Case Name: Elizabeth C. Bennett, Respondent, v. Washington Garlock, Appellant
Court: New York Court of Appeals
Jurisdiction: New York
Decision Date: 1880-01-13
Citations: 79 N.Y. 302
Docket Number: 
Parties: Elizabeth C. Bennett, Respondent, v. Washington Garlock, Appellant.
Judges: 
Reporter: New York Reports
Volume: 79
Pages: 302–327

Head Matter:
Elizabeth C. Bennett, Respondent, v. Washington Garlock, Appellant.
In 1808, Matthew and Martha Codd, the parents of plaintiff, being each the owner in fee of certain real estate, joined in a deed by its terms conveying to certain trustees named, “ their heirs and assigns,” all the lands, etc., of which the grantors, or either of them, were seized, in trust: 1st. To sell and dispose of so, much thereof as should he necessary to pay all debts then subsisting against the grantors. 2d. To lease, etc., the residue, the net profits and avails to be paid Matthew during his life for the -support of the grantors and their children; if Martha survived then to her during her life for the maintenance of herself and children. 3d. The trustees, the survivor of them and the heirs and assigns of said survivor, to hold all the residue not sold to pay debts, “ for the sole use, benefit and behoof of such persons as shall he the right heirs” of the grantors at the time of the death of the survivor; reserving to the grantors power by will or appointment to direct to whom, upon the death of the grantors, the residue of the estate should go. 4th. Upon request of the grantors, in the discretion of the trustees, to sell and convey any portion of said lands. Plaintiff was living at the time of the execution of this deed. Martha, the survivor of the grantors, died in 1871. In an action of ejectment, commenced in 1874, to recover lands of which Martha was seized in fee at the time the deed was executed, defendant claimed by adverse possession commenced in 1842. Held (Rapallo, J., dissenting), that by the deed the whole estate in law and equity was vested in the trustees, subject only to the execution of the trust; that the ersons for whose benefit the trust was created took no estate in the lands, but simply an equitable interest, a right to enforce the performance of the trust in equity; that upon the death of her mother plaintiff became entitled to the rents and profits and to the actual possession of the lands remaining in the hands of the trustees; but that the remainder in the plaintiff was limited upon the trust estate, and if by the acts or the negligence of the trustee their estate had been defeated, or their right of action for its possession barred, the remainder was defeated, and plaintiff’s right of action also barred; and that therefore the adverse possession was a good defense.
Bennett v. Garlock (10 Hun, 328), reversed.
Nichol v. Walworth (4 Denio. 385) and Norton v. Norton (2 Sand., 296), distinguished.
(Argued January 23, 1379;
decided January 13, 1880.)
Appeal from order of the General Term of the Supreme Court, in the fourth judicial department, reversing a judgment in favor of plaintiff, entered upon a decision of the court on trial without a jury, and granting a new trial. (Reported below, 10 Hun, 288.)
This was an action of ejectment to recover possession of the undivided third part of certain lands in the town of Frankfort, Herkimer county.
The plaintiff claimed as a remainderman under a deed of trust, executed by her parents, Matthew Codd and Martha, his wife, in 1808. The defendant claimed title by adverse possession under a tax sale deed, executed by the comptroller to one Charles Gray, on the 12th day of July, 1841, the sale having been made in 1839, for a tax which was, assessed upon the premises in 1832.
The plaintiff was bom in the year 1802, or 1803. On the 24th day of May, 1808, Martha Codd was the owner in fee of the premises described in the complaint, together with other lands; on that day she executed with her said husband, as parties of the first and second parts, to Samuel Sidney Breese, and Abraham Varick, jr., of the third part, and to their heirs and assigns, the trust deed in question. Said deed witnessed : “ That" the said parties of the first part, and second part, for, and in consideration of one dollar, to them in hand paid, and in order to effect the uses and trusts hereinafter particularly mentioned, have, and each of them, doth hereby grant, release and convey unto the said parties of the third part, and their heirs and assigns, all the lands, tenements, hereditaments and real estate, whatsoever or wheresoever, whereof they, the said parties of the first and second parts, are, or whereof either of them is seized or entitled to, either in law or equity, together with all and singular the rights, interest, property, and estate, which they, the said parties of the first and second parts, or either of them, have or hath, of, in or to said lands, tenements and real estate either in law or equity, wheresoever the same may be situated. To have and to hold the said lands, tenements, hereditaments, and premises, with their appurtenances, unto the said parties of the third part, and their heirs, and assigns, as joint tenants, and not as tenants in common, in trust for the uses, intents and purposes following, to wit: First. For the intent and with full power and authority to said parties of the third part, and the survivor, and the heirs and assigns of such survivor of them to sell and dispose of so much of said lands, tenements and hereditaments, with the appurtenances, as shall be sufficient to pay and satisfy all debts, dues and demands now subsisting and founded in law or equity against them, the said parties of the first part, and second part, or either of them. Secondly. In trust as to the residue of said lands, tenements and hereditaments, to lease, manage, cultivate and improve the same in such manner and upon such terms and conditions as to said trustees, or the survivor of