Court Opinion

ID: 9919152
Source: CourtListenerOpinion
Date Created: 2024-01-17 16:11:46.231222+00
Date Added: 2024-06-11T08:05:52.468512
License: Public Domain

THE STATE OF SOUTH CAROLINA
                         In The Court of Appeals

            Susan Brooks Knott Floyd, Respondent,

            v.

            Elizabeth Pope Knott Dross, Appellant.

            Appellate Case No. 2020-001354

                          Appeal from Berkeley County
                     Roger M. Young, Sr., Circuit Court Judge

                                Opinion No. 6044
                 Heard September 13, 2023 – Filed January 17, 2024

                         REVERSED AND REMANDED

            John William Fletcher, of Barnwell Whaley Patterson &
            Helms, LLC, and Joshua Steven Whitley, of Smyth
            Whitley, LLC, both of Charleston, and Todd Maurice
            Hess, of Wesley Chapel, North Carolina, for Appellant.

            George Trenholm Walker and Charles P. Summerall, IV,
            both of Walker Gressette & Linton, LLC, of Charleston,
            for Respondent.

GEATHERS, J.: In this declaratory judgment action, Appellant Elizabeth Pope
Knott Dross (Betsy) seeks review of the circuit court's order granting partial
summary judgment to Respondent Susan Brooks Knott Floyd (Susan). Betsy argues
the circuit court erred by concluding that Susan had an express easement over the
roads on Betsy's property in order to access Susan's property. We reverse the circuit
court's order and remand for further proceedings in this case.

                       FACTS/PROCEDURAL HISTORY

      In 2004, Benjamin Franklin Knott (Father) executed a will granting each of
his daughters, Susan and Betsy, approximately one-half of a 371-acre tract of land
(the Unified Tract) near Huger in Berkeley County (Susan's Parcel and Betsy's
Parcel). The Unified Tract was subject to a conservation easement (the Conservation
Easement) that Father had previously given to Wetlands America Trust, Inc., a
non-profit organization affiliated with Ducks Unlimited, Inc. and dedicated to the
conservation of natural areas.1

1
  The South Carolina Conservation Easement Act of 1991 allows property owners
to create a conservation easement in the same manner as other easements. S.C. Code
Ann. § 27-8-30(A) (2007). A conservation easement is defined as "a nonpossessory
interest of a holder in real property imposing limitations or affirmative obligations"
for any of the following purposes:

             (a) retaining or protecting natural, scenic, or open-space
             aspects of real property;

             (b) ensuring the availability of real property for
             agricultural, forest, recreational, educational, or
             open-space use;

             (c) protecting natural resources;

             (d) maintaining or enhancing air or water quality;

             (e) preserving the historical, architectural, archaeological,
             or cultural aspects of real property.

S.C. Code Ann. § 27-8-20(1) (2007). Section 27-8-20(2) defines a "holder" as

             (a) a governmental body empowered to hold an interest in
             real property under the laws of this State or the United
             States; or
       The only direct road frontage for the Unified Tract was Cainhoy Road, west
of, and adjacent to, the area that would become Betsy's Parcel upon Father's death.
There was also indirect access to the Unified Tract from Charity Church Road, east
of the Unified Tract, through a parcel adjacent to the Unified Tract that Susan already
owned at the time Father executed his will in 2004 (the Access Parcel).

       Conveniently, the Access Parcel was adjacent to the half of the Unified Tract
that would become Susan's Parcel upon Father's death. The Access Parcel fronted
Charity Church Road and provided vehicular access to the Unified Tract. 2 Father
had conveyed the Access Parcel to Susan in 1996, but Susan sold almost all of this
property in 2007 to WH Land Company, LLC for $4,000,000; Susan retained ten
acres bordering the part of the Unified Tract that would later become Susan's Parcel.
Although this resulted in Susan's Parcel and the adjacent ten acres becoming
landlocked,3 Susan retained an easement over the part of the Access Parcel that she
sold.

       Father died on November 18, 2009, and Susan and Betsy received deeds of
distribution to their respective parcels on January 11, 2011. Subsequently, in 2015,
Susan agreed to terminate her easement over the Access Parcel in favor of its
owner—WH Land Company, LLC. Approximately three years later, Susan asked
Betsy if she could use Betsy's Parcel to access Susan's Parcel. According to Susan,
Betsy rejected Susan's request. Susan has also claimed that she

             (b) a charitable, not-for-profit or educational corporation,
             association, or trust the purposes or powers of which
             include one or more of the purposes listed in subsection
             (1).

