Opinion ID: 2310940
Heading Depth: 1
Heading Rank: 4

Heading: Does Pennsylvania or Maryland Law Apply?

Text: A second penumbral annoyance concerns the question of whether this case is to be resolved under Pennsylvania or Maryland law. Two instruments are challenged here the power of attorney executed by Bernard in December, 1991, and the deed executed by Glenda in February, 1992. Both documents were drafted and executed in Pennsylvania. In the circuit court and in the Court of Special Appeals, Glenda took the position that both documents were subject to Maryland law. The deed obviously pertained to Maryland real estate, and, although the power of attorney was general, it too was required to be recorded in Maryland in order to make the deed effective. Real Prop. art., § 4-107. Presumably on that basis, Glenda agreed that the validity and interpretation of the power of attorney was governed by Maryland law. Ethel did not argue otherwise. Notwithstanding the lack of any disagreement on this point, the Court of Special Appeals held that the power of attorney was governed by Pennsylvania law, although, because the court concluded that the deed itself was defective, it never addressed whether the power of attorney was valid under Pennsylvania law. In contrast to the position that she took previously, Glenda now contends that the power of attorney should be construed in accordance with Pennsylvania law. It is essentially a non-issue. Pennsylvania and Maryland have both adopted the Uniform Acknowledgments Act, and neither party has provided us with any authority suggesting that Pennsylvania would construe its statute differently than we propose to construe the Maryland statute.
Maryland has two statutes dealing with the form of acknowledgments on instruments concerning real property. Title 4, subtitle 2 of the Real Property article sets forth a number of forms which § 4-201 declares to be sufficient for the purpose intended. Section 4-204 contains three forms of acknowledgment. The pertinent one here is that provided for in § 4-204(c)an acknowledgment taken out of State: State of ............. County, to wit: I hereby certify, that on this ..... day of........ in the year ........ before the subscriber, (here insert the official style of the officer taking the acknowledgment), personally appeared (here insert the name of the person making the acknowledgment), and acknowledged the foregoing deed to be his act. Seal of the court In testimony whereof I have caused the seal of the court to be affixed (or have affixed by my official seal), this ..... day of ........ A.D. ........ Md.Code (1957, 1995 Repl.Vol.), art. 18 contains the Uniform Acknowledgments Act. Section 1 states that an instrument may be acknowledged in the manner and form provided by the laws of Maryland (which would include Real Prop. art., § 4-204) or as provided in art. 18. The key provisions are §§ 5 and 7. Section 5 provides that [t]he officer taking the acknowledgment shall know or have satisfactory evidence that the person making the acknowledgment is the person described in and who executed the instrument. Section 7 sets forth forms for acknowledgments. The one for individuals states: State of........ County of....... On this the .... day of ........., 19..., before me, ........., the undersigned officer, personally appeared ......., known to me (or satisfactorily proven) to be the person whose name ......... subscribed to the within instrument and acknowledged that.... he ... executed the same for the purposes therein contained. In witness whereof I hereunto set my hand and official seal.
