Harper v. Paradise

233 Ga. 194, 210 S.E.2d 710 (1974)

 

RULE:

A deed in the chain of title, discovered by the investigator, is constructive notice of all other deeds which were referred to in the deed discovered.

FACTS:

On February 1, 1922, Mrs. Susan Harper conveyed by warranty deed a 106.65-acre farm in Oglethorpe County to her daughter-in-law, Maude Harper, for life with remainder in fee simple to Maude Harper's named children. The deed got lost and was only found on 1957 by Clyde Harper, one of the named remaindermen, in an old trunk belonging to Maude Harper. Susan Harper died sometime during the period 1925-1927 and was survived by her legal heirs, Price Harper, Prudie Harper Jackson, Mildred Chambers and John W. Harper, Maude Harper's husband. In 1928, all of Susan Harper's then living heirs, except John W. Harper, joined in executing an instrument to Maude Harper. On February 27, 1933, Maude Harper executed a security deed, recorded the same day, which purported to convey the entire fee simple to Ella Thornton to secure a fifty dollar loan. The loan being in default, Ella Thornton foreclosed on the property, receiving a sheriff's deed executed and recorded in 1936. The appellees trace their title back through Susan Harper, but they do not rely on the 1922 deed from Susan Harper to Maude Harper as a link in their record chain of title. If appellees relied on the 1922 deed, then clearly the only interest they would have obtained would have been Maude Harper's life estate, which terminated upon her death in 1972. The remaindermen challenged the trial court's judgment that entered a directed verdict on the basis that the successors had superior title to contested land. 

ISSUE:

Did the defendants have constructive notice as to the rights of all the plaintiffs?

ANSWER:

Yes.

CONCLUSION:

The court concluded that it was incumbent upon the appellees to ascertain through diligent inquiry the contents of the earlier deed and the interests conveyed therein. It also stated that " a deed in the chain of title, discovered by the investigator, is constructive notice of all other deeds which were referred to in the deed discovered," including an unrecorded plat included in the deed discovered. Although the appellees at trial denied having received any information as to the existence of the interests claimed by the appellants, the transcript fails to indicate any effort on the part of the appellees to inquire as to the interests conveyed by the lost or misplaced deed when they purchased the property in 1955. "A thorough review of the record evinces no inquiry whatsoever by the defendants, or attempt to explain why such inquiry would have been futile. Thus it will be presumed that due inquiry would have disclosed the existent facts."

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