Henderson v. Chesley
Henderson v. Chesley
Opinion of the Court
This is an action by appellant against appellees, in their individual capacity and as independent executrices of the will and estate of A. Chesley, deceased. Appellant claimed a fee-simple title and also title under the 10-years statute of limitation, not only to the surface of the land in controversy, but to all the minerals in and under the same. Appellees disclaimed as to all of the land and minerals, except a one-mlf undivided interest in the minerals and mineral rights. They also filed special answers and defensive pleas, including a plea of res judi-cata, and cross-action to recover an undivided one-half interest in the minerals. The case was tried before a jury, and, at the conclusion of the testimony, the court gave a peremptory instruction for appellees.
The first point raised on this appeal is that the court erred in giving the peremptory instruction, because there was never any severance of the mineral estate from the, surface estate of the land in suit, for that the evidence showed at least an undivided one-half of the mineral estate was at all times vested in the owner of the surface, and that appellant had acquired title by the 10-years statute of limitations through the adverse possession, required by the statute.
In the recent eases of Wallace v. Hoyt, 225. S. W. 425, and Green v. Mining & Development Co., 225 S. W. 548, this court passed upon a similar question. In those cases we held that, after minerals under a tract of land have been severed from the surface by reservation in a deed conveying the tract, possession of the surface alone for the time required by the ' statute of limitation does not give title to the minerals by adverse possession. The reasons for this doctrine are fully given in the cases cited, and it is not deemed necessary to reiterate them.
There is the further point that appellees claim to hold as tenants in common with appellant to defeat limitation, and that it was error for the trial court to exclude certain proffered testimony to the effect that appellant, through his attorney, had notified Mrs. Chesley, more than 10 years prior to the bringing of this suit, that he did not recognize any right or claim in her or in the heirs of A. Chesley to any of the minerals or mineral rights in the land.
The presumption that possession of the surface carries with it possession of the minerals does not apply where the latter have been severed; each then becomes a distinct possession. Therefore a mere hostile assertion of right to the minerals cannot of itself suffice to constitute possession of them, much less an adverse possession. In the absence of some attempt by the occupant of the surface to reduce the minerals to pos-, session, a mere assertion of hostile claim to the latter is not aided by possession of the surface. This we think logically follows from the reasoning upon which the rule is based, and we refer to the authorities collated in Wallace v. Hoyt upon this question.
We are further of the opinion that the failure or refusal of appellant to recognize appellees’ rights in the minerals could not enlarge the rights of appellant, nor of itself enable him to assert title by limitation to the minerals. Apellees had no such title to the land as would have entitled them to oust the plaintiff from the possession of the surface, or to interfere with his use thereof, and it was not shown that appellees were seeking to obtain the minerals from under the land or to attempt to reduce them to possession, or that they were excluded therefrom by appellant.
All of the assignments have been carefully considered, and the questions are decided adversely to appellant. Believing that no reversible error has been shown, the judgment is affirmed.
Affirmed.
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Reference
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- HENDERSON v. CHESLEY Et Al.
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