Ethel Williams et al. v. Alfred Jackson

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REL: 02/22/2013 Notice: T h i s o p i n i o n i s s u b j e c t t o formal r e v i s i o n b e f o r e p u b l i c a t i o n i n t h e advance s h e e t s o f Southern R e p o r t e r . R e a d e r s a r e r e q u e s t e d t o n o t i f y t h e R e p o r t e r o f D e c i s i o n s , Alabama A p p e l l a t e C o u r t s , 300 D e x t e r A v e n u e , M o n t g o m e r y , A l a b a m a 3 6 1 0 4 - 3 7 4 1 ((334) 2 2 9 - 0 6 4 9 ) , o f a n y t y p o g r a p h i c a l o r o t h e r e r r o r s , i n o r d e r t h a t c o r r e c t i o n s may b e made b e f o r e t h e o p i n i o n i s p r i n t e d i n Southern R e p o r t e r . ALABAMA COURT OF CIVIL APPEALS OCTOBER TERM, 2012-2013 2110451 Ethel Williams e t a l . v. Alfred Jackson Appeal from Lowndes C i r c u i t (CV-09-18) Court PITTMAN, J u d g e . E t h e l W i l l i a m s and seven o f h e r e i g h t s u r v i v i n g s i b l i n g s appeal f r o m a j u d g m e n t o f t h e Lowndes C i r c u i t C o u r t e n t e r e d i n f a v o r o f t h e i r nephew, A l f r e d J a c k s o n , t h e son o f a deceased 2110451 sibling. We a f f i r m i n p a r t , r e v e r s e i n p a r t , a n d remand w i t h instructions. F a c t u a l and P r o c e d u r a l Background The marriage Jackson, o f Emma Jackson S r . ("Matthew, S r . " ) , ("Emma") produced and Matthew 10 c h i l d r e n : Ethel J a c k s o n W i l l i a m s ; John J a c k s o n ; Matthew J a c k s o n , J r . ; W i l l i e J a c k s o n ; James J a c k s o n ; Leon J a c k s o n ; D o r o t h y Jackson Clifford Belle J a c k s o n ; Horace J a c k s o n ; and Annie Hinson; Jackson. Emma and M a t t h e w , S r . , owned 158 a c r e s o f r e a l p r o p e r t y i n t h e White Hall community o f Lowndes c o n v e y e d 3.288 a c r e s to their h o u s e on t h e p r o p e r t y . I n 1978 County. daughter, I n 1968, t h e y Annie, who b u i l t o r 1979, A n n i e ' s h o u s e a burned, and a new house was c o n s t r u c t e d . M a t t h e w , S r . , d i e d i n t e s t a t e and Emma went t o l i v e w i t h A n n i e intestate one child, i n 2002. Alfred i n t h e new h o u s e . Annie d i e d i n t e s t a t e Jackson, Emma d i e d i n 2007, s u r v i v e d b y the appellee. In July 2008, t h e Lowndes P r o b a t e C o u r t a p p o i n t e d A l f r e d as t h e a d m i n i s t r a t o r o f Annie's On filed and estate. June 4, 2009, a complaint naming A l f r e d , the nine surviving Jackson siblings s e e k i n g d e c l a r a t o r y and i n j u n c t i v e relief i n d i v i d u a l l y and i n h i s c a p a c i t y as t h e 2 2110451 administrator o f Annie's estate, as t h e d e f e n d a n t . c o m p l a i n t a l l e g e d t h a t A n n i e ' s h o u s e was n o t l o c a t e d property Matthew, S r . , d u r i n g siblings asserted, descendants complaint a t l a w o f Emma a n d M a t t h e w , alleged that had S r . The executed a had manifested t h e h o u s e was t o be u s e d a n d e n j o y e d b y o f Emma a n d M a t t h e w , The s i b l i n g s Emma a n d M a t t h e w , Annie that, thesiblings asserted, Annie's i n t e n t that the heirs and, c o n s e q u e n t l y , t h e t h e h o u s e was j o i n t l y owned b y a l l l i n e a l and h e i r s will t h a t h a d been owned b y Emma a n d their lifetimes, further holographic house." on t h e t h a t h a d been c o n v e y e d t o h e r b y Emma a n d M a t t h e w , S r . , i n 1968, b u t on p r o p e r t y all The 1 S r . , as a " f a m i l y home sought a d e c l a r a t i o n t h a t t h e h e i r s o f Sr.,jointly owned t h e house a n d an o r d e r e n j o i n i n g A l f r e d from p r o h i b i t i n g o r r e s t r i c t i n g t h e i r access to t h e house. On June 24, 2009, denying the d e c l a r a t o r y Jackson reserved siblings the t r i a l entered and i n j u n c t i v e r e l i e f and s t a t i n g t h a t f o r future court consideration "[a]ll an order sought by t h e other of the court, issues are including D o r o t h y J a c k s o n H i n s o n l a t e r f i l e d an a f f i d a v i t s t a t i n g t h a t s h e h a d n o t a u t h o r i z e d h e r name t o be i n c l u d e d as a p l a i n t i f f a n d t h a t s h e was n o t a p a r t y i n t h e a c t i o n . 