them, or the heirs or assigns of such survivor shall, from time to time, deem proper, and most for the interest and benefit of said parties of the first and second parts, or the survivor of them ; the net profits, or avails whereof, are to be paid and accounted for to said Matthew Codd during; his life-time quarterly, or as often as may be reasonably required by him for the support and maintenance of said Matthew and Martha Codd, and their children; and if said Martha Codd shall survive her said husband, then the said net profits or avails are to be paid and accounted for to her quarterly, of as often as may be reasonably required by her during her natural life for the maintenance of herself and said children. Thirdly. In trust, and upon this express intent that said trustees and the survivor of them, and the heirs and assigns of said survivor shall hold all the residue of said lands, tenements and hereditaments, with their appurtenances, over and above what may be sold as aforesaid for the payments of said debts, dues, and demands now subsisting as aforesaid, for the sole use, benefit, and behoof of such person as shall be the right heirs of them, the said Matthew and Martha Codd, at the time of the death of the survivor of them, that is to their ■children or grandchildren, or such other person as by the laws of the State of New York would be heir or heirs of the said Matthew and Martha Codd at the time of the death of the survivor of them, if this deed had not been made. Provided, however, and it is expressly intended that in order to secure the respect and obedience of their children and grandchildren, or other representatives, the said Matthew Codd and Martha Codd may, if they can agree and deem it proper by their joint-will or appointment in due form of law to be executed, direct and appoint the persons to whom and for whose use the said trust estate of the said residue of said lauds shall go, upon the decease of the survivor of said'Matthew and Martha Codd; which will or appointment so jointly executed as aforesaid, may he revoked or annulled by a proper instrument in writing, by either of said Matthew or Martha Codd at his or her pleasure, and, in case of such revocation, the said estate shall go to their right heirs aforesaid. Fourthly. It is understood and provided, that if at any time the said Matthew Codd and Martha Codd shall jointly, by a proper instrument in writing signed by them respectively, and attested by two subscribing witnesses, request the said trustees or trustee to sell and convey any portion of said lands over and above what may he necessary for payment of debts as aforesaid, the said trustees or trustee in case of survivorship, may, and is hereby authorized to comply with such joint-written request; but it is expressly understood and agreed that such request shall not be obligatory upon said trustees or trustee, but it shall be discretionary in said trustees or trustee to comply with such request or not.”
. There was a subsequent provision, declaring that the trustees should not be hold accountable for net profits or avails until the same should be actually received by them,
Breese and Varick, the trustees named in the deed,, accepted the trust, and continued trustees until July 6, 1814,. when by a decree of the Court of Chancery directing the-same they executed a conveyance transferring said trust to-Thomas Addis Emmett, as salé trustee, the conveyance being-in form, to him, his heirs and assigns, upon the same trusts-as held by Breese and Varick, and Emmett accepted the trust. Emmett died in 1827. In December, 1854, Thomas. Cunningham was appointed trustee of said trust, and. accepted the same, and in March, 1855, by. conveyance duly executed by the heirs of Emmett, the trust estate was transferred to said Cunningham; the conveyance containing a full recital of the previous trust deeds, and proceedings in. court in respect to the continuance and transfer of the trust. Martha Codd, whose name at the time of her death was. Martha Bradstreet, died December, 1, 1871, leaving as her heirs at law the plaintiff, a son, and the children of a. deceased daughter. Ho will or appointment was made by the grantors as provided for in said trust deed.
Henry A. Foster, for appellant.
A tax sale deed, though made without authority, if apparently valid on its face, is a. sufficient foundation for an adverse possession. (Finley v. Cook, 54 Barb., 10; Hilton v. Bender, 2 Hun, 1; Blackwell on Tax Titles [3d ed.], 568, 572; Dillingham v. Brown, 38 Ala., 311; Prescott v. Nevers, 4 Mason, 326; Little v. Magginer, 2 Maine, 176; Brockett, Petitioner, 53 id., 236; Wells v. Company, 47 N. H., 235, 260, 261.) Any deed or conveyance, though void, will lay a foundation for an adverse: possession of the lands described in it. (Lessee of Clark v. Courtney, 5 Peters, 320, 354; Jackson v. Newton, 18 J. R., 355; Northrop v. Wright, 7 Hill, 477; Jackson v. Wheat, 18 J. R., 40; La Frambois v. Jackson, 8 Cow., 609; Bradstreet v. Clark, 12 Wend., 674; Bogardus v. Trinity Church, 4 Sand. Chy., 738, 739; Humbert v. Trinity Church, 24 Wend., 587, 604, 612, 613, 614, 632, 633, 638, 639, 640; Kent v. Harcourt, 33 Barb., 491.) The tax sale deed being. fair on its face, no imputations upon the motives of the adverse holder are to be indulged, unless clearly proved. (Clapp v. Bromagham, 9 Cow., 531, 558, 559; Sands v. Hughes, 53 N. Y., 297.) A grantee always holds adversely to the grantor, as well as to all others. (Bradstreet v. Huntington, 5 Pet., 429, 448.) Even if Gray had been in possession under the mortgage, he could purchase the tax title for himself, and in hostility to Mrs. Bradstreet’s rights, and of all others who claimed to own the premises. (Hilton v. Bender, 2 Hun, 1; Nellis v. Lathrop, 22 Wend., 121; Ten Eyck v. Craig, 62 N. Y., 406, 422, 423; Link v. Doerfer, 42 Wis., 391; 24 Am. Rep., 417; Lessee of Ewing v. Burnet, 11 Pet., 41.) The giving