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Ross v. Ponemon

Decided: March 10, 1970.

BLANCHE NOBLE ROSS AND IRVIN W. ROSS, HER HUSBAND, PLAINTIFFS,
v.
BENJAMIN PONEMON, RUTH D. PONEMON, HIS WIFE; ROGER F. KING, PATRICIA F. KING, ROBERT L. HITCHNER, JOANNE HITCHNER, THEIR HEIRS, EXECUTORS, ADMINISTRATORS AND/OR ASSIGNS, DEFENDANTS



Horn, J.s.c.

Horn

This quiet title action was brought primarily for the purpose of obtaining a judicial declaration that a certain tract of land, consisting of .61 acres on which is a small house occupied by plaintiffs, is not subject to a preemptive right of acquisition on the part of defendants Hitchner. Subordinate issues raised by means of counterclaim and crossclaims involve reformation of the preemptive agreement as well as damages and indemnification.

In 1943 plaintiff Blanche Noble Ross was known as Blanche Noble, wife of Ralph Noble. She acquired title by deed to a tract of approximately 29 acres, known as the Swing Tract. This land did not include the .61 acres contiguous to the 29 acres. It did include thereon a larger house which Mrs. Noble and her husband occupied and which was approximately 150 to perhaps 250 feet away from the smaller house.

Mr. Noble was ill. As a result of negotiations, an agreement of sale was entered into between Mrs. Noble, seller, and Benjamin Ponemon, one of the defendants, as buyer. The consideration was $25,250. No formal descriptions were included in the agreement, but it stated that the tract to be acquired thereunder by Ponemon was the "Noble property (formerly Swing property)." It specifically excepted "the small house with approximately 1 1/2 acres; said exception having as its southerly boundary a line running from a linden

tree at the edge of Main Street, Fairton, 335 feet westerly to a point at the Fairton Gut." A land surveyor had been engaged to prepare the description for the 18 1/2-acre tract to be acquired by Ponemon.

Paragraph 10 of this agreement provided:

It is agreed by both parties that no building shall be erected on the excepted parcel within 60' of the aforementioned southerly boundary.

It is further agreed that the above mentioned buyer shall have first refusal in writing, if and when the portion retained by the seller is put up for sale by her/her heirs, executors, administrators or assigns. Said first refusal price shall be $10,000. * * *

For a clearer understanding, reference is made to Exhibit P-27. The land sold to Ponemon is designated. It included parcel A (two acres) on which the larger house is situate. Title to Parcel B (1 1/2 acres) remained in Mrs. Ross. Title to Parcel C (.61 acres) was obtained by her through the action to quiet title referred to later in this memorandum.

Closing under the agreement with Ponemon took place on June 15, 1957, at which time the sellers, as well as the buyers, were represented by counsel. Although the deed for the 18 1/2-acre tract was executed and delivered, apparently it was agreed that Ponemons' counsel, Francis Stanger, would draw the instrument to effectuate the provisions of the agreement of sale granting the preemptive right. Mr. Stanger prepared the description with difficulty from some survey that was provided to him. After it had been prepared it was forwarded to his client Ponemon for review, and probably to Mrs. Noble's then counsel Harry Adler, likewise for review. No subsequent agreement or discussion was shown to have taken place among the parties to change the terms of the agreement of sale.

However, the description as contained in the subsequently recorded instrument drawn by Mr. Stanger, and which was backdated to June 16, 1957, did not include the .61 acreage with the small house on it.

Thereafter Ponemons and defendants King entered into an agreement, dated September 15, 1958, for the sale of the same land which the Ponemons had acquired. Though the agreement between them made no reference to the preemptive agreement, after the execution of this agreement and prior to the settlement which took place on October 31, 1958, ...


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