Opinion ID: 1179044
Heading Depth: 1
Heading Rank: 1

Heading: C. sec. 7-709, relating to eminent domain proceedings, provides:

Text: All persons in occupation of, or having or claiming an interest in, any of the property described in the complaint, or in the damages for the taking thereof, though not named, may appear, plead and defend, each in respect to his own property or interest, or that claimed by him, in like manner as if named in the complaint. Our general statute relating to lis pendens is I.C. sec. 5-505: In an action affecting the title or the right of possession of real property, the plaintiff at the time of filing the complaint, and the defendant at the time of filing his answer, when affirmative relief is claimed in such answer, or at any time afterward, may file for record with the recorder of the county in which the property or some part thereof is situated, a notice of the pendency of the action, containing the names of the parties, the object of the action or defense, and a description of the property in that county affected thereby. From the time of filing such notice for record only shall a purchaser or incumbrancer of the property affected thereby be deemed to have constructive notice of the pendency of the action, and only of its pendency against parties designated by their real names. Taking as true the affidavit of appellant E. M. Hayes, Jr.,  which affidavit is not controverted  it appears appellants acquired some interest in the property July 7, 1959, prior to the commencement of this action. Hayes described the transaction as a definite sale and purchase followed by taking of possession. It does not appear from the record how the sale and purchase was evidenced, whether by agreement or by deed. It likewise appears from the affidavit the plaintiffs, at the time of bringing the action, had actual knowledge Hayes or his father was negotiating for, had an interest in, or had purchased the property. The affidavit further represents that a representative of the plaintiffs offered $6,000 for the purchase of a right of way. A case closely parallel is Jennings v. Kiernan, 35 Or. 349, 55 P. 443, 446, rehearing denied 35 Or. 349, 56 P. 72. The United States government sought to withdraw from entry or sale lands which had been patented to a railroad company. It failed to join as a party defendant one who had covenanted to buy the property. The Oregon court held if the plaintiff had knowledge of the agreement for sale, it must join the grantee as a defendant rather than relying on the notice given by lis pendens. That court said:    where the antecedently acquired equity is of such a nature or character, or has been acquired in such a manner that the plaintiff is charged with notice or knowledge of it, he must make the holder thereof a party; and, if he omits to do so, it will be at his peril.    To the same effect, see Eldridge v. Stenger, 19 Wash. 697, 54 P. 541; Chaudoin v. Claypool, 174 Wash. 608, 25 P.2d 1036. The effect of the order was to make the appellants parties to the action without affording them an opportunity to be heard; such procedure constituted a violation of due process.    `Due process of law,' as used in section 13, art. 1, of the constitution of this state, and also in the Constitution of the United States, when applied to judicial proceedings, means that every litigant shall have the right to have his cause tried and determined under the rules of procedure, the same as are applied to other similar cases   . Eagleson v. Rubin, 16 Idaho 92, 100 P. 765, 768. Plaintiffs having had actual knowledge of appellants' interest, it was incumbent on them to join appellants as parties defendant, so that the latter might present their case to the trial court. Plaintiffs having failed to do so, it was an abuse of discretion for the trial court to refuse to set aside appellants' default, reopen the case and permit appellants to submit proof, including presentation of evidence as to severance damages. The order of the trial court is reversed and the cause is remanded for proceedings consistent herewith. Costs to appellants. SMITH, C. J., and TAYLOR, KNUDSON, and McFADDEN, JJ., concur.