40 N.Y. 315 (1882)
Adverse possession against trustees holding legal title also bars the equitable claims of beneficiaries when the trustees fail to assert their rights within the statutory period.
Summary
This case addresses whether adverse possession against trustees bars the rights of the trust beneficiaries. Matthew and Martha Codd conveyed land to trustees to pay debts, manage the land for their benefit, and then hold it for their heirs. The defendant claimed title through adverse possession. The court held that because the trustees, who held legal title, were barred by adverse possession, the plaintiff (a beneficiary) was also barred. The court reasoned that the plaintiff’s rights derived from the trustees’ title, and their failure to protect the title bound the beneficiary.
Facts
Matthew and Martha Codd executed a deed on May 24, 1808, conveying land to Breese and Varick as trustees. The trusts included selling land to pay debts, managing the remaining land for the benefit of Matthew and Martha Codd, and holding the residue for their heirs. The deed reserved a power of appointment to the grantors. On March 26, 1842, someone under whom the defendant claimed entered into possession of the land under a claim of title based on a written instrument. The defendant and their predecessors continuously occupied the land for more than twenty years.
Procedural History
The trial court found for the defendant based on adverse possession. The General Term reversed, holding that the plaintiff’s right of entry did not accrue until 1871, so the statute of limitations had not run. The Court of Appeals reversed the General Term and affirmed the trial court’s judgment.
Issue(s)
Whether adverse possession against trustees, who hold legal title to property, also bars the rights of the beneficiaries of the trust.
Holding
Yes, because the beneficiaries’ rights are dependent on the trustees’ title, and adverse possession that bars the trustees also bars the beneficiaries.
Court’s Reasoning
The court reasoned that the trustees were granted a fee simple interest in the land, with the power to sell and lease the property. This required them to hold the title. The trust deed gave the trustees all legal and equitable rights. Because the trustees had neglected to assert their title, the defendant had acquired a good title by adverse possession against them. The plaintiff’s estate was equitable, and her rights derived from the trustees’ legal title. Because the trustees were barred by adverse possession, the plaintiff was also barred. The court emphasized that the plaintiff’s rights were no greater than the trustees’. The court stated, “Whatever way it was conveyed to her, by the trustees themselves or by force of the statute, she took subject to the acts of the trustees and became bound and affected by their affirmative acts, and by their neglects.” The court explicitly rejects the idea that the plaintiff took a vested legal remainder that was not affected by the trustee’s actions. To allow the beneficiary to recover where the trustees could not would undermine the purpose of having a trust and incentivize beneficiaries to delay asserting their rights while the trustees’ position deteriorated. The Court stated that “if cestui que trust and trustee are both out of possession for the time limited, the party in possession has a good bar against both.”