NO. 11-0751 FILED IN THE SUPREME COURT OF TEXAS 11 October 17 P3:03 BLAKE. A. HAWTHORNE CLERK IN THE SUPREME COURT OF TEXAS ________________________________________________________________ JERRY SMITH, on behalf of the heirs of W.H. Wade & Clara Smith, Petitioner, v. HORACE E. AND ELIZABETH J. PEEK, Respondents. ________________________________________________________________ RESPONSE TO PETITION FOR REVIEW ________________________________________________________________ Respectfully Submitted, _/s/ Amy Casbeer_____________ Amy Casbeer State Bar No. 24053133 NIX PATTERSON & ROACH LLP 205 Linda Drive Daingerfield, Texas 75638 (903) 645-7333 (phone) (903) 645-2172 (fax) ATTORNEYS FOR RESPONDENT TABLE OF CONTENTS Table of Contents. . . . . . . . . . . . . . . . . . . . . i Index of Authorities . . . . . . . . . . . . . . . . . . . ii Statement of the Case . . . . . . . . . . . . . . . . . . . 1 Summary of the Argument. . . . . . . . . . . . . . . . . . 1 Argument . . . . . . . . . . . . . . . . . . . . . . . . . 2 Prayer . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Certificate of Service . . . . . . . . . . . . . . . . . . 7 Appendix Opinion of the Court of Appeals . . . . . . . . . . . i A-1 INDEX OF AUTHORITIES CASES: Haley v. Murray, 177 S.W.2d 333 (Tex. Civ. App. – Austin 1944, writ denied). . . . . . . . . . . . . . . . . . . . . . 4 Houston v. Church, 554 S.W.2d 242 (Tex. Civ. App. – Houston [1st] 1977, writ ref’d n.r.e.). . . . . . . . . . . . . . . . 5 Noble v. Cooke, 253 S.W.2d 911 (Tex. Civ. App. – Texarkana 1952, writ ref’d n.r.e.). . . . . . . . . . . . . . . 4-5 Orsborn v. Deep Rock Oil Co., 267 S.W.2d 781 (Tex. 1954). . . . . . . . . . . . . . . 5 Smith v. Peek, No. 06-11-00056-CV, 2011 Tex. App. LEXIS 6455 (Texarkana Aug. 16, 2011). . . . . . . . . . . 1, 3 Sun Oil Co. v. Burns, 84 S.W.2d 442 (Tex. 1935) . . . . . . . . . . . . . . . 4 RULES: TEX. R. APP. P. 56(a)(1). . . . . . . . . . . . . . . . . . . 5 TEX. R. APP. P. 56(a)(2). . . . . . . . . . . . . . . . . . . 5 TEX. R. APP. P. 56(a)(3). . . . . . . . . . . . . . . . . . . 6 TEX. R. APP. P. 56(a)(4). . . . . . . . . . . . . . . . . . . 6 TEX. R. APP. P. 56(a)(5). . . . . . . . . . . . . . . . . . . 6 TEX. R. APP. P. 56(a)(6). . . . . . . . . . . . . . . . . . . 6 ii Statement of the Case This appeal comes from an action to quiet title. The Honorable Joe Clayton, sitting in the 76th Judicial District Court in Camp Respondents, Peeks”). County, Horace granted and summary Elizabeth judgment Peek in favor (hereinafter of “the Petitioner Jerry Smith (hereinafter “Smith”) appealed Judge Clayton’s decision to the Court of Appeals for the Sixth Appellate District of Texas in Texarkana. filed a responsive brief on appeal. The Peeks timely Justices Morriss, Carter and Moseley heard the appeal, and Justice Carter authored the court’s opinion affirming Judge Clayton’s summary judgment in favor of the Peeks. 11-00056-CV, 2011). 2011 Tex. App. LEXIS decision to grant Smith v. Peek, No. 06- 6455 (Texarkana Aug. 16, No motions for rehearing or en banc reconsideration were filed. Summary of the Argument The Peeks have established a chain of title showing that they are the rightful owners of the subject property. Furthermore, the Peeks have established a right to the subject property through adverse possession. Smith failed to raise a genuine issue of material fact regarding the ownership of the subject property, and Smith failed to articulate a basis by which he has any ownership in or right to the subject property. Therefore, the court of appeals correctly affirmed the trial 1 court’s decision to grant summary judgment in favor of the Peeks. Now, Smith has provided this Court with new arguments, supported by no evidence, and inapplicable case law. raised in decision Smith’s of the Petition court review being granted. of for Review appeals was illustrates in error or Nothing that the justifies In