In re Anderson

23 F. 482, 1885 U.S. Dist. LEXIS 44
CourtDistrict Court, W.D. Virginia
DecidedMarch 18, 1885
StatusPublished
Cited by6 cases

This text of 23 F. 482 (In re Anderson) is published on Counsel Stack Legal Research, covering District Court, W.D. Virginia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In re Anderson, 23 F. 482, 1885 U.S. Dist. LEXIS 44 (W.D. Va. 1885).

Opinion

Hughes, J.

Tlie proceeding in bankruptcy of George W. Anderson was commenced on the twenty-ninth December, 1868, and the adjudication was made on the twenty-sixth January, 1869. The petition was filed at Richmond, in the district court for Virginia, when the state constituted but one judicial district. The proceeding went on at Richmond until the sixteenth June, 1881, when, under the act of congress approved on the third of February, 1871, providing for the division of the state into two judicial districts, it was removed into this, the Western, district of Virginia. The proceeding remained at Richmond 10 years after it could have been removed here. While at Richmond most of the proceedings in it were had under my supervision as district judge there. After it was removed, it came again, in consequence of the resignation of Judge Rives, under my direction during the period of about 13 months, when I was performing the duties of judge here. It is now before the court on petitions for a review of my decrees rendered here and at Richmond, and as such has come to mo along with several other cases which were in my hands when my brother, the Hon. John Paul, became judge in this district.

[484]*484A very large part of the estate surrendered in this proceeding consists of realty. What the bankrupt’s interest was at the time of surrender, in the realty in which he had estate, is a subject of litigation. The realty surrendered consists of two pieces of land, one containing (at first 1,200, now) 1,100 acres, the other 335 acres. The 1,100 acre tract was the home place of Jacob Kent, deceased, who was the father of the bankrupt’s wife, Mrs. Sarah J. Anderson. This home tract lies in the county of Montgomery, Virginia, in this judicial district, and on it the bankrupt, George W. Anderson, and Sarah J. Anderson, reside. They have it in actual possession, but, as to the bankrupt him'self, it is in the constructive possession of his assignee in bankruptcy, John Gardner; G. B. Gardner, who was joint assignee, being now dead. One of the leading questions in this proceeding has been, whether the bankrupt had a fee-simple right in this 1,100 acres, or only a life-estate by the curtesy. The 335 acres of land surrendered in bankruptcy by George W. Anderson lies contiguous to the larger tract, which has been mentioned. It is conceded that the bankrupt had an estate in fee-simple in this smaller tract, and that this tract is liable to the liens of his lien creditors.

Whatever interest George W. Anderson had in the larger, or eleven hundred acre, tract,, is also liable to the liens of his lien creditors. Whether his interest was in fee-simple or for life is a question of law subject to the decision of this court in this proceeding. It could be adjudicated nowhere else in a manner to bind this court or the property itself. Sarah J. Anderson claims that the eleven hundred acre home tract came to her as her interest in her father’s estate, and is her own property. She claims this by petition and by amended petition presented to this court in this bankruptcy proceeding. She claims that the liens of the lien creditors of George W. Anderson affect only the life-estate of George W. Anderson in this tract, and that they do not affect her own title in it. This is a question between herself and George W. Anderson’s assignee in bankruptcy. She has come voluntarily into this court by next friend, and asks the court so to decree. She claims only a contingent dower interest in the tract of 335 acres, and submits her.rights in that tract to the adjudication of this court in this proceeding.

In order to a full comprehension of the questions which have arisen •in this case, I will recapitulate, with some fullness of detail, the facts that characterize it. Sarah J. Anderson, wife of the bankrupt, was one of six children left by Jacob Kent, who died intestate in 1858, leaving large real and personal estate. The other co-heirs had received greater or less portions of the estate during their father’s lifetime. In the division and distribution of the estate, it was found that the home farm was nearly equivalent to the interest of one of the heirs and distributees. It was desired by the family that some one of the heirs should purchase this home farm. Mrs. Anderson was persuaded and agreed to do so, and accordingly on August 26,1858, the day on [485]*485which the home farm and most of the personal property of the estate were advertised to be sold, it was announced in the presence of tho company that the home farm would not be sold, and that Mrs. Anderson had consented to take it as her share of the estate.

Hobert Gibbony, administrator of Jacob Kent, was authorized by the heirs to settle among them their shares of the estate, and to make sale of the land for division. His authority was in the form of a power of attorney, dated the nineteenth of July, 1858, signed by tho heirs, and the husbands of those who were femes covert. But this power of attorney had, of course, no validity in law to bind these femes covert. Shanks v. Lancaster, 5 Grat.110. By a paper similarly signed, it was agreed by the several heirs that each might take part of tho estate of the intestate, Jacob Kent, at such appraisement as might be made by persons appointed by the county court of Montgomery county, which was the county in which the intestate died and his estate was. On the seventh of February, 1859, there was an arbitration and appraisement (made by «three citizens chosen for tho purpose) of the home farm, which then consisted of 1,200 acres, (100 acres have since boon adjudicated by this court to belong to one Joseph Kent,) and the valuation of it was thereby fixed at $13,248, which, as was recited in the paper signed by the arbitrators, was “to be paid for by Mrs. Anderson’s entire interest in the estate.” In short, the purchase of the farm was treated by all concerned as made by Mrs. Anderson; the consideration paid for it being her interest in her father’s estate.

At some time during G-ibbony’s agency in selling the lands of the estate he sold to George W. Anderson, individually, a tract of 335 acres lying contiguous to the homo farm, for the price of six dollars an acre. Gibbony went on to sell all the other of the numerous tracts of land belonging to tho estate, none of which, except the home farm, was retained by any of the heirs, in the year 1882, (August 20th,) having made contracts for the sale of all the lands, and probably collected much of the purchase money, Gibbony caused deeds to be prepared, executed, and acknowledged, conveying, on the part of all the heirs, the several parcels of land (except the home farm) to the several purchasers of them. Mrs. Anderson, on the faith of having purchased the homo farm with her own interest, joined in these deeds, granting fee-simple titles for all the other- several parcels of the lands of the estate to the respective purchasers of them.' She has not sought in-this proceeding to set aside those deeds, but desires them to stand.

Notwithstanding the clear understanding which had boon had at the beginning, and had continued for several years, between all persons in interest, and especially between Gibbony and Mrs. Anderson, that she had taken the home farm lor her interest in the estate, yet Gibbony, in procuring the execution of the deeds conveying tho several portions of the realty belonging to the estate as just mentioned, caused the remaining heirs, in conveying their interests in the home [486]*486farm, to make a deed for it to George W. Anderson instead of Mrs.

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Bluebook (online)
23 F. 482, 1885 U.S. Dist. LEXIS 44, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-anderson-vawd-1885.