Most of our law governing real property and its conveyancing comes to us from England, and that is the case with respect to acknowledgments as well. Except for conveyances by married women, acknowledgments were not required at common law. [2] They came into use, we are informed, after the enactment of the Statute of Enrolments in 1536 (27 Henry VIII c.16). Under that Act, the conveyance of an estate of inheritance or freehold by bargain and sale was ineffective unless the instrument of conveyance was in writing, indented, sealed, and enrolled with the King's Court at Westminster or before the Custos Rotulorum and two justices of the peace in the county where the land was located. Although the statute did not, of itself, require that the instrument be acknowledged, it appears that, when presented with a deed for enrolment, the judicial officials began to require evidence that the deed had, in fact, been executed by the grantor, and the practice thus arose of the grantor acknowledging the deed before those officials in order to provide that evidence. See 1A C.J.S. Acknowledgments, § 3. See also Pidge v. Tyler, 4 Mass. 541 (1808). The Statute of Enrolments is not among the statutes listed in Alexander's British Statutes as having been incorporated into Maryland law pursuant to Article 5 of the Maryland Declaration of Rights. [3] Nor does it appear that an acknowledgment was ever statutorily required in England. In listing the requisites of a conveyance of real property, Blackstone makes no mention of an acknowledgment. II W. Blackstone, Commentaries on the Law of England, Ch. XX, 295-308 (Lewis ed.1922). Nonetheless, Maryland and other colonies enacted their own statutes requiring that deeds contain them. In 1766, the Lord Proprietary, with the advice and consent of the Provincial Assembly, enacted a law providing that no estate of inheritance or freehold or estate for above seven years was effective unless the deed was (1) acknowledged in the Provincial Court, in the county court, or before two justices of the peace, and (2) enrolled in the records of the court. Act of 1766, ch. 14. If the grantor was unable to appear before the Provincial Court or the county court where the land was located, the acknowledgment could be made in the county court where the grantor resided, but in that event, the clerk had to certify that it was either made in open court or before two duly commissioned and sworn justices of the peace. If the grantor was not a resident of Maryland, the deed could be acknowledged by letter of attorney, well and sufficiently proved before the court or the justices of the peace. Although the formality required in the early statutes has abated, as any notary public can now take an acknowledgment wherever the grantor may be, the fundamental purpose seems to be the same, of preventing fraud by providing some evidence of identity and volitionthat the person stated in the deed as the grantor has, in fact, signed the deed and understands that what he or she has signed is a deed conveying property. That purpose is evident not only from § 5 of art. 18 but from the statutory forms themselves. As noted, the form declared acceptable in Real Prop. art., § 4-204 recites only that the grantor personally appeared and acknowledged the deed to be his or her act. The forms provided for in art. 18, § 7 are to the same effectthat the grantor personally appeared and acknowledged that he or she executed the deed for the purposes contained therein.
The cases involving the adequacy of acknowledgments fall into two broad categoriesthose involving the sufficiency of the notary's certificate, i.e., whether facially it complies with the requirements of the applicable statute, and those involving the accuracy of the certificate, i.e., whether the fact or event attested to actually occurred. The cases in the first category are more numerous and involve such things as a blank where the name of the grantor should be ( Thomas v. Davis, 241 Ala.271, 2 So.2d 616 (1941)), a failure to state the expiration date of the notary's commission ( Kelley v. Carter, 216 Ark.491, 226 S.W.2d 53 (1950)), equivocation as to the notary's knowledge of grantor's identity ( Lindley v. Lindley, 92 Tex.446, 49 S.W.573 (1899), Kenley v. Robb, 245 S.W. 68 (Tex. Comm'n App.1922)), and the failure to state clearly that the grantor personally appeared. Powers v. Hatter, 152 Ala. 636, 44 So. 859 (1907). See generally Annotation, Sufficiency of Certificate of Acknowledgment, 25 A.L.R.2d 1124 (1952) and Annotation, Sufficiency of Certificate of Acknowledgment, 29 A.L.R. 919 (1924). We are not concerned here with deficiencies of that kind. Mr. Clofine's certificates are facially sufficient. Most of the cases in the second category deal with situations in which the person whom the notary certified as having appeared did not, in fact, appear, or allegedly did not appear. They have arisen in at least two different contextsa suit for damages against the notary for falsely certifying that the grantor appeared, and an action to invalidate the conveyance or instrument. The cases present a variety of factual