S.C. Code Ann. § 27-8-20(2) (2007). In the present case, Father executed the
Conservation Easement in 1998. The Conservation Easement refers to the Unified
Tract as the "Protected Property."
2
  Susan admitted that she had vehicular access to the Unified Tract through the
Access Parcel, but she qualified her admission by stating that the access was not
available when hazardous road conditions occurred.
3
  Property is landlocked when it is "[s]urrounded by land, with no way to get in or
out except by crossing the land of another." Landlocked, Black's Law Dictionary
(11th ed. 2019).
            requested access from Betsy to reach [Susan's] Parcel to
            undertake activities in furtherance of the Conservation
            Easement purposes, including: (1) to preserve and protect
            the "Whiskey Still Dam" from erosion in order to maintain
            a large Cypress Pond[,] which is one of the "conservation
            values" on [Susan's] Parcel identified in the Baseline
            Report;[4] and (2) to harvest some timber on [Susan's]
            Parcel.

According to Betsy,

            The road system on Betsy's Parcel is fragile. Part of it is
            built on a water embankment. When heavy rains are
            present in the area [or] when property owners upstream of
            Betsy's Parcel release water from their land, part of the
            road system on Betsy's Parcel washes over with water and
            becomes impassable. [Betsy and her] husband have
            invested considerable time, effort, and money maintaining
            these roads so that they are passable under fair-weather
            conditions. If [they] had not, part of the road system
            would have completely washed away.

      On September 20, 2019, Susan filed the present action. In her amended
complaint, Susan sought a judgment declaring, inter alia, that (1) she had "an
appurtenant easement and right to use Duck Pond Road crossing over Betsy's
[P]arcel for all activities permitted under the Conservation Easement" and (2) Betsy
was required to "provide Susan at all times with the key or code to Betsy's locked
gate." Susan claimed that she had an express easement over Betsy's Parcel
purportedly created by the language in section 4 of the Conservation Easement,
which states, in pertinent part:

4
  The "Baseline Report" referenced by Susan is actually entitled the "Baseline
Documentation Report" (the Report). The Report documents "the specific
conservation values of the Protected Property on the date of" the Conservation
Easement's execution. The Report was represented by the parties to the
Conservation Easement to provide "an accurate representation of the Protected
Property and the condition of the same as of the" Conservation Easement's execution
date. The Conservation Easement also provided that the Report was "intended to
serve as an objective informational baseline for monitoring compliance with the
terms of" the Conservation Easement.
                             RESERVED RIGHTS

                  Notwithstanding any provision to the contrary
            contained in this Easement, the Grantor reserves for
            himself, his heirs, successors and assigns the "Reserved
            Rights" set forth in this Section.

            4. The exercise of all Reserved Rights will be in full
            accordance with all applicable local, state and federal laws
            and regulations, as well as in accordance with the intent
            and Purpose of this Easement. Grantor hereby agrees to
            give written notice to the Grantee prior to constructing any
            new buildings or extracting any minerals pursuant to the
            Reserved Rights contained herein.

            ....

                   4.3 Roads. The right to maintain and replace
            existing roads at the same location with roads of like size
            and composition. The right to construct new roads to the
            New Structures using permeable materials (e.g.[,] sand,
            gravel, crushed stone). Grantor shall use existing roads
            whenever possible for access to the New Structures. The
            right to widen existing roads for utility rights-of-way. The
            right to use roads for all activities permitted under this
            Easement. Maintenance of roads shall be limited to
            normal practices for non-paved roads, such as the removal
            of dead vegetation, scraping and crowning, necessary
            pruning or removal of hazardous trees and plants,
            application of permeable materials necessary to correct
            erosion, placement of culverts, water control structures,
            and bridges, and maintenance of roadside ditches.

(emphases added).

       Susan's amended complaint also asserted claims for "Reformation of Deeds
of Distribution," "Easement Implied By Prior Use," "Easement By Necessity," and
an injunction preventing Betsy from locking out Susan "or otherwise impeding her
right to use that portion of Duck Pond Road crossing over Betsy's Parcel to access
Susan's Parcel for all activities permitted under the Conservation Easement."

