Janet Fultz Johnson v. David L. Cohick, Jr., and Virginia Cohick

Cite as 2025 Ark. App. 578
ARKANSAS COURT OF APPEALS
DIVISION IV
No. CV-24-621

JANET FULTZ JOHNSON Opinion Delivered December 3, 2025
APPELLANT
APPEAL FROM THE CARROLL
COUNTY CIRCUIT COURT,
V. EASTERN DISTRICT
[NO. 08ECV-23-141]

DAVID L. COHICK, JR., AND
VIRGINIA COHICK HONORABLE SCOTT JACKSON,
APPELLEES JUDGE

REVERSED AND REMANDED

CASEY R. TUCKER, Judge

Appellant Janet Fultz Johnson appeals the May 29, 2024 order of the Carroll County

Circuit Court finding that a 1996 warranty deed was the “controlling deed” with respect to

certain property, which ultimately resulted in the dismissal of Janet’s complaint for ejectment

against appellees, David Cohick, Jr., and Virginia Cohick.1 Janet contends that an

unrecorded 1992 warranty deed delivered to her mother, Lana Sue Fultz (“Lana”), is the

controlling deed for purposes of the ejectment action.

I. Background

1
Janet and her mother, Lana, who died after the trial but before the issuance of the
final order from the trial court, were the plaintiffs in the ejectment action.
On October 7, 1991, Jerry Fultz (“Jerry”) paid $60,000 to Charlotte and James

O’Gorek in exchange for a warranty deed that was recorded on October 25, 1991, for the

following described property (the “Property”):

A part of the NE1/4 of the NE 1/4 Of Section 22, Township 20 North, Range
23 West, more particularly described as follows: Commencing at the Northeast
Corner of said forty; thence with a fence West 699.11 feet to a fence corner;
thence with a fence S, 11'05'25" E, 226.91 feet to the Point of Beginning and
the Northwest Corner of the herein described tract; thence with a fence and
the North line of this tract S, 89'03'26" E, 359.50 feet to the Northeast Corner
of this tract; thence S, 52'35'47" E, 262.94 feet to a point in the centerline of
State Highway 311 for the Southeast Corner of this tract; thence with the
Centerline of State Highway 311 and the South line of this tract, the following
calls: S, 40° 13'39" W, 174.55 feet; S, 49'50'38" W, 232.54 feet; S, 66'18'11"
W, 190.12 feet to a point for the Southwest Corner of this tract; thence with
a fence and the West line of this tract N, 11'10'32" W, 535.42 feet to the Point
of Beginning.

On June 18, 1992, Jerry, who was not married at the time, executed a warranty deed

conveying the Property to himself; his father, Dale; his mother, Lana; and his sister, Janet,

as joint tenants with right of survivorship. This deed (“1992 Deed”) was not recorded until

May 15, 2023.

Jerry married Joy Ann Fultz (“Joy Ann”) in 1994. On July 3, 1996, Jerry executed a

warranty deed (the “1996 Deed”) conveying the Property to himself and Joy Ann as tenants

by the entireties. On March 9, 2017, Jerry and Joy Ann executed a quitclaim deed conveying

the Property to Jerry and Joy Ann, as husband and wife, and to David L. Cohick, Jr., and

Virginia Cohick, as husband and wife, as joint tenants with right of survivorship. 2 Jerry died

2
David L. Cohick, Jr., is Joy Ann’s son.

2
on October 21, 2022. On May 11, 2023, Joy Ann executed a quitclaim deed conveying her

interest in the Property to the Cohicks, which was recorded on May 12, 2023.

Lana and Janet filed the action against the Cohicks for ejectment and damages on

October 5, 2023.

II. Trial

At the trial, before witnesses were called to testify, the parties stipulated that after the

initial purchase of the Property by Jerry in 1991, none of the grantees were “bona fide

purchasers for valuable consideration” when title was transferred through the deeds.

Lana testified first at the trial. She testified that she and her husband, Dale, had two

children, Jerry and Janet. Jerry, who was single, delivered the 1992 Deed to Lana and Dale.

Lana testified regarding the delivery of the 1992 Deed:

[LANA’S ATTORNEY]: What did you do with this deed after Jerry gave it
to you?

LANA: I put it back in the envelope, and he said keep it
for me and keep it safe, you know, and I said okay.

[LANA’S ATTORNEY]: Okay.

LANA: So I put it in the top chester [sic] drawers where I
had other paperwork.

[LANA’S ATTORNEY]: All right. Did you ever think about taking it to the
courthouse and filing it at the courthouse?

LANA: I thought Jerry did all that. I didn't -- I just knew
it was a deed.

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Lana further testified that after Jerry married Joy Ann in 1994, she and Dale continued to

live in the home on the Property.3 But the week after Jerry died, Joy Ann told Janet that

Lana had to move from the Property because Joy Ann was going to sell it.

