 0 -Fo o t Ex t en s i o n t o Hav l ik

i s i n effect u al ; (i i ) a can cel lat i o n o f t h e 2 01 7 Li m i t ed W arran t y Deed ; (i i i ) a decree in

eq u it y o rd eri n g Hav l ik t o rem o v e al l en cro ach m en ts u p on BC EAV’ s p ro p ert y ; an d

(i v) s u b m i s s io n o f t h e cas e t o a s peci al m as t er. Hav li k an swered

, as s ert ed a

co u nt ercl ai m fo r ad v e r s e p o s s es s i o n u n d er co l o r of t i tl e, an d al s o s o u g h t t h e

ap p oi n t m en t o f a s p eci al m as t er. Th e t ri al co u rt t h ereaft er ap p o i n t ed a s p eci al m as t er

t o , i n t er al i a, p rep are a rep o rt an d reco m m en d at i o n fo r t h e co u rt ’ s co n s i d erat i o n

.

Fo l l owi n g d i sco very

, BC EAV m o v ed fo r s u m m ary ju dg m en t

, co n t en d i n g t h at

Hav li k can n o t es t ab l i s h th at sh e acq u i red p res cri pt i v e ti t le to t h e 50 -Fo o t Ex t en s i o n

v i a ad vers e p o s ses s i o n b ecau se n ei t h er s h e n or h er p red eces s o r-i n -t it l e ev er h ad a

l eg i t i m at e cl ai m o f r i g h t t o t h e p ro p ert y

, as bo t h H av l i k an d Fay h ad act u al an d

co n st ru ct i v e k no wl ed g e t h at t h e 5 0 -Fo ot Ex t en s i o n w as no t a part o f t he M cPh ers o n

Pro p ert y

. Hav l i k al s o m o v ed fo r s u m m ary ju d g m en t, as s ert i ng w i t h res p ect t o h er

ad v ers e p o s s es s i o n cl ai m

, as rel ev an t t o t h i s ap p eal

, t h at sh e an d Fay b o t h t o o k t i t l e

t o t h e M cPh ers o n Pro p ert y (i ncl u d i n g t h e 5 0 -Fo ot Ex t en s i o n ) i n g o o d fai t h

, wi t h n o

n o t i ce o f fo rg ery

o r frau d.

4Th e s p eci al m as t er i s s u ed a d et ai l ed rep ort reco m m en d i n g t h at H av l ik ’ s m otio n

fo r s u m m ary ju d g m en t b e g ran t ed an d th at BC EAV’ s m o ti on be d en ied

. BC EAV

t h ereaft er fi l ed ob

j ect i o n s t o an d a m o t i o n t o reject t he rep o rt an d reco m m en d at i o n s

,

wh i ch t h e t ri a l c ou rt d en i ed

, t h ereb y effect iv el y g ran t i n g s u m m ary ju d g m en t to

Hav li k an d d en y i n g s u m

m ary ju d g m en t t o BC EAV. Th i s ap peal fo l l owed

.

“ W e rev i ew d e n o v o a g ran t o r d en i al of s um m ary ju d g m en t

, v i ewi n g t h e

ev i d en ce an d a l l r e a s o n a bl e co n cl u s i o ns an d in feren ces d rawn fro m i t i n t h e l i g ht

m o st fav o rab l e t o t he no nm o v an t

. ” Hen r y v. Gr i f f i n Ch rys l er Do d

g e Jeep Ra m

, 3 6 2

Ga. Ap p . 4 5 9 , 4 6 0 (8 6 8 SE2 d 8 2 7 ) (2 0 2 2 ).

Su m m ary ju d g m en t i s p ro p er wh en t h ere i s no g en u i ne i s s ue o f m at eri al

f a c t an d t h e m o v an t i s en t i t l ed t o ju d g m en t as a m at t er o f l aw. T h e

b u rd en o n t h e m ov i n g p art y m ay b e d i s ch arg ed b y p o i n t i n g o u t b y

referen ce t o t h e af

fi d av i t s

, d ep o si t i o n s an d o t h er d o cu m en t s i n th e

reco rd t h at t h ere i s an ab s en ce o f ev i d en ce t o s u p p o rt t h e n o n m o v i n g

p art y ’ s cas e. If t h e m o v an t m eet s t hi s b u rd en

, t h e n o n m o v an t can n o t res t

o n h i s p l ead i n g s , b u t rat her m u s t p o i n t t o s p eci fi c ev i d en ce g i v i n g ri s e

t o a t ri ab l e i ss ue.

