Title: Strickland v. Markos
Citation: 566 So. 2d 229
Docket Number: N/A
State: Alabama
Issuer: Alabama Supreme Court
Date: July 13, 1990

566 So. 2d 229 (1990)
Franklin Felix STRICKLAND, et al.
v.
Demetrios C. MARKOS and Betty Markos.
88-1484.

Supreme Court of Alabama.
July 13, 1990.
Keith A. Howard of Howard, Dunn, Howard &amp; Howard, Wetumpka, for appellants.
Steven F. Schmitt and Clay Hornsby, Tallassee, for appellees.
JONES, Justice.
This is an appeal from a judgment entered in a boundary line dispute between coterminous landowners. The plaintiffs/appellees, Demetrios and Betty Markos, as husband and wife, own and operate a restaurant and lounge on Highway 231 in Wetumpka, Alabama. The defendants/appellants, *230 Franklin Felix Strickland and others, own property adjacent to that of the Markoses. The Markoses filed suit against Strickland and the other defendants, alleging ownership of the driveway and parking lot of the restaurant by adverse possession.
After an ore tenus hearing and a personal inspection of the disputed property, the trial judge entered judgment for the plaintiffs consistent with their claim of adverse possession. From that judgment, the defendants appeal.
The disputed property (parcel one) and an undisputed property (parcel two) were originally owned by Maggie DeBardelaben as one tract. This tract was sold to J.D. and Minnie Sims in 1953 as one lot consisting of 1.20 acres. In 1956, the Simses divided the tract into two lots, selling parcel two to J.W. Adair, while retaining parcel one. Subsequently, parcel two was sold to two different purchasers prior to George and Jessie Poston's purchase of parcel two on June 13, 1967. On June 27, 1967, J.D. Sims sold property to Wilfred and Frank Strickland. It is contended by the Stricklands that parcel one was included in that conveyance. On October 2, 1968, Demetrios and Betty Markos leased, with an option to purchase, parcel two from the Postons. On April 14, 1972, the Markoses exercised their option to purchase parcel two. On June 24, 1977, the Markoses conveyed their interest in parcel two to Billy and Maureen Candle. In exchange therefor, the Candles executed a second mortgage in favor of the Markoses. On August 22, 1978, the Markoses foreclosed on the Candleses' property and thereby regained possession of parcel two.
The trial court's findings of fact and its reasons given for the judgment read as follows:
As previously stated, this was a nonjury case. This Court has written a plethora of opinions setting out the standard of review in such cases: When evidence is presented ore tenus, the trial court's findings of fact will not be disturbed on appeal unless they are unsupported by credible evidence or are manifestly unjust. Nelson v. Styron, 524 So. 2d 353 (Ala. 1988). The presumption of correctness accorded judgments in such cases is strengthened when the trial judge has viewed the property in dispute. Jones *232 v. Henderson, 535 So. 2d 90 (Ala.1988). Moreover, this presumption of correctness is even stronger in adverse possession cases, because in such cases the evidence is generally difficult to weigh from the appellate court's vantage point. Seidler v. Phillips, 496 So. 2d 714 (Ala. 1986).
Essentially there are two forms of adverse possession in Alabama; 1) adverse possession by prescription; and 2) statutory adverse possession. Adverse possession by prescription requires actual, exclusive, open, notorious, and hostile possession under a claim of right for a 20-year period. Fitts v. Alexander, 277 Ala. 372, 170 So. 2d 808 (1965).
Daugherty v. Miller, 549 So. 2d 65, 66-67 (Ala. 1989).
With respect to statutory adverse possession, this Court in Brown v. Alabama Great Southern R.R., 544 So. 2d 926, 931 (Ala.1989), stated:
See, also, McCollum v. Reaves, 547 So. 2d 433, 435-36 (Ala.1989), special concurrence by Jones, J., wherein the author stated that "[t]he statutory procedure for determining disputed boundaries between coterminous owners is found in [Code 1975,] § 35-3-1 et seq.; and the applicable period of limitations is found in the general statute of limitations on actions, [Code 1975] § 6-2-33(2)." It should be emphasized that the claimant has the burden of proving that all of the requisites of statutory adverse possession have been satisfied for a ten-year period. Lilly v. Palmer, 495 So. 2d 522 (Ala. 1986).
Open and notorious possession are essential elements of adverse possession, because the landowner is thereby afforded notice of the adverse claim against his land. Thus, to satisfy these two elements, the claimant must provide evidence tending to show that his acts of dominion and control over the property were of such character and distinction as would reasonably notify the landowner that an adverse claim is being asserted against his land. Sparks v. Byrd, 562 So. 2d 211 (Ala.1990). In this regard, the evidence in the record tends to show that the plaintiffs and their predecessors in title did, in fact, openly and notoriously possess parcel one so as to place the landowner on notice of the adverse claims to the disputed property. See *233 Jake Strickland's deposition testimony, infra.
Another essential element of adverse possession relates to the claimant's intent to assert dominion and control over the disputed property. Reynolds v. Rutland, 365 So. 2d 656 (Ala. 1978). The Reynolds court emphasized, however, that although "intent to claim the disputed strip is required, there is no requirement that the intent be to claim property of another, as such a rule would make adverse possession dependent upon bad faith. Possession is hostile when the possessor holds and claims property as his own, whether by mistake or willfully. Smith v. Brown, [282 Ala. 528, 213 So. 2d 374 (1968)]." Id. at 657-58. In this regard, the record contains ample evidence to allow the trial court to conclude that the Markoses' use of the disputed property was hostile. See Jake Strickland's deposition testimony, infra.