When questioned on cross-examination, Lana said she had assumed Jerry had taken

out a mortgage on the Property when he purchased it and that she “supposed” he kept paying

it when he got married. She stated that Jerry lived in a mobile home on the Property and

moved Joy Ann in with him after they got married. At some point, the Cohicks purchased

a small home and moved it onto the Property. Lana admitted that she had never discussed

the 1992 Deed with the Cohicks, and Jerry had never discussed the 1996 Deed with her.

On redirect, Lana testified that she paid for a new roof and windows on the home she lived

in and paid for its insurance without reimbursement from Jerry or Joy Ann.

Janet testified that on January 21, 2023, she was helping clean out some drawers and

pack up pursuant to the notice to vacate that Joy Ann had given Lana. During the packing

up, they found the abstract and closing documents regarding Jerry’s initial purchase of the

Property along with the 1992 Deed, which she recorded on May 15, 2023.

Janet testified that after her mother moved from the Property in March 2023, the

Cohicks moved into the home Lana had lived in. She testified that her mother had told her

about the 1992 Deed “years ago,” but she did not realize she was a named grantee. Janet

then asked the court to eject the Cohicks and Joy Ann from the Property and find that she

3
Dale passed away June 28, 2009; but Lana continued to live on the Property.

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and her mother were entitled to damages based on the reasonable rental value of the property

for the previous twelve months.

Joy Ann testified that she still lives on the Property in the mobile home that she

shared with Jerry before his death. She said that she and Jerry married in 1994 and lived in

an apartment in Green Forest. She testified that on July 3, 1996, Jerry executed and recorded

the 1996 Deed conveying the Property to himself and to Joy Ann as tenants by the entireties.

Joy Ann was unaware that Jerry had executed and delivered the 1992 Deed to the Property

to his parents and sister. Joy Ann stated she and Jerry refinanced the Property in the early

2000s and included financing on what they owed on the mobile home. She could not

remember the amount of the mortgage. Joy Ann testified that she and Jerry received no

assistance from Dale, Lana, or Janet paying the mortgage.

Joy Ann testified that on March 9, 2017, she and Jerry executed and recorded a

quitclaim deed conveying the Property to Jerry and Joy Ann, as husband and wife; and to

her son David L. Cohick, Jr., and his wife, Virginia Cohick, as husband and wife, as joint

tenants with right of survivorship. After Jerry’s death, Joy Ann executed a quitclaim deed

conveying her interest in the Property to the Cohicks on May 11, 2023, which was

subsequently recorded the next day. Joy Ann conceded that the Cohicks paid no

consideration either time the Property was deeded to them. A mortgage against the Property

still exists in Joy Ann’s name, but Joy Ann testified that the Cohicks have been paying the

mortgage since Jerry died. Joy Ann stated that after Lana moved, the Cohicks moved into

the home on the Property. Joy Ann stated that she was concerned about Lana living on the

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Property after Jerry died, so she called Janet and told her that Lana needed to move closer to

her because she could not take care of Lana. She testified that Lana had fallen twice, and she

was concerned.

On cross-examination, Joy Ann testified that she was aware the home Lana lived in

had a new roof, but she stated that insurance paid for the roof. Joy Ann’s testimony, which

conflicted with Lana’s, was that she understood from the “insurance people” that she and

Jerry paid the insurance. Joy Ann stated that she was aware that Lana paid for the windows

but added that Jerry was on that note as well. She stated that she was never made aware of

the 1992 Deed and had assumed Jerry was allowing his parents to live on the Property

because they were his parents.

David Cohick, Jr., testified that he and his wife, Virginia, had lived on the Property

for approximately six years. He stated that, with the permission of Joy Ann and Jerry, he and

Virginia had originally placed a forty- by twelve-foot storage building on the Property and

had converted it into a tiny home. He had understood that Joy Ann and Jerry owned the

Property and that no one had ever mentioned the 1992 Deed or that any other person had

an ownership interest in the Property. He testified that he began paying the mortgage in

December 2022 and had been paying since that date.

On cross-examination, David testified that the mortgage was not in his and Virginia’s

names because their credit was “not good enough.” Virginia was the final witness. She

confirmed that she and David had been paying the mortgage since Jerry’s death and stated

that she had no knowledge of the 1992 Deed when they began paying the mortgage.

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III. The Ruling

By order entered on May 29, 2024, the court dismissed the complaint for ejectment,

finding:

6. After consideration of the testimony presented, no evidence
indicates that Joy Ann Fultz had any knowledge of her husband’s previous
conveyance of the subject property to other family members. . . .

7. Jerry Lee Fultz and Joy Ann Fultz paid for the subject property
during the course of their marriage and Joy Ann Fultz continued to do so after
the death of Jerry Lee Fultz. . . . For those reasons, the warranty deed to the
subject property, filed July 3, 1996, is (the) controlling instrument regarding
ownership of the subject property.[4]

IV. Analysis

The standard of review on appeal is whether the trial court’s findings were clearly

erroneous or clearly against the preponderance of the evidence. James v. Mounts, 2023 Ark.