       Betsy filed an answer and counterclaim, seeking a judgment declaring that
Susan had "no easement of any kind over Betsy's Parcel and [did] not otherwise have
any rights regarding Betsy's Parcel." Subsequently, Susan filed a motion for partial
summary judgment as to her express easement claim and Betsy's counterclaim.
After conducting a hearing on the motion, the circuit court granted partial summary
judgment to Susan, concluding,

             Pursuant to the unambiguous terms of the governing
             Conservation Easement, including the expressly reserved
             rights in Section 4.3 thereof, Susan, as owner of
             approximately half of the Conservation Easement
             Property, has the right to use the roads crossing over
             Betsy's Parcel to access Susan's Parcel for all activities
             permitted under the Conservation Easement[.]

Specifically, the circuit court ordered, "[T]his partial summary judgment is granted
pursuant to the First Cause of Action for Declaratory Judgment in Susan's Amended
Complaint, and the [c]ourt hereby denies Betsy's Counterclaim to the extent it
requests a Declaratory Judgment that Susan has no right to use the roads crossing
over Betsy's Parcel." The circuit court later denied Betsy's Rule 59(e), SCRCP,
motion. This appeal followed.

                              ISSUES ON APPEAL

      I.     Did the circuit court err by concluding that the Conservation Easement's
             disputed language was unambiguous?

      II.    Did the circuit court err by concluding that the Conservation Easement's
             language expressly created a right for Susan to use the roads on Betsy's
             Parcel to access Susan's Parcel?

      III.   Did the circuit court err by granting partial summary judgment to Susan
             when there was evidence that Susan's conduct was not equitable?

      IV.    Does the circuit court's construction of the Conservation Easement
             produce an unreasonable result?
      V.     Does the Conservation Easement Act preclude Susan's claims?

                             STANDARD OF REVIEW

       This court reviews the grant of a summary judgment motion under the same
standard applied by the circuit court pursuant to Rule 56(c), SCRCP. Jackson v.
Bermuda Sands, Inc., 383 S.C. 11, 14 n.2, 677 S.E.2d 612, 614 n.2 (Ct. App. 2009).
Summary judgment must be granted when "the pleadings, depositions, answers to
interrogatories, and admissions on file, together with the affidavits, if any, show that
there is no genuine issue as to any material fact and that the moving party is entitled
to a judgment as a matter of law." Rule 56(c), SCRCP. "In determining whether
any triable issues of fact exist, the evidence and all reasonable inferences therefrom
must be viewed in the light most favorable to the non-moving party." Osborne v.
Adams, 346 S.C. 4, 7, 550 S.E.2d 319, 321 (2001).

      Likewise, "[o]n appeal from an order granting summary judgment, the
appellate court will review all ambiguities, conclusions, and inferences arising in
and from the evidence in a light most favorable to the non-moving party below." Id.
Further, "[w]hen a circuit court grants summary judgment on a question of law, this
[c]ourt will review the ruling de novo." Wright v. PRG Real Est. Mgmt., Inc., 426
S.C. 202, 212, 826 S.E.2d 285, 290 (2019).

                                  LAW/ANALYSIS

      Betsy's issues I, II, and IV all assign error to the circuit court's interpretation
of section 4 of the Conservation Easement. Accordingly, we will combine these
issues for purposes of our analysis. For the reasons that follow, we agree with
Betsy's argument that the language in section 4 did not create a right for Susan to
access Susan's Parcel via the roads on Betsy's Parcel.

      "An easement is a right to use the land of another for a specific purpose."
Snow v. Smith, 416 S.C. 72, 84, 784 S.E.2d 242, 248 (Ct. App. 2016). "An easement
may be established by express grant or by express reservation in a deed or other
instrument." 12 S.C. Juris. Easements § 6 (citing Sandy Island Corp. v. Ragsdale,
246 S.C. 414, 419, 143 S.E. 2d 803, 806 (1965)); see also Windham v. Riddle, 381
S.C. 192, 201, 672 S.E.2d 578, 582 (2009) ("An easement may be created by
reservation in a deed.").

