Opinion ID: 1271967
Heading Depth: 3
Heading Rank: 2

Heading: Use of Extrinsic Evidence to Determine The Scope of the Conveyance

Text: We must next determine whether the superior court erred in relying on extrinsic evidence in concluding that the deeds conveyed a one-third fee interest in both the named buildings and the surrounding land (i.e., the northern parcel of U.S. Survey 1432) which was necessary to the beneficial use of those buildings in the partnership business. As shown above, the superior court was justified in concluding that the documents were in fact deeds. The superior court was also justified, under the authority of Shilts v. Young, 567 P.2d 769 (Alaska 1977), in utilizing extrinsic evidence to determine the scope of the conveyance. In Shilts, we established that where a deed is vague or ambiguous, resort may be had to extrinsic evidence to construe the deed: A valid deed must designate the land intended to be conveyed with reasonable certainty. However, `. .. [t]he purpose of a deed description is not to identify the land, but to furnish the means of identification.' Thus, a description is sufficient if it contains information permitting identification of the property to the exclusion of all others. Older cases suggest that where the terms of the grant or deed leave the identity of the real property completely uncertain, the deed is void. The general rule, however, is that where possible, deeds will be made operative and the intentions of the parties given effect. A deed is not void for uncertainty of description if the quantity, identity or boundaries of the property can be determined by reference to extrinsic evidence. Such evidence may include parol and subsequent conduct of the parties as well as other documents. There appear to be few restrictions on the use of extrinsic evidence in ambiguous or uncertain deed cases, although at least one court has cautioned that `there must be sufficient information in the property description to base title substantially on written evidence and not principally on parol evidence.' (footnotes omitted). Id., at 773-74. In Shilts, the deed conveyed six blocks of land within a certain survey. The deed specified numbered blocks, identified as to location by reference to named streets and more particularly described on Survey No. 691... . Id., at 771. The named survey was never located, and no evidence at trial showed the existence or location of any of the named streets. Id. Nevertheless, we upheld the use of extrinsic evidence to identify the land conveyed so as to uphold the deed's validity. Id. In the case at bar, the trial court was able to identify the property allegedly conveyed. Relying on testimonial evidence, the court concluded that the northern portion of U.S. Survey 1432 was used in connection with the buildings conveyed, and that the parties intended the conveyance of fractional interests in the buildings to carry with it title to the surrounding land. This is supported by the trial court's finding that Charles Brower intended to leave each child a remainder interest in that portion of the survey not necessary to the partnership's operations. Since the scope of the conveyance is a question of fact, [20] the superior court's conclusion that two-thirds of Charles Brower's interest in the northern portion of U.S. Survey 1432 (excepting the residence) was conveyed in fee by the 1943 deeds must stand unless clearly erroneous. Alaska R.Civ.P. 52(a). The court's findings are supported by uncontradicted evidence and, therefore, we affirm its determination of the parties' interests in U.S. Survey 1432.