Id . at 4 6 0 -4 6 1 (ci t at i o n s an d p u n ct u at i o n o m i t t ed ); s ee OCGA § 9 -1 1 -5 6 (c), (e). In

t h at v ei n

, “ s p ecu lat i o n w h ich rai s es m erel y a co nject u re o r p o s s ib i l i ty i s n o t su ffi ci en t

t o creat e ev en an i n feren ce o f fact fo r co ns i d erat i o n on s u m m ary ju d g m en t .” El l i so n

5v. Bu r

g er Ki ng Co r

p

. , 2 9 4 Ga. A p p

. 8 1 4

, 8 1 9 (3 ) (a) (6 7 0 SE2 d 46 9 ) (2 00 8 ) (ci t at i o n

an d p u n ct u a t i o n o m i t t ed ). “ Becau s e t h i s o p i n i o n ad d res s es cro ss -m o t i o n s fo r

s u m m ary ju d g m en t

, we wi l l c o n s t ru e t h e fact s i n fav o r o f t h e n on m o v i n g p art y as

ap p ro p ri at e.” Pl an t a t i on a t Ba y Cr eek Ho meo wn er

s As s n. v. Gl a s ier , 3 4 9 Ga. Ap p.

2 0 3 , 2 0 4 (8 2 5 SE2 d 54 2 ) (2 0 1 9 ) (ci tat i o ns an d p u n ct u at io n o m i t t ed ).

In t wo rel at ed en u m erat i o n s o f erro r, BC E AV co n t en d s on ap p eal t hat t h e t ri al

co u rt erred b y g ran t i n g s u m m ary ju d g m en t t o Hav l i k an d den y i n g s u m m ary ju d g m en t

t o BC EAV. Acco rd i n g t o BC EAV, Hav l ik can n o t es t ab l i s h t i t l e b y p res cri p t i o n t o

t h e 5 0 -Fo o t Ex ten s i o n v ia ad v ers e p o s s es s io n u n d er co lo r o f t it l e b ecau s e an y

p o s s i b l e cl ai m t o t h e e x t e n s i o n “ o ri g in at ed i n frau d

, ” an d, BC E A V arg u es

, Fay

t h erefo re “ h ad n o g o o d fai th cl ai m o f o wn ers h ip ” o f t h e ex te n s i o n w h e n h e t o o k

p o s s es s i o n o f t h e M cPh ers o n Pro p ert y . W e d i s ag ree.

“ Ti t l e b y p res cri p t i on is t h e ri g h t t o pro p ert y w h i c h a p os s es so r acq u i res by

reas on o f t h e co n t i n u an ce o f h i s p o s s es s i o n fo r a p eri o d of t i m e fi x ed b y l aw.” OCGA

§ 4 4 -5 -1 6 0

. Un d er OCGA § 4 4 -5 -1 6 1 (a), a p art y m ay es t ab l i s h pres cri p t iv e t i t l e by

ad v ers e p o ss es s i o n wh ere t h e p o s s es s i o n : (i ) i s “ i n th e ri g ht o f t he po s ses s o r an d n ot

6o f an o th er”; (i i ) d i d n o t o ri g i n at e i n frau d, ex cep t as pro v i ded i n O CGA § 4 4 -5 -1 6 2 ; 2

(i ii ) i s “ p u b li c, co n t i n u o u s

, ex cl u s i v e, u n in t erru pt ed

, an d p e a c e ab le”; an d (i v ) i s

“ a cco m p an i ed b y a cl ai m o f ri g h t .” Acco rd S i mmo n s v. Co mmu n i t y Ren ewa l &

Red emp t i o n

, 2 8 6 Ga. 6

, 6 (1 ) (6 8 5 SE2 d 7 5 ) (2 0 0 9 ); G a. Po wer Co

. v. Ir vi n

, 2 6 7 Ga.

7 6 0

, 7 6 1 -7 6 2 (1 ) & n

. 2 (4 8 2 SE2 d 3 6 2 ) (1 99 7 ). A n d u n der O CGA § 4 4 -5 -1 6 4,

“ [p ] o ss es s i o n of real p ro p ert y u n d er wri t t en ev i d en ce o f ti t l e i n co n fo rm an ce wi t h t h e

req u i rem en t s o f Co d e Sect i o n 44 -5 -1 6 1 fo r a p eri o d o f s ev en y ears s h al l co nfer g o o d

t i tl e b y p res cri p t i o n t o t h e p ro p ert y ” (wi t h ex cep ti o n s n o t rel ev an t h ere), u n l es s “ t h e

wri t ten t i t l e is f

o r g e d o r frau du l en t an d

. . . t h e p ers o n cl ai m i n g ad v ers e p o s s es s i o n

h ad act u al n o t i ce o f s u ch fo rg ery o r frau d wh en h e co m

m en ced h i s p o s s es s i o n .”