situations, from taking an actual acknowledgment from an imposter ( Barnard v. Schuler, 100 Minn. 289, 110 N.W.966 (1907); Hatton v. Holmes, 97 Cal. 208, 31 P. 1131 (1893); Anderson v. Aronsohn, 63 Cal.App. 737, 219 P. 1017 (1923); Lowe v. Wright, 40 Tenn.App. 525, 292 S.W.2d 413 (1956); Meyers v. Meyers, 81 Wash.2d 533, 503 P.2d 59 (1972)), to taking an acknowledgment over the telephone ( Oswald v. Newbanks, 336 Ill.490, 168 N.E.340 (1929)), to a grantor's signing the instrument in another room, not in the presence of the notary ( Christensen v. Arant, 218 Neb.625, 358 N.W.2d 200 (1984)). These cases do establish an affirmative duty on the part of the notary (1) to require the actual presence of the grantor, and (2) to assure himself or herself that the person appearing and purporting to be the grantor is who he or she claims to be. Section 5 of article 18 now establishes that as a statutory duty. As with the first category, we are not concerned here with this kind of deficiency. Ethel has never contended that the power of attorney was not signed by Bernard in Mr. Clofine's presence or that the deed was not signed by Glenda in his presence. That part of the certificate attesting that Bernard or Glenda personally appeared before Mr. Clofine, in other words, is unchallenged. The issue, then, is whether a certificate that the person appearing acknowledged the foregoing deed to be his [or her] act, as prescribed in § 4-204 of the Real Property article, or that he or she acknowledged that [he or she] executed the same for the purposes contained therein, as prescribed in § 7 of article 18, can rest on the notary's observations and general impressions or whether it requires some sort of affirmative declaration by the grantor. There are only a few cases on this point. In McQuatt v. McQuatt, 320 Mass. 410, 69 N.E.2d 806 (1946), the children of a deceased grantor sued to set aside a deed through which their father had conveyed certain real estate to his then-wife, the children's stepmother. The initial claim was that the grantor was of unsound mind and that the deed was procured by undue influence. The deed was executed in the hospital about eight hours before the grantor died. The attorney who prepared the deed had earlier discussed it with the grantor in order to assure himself that the grantor was competent, but the attorney was not present when the deed was signed. The wife presented the deed to her husband and, in the presence of the notary, asked him if he knew what he was about to do. He said that he did, that he was turning his property over to his wife, and he then executed the deed with the assistance of the notary. Notwithstanding this evidence and some uncertainty as to whether the issue had even been raised in the trial court, [4] the Court found the deed void for want of a proper acknowledgment, apparently on the ground that the grantor made no verbal declaration after signing the deed. At 810, the Court stated: An acknowledgment is the formal statement of the grantor to the official authorized to take the acknowledgment that the execution of the instrument was his free act and deed. No particular words are necessary as long as they amount to an admission that he has voluntarily and freely executed the instrument. [Citations omitted].[ [5] ] In the instant case, there is no finding that McQuatt, after he signed the deed, ever said a word to the one who made out the certificate of acknowledgment. On the other hand, there is an express finding that he did not say anything indicating that he acknowledged the instrument as his free act and deed. (Emphasis added). So far as we can tell, only Massachusetts and Texas have imposed such a requirement, and the Texas case is somewhat unusual. In Punchard v. Masterson, 100 Tex. 479, 101 S.W. 204 (1907), the sufficiency of a notary's certificate on a deed was challenged. Under an 1841 statute, deeds were entitled to be recorded upon the acknowledgment of the party or parties before the register, or chief justice of the county. Nothing was said in the statute about the form or method of the acknowledgment. An 1846 statute required of an acknowledgment that the grantor appear and affirmatively state that he had executed the deed for the consideration and purposes stated therein. The deed in question was executed in 1841; the acknowledgment stated only that the grantor had appeared and signed the instrument in the notary's presence after reading and examining it. The court, in effect, read into the 1841 statute the specific requirement of a verbal declaration set forth in the 1846 law. The court never considered whether any such declaration was made by the grantor but invalidated the deed because the certificate itself was insufficient. In Picetti v. Orcio, 57 Nev. 52, 58 P.2d 1046 (1936), reh'g, 57 Nev. 52, 67 P.2d 315 (1937), a mortgage was purportedly signed by a husband and wife, although the wife later insisted that she had not signed the mortgage. She also claimed that the notary who certified her signature never actually took her acknowledgment. The notary testified that the husband signed