1 3 2110451 those r a i s e d i n the defendant's motion t o d i s m i s s . " The t r i a l c o u r t s t a t e d t h a t i t s o r d e r was b a s e d on e v i d e n c e p r e s e n t e d a t a June 18, 2009, h e a r i n g 1968 including a certified copy o f a d e e d f r o m Emma and M a t t h e w , S r . , t o A n n i e a n d a s u r v e y o f the p r o p e r t y was described i n t h a t deed i n d i c a t i n g that there no d i s p u t e t h a t t h e h o u s e was l o c a t e d on p r o p e r t y t h a t h a d b e e n c o n v e y e d t o A n n i e b y Emma and M a t t h e w , S r . , i n 1968. trial court further stated that, at the hearing, E t h e l W i l l i a m s and John J a c k s o n h a d " a d m i t t e d claim h a d been filed with the probate house and/or any o f i t s c o n t e n t s now that court The siblings t h a t no v e r i f i e d concerning the [the J a c k s o n siblings] c l a i m t o own." The record on appeal as originally certified and t r a n s m i t t e d t o t h i s c o u r t d i d not c o n t a i n e i t h e r a t r a n s c r i p t o f t h e June 18, 2009, h e a r i n g , the siblings' complaint, l a t e r by A l f r e d , d e s p i t e "[e]ntire Ala. record o r A l f r e d ' s motion t o dismiss o r a summary-judgment m o t i o n thes i b l i n g s ' having designated the (less those items set f o r t h i n Rule R. App. P . ] ) , " t o be i n c l u d e d i n t h e r e c o r d Pursuant t o Rule 1 0 ( f ) , A l a . R. App. P., t h i s 4 filed 10(a)[, on a p p e a l . court, on i t s 2110451 own initiative, directed that i n c l u d e A l f r e d ' s two Alfred's claims to the record be supplemented to motions. f i r s t motion sought d i s m i s s a l of the personal property in the house siblings' based on their f a i l u r e t o have f i l e d any c l a i m s a g a i n s t A n n i e ' s e s t a t e w i t h i n the time allowed motion sought a by § 43-2-350, A l a . Code 1975. summary j u d g m e n t on t h a t t h e c l a i m s were b a r r e d a l l claims, In support attached, of his things, an County probate judge, stating that filed Annie's estate. a claim in opposition supported Jackson against by, and among excerpts other from t e s t i m o n y a t t h e June 18, that John Jackson Mercedes-Benz Alfred had strike the none o f paid that the as $6, 000 Annie had inadmissible 5 Alfred Lowndes siblings siblings had filed a summary-judgment m o t i o n , affidavit transcript a motion, the The 2009, h e a r i n g , automobile moved t o things, failure from the affidavit to A l f r e d ' s laches, estate. summary-judgment among o t h e r response siblings' a timely claim against Annie's second contending e i t h e r by t h e d o c t r i n e o f o r by t h e 2 0 - y e a r r u l e o f r e p o s e , o r by t h e t o have f i l e d The of John of Jackson's both tending down payment purchased a l l the John t o show on in the 2003. evidentiary 2110451 materials the submitted i n support of the s i b l i n g s ' response to summary-judgment m o t i o n . Based upon the p o r t i o n s 2009, o r d e r t h a t upon excerpts hearing are quoted from the of the and trial court's emphasized t r a n s c r i p t of June 24, above, the and based June 18, 2009, t h a t were s u b m i t t e d i n s u p p o r t o f and i n o p p o s i t i o n t o A l f r e d ' s summary-judgment m o t i o n , i t i s c l e a r t