Opinion ID: 1427051
Heading Depth: 1
Heading Rank: 2

Heading: the meaning of uncertainty or dispute over boundary

Text: In some earlier cases, uncertainty or dispute had to be traceable to an objectively determinable ambiguity in a deed or survey, so that the true location of the boundary could not be readily ascertained. It was not established by proving that neither adjoining landowner knew the exact location of the boundary, because lack of knowledge as to the location of the true boundary is not synonymous with uncertainty. Glenn v. Whitney, 116 Utah at 273, 209 P.2d at 260; Note, 1975 Utah L.Rev., supra, at 231-32. However, later cases rejected this objective measurement in favor of a subjective test in which a boundary line may be `uncertain' or `in dispute' even though it is capable of being readily ascertained. Ekberg v. Bates, 121 Utah 123, 127, 239 P.2d 205, 207 (1951), quoting Willie v. Local Realty Co., 110 Utah 523, 531, 175 P.2d 718, 723 (1946). Uncertainty or dispute was much easier to prove under this rule, which therefore had the effect of increasing the availability of boundary by acquiescence and decreasing reliance on the record title. After carefully considering our previous decisions on this question, we return to the more rigorous definition set forth in Glenn v. Whitney, supra , and hold that dispute is not proved by a mere difference of opinion, and uncertainty is not proved by a mere lack of actual knowledge of the true location of the boundary. This is the thrust of our recent decisions on this subject, e.g., Madsen v. Clegg, supra , and it is the holding of the better-reasoned cases in other jurisdictions. E.g., Buza v. Wojtalewicz, 48 Wis.2d 557, 564-67, 180 N.W.2d 556, 560-61 (1970); Hartung v. Witte, 59 Wis. 285, 298-300, 18 N.W. 175, 180-81 (1884); Fry v. Smith, 91 Idaho 740, 741-42, 430 P.2d 486, 487-88 (1967). Finally, the ingredient that has been called dispute or uncertainty should be measured against an objective test of reasonableness and should therefore more appropriately be called objective uncertainty. Under the rule as we have defined it here, the property line shown on the record title cannot be displaced by another boundary unless it is shown that during the period of acquiescence there was some objectively measurable circumstance in the record title or in the reasonably available survey information (or other technique by which record title information was located on the ground) that would have prevented a landowner, as a practical matter, from being reasonably certain about the true location of the boundary. By the same token, a claimant cannot assert boundary by acquiescence if he or his predecessors in title had reason to know the true location of the boundary during the period of acquiescence. Our decision to measure compliance with the requirement of objective uncertainty by whether the landowner, as a practical matter, could be reasonably certain about the true location of the boundary on the ground is supported by two policy considerations. First, by allowing less latitude for boundary by acquiescence, we minimize conflict with the objectives of our statute of frauds, which forbids the transfer of interests in real property without a written conveyance. U.C.A., 1953, § 25-5-1; Madsen v. Clegg, 639 P.2d at 728-29; Tripp v. Bagley, 74 Utah at 68-72, 276 P. at 916-18. Second, an objective test, which minimizes reliance on boundary by acquiescence, corresponds more closely to the purposes of that doctrine. This Court has recognized that [t]he very reason for being of the doctrine of boundary by acquiescence or agreement is... [to avoid] stirring up controversy, Hobson v. Panguitch Lake Corp., 530 P.2d at 794, to prevent litigation, and to promote repose of title and stability in boundaries. Hales v. Frakes, 600 P.2d at 559. These purposes are best furthered if those who purchase, use, or sell real property must rely on descriptions in deeds and reasonably available survey information to settle boundary questions in the first instance. Only when it is not reasonable to expect landowners to ascertain the true location of the boundary by this manner should landowners be allowed to claim boundary by acquiescence. See Hartung v. Witte, 59 Wis. at 298-300, 18 N.W. at 180-81. Allowing a claimant to forego reasonably available means of determining the true boundary and to assert his lack of actual knowledge as a basis for boundary by acquiescence fosters uncertainty on the location of boundaries and magnifies the number of instances in which landowners have to resolve disputes by litigation. Boundary by acquiescence remains a viable means of establishing a boundary where there is objective uncertainty in the location of the true boundary that cannot reasonably be resolved by reference to the record title and by use of reasonably available survey information. For example, following are instances of objectively measurable uncertainties in which boundary by acquiescence would be appropriate if its other requirements were met: inability to locate monuments established in original survey, Holmes v. Judge, 31 Utah 269, 271, 87 P. 1009, 1010 (1906); internal inconsistencies in plat, Young v. Hyland, 37 Utah 229, 233, 108 P. 1124, 1126 (1910); no official or original plat or survey by which the boundary line can be located, Jensen v. Bartlett, 4 Utah 2d 58, 60, 286 P.2d 804, 806 (1955); disagreement among different surveyors on location of boundary line, id.; landmarks referenced in deeds have disappeared, Joaquin v. Shiloh Orchards, 84 Cal. App.3d 192, 148 Cal. Rptr. 495, 496 (1978); uncertainties or disputes created by conflicting terms in deeds, such as overlapping descriptions, Motzkus v. Carroll, 7 Utah 2d 237, 239, 322 P.2d 391, 393 (1958); or metes and bounds descriptions that do not close, Nunley v. Walker, 13 Utah 2d 105, 110-11, 369 P.2d 117, 120-21 (1962). Boundary by acquiescence should also be available where there are other inconsistencies that create reasonable doubt in the meaning of the record title or in its application to the actual on-the-ground location of the property identified in the record. [4]