M o reo v er, “ [p ] res cri p t i v e t it l e m a y b e o bt ai n ed b y t ack i n g o n s u cces s i v e

p o s s e s s i o n i n t h e ch ai n o f t i t l e

. . . .” Neb b v. Bu t l er

, 2 5 7 Ga. 1 4 5

, 1 4 5 (3 5 7 SE2 d

2 5 7 ) (1 9 8 7 ); s ee O CGA § 4 4 -5 -1 72 (“ An in ch o at e p res cri p t iv e t it l e m ay b e

t ran s ferred b y a p ers o n i n po s s es s i o n t o h is s ucces s o r s o t h at s u cces s iv e p o s s es s i on s

m ay be t ack ed t o m ak e o ut t h e p res cri p t i o n .”). Ad v ers e p o s s es s i o n un d er co l o r o f t i t l e

2 OCGA § 4 4 -5 -1 6 2 p ro v i d es t h a t “ (a) [i ] n ord er fo r frau d t o p rev en t t h e

p o s s es s i o n o f p ro p ert y fro m b ei n g t h e fo u n dat i o n o f p res cri p t i o n

, s u ch frau d m u s t b e

act u a l o r p o s i t i v e an d n o t m erel y co ns t ru ct i v e o r l eg al ”; an d “ (b ) [w] h en act u al o r

p o s i t i ve frau d p rev en t s or d et ers an o t her part y fro m act in g, p res cri p t io n s h al l n o t ru n

u n t i l s uch frau d i s d i s co v ered .”

7t h erefo re m ay b e es t ab l i s h ed b y s h o wi n g t h at o n e o r m o re p red eces s o rs -i n

- i n t eres t

s at i s fi ed al l o f t h e r eq u i rem en ts o f OCGA § 4 4 -5 -1 6 4 fo r t h e req u i s i t e s ev en -y ear

p eri o d

. See W

i s en b a ker v. W

a rr en

, 1 96 Ga. Ap p . 5 5 1 , 5 5 3 -5 54 (3 ) (3 9 6 SE2 d 5 2 8 )

(1 9 9 0).

Fo r p u rp o s es o f ad vers e p o s s es s i o n

, t h e co n cep t o f “ co l o r o f t i t l e” en t ai l s “ a

wri t i n g u p o n i t s face p ro fes s i n g t o p as s t i t l e, b u t w h i ch d o es n o t d o i t, ei t h er fro m

wan t o f t i t l e i n th e p ers on m ak i ng i t

, o r fro m t h e d efect iv e co nv ey an ce t hat i s u s ed

—

a t it l e t h at i s i m

p erfect , b u t n ot s o o bv i o us l y s o t hat i t wo u l d b e ap p aren t t o o n e n ot

s k i l l ed i n t h e l aw.” Po n d

er v. Po n d er , 2 7 5 Ga. 6 1 6 , 6 1 9 (2 ) (5 7 1 SE2 d 3 4 3 ) (2 0 0 2 )

(ci t at i o n an d p un ct u at i o n om i t t ed ). Th u s, “ [t ] o en t i tl e t h e p o s s es s o r t o t h e b en efi t o f

h i s co l o r o f ti t l e, t h ere m

u s t be a wri t i ng [,] i t m

u s t p u rp o rt t o co n v ey th e p ro p ert y to

t h e p o s s es s o r[,] i t m

u s t co n t ai n s u ch a d es cri p t i o n o f t h e p r o p e r t y a s t o ren d er i t

cap ab l e o f i d en t ifi cat i o n , an d t h e p o s s es s or m u s t i n g oo d fai t h cl ai m t h e l an d u n d er

i t

. ” Ir vi n

, 2 6 7 G a. at 7 65 (1 ) (c) (ci t at i o n

, p u n ct u at io n

, an d em p has i s o m i t ted ). Fo r

ex am p l e, “ a qu it cl ai m deed

, t ak en i n g o o d fai t h

, i s wi th i n i t s el f s u ffi ci en t co l o r o f t i t l e

u p o n wh i ch to b as e p res cri pt io n .” Mi les v. Bl a n t o n

, 2 11 Ga. 7 5 4

, 7 5 8 (8 8 SE2 d 2 7 3 )

(1 9 5 5).