h a t t h e p a r t i e s l i t i g a t e d m a t t e r s o t h e r t h a n t h e l o c a t i o n o f A n n i e ' s house a t t h e June 18, 2009, h e a r i n g . S p e c i f i c a l l y , i t appears t h a t the f o l l o w i n g i s s u e s were t r i e d by t h e c o n s e n t o f t h e p a r t i e s a t that hearing: in Annie's w h e t h e r t h e s i b l i n g s h a d any e q u i t a b l e i n t e r e s t house based on their having contributed l a b o r , and m a t e r i a l s f o r the r e c o n s t r u c t i o n after the the furniture, fire in late 1970s; to any of Annie's whether any of f u r n i s h i n g s , and h o u s e h o l d goods i n A n n i e ' s h a d b e l o n g e d t o Emma and M a t t h e w , S r . , d u r i n g or money, of the surviving Jackson owned at the time of her siblings; death by the house their lifetimes whether J a c k s o n h a d any i n t e r e s t i n t h e M e r c e d e s - B e n z a u t o m o b i l e Annie house virtue of John that his a l l e g e d l y h a v i n g made a down payment on t h e p u r c h a s e p r i c e o f t h e v e h i c l e and h i s h a v i n g c o s i g n e d A n n i e ' s p r o m i s s o r y n o t e t o 6 2110451 First Lowndes Bank vehicle; whether i n connection with Ethel W i l l i a m s had the any purchase of the interest in the M e r c e d e s - B e n z a u t o m o b i l e by v i r t u e o f h e r h a v i n g made, Annie's death, the monthly payments on Annie's after loan i n d e b t e d n e s s t o F i r s t Lowndes Bank; and w h e t h e r E t h e l W i l l i a m s h a d any i n t e r e s t i n A n n i e ' s house by v i r t u e o f h e r h a v i n g p a i d the u t i l i t y b i l l s and ad v a l o r e m t a x e s a f t e r A n n i e ' s 2 In i t s final death. judgment, the t r i a l c o u r t s t a t e d : "A fair r e a d i n g of the v a r i o u s p l e a d i n g s , m o t i o n s , e t c . , f i l e d by t h e [ J a c k s o n s i b l i n g s ] and the c o u r t ' s o b s e r v a t i o n s d u r i n g t h e v a r i o u s h e a r i n g s held in this matter, shows t h a t the [Jackson s i b l i n g s ] i n i t i a l l y asked the c o u r t t o determine the ownership i n t e r e s t s of the [Jackson s i b l i n g s ] i n the home l o c a t e d a t [on] Freedom Road i n t h e Town o f W h i t e h a l l , A l a b a m a ('Annie's h o u s e ' ) . I n s u b s e q u e n t f i l i n g s , the [Jackson s i b l i n g s ] asked the c o u r t t o d e t e r m i n e , i n e s s e n c e , t h e i d e n t i t y and o w n e r s h i p i n t e r e s t i n v a r i o u s items of p e r s o n a l p r o p e r t y t h a t a l l e g e d l y b e l o n g e d t o [Emma and M a t t h e w , S r . , ] when t h e y d i e d ; t h e o w n e r s h i p o f A n n i e ' s 2001 MercedesBenz C240 a u t o m o b i l e ... ('Annie's c a r ' ) ; and t h e v a l i d i t y o f c e r t a i n c l a i m s o f John J a c k s o n and E t h e l W i l l i a m s i n v o l v i n g A n n i e ' s h o u s e , A n n i e ' s c a r , and h e r e s t a t e . I t i s w e l l s e t t l e d l a w t h a t p a r t i e s may a g r e e t o t r y t h e i r c a s e upon a t h e o r y o r t h e o r i e s o f t h e i r c h o o s i n g and t h e i r a g r e e m e n t s w i l l be b i n d i n g on them, Reese F u n e r a l Home v. Kennedy E l e c t r i c Co., 370 So. 2d 1030 ( A l a . C i v . App. 1979) . [ A l f r e d ] f i l e d numerous m o t i o n s , o b j e c t i o n s , b r i e f s , and responses i n the case. A f a i r r e a d i n g of the v a r i o u s documents filed by [Alfred] and the court's o b s e r v a t i o n s d u r i n g the v a r i o u s hearings h e l d i n t h i s m a t t e r show t h a t [ A l f r e d ] a g r e e d t o t h e t r i a l of t h e i s s u e s s e t o u t h e r e i n . " 7 2 2110451 Before the t r i a l dispute, the parties mediation. c o u r t r u l e d on t h e a d d i t i