fact, the factors this Court considers when determining whether to grant review weigh heavily in favor of denying review. And, thus, this Court should deny review. Argument The Peeks acquired the subject property on August 11, 1986 by a duly recorded deed. [R. at 8-11]. Such deed is part of a chain of title that traces back to the distant relative through whom Smith now alleges an interest in the subject property. at 8-53, 87-106]. [R. Since acquiring the property in 1986, the Peeks have maintained exclusive and continuous possession of the property, have cultivated, used and enjoyed the property and have paid taxes on the property. [R. at 55-56]. Smith brought suit to quiet title on January 28, 2008 – 22 years after the Peeks took possession of the property. [R. at 2]. The Peeks moved for summary judgment on the grounds that they have a clear chain of title to the property and, in the alternative, have title to the property through adverse possession. 83-112]. [R. at 1-56, The trial court granted summary judgment in favor of 2 the Peeks. to a [R. at 153]. common matter of source law, and [the court’s judgment.” “Because the Peeks both traced title established Court of adverse Appeals] possession affirm[ed] the as a trial Smith v. Peek, No. 06-11-00056-CV, 2011 Tex. App. LEXIS 6455 *1-2 (Texarkana Aug. 16, 2011). Indeed, the Court of Appeals stated that: Peek’s affidavit established the claim of adverse possession under Section 16.025 of the Texas Civil Practice and Remedies Code (five-year statute of limitations). Smith’s response to the motion for summary judgment and the exhibits attached thereto did not mention or raise any genuine issues of material fact relating to Peek’s adverse possession claim. Therefore, the Peeks established their entitlement to summary judgment on their adverse possession claim as a matter of law. Id. at *4 (internal citations omitted). Smith’s Petition for Review continues to ignore the fact that he failed to bring forth any evidence to counter the Peeks’ right to the land Petition for Review unrelated to the via adverse contains court of possession. (1) new appeals’ Rather, arguments opinion; Smith’s that (2) are recycled arguments that are unrelated to the court of appeals’ decision; and (3) inapplicable or easily distinguishable case law. First, Smith incorporates new and unsubstantiated allegations of forgery that were presented neither to the trial court nor to the appellate court. See, e.g., Smith’s Petition for Review at viii, 4, 5 (Mayben’s “ficticious [sic] deed” and forged deeds from Philonia and Phronia). 3 Such allegations are inappropriately raised for the first time before this Court. Further, such allegations attack only the Peeks’ chain of title, but have no impact on the Peeks’ adverse possession claim. Thus, this argument does not sufficiently challenge the decision by the court of appeals, and therefore, Smith’s Petition for Review should be denied. Second, Smith rehashes appellate court level. several arguments made at the These arguments involve a clerical error made by the Camp County Surveyor in 1978 and a 1979 order by the Camp County district court from which no appeal was taken. Smith’s Petition for Review at viii, 5. See These arguments impact only the Peeks’ chain of title and have no impact on the Peeks’ adverse possession claim. Thus, this argument does not sufficiently challenge the decision by the court of appeals, and therefore, Smith’s Petition for Review should be denied. Furthermore, the case law cited by Smith in support of these arguments is equally inapplicable to the issue of adverse possession. (Tex. 1935), For example, in Sun Oil Co. v. Burns, 84 S.W.2d 442 a particular lease. lease. dispute arose as to the land involved in a This case turned on the interpretation of the There is no interpretation involved in the instant case. Likewise, Haley v. Murray, 177 S.W.2d 333 (Tex. Civ. App. – Austin 