of a lease is, of itself, an assertion of title in the lessor. (Wilklow v. Lane, 37 Barb., 244, 248; Northrop v. Wright, 7 Hill, 477, 488.) One holding adversely, or otherwise, may purchase an outstanding title in support of his own, whether he doubts the validity of his previous title or not, and such purchase or purchases will not affect the right or title under which such purchaser previously claimed to hold. (Northrop v. Wright, 7 Hill, 477, 489, 495; Burhans v. Van Zandt, 7 Barb., 92, 102; Jackson v. Newton, 18 J. R., 355.) An actual, exclusive, open and notorious possession under a claim of title adverse to all the world, gives a good title. (Cahill v. Palmer, 45 N. Y., 478; Kent v. Harcourt, 33 Barb., 491; La Frambois v. Jackson, 8 Cow., 589; Bogardus v. Trinity Church, 4 Sandf. Chy., 634.) A possession adversely commenced is presumed to continue adverse so long as the possession is maintained. (Bogardus v. Trinity Church, 4 Sandf. Chy., 744; 1 Greenl. Ev., §§ 41, 42; Wilkins v. Earle, 44 N. Y., 192.) The question of adverse possession is a question of fact, to be proved by the claims, acts, motives, etc., of the disseizor, all of which are questions to be determined by the jury, or by the court when tried by the .court alone. (Code of Procedure, § 272; Code of Civil Procedure, § 1338; Booth v. Pierce, 28 N. Y., 465; Bradley v. Aldrich, 40 id., 504; Case v. Phelps, 39 id., 164, 167.) Where a trust is to the trustees and their heirs and assigns, if the trustee or trustees die, their heirs take the trust and hold it until the court shall see fit to appoint another. (Wood v. Martin, 38 Barb., 473; 44 N. Y., 249; King v. Donnelly, 5 Paige, 46; McCarty v. Orphan Asylum, 9 Cow., 437.) A trust to sell lands for the payment of debts necessarily conveys the fee of the lands to the trustees whether the words “ heirs of the trustees ” are inserted or not. (1 Perry on Trusts [2d ed.], § 315; Anderson v. Mather, 44 N. Y., 249; Bain v. Matteson, 54 id., 666.) The adverse possession having barred the legal estate of the trustees, it necessarily barred also any interest or estate, legal or equitable, which Martha Bradstrcet had to the premises. It certainly barred all her interest as cestui que trust. (1 R. S., 729, § 60; Nicoll v. Walworth, 4 Den., 385; 4 Kent Com., 310, note a; Amery v. Lord, 5 Seld., 403; Knox v. Jones, 47 N. Y., 389, 396; 4 Kent, 233-310; Greenl. Cruise, 388, tit. 12, chap. 2, § 4; 2 Greenl. Cruise, 268, tit. 31, chap. 2, § 59; Lewellin v. Mackwort, 15 Vin. Ab., 125; Angel on Lim., §§ 166, 473; Cholmondely v. Clinton, 2 Merw., 361; Hovenden v. Ld. Annesly, 2 Sch. & Lef., 629; Coleman v. Walker, 3 Metc. [Ky.], 45; Smilie v. Biffle, 2 Barr., 152; Wyck v. East India Co., 3 P. Wms., 310.) No estate or interest in the “ residue ” ever vested in the plaintiff during the life of her mother. (Silvester v. Wilson, 2 Tr. Rep., 444, 451; Neville v. Saunders, 1 Vern., 415; Knox v. Jones, 47 N. Y., 390; Hotchkin v. Humphrey, 2 Mad. Chy., 374; Bidefield v. Record, 2 Sim., 354; Young v. Robinson, 8 Jur. [N. S.], 825; Graves v. Simpson, 10 id., 609; Collier v. McBean, 34 Beav., 426; Fortescue v. Satterthwaite, 1 Ired., 566; Hargrave v. Cartier, 3 Vez. & B., 79; Doe ex dem. v. Hopkinson, 5 Add. & Ell. [N. S.], 223; Smilie v. Biffle, 2 Barr., 52.) The plaintiff was incapable of taking a vested remainder under the trust deed as one of the right heirs of Matthew and Martha Codd. (1 Coke’s Inst., 22, b ; Fenwick v. Mitford, 1 Leon., 182; Counden v. Clarke, Hob., 30 a, 34 a; Cholmondely v. Clinton, 2 Mer., 222—223; Godolphin v. Abingdon, 2 Atk., 57; Read v. Erington, Cro. Eliz., 321; Greenl. Cruise [2d ed.], 328, Pl. ; 3 R. S. [2d ed.], 577; Rogers v. Rogers, 3 Wend., 521; Campbell v. Rawdon, 18 N. Y., 416, 417; Sheridan v. Howe, 4 Keyes, 569; Moore v. Little, 41 N. Y., 71, 72.) The statute of uses of 1787 (1 Greenleaf’s ed, of the Laws 361, and 1 N. R. L., 72) has no application in this case. (Chudleigh’s Case, 1 Coke’s Rep., 126; 2 Washb. on Real Prop. [4th ed.], 410, Pl. 11; Ref. Dutch Church v. Veeder, 4 Wend., 492.) As already appears there was no life estate created by the deed in Mr. and Mrs. Codd ; but only a life interest in the net profits and avails, and a remainder, either legal or equitable, could not be limited on that. (Gerard’s Title to Real Estate, 217 ; Doe v. Consadine, 6 Wall., 474; Leslie v. Marshall, 31 Barb., 567; Fearne on Remainders, 281; Goodright v. Cornish, 1 Salk., 226; Doe v. Carlton, 1 Wilson, 225, 226; Harris v. Barnes, 4 Bar., 2157, 2162; 4 Kent’s Com., 199; 2 Blk. Com., 164; Jackson v. Robbins, 16 J. R., 537, 589; Preston v. Funnel, Willes’ Rep., 164; Pell v. Brown, Cro. Jac., 590.) During the life of her mother plaintiff had not, at common law, even an estate “in expectancy,” but a mere “ possibility of a use.” (3 R S. [2d ed.], 570, 571 ; Bouvier’s Law Dictionary, “Springing use”; 4 Kent’s Com., 295, 298; Moore v. Little, 41 N. Y., 93; Bouvier’s Law Dict., “ Possibility ; ” 1 Hilliard on Real Prop., 34; Pelletrieu v. Varick, 11 Wend., 110; Jackson v. Waldron, 13 id., 178; Edwards v. Varick, 5 Denio, 664, 691; Boynton v. Hubbard, 7 Mass., 112; 10 Coke’s Rep., 51; Miller v. Evans, 19 N. Y., 384, 390, 395; 3 Washb. Real Prop. [4th ed.], 94, Pl. 15.) As plaintiff had no vested estate in remainder, as to whatever other right or interest which she had in the trust estate, she was cestui c que trust to the trustees, as well as to the trust for the main tenance, and she should compel the trustee to protect tho# interest. (Perry on Trusts [2d ed.], §§ 15, 17, 326, 346, 357, 621, 816; Griffin v. Ford, 1 Bosw., 124; Wormley v. Wormley, 8 Wheat., 421; Hubbard v. Medbury, 53 N. Y., 99: Willard on Real Estate, 158, 172.) Under a legacy to the issue of A., all descendants are entitled, and take per capita as joint tenants. (Davenport v. Hanberry, 3 Ves., 257; Leigh v. Norbury, 13 id., 340, 344; Bouvier’s Law Dict., “Per Capita.”)