53, at 8, 660 S.W.3d 801, 807. A finding is clearly erroneous when, although there is

evidence to support it, the reviewing court on the entire evidence is left with a definite and

firm conviction that a mistake has been committed. Bauer v. Beamon, 2023 Ark. 194, at 9,

678 S.W.3d 782, 788. While the reviewing court gives due deference to the trial court’s

superior position to determine the credibility of the witnesses and the weight to be accorded

4
In order to sustain an action for ejectment, the plaintiffs must establish that they are
legally entitled to possession of the property. Ark. Code. Ann. § 18-60-201 (Repl. 2015).
When plaintiffs establish legal title in themselves and thereby make a prima facie showing
that they are entitled to possession of the property, the burden shifts to defendant to defeat
legal title. King v. Jackson, 2018 Ark. App. 570, 565 S.W.3d 118. In the present case the trial
court found that the plaintiffs—Lana and Janet—failed to establish legal title in themselves
and thus dismissed the case without making further findings with respect to the ejectment
action.

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their testimony, it does not defer to the trial court on a question of law. O’Neal v. Love, 2015

Ark. App. 689, at 5, 476 S.W.3d 846, 850.

It is a fundamental real estate principle that title to real property is effective upon

valid delivery of the deed. First Sec. Bank v. Geels, 2011 Ark. App. 294, at 4–5, 383 S.W.3d

437, 440. Delivery passes title between parties even if it has not been recorded. Mehaffy v.

Clark, 2022 Ark. App. 268, at 6, 646 S.W.3d 651, 654. The record reflects that Jerry

purchased the Property in 1991 for $60,000. It is undisputed that Jerry delivered the 1992

Deed to Lana and Dale, naming himself, Dale, Lana, and Janet as joint tenants with right of

survivorship. It is further undisputed that the 1992 Deed was not recorded until May 15,

2023. Per Mehaffy, Jerry individually, as the grantor, passed title to the Property to himself,

Lana, Dale, and Janet, as grantees, under the 1992 Deed.

However, under Arkansas law, an earlier delivered but unrecorded deed does not

defeat title in all cases if the subsequent deed is recorded. Pertinent to the case at bar, the

claim of a purchaser for valuable consideration who does not have actual notice of the prior

deed trumps that of a holder of a prior but unrecorded deed. Arkansas Code Annotated

section 14-15-404(b) (Repl. 2013) provides:

No deed, bond, or instrument of writing for the conveyance of any real estate,
or by which the title thereto may be affected in law or equity, made or executed
after December 21, 1846, shall be good or valid against a subsequent purchaser
of the real estate for a valuable consideration without actual notice thereof or
against any creditor of the person executing such an instrument obtaining a
judgment or decree which by law may be a lien upon the real estate unless the
deed, bond, or instrument, duly executed and acknowledged or proved as
required by law, is filed for record in the office of the clerk and ex officio
recorder of the county where the real estate is situated.

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(Emphasis added.)

In the case before us, the parties stipulated that there was no bona fide purchaser for

valuable consideration. Further, the testimony was unrefuted that Joy Ann paid no

consideration when Jerry transferred title to himself and Joy Ann in the 1996 Deed and that

the Cohicks did not pay consideration when the subsequent deeds quitclaiming title were

executed.

The trial court clearly erred in finding that the 1996 Deed is the controlling deed.

Arkansas Code Annotated section 14-15-404(b) does not provide support for the trial court’s

order because the 1996 Deed purported to convey title for no consideration rather than for

valuable consideration as required by the statute. Joy Ann was not a subsequent purchaser

for valuable consideration and does not get the benefit of the protections afforded under

section 14-15-404(b). Further the trial court’s ruling was not based on equitable defenses or

equitable principles. In this case, because there was no bona fide purchaser for valuable

consideration after Jerry’s initial purchase, and the court’s order was not based on equitable

principles, neither the 1996 Deed nor the deeds that followed effectively passed title of the

Property to the appellees. Mehaffy, 2022 Ark. App. 268, at 6, 646 S.W.3d at 654.

Accordingly, we find that the 1992 Deed is the controlling deed. 5

We reverse and remand for proceedings consistent with this ruling.

5
Because the only issue on appeal was whether the 1996 Deed is controlling,
appellees’ arguments regarding equitable defenses to an action for ejectment are not before
us. Further, the trial court’s ruling is not based on equitable defenses or equitable principles.

9
Reversed and remanded.

WOOD and BROWN, JJ., agree.

Stephen Lee Wood, P.A., by: Stephen Lee Wood, for appellant.

Putman Law Office, by: William B. Putman, for appellees.

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