8If a pers o n b u y s lan d i n g o o d fai t h, b el i ev in g he i s o b t ai ni n g a

g o o d t i t l e

, a n d en t ers i n t o p o s s es s i o n t h ereo f, an d rem ai n s t h ere

co n t in u o u s l y

, u ni n t err u p t ed l y

, peaceab l y

, et c. fo r s ev en y ears

, t hat

p o s s es si o n ri p en s i n t o a g o od t i t l e

, w h et h er th e t i t l e h e p u rch as ed

o ri g in al l y was g o o d o r n o t. Th e v ery o bject o f th e d o ct ri n e o f

p r e s cri p t io n i s t o m ak e a b ad t it l e g o o d wh en t h e n eces s ary req u i s i t es

h av e b een co m

p l i ed wi t h

. W h en a n a d v e r s e p o ss es s o r h as h el d fo r th e

req u is i t e peri o d an d hi s p res cri p t i v e t i t l e ri pen s

, i t ex t i n g ui s h es al l o t h er

i n co ns is t en t t i tl es an d i t s el f b eco m es t h e t ru e t i tl e.

Ba r fi el d v. Vi cker

s

, 2 0 0 Ga. 2 7 9

, 2 8 1 ( 3 6 SE2 d 7 6 6 ) (1 9 46 ) (ci t at i o n s an d

p u n ct u at i o n o m it t ed ).

Becau s e go o d f

a i t h is a p rereq u i s i t e t o acq u iri n g t i t l e b y p res cri pt i o n u n d er

co l o r o f t i t l e p u rs uan t t o OCGA § 4 4 -5 -1 64

, “ o n e h o l d i ng p o ss es s i o n un d er co l o r o f

t i tl e

, w h i ch h e kn o ws wa s f r a u d u l en t l y p ro cu r ed

, can n o t acq u ire p res cri p t i v e t i t l e

reg a r d l e s s o f t h e p eri o d o f t i m e s u ch p os s es s i o n i s h el d .” Ar mo ur v. Peek

, 2 7 1 Ga.

2 0 2

, 20 3 (2 ) (5 1 7 SE2 d 5 2 7 ) (1 9 9 9 ) (ci t at i o n a n d p u n ct u at i o n o m i t t ed

, em p h as i s

s u p p li ed ). Th u s

, fo r frau d t o “ v i t i at e t h e g o o d fai t h req ui rem en t an d p rev en t t h e

ru n n in g o f t h e p eri o d o f p res cri p t i o n ,” it m u s t b e “ n o t l eg al b u t m o ral frau d

, ” i .e., “ a

co n sci o u s n es s o f d oi ng wro n g .” Po n d er

, 2 75 Ga. at 6 1 9 (2 ) (ci t at i o n an d pu n ct u at i o n

o m it t ed ). In o t h er w o rd s

, “ [t ] o d efeat p res cri p t i ve t i t l e, t h e frau d o f t h e part y cl ai m i n g

9t h ereu n d er m u s t b e s u ch as to ch arg e hi s co ns ci en ce. H e m u s t b e co g ni zan t o f t h e

frau d, n o t b y co n st ru ct i ve bu t b y act u al n o t i ce.” Id

. (ci t at i o n an d pu n ct u at i o n

o m it t ed ); s ee OCGA § 4 4 -5 -1 6 2 (a).

No t ab l y

, “ [d ] i rect ev i d en ce o f b o n a f i d e s i s n o t req u i red

. A pres u m p t i o n o f

g o o d fai t h ari s es fro m ad v ers e p o s s es si o n .” Ba r f i e l d

, 2 0 0 Ga. at 2 8 1 (ci t at i o n s an d

p u n ct u at i o n o m i t t e d ); acco rd Ch i l ds v. S a mmo n s

, 2 72 G a. 7 3 7

, 7 3 9 (2 ) (5 3 4 SE2 d

4 0 9 ) (2 0 0 0 ) (g o o d fai t h is p res u m ed ab s en t ev i den ce t h a t t h e c l a i m o f p o s s es s i o n

o ri g i nat ed i n frau d ); Ch a n cey v. Ga

. Po wer Co

. , 2 3 8 Ga. 3 9 7

, 3 98 (1 ) (2 3 3 SE2 d 3 6 5 )

(1 9 7 7) (“ p os s es si o n o ri gi n at i n g i n frau d w i l l n o t b e p res u m ed ”); s ee al s o OCGA

