Nicolson v. Brown
Nicolson v. Brown
Opinion of the Court
This is an ejectment suit. The original plaintiff, appellant Nicolson, sued as successor of the Trustees of the Chesapeake and Ohio Canal Company, to whom the land in suit was conveyed in 1839. The defendants and their predecessors had occupied, improved, and paid taxes on the land for many years before suit, and claimed title by adverse possession. The District Court dismissed Nicolson’s complaint. It afterwards granted a “new trial” so as to permit the United States, which claimed title through the Canal Company, to intervene as plaintiff. The United States filed a complaint similar to Nicolson’s and against the same defendants. Both the complaint of the United States and that of Nicolson were afterwards dismissed, and the plaintiffs appealed. The facts are not in dispute. The only question argued is whether the court was right in holding that the Canal Company’s title was legally capable of being lost by adverse possession.
The land is a triangular piece bounded on the south by Canal Road and on the east by Foxhall Road, formerly Conduit Road, in the District of Columbia. At its
An early Maryland statute which amended the Company’s charter in various respects provided, among other things, that “the erection of any fence, wall, or building upon the land of the said company, whether with or without the permission of the said company, however long the same may remain, shall not be deemd nor held in law as an adverse possession, so as to deprive the said company of its rights in or to the said lands.”
The District Court held that this federal act did not protect the land -in suit against loss by adverse possession because the land was “not part of the works of the canal” or of the canal’s “right of way or appurtenances,” and was “not used for canal purposes nor located so as to be used for such purposes within the meaning of said Act.”
The Maryland act protected “the land of the said company” against adverse possession. Nothing could be broader.
But we need not decide whether the federal act covers all the Company’s property, wherever located, within the District. Even if this act is narrower than the Maryland act, we think it covers the land in suit. “Canal” as physical property may mean, according to context, a variety of things; including a ditch, or the water in it, or both, or both plus a tow-path, or all three plus locks and structures,
A procedural question not raised by the parties lurks in the record. Nicolson’s complaint was dismissed on April 4, 1941. He moved for a new trial on April 12. On April 17 the United States moved to intervene. On May 17 the court granted a new trial, “not on any of the grounds asserted in said motion for a new trial, but to permit the United States to intervene and to permit a retrial of the issues herein with the United States as an intervening plaintiff.” If the second trial, the judgment in which is here on appeal, had been merely a new trial of Nicolson’s previous suit, the order granting it would have been erroneous because not timely,
Reversed.
Act of March 8, 1845, Md.Laws, 1844,-1845, C. 287, § 10.
Act of September 20, 1850, 9 Stat. 467.
We need only mention appellees’ contentions that the act does not protect equitable ownership, and that though it prevents loss through “erection of any fence, wall, or building” it permits loss through milder varieties of adverse possession.
Cf. Brown v. Chesapeake and Ohio Canal Co., 73 Md. 567, 601 (appendix); Bond v. Murray, 118 Md. 445, 84 A. 655; Mackall v. Chesapeake & Ohio Canal Co., 94 U.S. 308, 24 L.Ed. 161; Boston & Albany R. Co. v. Reardon, 226 Mass. 286, 115 N.E. 408.
Schuylkill Navigation Co. v. Commissioners, 11 Pa. 202, 204; United States v. Big Horn Land & Cattle Co., 8 Cir., 17 F.2d 357, 365.
Twin Falls Canal Co. v. American Falls Reservoir, Dist. No. 2, 9 Cir., 59 F.2d 19, 23, certiorari denied 287 U.S. 638, 53 S.Ct. 87, 77 L.Ed. 552; Johnson Irrigation Co. v. Ivory, 46 Wyo. 221, 24 P.2d 1053, 1056.
Freid v. McGrath, 76 U.S.App.D.C. 388, 133 F.2d 350.
Case-law data current through December 31, 2025. Source: CourtListener bulk data.