o n a l m a t t e r s i n r e q u e s t e d t h a t t h e c a s e be r e f e r r e d t o The t r i a l on May 25, 2010. court ordered the p a r t i e s to mediation On A u g u s t 10, 2010, t h e p a r t i e s agreed t o s e t t l e a l l i s s u e s except those r e l a t i n g t o t h e Mercedes-Benz a u t o m o b i l e as f o l l o w s : "1. A l f r e d J a c k s o n w i l l c o n v e y t h e home-house p r o p e r t y [on] Freedom Road[] t o t h e J a c k s o n h e i r s f o r t h e t o t a l sum o f $150,000 a n d t h e a s s u m p t i o n o f t h e m o r t g a g e , w h i c h i s a p p r o x i m a t e l y $30,500. The $150,000 w i l l be p a i d as f o l l o w s : $100,000 w i t h i n 30 d a y s o f t h i s d a t e a n d $50,000 w i t h i n 90 d a y s o f today's date. P o s s e s s i o n o f t h e p r o p e r t y w i l l be d e l i v e r e d a n d d e e d c o n v e y e d upon f u l l payment a n d a s s u m p t i o n o f m o r t g a g e , b u t n o t s o o n e r t h a n 30 d a y s from today's d a t e . I f f u l l payment i s made w i t h i n 30 d a y s , A l f r e d J a c k s o n s h a l l have 10 d a y s t o d e l i v e r a deed and v a c a t e t h e p r e m i s e s . "2. The p a r t i e s a g r e e t h a t t h e c o n t e n t s o f t h e h o u s e w i l l be d i v i d e d as f o l l o w s : " A l f r e d J a c k s o n w i l l have p o s s e s s i o n o f a l l p r o p e r t y i d e n t i f i e d as owned b y h i s m o t h e r . "The J a c k s o n [ s i b l i n g s ] w i l l have a l l o f t h e property identified a s owned b y t h e i r mother, father, and Matthew Jackson, J r . , and o t h e r siblings. The p a r t i e s a g r e e t o d e a l i n good f a i t h i n i d e n t i f y i n g t h e p r o p e r t y . The p a r t i e s a g r e e t h a t r e p r e s e n t a t i v e s w i l l meet w i t h i n 7 t o 10 d a y s a t t h e home t o a t t e m p t t o r e s o l v e any d i s p u t e s as t o t h e f u r n i t u r e i n t h e house. is " A l f r e d J a c k s o n a g r e e s t h a t t h e p o r t r a i t o f Emma t o be d i s p l a y e d i n a p l a c e a g r e e a b l e t o t h e 8 2110451 parties. O w n e r s h i p w i l l be i n a l l o f h e i r s , i n c l u d i n g A l f r e d Jackson. the Jackson "The i s s u e s as t o t h e a u t o m o b i l e a r e n o t d e c i d e d i n t h i s a g r e e m e n t . No p r o p e r t y w i l l be removed f r o m [the] house o t h e r than A l f r e d Jackson's belongings, pending ownership being i d e n t i f i e d . " In December 2010, that Alfred the Jackson had breached r e q u e s t i n g t h a t the t r i a l The 2011, s i b l i n g s f i l e d a motion a l l e g i n g the mediation court enforce agreement t h a t agreement. t r i a l c o u r t c o n d u c t e d a f i n a l h e a r i n g on S e p t e m b e r 7, d u r i n g which the p a r t i e s agreed t h a t the o n l y issues were (1) the A n n i e ' s h o u s e and ownership of the w h e t h e r A l f r e d had personal than Alfred had an interest in remaining property breached the a g r e e m e n t w i t h r e s p e c t t o t h a t p r o p e r t y and other and in mediation (2) w h e t h e r anyone the Mercedes-Benz automobile. On November 28, 2011, the t r i a l c o u r t e n t e r e d a judgment that stated, i n pertinent part: " 1 . The i s s u e o f t h e l o c a t i o n and o w n e r s h i p o f A n n i e ' s house and t h e s u r r o u n d i n g c u r t i l a g e ... i s moot. The m e d i a t o r r e p o r t e d t o t h e c o u r t t h a t t h e [Jackson s i b l i n g s ] agreed to purchase t h a t p r o p e r t y from [ A l f r e d ] d u r i n g the m e d i a t i o n h e l d i n t h i s m a t t e r and t h e p a r t i e s have a d v i s e d t h e c o u r t t h a t t h e s a l e o f A n n i e ' s h o u s e was completed during calendar year 2010. 