Opinion ID: 2413244
Heading Depth: 1
Heading Rank: 3

Heading: The Effect of the Jury Finding of Possession Under a Deed

Text: The jury was asked whether Hart had adversely possessed the half interest in the 133.53-acre tract, the tract set out in Hart's pleadings, under a deed. That is the larger tract. We have held that Hart's deed described the smaller tract. In passing upon the question of adverse possession, the jury had before it, therefore, facts regarding adverse possession outside of the bounds of the land described in the deed under which Hart claims. There were but two areas of cultivation within the bounds of the larger tract. One was an area known as David Hart's Field and so designated on the map set out above. There is no evidence that the field was enclosed, though there were fences bounding some parts of it. The area of cultivation is not ascertainable from the Statement of Facts. It is generally described as being south of the Jarvis Hardin house and below Hardin's 20-acre tract. In any event, a large part of it is outside of the bounds of Hart's deed as we interpret it. The other cultivated portion is an eight- or ten-acre field to the east of Hardin's house in the general area shown on the map above. While there was evidence that timber was cut from the land, the location of the timber and the place from which it was cut is not set out. There was evidence of Hart's having paid taxes on his half interest in the entire tract, of his having executed a mortgage of his interest in the larger tract, of condemnation proceedings and a right-of-way deed for the construction of U. S. Highway 96 shown on the above map and the listing of Hart as one of the owners. But unquestionably a majority of the evidence of actual possession by Hart and his tenant was that in David Hart's Field which lies mainly outside of the boundaries of Hart's deed. Under those circumstances, the jury passed upon possession of the larger tract which included Hart's Field. On this appeal, that verdict becomes meaningless. We cannot speculate as to what the jury would have found if it had been asked whether Hart had possession of the area described in the Hart deed as construed here. The verdict, therefore, cannot stand, and the judgments of both courts below will have to be reversed and the cause remanded to the trial court for a new trial and for a correct submission of this issue. There is another problem with regard to the submission of the adverse possession issue which will be discussed below.