Case Name: Ray REED, William H. Reed, and Opal A. Reed Witt, Plaintiffs-Appeliees, v. Freeman M. NEVINS, if living, if deceased, the unknown heirs of Freeman M. Nevins, deceased, Mary L. Glenn, if living, if deceased, the unknown heirs of Mary L. Glenn, deceased, and all unknown claimants of interest in the premises adverse to the plaintiffs, Defendants-Appellants
Court: Supreme Court of New Mexico
Jurisdiction: New Mexico
Decision Date: 1967-04-03
Citations: 77 N.M. 587
Docket Number: No. 8101
Parties: Ray REED, William H. Reed, and Opal A. Reed Witt, Plaintiffs-Appeliees, v. Freeman M. NEVINS, if living, if deceased, the unknown heirs of Freeman M. Nevins, deceased, Mary L. Glenn, if living, if deceased, the unknown heirs of Mary L. Glenn, deceased, and all unknown claimants of interest in the premises adverse to the plaintiffs, Defendants-Appellants.
Judges: CHAVEZ, C. J., and CARMODY, J., concur.
Reporter: New Mexico Reports
Volume: 77
Pages: 587–595

Head Matter:
425 P.2d 813
Ray REED, William H. Reed, and Opal A. Reed Witt, Plaintiffs-Appeliees, v. Freeman M. NEVINS, if living, if deceased, the unknown heirs of Freeman M. Nevins, deceased, Mary L. Glenn, if living, if deceased, the unknown heirs of Mary L. Glenn, deceased, and all unknown claimants of interest in the premises adverse to the plaintiffs, Defendants-Appellants.
No. 8101.
Supreme Court of New Mexico.
April 3, 1967.
Smith, Smith & Tharp, Clovis, for appellants.
Dan B. Buzzard, Clovis, for appellees.

Opinion:
OPINION
WOOD, Judge, Court of Appeals.
Six questions require an answer in this dispute over title to real property. They are: (1) What interest was devised by the husband's will? (2) Is the doctrine of election applicable? (3) Did the widow relinquish her interest in the property ? (4) Was there a tenancy in common? (5) What is the effect of the tax deed? (6) Under our adverse possession statute, was there color of title in good faith?
The trial court found that the real estate here involved was the community property of William M. Nevins and Leila M. Nevins, who were husband and wife. This finding is not attacked and is a fact upon which the appeal rests. J. A. Silversmith, Inc. v. Marchiondo, 75 N.M. 290, 404 P.2d 122.
William M. Nevins died in 1930. His will left the property to the plaintiffs. The 1933 taxes were not paid. In 1934 Mrs. Nevins purchased a tax sale certificate and in 1937 she acquired a tax deed to the property. From 1937 until her death in 1963 she paid the taxes on the property and received the rental income.
Plaintiffs instituted an action to quiet their title to the entire tract. They claimed that the entire tract was left to them by the will of William M. Nevins.
Defendants, who are heirs of Mrs. Nev-ins, cross-claimed to quiet their title to the entire tract. Defendants claim that title to the entire tract went to the plaintiffs, either by the will or by Mrs. Nevins relinquishing her interest in the property. They claim that Mrs. Nevins subsequently acquired title in herself, either by tax deed or by adverse possession.
The trial court determined that plaintiffs own an undivided one-half interest in the property. Defendants appeal from that judgment.
The property being community, a one-half interest' was vested in the wife, Leila M. Nevins. In re Stutzman's Estate, 57 N.M. 710, 262 P.2d 990. Only Mr. Nev-r ins' one-half interest was subject to his testamentary disposition. Section 29-1-9, N.M.S.A.1953. Since his wife survived him, Mr. Nevins was "powerless to affect [his] wife's interest." In re Chavez's Estate, 34 N.M. 258, 280 P. 241, 69 A.L.R. 769. The will did not deprive Mrs. Nevins of her interest in the property.
Was she deprived of her interest by the doctrine of election? 60 A.L.R.2d 738 states:
"One who receives a benefit under a will ordinarily must, if the will purports to dispose of a property or right to which the beneficiary asserts an independent claim, elect whether to take under or against the will, taking either the testamentary gift or his own independent interest, but not both.
"It is obvious that before any such election can be required, it is necessary to determine whether the will does in fact purport to' dispose of a property or right belonging to a beneficiary thereunder, >>
The probate proceedings show that Mrs. Nevins received a benefit under the will and that she desired to take under the will. Still, if the will did not purport to dispose of her interest, the doctrine of election is not applicable.
The will does not express an intention to dispose of Mrs. Nevins' community interest in the property. Compare Owens v. Andrews, 17 N.M. 597, 131 P. 1004, 49 L.R.A.,N.S., 1072; and In re Gallagher's Will, 57 N.M. 112, 255 P.2d 317, 37 A.L.R.2d 149. All the will states is that the property went to the plaintiffs.
In such a situation, courts generally recognize a policy favoring a construction "against any attempt to dispose of the property of another." 60 A.L.R.2d 739. In community property situations:
" [T]he courts have given effect to the ordinary rule that testamentary dispositions will be construed, where possible, as referring to the testator's own partial interest in the property, and have refused to require an election." 60 A.L.R.2d 763.