the mortgage and note in his office but, when told that his wife also needed to sign, stated that the wife was unable to come in to sign them. The notary said that he then took the mortgage and note to the wife's home, exhibited them to her and told her that they needed her signature, that she took the documents into the house and brought them back with her signature attached, saying that she knew all about them, and that he thereafter certified her signature. Reversing a judgment that the mortgage was invalid, the Nevada Supreme Court noted that, based on the notary's testimony, the wife, strictly speaking, did not acknowledge that she had signed the mortgage. The fact that she handed him the document with her signature on it, however, and said she knew all about it were enough to bind her. 58 P.2d at 1051. That aspect of the decision was confirmed in the subsequent opinion issued upon reconsideration. 67 P.2d at 315. In effect, the Court held that conduct could suffice to constitute an acknowledgment. That view was adopted, in an even clearer fashion, in Waitt Bros. Land, Inc. v. Montange, 257 N.W.2d 516 (Iowa 1977). At issue there was a contract for the sale of a farm. The sellers were an elderly couple. When the contract was submitted, the wife signed her name and, in her husband's presence, with his consent, and consistent with past practice, signed that of her husband. Several days later, a notary took the contract to the sellers' home, informed them that she was there to notarize their signatures, and showed them the contract. Neither of the sellers disclaimed the signatures or objected to her notarizing them, which she did. There was no evidence of a lack of mental capacity or undue influence. The sellers refused to implement the contract and defended a suit for specific performance on the ground that the husband had not signed the contract. The buyer argued that the husband had acknowledged the contract before the notary, to which the sellers responded that there was no acknowledgment because the husband had made no statement formally acknowledging his wife's signature on his behalf. In holding that there had been a sufficient acknowledgment, and therefore a valid contract, the Court cited and discussed McQuatt but decided to follow Picetti instead. At 520, the Court stated: As indicated above, McQuatt suggests that the person making the acknowledgment must make a declaration in order to have a valid acknowledgment, while Picetti leaves open the possibility that conduct by the party before an officer can lead to a valid acknowledgment of the instrument. The position of defendants goes against the principles giving great weight to notarial certificates and the principle that a party contending an instrument is invalid must prove by clear and convincing evidence that contention is correct. Under the definition of an acknowledgment, according to Am.Jur.2d ... all that is required for a valid one is that the person make an admission that he has executed the instrument. To say that he can only admit that by making a verbal declaration to that effect and cannot demonstrate the fact by his conduct before the notary is to dignify form over substance. An admission by conduct (in this case by silence) and his other actions before the notary, is not a new principle and has been applied in the evidence field repeatedly. [Citation omitted]. We therefore adopt the Picetti view and carry it to its logical conclusion by finding and holding that conduct before a notary can constitute an admission which is requisite for due execution and proper acknowledgment of an instrument. That view has been adopted in North Carolina as well. In Lawson v. Lawson, 321 N.C. 274, 362 S.E.2d 269 (1987), the issue was the validity of a separation agreement, which, under North Carolina law, was required to be signed and acknowledged. The parties appeared before a notary, whom they knew to be a notary, and signed the agreement in his presence. The notary did not inquire whether the signatures were voluntary, and that omission formed one of the grounds of attack on the agreement by the husband. The Court rejected the argument that there had been no acknowledgment. 362 S.E.2d at 272, it held: Defendant, in signing the separation agreement in the presence of the notary, performed acts sufficient to qualify as an acknowledgment under the statute. Since the signing was in the presence of the notary, it was unnecessary for defendant to state to the notary the fact of the execution of the instrument as his voluntary act. Nebraska has also articulated that line of reasoning, although, under the facts of the two cases, the instruments at issue were held not to be properly acknowledged. In Trowbridge v. Bisson, 153 Neb. 389, 44 N.W.2d 810 (1950), the question was whether a real estate contract had been validly acknowledged. The sellers signed the contract in the presence of the real estate agent, who happened to be a notary, but they were unaware that he was a notary or that he was there to take an acknowledgment. The notary did not attach his certificate until some time later, after