Stewart H. Hudson and Shelia D. Hudson v. The Winford D. Dixon Revocable Living Trust, Crystal J. Dixon, Trustee, Trevor Robbins, Amanda Robbins (mem. dec.)

MEMORANDUM DECISION
Pursuant to Ind. Appellate Rule 65(D),
this Memorandum Decision shall not be FILED
regarded as precedent or cited before any Dec 13 2017, 7:09 am
court except for the purpose of establishing
CLERK
the defense of res judicata, collateral Indiana Supreme Court
Court of Appeals
estoppel, or the law of the case. and Tax Court
ATTORNEY FOR APPELLANTS ATTORNEYS FOR APPELLEES
R. Patrick Magrath Brent E. Steele
Alcorn Sage Schwartz & Magrath, LLP Steele & Steele, LLC
Madison, Indiana Bedford, Indiana
IN THE
COURT OF APPEALS OF INDIANA
Stewart H. Hudson and December 13, 2017
Shelia D. Hudson, Court of Appeals Case No.
Appellants-Defendants, 47A01-1704-PL-865
Appeal from the Lawrence Circuit
v. Court
The Honorable Andrea K.
The Winford D. Dixon McCord, Judge
Revocable Living Trust, Trial Court Cause No.
Crystal J. Dixon, Trustee, 47C01-1505-PL-699
Trevor Robbins,
Amanda Robbins,
Appellees-Plaintiffs
Baker, Judge.
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[1] Stewart and Shelia Hudson appeal the trial court’s order granting the quiet title
action filed by The Winford D. Dixon Revocable Living Trust (the Dixon
Trust) and Trevor and Amanda Robbins. The Hudsons contend that the trial
court erroneously determined that the Dixon Trust and the Robbinses
established adverse possession of the disputed property. Additionally, the
Hudsons appeal the trial court’s denial of their request for an easement of
necessity over a portion of land owned by the Dixon Trust. Finding no error,
we affirm.
Facts
[2] In 1881, Mary Dixon acquired a parcel of real estate in Lawrence County. In
1898, Mary sold a portion of that real estate to Emma (Dixon) Dodds. That
real estate is now owned by the Dixon Trust (the Dixon Trust Property). 1 In
1899, Mary sold the other portion of her real estate to Josiah and Thomas
Dixon. That property was transferred five times within the Dixon family
between 1899 and 2006, when it was sold to Kevin and Tammie Biddle. In
2013, the Biddles lost the property in foreclosure to Farm Credit Services,
which sold it to the Hudsons in 2014. The Hudsons are the current owners of
that real estate (the Hudson Property). The Dixon Trust Property, which is
approximately 19 acres, and the Hudson Property, which is approximately 108
acres, abut one another.
1
The Robbinses have an equitable interest in the Dixon Trust Property pursuant to a land contract.
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[3] The area of real estate in dispute (the Disputed Property) is a 2.5-acre tract that
is wholly contained within the legal description of the Hudson Property. The
Disputed Property is located between a creek and the legal boundary line
separating the Dixon Trust Property from the Hudson Property. Some parts of
the Disputed Property are mowed, while others are overgrown with brush and
trees. Many decades ago, a fence was erected along the creek. Throughout the
history of the two properties, the owners have treated the creek/fence line as the
boundary line.
[4] Hubert Thomas Dixon (Tommy) was a predecessor in title to the Hudsons; he
owned the Hudson Property from 1980 through 2006. Tommy testified that the
Disputed Property was always used and maintained by the Dixon family.
According to Tommy, Winford Dixon—prior owner of the Dixon Trust
Property, which was placed in the family trust in 2008—had the hay cut from
the Disputed Property from the time he acquired the real estate in 1958.
Additionally, Winford installed a septic system at some point during his
ownership of the real estate, and the septic field extends underneath the
Disputed Property. Winford farmed part of the Disputed Property and his
family occasionally used part of it as a softball field.
[5] The Hudson Property contains a field on the northeast segment of the real
estate (the Back Property). When Tommy owned this real estate, he used the
Dixon driveway and a trail beyond it to access the Back Property, but always
got permission from Winford before doing so. No one accessed the Back
Property or the trail beyond it without Winford’s permission.
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[6] When Tommy sold the Hudson Property to the Biddles in 2006, he told them
that he would introduce them to Winford and that they would have to resolve
any desired use of Winford’s property with him. An old road, since overgrown,
called the Hubert Dixon Road, can also be used to access the Back Property;
that road is on the Hudson Property. The Hudsons have used a tractor to
access the Back Property via the Hubert Dixon Road. Winford gave permission
to the Biddles to use the driveway and trail to the Back Property. He later
withdrew that permission, however, because the Biddles were driving up and
down the driveway too fast on their four-wheeled vehicles and had turned his
driveway into “a playground for the kids that lived with the Biddles.” Tr. Vol.
