Opinion ID: 2510351
Heading Depth: 3
Heading Rank: 1

Heading: The Disputed Triangle

Text: The dispute concerning ownership of the triangle of land at the eastern end of the access road stems from a discrepancy in the deed to the Akers' property. The Akers' deed, as well as that of their predecessors in interest, the Wilhelms and Turks, refer to the centerline of the County road (Millsap Loop Road is the only county road nearby) as the eastern boundary of their property. However, the deeds also provide a metes and bounds description, and that description does not match the actual physical location of the road. Testimony presented at trial established that a property survey conducted in 1980 erred in its description of Millsap Loop Road, showing a sharp turn where there wasand still remainsa gradual curve in the road. The divergence between the metes and bounds description and the actual road creates a disputed triangle of land the Appellants claim was never conveyed to the Akers. Ownership of the triangle is especially significant, according to the Appellants, because much of the Akers' claimed trespass damages took place in the disputed triangle. If the Akers did not own the triangle, the Appellants argue, the Appellants are not liable to the Akers for trespassing there. Formerly, the land in the triangle was owned by the Millsaps, who then sold it to the Bakers along with the rest of Government Lot 2 and Parcel B. (The disputed triangle is entirely within Government Lot 2.) The Bakers sold land west of Millsap Loop Road to the Wilhelms and the Turks, who in turn sold to the Akers in 1980. In 1984, Kathryn Baker conveyed land on the other, eastern, side of Millsap Loop Road, including the land directly east of the Akers' property, to Robert and Dolly Kelch (the Kelches). Later, after the filing of the instant suit, Kathryn Baker quitclaimed any remaining interest she might have had in the disputed triangle to the Mortensens. The Kelches quitclaimed any interest they might have had west of Millsap Loop Road to the Akers. The Appellants contend that because the metes and bounds description is clear, the Akers' deed unambiguously excludes the Akers from ownership of the disputed triangle and ownership of the triangle is in hiatus. Alternatively, the Appellants argue that because the land in the triangle was never conveyed by the Bakers to the Wilhelms and Turks, the Akers predecessors in interest, ownership of the triangle remained with the Bakers until being passed by quitclaim deed to the Mortensens. Under Idaho law, physical features existing on the ground and referred to in the deed must be considered when construing that deed. Miller, 140 Idaho at 216, 91 P.3d at 1120. References to monuments control over conflicting calls for courses and distances if the monument is of a permanent nature and established with reasonable certainty. Id. at 217, 91 P.3d at 1121. [A] monument is generally considered to be a permanent, visible and identifiable physical feature. Weaver, 134 Idaho at 697, 8 P.3d at 1240. In the instant case, the dispute over the triangle of land arises from a discrepancy between the calls for courses and distances in the Akers deed and the deed's references to the County road. The district court found Millsap Loop Road to be an identifiable monument whose location had not changed since the drafting of the deeds and correctly ruled that the references to the road in the deeds controlled over the conflicting calls for courses and distance, thereby eliminating any uncertainty regarding ownership. Consequently, the district court determined there was no hiatus in ownership of the triangle because it was properly conveyed by deed first to the Wilhelms and Turks, and later to the Akers. The district court's reasoning was sound, and this Court affirms the judgment quieting title over the disputed triangle area to the Akers.