he had left the sellers' home. On those facts, the Court held that there had been no acknowledgment. It did, however, announce and apply the following rule: [I]t is generally the rule that if the party executing such an instrument knows that he is before an officer having authority to take acknowledgments, understands that such officer is present for the purpose of taking his acknowledgment, intends to then do whatever is necessary to make the instrument effective, and the acknowledging officer's official certificate is attached thereto, then such acknowledgment, in the absence of fraud, will be conclusive in favor of those who in good faith rely upon it. Id., 44 N.W.2d at 812. See also Christensen v. Arant, supra, 358 N.W.2d 200. In Wayne Bldg. & Loan Co. v. Hoover, 12 Ohio St.2d 62, 231 N.E.2d 873 (1967), a husband and wife signed a mortgage in the presence of the notary. No words were spoken by the notary or by the mortgagors; they simply were asked to sign the loan contract and mortgage at the places indicated, and ... they did so sign their names in the presence of [the notary].... Id., 231 N.E.2d at 875. The Ohio statute required, for a valid mortgage, that it be signed by the mortgagor and that such signing must be acknowledged by the [mortgagor] ... in the presence of two witnesses.... Id. Noting that the statute required only an acknowledgment as to the signing, the Court held that where a witness has seen the signing, there has necessarily been an `acknowledgment' of such `signing' by the signer in his presence. Id. at 876. Some of these cases, in terms of both pronouncements and outcome, are controlled by the specific language of a governing statute. If a statute requires a verbal declaration for a valid acknowledgment, the absence of such a declaration may well be fatal. Where, as in Maryland, there is no such statutory mandate, however, we think that the Massachusetts approach is unnecessarily rigid and formalistic. We follow instead the lead of the Iowa Court in Waitt Bros. Land, Inc., supra, 257 N.W.2d 516, and hold that an acknowledgment for purposes of §§ 4-101 and 4-204 of the Real Property article and §§ 5 and 7 of art. 18 does not require an oral declaration but may arise from circumstances and conduct. Specifically, we hold that, although a clear oral expression is preferable because it provides direct evidence of the signatory's knowledge and intent, when a signatory (1) appears personally before a notary for the purpose of having the notary witness and attest to his or her signature, (2) the signatory appears to be alert and is under no apparent duress or undue emotional or intoxicating influence, (3) it is clear from the overall circumstances that the signatory understands the nature of the instrument he or she is about to sign, and (4) he or she signs the instrument in the presence of the notary with the apparent intent of making the instrument effective, the signatory is effectively acknowledging to the notary that the instrument is being signed voluntarily and for the purpose contained therein. We reach this conclusion largely for the reasons stated by the Iowa, Nebraska, North Carolina, and Ohio Courts. It is consistent with what we understand to be common practice; it is consistent with the view, generally accepted in the law, that intent may be established circumstantially and by conduct; and it gives appropriate credence to notary's certificates that are regular and sufficient on their face. Requiring some sort of oral declaration would, at best, be of only marginal assistance in preventing fraud. An imposter willing to forge someone's signature to a deed would not likely be deterred by having to make a brief, innocuous statement before a notary public; nor would a signatory actually subject to real duress or undue influence likely balk at making such a statement. If such fraud, duress, or undue influence can be proven, the instrument would be set aside for that reason; the lack of an oral declaration is unnecessary for that purpose. What such a requirement might do, however, is encourage lawsuits to upset instruments simply because of noncompliance with that requirement, even when the transaction was otherwise perfectly valid, and thus put at substantial risk the trust and confidence necessarily reposed in the land records. For these reasons, we hold that the Court of Special Appeals erred in affirming the summary judgment entered on Counts I and II of Ethel's complaint. The case will be remanded for further proceedings on all counts of Ethel's complaint and on Glenda's counterclaim. JUDGMENT OF THE COURT OF SPECIAL APPEALS REVERSED AS TO COUNTS I AND II AND OTHERWISE AFFIRMED. CASE REMANDED TO THE COURT OF SPECIAL APPEALS WITH INSTRUCTIONS TO VACATE THE JUDGMENT OF THE CIRCUIT COURT FOR MONTGOMERY COUNTY AS TO COUNTS I THROUGH V OF ETHEL'S COMPLAINT AND TO REMAND THE CASE TO THE CIRCUIT COURT FOR MONTGOMERY COUNTY FOR FURTHER PROCEEDINGS CONSISTENT WITH THIS OPINION ON ALL COUNTS OF ETHEL'S COMPLAINT AND ON GLENDA'S COUNTERCLAIM. RESPONDENT TO PAY THE COSTS IN THIS COURT AND IN THE COURT OF SPECIAL APPEALS.