9 2110451 "2. A n n i e ' s 2001 M e r c e d e s - B e n z c a r i s t h e p r o p e r t y o f A l f r e d J a c k s o n and i t i s f r e e from any c l a i m o r l i e n t h a t h a s b e e n made o r c o u l d have b e e n made b y a n y one o r a l l o f t h e [ J a c k s o n s i b l i n g s ] . "3. The i t e m s o f f u r n i t u r e a n d o t h e r i t e m s o f h o u s e h o l d goods a n d p e r s o n a l p r o p e r t y removed f r o m t h e s u b j e c t r e s i d e n c e l o c a t e d [on] Freedom Road b y A l f r e d Jackson b e l o n g t o A l f r e d Jackson and s a i d i t e m s a r e n o t s u b j e c t t o any c l a i m o r l i e n t h a t has b e e n o r c o u l d have b e e n made b y a n y one o r a l l o f t h e [ J a c k s o n s i b l i n g s ] . The i t e m s o f f u r n i t u r e a n d o t h e r i t e m s o f h o u s e h o l d goods a n d p e r s o n a l p r o p e r t y t h a t were n o t removed f r o m t h e s u b j e c t r e s i d e n c e b y A l f r e d J a c k s o n do n o t b e l o n g t o A l f r e d J a c k s o n a n d he i s d i v e s t e d o f a n y i n t e r e s t t h e r e i n i n f a v o r o f t h e [ J a c k s o n s i b l i n g s ] as t h e i r i n t e r e s t may a p p e a r . "4. The i n d i v i d u a l c l a i m s made b y E t h e l W i l l i a m s and/or John J a c k s o n i n t h e form o f t h e f i l i n g s and/or testimony submitted i n these proceedings s e e k i n g t h e r e t u r n o f money a l l e g e d l y p a i d f o r o r on b e h a l f o f Annie J a c k s o n and/or A l f r e d J a c k s o n i n t h e f o r m o f c a r p a y m e n t s , down p a y m e n t s , l o a n s , a d v a l o r e m t a x e s , a n d t h e l i k e , must f a i l b e c a u s e t h e y are n o t s u p p o r t e d by s u f f i c i e n t c r e d i b l e and/or a d m i s s i b l e e v i d e n c e . The r e p a y m e n t r e l i e f r e q u e s t e d by John Jackson and E t h e l W i l l i a m s i n these proceedings i s hereby denied. A l l other relief r e q u e s t e d i n t h e i n d i v i d u a l c l a i m s made b y E t h e l W i l l i a m s and/or John Jackson i s hereby denied, s e p a r a t e l y and s e v e r a l l y . " I t i s f u r t h e r Ordered, Adjudged and Decreed that a l l r e l i e f not s p e c i a l l y granted herein i s denied." F o l l o w i n g the d e n i a l o f t h e i r postjudgment motion on J a n u a r y 4, 2012, t h e J a c k s o n s i b l i n g s f i l e d a t i m e l y n o t i c e o f a p p e a l 10 2110451 on F e b r u a r y 3, 2012. The a p p e a l was p u r s u a n t t o § 1 2 - 2 - 7 ( 6 ) , A l a . Code t r a n s f e r r e d to t h i s court 1975. Standard of Review The trial court conducted s e v e r a l hearings and had t h e o p p o r t u n i t y , on more t h a n one t h e demeanor and c r e d i b i l i t y of the in this case occasion, to observe witnesses. "'"The o r e t e n u s r u l e i s g r o u n d e d upon t h e p r i n c i p l e t h a t when t h e t r i a l c o u r t h e a r s o r a l t e s t i m o n y i t has an o p p o r t u n i t y t o e v a l u a t e t h e demeanor and c r e d i b i l i t y o f w i t n e s s e s . " H a l l v. M a z z o n e , 486 So. 2d 408, 410 ( A l a . 1986) . The rule applies to " d i s p u t e d i s s u e s of f a c t , " whether the d i s p u t e i s based e n t i r e l y upon o r a l testimony or upon a combination of oral testimony and documentary e v i d e n c e . B o r n v. C l a r k , 662 So. 2d 669, 672 ( A l a . 1 9 9 5 ) . The o r e t e n u s s t a n d a r d o f r e v i e w p r o v i d e s : "'"[W]here the evidence has been [presented] ore tenus, a presumption of correctness attends the trial court's c o n c l u s i o n on i s s u e s o f f a c t , and this Court w i l l not d i s t u r b the t r i a l c o u r t ' s conclusion unless i t i s c l e a r l y erroneous and against the great weight of the e v i d e n c e , but w i l l a f f i r m the judgment i f , under any reasonable aspect, i t is s u p p o r t e d by c r e d i b l e e v i d e n c e . " ' " Y e a g e r v. L u c y , 998 So. 2d 460, 463 ( A l a . 