Jackie Doss Smith v. Virginia Lagerstam, Emil Lagerstam, Kathryn Lagerstam Wilbeck, Vivian Lagerstam Savage, and Annika Lagerstam Kaye

Court of Appeals of Texas·Decided July 19, 2007·No. 03-05-00275-CV·Published

Opinion

TEXAS COURT OF APPEALS, THIRD DISTRICT, AT AUSTIN




ON MOTION FOR REHEARING



NO. 03-05-00275-CV

Jackie Doss Smith, Appellant



v.



Virginia Lagerstam, Emil Lagerstam, Kathryn Lagerstam Wilbeck,

Vivian Lagerstam Savage, and Annika Lagerstam Kaye, Appellees



FROM THE DISTRICT COURT OF TRAVIS COUNTY, 345TH JUDICIAL DISTRICT

NO. GN402753, HONORABLE MARGARET COOPER, JUDGE PRESIDING

D I S S E N T I N G O P I N I O N


Mindful that we may not relax a movant's burden in a summary judgment proceeding so as to deprive a litigant of the right to trial by jury, I would conclude that this case turns on the inadequacy of the Lagerstams' motion for summary judgment and error compounded by the majority in affirming summary judgment on grounds not raised in the motion. Because a material fact issue exists on elements of Smith's causes of action and the Lagerstams' motion is entirely inadequate with respect to Smith's cause of action for unilateral mistake, I respectfully dissent.





BACKGROUND

Smith's father, Clarence T. Doss--now deceased--and his sister, Virginia Lagerstam, inherited identical mineral interests to land in Robertson County, Texas. Smith inherited her father's interest when he died. In 1984, Smith and Virginia Lagerstam leased their mineral interests to XTO Energy by separate oil and gas leases. These leases were included in a pooled unit known as the Biggs Gas Unit. Under the terms of their leases and the unit designation, Smith and Virginia were each entitled to receive a .0009901 royalty interest on production from wells on the unit.

From 1985 to 2002, Smith received small royalty payments on the Biggs Gas Unit, which had one well, the Biggs #1 Well. In 2002, a second well was drilled on the unit, the Biggs #2,

and in 2003, a third well, the Biggs #12 well, was drilled. In January 2004, Smith and Virginia were both receiving royalty payments on the three wells in the approximate amount of $350 per month. (1)

In February 2004, Smith received an unsolicited offer in the mail from San Saba Royalty to purchase her .0009901 royalty interest in the Biggs Gas Unit for $6658.99. At about the same time, Smith learned that her disabled son needed $6000 to pay back taxes on his home. In her affidavit in response to the summary judgment motion, Smith averred that she was a widow, had no other source of income, and had been unable to help her son. Because the offer provided an opportunity for her to help her son, she decided to investigate the offer further. Knowing that her aunt Virginia had a royalty interest identical to hers, and assuming that Virginia had received the same offer, Smith called Virginia for advice. Smith averred that she believed Virginia and her husband Emil had greater business knowledge, particularly about matters related to royalties and oil and gas. Smith explained her son's tax problem and her desire to help him, and sought Virginia's advice. Smith averred that Virginia said she would talk to Emil and call Smith back. In her deposition, Virginia confirmed that Smith needed the money for her son. The parties dispute other aspects of the telephone call.

After discussing the matter with Emil, the next day Virginia contacted Smith and offered to purchase Smith's royalty interest for the same price offered by San Saba. Virginia explained that she wanted to give the interest to her three daughters. Smith averred that she told Virginia that she was not aware she could sell her interest to someone other than the company that had made the offer. Virginia assured her that they could buy the interest and expressed her desire that Smith deed the interest in the wells directly and in equal portions to the daughters. Because she considered the sale a good way to help her son and also to keep the royalty interest in the family, Smith agreed to sell her interest to the Lagerstams and deed the interest over to the daughters.

The Lagerstams proceeded to prepare the papers. Smith received her last royalty check before signing over the deeds; the check dated February 20, 2004, was in the amount of $353.85. On March 9, 2004, Virginia and Emil Lagerstam traveled to Austin and met with Smith. Smith executed three royalty deeds prepared by the Lagerstams' attorney and received a check from the Lagerstams for $6660. Smith averred that she "trusted Virginia and Emil to have the deeds prepared to reflect" their agreement. She understood that she was selling to the Lagerstams exactly the same interest that San Saba offered to purchase--her royalty interest in the Biggs Gas Unit. Smith sent the $6660 to her son to pay his back taxes on his home.

After executing the deeds, Smith received three royalty checks from XTO Energy which she understood were for production prior to the sale. On March 19, she received a check for $510.10 as royalty on the Biggs #'s 1, 2, and 12 wells. For the first time, however, the check included royalties for a new well known as the Biggs #7 well. On April 20, she received a check in the amount of $1025.90 as royalties for the Biggs #1, 2, 7, and 12 wells, as well as another new well, the Biggs #4. On May 20, she received a third check in the amount of $974.85 as royalties on production from all five wells--Biggs #'s 1, 2, 4, 7, and 12. Because she thought that the payments on the two additional wells were a mistake, she attempted to contact XTO Energy to inquire about them.

On June 10, 2004, Smith received by mail (i) a transfer order from XTO Energy showing the transfer of her royalty interest to the Lagerstams' daughters and (ii) a new offer to purchase her royalty interest from San Saba--this one for $62,651.38. The transfer order listed all five Biggs Gas Unit wells. Smith immediately contacted XTO Energy and obtained confirmation that her interest had included five wells, rather than three. She also spoke with Hal Coons of San Saba who reaffirmed the offer to purchase. Smith averred that she learned for the first time through these conversations that there were five wells and that her interest in all of the wells had been conveyed to the Lagerstams' daughters.

After receiving the revised San Saba offer, Smith contacted Virginia and told her about the additional offer and the two new wells. Smith explained the mistake and asked Virginia if they could "undo" the transaction. Virginia declined and said that it was impossible to undo the transaction.

Smith subsequently learned that the Biggs #7 well, on which she first received royalties on approximately March 19, was completed in January 2004 and that the Biggs #4 well, on which she first received royalties on April 20, was completed in February 2004. Thus, both wells had been completed and were producing before Smith agreed to sell her royalty interest to the Lagerstams, but she received no payments on the wells until after she had signed the deeds over to the Lagerstam daughters. Smith wrote a letter to the three daughters explaining the background of the wells and how she learned of the two new wells. She advised them: "I assumed that I was only selling a royalty interest that would pay $200-$300 per month.

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Jackie Doss Smith v. Virginia Lagerstam, Emil Lagerstam, Kathryn Lagerstam Wilbeck, Vivian Lagerstam Savage, and Annika Lagerstam Kaye, (Tex. Ct. App. 2007).

Jackie Doss Smith v. Virginia Lagerstam, Emil Lagerstam, Kathryn Lagerstam Wilbeck, Vivian Lagerstam Savage, and Annika Lagerstam Kaye (Jackie Doss Smith v. Virginia Lagerstam, Emil Lagerstam, Kathryn Lagerstam Wilbeck, Vivian Lagerstam Savage, and Annika Lagerstam Kaye) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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