§ 4 4 -5 -1 6 2 (a); Go o d

r u m v. Go o d

r u m

, 2 83 Ga. 1 6 3

, 1 6 3 (6 5 7 SE2 d 1 9 2 ) (2 0 0 8 ) (“ a

p ers o n wh o cl ai m s t i t l e b y v i rt u e o f ad v ers e po s ses s i o n u nd er co lo r o f t i t l e m u s t h av e

act u al n o ti ce o f an y al l eg ed frau d b efo re t h at frau d wi l l d efeat hi s ad v ers e p o s s es s i o n

cl ai m ”). In th at reg ard

, a d eed p u rp o r t i n g t o co nv ey fee si m p l e t i tl e co n s t i t u t es

s u ffi ci en t co l or o f t it l e f o r p u rp o s es o f acq u i ri n g ti t le by p res cri pt i o n

, ev en i f,

u n k n o wn t o t h e p art i es at t h e t i m e o f t h e t ran s act i o n

, t h e g ran t or d i d no t o wn t h e

p ro p ert y . See Gi

g g er v. W h i t e , 2 7 7 Ga. 6 8 , 7 0 -7 1 (1 ) (5 8 6 SE2 d 2 4 2 ) (2 0 0 3 ).

Th e b u rd en o f es t ab l is h i n g p res cri p t i v e t i t le b y ad v ers e po s s es s i o n l i es o n t h e

p art y cl ai m i n g i t, Kel l ey v. Ra n d o l ph , 2 9 5 Ga. 7 2 1 , 7 2 2 (1 ) (7 6 3 SE2 d 8 5 8 ) (2 0 1 4 ),

10wh ereas t h e b u rd en o f es t ab li s h i n g frau d i s o n t h e p art y o p po s in g ad v ers e p o s s es s i o n,

Ba r fi el d

, 2 0 0 Ga. at 2 8 1

. W het h er ad v ers e p o ss es s i o n h as b een es tab l i s h ed is a m i x ed

q u es ti o n o f law an d fact : t h e u n d erl y i n g fact s co n s t i t u t i n g ad v ers e p o s s es s i o n

g en eral l y are t o b e d eci d ed b y t h e fact fi nd er, wh ereas wh et her t h e p ro v en (o r, i n t h i s

c a s e

, u n d i s p u ted ) fact s co n s ti tu t e ad v ers e p o ss es s i o n is a qu es t i o n of l aw fo r t h e

co u rt . See Ir vi n

, 2 6 7 Ga. at 7 66 (2 ).

1

. BC EAV’ s co n t en ti o n t h at Fay “ h ad n o g o o d f a i t h cl ai m o f own ers h i p ” o f

t h e 5 0 -Fo o t Ex t en s i o n wh en he t o o k p o s ses s i o n o f t h e M cPh ers o n Pro p ert y b ecau s e

an y su ch cl ai m “ ori gi nat ed i n frau d ” i s m i sp l aced b ecau se t h ere i s n o reco rd ev i d en ce

t h at Fay h ad act u al k n o wl ed ge of an y al leg ed frau d

. Th e 2 00 5 warran t y d eed ex ecu t ed

b y t h e M o c k s

, w h ich i n cl u d es t h e 5 0 -Fo ot Ex t en s i o n i n t h e p ro p ert y d es cri p t i o n,

co n st i t u t es “ co l or o f t i t l e” fo r p u rp o s es o f ad vers e po s s es s i o n. See Po n der

, 2 7 5 Ga.

at 61 9 (2 ); Ir vi n

, 2 6 7 Ga. at 7 6 5 (1 ) (c). In an at t em p t t o es tab l i s h a di s p u t ed fact u al

i s su e as t o w h et h er Fay had act u al k no wl ed ge t h at t h e co lo r o f t i t l e was frau d u l en t l y

p ro cu red

, BC E AV h i g h l i g h t s a s u rv ey o f t h e M cPh ers o n Pro p ert y a t t a c h ed t o t h e

Sel l er’ s Pro p ert y Di s cl o s u re St at em en t t h at t he Mo ck s p ro v id ed t o Fay i n 20 0 5

. Th e

s u rv ey

— t h e d at e o f wh i ch i s i l l eg i b le

— i d en t i fi es t h e pro p ert y o wn e r as o n e

11“ Ed ward L. M au l d i n ” 3 an d d ep i ct s an L-s hap ed s t ru ct u re an d a s m al ler, rect an g u l ar

s t ru ct u re o n a l o t t h at ex ten d s ap p ro x i m at el y 9 4 feet n o rt h of M cPh ers o n Av en ue.

