ADAMS CREEK ASSOCIATES v. Davis

652 S.E.2d 677, 186 N.C. App. 512, 2007 N.C. App. LEXIS 2302
CourtCourt of Appeals of North Carolina
DecidedNovember 6, 2007
DocketCOA07-134
StatusPublished
Cited by14 cases

This text of 652 S.E.2d 677 (ADAMS CREEK ASSOCIATES v. Davis) is published on Counsel Stack Legal Research, covering Court of Appeals of North Carolina primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
ADAMS CREEK ASSOCIATES v. Davis, 652 S.E.2d 677, 186 N.C. App. 512, 2007 N.C. App. LEXIS 2302 (N.C. Ct. App. 2007).

Opinion

SMITH, Judge.

Defendants, Melvin Davis and Licúrtis Reels, appeal from orders entered in connection with claims for trespass and to remove cloud from title filed by plaintiff, Adams Creek Associates. The subject property, upon which defendants admittedly have entered and lived, consists of some 13 acres of waterfront land in Carteret County, North Carolina. Defendants appeal from orders denying their motions to disqualify plaintiffs attorney and to set aside a 1979 decree of registration for the subject property, and from an order finding them in contempt of court. Defendants also purport to appeal from the trial court’s refusal to rule on their motion to set aside an order entered by another Carteret County Superior Court Judge. We affirm.

The relevant history of this action is summarized as follows: In 1911 Elijah Reels bought approximately 65 acres in Carteret County. The record documents do not describe the boundaries of this 65-acre tract by metes and bounds, but instead by reference to local land *515 marks such as Adams Creek; “the county road”; and the names of adjoining property owners. In January 1944, this 65-acre tract was sold to Carteret County for back taxes. In February 1944, Elijah’s brother, Mitchell Reels (“Mitchell”), bought the 65-acre property by paying the taxes that were owed. Mitchell Reels died intestate in 1971, survived by his wife Pernella Reels and his eleven children or their heirs. In 1976, Mitchell’s daughter Gertrude Reels (“Gertrude”) filed an action pertaining to the property rights of Mitchell’s heirs. The trial court entered judgment in August 1976, ruling that Mitchell’s heirs owned: (1) the 65 acres that Mitchell bought in 1944 for back taxes; and (2) another lot comprising 45 acres. This 45-acre tract was also described by reference to local landmarks, including “the Miles Jones lands”; the “lands of Elijah Reels”; “the county road”; and “the Fannie Moore and Wright Sutton properties.”

In 1978, Shedrick Reels (“Shedrick”) filed a petition under N.C. Gen. Stat. § Chapter 43, also known as the Torrens Law, in which he sought to have the subject property registered in his name, based on a conveyance of the land from Elijah Reels to him. The documents in this record describe the subject property in metes and bounds, unlike the less precise references to adjoining landowners and the “county road” used to describe Mitchell’s lots. Accordingly, it is not possible from the record to discern the relative locations of the three tracts (Mitchell’s 65-acre and 45-acre tract, and the subject property registered by Shedrick), from their descriptions.

Defendants assert that the subject property is located entirely within Mitchell’s 65-acre lot, and that the 1976 judgment proves that Elijah Reels had no interest in the subject property, and thus could not have validly conveyed it to Shedrick Reels. But, the 1976 judgment specifically refers to “the Elijah Reels lands.” The question of whether the subject property was originally part of the Elijah or Mitchell Reels lands is not answered in the record, which nowhere attempts to synthesize the disparate styles of description in order to set out the boundaries of the subject property in relation to Mitchell’s and Elijah’s properties.

In March 1979, attorney Claud R. Wheatly, III, (“Wheatly”) signed a certification on behalf of the present defendants or their predecessors in interest, certifying that they had no objections to Shedrick’s petition to register the subject property. On 19 March 1979, a decree of registration was filed declaring Shedrick to be the owner of the subject property. The decree further declared “the Heirs of Mitchell Reels, Deceased,” to be the owner of two tracts. The two tracts are *516 set out in a metes and bounds description, the second tract specifically “containing approximately 3.64 acres all as shown on a survey on file in this proceeding of Shedrick Reels by James L. Powell, Surveyor, dated November 28, 1978[.]” Again, the record does not clarify the relationship or overlap, if any, between these two tracts and the 65- and 45-acre Mitchell tracts described in the earlier documents.

On 25 August 1982, Shedrick filed a trespass action against Melvin Davis, defendant in the instant case, and Gertrude Reels, mother of defendant Licurtis Reels. The complaint asserted that plaintiff Shedrick Reels “is the owner of the fee simple estate” of the subject property; that “[defendants claim some interest in [the subject property]; and that “defendants have committed and threatened to continue to commit acts of trespass thereon[.[” In an order filed 4 January 1984, Judge Herbert O. Phillips, III granted summary judgment for Shedrick, stating in pertinent part that:

IT IS THEREFORE ORDERED . . . that summary judgment is granted in favor of plaintiff against the defendants] and that the plaintiff is the owner of the lands described in the complaint and that defendants have no right or title to said lands.
IT IS FURTHER ORDERED, ADJUDGED and DECREED that: 1. The defendants and their agents, servants, and employees shall not enter upon or commit any act of trespass upon the lands described in the complaint. .. .

On 20 September 1985, Judge David E. Reid found Melvin Davis in contempt of Judge Phillips’ order, stating in pertinent part:

. . . Melvin Davis, by his own admission, has been upon the [subject property] on many occasions since the Order of this Court dated November 4, 1983[, and filed 4 January 1984,] ordering him not to do so, that he ordered concrete to be poured for a boat ramp on the property since the order, has caused electric poles to be hooked up on the property to construct the building, and has otherwise committed acts of trespass;
The Court concludes as a matter of law that the defendant is in willful contempt of the order of this Court of November 4, 1983.
... IT IS ORDERED that the defendant is placed ... in the Carteret County jail until he shall purge himself of contempt by *517 signing a statement... acknowledging that the [subject property] belongs to plaintiff Shedrick Reels, and that he will not go upon the land for any purpose^]

Pursuant to this order, Davis signed the following statement:

I, Melvin Davis, do hereby acknowledge that the land described in the complaint in this action belongs to the plaintiff Shedrick Reels, and I will not go upon the land for any purpose^]

Significantly, no appeal.was taken from either Judge Phillips’ order filed in January 1984 or from Judge Reid’s order finding defendant in contempt of Judge Phillips’ order. In 1985, Shedrick sold the subject property to buyers, who in turn conveyed the property to plaintiff in 1986.

On 30 October 2002, plaintiff herein filed the instant action against defendants. Plaintiff alleged that defendants continued to claim an interest in and trespass upon the subject property, and sought removal of the cloud on its title and damages for trespass. Defendants answered, denying the material allegations of the complaint and asserting a counterclaim for title to the subject property. Defendant Melvin Davis later filed an additional answer asserting various defenses and seeking dismissal of plaintiff’s action.

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Moss Creek Homeowners Ass'n v. Bissette
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ADAMS CREEK ASSOCIATES v. Davis
662 S.E.2d 900 (Supreme Court of North Carolina, 2008)
ADAMS CREEK ASSO. v. Davis
662 S.E.2d 901 (Supreme Court of North Carolina, 2008)

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Bluebook (online)
652 S.E.2d 677, 186 N.C. App. 512, 2007 N.C. App. LEXIS 2302, Counsel Stack Legal Research, https://law.counselstack.com/opinion/adams-creek-associates-v-davis-ncctapp-2007.