Court Opinion

ID: 9827986
Source: CourtListenerOpinion
Date Created: 2023-09-01 17:59:55.727408+00
Date Added: 2024-06-11T07:42:41.031420
License: Public Domain

On Rehearing.
Counsel for appellants have filed an interesting motion for rehearing herein, which has been given careful consideration. In addition to the four points assigned and briefed for reversal of the judgment of the trial court on original hearing of the appeal, appellants now assert that the case should be reversed because of an alleged outstanding title. In this case, the asserted outstanding title would necessarily be in the State of Texas.
We agree that ordinarily in a trespass to try title suit, proof of an outstanding title may defeat a recovery by the plaintiff, but the rule is subject to certain qualifications. (a) The asserted outstanding title must be proved to be a valid title. 41 Tex. Jur. 661, Sec. 156. In the case of Bridges v. Continental Southland Savings & Loan Ass’n, Tex.Civ.App., 86 S.W.2d 659, 661, it is said:
“Where the defendant relies on an outstanding title in a third person in order to render the defense complete, the burden is. upon him to show that such title is a valid, one, and the mere fact that some kind of an outstanding title appears is not a good defense.” Citing Houston Oil Co. of Texas v. Choate, Tex.Civ.App., 215 S.W. 118; Holland v. Ferris, Tex.Civ.App., 107 S.W. 102.
It is apparent that appellants’' claim that an outstanding title to the mineral interest involved in the suit is based-on an assumption that such mineral interest had ipso facto escheated to the State. We adhere to our former holding that, even though the facts existed which would have supported a judgment of forfeiture, yet a judicial proceeding in strict conformity to. the statute and a judgment of court estab*847lishing and declaring such forfeiture must have been had to vest title to said minerals in the State. No proof of such judicial proceeding and judgment was made. Should it be contended that the State had an inchoate or imperfect title, that would not suffice. It must be proved to be a valid title. Should it be further contended that by reason of failure to make the report required by Article 176, the State ipso facto acquired an equitable title to said minerals, that would still be of no avail to appellants. Capt et al. v. Stubbs et al., 68 Tex. 222, 4 S.W. 467; also Bridges v. Continental Southland Savings & Loan Ass’n, supra, where it is said:
“As stated, Bridges and wife had conveyed'the land by regular title to the appel-lee, and, when a defendant has no title to the land in himself, he cannot defeat plaintiff’s recovery by showing an outstanding equitable title.”
Appellants wholly failed to prove title to said minerals in themselves. On the contrary, appellee proved an unbroken chain of title by deeds and probate proceedings from the sovereignty of the soil to himself, which the trial court found was effiective to vest in appellee a good title thereto, and which finding we approve. By their contention that there was an outstanding title to said minerals in the State, appellants concede that they, themselves, have no title. From the Bridges case cited above, we further quote:
“Neither can the defendant avail himself of an outstanding equity with which he does not connect himself as against the legal title asserted by plaintiff.
“The rule is further established that a defendant cannot set up as a defense an equitable title in a third person who does not himself assert such equity. * * *” Citing Shields v. Hunt, 45 Tex. 424; Goode v. Jasper, 71 Tex. 48, 51, 9 S.W. 132.
The State has asserted no equity in said mineral interests.
(b) “In order to defeat recovery an outstanding title must appear to be superior to the title which is exhibited by the plaintiff. Styles v. Gray, 10 Tex. 503. ‘The outstanding title, to be available as a defense, must be shown to be the superior title. The mere fact that some kind of an outstanding title appears is not a good defense.’ ” Houston Oil Co. v. Choate, 215 S.W. 118, 123, affirmed Com.App., 232 S.W. 285. 41 Tex.Jur. 663, Sec. 158.
Plaintiff established in himself by mesne conveyances a fee simple title, which is the best title known to the law.
The motion for rehearing is overruled.