2008) v. B o a r d o f T r s . f o r A l a b a m a S t a t e U n i v . , (Ala. 360 2000), q u o t i n g (Ala. 1977)). 778 ( q u o t i n g Reed So. i n t u r n R a i d t v. C r a n e , 342 " [ I ] n the absence of s p e c i f i c 11 2d 791, So. 2d 795 358, f i n d i n g s of 2110451 fact, appellate courts w i l l assume t h a t t h e t r i a l court made those f i n d i n g s n e c e s s a r y t o s u p p o r t i t s judgment, u n l e s s such f i n d i n g s w o u l d be c l e a r l y e r r o n e o u s . " So. Ex p a r t e B r y o w s k y , 676 2d 1322, 1324 ( A l a . 1 9 9 6 ) . Discussion I. The Jackson s i b l i n g s argue t h a t t h e t r i a l determining that the property of A l f r e d Mercedes-Benz court erred i n automobile Jackson and i t i s f r e e was " t h e from any c l a i m o r l i e n t h a t h a s b e e n made o r c o u l d have b e e n made b y a n y one o r all of the [Jackson siblings]." They argue that they e s t a b l i s h e d through documentary and t e s t i m o n i a l e v i d e n c e t h a t , on O c t o b e r 15, 2003, A n n i e ' s b r o t h e r , Annie $6, 000 f o r a down payment John J a c k s o n , h a d l o a n e d on t h e a u t o m o b i l e ; d u r i n g h e r l i f e t i m e , Annie had acknowledged repay the loan; reimbursed. Annie's monthly and t h a t John Jackson her o b l i g a t i o n to i s entitled They a l s o a r g u e t h a t t h e y e s t a b l i s h e d t h a t , death, Annie's payments on sister, Annie's Ethel Williams, installment t o be after h a d made t h e loan f o r the a u t o m o b i l e a n d t h a t s h e i s e n t i t l e d t o be r e i m b u r s e d . 12 that, 2110451 Leaving aside the fact that r e a s o n a b l y have d e t e r m i n e d t h a t the the trial proof of a l l e g e d l y h a v i n g l o a n e d $6,000 t o A n n i e court John f o r the could Jackson's purchase t h e v e h i c l e , and o f E t h e l W i l l i a m s ' s h a v i n g made, f r o m h e r funds, the associated court's with payments vehicle, that on was the neither against statute, § pertinent John J a c k s o n nor Annie's 43-2-350, estate supra. loan That the trial t o be a f f i r m e d on Ethel Williams pursuant to statute the filed the a nonclaims part: provides, "(b) A l l claims against the estate of a d e c e d e n t , ... w h e t h e r due o r t o become due, must be p r e s e n t e d w i t h i n s i x months a f t e r t h e g r a n t of l e t t e r s , o r w i t h i n f i v e months f r o m t h e d a t e o f t h e f i r s t p u b l i c a t i o n of n o t i c e , whichever i s the l a t e r to occur, provided however, that any creditor e n t i t l e d t o a c t u a l n o t i c e as p r e s c r i b e d i n s e c t i o n 4 3 - 2 - 6 1 [ , A l a . Code 1975,] must be a l l o w e d 30 d a y s a f t e r n o t i c e w i t h i n w h i c h t o p r e s e n t t h e c l a i m , and i f not p r e s e n t e d w i t h i n t h a t time, t h e y are f o r e v e r barred and t h e payment o r a l l o w a n c e t h e r e o f is p r o h i b i t e d . P r e s e n t a t i o n must be made by f i l i n g a v e r i f i e d c l a i m or v e r i f i e d statement t h e r e o f i n the o f f i c e of the judge of p r o b a t e of the county i n which the l e t t e r s are g r a n t e d . " 13 own indebtedness insufficient, j u d g m e n t as t o t h i s i s s u e i s due ground t h a t claim monthly of in 2110451 II. At the presented September 7, evidence 2011, hearing, indicating the that, Jackson when they siblings received p o s s e s s i o n o f t h e h o u s e , t h e y d i s c o v e r e d t h a t A l f r e d had personal house property was a purported that "mess." d i d not They belong to him introduced