CUNNINGHAM (AUDREY), ET AL. VS. SWEARINGEN (RICK), ET AL.
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RENDERED: AUGUST 20, 2010; 10:00 A.M.
NOT TO BE PUBLISHED
Commonwealth of Kentucky
Court of Appeals
NO. 2009-CA-001532-MR
AUDREY CUNNINGHAM AND
PAUL CUNNINGHAM
v.
APPELLANTS
APPEAL FROM LEWIS CIRCUIT COURT
HONORABLE ROBERT B. CONLEY, JUDGE
ACTION NO. 09-CI-00006
RICK SWEARINGEN; DEBRA N.
SWEARINGEN; ROBERT
HEDDLESTON, JR.; AND
RUTH ANN HEDDLESTON
APPELLEES
OPINION
VACATING AND REMANDING
** ** ** ** **
BEFORE: NICKELL AND STUMBO, JUDGES; WHITE,1 SENIOR JUDGE.
WHITE, SENIOR JUDGE: Audrey Cunningham and Paul Cunningham appeal
from a summary judgment of the Lewis Circuit Court, which ruled in favor of Rick
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Senior Judge Edwin M. White sitting as Special Judge by assignment of the Chief Justice
pursuant to Section 110(5)(b) of the Kentucky Constitution and Kentucky Revised Statutes
(KRS) 21.580.
Swearingen, Debra Swearingen, Robert Heddleston and Ruth Ann Heddleston in a
dispute involving the location of an easement. After our review, we vacate the
order granting summary judgment and remand for further proceedings.
In April 2006, Rick Swearingen and Debra N. Swearingen purchased
a tract of approximately 132 acres from Robert Heddleston and Ruth Ann
Heddleston. The Heddlestons had owned the property, which is located in Lewis
County, Kentucky, since 1969. The tract is landlocked and is bordered on the
north by property belonging to Audrey and Paul Cunningham. The deed of
conveyance from the Heddlestons to the Swearingens provided for an easement
across the Cunninghams’ property to a nearby highway. The alleged easement was
created in 1944 by W.D. Swearingen (apparently no relation to the appellees). The
deed of conveyance from the Heddlestons to the Swearingens stated in pertinent
part as follows:
THERE IS INCLUDED HEREIN as a part of the
consideration herefore, a right of way that was reserved
by W.D. Swearingen in a deed dated January 15, 1944,
recorded in Deed Book 67, page 623, traversing lands
previously owned by W.D. Swearingen, which right of
way serves the premises described above and has carried
through to the present and describes as follows:
The passway now existing and established
running from the State Highway #10 (now
Highway 9, AA Highway), and across the
property Above described (now owned by
Audrey Cunningham and Paul Cunningham, her
husband, in Deed Book 146, page 191, and Deed
Book 147, page 363, Lewis County Court
Records) and for the use of the owners of
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property lying behind said land (reference to the
premises conveyed herein).
After the Swearingens purchased the property, the Cunninghams
refused to allow them access to the purported easement.
The Swearingens filed a complaint against the Cunninghams and the
Heddlestons in the Lewis Circuit Court. The complaint sought a declaration
relating to the existence of the express easement contained in the Swearingen deed
or, in the alternative, to enforce the general warranty provision in the deed against
the Heddlestons. In their answer, the Cunninghams denied the existence of the
easement across their property. The Heddlestons filed an answer, crossclaim and
counterclaim, alleging that the Swearingens were in default in payment of a note
secured by a purchase money security interest in the property, admitting that they
had provided a general warranty of title which might include a warranty of access,
and stating that the Swearingens were indeed provided access to the Cunningham
property by virtue of the deed. The Heddlestons also stated that during their
ownership of the property from 1969 through 2006, they had utilized the reserved
passway to access their property.
The Heddlestons made a motion for summary judgment and/or
judgment on the pleadings on March 9, 2009. The Cunninghams filed a brief
response objecting to the motion, stating that the public record on which the
plaintiffs relied failed to establish any of their alleged rights, and that any alleged
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rights were based solely on a “self-serving” deed prepared by the Swearingens and
the Heddlestons.
