Real Estate Law
Ask a Real Estate Law Question, Get an Answer ASAP!
Your logic is sound. However, it may not be that simple.
Tell me this, when you say "a vacancy consisting of 2.45 acres was discovered", are you saying that your grandmother's property was divided and sold and this particular section was never actually placed on anyone else's deed? If so, how long has the property been sold and has anyone been physically inhabiting, using, or controlling the 2.45 acres in question believing they were the owner?
As far as I can tell, the property was never placed on anyone else's deed. The property was probably sold in the 60's, although I am not entirely sure of that. And, yes, someone else has been using and/or controlling the property. I can only assume that they believed they were the owner; otherwise, I would think that they would have tried to resolve the issue before it was discovered during the mineral lease title work. The odd thing is that the producer drilled on the property before this was resolved; however, I think sometimes they do start drilling before the title work is complete.
The letter that I received from the producer states that during their curative work for the division of interest in two of their units, they discovered a "vacancy" that exists between the boundaries of two of the tracts involved. They are proposing that reciprocal quit claim deeds be signed in order to clarify the title on the property. The document also states that I will hold my interest in the minerals for each tract and the current property owners will retain the surface.
At first it would seem you may own this property, however these are the situations that adverse possession was created to remedy and may very well apply to this case. Basically if you think you own the property and possess it continuously and exclusively for a period of 10 years then you may have the ability to have a court grant you title to the property even when you were mistaken as to your ownership.
The law of adverse possession in Texas was articulated well in the following case.... http://www.supreme.courts.state.tx.us/opinions/HTMLopinion.asp?OpinionID=2000871
Here is a relevant excerpt:
Under Texas law, adverse possession requires "an actual and visible appropriation of real property, commenced and continued under a claim of right that is inconsistent with and is hostile to the claim of another person." Tex. Civ. Prac. & Rem. Code § 16.021(1). The statute requires visible appropriation; mistaken beliefs about ownership do not transfer title until someone acts on them. See, e.g., Bywaters v. Gannon, 686 S.W.2d 593, 595 (Tex. 1985). Thus, there must be adverse possession, not just adverse beliefs.
The statute requires that such possession be "inconsistent with" and "hostile to" the claims of all others. Joint use is not enough, because "possession must be of such character as to indicate unmistakably an assertion of a claim of exclusive ownership in the occupant." Rhodes v. Cahill, 802 S.W.2d 643, 645 (Tex. 1990) (quoting Rick v. Grubbs, 214 S.W.2d 925, 927 (Tex. 1948)) (emphasis in original); McDonnold v. Weinacht, 465 S.W.2d 136, 141 (Tex. 1971). Here, Haliburton shared use of the strip with the Buddes, so her use was not inconsistent with or hostile to their ownership. See, e.g., Brooks v. Jones, 578 S.W.2d 669, 673 (Tex. 1979) ("It has long been the law in Texas that when a landowner and the claimant of an easement both use the same way, the use by the claimant is not exclusive of the owner's use and therefore will not be considered adverse.").
If the people who have occupied the property for 50 years under the belief they owned it were to file a quiet title action, they may find success and the court order that they know own the property. This may or may not have an impact on the mineral rights and you may find it to your advantage to simply execute these quit claim deeds to protect your own interests.
I strongly advise you to seek local counsel and let them review this situation (and the property itself... take pictures). If they determine you would lose an adverse possession action, you will likely want to sign these deeds.
Please reply if I can help further.
Remember to click ACCEPT only when you are satisfied with your answers. This is how we get paid for our time with your questions. I would also appreciate any positive feedback you could provide. If you are not satisfied then please reply to me so I can further assist you or find someone else to help. I am not your attorney. Therefore no attorney-client relationship exists and any communications on this website are not subject to the attorney-client privilege. For this reason, please do not divulge any personal information and use this site only for hypothetical questions. This forum is for general questions and answers and I cannot provide you with applicable law or legal opinions or advice in your jurisdiction. Please seek the advice of a competent attorney in your jurisdiction. While I can answer general questions and discuss general legal principles, I cannot give you legal advice in your state. The internet is a great place to get general information but should not be seen as a substitute for the attorney-client relationship or the services of a good lawyer in your state.
DISCLAIMER: Answers from Experts on JustAnswer are not substitutes for the advice of an attorney. JustAnswer is a public forum and questions and responses are not private or confidential or protected by the attorney-client privilege. The Expert above is not your attorney, and the response above is not legal advice. You should not read this response to propose specific action or address specific circumstances, but only to give you a sense of general principles of law that might affect the situation you describe. Application of these general principles to particular circumstances must be done by a lawyer who has spoken with you in confidence, learned all relevant information, and explored various options. Before acting on these general principles, you should hire a lawyer licensed to practice law in the jurisdiction to which your question pertains.
The responses above are from individual Experts, not JustAnswer. The site and services are provided “as is”. To view the verified credential of an Expert, click on the “Verified” symbol in the Expert’s profile. This site is not for emergency questions which should be directed immediately by telephone or in-person to qualified professionals. Please carefully read the Terms of Service (last updated February 8, 2012).