Source: https://www.pobonline.com/articles/94755-knowledge-in-the-face-of-adversity-part-1
Timestamp: 2019-04-23 17:01:59+00:00

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The discovery of evidence of apparent possession of lands not included in the written legal description of the possessor is a familiar occurrence for most surveyors. This situation can create convoluted and costly legal issues for landowners, surveyors and attorneys. This principle is well established in our legal system as observed by the Tennessee Supreme Court.
Although original boundary lines as described in the original conveyance never move after the moment of their creation, title to additional lands can be gained or lost through the process of adverse possession. This separate title is actually considered to be of the highest character at the moment of its creation, as seen in Cannon v. Stockmon.
And such a title is not only an interest in the land, but it is one of the highest character, the absolute dominion over it, and the appropriate mode of conveying it is by deed…The lapse of time limited by such statute not only bars the remedy, but it extinguishes the right, and vests a perfect title in the adverse holder.
Adverse possession statutes and common law principles vary significantly from state to state; however, certain characteristics are common to most states. In the case of Cumulus v. Shim, the Tennessee courts make a good general statement of these requirements.
Given these differences of opinion, to what degree is the surveyor responsible for adjudicating disputes relating to adverse possession?
It is also interesting that at no point in his famous essay does Cooley specifically refer to the legal mechanism of “adverse possession,” although this term was already well established in the American legal system at that time as cited in an 1844 Virginia case.
The surveyor is in a far more defensible position when he or she is retained to collect information for adverse possession litigation. The skill and experience of the surveyor may well affect the outcome of an adverse possession claim, and a comprehensive knowledge of the principles involved will aid the surveyor in collecting appropriate evidence.
Some states, including North Carolina and Tennessee, have varying time frames depending on whether the adverse possession occurs under color of title (more on this later). To further complicate the issue, it is possible to adversely possess against the state of North Carolina (in certain limited cases), but the time requirement increases to 30 years without color of title and 21 years with color of title. (G.S. 1-35).
It is a generally accepted principle that permissive use cannot mature into adverse possession. It is also common for unexplained possession to be presumed to be permissive, as was evident from numerous cases studied. The only possible exceptions to this principle seemed to have existed in the past, as in North Carolina.
This requirement is sometimes misinterpreted to mean that the two parties must have been battling over possession of the land in question for the entire statutory period. The Missouri court system clarifies this requirement with the statement: “There need not be a dispute between two adjoining landowners over the location of borderline to satisfy the hostile requirement.” In a rather extreme case of contrast, open violence is not necessarily interpreted as adverse possession, as shown in a North Carolina case.
Next month, we’ll look at the remaining principles involved in collecting evidence for adverse possession litigation.
Neither the author nor POB intend this column to be a source of legal advice for surveyors or their clients. The law can change over time and differs in important respects for different jurisdictions. If you have a specific legal problem, the best source of advice is an attorney admitted to the bar in your jurisdiction.
1. Cumulus Broadcasting, Inc. v. Jay W. Shim, et.al. Tennessee Supreme Court, case no. M2003-02593-SC-R11-CV - Filed on April 27, 2007.
2. R. B. Cannon v. D. M. Stockmon Supreme Court of California 36 Cal. 535; 1869 Cal.
3. Cumulus Broadcasting, Inc. v. Jay W. Shim, et.al.
5. Sherwood N. Fender, v. Heirs at Law of Roger Smashum, Opinion No. 3639 Heard March 11, 2003 – Filed May 5, 2003 The State Of South Carolina In The Court of Appeals.
8. Taylor v. Burnsides, 42 Va. 165, 190 (1844).
9. Richard L. Gilardi et al., v. Gary L. Hallam et al., 30 Cal. 3d 317; 636 P.2d 588; 178 California. Rptr. 624; 1981.
10. Smathers, George H., “History of Land Titles in Western North Carolina”; 1938.
11. Young Kee Kim v. Douval Corporation - Record No. 991092 April 21, 2000 - Virginia.
13. Eleanor S. Pegg v. Ervin Jones No. COA07-147 Filed: 4 December 2007 North Carolina.

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