Case Name: Alexander Chace, Resp't, v. James M. Lamphere, App'lt
Court: New York Supreme Court
Jurisdiction: New York
Decision Date: 1893-02-15
Citations: 51 N.Y. St. Rep. 108
Docket Number: 
Parties: Alexander Chace, Resp’t, v. James M. Lamphere, App’lt.
Judges: 
Reporter: New York State Reporter
Volume: 51
Pages: 108–111

Head Matter:
Alexander Chace, Resp’t, v. James M. Lamphere, App’lt.
(Supreme Court, General Term, Third Department,
Filed February 15, 1893.)
1. Will — Construction.
Testator, by his will, devised to plaintiff the farm now occupied by him, containing 174 acres, and to defendant the farm now occupied by him, containing 140 acres. The acres devised to each did not correspond with the number occupied by each. Defendant had occupied the 143 acre farm for a number of years, and also the twenty-seven acres in dispute, but upon the understanding and agreement that the same should continue to-be regarded as part of the farm occupied by plaintiff. Held, that testator’s intention was to give the portion in dispute to plaintiff.
2. Same — Ejectment—Damages.
In an action to recover possession of said twenty-seven acres, plaintiff is only entitled to recover damages for withholding the premises for the time prior to the commencement of the action.
Appeal from a judgment entered upón the decision of a justice, made on trial of the cause at circuit
Action brought to recover possession of twenty-seven acres of land, and damages for unlawfully withholding the same.
H. W. McClellan (Orin Gamhell and James K. Averill, of counsel), for app’lt; A. Frank B. Chace, for resp’t.

Opinion:
Herrick, J.
This case has been before this court once before upon appeal, 51 Hun, 524; 21 St. Rep., 676, and the legal questions in the case disposed of, so that there is no need of reviewing them at this time. The testator possessed about 314 acres of land, consisting of two farms, one known as the Homestead farm, consisting of about 143 acres, and another that he had purchased of one Sherman Griswold, and consisting of about 170 acres of land, Gris-wold had purchased some 153 acres of such farm from a man named Wooley, and the whole tract of 170 acres conveyed by Griswold to the testator was generally known and spoken of in the neighborhood as " The Wooley Farm."
The 170 acre tract embraces the land in dispute.
The tract of land in question adjoins the Homestead farm and consists of a little over twenty-seven acres, and had been occupied by the defendant in connection with the Homestead farm upon which he resided from some time in the year 1871, down to and at the time of the death of the testator ; the remainder of the farm purchased of Griswold by the testator had been occupied and resided upon during the same time by the plaintiff.
The testator disposed of these farms by his will in the following language:
- Second : I give, devise and bequeath a life estate in the farm of land now occupied by Jarnos M. Lamphere to my said sister Happy Shaw, during the life of my said sister; and I further give to my said sister fifty dollars each year during her natural life, and said fifty dollars, each year as aforesaid to be, and is hereby made a charge against and to be paid from the farm occupied by said Chace, as an annuity therefrom, to which said farm is hereby made subject to the payment of, as aforesaid, to my said sister.
Third. I give and bequeath four hundred dollars to Abby Hold-ridge of Spencertown, to be paid her one year after my death, from the farm occupied by said Lamphere, which farm I charge with the payment of said sum to said Abby Holdridge.
Fourth. Í give and bequeath four hundred dollars to Helen Holdridge, to be paid her one year after my death, from the farm occupied by said Chace, which farm I charge with payment of said sum to said Helen Holdridge.
Fifth. I direct my executors, hereinafter named, to erect a suitable monument of the value of four hundred dollars over my remains, for myself and my said sister Happy, the expense of which is made a charge equally against my said two farms, occupied by said Lamphere and Chace, and to be paid, from each said farm, two hundred dollars, from each.
Sixth. I give, devise and bequeath to James M. Lamphere, his heirs and assigns forever, all my said farm situated in the town of Austerlitz, Columbia county, N. Y., and containing about one hundred and forty acres of land, with the appurtenances thereunto belonging, being the farm on which said Lamphere now resides, to have and to hold the same to said Lamphere, his heirs and assigns forever, subject, however, to the life estate of my said sister, Happy Shaw, therein and to the payment of the several sums and legacies hereinbefore charged against the same.