      "A grant of an easement is to be construed in accordance with the rules applied
to deeds and other written instruments." Binkley v. Rabon Creek Watershed
Conservation Dist. of Fountain Inn, 348 S.C. 58, 71, 558 S.E.2d 902, 909 (Ct. App.
2001) (quoting 28A C.J.S. Easements § 57 at 235 (1996)). Further, deeds may be
construed using the rules of contract interpretation. See S.C. Dep't of Nat. Res. v.
Town of McClellanville, 345 S.C. 617, 623, 550 S.E.2d 299, 302–03 (2001)
(applying the rules of contract construction to a restrictive covenant in a deed).

             Common sense and good faith are the leading touchstones
             of the construction of a contract[,] and contracts are to be
             so construed as to avoid an absurd result. Where one
             construction would make a contract unusual or
             extraordinary and another, equally consistent, would make
             the contract reasonable, fair[,] and just, the latter
             construction will prevail.

McCune v. Myrtle Beach Indoor Shooting Range, Inc., 364 S.C. 242, 248, 612
S.E.2d 462, 465 (Ct. App. 2005) (quoting Georgetown Mfg. & Warehouse Co. v.
S.C. Dep't of Agric., 301 S.C. 514, 518, 392 S.E.2d 801, 804 (Ct. App. 1990)).

       Further, "[w]hen a deed is unambiguous, any attempt to determine the
grantor's intent when reserving the easement must be limited to the deed itself, and
using extrinsic evidence to contradict the plain language of the deed is improper."
Snow, 416 S.C. at 85, 784 S.E.2d at 248. "The determination of the grantor's intent
when reviewing a clear and unambiguous deed is . . . a question of law for the court."
Id. (quoting Proctor v. Steedley, 398 S.C. 561, 573, 730 S.E.2d 357, 363 (Ct. App.
2012)). "[T]his court must construe unambiguous language in the grant of an
easement according to the terms the parties have used." Id. (alteration in original)
(quoting Plott v. Justin Enters., 374 S.C. 504, 513–14, 649 S.E.2d 92, 96 (Ct. App.
2007)). "In determining the grantor's intent, the deed must be construed as a whole
and effect given to every part if it can be done consistently with the law. The
intention of the grantor must be found within the four corners of the deed." Proctor,
398 S.C. at 573, 730 S.E.2d at 363 (quoting Windham, 381 S.C. at 201, 672 S.E.2d
at 582–83).

       "As a general rule, to constitute a grant of an easement, any words clearly
showing the intention to grant an easement are sufficient." Ten Woodruff Oaks, LLC
v. Point Dev., LLC, 385 S.C. 174, 180, 683 S.E.2d 510, 513 (Ct. App. 2009) (quoting
25 Am. Jur. 2d Easements and Licenses § 15 at 512 (2004)). "Whether a grant in a
written instrument creates an easement and the type of easement created are to be
determined by ascertaining the intention of the parties as gathered from the language
of the instrument; the grant should be construed so as to carry out that intention."
Id. at 181, 683 S.E.2d at 513 (quoting Smith v. Comm'rs of Pub. Works of City of
Charleston, 312 S.C. 460, 466, 441 S.E.2d 331, 335 (Ct. App. 1994)). "If the
language is uncertain or ambiguous in any respect, all the surrounding
circumstances, including the construction [that] the parties have placed on the
language, may be considered by the court, to the end that the intention of the parties
may be ascertained and given effect." Id. (quoting 25 Am. Jur. 2d Easements § 18
at 516 (2004)). "Whether the language of a contract is ambiguous is a question of
law to be determined by the court from the terms of the contract as a whole. In
making this determination, the court must examine the entire contract and not merely
whether certain phrases taken in isolation could be interpreted in more than one
way." State Accident Fund v. S.C. Second Inj. Fund, 388 S.C. 67, 75, 693 S.E.2d
441, 445 (Ct. App. 2010) (per curiam) (citation omitted)).

       As we previously stated, section 4 of the Conservation Easement provides, in
pertinent part:

                              RESERVED RIGHTS

                   Notwithstanding any provision to the contrary
             contained in this Easement, the Grantor reserves for
             himself, his heirs, successors and assigns the "Reserved
             Rights" set forth in this Section.

             4. The exercise of all Reserved Rights will be in full
             accordance with all applicable local, state and federal laws
             and regulations, as well as in accordance with the intent
             and Purpose of this Easement. Grantor hereby agrees to
             give written notice to the Grantee prior to constructing any
             new buildings or extracting any minerals pursuant to the
             Reserved Rights contained herein.

