Billy H. Champion v. David R. Robinson

392 S.W.3d 118, 2012 WL 6604508, 2012 Tex. App. LEXIS 10476
CourtCourt of Appeals of Texas
DecidedDecember 19, 2012
Docket06-12-00032-CV
StatusPublished
Cited by19 cases

This text of 392 S.W.3d 118 (Billy H. Champion v. David R. Robinson) is published on Counsel Stack Legal Research, covering Court of Appeals of Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Billy H. Champion v. David R. Robinson, 392 S.W.3d 118, 2012 WL 6604508, 2012 Tex. App. LEXIS 10476 (Tex. Ct. App. 2012).

Opinions

OPINION

Opinion by

Chief Justice MORRISS.

How will 187.09 acres of land mostly surrounded by Ferndale Lake in Camp County be partitioned, by sale or in kind? There is no question before us that would change the trial court’s finding that the property is owned 83.8109 percent by ap-pellee, David R. Robinson, 0.1490 percent by appellant, Billy H. Champion,1 and the remainder by some eighteen other individuals, some possibly with fractional interests smaller than l/2600ths of the whole. The trial court found that the property was not amenable to partition in kind and ordered a sale of the property. Champion2 appeals, urging numerous points of error, but principally that the evidence is insufficient to support that judgment. The evidence addressing whether the property is subject to partition in kind does not include any expert testimony and is the principal focus of this opinion.

We affirm the trial court’s judgment, because (1) sufficient evidence supports the finding that the property was incapable of partition in kind, (2) sufficient evidence supports the trial court’s rejection of fraud, and (3) Champion’s other issues do not demonstrate any reversible error.

The property in question had been originally purchased by James Champion in 1911. James and his wife Lizzie, both of whom died intestate, had eight children, including Willie Champion and Ecotrell Champion. Willie was married twice. Willie and his first wife, Fannie Bell Watson Champion, had three children, including James Champion, Jr. James, Jr. and his wife, Kathryne, both died intestate and had fourteen children including Appellant, Champion. Willie and his second wife, Esther Cummings, had three children.

In the 1970s, Lela Ann Shaw, a daughter of Ecotrell, obtained powers of attorney from several, but not all, of the descendents of James. Shaw testified that, because she paid the taxes, she believed the property belonged to her. Shaw then transferred the property to a relative3 [122]*122who transferred the property back to Shaw. Shaw later transferred the property to Wanda Wagner who then transferred the property back to Shaw. In 2004,' Shaw transferred the property to her company, J & L Diversified Business Services, Inc., which used the property as collateral for a loan. J & L, though, did not own the property in its entirety. Numerous family members of Shaw, including Champion, still had undivided interests in the property. The J & L loan was foreclosed, and that interest in the property was purchased by Lloyd Gillespie. In 2011, Robinson purchased, by special warranty deed, his interest in the property from Gillespie.

Robinson brought a lawsuit against the other property owners seeking a partition by sale. At trial, Robinson testified that he owned 83.8109 percent of the property and that Champion owned 0.1490 percent.4 Robinson admitted that he purchased the property with knowledge that there was a “cloud” on the title but testified he did not worry because he was given a “warranty deed.” Robinson testified that the property, which was mostly surrounded by Ferndale Lake, had a single access location and could not be partitioned. According to Robinson, the property had only fourteen acres of valuable lake front property, and the remainder of the property consisted of oil fields and swamps. Given the small percentages of some of the owners, Robinson testified it would be impossible to partition the property.

The trial court rendered judgment awarding Robinson 84.1087 percent interest, awarding Champion 0.1490 percent interest, and ordering a partition by sale. Champion timely filed a post-judgment motion titled “motion to vacate” in which he asked the trial court to reconsider its judgment on the basis that the evidence was factually insufficient to establish that the property was incapable of partition.

Champion has appealed urging six issues. Champion’s first four issues raise, in essence,5 legal and factual sufficiency challenges to the evidence, including a challenge to the trial court’s order of a partition by sale. Champion alternatively argues that the evidence is legally and factually insufficient to support the trial court’s implied rejection that Shaw committed fraud or fraudulent inducement— an issue not pled, but which may have been tried by consent. Champion also argues that the trial court erred in denying his motion for continuance, that he received inadequate notice of the trial setting,6 that the trial court erred in admit[123]*123ting the power of attorney, that he never waived his right to a jury trial, that the trial court erred in failing to hold a “due process” hearing on a 1979 heirship affidavit, and that the attorney ad litem rendered ineffective assistance of counsel and committed ethics violations.

(1) Sufficient Evidence Supports the Finding that the Property Was Incapable of Partition in Kind

Champion argues that the trial court erred in granting a partition by sale instead of a partition in kind. Champion says he favors a partition in kind. Robinson argues the property cannot be partitioned in kind. Champion cites the standards for legal and factual sufficiency and requests a new trial.

Partition of property is provided for in the Texas Rules of Civil Procedure. See Tex.R. Civ. P. 756-71. Texas law “favors partition in kind over partition by sale.” Cecola v. Ruley, 12 S.W.3d 848, 853 (Tex.App.-Texarkana 2000, no pet.). “Should the court be of the opinion that a fair and equitable division of the real estate, or any part thereof, cannot be made, it shall order a sale of so much as is incapable of partition_” Tex.R. Civ. P. 770. This Court has explained that, although the Rule seems to provide that the property must be “incapable” of partition in kind, the Rule “does not mean incapable in a physical sense.” Cecola, 12 S.W.3d at 855. Our inquiry is focused on whether partition in kind is “fair and equitable,” which includes whether “property can be divided in kind without materially impairing its value.” Id. The party seeking partition by sale bears the burden of proving a partition in kind would not be fair and equitable. Id. at 853-54.

Robinson directs this Court to a number of facts he claims support a partition by sale: (a) there is “a single dirt road to the property”; (b) the property contains geographically diverse features including lake frontage, oil wells, timber, bottomland, and swamp land; (c) there are multiple undivided interests, including some very small interests; and (d) “the costs of attempting to carve out these small interest tracts.” Id. at 853. Robinson argues we must defer to the trial court’s findings of historical fact.

The evidence is legally insufficient if there is a complete absence of evidence establishing a vital fact, the only evidence offered to prove a vital fact cannot be considered due to a rule of law or evidence, there is less than a scintilla of evidence to prove the vital fact, or the opposite of the vital fact is conclusively established. Jelinek v. Casas, 328 S.W.3d 526, 532 (Tex.2010). More than a scintilla of evidence exists when the evidence “rises to a level that would enable reasonable and fair-minded people to differ in their conclusions.” Merrell Dow Pharms., Inc. v. Havner,

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Cite This Page — Counsel Stack

Bluebook (online)
392 S.W.3d 118, 2012 WL 6604508, 2012 Tex. App. LEXIS 10476, Counsel Stack Legal Research, https://law.counselstack.com/opinion/billy-h-champion-v-david-r-robinson-texapp-2012.