Edward C. James', for respondent.
If, by the trust deed of May 24, 1808, plaintiff became vested with a future or expectant estate in the lands, whether legal or equitable, then a title by adverse possession against such estate during the continuance of the life estates was impossible, as no possession can be deemed adverse to a party who has not, at the time, the right of entry and possession. (Webster v. Cooper, 14 How. [U. S.], 488; Carvers. Jackson, 4 Pet., 1; Christie v. Cage, 71 N. Y., 189, 192-193; Pratt v. Pratt, 6 W. Dig., 407; Devyr v. Shaefer, 55 N. Y., 446; Jackson v. Schoonmaker, 4 J. R., 390; Jackson v. Sellick, 8 id., 262; Jackson v. Johnson, 5 Cow., 74; Jackson v. Mencius, 2 Wend., 357; Clark v. Hughes, 13 Barb., 147; Randall v. Rabb, 2 Abb. Pr., 307; Wells v. Prince, 9 Mass., 508; Wallingford v. Hearl, 15 id., 471; Doe v. Edmonds, 6 M. & W., 295; 1 R. S., 725, § 32.) A trustee takes that quantity of interest only which the purposes of the trust require and the instrument creating it permits. The legal estate is in the trustee so long as the execution of the trust requires it, and no longer, and then it vests in the person beneficially entitled. (Nichol v. Walworth, 4 Den., 385, 388; Norton v. Norton, 2 Sandf., 296; Poor v. Considine, 6 Wall., 458, 471; Adams v. Adams, 6 Q. B., 860, 866; Perry on Trusts, 319, 320; 1 R. S., 730, § 67; Bellinger v. Shafer, 2 Sand. Chy., 293.) There was no proof of any debts existing against the grantors at the time this deed was made, and hence this trust is not shown to have ever had vitality. (Heardson v. Williamson, 1 Keen, 33, 41; Ward, v. Barbury, 18 Beav., 190; Selden v. Vermilyea, 3 N. Y., 525; Kettel v. Osborn, 3 T. & C., 45; James v. Bion, 2 Sim. & Stu., 600.) The presumption of payment will attach after twenty years, notwithstanding the trust. (Martin v. Gage, 9 N. Y., 398; Laws of 1875, chap. 545; Carter v. Barnardiston, 1 P. Wms., 518; 1 Salk., 153.) As under the trust the grantors could pay their own debts, had debts existed, the .trustees would have taken only a power. (Kenrick v. Lord Beauclerck, 3 Bos. & Pul., 175; Kimber v. Cafe, 7 Exch., 675; Hamton v. Shotter, 8 Ad. & Ell., 905; Perry on Trusts, § 308.) Had the trustees taken an estate under the clause to pay debts, it would attach only to so much of the lands as would be sufficient to pay the debts then existing, a quantity which could have been immediately ascertained. (Hawker v. Hawker, 3 Barn. & Adol., 537.) The existence of such an estate in the trustees would not prevent the remainders, limited upon the residue, vesting as legal estates. (Popham v. Bumpfield, 1 Vern., 79; Glover v. Monckton, 3 Bing., 13; Collier v. McBean, 34 Beav., 426; Muller v. Claridge, 6 Com. B., 641; Warter v. Hutchinson, 1 Barn. & Cres., 721; Ackland v. Lutley, 9 Ad. & Ell., 879, 893; Jones v. Say, 3 Brown’s Parl. Cas., 458; Ward v. Amory, 1 Curtis C. C., 419, 428; Carver v. Jackson, 4 Pet., 1.) On the expiration of the lives of Matthew and Martha Codd, the purposes of this trust would cease, and the estate of the trustees would then also cease. (2 Jarman on Wills, 213, 214; Welch v. Allen, 21 Wend., 147; Blacker v. Anscombe, 4 Bos. & Pul., 25; Bain v. Mattesond 54 N. Y., 663.) Under the third clause of the trust deed of 1808, the plaintiff, who was living when said deed was executed, became immediately vested with a legal estate in remainder, limited