To satisfy the element of continuous possession, the claimant must prove uninterrupted possession for 10 or more years. Prestwood v. Gilbreath, 293 Ala. 379, 304 So. 2d 175 (1974). Within the context of continuous possession lies the doctrine of "tacking." That doctrine allows an adverse possessor to addor "tack"his time of possession onto that of a previous adverse possessor in order to reach the required statutory period. Sparks v. Byrd, supra. Before tacking is allowed, however, it must be proved that there exists a sufficient nexus, often called "privity," between the successive adverse claimants. Id.
The appellants insist that the trial court erred in applying the doctrine of tacking. Specifically, the appellants argue that the Markoses should not be allowed to tack the period of their possession onto that of their predecessors, Billy and Maureen Candles.
To resolve this particular issue, we must ascertain whether there exists privity of possession between a mortgagor and a mortgagee. So far as we can determine, this question is one of first impression in Alabama. The term "privity" is defined in Black's Law Dictionary (5th ed.1979), as a "[m]utual or successive relationship to the same rights of property." Ballentine's Law Dictionary (3d ed. 1969), defines "privity of possession as [a] continuity of actual possession, as between prior and present occupant, the possession of the latter succeeding the possession of the former under deed, grant, or other transfer, or by operation of law." Specifically relating to the question whether a mortgagee can tack on the possession of the mortgagor, 2 C.J.S. Adverse Possession § 156 at 874 (1972) states the principle that "the possession of the mortgagor may be tacked to that of the mortgagee who acquires the land by foreclosure and that of his successors." (Emphasis added.) See also 7 R. Powell, Powell On Real Property, § 1014[2] (1987); 3 Am.Jur.2d Adverse Possession § 105 at 199 (1986).
In light of the foregoing discussion, we hold that the Markoses, as the mortgagees, can tack their possession onto that of their predecessors, the Candles, as the mortgagors. Thus, the Markoses have also satisfied the burden of proving continuous possession. See Jake Strickland's deposition testimony, infra.
Jake Strickland's deposition testimony, which was offered into evidence, reads, in part, as follows:
To satisfy the final element of adverse possession, a claimant "must assert possessory rights distinct from those of others. The rule is generally stated that "`[t]wo persons cannot hold the same property adversely to each other at the same time."` Beason v. Bowlin, 274 Ala. 450, 454, 149 So. 2d 283, 286 (1962), quoting Stiff v. Cobb, 126 Ala. 381, 386, 28 So. 402, 404 (1899). Exclusivity of possession `is generally demonstrated by acts that comport with ownership.' Brown v. Alabama Great Southern R.R., 544 So. 2d 926, 931 (Ala.1989). These are `acts as would ordinarily be performed by the true owner in appropriating the land or its avails to his own use, and in preventing others from the use of it as far as reasonably practicable.' Goodson v. Brothers, 111 Ala. 589, 596, 20 So. 443, 445 (1896)." Sparks v. Byrd, supra, at 215.
The definition of "exclusive possession," as found in 2 C.J.S. Adverse Possession § 54 at 726-27, reads as follows:
The same principle is stated in different language in 4 H. Tiffany, The Law of Real Property, § 1141 at 735-36 (3d ed.1975):
With respect to the element of exclusivity, there was a considerable amount of contradictory evidence. Jake Strickland and others testified that the Stricklands had used the property to store various forms of equipment (a circus trailer, screw conveyors, trusses, etc.). There was also testimony that the Stricklands had given permission to a local civic club to use the disputed property for a turkey shoot. The Stricklands also place great emphasis on Betty Markos's testimony at trial. On cross-examination, she conceded that she had seen Jake Strickland on the disputed property approximately 100 times since 1978. She also admitted to having seen Wilfred Strickland on the disputed property approximately 25 times since 1978. She further admitted to having seen other members of the Strickland family on the disputed property various times since 1978.
*236 A review of Betty Markos's testimony reveals, however, that she was merely referring to an egress-ingress situation. On redirect examination, Betty Markos was asked the following question: "But the Stricklands' use of parcel one, has it ever been for anything other than egress or ingress?" Betty Markos responded by saying "No, sir." Furthermore, the Markoses produced numerous witnesses who testified that they had never seen the Stricklands' equipment on the disputed property. The Markoses also produced witnesses who testified that the disputed property had been exclusively used for a driveway and parking lot for the Wetumpka restaurant.
Therefore, we find credible evidence of record from which the trial court could have found that the Markoses exercised exclusive possession over the disputed property.
A review of the record reveals evidence to allow the trial judge to conclude that the Markoses have proven all the elements of statutory adverse possession. This Court will not weigh the evidence and set aside a judgment merely because the trial judge could have drawn different inferences or conclusions or because another result is more desirable.
As this Court explained in Southern Rock Products Co. v. Board of Zoning Adjustment of City of Trussville, 282 Ala. 186, 190, 210 So. 2d 419, 422 (1968):
Accordingly, the judgment is due to be affirmed.
AFFIRMED.
MADDOX, SHORES, HOUSTON and KENNEDY, JJ., concur.