Barnard v. Lloyd

Hayne, C. As we construe this complaint, the action is to abate obstructions in a private road or way, and for damages.

The general features of the case are as follows: One Snodgrass, who was the owner of a large tract of land, conveyed a portion of it to the plaintiff. At the time of this conveyance a road was laid out on a strip belonging to the grantor, along the south side of the land granted, and it was verbally agreed between -the grantor and grantee that this should be and remain a road for the plaintiff’s use, and he began using it as such. Subsequently, Snodgrass conveyed to the defendant, who took with notice of the verbal agreement above mentioned. The defendant afterward obstructed the road by placing a barn and a wire deuce upon it. The action is against him alone.

The trial court gave judgment for the plaintiff, and the defendant appeals.

[132]It is contended that the demurrer should have been, sustained, because the complaint shows no right in the plaintiff to the road in question. But the complaint alleges that at the time the plaintiff bought the land it was expressly agreed that the strip claimed as a road “ should be permanently set apart, left open, and appurtenant to said land, to be used as a roadway.” This must be construed to mean that it was so agreed in writing. (Wakefield v. Greenhood, 29 Cal. 597; Miles v. Thorne, 38 Cal. 337; 99 Am. Dec. 384; Brennan v. Ford, 46 Cal. 14.) In this view the complaint stated a cause of action, and the demurrer was properly overruled.

It is somewhat doubtful whether the judgment ought not to be affirmed on this ground; for the findings state that the allegation above referred to is true; and we are not satisfied that there is any sufficient specification attacking it.

But waiving this, we think that there was a way of necessity, without reference to any agreement. The complaint alleges that “the free and unobstructed use of said roadway is necessary to the convenience and enjoyment of the ten acres of said twenty-acre tract now owned and in possession of this plaintiff; that he has no other means or way of ingress or egress to or from his said ten-acre tract except along or over said roadway.” The finding is, that this allegation is true. And there-is evidence in support of the finding. In this regard the plaintiff testified as follows: —

“ Q. You may state now, Mr. Lehman, whether the existence of this roadway is necessary to the convenient use, beneficial use, and enjoyment of that piece of property. A. It certainly is. Without it, I could not get to it. .... It has shut me up. I cannot get out, and I would have no front to my property,—no frontage.”