             ....

                    4.3 Roads. The right to maintain and replace
             existing roads at the same location with roads of like size
             and composition. The right to construct new roads to the
             New Structures using permeable materials (e.g.[,] sand,
             gravel, crushed stone). Grantor shall use existing roads
             whenever possible for access to the New Structures. The
             right to widen existing roads for utility rights-of-way. The
             right to use roads for all activities permitted under this
             Easement. Maintenance of roads shall be limited to
             normal practices for non-paved roads, such as the removal
             of dead vegetation, scraping and crowning, necessary
             pruning or removal of hazardous trees and plants,
             application of permeable materials necessary to correct
             erosion, placement of culverts, water control structures,
             and bridges, and maintenance of roadside ditches.

(emphases added). The purpose of section 4 as a whole is for the Protected
Property's owner to reserve the right to use the property in various ways as against
the Conservation Easement's holder, Ducks Unlimited.5 For example, subsections 4
and 12 reserve the rights to hunting and harvesting timber, respectively. Thus, we
view the reserved right to use the roads set forth in subsection 3 as comparable to an
easement by reservation in a deed. See Sandy Island Corp., 246 S.C. at 419, 143
S.E.2d at 806 ("A reservation of an easement in a deed by which lands are conveyed
is equivalent, for the purpose of the creation of the easement, to an express grant of
the easement by the grantee of the lands.").

       Accordingly, the language of section 4.3 grants to Father (and his heirs,
successors, and assigns) an easement by reservation over the roads on the Protected
Property as against Ducks Unlimited. Therefore, we disagree with Susan's assertion
that this easement as against Ducks Unlimited translates into her own easement as
against Betsy. In support of this assertion, Susan argues: (1) the Conservation
Easement envisioned that the Unified Tract would be subdivided because section 4.1
reserves the right to subdivide the Unified Tract into two parcels; (2) "there would
be no need for the owner of property to reserve a right to use the roads on the owner's
property," as Father did in section 4.3; and (3) therefore, the "reasonable
interpretation . . . of this reserved right [section 4.3] is that it was to allow access
over the other half of the Conservation Easement Property to gain access to the
interior half once it was subdivided." (emphasis added).

      First, the nature of a conservation easement imposes restrictions on a property
owner's use of his own land in order to conserve natural areas. See S.C. Code Ann.
§ 27-8-20 (2007) ("As used in this chapter, unless the context otherwise requires: (1)
'Conservation easement' means a nonpossessory interest of a holder in real property
imposing limitations or affirmative obligations, the purposes of which include one

5
  As we previously stated, the Conservation Easement refers to the Unified Tract as
the "Protected Property."
or more of the following: (a) retaining or protecting natural, scenic, or open-space
aspects of real property; (b) ensuring the availability of real property for agricultural,
forest, recreational, educational, or open-space use; (c) protecting natural resources;
(d) maintaining or enhancing air or water quality; (e) preserving the historical,
architectural, archaeological, or cultural aspects of real property." (emphasis
added)). The Conservation Easement executed by Father recognizes these
"voluntary restrictions."

       It logically follows that, despite Susan's argument to the contrary, the property
owner who creates a conservation easement needs to expressly reserve the right to
engage in certain activities on the property if he wishes to clearly exclude those
activities from the broadly-worded restrictions on the property's use in other
provisions of the conservation easement. Therefore, there is no reason to assign
another, more limited purpose to section 4.3 (i.e., to access Susan's parcel).

       Further, Susan's argument is inconsistent with her assertion that the language
in the Conservation Easement is clear and, thus, the court may not look to outside
evidence. Nothing in section 4 expressly states that the purpose of subsection (3)
was to provide access to a future subdivided, "interior" (i.e., landlocked) parcel. In
fact, nothing in the language of the Conservation Easement or the Report indicates
that access to any future subdivided parcel would be impeded. Even considering the
fact that Father's 2004 will effectively subdivided the Unified Tract into Betsy's
Parcel and Susan's Parcel is looking to evidence outside of, and postdating, the
language of the 1998 Conservation Easement. And to support her assertion
regarding the purpose of section 4.3, Susan must reference outside evidence showing
that there was only one way to access the Unified Tract when Father executed the
Conservation Easement in 1998 and that a future subdivision of the tract into two
parcels would necessarily render one of the parcels landlocked. Therefore, Susan's
argument that the purpose of section 4.3 was to allow access to the Protected
Property's interior half is not supported by the Conservation Easement's plain
language.

