Court Opinion

ID: 9392511
Source: CourtListenerOpinion
Date Created: 2023-05-05 07:09:43.59963+00
Date Added: 2024-06-11T17:18:46.196881
License: Public Domain

In The

                         Court of Appeals

             Ninth District of Texas at Beaumont

                          __________________

                         NO. 09-21-00264-CV
                          __________________

                  TODD EVAN FOGAL, Appellant

                                   V.

                 NEIL EDWARD FOGAL, Appellee

__________________________________________________________________

            On Appeal from the 136th District Court
                    Jefferson County, Texas
                    Trial Cause No. D-207,387
__________________________________________________________________

                               OPINION

     Complaining the trial court erred in finding that a lot in the City of

Beaumont (the Property) is jointly owned, 1 Todd Evan Fogal appeals

     1The  Property is more fully described as Lot Number Forty-three
(43) and the East one foot (E. 1’) of Lot Forty-two (42), in Block Number
One (1), of REGENCY PARK ADDITION to the City of Beaumont,
Jefferson County, Texas, according to the map or plat of record in Volume
10, Page 142, of the Map Records of Jefferson County, Texas; commonly
known as 7645 Wickersham Place, Beaumont, Jefferson County, Texas.
                                      1
from an order granting Neil Edward Fogal’s application to compel the

Property’s partition and sale. On appeal, Todd contends that he became

the sole owner of the property upon his mother’s death. Todd traces his

ownership of the Property to a 2014 conveyance from the Fogal Family

Trust, in which the trustee of the Trust conveyed the property to him and

to his mother as joint owners with “rights of survivorship.” But Todd’s

problem is that around four years later in 2018, his mother conveyed her

undivided interest in the Property to her other son, Neil. So, when

Marjorie died in 2021, she no longer owned an undivided interest in the

Property, leaving her sons to resolve the issue over the Property that led

to this dispute. The trial court resolved the dispute in Neil’s favor. On

appeal, Todd claims his survivorship rights in the Property were not

destroyed by his mother’s conveyance of her undivided interest in the

Property to Neil.

     Because we conclude the 2014 deed from the Trust did not restrict

Marjorie’s power to convey her undivided interest in the Property to Neil,

Todd and Neil became joint owners of the Property in 2018 when Marjorie

conveyed the property to Neil. Because we conclude the trial court

correctly ordered a partition of the Property, we will affirm.

                                    2
                              Background

     Marjorie Ann Fogal is Todd’s and Neil’s mother. As is relevant here,

in 2014 Marjorie was the trustee of the Fogal Family Trust. As the

trustee of the Trust, she signed a deed conveying the Property from the

Trust jointly to herself and Todd.

     In the trial court and on appeal, no one has challenged Marjorie’s

powers under the Trust to convey property from the Trust to herself or

her sons. 2 Todd also has not claimed that Marjorie didn’t have the mental

capacity required to execute the 2018 deed conveying her undivided

interest in the Property to Neil. Rather, the question they contest

concerns the legal effect of the language in the two deeds.

     On one hand, Todd contends the 2018 deed his mother signed

conveying the Property to Neil did not cut off his survivorship rights in

the Property, a survivorship right he acquired under his deed from the

Trust. According to Todd, his survivorship right matured when, in March

     2Generally, unless authorized by  the powers given to the trustee in
the instrument creating the trust, a trustee isn’t authorized to buy
property from the trust or sell property to a relative of the trustee. Tex.
Prop. Code Ann. §§ 113.001, 113.053(a). That said, the instrument that
created the Trust is not before us, and as already mentioned, no one
challenged Marjorie’s powers under the Trust.
                                    3
2021, Marjorie died and when that occurred the Property reverted to him.

On the other, Neil contends that he and Todd became tenants in common

in the Property when his mother conveyed her undivided interest in the

Property to him. Neil also argues that by conveying an undivided interest

out of a joint tenancy, a joint tenant destroys whatever benefit the

surviving joint tenant might have received under the survivorship clause

of a joint tenancy deed.

     Turning to the text of the 2014 deed, nothing in it prevented

Marjorie from conveying her undivided interest in the Property to

someone else. Instead, the granting clause provides that Marjorie (as

trustee of the Trust) grants the Property to Marjorie and Todd “as joint

owners with rights of survivorship . . . and not as tenants-in-common.”

Then in March 2018, Marjorie conveyed “All of Grantor’s undivided

interest in” the Property to Neil. Under the 2018 deed to Neil, Marjorie

reserved a life estate in the Property, but provided that “[u]pon the death

of Grantor, full record title shall vest in Grantee.” The 2018 deed

identifies Marjorie as the Grantor and Neil as the Grantee.