On March 23, 2009, the trial court entered an order setting a trial date
and ordering the parties to mediation. The mediation was unsuccessful. On June
15, 2009, the Cunninghams filed their response to the plaintiffs’ discovery
requests. The Cunninghams also served interrogatories and requests for production
of documents on the Swearingens. Rick Swearingen then filed a motion for
summary judgment which relied on the previously filed motion of the Heddlestons,
requesting the court to decide whether an express easement existed or not. The
Cunninghams responded, arguing that a motion for summary judgment was
inappropriate because the alleged easement was not admitted and was a matter of
proof. The Heddlestons filed answers to the Cunninghams’ discovery requests.
On July 18, 2009, the circuit court entered an order giving the Cunninghams until
July 24, 2009, to file a response to the motion for summary judgment, and the
Swearingens and Heddlestons until August 3, 2009, to file a reply. The court
stated that once the reply was filed, the court would take the matter under
submission for a decision on the motion for summary judgment. The
Cunninghams thereafter filed supplemental responses to the plaintiffs’ discovery
requests, including affidavits from Audrey Cunningham, Jeff Cunningham, Donald
L. Wood, and a surveyor’s report from James H. Pollite.
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The Swearingens and Heddlestons filed a joint reply to the
Cunningham’s supplemental responses, arguing that the responses bolstered their
arguments that the case was ripe for summary judgment.
The trial court entered summary judgment in favor of the Swearingens
and Heddlestons on August 12, 2009. The trial court ruled that there was no
genuine issue of fact and that the deeds fully supported the proposition that an
express deeded reservation of easement created in 1944 existed over the
Cunninghams’ property for the benefit of the Swearingens’ tract. This appeal
followed.
The Cunninghams make two arguments on appeal: first, that the
evidence indicates that there is no easement or passway across their property
benefitting the property of the Swearingens; and second, that the trial court
committed a procedural error in granting summary judgment without specific
findings after it had earlier denied such a motion.
“The standard of review on appeal of a summary judgment is whether
the trial court correctly found that there were no genuine issues as to any material
fact and that the moving party was entitled to judgment as a matter of law.”
Scifres v. Kraft, 916 S.W.2d 779, 781 (Ky. App. 1996). “The record must be
viewed in a light most favorable to the party opposing the motion for summary
judgment and all doubts are to be resolved in his favor.” Steelvest, Inc. v.
Scansteel Serv. Ctr., Inc., 807 S.W.2d 476, 480 (Ky. 1991). “The standard of
review on appeal of a summary judgment is whether the circuit judge correctly
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found that there were no issues as to any material fact and that the moving party
was entitled to a judgment as a matter of law.” Pearson ex rel. Trent v. Nat’l
Feeding Sys., Inc., 90 S.W.3d 46, 49 (Ky. 2002). There is no requirement that the
appellate court defer to the trial court since factual findings are not at issue.
Scifres, 916 S.W.2d at 781.
“An easement may be created by express written grant, implication,
prescription or estoppel.” Loid v. Kell, 844 S.W.2d 428, 429-430 (Ky. App. 1992).
None of the parties deny that W.D. Swearingen created an easement by express
written grant in 1944; their dispute concerns the location of that easement. In
1944, W.D. Swearingen owned what is now the Swearingen property and also the
westernmost half of what is now the Cunningham property. The easternmost half
of the Cunningham property was owned at that time by the Moores. In 1944, W.D.
Swearingen conveyed the westernmost half (a parcel of approximately 54 acres), to
Audrey Cunningham’s parents, Elmer and Ethel Kennedy, from whom it
eventually passed to Audrey Cunningham. The deed states that
It is understood that this conveyance is subject to the
reservation of the passway now existing and established
running from state highway 10 over and across the
property . . . for use of the owners of property lying
behind said land.
The parties disagree as to what is meant by the “property lying behind said land.”
The Swearingens and Heddlestons contend that W.D. Swearingen, who in 1944
was the common owner of what is now the Swearingen property and the
westernmost half of the Cunningham property, created the easement to benefit the
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parcel which he retained, which would otherwise have been landlocked. They
contend that the passway is located on the westernmost portion of the Cunningham
property, which has access to the highway.