1944, writ denied), involved deed construction that is not applicable here. And, Noble v. Cooke, 253 S.W.2d 911 (Tex. 4 Civ. App. – Texarkana 1952, writ ref’d n.r.e.), involved a chain of title being used to meet the limitations period. Such case is inapplicable here where the Peeks met the limitations period without tacking. The final two cases cited by Smith involve situations where a court was forced to examine whether the elements of adverse possession were met. See Orsborn v. Deep Rock Oil Co., 267 S.W.2d 781 (Tex. 1954); Houston v. Church, 554 S.W.2d 242 (Tex. Civ. App. – Houston [1st] 1977, writ ref’d n.r.e.). Each of these cases involved a determination of whether there was an assertion of possession. ownership sufficient to demonstrate adverse Here, where the Peeks have recorded a deed, used the land, paid taxes on the land, and installed a locked gate to prevent entry on the land, there is no question that the Peeks have asserted their ownership of the property. Therefore, these cases do not present a factual scenario similar enough to the instant case to warrant review by this Court. The factors considered by this Court under Texas Rule of Appellate Procedure 56.1(a) in determining whether review weigh heavily in favor of denying review. to grant First, this case does not involve a situation where the justices of the court of appeals disagree on an important point of law or where there is conflict between the courts of appeals on an important point of law. See TEX. R. APP. 5 P. 56.1(a)(1) and (a)(2). Further, this is not a case involving constitutional issues or the construction or validity of a statute. See TEX. R. APP. P. 56.1(a)(3) and (a)(4). There is no indication that the court of appeals committed an error of law of such importance to the state’s jurisprudence that it should be corrected. See TEX. R. APP. P. 56.1(a)(5). And, finally, there is no indication that the court of appeals decided an important question of law that should be, but has not been, resolved by this Court. See TEX. R. APP. P. 56.1(a)(6). Each of these factors weighs against granting Smith’s Petition for Review. Smith review. has articulated Rather, Smith no coherent continues to basis make for granting unsubstantiated allegations and irrelevant arguments that do nothing to call into question the arguments and evidence upon which the trial court and court of appeals based their decisions. In short, Smith’s Petition presents no error that requires reversal. This Court should deny Smith’s Petition for Review. Prayer The Peeks pray this Court deny Smith’s Petition for Review. 6 Certificate of Service I hereby certify that a true and correct copy of the Respondents’ Response to Petition for Review has been served upon Petitioner via certified mail, return receipt requested at 928 Ivy Wood, Dallas, Texas 75232 on this the 17th day of October, 2011. _/s/ Amy Casbeer________ Amy Casbeer 7 APPENDIX Page A-1 JERRY SMITH, ON BEHALF OF THE HEIRS OF WADE AND CLARA SMITH, Appellant v. HORACE E. PEEK AND ELIZABETH J. PEEK, Appellees No. 06-11-00056-CV COURT OF APPEALS OF TEXAS, SIXTH DISTRICT, TEXARKANA 2011 Tex. App. LEXIS 6455 August 11, 2011, Submitted August 16, 2011, Decided PRIOR HISTORY: [*1] On Appeal from the 76th Judicial District Court, Camp County, Texas. Trial Court No. CV-08-773. JUDGES: Before Morriss, C.J., Carter and Moseley, JJ. Memorandum Opinion by Justice Carter. OPINION BY: Jack Carter OPINION MEMORANDUM OPINION Horace E. Peek and Elizabeth J. Peek purchased a 52.41-acre piece of real property from Paul Mayben. Jerry Smith, on behalf of the heirs of Wade Smith and Clara Smith, brought suit to quiet title against the Peeks, claiming ownership of the property based on his dis1 tant relation to the Smiths, who became owners of the property over a century ago. The Peeks filed a motion for summary judgment and attached deeds purporting to trace title to the property back to