TITLE INSURANCE lapsed after named insureds quitclaimed interests in property to trusts, no coverage of access claim by heirs… Cavan/Watters.
William & Esther Green purchased land east of Billings from Custer Coulee Cattle Co. 4/19/89 as joint tenants with right of survivorship. They purchased title insurance from Chicago Title Ins. of Idaho which insured against loss or damage by reason of “lack of a right of access to and from the land.” On 12/26/12 Greens created irrevocable trusts — the William S. Green Family Trust and the Esther W. Green Family Trust — and quitclaimed their individual undivided half-interests in the property to their trusts. William was the designated trustee of both trusts. The quitclaims declared that the grantor “does hereby convey, release, remise and forever quit claim unto William S. Green, Trustee…,” and that the “deed releases all interest acquired by Grantor in and to the subject property from the date hereof through and including the date of recording said deed.” The deeds were recorded 12/28/12.
Greens died in the winter/spring of 2018. On 4/11/18 the Trusts individually conveyed their interests in the property via trustee’s deeds to PR Michael Green individually and as PR of the Estate of William Green, Bradley Green, Vivian Grote, and Scott Green (“Plaintiffs”). Plaintiffs allege that they subsequently discovered that there was no legal access to the property and submitted a claim to Chicago Title. Chicago Title denied the claim 2/3/20 on the basis that “the Claimants do not qualify as insureds as defined by the Policy.” The policy defined “insureds” as:
The insured named in Schedule A, and subject to any rights or defenses the Company would have had against the named insured, those who succeed to the interest of the named insured by operation of law as distinguished from purchase including, but not limited to, heirs, distributes, devisees, survivors, personal representatives, next of kin, or corporate or fiduciary successors.
Schedule A listed “William S. Green and Esther W. Green, Husband and Wife” as the insureds. Chicago Title further explained:
By the December 28, 2012 conveyances, the Named Insureds transferred their interest in the Property to the Trusts. The Trusts are not named in Schedule A of the Policy as “insureds”, nor are they successor insureds under the above described definition of “insureds” because the transfer to the Trusts did not occur by operation of law. Upon conveyance of the Property, the Policy is terminated, but certain insuring provisions continue in favor of the Named Insureds in limited circumstances. Please refer to paragraph 2 of the Policy’s Conditions and Stipulations:
2. CONTINUATION OF INSURANCE AFTER CONVEYANCE OF TITLE
The coverage of this policy shall continue in force as of Date of Policy in favor of an insured only so long as the insured retains an estate or interest in the land, or holds an indebtedness secured by a purchase money mortgage given by a purchaser from the insured, or only so long as the insured shall have liability by reason of covenants of the estate or interest. The policy shall not continue in force in favor of any purchaser from the insured of either (i) an estate or interest in the land; or (ii) an indebtedness secured by a purchase money mortgage given to the insured.
Chicago Title concluded that there was no continuance of insurance after conveyance because Greens did not retain an interest in the property when they transferred it to the Trusts via quitclaim deed, “which does not contain any warranties or covenants of title under which the Named Insureds would have liability to the Trusts.” Thus its position was that coverage terminated upon conveyance to the Trusts, and neither the Trusts nor their successors have standing to bring a claim under the policy.
Plaintiffs sued in State Court 2/25/20. Defendants removed to this Court alleging complete diversity and amount in controversy of $87,800, and moved for summary judgment asserting that their claim was erroneously denied because William retained both a legal and equitable interest in the property such that the policy continued in force and subsequent transfers occurred as a matter of law. Defendants cross-moved for summary judgment asserting that the named insureds voluntarily conveyed their interests in the property to the Trusts and thus coverage terminated upon conveyance and Plaintiffs did not succeed to their interests by operation of law. Magistrate Cavan recommended that Plaintiffs’ motion be denied and Defendants’ motion be granted. He agreed with Defendants that when Greens transferred their interests to the Trusts and named William Green as trustee, William failed to retain an interest in the property and the voluntary conveyance terminated coverage. He also determined that because the conveyance was voluntary, Plaintiffs did not succeed to the interests of William or Esther Green by operation of law and thus Plaintiffs are not insureds under the policy. Plaintiffs objected to both determinations. (Plaintiffs also argue for the first time that Greens retained an interest in the property as beneficiaries of the Trusts. As Defendants point out, it is improper to raise new arguments in objections to a magistrate’s recommendations and within the district court’s power to reject the assertions. Friends of the Wild Swan (D.Mont. 2013). The Court rejects their beneficiary argument as improperly raised. Further, it is contrary to Montana law. Raymond George Trust (Mont. 1999) (“beneficiaries of an express trust in real property take no estate or interest in the trust property”).)
The policy states that coverage “shall continue in force of an insured only so long as the insured retains an estate or interest in the land.” Judge Cavan found that by transferring their interests via quitclaim deed to the Trusts, Greens relinquished any interest or estate they had in the property despite William assuming title to the property as the Trusts’ trustee. Therefore the coverage lapsed at the time of the quitclaim transfer.
Plaintiffs argue that Judge Cavan erred in his interpretation of the policy by adding restrictions that do not exist. They point to MCA 72-38-1111(2): “A conveyance of real property to a trustee designated as such in the conveyance vests the whole estate conveyed in the trustee, subject only to the trustee’s duties.” As the policy does not differentiate between what qualifies as an interest or estate in the property, they maintain that because William, as a named insured, assumed a trustee’s estate in the property, that estate suffices to continue coverage despite Greens quitclaiming their entire interests to the Trusts. The Court does not find this argument persuasive and agrees with Judge Cavan’s determination.
It is undisputed that trustees are vested with the property estate in a trust and hold legal title to that trust property. Raymond George Trust. However, Judge Cavan correctly noted that Montana law clearly differentiates between a grantee’s interest in property and a trustee’s interest or estate. MCA 72-38-1111(4) & (8), 72-38-802(1), 72-38-802(2), 72-38-507. Further, Greens expressly quitclaimed their rights in the property to the Trusts which released “all interest acquired by Grantor in and to the subject property from the date hereof.” Any and all property rights were transferred to the Trusts as separate & distinct entities with Greens reserving no interests or estates in the land. While William was named trustee of the Trusts, Greens themselves — the named insureds — retained no interest and the coverage lapsed as a result.
Judge Cavan further determined that because “the conveyance of the property by the Greens to the trusts was a voluntary conveyance to a separate and distinct entity,” the policy lapsed and Plaintiffs did not inherit the coverage by operation of law as required by the policy. Plaintiffs merely restate their original argument without any additional analysis or citation to nuanced authority. This does not constitute a valid objection. Lance (D.Mont. 2018). Therefore the Court reviews Judge Cavan’s findings for clear error and, seeing none, adopts his determination.
Judge Cavan’s proposed findings & recommendations are adopted in full. Defendants’ motion for summary judgment is granted.
Green et al v. Chicago Title Ins. et al, 44 MFR 255 & 256, Cavan’s F&R 8/31/21, Watters’s adoption order 9/30/21.
Michael McGuinness (Patten, Peterman, Bekkedahl & Green), Billings, for Plaintiffs; Gregory Schultz (Crowley Fleck), Missoula, and Whitney Kolivas (Crowley Fleck), Bozeman, for Chicago Title