     After Marjorie’s death in 2021, Neil sued Todd and sought an order

partitioning the Property. He also asked the trial court to order the

                                    4
Property sold. 3 Todd answered the petition, filed a cross-action, and

asked for a declaratory judgment to “straighten out title” under the two

deeds. Todd alleged that “because he survived Marjorie Ann Fogal[,]” he

owns the property’s entire fee.

     After Todd answered, Neil moved for summary judgment. In his

motion, Neil argued that based on the deed his mother signed in 2018,

Todd’s joint tenancy with Marjorie ceased to exist. According to Neil’s

motion, the conveyance in 2018 made him a tenant in common in the

Property with Todd, which before 2018 had been jointly owned by Todd

and their mother. So Neil concluded that as a cotenant with Todd, he

(Neil) had an absolute right to a court order requiring the Property to be

partitioned and sold. Neil added the procedures to be followed in any

court-ordered sale are the procedures in Chapter 23A of the Property

Code, as the Property is Heirs’ property as that term is defined by section

23A.002(5) of the Property Code. 4

     3Id.  §§ 23A.001-.009 (the Uniform Partition of Heirs’ Property Act).
We didn’t mention the date Neil sued because the Plaintiff’s Original
Petition isn’t in the Clerk’s Record, and we can’t determine from what is
included in the appellate record when the suit was first filed.
      4Id. § 23A.002(5) (defining Heir’s property as “real property held in

tenancy in common that satisfies” the requirements listed in section
                                     5
      Besides his claims seeking affirmative relief as to the Property

itself, Neil moved for summary judgment on Todd’s crossclaim alleging

that he (Todd) acquired Marjorie’s undivided interest in the property

when she died and on Todd’s request for declaratory relief. Neil relied on

the same arguments—that the 2018 deed cut off Todd’s right of

survivorship claim—that he relied on to seek an order that the Property

be partitioned and sold. As for Todd’s Declaratory Judgments Act claim,

Neil argued the claim should be dismissed because: (1) the dispute was

already before the trial court when Todd filed his cross-action seeking

declaratory relief; and (2) declaratory judgment actions are not the

proper form of actions that resolve questions over who has title to land.

According to Neil, claims to resolve issues of title must be tried as actions

in trespass to try title.

      Neil attached the following evidence to his motion for summary

judgment: (1) a copy of Todd’s Answer and Cross-Action; (2) a copy of the

deed from the Trust, conveying the Property from the Trust to Marjorie

and Todd as joint owners with rights of survivorship; and (3) a copy of

23.002(5) and that apply upon filing the application that seeks the
partition).
                                6
the 2018 deed, conveying Marjorie’s undivided interest in the Property to

Neil.

        In Todd’s written response to Neil’s motion, Todd argued the 2018

deed conveyed “no ownership interest in the property involved in this

suit” to Neil. He asked the trial court to rule that in 2021 when Marjorie

died, Todd’s deed became void. According to Todd, “[b]ecause the interest

transferred to [Neil] was a defeasible interest making it subject to

[Marjorie’s] outliving [Neil],” Todd’s “title was lost when his mother

died.”5

        Following a hearing, the trial court granted Neil’s motion for

summary judgment. In its order, the trial court found that (1) Neil and

Todd each own an undivided 50% interest in the Property; (2) the

Property is “heirs” property as defined by Chapter 23A of the Property

Code; and (3) dismissed Todd’s Uniform Declaratory Judgments Act

claim.

        5Websters
                defines defeasible as “capable of being or liable to being
voided, annulled, or undone : subject to defeasance esp. by being cut off
through the exercise of a power or the happening of an event[.]”
WEBSTER’S THIRD NEW INTERNATIONAL DICTIONARY 590 (2002).

                                     7
     Nearly three weeks later, Todd filed a supplemental answer and

motion for new trial. In his supplemental answer, Todd alleged the

Property “was jointly owned property in which he has a valid interest and

further, is a homestead” that “cannot be partitioned by kind or by sale.”

In his motion for new trial, Todd argued that the 2018 deed to Neil “would

only come into effect in the event Marjorie Fogal outlived Todd Fogal.”

Todd concluded that as his homestead, the Property was not subject to

being partitioned by a court because Neil didn’t acquire an equal

ownership interest in the Property since the contingency Marjorie

created in the 2018 deed conveying the property to Neil—which Todd

argued was Marjorie’s outliving Neil—never occurred.