Wh e n v i ewed i n co n t ex t w i t h t h e en t i ret y of t h e di s cl o s u re, i t i s ap p aren t t h at t h e

s u rv ey was p ro v i d ed fo r t he pri m ary pu rp o se o f s h owi n g th e o u t l i n e o f t h e o ri g i n al

s t ru ct u re, t o wh ich t he M ock s h ad ad d ed ap p ro x i m at el y 3 50 s q uare feet

.

M o reo v er, t h e d o cu m en t s at t a c h ed t o t h e M o ck s ’ di s cl o s u re s tat em en t al s o

i n cl u d ed a s eco nd

, u n d at ed s urv ey o f t h e M cPh ers on Pro p ert y t h at id en t i fi es J es s i e

Harp er as t h e cl ien t an d in cl u d es t h e 50 -Fo o t E x t en s i o n w i t hi n t he p ro p ert y ’ s

b o u n d ari es

. 4 An d in t h e b o d y o f t h e d i s cl o s u re s t at em en t

, t h e M o ck s m ark ed t h e s pace

d es i g n a t e d fo r “ No ” i n res po n s e t o t h e q u es t i o n “ Are y ou aware o f an y

en cro ach m en t s, u n reco rd ed eas em en t s

, or bo u nd ary l in e d i s p u t es wi t h res p ect t o t h e

Pro p ert y ? ” W h en v i ewed i n t h ei r en t i ret y — an d p ret erm i t t i n g wh et h er t h ere i s an y

3 Gi v en t h at M au l d i n d o es n o t ap pear in ei t h er o f t h e ch ai n s o f t i tl e i d en t i fi ed

b y t h e p art i es (an d d i s cu s s ed ab o v e), t h e su rv ey i d en t i fy i n g h i m as t h e pro p ert y o wn er

m o st l i k el y o ccu rred b efo re G

. M. W ri g h t co n v ey ed t h e M cPh ers o n Pro pert y t o J es s i e

an d Erb y Harp er i n 1 9 6 5

.

4 A cco rd i n g t o t h e s p eci al m as ter, th e part i es ag ree t hat t h e J es s i e Harp er

s u rv ey was p rep ared i n 2 0 01

. Th at s u rv ey al s o d ep i ct s a d as h ed l i ne at t h e s i t e o f t h e

o ri g i nal n o rt h ern b o u nd ary l i n e, wi t h t he ab b rev i at i on “ IPF” at ei t h e r en d o f t h e

d as h ed l i n e. Nei t h er p art y p o i n t s t o an y reco rd ev id en ce s h ed di n g an y l i g h t o n t h es e

m ark i n g s i n t h ei r ap p el l at e b ri efs

.

12reco rd ev i d en ce i n d i cat i ng t h at t i tl e t o t h e 5 0 -Fo o t Ex t en s io n i n fact m ay h av e b een

p ro cu red b y frau d

—

t he d i scl os u re s t at em en t an d i t s at t ach m en t s, at b es t, g i v e ri s e

o n l y t o a s p ecu l at i ve i nferen ce t h at Fay had th e req u ired act u a l n o t i ce of an y s u ch

fr a u d

. “ A n d wh ere, as here, an i n feren ce i s fo u n ded o n s p ecu l at i on

, i t i s wi t h o ut

ev i d en t i ary v al u e,” b ecau s e “ [i ] n feren ces m us t b e b as ed o n pro b ab i l i t i es rat h er t h an

m ere p o s s i b i l i t i es .” Ha n d b er r y v. Ma n n i n g Fo r es t r

y S vcs

. , 3 53 Ga. Ap p

. 1 5 0

, 1 5 8 (1 )

(8 3 6 SE2 d 5 45 ) ( 2 0 1 9 ) ( ci t at i o n an d p un ct u at i o n om i t t ed ). Rat h er, “ wh en a p art y

re l i es o n i n feren ces t o pro v e a p oi n t

, n ot o n ly m u s t t h o se i n feren ces be fact u al l y

b a s e d

, t hey m

u s t ten d i n s o m e p ro x i m at e d eg ree t o es t ab li sh t h e co n cl u si o n s o u g h t

an d ren d er l es s p ro b ab l e al l i n co n s i s t en t co n cl u s i o n s .” Id

. (ci t at io n an d pu n ct u at i o n

o m it t ed ). Co n s eq u en tl y

, t h e M au l d i n s u rv ey i s i n s u ffi ci en t t o g i v e ri s e to a d i s p u t ed

fact ual i s s u e wi t h res p ect t o wh et h er Fay h ad act u al n o t i ce t h at t i tl e to t h e 5 0 -Fo ot

Ex t en s io n was p ro cu red b y frau d

.

