Opinion ID: 1253753
Heading Depth: 2
Heading Rank: 1

Heading: Setting Aside the Deed

Text: Mother argues that the deed conveying the house to Son should be set aside because Son failed to take care of her according to the Lifetime Agreement, which was incorporated into the deed to provide additional consideration. We hold that even if the Lifetime Agreement was properly incorporated into the deed, the deed should not be set aside for failure of consideration. We first determine whether the Lifetime Agreement was properly incorporated into the deed. As a general rule, when a deed is unambiguous on its face, we look only to the four corners of the document. See Klutts Resort Realty Inc. v. Down'Round Dev. Corp., 268 S.C. 80, 89, 232 S.E.2d 20, 25 (1977) (holding that a court will not examine extrinsic evidence to interpret a contract absent an ambiguity). If the vital terms of a contract are ambiguous, then, in an effort to determine the intent of the parties, the court may consider probative, extrinsic evidence. South Carolina Dept. of Nat. Resources v. Town of McClellanville, 345 S.C. 617, 623, 550 S.E.2d 299, 303 (2001). In the present case, the stated consideration is five dollars and other love and consideration,  which we find to be ambiguous. In addition, the Lifetime Agreement is probative of the parties' intent because the Lifetime Agreement and the deed were executed at the same time. This Court has held that when multiple documents are executed contemporaneously in the course of and as a part of the same transaction, the Court may consider and construe the instruments together in order to ascertain the intention of the parties and the terms of the agreement. Cafe Associates, Ltd. v. Gerngross, 305 S.C. 6, 10, 406 S.E.2d 162, 164 (1991); Klutts, 268 S.C. at 89, 232 S.E.2d at 25. Because the Lifetime Agreement and the deed were executed contemporaneously, and the Lifetime Agreement helps to explain the ambiguous phrase in the deed which recites consideration as: five dollars and other love and consideration, we find that the Lifetime Agreement was incorporated into the deed as consideration for conveyance. Having determined that the Lifetime Agreement provides additional other consideration under the deed, we next decide whether the consideration of the agreement failed warranting this Court setting the deed aside. When deciding whether there has been a failure of consideration, this Court has held that the slightest consideration is sufficient to support the most onerous obligation.... First National Bank of South Carolina v. Wade, 245 S.C. 426, 431, 141 S.E.2d 102, 104 (1965) (internal quotations and citations omitted). Moreover, absent fraud and deception, the Court will not deprive [the contract] of validity. Id. See also All v. Prillaman, 200 S.C. 279, 292, 20 S.E.2d 741, 747 (1942) (holding that setting aside a deed is not the proper remedy for failure of consideration absent fraud or deceit). [5] We find that the consideration did not fail, and that even if it had, the proper remedy would not be to set the deed aside. The agreement provided that Son would maintain and care for Mother's property, as well as, at a time determined by [Mother] ... care for [Mother's] needs as necessary. We find that Son cared for Mother and her property. Although Mother was not satisfied with the amount of care Son provided, we do not find that he failed to act in accordance with the terms of the Lifetime Agreement. Mother does not deny that Son was her main source of transportation. In addition, some time after the parties signed the Lifetime Agreement, Mother changed the locks to her home, preventing Son from caring for her in her home. We have held that a party who prevents a condition of a contract cannot seek relief by relying on the other party's resulting nonperformance. Champion v. Whaley, 280 S.C. 116, 311 S.E.2d 404 (1984). Therefore, we hold that Mother's cause of action for failure of consideration is without merit and we affirm the master's decision on that issue.
In the alternative, Mother argues that because she and Son were in a confidential relationship, Son had the burden of proving that he did not unduly influence her, and that he failed to meet that burden. We agree that Mother and Son shared a confidential relationship, but we do not find that Son failed to meet his burden.
To show a confidential relationship existed between the grantor and grantee, the grantor must present adequate evidence that she has placed her trust and confidence in the grantee, and the grantee has exerted dominion over the grantor. Brooks v. Kay, 339 S.C. 479, 489, 530 S.E.2d 120, 125 (2000); Middleton v. Middleton, 300 S.C. 402, 404, 388 S.E.2d 639, 641 (1990); Hudson v. Leopold, 288 S.C. 194, 196, 341 S.E.2d 137, 138 (1986). Once a contestant has proven a confidential relationship existed at the time of conveyance, the burden shifts to the grantee to prove that the contestant's conveyance was not the product of undue influence. Brooks, 339 S.C. at 489, 530 S.E.2d at 125. To begin, we find that Mother and Son were in a confidential relationship at the time of conveyance. First, the parties are related. Although this Court has declined to hold that a familial relationship, alone, is sufficient evidence of a confidential relationship, [6] a familial relationship certainly supports an argument that a confidential relationship exists. Second, Mother gave Son a limited power of attorney, suggesting that she placed some trust and confidence in him to make decisions for her in case she had to be hospitalized. Third, after the deed was recorded, Mother and Son opened a joint bank account consisting entirely of Mother's money. This account was created by Mother for Son to use for her benefit upon her inability to access that money on her own. Fourth, Son prepared all of the documents in question, including the deed and the Lifetime Agreement. Moreover, Mother signed those documents without first consulting an attorney, trusting that Son had drafted them according to her wishes. Therefore, we hold that Mother and Son were in a confidential relationship.
We now turn to whether Son satisfied his burden to prove that he did not unduly influence Mother to convey him the property. We recently described the nature of undue influence: the influence must be the kind of mental coercion which destroys the free agency of the creator and constrains him to do things which are against his free will, and that he would not have done if he had been left to his own judgment and volition. [7] Russell v. Wachovia Bank, N.A., 353 S.C. 208, 217, 578 S.E.2d 329, 333 (2003). The influence must be of such a degree that it prevents the grantor's exercise of judgment and free choice. Id. Moreover, a showing of general influence is not tantamount to undue influence. Calhoun v. Calhoun, 277 S.C. 527, 531, 290 S.E.2d 415, 418 (1982). For this Court to void a conveyance of land, a contestant must show that the undue influence was brought directly to bear upon the conveyance. Russell, 353 S.C. at 219, 578 S.E.2d at 335. We find that Mother's free will was never overcome. At trial, the master found that Mother was very clear about what she was doing, fully appreciated the nature of the conveyance and its legal effect, and recalled the location and circumstances of its execution, as well as the names of the witnesses. In addition, the record indicates that Mother is a strong-willed woman who, by her own motivation, decided to convey the property to Son in an attempt to prevent a potential creditor from seizing her property. Although it is questionable whether Mother made a good decision when she conveyed her property to Son, we find the decision was one of her own free will. Accordingly, we hold that Son proved that he did not unduly influence Mother.