In Re Charles C. Wells Revocable Trust

734 N.W.2d 323, 15 Neb. Ct. App. 624, 2007 Neb. App. LEXIS 96
CourtNebraska Court of Appeals
DecidedJune 5, 2007
DocketA-05-849
StatusPublished
Cited by3 cases

This text of 734 N.W.2d 323 (In Re Charles C. Wells Revocable Trust) is published on Counsel Stack Legal Research, covering Nebraska Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re Charles C. Wells Revocable Trust, 734 N.W.2d 323, 15 Neb. Ct. App. 624, 2007 Neb. App. LEXIS 96 (Neb. Ct. App. 2007).

Opinion

Moore, Judge.

INTRODUCTION

This is an appeal from an order of the county court for Buffalo County removing Larry D. Wells as cotrustee for the Charles C. Wells Revocable Trust and requiring Larry to account to the trust for his actions while holding the position of *625 cotrastee. On appeal, Larry asserts that the county court erred in removing Larry as cotrastee and in failing to hold that the action for accounting by the other cotrustee, Lee W. Wells, was barred in part by estoppel, laches, and the statute of limitations. Because we find no error in the county court’s decision, we affirm the removal of Larry as cotrustee and the order requiring Larry to provide an accounting.

BACKGROUND

The trust was executed by Charles C. Wells, the father of Larry and Lee, in February 1992. Charles was the sole trustee and income beneficiary of the trust until his death in March 1993. Upon Charles’ death, Lee, Larry, and their mother, Irene Wells, became the trust’s income beneficiaries and Larry and Lee became cotrustees. Irene passed away in January 2003, leaving Larry and Lee as cotrustees and income beneficiaries. Prior to Charles’ death, Larry was a tenant of most of the trust’s real property. The trust provides for its termination 15 years after Charles’ death or Irene’s death, whichever is later, or upon Larry’s retirement from active farming after the latter of their deaths. Upon the trust’s termination, the real property of the trust is to be divided between Larry and Lee under the terms of the trust agreement. At the time of the trial in this case, Larry was still engaged in active farming of and resided on the trust property.

Lee filed a petition in the county court on July 27, 2004, claiming that Larry had been in possession of residential real property belonging to the trust and had failed to pay rent to the trust or its cotrustees for the use of the property. Lee also alleged that Larry had failed to properly account to Lee for his acts and doings as a cotrastee and a tenant of the farmland and residential property of the trust. Lee alleged that it was impossible for him and Larry to adequately function as cotrustees of the trust. Lee alleged that a conflict of interest arose by virtue of Larry’s serving as cotrustee at the same time as he served as a tenant of the property owned by the trust. Lee sought an order from the court removing Larry as cotrustee of the trust and requiring Larry to account for his acts and doings in connection with the affairs and administration of the trust. Lee also sought an order *626 requiring Larry, as a tenant, to negotiate with the trustees the terms and conditions of the rental agreement or agreements (1) for the year 2004, relating to farmland owned by the trust and farmed by Larry, and (2) relating to residential property owned by the trust and possessed by Larry.

Larry answered, alleging among other things that he and Lee could act as cotrustees and that if anything, Lee should be removed as cotrustee for neglecting the business of the trust. Larry also affirmatively alleged that Lee’s action for an accounting was barred by the doctrines of estoppel and laches and the statute of limitations for such actions.

Trial in this case was held on December 17, 2004, and January 25, 2005. We note at the outset that the issue of a rental agreement for the trust farmland for the year 2004 had been resolved prior to trial.

Larry testified about the terms of the trust agreement. When the trust was created in 1992, Charles conveyed certain real and personal property to the trust. The real property originally conveyed to the trust remained in the trust at the time of the December 2004 hearing, but the trust retained none of the originally-conveyed personal property. Upon Charles’ death, Larry purchased the trust’s personal property, which included machinery, equipment, and livestock, as provided for in the trust. The real estate owned by the trust includes farmland, pasture, a house with a detached garage, certain outbuildings and grain bins, and some Platte River accretion land. Among other things, the trust agreement provided that no part of the trust’s property shall be liable for the debts or obligations of any beneficiary, that the trustees may lease the property of the trust to others, and that the trustees may borrow money for any purpose connected with the protection, preservation, or improvement of the trust estate whenever advisable in the trustees’ judgment.

Larry testified it was his understanding that he and Lee must act jointly as cotrustees and that neither he nor Lee had the power to do anything separately in connection with the administration of the trust. Larry testified that when Charles died, Larry “treated the trust as [Larry] always treated the trust, as a family unit to be improved and maintained for the benefit of the beneficiaries.”

*627 Prior to the creation of the trust, Larry and Charles were partners with respect to both crops and livestock. The partnership utilized the farmland and pasture now owned by the trust. Prior to and after the creation of the trust, Larry and Charles had a crop-share arrangement for the farmland and an equal-division arrangement for the livestock.

In 2003, the farming arrangement shifted to a cash rent lease for both the farmland and the pasture owned by the trust. Larry signed the lease agreements both in his capacity as tenant and in his capacity as cotrustee. Lee also signed as cotrustee. Larry thought that the legal descriptions of real property set forth in the 2003 leases included the land upon which the house, grain bins, outbuildings, and cattle pens are located. Further evidence, particularly a cash rental analysis, indicates that the house, grain bins, outbuildings, and cattle pens were not included in determining the rental value of real property set forth in the 2003 leases. The 2003 leases did not require any additional payments for the use of the house, grain bins, outbuildings, and cattle pens.

Larry has lived in the house on the trust property since 1979. When Larry moved into the house, it was owned by Charles and Irene, and it is now owned by the trust. Larry never paid any rent for the house to Charles or Irene and has never paid any rent to the trust, either while Charles was trustee or since Charles’ death. There has never been a lease agreement in place for the house. According to Larry, Charles consented to Larry’s residing in the house and having use of the detached garage without payment of rent. Larry has made improvements to the house. Larry testified that his parents were aware of the money and labor Larry and his wife put into remodeling the house. Larry has not provided to Lee any of the underlying bills or contracts relating to the various improvements, but Larry has told Lee about some of those improvements.

When Larry farmed in partnership with Charles, he did not pay Charles any rent for use of the grain bins, cattle pens, or outbuildings on the property. Nor has Larry paid rent to the trust for use of these items. Larry testified that he has placed additional outbuildings and cattle pens and made additions to the grain bins on the property at his own expense. Larry testified *628

Free access — add to your briefcase to read the full text and ask questions with AI

Related

In re Estate of Robb
Nebraska Court of Appeals, 2013
In Re Socha
783 N.W.2d 800 (Nebraska Court of Appeals, 2010)
In Re Trust of Alexis
744 N.W.2d 514 (Nebraska Court of Appeals, 2008)

Cite This Page — Counsel Stack

Bluebook (online)
734 N.W.2d 323, 15 Neb. Ct. App. 624, 2007 Neb. App. LEXIS 96, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-charles-c-wells-revocable-trust-nebctapp-2007.