     The trial court allowed Todd’s motion for new trial to be overruled

by operation of law. 6 This appeal followed. On appeal, neither party

argues that either deed is ambiguous.

                          Standard of Review

     When “construing an unambiguous deed, we ascertain the intent of

the parties from the language of the deed.” 7 We determine what the

     6Tex.R. Civ. P. 329b(c), (e).
     7Jordan v. Parker, 659 S.W.3d 680, 684 (Tex. 2022).

                                   8
parties intended by examining the language in the “four corners” of the

deed. We also examine all the language in the deed without reference “to

matters of mere form, relative position of descriptions, technicalities, or

arbitrary rules.” 8 And we “presume that the parties to a deed intend

every clause to have some effect and in some measure to evidence their

agreement.” 9 “The construction of an unambiguous deed [] presents a

question of law that we review de novo.” 10

                                  Analysis

      Both Neil and Todd agree the two deeds at issue, both of which

were signed by Marjorie—one in 2014 in her capacity as a trustee of a

trust and the other in 2018 in her individual capacity as the owner of an

undivided interest in the Property—are unambiguous. However, they

differ over the legal effect of the deeds. Todd argues that under the 2014

deed, he and Marjorie owned the Property as joint tenants with a joint

right of survivorship. Because he had a joint survivorship right with his

mother, Todd claims, when Marjorie died his survivorship interest in her

     8Chi.   Title Ins. Co. v. Cochran Invs., Inc., 602 S.W.3d 895, 900 (Tex.
2020).
     9Id. (cleaned up).
     10Id.

                                      9
undivided interest matured, and he became (he claims) the sole owner of

the Property. As to the 2018 deed to Neil, Todd interprets that deed as a

deed he had the right to choose to elect to void when his mother died

because (he claims) the deed prejudiced his right to inherit the property

under the survivorship clause of his 2014 deed. 11

     In contrast, Neil argues that when Marjorie conveyed her undivided

interest to him in the 2018 deed, reserving a life estate for her benefit,

she destroyed the joint tenancy created by the 2014 deed and made Neil

and Todd tenants in common regarding their rights of ownership in the

Property. To be sure, Neil construes the deed from the Trust—the deed

on which Marjorie’s rights of ownership in the Property are found—as

having left Marjorie free to dispose of her undivided interest in the

Property as she saw fit. He notes that the language in the deed from the

Trust doesn’t restrict Marjorie from disposing of the Property. And Neil

points out that no language in the 2018 deed shows Marjorie intended to

delay the vesting of his ownership of the Property to a date after the date

she delivered the deed to him.

     11In 2018 when Marjorie conveyed her undivided interest in the
Property to Neil, she was around 88 years old.
                                  10
     As to the 2018 deed, the plain language of the deed shows that

Marjorie conveyed her undivided interest in the Property to Neil. These

three considerations lead us to that conclusion.

     First, Marjorie acquired her undivided interest in the Property

under a General Warranty Deed from the Trust. The Trust as the

Grantee under the 2014 deed “Granted, Sold, and Conveyed” the

Property to Marjorie and Todd “as joint owners with rights of

survivorship[.]” To be fair, the conveyance contains rather standard

language stating the deed is subject to “existing encumbrances,

conditions and restrictions . . . as now reflected by the records of the

County Clerk of Jefferson County, Texas.” Even so, in the trial court,

Todd never argued, claimed, or presented any evidence showing that he

and Marjorie acquired anything but a fee simple interest in the Property

under the deed from the Trust. Stated another way, there is no evidence

in the record of any encumbrances, conditions, or restrictions as of the

date that Marjorie, as the trustee for the Trust, executed the deed. Thus,

                                   11
when the Trust delivered the deed, Marjorie and Todd became joint

tenants in the Property with rights of survivorship. 12

     Second, none of the language in the deed from the Trust restricted

Marjorie’s right to dispose of her undivided interest in the Property.