II p. 34. After that, no one aside from Winford, his family, and people hired by
them used the driveway.
[7] After Tommy sold the Hudson Property to the Biddles, the person with whom
Winford contracted to cut and remove the hay on the Disputed Property
continued to do so. The Biddles did not tell that individual to get off their
property.
[8] In August 2014, Amanda and Trevor Robbins entered into a contract to
purchase the Dixon Trust Property. Two months later, the Hudsons acquired
their real estate. Stewart Hudson asked Amanda where she thought the
property line was, and she replied that she believed it was the creek. He also
asked her for permission to come through her back field if water blocked the
bridge to his house; the Robbinses agreed. After having a survey performed, the
Hudsons presented the Robbinses with a contract to exchange a fifty-foot
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easement for the Disputed Property.2 The Hudsons intended to use the
easement to build a county-managed road, install utilities, and build houses on
the Back Property. The easement would have removed a portion of the
Robbinses’ garage, and the Robbinses believed that the Disputed Property
already belonged to them, so they refused to sign. After that, relations between
the neighbors deteriorated dramatically.
[9] On May 29, 2015, the Dixon Trust and the Robbinses filed a complaint to quiet
title to the Disputed Property. On July 28, 2015, the Hudsons filed an answer
and a counterclaim seeking a prescriptive easement and an easement of
necessity for access to the Back Property. A bench trial took place on February
16, 2017. At this time, the Lawrence County Courthouse was under
reconstruction and work was being done on the roof. The trial proceeded, and
none of the parties objected based on noise levels. Subsequent to the hearing,
the trial court judge conducted a visual inspection of the real estate at issue.
[10] On March 27, 2017, the trial court ruled in favor of the Dixon Trust and the
Robbinses on their quiet title action and ruled against the Hudsons on their
request for an easement. In pertinent part, the trial court found as follows:
2
The Hudsons presented a similar agreement to the trustee of the Dixon Trust; she also declined.
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Easement of Necessity
20. The [Hudsons’] home residence abuts a blacktop county
road which provides access to any and all of the
[Hudsons’] real estate.
21. The aerial pictures entered into evidence at the trial show
there were trails and roadways leading across various
places on the lands of the [Hudsons] to [the Back
Property].
22. Upon a physical examination and walk-through of the real
estate, the Court saw what appeared to be a road made
with some sort of heavy equipment with gravel on it, with
an incline that appeared able to be traveled on by a four-
wheel drive vehicle and did not appear particularly
cumbersome.
***
24. The court finds in favor of [the Dixon Trust] and against
the [Hudsons] in their request for an easement of necessity.
Adverse Possession
25. Upon a physical examination of the property by the Court,
old, rusted wire was found growing out of the dead center
of a large sycamore tree. Old, but newer wire fencing had
been installed outside the tree. The Court could see the
fence had been placed and maintained over many years,
with fence ranging from woven wire embedded in the trees
to barbed wire from two (2) different periods of time, one
more dilapidated and rusted than the newer. The Court
finds that the wire fence along the branch of the creek
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bordering the [Disputed Property] had been placed along
this property line a very long time ago in the history of this
real estate.
26. [Tommy] testified that he was born on this property in
1936, grew up on the real estate and the wire fence along
the creek had been the boundary line since his father
acquired the real estate. . . . He testified he never thought
he owned any real estate beyond the creek.
27. [Multiple witnesses] all testified that the [Dixon Trust] and
its predecessors in title used the [Disputed Property] for
everything from placement of a wrought iron fence in the
early 1900s, septic fingers and tank in 1959, erecting
clothesline and poles many years ago . . . , placing satellite
TV antennae in the 1990s, farming operations cutting hay,
planting and harvesting crops for decades and as a softball
field.
***
29. The fence in this case was in existence for over seven (7)
decades prior to the Hudson’s [sic] purchase of their real
estate in 2014, far in excess of the ten (10) years required
for adverse possession. The Dixon family acquiesced to
and set this fence line a long, long time ago.
30. The [Disputed Property] was always used by [the Dixon
Trust] and its predecessors in title and never by the
[Hudsons’] or their predecessors in title.
***
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37. [The Dixon Trust and the Robbinses] have met their
burden of proof regarding adverse possession . . . .
38. Title to the [Disputed Property] should be quieted in the
name of the [Dixon Trust], free and clear of any claim of
the [Hudsons].