       Moreover, Susan's argument is inconsistent with a reading of section 4 as a
whole. See Proctor, 398 S.C. at 573, 730 S.E.2d at 363 ("In determining the grantor's
intent, the deed must be construed as a whole and effect given to every part if it can
be done consistently with the law." (quoting Windham, 381 S.C. at 201, 672 S.E.2d
at 582–83)). 6 Applying Susan's interpretation of section 4.3 would produce an

6
  Susan effectively concedes that reading section 4 as a whole is the correct way to
interpret the language in section 4.3 by her assertion that section 4.1 (reserving the
unreasonable result because this provision is merely a subset of section 4, which
reserves several rights belonging to the owner of the Protected Property. See
McCune, 364 S.C. at 248, 612 S.E.2d at 465 ("Common sense and good faith are the
leading touchstones of the construction of a contract and contracts are to be so
construed as to avoid an absurd result." (quoting Georgetown Mfg. & Warehouse
Co., 301 S.C. at 518, 392 S.E.2d at 804)). If Susan has the right to use the roads on
Betsy's parcel pursuant to section 4.3, it logically follows that she must have all of
the other owner's reserved rights set forth in section 4 as to Betsy's Parcel. Yet, to
allow Susan to have all of the reserved rights set forth in section 4 as to Betsy's
property would devalue Betsy's ownership interest in her parcel. See Inlet Harbour
v. S.C. Dep't of Parks, Recreation & Tourism, 377 S.C. 86, 96, 659 S.E.2d 151, 156
(2008) ("Absent an easement or a license, a landowner generally enjoys no right to
use the land of another."); see also Floyd v. Chapman, 838 S.E.2d 99, 104 (Ga. Ct.
App. 2020) ("The term 'property' includes not only the land possessed, but also the
rights of the owner in relation to that land. The owner has the rights to possess, use[,]
and dispose of the property and the corresponding right to exclude others from using
the property." (quoting Pope v. Pulte Home Corp., 539 S.E.2d 842, 843
(Ga. Ct. App. 2000))). Rather, once Susan and Betsy received the deeds to their
respective parcels, they held all of the rights set forth in section 4 as to only their
own respective parcels as against only Ducks Unlimited.

       Susan states that she "is asking the [c]ourt to affirm only her express right to
use the roads to access Susan's Parcel to protect conservation values and exercise
reserved rights on Susan's Parcel, not on Betsy's Parcel. Susan is not asking to
exercise proprietary rights associated with Betsy's Parcel." However, all of the rights
reserved in section 4, including the right to use the roads, are proprietary rights. And,
as we previously stated, there is no reason to attribute a special purpose, such as
access to a subdivided parcel, to just one of the reserved rights separate and apart
from the others when the plain language does not call for that. Section 4.3 allows
use of the roads "for all activities permitted under" the Conservation Easement. It
does not reference access to any part of the Unified Tract. Further, consistent with
existing property law allowing a property owner to exclude others from his
property, 7 section 2.2 of the Conservation Easement clearly limits access rights to

right to subdivide the Unified Tract into two parcels) has a bearing on the meaning
of section 4.3.
7
  See Inlet Harbour, 377 S.C. at 96, 659 S.E.2d at 156 ("Absent an easement or a
license, a landowner generally enjoys no right to use the land of another."); Floyd,
838 S.E.2d at 104 ("The term 'property' includes not only the land possessed, but
also the rights of the owner in relation to that land. The owner has the rights to
the whole Unified Tract (or both future subdivided parcels) to the grantee (Ducks
Unlimited) and its agents:

                    2.2 Right of Entry and Access. At reasonable
             times and upon reasonable notice, the Grantee shall have
             the right to enter the Protected Property for the purposes
             of inspecting same to determine compliance herewith.
             The right of entry and access herein described does not
             extend to the public or any person or entity other than the
             Grantee, its agents, employees, successors, and/or
             assigns.

(emphasis added).

