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Fraley v. Minger - 829 N.E.2d 476 (Ind. 2005)

Rule:

In the appellate review of claims tried without a jury, the findings and judgment are not to be set aside unless clearly erroneous, and due regard is to be given to the trial court's ability to assess the credibility of the witnesses. A judgment will be clearly erroneous when there is no evidence supporting the findings or the findings fail to support the judgment and when the trial court applies the wrong legal standard to properly found facts. While findings of fact are reviewed under the clearly erroneous standard, appellate courts do not defer to conclusions of law, which are reviewed de novo. Where cases present mixed issues of fact and law, an appellate court describes the review as applying an abuse of discretion standard. In the event the trial court mischaracterizes findings as conclusions or vice versa, an appellate court looks past those labels to the substance of the judgment. In order to determine that a finding or conclusion is clearly erroneous, an appellate court's review of the evidence must leave it with the firm conviction that a mistake has been made.

Facts:

The dispute involved a 2.5-acre tract of undeveloped rural land along the west side of and adjacent to a 24-acre farm in rural Ripley County purchased by Clarence and Eva Minger from Raymond and Ada Chaney in 1955. At the time, the Chaneys denied owning the 2.5-acre tract and stated that they did not know who owned it. In 1963, Truman Belew, who acquired the land that was eventually deeded to Clarence Fraley, told the Mingers that he did not own the tract. The Mingers believed the tract was unclaimed. Truman died in 1994, and in 1996, this tract was included in land conveyed by deed to Fraley from Melvin Belew, Truman's son, as guardian of Luella Belew, Truman's widow. The trial court's judgment set forth findings of fact and, in its order of summary judgment in favor of the Mingers, concluded that the continuous visible and exclusive possession of the disputed tract of land by plaintiff Mingers constituted adverse possession. Fraley appealed the trial court's judgment, which the Court of Appeals reversed.  The Supreme Court of Indiana granted transfer to its own docket to review the issue of adverse possession.

Issue:

Did the Mingers present sufficient degree of proof to establish adverse possession of land?

Answer:

No

Conclusion:

Suggesting that a heightened degree of proof is needed to establish adverse possession, the record title holder Fraley argued that such claims required proof by strict, clear, positive, and unequivocal evidence. The Supreme Court of Indiana noted that, as found by the trial court, the Mingers paid taxes on their land adjoining the disputed tract, but made no finding that the Mingers paid, intended to pay, or believed that they were paying, the taxes on the disputed tract. There was no finding that during the period of adverse possession the Mingers "paid and discharged all taxes and special assessments of every nature falling due on such land" as required by the adverse possession tax statute, nor was there a finding of substantial compliance. The Indiana Supreme Court held that, considering the issues of law and the facts found by the trial court and the inferences reasonably drawn therefrom, a reasonable trier of fact could correctly conclude that the challenged common law elements of adverse possession were established by clear and convincing evidence. However, the state supreme court renewed its 50-year-old construction of the adverse possession tax statute,  Ind. Code § 32-21-7-1), and concluded that the statutory additional adverse possession requirement was not satisfied and reversed the judgment of the trial court.

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