Appealed Order p. 6-10. The Hudsons now appeal.
Discussion and Decision
I. Due Process
[11] First, the Hudsons argue that their procedural due process rights were violated
because of the construction to the courthouse that was ongoing during the trial.
According to the Hudsons, the noise made it difficult to hear testimony and
caused many portions of the transcript to be indecipherable. Procedural due
process “is the opportunity to be heard at a meaningful time and in a
meaningful manner,” Perdue v. Gargano, 964 N.E.2d 824, 832 (Ind. 2012), and
generally includes “‘an opportunity to present every available defense,’” Morton
v. Ivacic, 898 N.E.2d 1196, 1199 (Ind. 2008) (quoting Lindsey v. Normet, 405 U.S.
56, 66 (1972)).
[12] Initially, we note that the Hudsons did not object to the trial court’s decision to
proceed with the trial in the midst of the ongoing construction. Moreover, they
did not file a motion to correct error or a motion for relief from judgment
related to the construction noise. As a result, this argument has been waived.
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[13] Waiver notwithstanding, we note that the court reporter executed an affidavit
explaining that the numerous instances of “indiscernible” in the transcript were
the result of malfunctioning recording equipment, not of the noise in the
courtroom. Appellees’ App. Vol. II p. 15. Moreover, the court reporter
attested that there was special equipment available for people with hearing
impairments, but no one requested to use that equipment during the trial.
[14] In any event, the Hudsons received a full and fair trial, including direct and
cross-examination of witnesses and an in-person trip to the properties by the
trial court judge. The Hudsons also filed a post-trial brief in support of their
positions, meaning that they were able to present the trial court with their
arguments in writing—a format entirely unaffected by the noise in the
courtroom. Under these circumstances, we decline to reverse based on due
process concerns.
II. Adverse Possession
[15] The Hudsons next argue that the trial court erroneously determined that the
Dixon Trust is entitled to adverse possession of the Disputed Property. To
establish adverse possession, a claimant must show “clear and convincing proof
of control, intent, notice, and duration.” Fraley v. Minger, 829 N.E.2d 476, 485
(Ind. 2005). These elements, which must be satisfied for a period of ten years,
are defined as follows:
(1) Control—The claimant must exercise a degree of use and
control over the parcel that is normal and customary
considering the characteristics of the land (reflecting the
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former elements of “actual,” and in some ways
“exclusive,” possession);
(2) Intent—The claimant must demonstrate intent to claim
full ownership of the tract superior to the rights of all
others, particularly the legal owner (reflecting the former
elements of “claim of right,” “exclusive,” “hostile,” and
“adverse”);
(3) Notice—The claimant’s actions with respect to the land
must be sufficient to give actual or constructive notice to
the legal owner of the claimant’s intent and exclusive
control (reflecting the former “visible,” “open,”
“notorious,” and in some ways the “hostile,” elements);
and,
(4) Duration—the claimant must satisfy each of these
elements continuously for the required period of time
(reflecting the former “continuous” element).
Id. at 486. In evaluating the trial court’s conclusion that adverse possession was
established, we may consider only the probative evidence and reasonable
inferences supporting the judgment, may not reweigh evidence or assess witness
credibility, and will affirm if a reasonable trier of fact could conclude that the
judgment was established by clear and convincing evidence. Id. at 483.
A. Notice
[16] The only Fraley element challenged by the Hudsons in this case is the element
of notice. According to the Hudsons, the actions of the Dixon Trust and its
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predecessors in title were not sufficiently visible, open, and notorious to
establish this element by clear and convincing evidence.
[17] The record reveals the following evidence regarding the use of the Disputed
Property by the Dixon Trust and its predecessors in title:
• The Dixon family had large portions of the Disputed Property mowed.
• They also farmed part of the Disputed Property.
• The Disputed Property included a yard in which the family sometimes
played softball, as well as a clothesline and a satellite television dish.
• Winford had a septic system constructed, and the septic field underlies
part of the Disputed Property.
• A fence consistent with the use of the Disputed Property by the Dixon
Trust and its predecessors in title has been in place for many decades.
• Throughout the years, the respective owners of the Dixon Trust Property
and the Hudson Property have believed that the Disputed Property is
part of the Dixon Trust Property and have acted accordingly.
This evidence supports the trial court’s conclusion that the Dixon Trust
established the notice element of adverse possession. While the Hudsons direct
our attention to other evidence in the record supporting their argument that
notice was not established, this amounts to a request that we reweigh the
evidence—a request we decline.