      Additionally, section 4.21 reserves the right to grant easements provided they
do not permit a use inconsistent with the Conservation Easement's purpose:

                    4.21 Easements and Rights of Passage. The right
             to grant easements or rights of passage across or upon the
             Protected Property if such rights are (i) used exclusively
             by an adjacent property owner and not in connection with
             an industrial activity or a commercial activity of a type and
             nature not permitted by this Easement[;] (ii) required or
             convenient in connection with the permitted utilities on the
             Protected Property; or (iii) required or convenient in
             connection with the uses of the Protected Property
             permitted by this Easement.

Expressly addressing the right to grant easements in subsection 21 of section 4
further demonstrates that Father did not intend for subsection 3 to address access to
a future subdivided parcel—subsection 21 gave Father and his successors all the
authority needed to grant an easement over any part of the Unified Tract for any
purpose consistent with the Conservation Easement's purpose. See Proctor, 398 S.C.
at 573, 730 S.E.2d at 363 ("In determining the grantor's intent, the deed must be
construed as a whole and effect given to every part if it can be done consistently with
the law." (quoting Windham, 381 S.C. at 201, 672 S.E.2d at 582–83)); Ten Woodruff
Oaks, LLC, 385 S.C. at 181, 683 S.E.2d at 513 ("Whether a grant in a written

possess, use and dispose of the property and the corresponding right to exclude
others from using the property." (quoting Pope, 539 S.E.2d at 843)).
instrument creates an easement and the type of easement created are to be determined
by ascertaining the intention of the parties as gathered from the language of the
instrument; the grant should be construed so as to carry out that intention." (quoting
Smith, 312 S.C. at 466, 441 S.E.2d at 335)).

        Even if we were to consider the language of section 4.3 to be ambiguous such
that we may consider evidence outside of the Conservation Easement's plain
language, we would still conclude that Father did not intend to grant an express
easement over Betsy's Parcel to access Susan's Parcel. First, the introductory
language at the beginning of section 4 states, "the Grantor reserves for himself, his
heirs, successors[,] and assigns the 'Reserved Rights' set forth in this Section."
(emphasis added). Admittedly, to determine the specific identity of those who
qualify as one of Father's "heirs, successors[,] and assigns," as set forth in the
introductory language at the beginning of section 4, requires looking beyond the
language of the Conservation Easement itself. Susan claims that she is a successor
in title to Father, but she cannot establish this fact without reference to the deed of
distribution conveying the subdivided parcel, consisting of 189.35 acres, to her.

       Further, the language in this deed immediately following the property
description clearly indicates that Susan may qualify as a successor in title to Father
as to only the 189.35 acres set forth in the property description, not the full Unified
Tract: "TOGETHER with all and singular, the Rights, Members, Hereditaments[,]
and Appurtenances to the said Premises/Property belonging, or in anywise incident
or appertaining." (emphasis added). It logically follows from the plain language of
this provision that (1) as to the deed granting Susan's Parcel to Susan, the rights and
appurtenances granted to Susan attach to only that property granted to her as
described in that deed and (2) the identical language in the deed granting Betsy's
Parcel to Betsy does not grant Susan the rights and appurtenances to Betsy's Parcel
because Susan is not listed as a grantee in that deed. See Smith, 312 S.C. at 468, 441
S.E.2d at 336 (stating that the phrase "all and singular, the rights, members,
hereditament[s,] and appurtenances to the said premises belonging, or in anywise
incident or appertaining[,]" which followed a deed's property description, showed
an intent "to grant all rights essential to the enjoyment of the premises conveyed"
(alteration omitted) (emphasis added) (quoting Brasington v. Williams, 143 S.C.
223, 238–39, 141 S.E. 375, 380 (1927))). To allow Susan to have all of the reserved
rights set forth in section 4 as to Betsy's Parcel would render meaningless the
language in Betsy's deed granting her all rights essential to the enjoyment of the
property conveyed.
       In other words, the rights that passed from Father to Susan attach only to
Susan's Parcel, not Betsy's Parcel. Susan has no rights in Betsy's Parcel or any
improvements such as roads on her property, and the Conservation Easement's
language does not convey any new rights to any person who is not the owner of the
property over which the Conservation Easement lies. See Smith, 312 S.C. at 465,
441 S.E.2d at 335 ("An easement is the right of one person to use the land of another
for a specific purpose."). The references to "Grantor" in the Conservation Easement
include Father's successors in title only to the extent of the acreage received by each
respective successor. 8