and taken that photographs t o document t h e c o n d i t i o n o f t h e h o u s e a f t e r the that Alfred left. The s i b l i n g s f i r s t argue t h a t the t r i a l determination agreement w i t h house t h a t A l f r e d had respect to the not breached the personal i s n o t s u p p o r t e d by t h e e v i d e n c e . the evidence court's property implicit mediation i n Annie's They m a i n t a i n that demonstrated t h a t A l f r e d v i o l a t e d the f o l l o w i n g p r o v i s i o n s of the agreement: "The p a r t i e s agree to deal i n good faith in i d e n t i f y i n g t h e p r o p e r t y . The p a r t i e s a g r e e t h a t r e p r e s e n t a t i v e s w i l l meet w i t h i n 7 t o 10 d a y s a t t h e home t o a t t e m p t t o r e s o l v e any d i s p u t e s as t o t h e f u r n i t u r e i n the house. " "... No p r o p e r t y w i l l be removed f r o m [ t h e ] house o t h e r than [Alfred's] belongings, pending ownership being i d e n t i f i e d . " 14 2110451 The siblings contend identifying the demonstrated by representatives mediation that Alfred's lack personal his refusal within agreement 7 to to the meeting ever At the respective the counsel days never with of any w i t h i n the 7, the the counsel, the had but reason indicating their the to but the that no her was presented trial a contents court before with of heard mediation, along the d a u g h t e r had no post- inspected and weeks a f t e r t h e m e d i a t i o n a g r e e m e n t was was siblings, with house, developed of the documentary (a) t h a t on S e p t e m b e r 27, 2010 15 that the Jackson parties' there to the that, toured the as room-by-room w r i t t e n i n v e n t o r y o f t h e c o n t e n t s court or as in was s i g n i n g of disputes issue, indicating r e p r e s e n t a t i v e s of the trial them hearing, Instead, a f t e r w h i c h E t h e l W i l l i a m s and The house s t a t e d time 2011, regarding occurred. evidence siblings' the faith A l f r e d a s s e r t s t h a t he o f f e r e d t o argued evidence testimonial the meet meeting to r e s o l v e disputes house several 10 in "good place. September testimonial mediation siblings took to resolve ownership of the p r o p e r t y . meet w i t h property" of house. evidence (approximately s i g n e d ) , the a seven siblings' 2110451 c o u n s e l had w r i t t e n a l e t t e r t o A l f r e d ' s c o u n s e l , s t a t i n g t h a t Alfred could have " a l l things i n t h e s e c o n d bedroom on t h e l e f t where he s l e p t " and (b) t h a t , no l a t e r t h a n December 29, 2010, A l f r e d ' s c o u n s e l h a d p r o v i d e d t h e s i b l i n g s ' c o u n s e l with a been copy of the w r i t t e n inventory that had previously d e v e l o p e d by E t h e l W i l l i a m s and h e r d a u g h t e r , upon w h i c h c o p y A l f r e d had marked t h e items "A" indicating Annie's, would that on t h e i n v e n t o r y w i t h e i t h e r an the property and, t h e r e f o r e , was be taken "away" from a part was h i s or of Annie's t h e house had been estate, or with an and "S," i n d i c a t i n g t h a t the p r o p e r t y would " s t a y " w i t h the house. The r e c o r d does n o t i n d i c a t e t h a t , b e f o r e 7, 2011, hearing, the siblings ever t h e September communicated their d i s a g r e e m e n t w i t h A l f r e d ' s d e s i g n a t i o n s on t h e i n v e n t o r y . the h e a r i n g , named however, E t h e l W i l l i a m s ' s d a u g h t e r "Ethel Williams" inventory) everything testified i n t h e house and who that, should She s p e c i f i e d v a r i o u s i t e m s (who i s a l s o p a r t i c i p a t e d i n making with have very stayed few with At the exceptions, the house. ( s u c h as a d o o r , a lamp, and area r u g s ) t h a t , she s a i d , she knew h a d