B. Taxes
[18] In addition to the elements described by our Supreme Court in Fraley, an
adverse possessor must also comply with Indiana Code section 32-21-7-1
regarding payment of taxes. This statute requires an adverse possessor to pay
all taxes and special assessments that the adverse possessor reasonably believes
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in good faith to be due on the property during the period of claimed adverse
possession. I.C. § 32-21-7-1(a).
[19] The Hudsons contend that the Dixon Trust failed to establish compliance with
Indiana Code section 32-21-7-1 and that the trial court erred by neglecting to
make a finding regarding payment of taxes.
[20] At the outset of the trial, the parties informed the trial court that “[w]e’ve also
stipulated through the (indiscernible) decision that taxes are what they are. The
Plaintiff and Defendant have each paid the taxes in accordance with their tax
papers as sent by the Treasurer.” Tr. Vol. II p. 3-4. The Hudsons argue that
the Dixon Trust should have entered those “tax papers” into evidence, but we
cannot agree that this action was required given that the parties had stipulated
to the issue.
[21] While this stipulation is far from a model of clarity, it is apparent that the
parties were endeavoring to simplify the litigation by agreeing on the issue of
taxes from the outset. Stipulations are binding upon the parties and the trial
court and may not be challenged on appeal. E.g., Norris Ave. Prof’l Bldg. P’ship v.
Coordinated Health, LLC, 28 N.E.3d 296, 299 (Ind. Ct. App. 2015); Wayne Twp.
v. Lutheran Hosp. of Fort Wayne, Inc., 590 N.E.2d 1130, 1133 (Ind. Ct. App.
1992). Because the parties stipulated that the Dixon Trust had paid all taxes,
presumably including the Disputed Property, the Hudsons may not now
challenge that fact.
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[22] As for whether the trial court was required to include a finding regarding taxes,
we agree that it would have been the better practice to have done so. But we
cannot say that the trial court was required to do so, since the parties had
expressly agreed on the issue. Furthermore, were we to rule in favor of the
Hudsons on this point, the remedy would be to remand to the trial court to add
a finding regarding taxes, which would just be a recitation of the parties’
stipulation—hardly an efficient use of judicial resources. Therefore, we decline
to reverse or remand on this basis.
III. Easement
[23] Finally, the Hudsons argue that the trial court erred by denying their request for
an easement of necessity on a portion of the Dixon Trust Property.3 This Court
has explained easements of necessity as follows:
An easement of necessity will be implied when “there has been a
severance of the unity of ownership of a tract of land in such a
way as to leave one part without access to a public road.” An
easement of necessity may arise, if ever, only at the time that the
parcel is divided and only because of inaccessibility then existing.
To demonstrate that an easement of necessity should be implied,
a plaintiff must establish both unity of title at the time that tracts
of land were severed from one another and the necessity of the
easement.
***
3
They do not appeal the trial court’s finding that they are not entitled to a prescriptive easement.
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To demonstrate that the easement is “of necessity,” a plaintiff
must demonstrate more than that the easement would be
beneficial or convenient. If the plaintiff has another means of
accessing his land, he may not claim a right to pass over the land of
another. This rule controls even if the alternate means of access would be
more difficult or expensive for the plaintiff.
Cockrell v. Hawkins, 764 N.E.2d 289, 292 (Ind. Ct. App. 2002) (emphasis added)
(internal citations omitted).
[24] Stewart testified that there was no “practical” way to get to the Back Property
other than through the Dixon Trust Property. Tr. Vol. II p. 95. But he also
testified that he was able to use a tractor to access the Back Property over his
own land to clear trees on the Back Property. Id. at 95-96. Additionally, the
trial court found further evidence that the Hudsons would be able to access the
Back Property without having to traverse the Dixon Trust Property:
• The Hudsons’ home abuts a blacktop road that “provides access to any
and all of the [Hudsons’] real estate.” Appealed Order p. 6.
• Aerial pictures establish that there are “trails and roadways leading
across various places” on the Hudson Property to the Back Property. Id.
• The trial court judge herself walked through the property and observed
“what appeared to be a road made with some sort of heavy equipment
with gravel on it, with an incline that appeared able to be traveled on by
a four-wheel drive vehicle and did not appear particularly cumbersome.”
Id.
This evidence readily supports the trial court’s conclusion that the Hudsons
have a means—possibly multiple means—of accessing the Back Property that
does not involve traveling over a portion of the Dixon Trust Property.
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Consequently, we find that the trial court did not err by denying the Hudsons’
request for an easement of necessity.
[25] The judgment of the trial court is affirmed.
Riley, J., and Brown, J., concur.
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