Newell v. Newell

Alan Newell appealed the grant of summary judgment against him on various claims and counterclaims relating to two tracts of real property located in Franklin County. This appeal arises from a dispute between a father, Floyd Newell, and his son, Alan, regarding the ownership of two tracts of land located in Franklin County. The two tracts were farmland, "the Hester farm" and "the DeVaney farm." Floyd was the title owner of the two properties. Alan, however, claimed to be the true owner of the properties and asserts that the properties were deeded to Floyd only as security for loans Floyd made to Alan to purchase the land. Floyd sued Alan, asserting claims of ejectment and detinue. Floyd flatly denied Alan's claim of ownership of the two farms. Floyd contended he purchased both the Hester farm and the DeVaney farm and that he owned the farms outright. He denied lending Alan money to purchase the properties, and that Alan made any payments to him toward the purchase price of the farms. He disputed claims that Alan made improvements to the farms. However, Floyd admitted to allowing Alan to use the properties in varying degrees over the years. The trial court entered a partial summary judgment in favor of Floyd as to the ejectment claim and counterclaim and as to Alan's claim seeking recognition of an equitable mortgage. The trial court specifically held that the basis for Alan's claim of ownership of the two tracts of real property was barred by the Statute of Frauds. The Alabama Supreme Court determined it was clear from Alan's pleadings and from the arguments made at trial that what Alan termed an "equitable mortgage" was what the Supreme Court long recognized as a "resulting trust in the nature of an equitable mortgage." A resulting trust in the nature of a mortgage arises by implication of law and is therefore not subject to the Statute of Frauds. In this case, because the Statute of Frauds was not applicable to a claim seeking a declaration of a trust in the nature of an equitable mortgage, the summary judgment entered on that basis was in error. Furthermore, nearly every fact relevant to Alan's counterclaim seeking an equitable mortgage was disputed, making summary judgment improper. View "Newell v. Newell" on Justia Law