b e e n p u r c h a s e d f o r A n n i e b y relatives and c o n c l u d e d t h a t most o f t h e f u r n i s h i n g s i n t h e 16 2110451 house belonged examination to of someone Ethel other Williams's than Annie. daughter, On the cross- following occurred: "Q. [By A l f r e d ' s c o u n s e l : ] So i t ' s y o u r t e s t i m o n y t h a t v i r t u a l l y e v e r y t h i n g i n t h a t house, v i r t u a l l y e v e r y i t e m i n t h a t h o u s e b e l o n g e d t o somebody o t h e r than Annie? "A. Yes. "Q. B u t y o u ' v e g o t no p r o o f t o b a c k i t up, r e c e i p t s , no s t o r e s , n o t h i n g t o b a c k i t up? "A. Not i n my p o s s e s s i o n , I d o n ' t have i t . "Q. Okay. So t h e answer i s no. So a l l t h i s j u s t your o p i n i o n ? "A. The Yes, trial property 1979, c o u r t was i n the "A" a u t h o r i z e d to conclude t h a t the p e r s o n a l house where A n n i e had on the Annot., Relative those lived 1978 or h a d d e s i g n a t e d by the i n v e n t o r y , "belonged" e v e n i f some i t e m s h a d b e e n " p u r c h a s e d members, really is i t is." and t h a t A l f r e d , h e r o n l y c h i l d , letter no items were gifts. See since to Annie and f o r A n n i e " by Charles C. that, family Marvel, U n e x p l a i n e d G r a t u i t o u s T r a n s f e r of P r o p e r t y from to Another A.L.R.3d 608 as Raising (1979). 17 Presumption of Gift, One 94 2110451 Based on presented the and mediation evidence the t r i a l court have d e t e r m i n e d t h a t A l f r e d h a d n o t b r e a c h e d agreement but, rather, faith, identified letter "A" on t h e i n v e n t o r y t h o s e his testimonial a t t h e S e p t e m b e r 7, 2011, h e a r i n g , could reasonably the documentary " h i s belongings" that by items he had, designating i n good with t h a t had b e l o n g e d t o m o t h e r d u r i n g h e r l i f e t i m e and now b e l o n g e d t o h i m as h e r sole heir. The trial court could t h a t , w i t h two e x c e p t i o n s , designated house. on The photographic the also evidence have determined A l f r e d h a d removed o n l y t h e inventory Jackson reasonably with siblings the letter presented indicating that, the testimonial and they received o f the house, a h e a t e r a gas l i n e i n a f i r e p l a c e o p e n i n g and a b a t h t u b f a u c e t which A l f r e d inventory) We, were had d e s i g n a t e d t h a t had been c o n n e c t e d t o with the l e t t e r "S" (both on t h e missing. t h e r e f o r e , a f f i r m the t r i a l court's judgment i n a l l respects except paragraph three. As t o t h a t p a r a g r a p h we we reverse the items from when "A" possession of the judgment, and 18 remand the cause alone, with 2110451 i n s t r u c t i o n s t h a t t h e t r i a l c o u r t amend p a r a g r a p h t h r e e o f i t s judgment t o r e a d as f o l l o w s : "3. W i t h t h e e x c e p t i o n o f t h e g a s h e a t e r a n d t h e bathtub f a u c e t , t h e items o f f u r n i t u r e and o t h e r i t e m s o f h o u s e h o l d goods a n d p e r s o n a l p r o p e r t y removed f r o m t h e s u b j e c t r e s i d e n c e [on] Freedom Road by A l f r e d J a c k s o n b e l o n g t o A l f r e d J a c k s o n a n d s a i d i t e m s a r e n o t s u b j e c t t o any c l a i m o r l i e n t h a t has been o r c o u l d have been made b y a n y one o r a l l o f the [Jackson s i b l i n g s ] . A l f r e d Jackson i s d i r e c t e d to r e t u r n t h e h e a t e r and t h e b a t h f i x t u r e o r t o reimburse the s i b l i n g s f o r the value thereof w i t h i n 30 d a y s . " AFFIRMED IN PART; REVERSED IN PART; AND REMANDED WITH INSTRUCTIONS. Thompson, P . J . , a n d Thomas, Moore, concur. 19 and Donaldson, J J . ,

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