Seve?iih. I give, devise and bequeath to Alexander Chace, his heirs and assigns forever, all my said farm, situated in the town of Austerlitz, Columbia county, N". Y., and containing about one hundred and seventy-four and three-quarters acres of land called the "Wooley Farm," which I purchased of Sherman Griswold, and on which farm said Chace now resides, together with the personal property_ now on said farm, to have and to hold the same to said Chace,'his heirs and assigns forever, subject, however, to the payment of the annuity of fifty dollars each year to my said sister, Happy Shaw, with which said farm is hereinbefore charged, and is hereby charged, and also subject to the payment of the several sums and legacies hereinbefore charged against said farm.
It will be observed that the farms are spoken of as " occupied" or "resided" upon by the plaintiff and defendant respectively.
The acres devised to each do not correspond with the number occupied by each; if the land in dispute, and which was occupied by the defendant, is held to have been devised by him by the terms of the will, then instead of taking about 140 acres of land under the will he will take about 170 acres, and the plaintiff instead of taking about 174 acres under the will, will take about 143 acres.
When the case was here before the court said: "We are persuaded that the case can be decided upon the ascertained intention of the testator as deduced from the provisions of the entire will, construed in the light- of the facts and circumstances proper to be considered in connection with such instrument"
The intention of the testator was a matter of fact to be found by the trial court. The character of the occupancy by the defendant of the piece of land in dispute; whether the testator intended to make it a part of the so-called Homestead Farm, or whether he intended it to be and remain a part of the so-called Wooley Farm; were, of course, important questions in determining the intention of the testator.
Upon the trial the courtfoundthe following as matter of fact in relation to the strip of land in question: " These lands at the time of the death of Shaw, and prior thereto during the residence of the defendant upon the one hundred and forty-three acre farm, a period of about eight years, had been occupied and used by the defendant in connection with said one hundred and forty-three acre farm, but such use and occupation was upon the understanding and agreement between Shaw and the plaintiff that the same should continue to be regarded as a part of the farm of one hundred and seventy acres above mentioned, upon which plaintiff resided, and of the whole of which he had been in the actual use and occupation up to that time."
While from the evidence, as it appears in the printed case, my impression would lead me to a contrary conclusion, yet the learned trial justice heard the living witnesses, witnessed their demeanor, and could better determine what credence should be given to their testimony; and there being testimony to sustain his finding I do not feel at liberty to reverse it
As the case presents itself to me, the character of the occupancy of the land in question by the defendant, whether as a part of the Homestead farm, or with the understanding that it should still remain and be considered a part of the Wooley farm, is a controlling factor in the case, and so believing, I am forced to' agree with the finding of the trial j'ustice that, " By the sixth clause of this will the testator intended to, and did, devise to the defendant the farm of about one hundred and'forty-three acres above mentioned, and did not include in said devise the land and premises in dispute in this action. By the seventh clause of the will the testator intended to, and did, devise to the plaintiff the farm purchased by him of Sherman Griswold, including the land in dispute in this action."
And it follows from such findings that the plaintiff is entitled to recover.
I think, however, the court erred in permitting the plaintiff to recover damages for withholding the premises for a period of six years prior to the commencement of the action, and also from the time of the commencement of the action down to the rendition of the judgment, making about twelve years. The damages were estimated and allowed at the rate of forty-five dollars per annum, and the plaintiff was allowed $580.62.
I think he is only entitled to recover for the period of six years. Code Civ. Pro., § 1531; Gaslight Co. v. Rome, W. &. O. R. R. Co., 51 Hun, 119; 24 St. Rep., 154.
He would, I think, however, be entitled to interest upon such damages from the time of the commencement of the action, which in all would amount to $362.66, and to that amount the recovery-should be reduced.
If plaintiff consents to reduce his recovery for damages to the sum of $362.66, and to pay the appellant the costs of this appeal, then let the judgment as so modified be affirmed; otherwise let the judgment be reversed, and a new trial granted, costs to abide the event
Mayhah, P. J., and Putnam, J., concur.