The Cunninghams, on the other hand, argue that the easement was
created to benefit what is now the easternmost parcel of their property, which in
1944 was owned by the Moores. The Moores conveyed the easternmost tract to
the Staggses in 1945, who in turn conveyed it to the Kennedys in 1947. By 1947,
then, the Kennedys owned both tracts bordering the Swearingen property on the
north. The Cunninghams argue that the easement was created to provide access to
the road for the easternmost one of these tracts. When the Kennedys acquired both
tracts, the easement was effectively extinguished under the doctrine of merger.
“[T]he reason one may not have an easement in his own land is that an easement
merges with the title, and while both are under the same ownership the easement
does not constitute a separate estate.” Sievers v. Flynn, 305 Ky. 325, 204 S.W.2d
364, 366 (1947).
The language of the 1944 deed is ambiguous, in that it does not
specify which tract of property benefits from the easement. In such a situation,
extrinsic evidence may be admitted to interpret the deed. Hoheimer v. Hoheimer,
30 S.W.3d 176, 178 (Ky. 2000) (“Extrinsic evidence cannot be admitted to vary
the terms of a written instrument in the absence of an ambiguous deed.”). The
question then becomes whether the other deeds in the record conclusively show, as
the appellees contend, that the easement benefits the Swearingen property, or
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whether it was created for the benefit of the eastern portion of the Cunningham
property and essentially became unnecessary in 1947 when Audrey Cunningham’s
parents acquired the easternmost tract.
In granting the motion for summary judgment, the trial court referred
to Audrey Cunningham’s assertion that the easement serving the easternmost
portion of her property was created by her predecessors in title in a deed recorded
in Deed Book 72, page 607. The trial court observed that, “while there is an
easement set out in regards to that tract [the easternmost tract] it does not appear in
the chain of title for that tract until June of 1945, while the easement in question in
this action as it regards the Swearingens’ property was created in January of 1944.”
The deed recorded in Deed Book 72, page 607, was referred to by the
Cunninghams in their answer to the Heddlestons’ cross-claim, in which they stated
that the easternmost tract of their property was obtained by their predecessors in
title by deed from Harry O. Staggs in 1947. The June 1945 deed, in which the
Moores conveyed the property to Staggs, is not in the record, but the
Cunninghams’ expert, James H. Pollite, observed that the 1945 Moore to Staggs
deed provided the “right to passway from said property to State Highway No.
10[.]” Pollite speculated that this right to passway may have been obtained
through the deed from Swearingen to Kennedy in 1944. The trial court concluded
that the easement contained in the Moores/Staggs/Kennedy chain of title was
different from the one created by W.D. Swearingen in 1944 since it did not appear
in the chain of title until one year later. But Swearingen could have created the
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easement, which would not have been recorded in the Moore chain of title until
they sold the property to the Staggses.
It is also significant that the easement is not mentioned in the 1969
deed of conveyance from Talbert and Jewell Ginn, the Heddlestons’ predecessors
in title. In the opinion of the Cunninghams’ expert, James H. Pollite, this omission
was due to two things: that the Heddlestons owned property to the west through
which access to the highway existed and they had no need for the easement, and
that the passway mentioned in the 1944 deed was always for the benefit of the
easternmost Cunningham parcel. Although the trial court reasoned that “to accept
the position of the Cunninghams would render the property in question
landlocked[,]” it is unclear whether W.D. Swearingen, like the Heddlestons, and
possibly the Ginns, also had access to the highway from some other point.
Although it may be unlikely that W.D. Swearingen created an
easement to benefit the tract belonging to the Moores, genuine issues of material
fact remain in this case because the deeds and other evidence provided in the
record are simply not dispositive as to the location of the easement. “Even though
a trial court may believe the party opposing the motion may not succeed at trial, it
should not render a summary judgment if there is any issue of material fact.”
Steelvest, 807 S.W.2d at 480.
We therefore vacate the order of the Lewis Circuit Court granting
summary judgment to the appellees, and remand for further proceedings in
accordance with this opinion.
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ALL CONCUR.
BRIEFS FOR APPELLANTS:
Donald L. Wood
Maysville, Kentucky
BRIEF FOR APPELLEES, RICK
SWEARINGEN AND DEBRA N.
SWEARINGEN:
R. Stephen McGinnis
Greenup, Kentucky
BRIEF FOR APPELLEES, ROBERT
HEDDLESTON JR. AND RUTH
ANN HEDDLESTON:
Jeffrey L. Schumacher
Maysville, Kentucky
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