by way of use. (2 Washb. on Real Estate, chap. 2, §§ 2, 8; 4 Kent’s Com., 205, 237; 1 Saunders on Uses, 105, 106; 1 Cruise, tit. XI, chap. 3, §§ 5, 19, 22, note 1; 2 id., tit. XVI, chap. 5, §§ 1, 15, 16, 17; Reformed Dutch Church v. Veeder, 4 Wend., 494; Carver v. Jackson, 4 Pet., 1, 90; Jones v. Say, 3 Brown’s Parl. Cas., 458; Shapland v. Smith, 1 id., 75; Hallan v. Ironmonger, 3 East, 533; Terry v. Collier, 11 id., 377; Silvester v. Wilson, 2 Term, 444;. Willis v. Martin, 4 id., 39; Foster v. Hayes, 2 El. & Bl., 27; 4 id., 717; Lewin on Trusts, 253, 254; Webster v. Cooper, 14 How. [U. S.], 488, 497-498; Ward v. Amory, 1 Curtis C. C., 419; Ware v. Richardson, 3 Md., 505; Green v. Green, 23 Wall., 486, 491; Vanderheyden v. Crandall, 2 Denio, 9; 1 N. Y., 491; Bellinger v. Shafer, 2 Sand. Chy., 293; 68 N. Y., 61; 4 Kent Com., 205; Barnes v. Provost, 4 J. R., 61; Nodine v. Greenfield, 7 Paige, 544, 548; Right v. Creber, 5 Barn. & Cres., 866; Bills v. Hopkinson, 5 Q. B., 223; Comerback v. Perryn, 3 Term., 484; Williamson v. Field, 2 Sand. Chy., 533; Moore v. Littel, 41 N. Y., 60; Provost v. Colyer, 62 id., 545, 552; Willis v. Martin, 4 Term., 39, 63; Cunningham v. Moody, 1 Ves. Sr., 174, 177; Foster v. Hayes, 2 El. & Bl., 27; 4 id., 717; Jones v. Say, 3 Brown’s Parl. Cas., 458; Shapland v. Smith, 1 Brown’s Chy. Cases, 75; Hallan v. Ironmonger, 3 East, 533; Terry v. Collier, 11 id., 377; Hayward v. Whitby, 1 Barr., 228; Blaker v. Anscombe, 4 Bos. & Pul., 25; Warter v. Hutchinson, 5 Moore, 143; 1 B. & C., 721; Green v. Green, 23 Wall., 486, 491; Silvester v. Wilson, 2 Term, 444; Collier v. McBean, 34 Beav., 426; Mogg v. Mogg, 1 Meriv., 654, 678, 689; Playford v. Hoare, 3 Y. & J., 175; Muller v. Claridge, 6 M. G. & S., 641; Thurston v. Thurston, 6 R. I., 296; Biscoe v. Perkins, 1 V. & B., 485; Curtis v. Price, 12 Ves., 89; Turner v. Dorvell, 5 Term, 518; Littledale v. Smeddle, 2 B. & Ald., 126; Owen v. Smith, 2 H. Bl., 594; Marshall v. Hill, 2 M. & S., 608; Mott v. Buton, 7 Ves., 201; Phipps v. Ackers, 9 Cl. & Fin., 583; 4 M. & G., 1107; Booth v. Edlin, 4 Ad. & El., 582, 591; Clarke v. Davenport, 1 Bosw., 95, 114, 115; Pitcher v. Carter, 4 Sand. Chy., 1; Wood v. Mather, 38 Barb., 473; 44 N. Y., 249; 4 Kent’s Com., 216, 310, note d; Nicoll v. Walworth, 4 Den., 385; 68 N. Y., 234; Manice v. Manice, 43 id., 303, 370, 373; In re Livingston, 34 id., 555; 4 Kent, 243, 245, 246.) The Revised Statutes having taken effect many years before the adverse entry under which defendant claims, plaintiff is entitled to the benefit of all those provisions by which formal trusts were turned into legal estates, and all other provisions not altering or impairing any vested estate, interest or right, or altering or affecting the construction of this trust deed. (Bellinger v. Shafer, 2 Sand. Chy., 293; 1 R. S., 750, § 11; Manice v. Manice, 43 N. Y., 303, 370; In re Livingston, 34 id., 555; 44 id., 249; 1 R. S., 729, § 61; id., 723, § 10; id., 725, § 32.) Plaintiff’s estate under the trust deed was a vested legal remainder. (Vanderheyden v. Crandall, 2 Den., 9; 1 N. Y., 491; Carver v. Jackson, 4 Pet., 1; Webster v. Cooper, 14 How. [U. S.], 488; Ward v. Amory, 1 Curtis C. C., 419.) Even if plaintiff’s estate in remainder-had been an equitable estate during the lives of her parents,, it would not be barred by the statute of limitations. (Williamson v. Field, 2 Sand. Chy., 