the Smiths, whose heirs had allegedly conveyed the property. The Peeks argued that because they could establish Jerry had no interest in the property, he could not be successful in his action to quiet title. They further claimed they had established adverse possession in the form of actual and visible appropriation of the property since 1986 under color of deed. Smith appeals the trial court's summary judgment granted in favor of the Peeks. Because the Peeks both traced title to a common source and established adverse possession [*2] as a 2 Page A-2 2011 Tex. App. LEXIS 6455, * matter of law, we affirm trial court's judgment. the de novo. See Natividad v. Alexsis, Inc., 875 S.W.2d 695, 699 (Tex. 1994). 1 This tract is known as Tract 2 of the Tanton Estate. Irvin and Nancy Tanton conveyed Tracts 1 and 2 of their estate to W. H. Smith. 2 The Smiths took possession of the property in question on January 26, 1892. The trial court's summary judgment specified no particular ground as supporting the summary judgment. When, as is the case here, the trial court does not set out the grounds on which it ruled, we affirm the summary judgment if any ground urged in the motion for summary judgment is meritorious. W. Invs., Inc. v. Urena, 162 S.W.3d 547, 550 (Tex. 2005). Traditional summary judgment is proper when the movant establishes that there is no genuine issue of material fact and that the movant is entitled to judgment as a matter of law. TEX. R. CIV. P. 166a(c); City of Houston v. Clear Creek Basin Auth., 589 S.W.2d 671, 678 (Tex. 1979); Dresser Indus., Inc. v. Underwriters at Lloyd's, London, 106 S.W.3d 767 (Tex. App.--Texarkana 2003, pet. denied). Because the movant bears the burden of proof, all evidence favorable to the nonmovant is taken as true, and all doubts as to the genuine issue of material fact are resolved in favor of the nonmovant. Rhone-Poulenc, Inc. v. Steel, 997 S.W.2d 217, 223 (Tex. 1999). Summary judgment for a defendant is proper when the defendant pleads and conclusively establishes each element of an affirmative defense. Sci. Spectrum, Inc. v. Martinez, 941 S.W.2d 910, 911 (Tex. 1997). Because the propriety of a summary judgment is a question of law, we review [*3] the trial court's decision A copy of the 1986 deed from Mayben to the Peeks was attached to the motion for summary judgment. After setting forth the metes and bounds description of Tract 2 of the Tanton Estate conveyed in Mayben's deed, the affidavit of Horace Peek stated: 3. I took possession of the above-described property from Paul Mayben on August 11, 1986. 4. A duly recorded deed reflects my acquisition of the abovereferenced property. 5. Since taking possession of the abovedescribed property in 1986, I have enjoyed continuous and uninterrupted use of the property. I have paid taxes on the property and use the property to the fullest extent possible. Page A-3 2011 Tex. App. LEXIS 6455, * 6. My possession of the above-described property has been actual and visible, peaceable, and open and notorious, [*4] and I have exercised exclusive control over who is granted use of an access to the property. To that end, I have utilized a locked gate to prevent unauthorized entry onto my property. REM. CODE ANN. § 16.025 (West 2002). Smith's response to the motion for summary judgment and the exhibits attached thereto did not mention or raise any genuine issues of material fact relating to Peek's adverse possession claim. Therefore, the Peeks established their entitlement to summary judgment on their adverse possession claim as a matter of law. We affirm the trial court's judgment. Jack Carter Peek's affidavit established the claim of adverse possession under Section 16.025 of the Texas Civil Practice and Remedies Code (five-year statute of limitations). TEX. CIV. PRAC. & Justice Date 2011 Date 2011 Submitted: August 11, Decided: August 16,
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