The above quotation resolves the question on the basis that it is possible to construe the will as devising only the testator's partial interest in the property. Other cases take a different approach and hold that unless the intent to devise the wife's community interest is shown by clear and unequivocal language in the will, there is no devise of the wife's community interest. In this approach, it is not sufficient that the will may be construed as intending to dispose of the wife's interest; rather, it is necessary that the will be subject to no other construction. Commissioner of Internal Revenue v. Chase Manhattan Bank, 259 F.2d 231 (5th Cir. 1958); Davis v. East Texas Savings & Loan Association, 163 Tex. 361, 354 S.W.2d 926 (1962); Millikin Trust Co. v. Jarvis, 34 Ill.App.2d 180, 180 N.E.2d 759 (1962).
We hold that the husband's will must disclose a clear and unequivocal intent to dispose of the wife's community property interest. Here, no such intention is expressed in the will. The testamentary disposition referred only to Mr. Nevins' interest in the property. The doctrine of election is not applicable. The trial court correctly found that the will devised only Mr. Nevins' interest in the property.
Did Mrs. Nevins relinquish her interest in the property? In considering the question it must be borne in mind that her interest was a community property interest —it was acquired on the basis of the marital relation. In construing a contract by which it was sought to deprive a wife of property rights growing out of the marital relation, it was held that the contract must show a clear and unmistakable intention to barter the rights away. Girard v. Girard, 29 N.M. 189, 221 P. 801, 35 A.L.R. 1493. The principle is applicable here.
The evidence bearing on the question of relinquishment is that (1) Mrs. Nevins desired to take under the will (2) as executrix she included the property in the inventory and (3) in hér final report she declared that the property had passed to the devisees under the will. This evidence is ambiguous; it could refef either to the entire interest in the property or to the interest devised by the will. It fails to show a clear and unmistakable intention by Mrs. Nevins to relinquish her interest in the property.
Mrs. Nevins retained her undivided one-half interest in the property. Plaintiffs acquired an undivided one-half interest un-, der the will. They were tenants in common. 86 C.J.S. Tenancy in Common § 9, and cases therein cited.
Defendants attack the finding of tenancy in common. They assert that the claim of the parties were adverse, therefore no unity of possession, therefore no tenancy in common. They rely on Neher v. Armijo, 9 N.M. 325, 54 P. 236; Wallace v. McPherson, 187 Tenn. 333, 214 S.W.2d 50; and McKinney v. Beattie, 157 Ark. 356, 248 S.W. 280. Each of these cases involved a claim of adverse possession. Where the claim of. adverse possession was established, there was no co-tenancy. These cases are not applicable—they apply to the destruction of the co-tenancy by adverse possession and not to the inception of the co-tenancy.
At this point we are concerned with, the relationship of the parties resulting frpm the devise under the will. Mr. Nevins devised his one-half interest to plaintiffs; That devise resulted in them being tenants-in common with Mrs. Nevins.
Was the tenancy in common destroyed either by the tax deed or by adverse possession?
At the time Mrs. Nevins purchased the tax sale certificate she was a tenant in common with the plaintiffs. The purchase was a payment of the taxes and a redemption of the property by one charged with the duty to pay taxes. The payment and redemption inured to the benefit of plaintiffs. Smith v. Borradaile, 30 N.M. 62, 227 P. 602; Torrez v. Brady, 37 N.M. 105, 19 P.2d 183, and Apodaca v. Plernandez, 61 N.M. 449, 302 P.2d 177. The tax deed also inured to their benefit. Velasquez v. Mascarenas, 71 N.M. 133, 376 P.2d 311.
The tenancy in common was not destroyed by the tax deed. Garcia v. Sanchez, 64 N.M. 114, 325 P.2d 289, relied on by defendants is not to the contrary. There, the adverse claimant repudiated the title of his tenants in common after acquiring a tax deed. The adverse possession stemmed from this repudiation, not the tax deed.
For Mrs. Nevins to have established title by adverse possession, her possession must have been in good faith under color of title. Section 23-1-22, N.M.S.A. 1953. The tax deed was color of title. Turner v. Sanchez, 50 N.M. 15, 168 P.2d 96, 164 A.L.R. 1280; Heron v. Garcia, 52 N.M. 389, 199 P.2d 1003. But was the tax deed color of title in good faith ?
All co-tenants have the duty to pay the tax due on the land. Haden v. Eaves, 55 N.M. 40, 226 P.2d 457. As a tenant in common, Mrs. Nevins was under such a duty. She did not pay the 1933 taxes when they were due. Later she purchased the tax sale certificate. Purchase of the tax sale certificate was a payment of the taxes and a redemption of the property on behalf of all the tenants in common. The tax deed inured to the benefit of all the tenants in common.
Defendants' claim of good faith is dependent on the acts of Mrs. Nevins. These acts were a delayed performance of her duty to pay taxes and a redemption of the property on behalf of all the tenants in common, including the plaintiffs. Such acts show that color of title under the tax deed was not a good faith claim adverse to the plaintiffs. Apodaca v. Hernandez, supra; Palmer v. Denver & Rio Grande Western R. R., 75 N.M. 737, 410 P.2d 956.
Absent color of title in good faith, our adverse possession statute is not applicable, and it is not necessary to determine whether the possession of Mrs. Nevins was adverse to the plaintiffs.
The judgment is affirmed.
It is so ordered.
CHAVEZ, C. J., and CARMODY, J., concur.