533, 562; Cruise, tit. XII,. chap. 1, § 34; Burgess v. Wheate, 1 Eden, 177, 223-224; Cholmondely v. Clinton, 2 Jac. & W., 1, 148; Croxall v. Shererd, 5 Wall, 268, 281; Walton v. Walton, 7 J. Chy., 258, 273; Selby v. Alston, 3 Ves. Jr., 339, 341; 1 R. S., 730, § 65; Lochmere v. Carlisle, 3 P. Wms., 215; Decouche v. Savetier, 3 J. Chy., 190, 216; Kane v. Bloodgood, 7 id., 90-126; Hubbell v. Medbury, 53 N. Y., 98; Perry on Trusts, §§ 863, 866, 858; Elmendorf v. Taylor, 10 Wheat., 152; L. Ass. Scotland v. Siddall, 3 De S., F. & J., 58, 73; March v. Russell, 3 M. & C., 32; Perry on Trusts, §§ 467, 850, 858, 860; Allen v. Sayer, 2 Vern., 368; Torry v. Black, 3 W. Dig. 131; Thompson v. Simpson, 1 Dr. & War., 459, 489.) Plaintiff’s; estate under the trust deed is a fee simple. (1 Coke Inst., 10, a; 4 Greenl. Cruise, tit. 32, chap. 21, § 90; 1 Washb. Real Est., chap. 3, § 58; Provost v. Colyer, 62 N. Y., 545, 549, etc.; Saunders v. Hanes, 44 id., 353.) A deed in the form of a bargain and sale will be construed as a feoffment to uses, whenever such construction is necessary to execute the uses declared thereon, according to the intent of the parties. (Thatcher v. Mans, 3 Pick., 521; Durant v. Ritchie, 4 Mason, 45, 69; Ware v. Richardson, 3 Md., 555; Green v. Green, 23 Wall, 486; Bryan v. Bradley, 16 Conn., 474; Cheney v. Watkins, 1 Har. & J., 527.) The technical English rule, that a use cannot be executed upon a use, if allowed its fullest scope, does not affect this trust deed. It applied only to strict uses or passive trusts. (4 Denio, 385; Perry on Trusts, § 312; Roe v. Tranmarr, Willes, 686; Greenl. Cruise, tit. XVI, chaps. 5 and 8; 2 Washb. R. E., chap. 4, 263, chap. 5, 276-282; 4 Kent Com., 238-248, 257-263; Wyman v. Brown, 50 Me., 139, 157, 158; Rogers v. Eagle F. Co., 9 Wend., 630, 637-641; Vander Volgen v. Yates, 9 N. Y., 219, 223; Lewin on Trusts [3d ed.], 253-254; Ware v. Richardson, 3 Md., 555; Cheney v.Watkins, 1 Har. & J., 527; 1 R. S., 727, §§ 45-48; id., 750, § 11; Reviser’s Notes, 3 R. S. [2d ed.], 582-583; 23 N. Y., 377-380.) Gray & Hinman were chargeable as constructive trustees. (Perry on Trusts, §§ 217, 828, 829, 830; Van Epps v. Van Deusen, 2 Paige, 64, 71.) To establish a title by adverse possession it is necessary to prove that the occupant, or those under whom he claims, entered into possession under claim of title, exclusive of any other right, and had a continuous and uninterrupted possession of the premises for twenty years under such claim exclusively. (2 R. S., 294, §§ 9, 11; Code, §§ 82, 84; Lytle v. Beveridge, 58 N. Y., 593, 606; Colburn v. Morton, 1 Abb. Ct. App. Dec., 378, 384; Burhans v. Van Zandt, 7 N. Y., 523.) Gray having had notice of the defects in the tax title, as to him they are .as fatal as if the want of authority had appeared on the face of the deed. (Finlay v. Cook, 54 Barb., 10, 23; Hilton v. Bender, 2 Hun, 1; Van Rensselaer v. Whitbeck, 7 N. Y., 517; Westfall v. Preston, 49 id., 349, 355; Johnson v. Elwood, 53 id., 431; Curtis v. Follett, 15 Barb., 337.) This being a trust created for a married woman, was a valid express trust which vested the legal title in the trustee. (Laws of 1849, ch. 375, § 3; Perry on Trusts, § 310; Ware v. Richardson, 3 Md., 505; Greene v. Greene, 23 Wall., 486; Ayer v. Ayer, 16 Pick., 327; Burhans v. Van Zandt. 7 N. Y., 523; Calkins v. Isbell, 20 id., 147.)

Opinion:
Danforth, J.
