Opinion ID: 2510432
Heading Depth: 2
Heading Rank: 1

Heading: The Language of the Quitclaim Deed

Text: Luce argues the language of the quitclaim deed required Marble to take the land subject to a visual inspection of its condition and that inspection should have revealed the fences and other improvements on Parcel A, so Marble cannot now argue that his interest is superior to hers via the quitclaim deed. The railroad conveyed the Marble property by quitclaim deed, which includes the following language: ALSO, Grantee has been allowed to make a complete visual inspection of the property and has knowledge as to the past use of the property. Based upon this inspection and knowledge, Grantee is aware of the condition of the property and GRANTEE SPECIFICALLY ACKNOWLEDGES THAT GRANTEE IS PURCHASING THE PROPERTY IN AN AS-IS WITH ALL FAULTS BASIS AND THAT GRANTEE IS NOT RELYING ON ANY REPRESENTATION OR WARRANTIES OF ANY KIND WHATSOEVER FROM GRANTOR AS TO ANY MATTERS CONCERNING THE PROPERTY, including the physical condition of the property and any defects thereof, the presence of any hazardous substances, waste or contaminants in, on or under the property, the condition or existence of any of the above ground or underground structures or improvements in of or under the property, the condition of title to the property, and the leases, easements or other agreements affecting the property. (Emphasis as in original). Luce cannot rely on this language to prevent Marble from challenging her claim to Parcel A. A grantor can convey nothing more than he or she owns, and ordinarily a grantee acquires nothing more than the grantor owns and can convey. See Gardner v. Fliegel, 92 Idaho 767, 770, 450 P.2d 990, 993 (1969). A quitclaim deed conveys whatever interest the grantors possess at the time of the conveyance. Scogings v. Andreason, 91 Idaho 176, 180, 418 P.2d 273, 277 (1966). This includes legal title. Bliss v. Bliss, 127 Idaho 170, 174, 898 P.2d 1081, 1085 (1995); see also Dunham v. Dunham, 128 Idaho 55, 58, 910 P.2d 169, 172 (Ct.App.1994) ([a] quitclaim deed is .... intended to pass any title, interest, or claim which the grantor may have in the premises.). Idaho law presumes that the holder of title to property is the legal owner of that property. Hettinga v. Sybrandy, 126 Idaho 467, 469, 886 P.2d 772, 774 (1994); Russ Ballard & Family Achievement Inst. v. Lava Hot Springs Resort, Inc., 97 Idaho 572, 579, 548 P.2d 72, 79 (1976). [O]ne who would claim the ownership of property of which the legal title stands or record in another ... must establish such claim by evidence that is clear, satisfactory and convincing. Russ Ballard & Family Achievement Inst., 97 Idaho at 579, 548 P.2d at 79. Under these principles, since Marble holds record title to Parcel A Idaho law presumes that he is the legal owner of Parcel A. See Hettinga, 126 Idaho at 469, 886 P.2d at 774. Luce may not rely on the language of the quitclaim deed to overcome this presumption; she may overcome this presumption only by establishing her claimed right to Parcel A through clear and convincing evidence. See Russ Ballard & Family Achievement Inst., 97 Idaho at 579, 548 P.2d at 79. Therefore, each doctrine under which Luce claims an interest in Parcel A will be discussed in turn below.