2

. BC EAV al s o co n t en ds t h at Fay “ h ad act u al kn o w l ed g e o f th es e t it l e i s s u es

i n 2 00 6

, ” b as ed o n co m

m u n i cat i o n s i n wh i ch he en g ag ed wi t h h i s t i t l e i n s u r an ce

p ro v id er aft er h e s aw o n e or m ore red s u rv ey fl ag s p o st ed i n h i s b ack y ard at th at t i m e.

B u t p ret erm i t t in g wh et h er t h o se ev en t s were s u ffi ci en t t o p u t Fay o n n o t i c e o f a

p o t en t i al b o u n dary l i ne is s u e, t h e rel ev an t q u es t i o n i s w h et h er h e “ h ad act u al n o t i ce

13o f [a] fo rg ery o r frau d wh en h e co mmen ced h i s po s ses s i o n

. ” O C G A § 4 4 -5 -1 6 4

( e m p h a s i s s u p pl i ed ); s ee Ch i l d s

, 2 7 2 G a. at 73 9 (2 ) (g o o d fai t h i s p res u m ed ab s e n t

ev i d en ce t h at t h e cl ai m

o f p o s s es s i o n o r ig i n at ed i n frau d ); Ba r

f i el d

, 2 0 0 Ga. at 2 8 1

(p o s s es s i o n m a y r i p e n i nt o g o o d t i t l e “ [i ] f a p ers o n bu ys l an d i n g oo d f

a i t h ”)

(ci t at i o n s an d pu n ct u at i o n o m i t t ed

, em p h as is s u p p l i ed ). Becau s e an y t h i n g Fay m ay

h av e l earn ed ab ou t a po t en t ial b o u n d ary i s s u e aft er 20 0 5 i s i rrel ev an t t o t h e q u es t i o n

o f wh et h er h i s cl ai m o ri g i n at ed i n act u al frau d

, t h i s co n t en t i o n d o e s n o t i m p act t h e

o u t co m e h ere.

3

. In wh at ap p ears t o b e an al t ern at iv e arg u m en t

, BC EAV m ai n t ai n s t h at

n e i t h er Hav li k n o r Fay can es t ab l i s h a go o d fai t h cl ai m to t h e 5 0 -Fo o t Ex t en s i o n

b ecau s e th ere are d i s p u t ed is s u es o f m at eri al fact wi t h res p ect t o wh et h er Fay h ad

act u al k n o wl ed g e of th e b o u n d ary d i s crep an cy

. Fo r t h e reas o n s d i s cu s s ed ab o ve,

h o wev er, wh et h er Fay m ay hav e k n ow n o f a p o t en t i al b o u n d ary l i n e d i s crep an cy

wh en h e acq u i red t h e M cPh ers o n Pro p ert y i s i m m at eri al ab sen t reco rd ev i den ce fro m

wh i ch a fact fi n d er co u ld co n cl u d e t h at h e “ h ad act u al n o t i ce o f [a] f o rg er y o r f r a u d

wh en h e co m

m en ced hi s p os s es s i o n .” OCGA § 4 4-5 -1 6 4 (em ph as i s s u p p l i ed ); s ee

Ch i ld s

, 2 7 2 Ga. at 7 3 9 (2 ); B a r

f i el d

, 2 0 0 Ga. at 2 81

. As a res u l t

, t h i s cl ai m s i m i larl y

d o es no t i m

p act o u r ru l i n g s h ere.

144

. W e a l s o di s ag ree w i t h BC E AV’ s co n ten t i o n t h at o u r d eci s i o n i n Po n d er

,

2 7 5 Ga. 6 1 6

, i s d i sp o si t iv e o f t h e o u t co m e i n t h i s cas e. In Po n d er

, we co n cl u d ed t h at

i s su es o f fact rem ai n ed wi t h r e s p e c t t o w het h er t h e p art ies cl ai m in g ad v ers e

p o s s es s i o n (a) “ t o o k p os s es s io n wi t h i m p l i ed k n o wl ed g e th at t h ere was a ten an cy in

co m m o n wi t h [an ot her cl ai m an t ] as a jo i n t h ei r” o f t h e p ri o r own er, i d

