Opinion ID: 1264477
Heading Depth: 2
Heading Rank: 2

Heading: Easement by Equitable Estoppel

Text: BellSouth argues the Court of Appeals erred by reversing the grant of summary judgment on the claim for easement by estoppel because Boyd failed to establish the elements of equitable estoppel. We agree. The essential elements of equitable estoppel as related to the party estopped are: (1) conduct which amounts to a false representation or concealment of material facts, or, at least, which is calculated to convey the impression that the facts are otherwise than, and inconsistent with, those which the party subsequently attempts to assert; (2) intention, or at least expectation, that such conduct shall be acted upon by the other party; and (3) knowledge, actual or constructive, of the real facts. As related to the party claiming the estoppel, they are: (1) lack of knowledge and of the means of knowledge of the truth as to the facts in question; (2) reliance upon the conduct of the party estopped; and (3) action based thereon of such a character as to change his position prejudicially. S. Dev. Land and Golf Co. v. S.C. Pub. Serv. Auth., 311 S.C. 29, 33, 426 S.E.2d 748, 750 (1993); see, e.g., O'Cain v. O'Cain, 322 S.C. 551, 473 S.E.2d 460 (Ct.App.1996) (landowner was equitably estopped from denying adjoining landowner use of driveway). A properly recorded title normally precludes an equitable estoppel against assertion of that title due to the requirement that the party raising the estoppel be ignorant of the true state of title or reasonable means of discovering it. Binkley v. Rabon Creek Watershed Conservation Dist. of Fountain Inn, 348 S.C. 58, 71, 558 S.E.2d 902, 909 (Ct.App. 2001) (internal citation omitted). One with knowledge of the truth or the means by which with reasonable diligence he could acquire knowledge cannot claim to have been misled. S. Dev. Land and Golf Co., 311 S.C. at 34, 426 S.E.2d at 751. The special referee determined Boyd did not establish that she and her predecessors lacked knowledge because the chain of title revealed there was no such easement. Therefore, the special referee concluded Boyd and her predecessors could not have been misled by any representations BellSouth made regarding the use of the driveway and granted summary judgment for BellSouth. Viewing the evidence in a light most favorable to Boyd, the Court of Appeals found the evidence indicated when Boyd's husband made the decision to purchase the property, he relied on a representation by BellSouth that he would have access to the driveway. The Court of Appeals also found Boyd's husband was acting as a joint venturer with her in the antique store during the negotiations and purchase, and concluded summary judgment was improperly granted. Boyd, 359 S.C. at 216, 597 S.E.2d at 165. Viewing the evidence in the light most favorable to Boyd, Boyd assumed she would always have access to the rear of the building via BellSouth's driveway. The fact that there was not an easement allowing Boyd to cross BellSouth's property was a matter of public record, which Boyd and her predecessors in title had knowledge of or at least the means to obtain the knowledge. Carolina Land Co., 265 S.C. at 107, 217 S.E.2d at 20 (Law imputes to purchaser who proposes to acquire title to real estate notice of recitals contained in any properly recorded instrument in writing which forms link in chain of title to property proposed to be acquired.). Boyd failed to show the elements of estoppel and summary judgment was properly granted to BellSouth on this claim.