Under Texas law, “an estate in land that is conveyed or devised is a fee

simple unless the estate is limited by express words or unless a lesser

estate is conveyed or devised by construction or operation of law.” 13 And

while the 2014 deed created survivorship rights in the Property for both

Marjorie and Todd, both of their survivorship rights were contingent and

uncertain for each since whether Todd or Marjorie would inherit the

other’s interest under the 2014 deed depended (among other things) on

whether the other grantee was the first to die. More to the point, because

     12Rogers  v. Rogers, 15 S.W.2d 1037, 1039 (Tex. 1929) (“When an
instrument conforms to the requirements of [the general statutory
provision that applied to requirements for deeds at that time], and
purports an executed conveyance of land, the delivery of such instrument
has effect, as between the parties, to vest title in the grantee in all
respects.”). See also Tex. Est. Code Ann. § 111.001 (“Notwithstanding
Section 101.002, two or more persons who hold an interest in property
jointly may agree in writing that the interest of a joint owner who dies
survives to the surviving joint owner or owners.”); Tex. Prop. Code Ann.
§ 5.021 (“A conveyance of an estate . . . in land [ ], must be in writing and
must be subscribed and delivered by the conveyor or by the conveyor’s
agent authorized in writing.”).
      13Tex. Prop. Code Ann. § 5.001(a).

                                   12
both Marjorie and Todd owned their interest in the Property with no

restriction prohibiting the other from selling or alienating their interest

in the Property, the rights of survivorship depended on both parties

owning their interest in the Property until the other died.

      Third, Texas looks to the English common law when it “is not

inconsistent with the constitution or laws of this state.” 14 Under English

common law, the sale of one joint tenant’s interest in a property held by

joint tenants cuts off the survivorship rights that the surviving joint

tenant would have otherwise enjoyed had the property not been sold.

     At English common law, creating and continuing a joint tenancy

requires four coexisting unities – “the unity of interest, the unity of title,

the unity of time, and the unity of possession.” 15 Under the common law,

when a party disposed of their interest in property held in a joint tenancy,

disposal by one of the joint tenants destroyed the unity of title, which

      14Tex. Civ. Prac. & Rem. Code Ann. § 5.001 (West & West Supp.
2022). Even though the legislature amended section 5.001 after Marjorie
signed the deeds, the changes that it made to section 5.001 are not
relevant to Todd’s appeal.
      152  W. BLACKSTONE, COMMENTARIES, *183 (available at
) (last checked
4/14/23).
                                   13
destroyed the joint tenancy. 16 As to the effect of a conveyance on the

requirements of unity, Blackstone in his COMMENTARIES ON THE LAWS OF

ENGLAND stated:

     The jointure may be destroyed, by destroying the unity of title.
     As if one joint-tenant alien[at]es and conveys his estate to a
     third person: here the joint-tenancy is severed, and turned
     into tenancy in common; for the grantee and the remaining
     joint-tenant hold by different titles (one derived from the
     original, the other from the subsequent grantor)[.] 17

A short time later, Blackstone explained what happens to the

survivorship rights that would have otherwise existed had the joint

tenancy continued and the required coexisting unities not been

destroyed. As Blackstone put it: “And, whenever or by whatever means

the jointure ceases or is severed, the right of survivorship or jus

accrescendi the same instant ceases with it.” 18

     To the extent the law in Texas on joint tenancies is developed, our

law is not inconsistent with the English common law. Turning first to the

caselaw, Todd acknowledges the one case that he located examining the

     16Id.   at *185.
     17Id.
     18Id.  at *186. The Latin term jus accrescendi means “[t]he right of
the survivor or survivors of two or more joint tenants to the tenancy or
estate, upon the death of one or more of the joint tenants.”
https://dictionary.thelaw.com/jus-accrescendi/ (last checked 4/14/23).
                                   14
issue held “that a conveyance to a stranger destroyed the joint tenancy

and the right of survivorship making the property eligible for partition.”19

As to Texas statutes, the area that is the most developed and litigated on

joint tenancies involves bank accounts. Typically, the dispute involves

whether an agreement creating the account made it jointly owned and

subjected the money remaining in the account to the surviving account

holder’s survivorship claim. In one such dispute, Stauffer v. Henderson,

801 S.W.2d 858 (Tex. 1990), the Texas Supreme Court discussed the

general development of joint tenancies in Texas and how the law in Texas

as to joint tenancies has evolved since 1848. 20

     Under the banking statute and the language governing the

agreement that applied to the account at issue in Stauffer, the Stauffer

Court noted: “On the death of one party to a joint account, all sums in

     19Hoover v.  El Paso Nat’l Bank, 498 S.W.2d 276, 278 (Tex. App.—El
Paso 1973, writ ref’d n.r.e.) (“The act of the joint tenant in conveying her
interest in the property to a stranger operated to sever that interest form
the joint tenancy. The result was that share which was conveyed then
was discharged from the incident of joint tenancy, and passed to the
grantee to be held by him as a tenant in common.”)
      20Stauffer v. Henderson, 801 S.W.2d 858, 860 (Tex. 1990) (pointing