Upon the facts found and conceded the plaintiff is entitled to recover the premises in question, unless they were held adversely for twenty years before the commencement of the action. This was the defense spread out in the answer and relied upon at the trial. The trial court found and there was evidence to sustain the finding that the person under whom the defendant claimed, on the 26th day of March, 1842, entered into possession of the premises under claim of title exclusive of any other right, founding such claim upon a written instrument as being a conveyance of the premises in question, —that from that time there had been a continual occupation and possession of the same, and therefore the defendant had judgment. The question of fact thus found has not been disturbed by the General Term. The judgment was reversed upon the ground that the plaintiff's estate in the premises was a vested remainder created by deed from her ancestor to Messrs. Breese and Varick, trustees, dated May 24, 1808, but that her right of entry and possession did not accrue until 1871, and as the action was comménced in 1874 the statute was not a bar. The judgment to be given upon this appeal then depends upon the construction of that instrument. It was executed by Matthew and Martha Co dd — Martha was the owner in fee of the premises conveyed, of which the land in controversy forms a part, Matthew was her husband, and the plaintiff their child and living, at the time of the execution of the deed. By that deed the grantors in consideration, as it is stated, of one dollar and in order to effect the uses and trusts mentioned, did grant, release and convey unto the trustees above named and their heirs and assigns all the lands, etc., whereof they the said Matthew and Martha were or either of them was seized or entitled to either in law or equity, in trust. First. To sell and dispose of so much of said lands, etc., as shall be sufficient to pay all debts and demands then subsisting against the grantors or either of them. Secondly. In trust as to the residue of said lands to lease, manage, cultivate and improve the same in such manner and upon such terms and conditions as to the said trustees or the survivor of them or the heirs or assigns of such survivor shall from time to time seem proper and most for the interest and benefit of said Matthew and Martha or the survivor of them, the net profits and avails whereof are to be paid to Matthew during his life-time for the support and maintenance of Matthew and Martha and their children, and if Martha survives Matthew, then to her during her natural life-time for the maintenance of herself and children. Third. That the said trustees and the survivor of them, and the heirs and. assigns of said survivor, shall hold all the residue of said lands over and above what may be sold as aforesaid for the payment of said debts, for the sole use, benefit and behoof of such persons as shall be the right heirs of them the said Matthew and Martha at the time of the death of the survivor of them; that is to their children or grandchildren or such other person as by the laws of the State of Hew York would be heir or heirs of the said Matthew and Martha Codd at the time of the death of the survivor of them if this deed had not been made. Reserving to the grantors however power by will or appointment to direct -to whom upon the death of the grantors the trust estate or the residue of the lands should go. Fourth. Upon request made by the grantors the trustees were authorized in their discretion to sell and convey any portion of said lands 11 over and above what may be necessary for payment of debts. " The validity of this instrument is not called in question by the plaintiff, nor could it be, nor can she be permitted to deny the existence of facts assumed by it, and in consequence of which the various trusts were created. For she introduced it in evidence as part of her case and as the foundation of her title. It was however before the Commission of Appeals, and it was by that court held that the trusts were valid, that the trustees took the legal title, and that Martha Codd had no title or interest in the premises, save the power of appointment by will. (Bain v. Matteson, 54 N. Y., 663.) This power was never exercised. The defendant prevailed at the trial upon the ruling of the trial judge that the whole estate in law and equity was vested in the trustees subject only to the execution of the trust, that the persons for whose benefit the trust was created took no interest or estate in the lands, but a right in equity to enforce the performance of the trust; and the judgment was reversed upon the theory that the trustees took no greater interest in the lands conveyed than the purposes of the trust required ; that if any debts existed they must be presumed, extinguished prior to 1871; that the other trust ceased with the death of Martha Codd and that the plaintiff took a vested remainder in fee, which by virtue of the statute of uses was a legal estate and was by it executed at the death of Martha Codd. The existence of the general doctrine in regard to the extent of the estate of the trustees is not questioned, but its application to the case in hand is denied. First, it is to be noticed that the grant is unto Breese and Yarick "and their heirs and assigns" of all the lands, etc., whereof the grantors "are of" whereof either of them is seized or entitled to either in law or equity, etc., " in trust for the uses above stated." By these words the trustees jprima facie at least take an estate in fee and are invested with all the legal and equitable rights of the- grantors (1 Perry on Trusts, § 515), and even without these words if the trusts could not be fully executed, except by the trustees taking an inheritance, their estate would be enlarged into a fee simple to enable them to carry out the intention of the grantors "and this" says Kent, C. J. "has been frequently ruled in chancery. And the Court of Kings Bench, in the time of Lord Mansfield, made the same decision at law." (Fisher v. Field, 10 John., 504.)
In the case before us, there is a trust to sell, and a trust to lease; to perform these duties the trustees must have a fee—a less estate would not be sufficient to satisfy the purposes of the trust. (1 Perry on Trusts, § 315 ; Collier v. Walters, L. R. [17 Eq. Cas.], 252.
How what are the trusts here the first is to sell so much of the lands as shall be sufficient to pay and Satisfy all debts, dues and demands then subsisting against the grantors or either of them. By the terms of the deed it is made the duty of the trustees to sell,—for that purpose a fee is necessary— again it is said that'if "afee be given in terms with trusts which by their nature extend over an indefinite time the estate cannot be cut down." (Doe v. Davies, 1 Q. B., 430.) Here no time is fixed for the payment of the debts provided for, and the case in that respect is like Collier v. Walters (supra). It is plain that no precise period for the continuation of the trust is mentioned nór could it have been ascertained at the time of the execution of the deed. Again, this power extends, to the. whole land conveyed and is not confined to any particular piece or parcel of it. The force of the argument then would not be weakened if we knew that the debts could be paid from the proceeds of a small portion and that, the whole of the land would not be required for that purpose, the question being what estate was conferred upon the-trustees; what ever estate was conferred must vest as to the-whole. In Collier v. Walters , (supra), it is stated by the-master of the rolls as a rule collected from all the authorities- " that you cannot cut down tie estate in fee simple unless-you can point out on the face of the will what less estate the-trustees take." That has not been done in this case.
In Nichol v. Walworth (4 Denio, 385), Jewett, J., says: " The rule at common law as well as by statute is that the trustee takes that quantity of interest only which the purposes of the trust require and the instrument creating it permits. The legal estate is in the trustee so long as the-execution of the trust requires it, and no longer, and then it-vests in the person beneficially entitled." And this is cited by the respondent in support of the doctrine on which the. judgment of the General Term was placed. The grant in. that case was unlike the one before us — there were no words, of inheritance — it was unaccompanied by any power to sell or of management on the part of the trustee. The trust was-simply to receive the rents, issues and profits of the land and apply the same to the support of a person named, upon the-express condition that the same should not be sold during-her life, but held for the purpose stated, and the grantor- added, after her, death " I give, grant and .convey the said premises to my natural daughter Mary," etc. There the trustee took an estate for the life of the person named in trust for her, and the limitation in remainder after her death was directly to Mary in fee.