       Additionally, the evidence shows that there was more than one access point
for the Unified Tract when Father executed the 1998 Conservation Easement, i.e.,
Cainhoy Road and Charity Church Road (through the Access Parcel that he had
conveyed to Susan in 1996). See Ellie, Inc. v. Miccichi, 358 S.C. 78, 94, 594 S.E.2d
485, 493 (Ct. App. 2004) ("In ascertaining intent, the court will strive to discover
the situation of the parties, along with their purposes at the time the contract was
entered.").9 This belies Susan's claim that Father's reserved right to subdivide the

8
    The term "Grantor" is defined in the Conservation Easement's first paragraph:

                      THIS GRANT DEED OF CONSERVATION
               EASEMENT (this "Easement") is made as [o]f this __ day
               of December, 1998, by BENJAMIN FRANKLIN
               KNOTT, an individual, (together with his heirs, personal
               representatives, successors, and assigns hereinafter
               collectively referred to as "Grantor",) and WETLANDS
               AMERICA TRUST, INC., a non-profit corporation
               organized under the laws of the District of Columbia, One
               Waterfowl Way, Memphis, Tennessee 38120,
               "Grantee" . . . .

(emphasis added).
9
  See also Klutts Resort Realty, Inc. v. Down'Round Dev. Corp., 268 S.C. 80, 89, 232
S.E.2d 20, 25 (1977) ("The purpose of all rules of contract construction is to
determine the parties' intention. The courts, in attempting to ascertain this intention,
will endeavor to determine the situation of the parties, as well as their purposes, at
the time the contract was entered into. The court should put itself, as best it can, in
the same position occupied by the parties when they made the contract. In doing so,
the court is able to avail itself of the same light [that] the parties possessed when the
agreement was entered into so that it may judge the meaning of the words and the
Unified Tract (in section 4.1) would inevitably render one of the two resulting
parcels (Susan's Parcel) landlocked—in 1998, Susan already owned the adjacent
parcel fronting Charity Church Road. See Landlocked, Black's Law Dictionary (11th
ed. 2019) (indicating that property is landlocked when it is "[s]urrounded by land,
with no way to get in or out except by crossing the land of another" (emphasis
added)).

       The fact that Susan's Parcel became landlocked through her own conveyances
after Father executed the Conservation Easement is irrelevant to Father's intent when
he executed the Conservation Easement in 1998. Cf. DD Dannar, LLC, 431 S.C. at
26–27, 846 S.E.2d at 892 (holding that references to a relocation fee as a penalty or
a "clawback" were not relevant to the parties' intent at the time they executed a
financing agreement because no date was indicated for some of the references and
the other references took place years after the agreement was executed).

       Based on the foregoing, the circuit court erred in interpreting section 4.3 of
the Conservation Easement to give Susan an express easement over Betsy's Parcel
to access Susan's Parcel. Therefore, we reverse the circuit court's order granting
partial summary judgment to Susan. In light of this disposition, we need not address
Betsy's issues III and V. See Futch v. McAllister Towing of Georgetown, Inc., 335
S.C. 598, 613, 518 S.E.2d 591, 598 (1999) (providing that an appellate court need
not address remaining issues when resolution of a prior issue is dispositive).

                                   CONCLUSION

      Accordingly, we reverse the partial summary judgment and remand for further
proceedings in this case.

correct application of the language." (emphases added) (citation omitted)); U.S.
Bank Tr. Nat'l Ass'n v. Bell, 385 S.C. 364, 374, 684 S.E.2d 199, 205 (Ct. App. 2009)
("To give effect to the parties' intentions, the court will endeavor to determine the
situation of the parties and their purposes at the time the contract was entered."); cf.
DD Dannar, LLC v. SC LAUNCH!, Inc., 431 S.C. 9, 26–27, 846 S.E.2d 883, 892
(Ct. App. 2020) (holding that references to a relocation fee as a penalty or a
"clawback" were not relevant to the parties' intent at the time they executed a
financing agreement because no date was indicated for some of the references and
the other references took place years after the agreement was executed). In her brief,
Susan concedes that evidence pertaining to Father's intent at the time he executed
the Conservation Easement is the only relevant evidence.
REVERSED AND REMANDED.

THOMAS and KONDUROS, JJ., concur.