Carver v. Louthain

38 Ind. 530
CourtIndiana Supreme Court
DecidedMay 15, 1872
StatusPublished
Cited by30 cases

This text of 38 Ind. 530 (Carver v. Louthain) is published on Counsel Stack Legal Research, covering Indiana Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Carver v. Louthain, 38 Ind. 530 (Ind. 1872).

Opinion

Buskirk, C. J.

This was an action by the appellant against the appellee, to recover damages for the alleged breach of a covenant against incumbrances in a deed from the appellee to the appellant, for certain lands in -the State of Illinois.

It is alleged in the complaint that at the time of the execution of the deed, the lands were encumbered with certain taxes; that the lands were sold for such‘taxes-; that the plaintiff had been compelled to pay the sum of four-hundred dollars to redeem the same. There was filed with the complaint copies of the deed and several certificates of redemption.

The appellee answered in four paragraphs; the first was the general denial; the second was a plea of payment; the third set up special matter in avoidance of a portion of appellant’s claim; and the fourth set up a parol contract made concurrently with the execution of the deed, and as constituting a part of the consideratioti of the purchase, that the appellant should pay the taxes due upon the lands at the time of such conveyance.

The appellant demurred to the third and fourth paragraphs of the answer. The demurrer was sustained as to the third and overruled as to the fourth, to which rulings proper exceptions were taken.

The appellant replied by a denial of the second and fourth [532]*532paragraphs of the answer. The cause was submitted to a jury for trial, and resulted in a finding for the appellee. The court overruled appellant’s motion for a new trial, and rendered final judgment for the appellee, to which ruling the appellant excepted.

The appellant has assigned the following errors: first, the court erred in overruling the demurrer to the fourth paragraph of the answer; second, the court erred in permitting the appellee to introduce parol evidence to contradict the express terms of the deed; third, the court erred in giving instruction No. 2 to the jury; fourth, the court erred in allowing the witnesses, Wm. P. Louthain, Vincent Louthain, and Mollie Shell, to testify to conversations had at the time the contract of sale was executed, eight or ten days before the deed was made; fifth, the court erred in admitting in evidence conversations had pending the negotiations of sale and leading to it; sixth, the court erred in admitting in evidence conversations had at the time the contract of sale was made, when the evidence showed that they were reduced to writing; seventh, the court erred in admitting evidence of a written contract* because at variance with the pleadings ; eighth, the court erred in admitting evidence at variance with the pleadings; ninth, the court erred in allowing secondary evidence of the contents of the articles of agreement, made eight or ten days before the deed, when it was not produced, nor its loss proved, nor any search made for it; tenth, the court erred in admitting evidence of the contents of the contract without proof of its loss; eleventh, the court erred in overruling motion to strike out evidence of an offer to compromise; twelfth, the court erred in overruling motion to strike out evidence of contents of article of agreement; thirteenth, the court erred in permitting witness Wm. P. Louthain to state his conclusions instead of facts; fourteenth, the court erred in the admission of improper, irrelevant, and immaterial evidence on the trial; fifteenth, the court erred in its instructions to the jury; sixteenth, the Court erred in overruling appellant’s motion for a new trial [533]*533The errors assigned, except the first and sixteenth, are but repetitions of the reasons assigned for a new trial, and are embraced in the refusal of the court to grant a new trial; but for convenience we treat them as valid assignments of error.

The principal question in the cause is, whether it was competent for the appellee to allege and prove by parol, that the appellant, in part consideration of the purchase of the lands described in the complaint, had agreed to pay all the taxes that were upon said lands at the time of the sale thereof; and this question arises on the overruling of the demurrer to the fourth paragraph of the answer, the admission of evidence, the giving of the second instruction, and the overruling of the motion for a new trial. The decision 'of the question raised upon the overruling of the demurrer to the fourth paragraph of the answer will dispose of the first, second, third, fourth, fifth, sixth, seventh, eighth, and fourteenth assignments of error.

It is claimed by the appellant that the court below erred in overruling his demurrer to the fourth paragraph of the answer; that as the deed upon which the suit was brought contained special covenants of warranty, and in express terms covenanted against taxes, liens, assessments, etc., the appellee could not set up a parol contract made at the time or before, to contradict the terms of the deed.

It is maintained by the appellee that it is well settled by repeated decisions in this court, which have become a rule of property in this State, that “ a parol agreement by the vendee to pay taxes which are a lien upon the land, as a part of the consideration of the conveyance, is a good defence to an action on the covenants of the deed.” It is further insisted by the appellee, that under our statute every general warranty deed is a deed of special warranty; that under our statute the word “warrant” embraces and includes all the special warranties contained in a common law deed.

It was held by this court, in Allen v. Lee, 1 Ind. 58, which [534]*534was an action upon notes which had been given for real estate, the defence being that there had been a breach of the warranty-in the deed against incumbrances, that the plaintiff might prove by parol that the vendee purchased the property with full knowledge of the outstanding lease, and subject thereto*. The court say: “A general covenant of warranty does not, at least conclusively, extend to such incumbrances as were known to the purchaser at the time of the contract and which he agreed to pay or discharge himself in addition to or as part of the consideration moving from him to the vendor ; and when the question is, as in this case, what was the true consideration paid for the land? we think such facts may be given in-evidence without in any manner contradicting the terms of the written warrants.”

This court, in Rockhill v. Spraggs, 9 Ind. 30, after reviewing several cases in Massachusetts and Connecticut, say: “These decisions open the consideration clause in a deed, to the widest possible latitude of proof. They go far to impair the force of tire ancient rule, that a written instrument cannot be changed by parol evidence; but the American courts, having generally gone with great unanimity to the extent of admitting evidence of a further consideration in kind, and that a consideration expressed to have been paid, and the grantee therefrom fully released and discharged, was not in fact paid, we do not see any good reason why the proof should be arrested at this point. We hold that the parol evidence was properly admitted, and that the demurrer to the reply was rightly sustained.”

This court, in McMahan v. Stewart, 23 Ind. 590, after reviewing and quoting from several decisions in other states, say: “Whatever construction, however, might be adopted of the instrument in the case now under consideration, in the absence of any averments to aid us, there can be no question in our opinion as to the liability of the appellee, under the allegations of the complaint.

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38 Ind. 530, Counsel Stack Legal Research, https://law.counselstack.com/opinion/carver-v-louthain-ind-1872.