Source: http://ctrealestateandlanduse.com/index.php/blog/item/53-my-neighbor-claims-part-of-my-land-what-do-i-do
Timestamp: 2018-11-13 05:40:12
Document Index: 160829554

Matched Legal Cases: ['§ 52', '§ 47', '§ 47', '§ 47', '§ 47', '§ 47', '§ 47', '§ 47']

CT Real Estate And Land Use - My Neighbor Claims Part of My Land – What Do I Do?
Where title is claimed by adverse possession, the burden of proof is on the claimant ... (Citations omitted) The essential elements of the adverse possession are that the owner shall be ousted from possession and kept out uninterruptedly for fifteen years under a claim of right by an open, visible and exclusive possession of the claimant without license or consent of the owner.... (Citations omitted) The use is not exclusive if the adverse user merely shares dominion over the property with other users.... Such a possession is not to be made out by inference, but by clear and positive proof.... The doctrine of adverse possession is to be taken strictly. (Citations omitted). Roche v. Fairfield, 186 Conn. 490, 498 (1982).
Adverse possession can create an absolute title to real estate, which is as good as title by deed from the record owner. But adverse possession as record title requires evidence showing the existence of all elements necessary for adverse possession, and apparently this can be done only in a judicial proceeding to which those to be bound by the decision have been made parties.
The essential elements of an adverse possession sufficient to create title to land in a claimant are that the owner is ousted of possession and kept out uninterruptedly for 15 years by an open, visible, and exclusive possession by the claimant, under a claim of right, with the intention of using the property as his own, and without the owner's consent. The possession must be hostile and under a claim of right, actual, open, notorious, exclusive, continuous, and uninterrupted (Goodman v. Quadrato, 142 Conn. 398 (1954)).
The 15-year period comes from CGS § 52-575 which establishes this time frame for an owner to assert his ownership claim over an adverse possessor.
A landowner who wishes to interrupt an adverse possession claim may serve a notice on the adverse possessor and record it on the land records. Such service and notice is an interruption of the use and possession and prevents the acquisition of a right by continuing the use and possession thereafter.
The notice must be served on the adverse possessor, his agent, or guardian if they are in Connecticut, in the same way lawsuit papers are served. Otherwise, a copy of the notice must be affixed to the house on the land in question or to some other conspicuous part of the premises.
The notice and papers indicating the notice was served must be recorded in the land records of the town where the land is located within three months after service. When the adverse possessor is unknown, the notice must be given by conspicuously posting a copy on the property, serving it on the person to whom the taxes were last assessed, and recording it on the land records.
The law prohibits adverse possession of:
certain types of land owned by investor-owned water companies (CGS § 47-27(b));
land belonging to a non-profit corporation organized under Connecticut law with land conservation or preservation as one of its principal purposes (CGS § 47-27(b)); and
certain railroad and canal land (CGS § 47-26).
No one may acquire a right-of-way or any other easement from, in, upon, or over someone else's land, by the adverse use or enjoyment of it, unless the use has been continued uninterrupted for 15 years (CGS § 47-37). The use must be so open, visible, and apparent that it gives land owners the full opportunity to assert their own rights (Klein v. De Rosa, 137 Conn. 586 (1957)). The law presumes that after 15 years, the holder of legal title has acquiesced in the use (Aksomitas v. Sough End Reality Co., 136 Conn. 277 (1949)).
A landowner may give written notice to the person claiming or using the privilege of his intention to dispute the right-of-way or other easement and to prevent him from acquiring the rights. The service of the notice and recordation on the land records is deemed an interruption of the use and prevents the acquiring of the right-of-way or other easement by continuing the use thereafter (CGS § 47-38). The notice must be served in the same manner as an original summons in a civil action on the person claiming or using the way or other easement or his agent or guardian if they are in Connecticut. If not, the notice must be served on the tenant or occupants of the interest to which the easement or right-of-way is attached, or a copy must be affixed to the house or the estate or some other conspicuous part of the premises (CGS § 47-39). This notice is considered a disturbance of the right-of-way or other easement that allows the person claiming the right to go to court to settle the controversy. If he prevails, he is entitled to full costs even if he only recovers nominal damages (CGS § 47-41).