## Facts

- In 1947, an owner conveyed an 80-acre tract but reserved a two-thirds mineral (coal) interest, leaving the grantees with only a one-third mineral interest.
- In 1957, the grantees conveyed the tract to the Browns by a general statutory warranty deed that contained no exceptions and appeared to convey full title, including minerals.
- The Browns took possession and recorded the deed.
- In 1974, the Browns granted a coal option for $6,000 based on their belief they owned all coal rights.
- By 1976, the Browns discovered from public records that they owned only a one-third coal interest due to the 1947 reservation.
- The Browns renegotiated the coal option to $2,000 to reflect their one-third interest and sued the grantor’s estate for $4,000 in damages (the difference).

## Issues

1. Whether a claim for breach of the covenant of seisin in the 1957 warranty deed accrued at conveyance and was barred by the 10-year statute of limitations.
2. Whether the Browns stated a claim for breach of the covenant of quiet enjoyment without any actual or constructive eviction or other interference by holders of the paramount mineral title.

## Decision

- The Illinois Supreme Court reversed the appellate court and affirmed judgment for the defendant.
- The covenant of seisin, as a present covenant, was breached (if at all) at the time of the 1957 conveyance; the 1976 suit was filed well beyond the 10-year limitations period and was time-barred.
- The covenant of quiet enjoyment was not breached because the holders of the superior mineral interest did not interfere with the Browns’ possession; there was no actual or constructive eviction.
- The Browns could not convert a time-barred seisin claim into a quiet enjoyment claim based solely on discovering a title defect and suffering a reduced sale price.

## Legal Principles

- The covenant of seisin is a present covenant that accrues at conveyance; the limitations period runs from the deed date, not from discovery of the defect.
- The covenant of quiet enjoyment is a future covenant breached only upon disturbance of possession by one with paramount title; awareness of a superior title, without interference, is insufficient.
- Constructive eviction for quiet enjoyment requires acts by the paramount title holder that substantially interfere with possession; economic loss from impaired marketability alone does not satisfy this requirement.
- Occupation of the surface does not constitute possession of severed mineral rights; possession of a mineral estate generally requires extraction or other open acts asserting exclusive mineral use.

## Conclusion

The court held that the Browns’ seisin claim accrued in 1957 and was untimely under the 10-year limitations period, and that no breach of quiet enjoyment occurred because no paramount title holder disturbed their possession; reduced value from discovering a reserved mineral interest did not establish eviction or interference.


Brown v. Lober, 75 Ill. 2d 547, 389 N.E.2d 1188 (Ill. 1979)