Court of Appeals of Missouri, Southern District, Second Division
FROM THE CIRCUIT COURT OF TANEY COUNTY Honorable Timothy W.
Perigo, Special Judge
JEFFREY W. BATES, J.
trial court granted summary judgment in favor of HCW
Development Company, LLC; HCW Private Development, LLC; and
HCW North, LLC (collectively, HCW) and against Douglas
Coverdell (Coverdell) and Coverdell Enterprises, Inc. (CEI)
on Coverdell's claim for adverse possession of
approximately 27 acres of property, which includes portions
of the Branson Landing in Branson, Missouri. Following entry
of summary judgment in favor of HCW, a joint motion seeking
to have the ruling on Coverdell's adverse possession
claim reduced to a final judgment was filed by three other
parties also involved in the underlying dispute with
Coverdell and CEI: the City of Branson (Branson), Empire
District Electric Company (Empire), and Central Bank of
Branson (Central). The trial court granted the joint motion,
thereby disposing of all claims and terminating the
litigation. Coverdell and CEI filed separate appeals. This
appeal concerns CEI only. We affirm.
with this opinion, we are affirming the judgment in
Coverdell's appeal via separate opinion. That is our
third opinion in this case. See Empire Dist. Elec. Co. v.
Coverdell, ___S.W.3d ___, SD35226 (Mo. App. filed
December 5, 2019) (Empire III). In Empire
III, this Court determined, inter alia, that as
a matter of law, Coverdell cannot prove adverse possession of
the 27-acre tract at issue, which Coverdell described as
Property A. Id., slip op. at 16.
CEI's appeal, CEI essentially posits trial court error in
ruling against CEI because it owns Property B, which is a
portion of Property A that Coverdell conveyed to CEI by
quitclaim deed. The trial court did not err by granting
summary judgment against CEI. It is well settled that a
quitclaim deed conveys only that which is possessed by the
grantor and nothing more. Webster Oil Co., Inc. v. McLean
Hotels, Inc., 878 S.W.2d 892, 894 (Mo. App. 1994).
"Even a good faith purchaser for value under a quitclaim
deed obtains only the rights, title, or interests his grantor
possessed at the time he conveyed the deed." Pankins
v. Jackson, 891 S.W.2d 845, 847 (Mo. App. 1995); see
McAboy v. Packer, 187 S.W.2d 207, 209 (Mo. 1945);
see also R & R Land Dev., L.L.C. v. Am. Freightways,
Inc., 389 S.W.3d 234, 242 (Mo. App. 2012). Here,
CEI's claim of ownership to Property B is entirely
dependent on Coverdell's claim of ownership of Property A
by adverse possession, and that claim has failed. Empire
III, --- S.W.3d ----, slip op. at 16. Because Coverdell
had no ownership interest in Property B, Coverdell's
quitclaim deed "conveyed nothing" to CEI.
Webster, 878 S.W.2d at 894. CEI, therefore, has no
ownership interest in Property B.
the judgment against CEI and in favor of HCW, Branson,
Empire, and Central is affirmed.
WILLIAM W. FRANCIS, JR., P.J. - CONCUR MARY W. SHEFFIELD, J.
 We note the mandate in our second
opinion, Empire Dist. Elec. Co. v. Coverdell, 484
S.W.3d 1 (Mo. App. 2015) (Empire II), was limited to
further proceedings concerning the claim for adverse
possession by Coverdell only. Id. at 34. To the
extent Coverdell might have prevailed, however, CEI continued
to have an interest in the subsequent proceedings and on
appeal. Our mandate stated:
[T]he matter is remanded for further proceedings
limited to the resolution of Coverdell's claim for
adverse possession of Properties A and B as described in
[Coverdell and CEI's] reasserted claims. If that claim is
found to be meritorious, the trial court will then declare
the extent to which Coverdell's adverse possession
precludes the quieting of title in favor of Branson and
 The property description of Property B
was included in both our previous opinions in Empire
II and Empire Dist. Elec. Co. v. Coverdell, 344
S.W.3d 842 (Mo. App. 2011) (Empire I). To be very
clear, because Property B is at issue in this appeal, we
repeat its description here:
A parcel of land situated in the NE¼ of the
SW¼ and the SE¼ of the NW¼ of Section
33, Township 23 North, Range 21 West, [Branson], as per
general warranty deed and being described as
Commencing at the Northeast corner of Park
Addition to [Branson], thence N 02º29'46" W
along the established property line (as per survey of E.G.
Nightingale, Book 13, Page 16) 27.80 feet to a set rebar
being the point of beginning, thence continue N
02º29'46" W 749.81 feet to a reference point on
the top bank of the mouth of Roark Creek, thence continuing N
02º29'46" W to the fluctuating waters edge of
said Roark Creek, thence easterly and southerly along the
fluctuating waters edge of Roark Creek and Lake Taneycomo to
a point being S 89º41'34" E of the point of
beginning, thence N ...