out that under the statutory scheme in 1848, the joint tenant’s share on
the joint tenant’s death didn’t survive to the other joint tenant, and
instead descended to and vested in the joint tenant’s heirs).
                                     15
the account on the date of the death vest in and belong to the surviving

party as his or her separate property and estate.” 21 Even though the

provision we have quoted has since been moved from the Probate Code to

the Estates Code, the language of the survivorship provision relied on in

Stauffer has not changed. 22 All the same, when a bank account is jointly

owned, the statute vests only the money on deposit in the account in the

joint-account holder that survives. 23 So there must be money on deposit

in the jointly owned account when the decedent dies before the surviving

joint-account holder benefits from the survivorship right of a jointly

owned bank account. And by statute, the existence of a right of

survivorship to a jointly owned bank account does “not affect the

withdrawal power of those persons under the terms of an account

contract.” 24

      The following considerations persuade us that Marjorie’s decision

to deed her undivided joint interest in the Property to Neil cut off the

      21Id. at 863 (citing Tex. Prob. Code Ann. § 439(a), which was
repealed and replaced with Tex. Est. Code Ann. § 113.151(b)).
     22Compare Act of May 17, 1979, 66th Leg., R.S., ch. 713, § 439(a),

1979 Tex. Gen. Laws 1758, with current version at Tex. Est. Code Ann. §
113.151(b).
     23Id. (emphasis added).
     24Tex. Est. Code Ann. § 113.101(2).

                                  16
expectancy interest that Todd might have otherwise realized had

Marjorie continued to own the property in joint tenancy with Todd until

her death.

     First, Todd doesn’t dispute that Marjorie conveyed the Property to

Todd in 2018; instead, he argues that when Marjorie died in 2021, her

undivided interest in the Property reverted to him based on the

survivorship rights he claims to the Property under his 2014 deed. To be

sure, Todd’s construction of his survivorship claim seeks to preserve his

claim, but his argument that his right survived the conveyance of the

Property to Neil conflicts with the English common law requirement that

unity of title must continue throughout the joint tenancy. And as the 2014

deed from the Trust conveying the property to Marjorie and Todd didn’t

restrict Marjorie or Todd from disposing of their interests, by conveying

her interest in the Property to Neil in the 2018 deed, Marjorie destroyed

the unity of title needed to maintain the Property in a joint tenancy with

Todd. Todd fails to explain how Marjorie on the one hand could convey

title to the Property to another but on the other hand maintain the unity

of title with Todd, her joint tenant but nonetheless maintain the unity of

title required to preserve the joint tenancy.

                                    17
     We conclude that Texas law on the issue of the survivorship rights

of a former joint tenant in the interest of a share previously held by a

member of the joint tenancy who disposed of their share is not

inconsistent with the rule applicable at English common law.

Consequently, because the 2014 deed did not restrict Marjorie from

conveying her interest to Neil, her conveyance of her interest in the joint

tenancy cut of Todd’s right to claim he acquired his mother’s undivided

interest in the Property at her death. We overrule Todd’s first issue.

                          Todd’s Homestead Claim

     After the trial court granted Neil’s motion for summary judgment,

Todd filed a motion for new trial and claimed the Property as his

homestead. As his homestead, Todd alleged, the Property is not subject

to being partitioned or sold. As an avoidance or affirmative defense,

however, Todd had to raise this claim in his answer or in his response to

Neil’s motion for summary judgment. 25

     On appeal, we cannot consider an issue on appeal as a ground for

reversing a trial court’s ruling on a motion for summary judgment when

the issue was not presented to the trial court in a timely filed motion or

     25Tex.   R. Civ. P. 94.
                                    18
response. 26 Todd’s motion for new trial was not timely, as the rules of

procedure require a response and supporting affidavits to be filed at least

twenty-one days before the hearing on motions for summary judgment.27

Finally, Todd has not argued the trial court erred in denying his motion

for new trial.

     Because Todd didn’t preserve his second issue for appellate review,

it is overruled.

                               Conclusion

     For the reasons explained above, the trial court’s judgment is

     AFFIRMED.

                                              _________________________
                                                   HOLLIS HORTON
                                                        Justice

Submitted on October 14, 2022
Opinion Delivered May 4, 2023

Before Horton, Johnson and Wright, JJ.

     26Id. 166a(c); ExxonMobil Corp. v. Lazy R Ranch, LP, 511 S.W.3d
538, 545 (Tex. 2017).
      27Tex. R. Civ. P. 166a(c).

                                 19