Norton v. Norton (2 Sand., 296), also cited by respondent, is not in conflict with these views. The plaintiff claimed a life estate in the premises as tenant by the curtesy. " This was denied, and upon the hearing it appeared that J. L. N. had theretofore granted unto one Hannah Clinton, her executors, etc., all the estate which as husband of Sarah Norton he had in her land in trust for Sarah, giving her power through heisaid trustee to dispose of the property, collect rents, etc. The questions before the court turned on the effect of this conveyance. It was held that it did not convey the fee ; the court saying : " The purpose of this trust was first for Mrs. Norton and second to empower her through her trustee to dispose of the property, manage it, and collect the rents; the first object and all of the second, except the power of disposal, were attainable by a trust which should cease on her death. For those objects therefore the estate of the trustee cannot be deemed to have extended beyond her life ; the power of disposing of the property is limited to her alone ; there is no limitation in favor of her heirs or devisees, nor any language from which an intention is to be inferred that others were to execute the power." It was held that the trust ceased on Mrs. Norton's death, and that the plaintiff had a legal estate as tenant by the curtesy. There were no words of inheritance ; none from which an intent could be inferred of a greater estate than for the life of Mrs. Norton, nor any object to be accomplished which required it. In the case before us it is quite otherwise. It is claimed by the respondent that the estate of the trustees ceased when the purposes of the trust were accomplished, and assuming that the debts were paid the death of Mrs. Codd put an end to the trust estate. This must be so, but then and for nearly thirty years before that time, the trustees, holders of the legal estate, had neglected to assert their title. As against them the defendant had a good title by adverse possession. (Perry on Trusts, § 858; Hill on Trustees, *267; Lewellen v. Mackworth, 2 Eq. Ca. Abr., 579; Hounden v. Lord Annesley, 2 S. & Lef., 629; Pentland v. Stokes, 2 Ball & B., 175.)
What estate has the plaintiff? Hot a legal estate in fee, for as we have seen the whole legal éstate vested in Breese and Varick as trustees. Martha Codd had an equitable estate for life, her children, of whom the plaintiff was one, an equitable remainder liable to be defeated by dying before their mother, or in part by after-born children who at the time of the mother's death should be living. The estate or interest cannot be more than this. Although the plaintiff was living when the trust was created, she is not named in the deed nor is she referred to as one then in existence. There is even no provision made for children then in esse. The , beneficiaries are those who as child or grandchild, or those failing, others, are entitled .to inherit who shall be living when the mother dies. The plaintiff happens to be one of them; and for that reason and not because she was living at the time of the execution of the deed, she takes an interest, which for the reason above stated can be an equitable one merely. Wood's Case in the Supreme Court under the name of Wood v. Mather (28 Barb., 473), and in the Court of Appeals as Anderson v. Mather (44 N. Y., 249), sustains this construction.
The defense, good against the trustees, is good against the plaintiff also. They, had the whole legal and equitable estate ; she, an equitable interest only upon the strength of which she could enforce the performance of the trust in equity. At the death of her mother, Martha Codd, the plaintiff became entitled to the receipt of the rents and jmofits and to the actual possession of the land then in the hands of the trustees ; she could have no more. Whatever way it was conveyed to her, by the trustees themselves or by force of the statute, she took subject to the acts of the trus tees and.became bound and affected by their affirmative acts, and by their neglects. If by their neglect or consent an estate had been acquired by the defendant, or he had obtained an advantage which prevented the trustees from asserting their title, the plaintiff standing in their place is equally estopped and prevented. In Jackson v. Johnson (5 Cow., 74), the grant was to A. and his heirs in trust for the children of B. Savage, C. J., says : "A. was authorized to sell the lands to reimburse advances which it was contemplated he would make, and in fact did make. He took the legal estate and the heirs only an equitable one." ~ His (A.'s) acts were valid and binding upon those heirs, and when he conveyed to them the legal estate they took it subject to such equitable interests as the defendant and others had acquired in the lands by virtue of the acts of the trustees. In Smilie v. Biffle (2 Barr., 52), the court say: " Where cestui que trust and trustee are both out of possession for the time limited, the party in possession has a good bar against both." If for any reason the estate of the trustees had been void at its creation, the remainder in the plaintiff, however it may have been termed, would have been void also ; for it is limited upon the trust estate. So if the estate of the trustees is defeated in any way, or if their right of action for its possession is barred, the remainder must be defeated and the plaintiff's right barred, because it rests upon the same title.
But the plaintiff insists that this docs not affect her, and as the foundation of her claim asserts, first, that on the execution of the trust deed she became vested with a legal estate in remainder limited by way of use, and second, that the statute did not run against her right, of action until by her mother's death, she was entitled to possession, and if this isso^ she is entitled to recover. But how can that bo ? That the-trustees were clothed by appropriate words with all the legal and equitable interests of Matthew and Martha Codd, cannot be denied, and with the language the purpose of the trust" concurs. Thov may sell, of course they may give a good. title as full and perfect as that possessed by the grantors. (Brewster v. Stryker, 2 Comstk., 19.) A title during the life of Martha Codd would clearly not be such an one. A title subject to a vested remainder in fee would .be anything but unincumbered, and yet if the plaintiff is right, such a title is the only one the trustees could give, for that remainder extended to all the 'lands referred to in the deed. And nothing short of this will aid the plaintiff; for if she did not take a vested remainder at the time of the execution of the deed she would afterwards stand in the place of the trustees and be subject to their acts with no better right of action than they had. There is no ground on which the plaintiff can recover.
The order of the General Term should be reversed, and :tite judgment of the Special Term affirmed.