. at 6 1 8 (1 ), an d

(b ) “ s wo re fal s el y t o [a] p et it i on fo r n o ad m i n is t rat i o n ” o f t h e pri o r o w n er’ s es t at e by

fai l i n g t o d is cl o se al l k n o wn h ei rs

, “ an d t h u s l ack ed t h e req ui s i t e g o od fai th fo r t h ei r

cl ai m t o r i p e n i n t o p res cri p t i v e t i t l e,” i d

. at 6 1 9 (2 ). Set t i ng as i d e t h e fact t h at o u r

d eci s i o n i n Po n d e r req u i red ap p l i cat i on o f a st at ut e g o vern i n g co t en an ci es

, s ee

OCGA § 4 4 -6 -1 2 3 ; P o n d er

, 2 7 5 Ga. at 6 1 8 (1 )

— an i s s u e n o t p r e s e n t h e r e

—

d i s p u t ed i s s u es o f fact rem ai ned i n Po n d er wi t h res p ect t o w h et h er t h e p art i es

cl ai m i ng ad v ers e p o s s es s i o n t o o k p o s s es s i o n v ia frau d

. See 27 5 Ga. at 6 1 9 (2 ). Here,

h o wev er, t h e reco rd ev i d en ce gi v es ri s e o n ly t o a s pecu l at i v e i n feren ce t h at Fay h ad

act u al n o t i ce o f an y p o ten t i al frau d i n t h e acq u i s i t i o n o f t h e 5 0 -Fo o t E x t en s i o n

. See

Di v is i o n 1

, ab o v e. O ur ru l i n g s i n Po n d er t h erefo re h a v e n o a p p l i cat i o n t o t h e fact s

i n t hi s cas e.

5

. BC E AV fu rt h er as s ert s t h at Fay ’ s an d Hav l i k ’ s fai l ure t o p ay p ro p ert y t ax es

o n th e 5 0 -Fo ot Ex t en s i o n al s o s h o ws t h e ab s en ce o f g o o d fai t h

. Bu t ev en i f n ei t h er

15Fay n or H av l i k h as p ai d p ro p ert y t ax es o n t he 5 0 -Fo o t Ex ten s i o n

, BC E A V p o i n t s to

n o reco rd ev id en ce es t ab li s h i n g t h at F a y k n e w

, w h en h e acq u ired t he M cPh ers o n

Pro p ert y

, t h at t h e t ax es b ei n g as s es s ed fo r th e p ro p ert y d i d n o t a c c o u n t fo r t h e 5 0

-

Fo o t Ex ten s i o n

, m

u ch les s th at an y s u ch k n owl ed g e wo u l d b e s u ffi ci en t t o es t ab l i s h

act u al k n o wl ed g e o f frau d i n th e acq u is i ti o n o f t h e ex t en s io n

. See O CGA § 4 4 -5 -1 6 4;

Ch i ld s

, 27 2 Ga. at 73 9 (2 ); Ba rf i el d

, 2 0 0 Ga. at 2 8 1

. Co n s eq uen t l y

, t hi s co n t e n t i o n

al s o h as n o b eari n g o n o ur d eci s i o n

.

6

. Fi n al l y

, we no t e th at BC EAV d o es n o t co n t en d th at an y di s p ut ed i s s u es o f

m at eri al fact rem ai n w i t h res p ect t o wh et h er Fay ’ s an d Hav l i k ’ s p o s s es s i o n was

“ p u b l i c, co n t i n u o u s, ex cl u s i v e, u n i nt erru p t ed

, an d peaceab le,” OCGA § 4 4 -5 -1 6 1 (a)

(3 ), an d u n d er co l o r o f t i t le fo r t h e r eq u is i t e s ev en -y ear p eri o d

, s ee OCGA § 4 4 -5

-

1 6 4 . W e t h erefo re affi rm

t h e g ran t o f s u m

m ary ju d g m en t t o Hav li k o n t h es e i s s u es

.

Fo r each o f t h e ab ov e reas o n s, BC EAV has no t m et i t s b u rd en o f sh o w i n g t h at

t h e t ri al co u rt erred wh en i t g ran t ed su m m ary ju d g m en t to Hav l i k an d d en i e d

s u m m ary ju d g m en t t o BC EAV, an d we affi rm t h e t ri al co u rt ’ s ru li n g s

.

Ju d g men t a f f i r m ed . Do yl e, P. J., a n d

Rees e, J., co n cu r

.

16