Estate of Leppke v. Heier

1

NOT DESIGNATED FOR PUBLICATION

No. 114,012

IN THE COURT OF APPEALS OF THE STATE OF KANSAS

The ESTATE of
LILLIAN L. LEPPKE, Deceased,
Appellee,

v.

MARILYN K. HEIER,
Appellant,

and

HAROLD E. HEIER,
Defendant.


MEMORANDUM OPINION

Appeal from Marion District Court; STEVEN L. HORNBAKER, judge. Opinion filed December 9,
2016. Affirmed.

Michael P. Whalen, of Law Offices of Michael P. Whalen, of Wichita, for appellant.

Randall J. Pankratz, of Adrian & Pankratz, P.A., of Newton, for appellee.

Before GREEN, P.J., MCANANY and STANDRIDGE, JJ.

Per Curiam: Marilyn K. Heier appeals the trial court's judgment that she unduly
influenced her parents, Lillian Leppke and Elmer Leppke to sign a joint tenancy deed
which conveyed their real property to themselves and to their children. On appeal,
Marilyn argues that the trial court's judgment must be reversed for three reasons: (1) The
trial court failed to give her the opportunity to rebut Lillian's evidence; (2) the trial court
2

failed to support its ruling with sufficient evidence; and (3) the trial court failed to remain
impartial throughout the proceedings. Finding no merit in Marilyn's arguments, we
affirm.

Background Information

This case involves two tracts of land owned by Lillian and Elmer. The first tract of
land (tract 1) consisted of 160 acres of farmland worth approximately $432,000. Elmer
owned this land by himself up until December 11, 2008, when he signed a quitclaim deed
(deed 1) conveying the land to Lillian and himself as joint tenants with rights of
survivorship. The second tract of land (tract 2) consisted of farmland and a homestead
worth approximately $190,000. Based on the information in the record on appeal, it
seems both Lillian and Elmer had owned this land together for many decades.

The same day Elmer signed deed 1, December 11, 2008, Lillian and Elmer also
signed and executed wills. In Lillian's will, Lillian conveyed all of her interest in the land
to Elmer upon her death, but if Elmer predeceased her, her land would pass to her three
children, Robert Leppke, Merle Leppke, and Marilyn, in equal 1/3 interests. Elmer's will
had identical provisions, conveying all his land to Lillian upon his death or, alternatively,
their three children if Lillian predeceased him.

Less than 4 months later, on April 8, 2009, Lillian and Elmer signed a single
quitclaim deed (deed 2) conveying both tract 1 and tract 2 to themselves, as well as their
three adult children, as joint tenants with rights of survivorship. Marilyn had driven
Lillian and Elmer to a land title company and somehow procured their signatures on deed
2.

On May 30, 2009, Elmer died.

3

In the summer of 2009, Lillian decided to sell the land because she needed money.
At some point, Lillian figured out that she could not sell the land without her children's
permission because "she [had] signed [deed 2]." Lillian went to her estate attorney,
Robert Brookens, and discussed what she could do to get the land back. Brookens
suggested that Lillian attempt to get her children to sign quitclaim deeds, but if that did
not work, Lillian would need to sue to regain clear title to the land.

Robert and Merle returned signed quitclaim deeds to Brookens' office. Marilyn
received the quitclaim deed but refused to sign it. Because Marilyn refused to sign the
quitclaim deed, Brookens did not register Robert's and Merle's quitclaim deeds. Thus, the
land in question remained in a joint tenancy between Lillian, Robert, Merle, and Marilyn.

On December 14, 2010, Lillian sued Marilyn and her husband, Harold Heier, for
unduly influencing Elmer and her into signing deed 2.

Leppke I

This is the second appeal in this case. In Leppke v. Heier, No. 108,377, 2013 WL
5187437, at *1-2 (Kan. App. 2013) (unpublished opinion) (Leppke I), this court
summarized the facts of this case as follows:

"From 2006 to 2009, Marilyn regularly served as caregiver for Lillian and Elmer.
She left her own family and stayed with her parents on a regular basis for days, weeks,
and months at a time. She cleaned and cooked for them, gave them medications, nursed
them, and drove for them.

"In 2008, Lillian and Elmer engaged attorney J. Robert Brookens to advise them
on estate planning and real estate matters. On October 9, 2008, Brookens conferred with
Lillian and advised her to retain control and ownership of her real estate during her
lifetime because she might need the proceeds of any rental or sale of the real estate for
4

her own care and maintenance. In his affidavit, Brookens claims that on October 23,
2008, with Marilyn present, he again shared this same advice. Marilyn denies she heard
Brookens give this advice. In December 2008, Brookens drafted for Lillian and Elmer
durable power of attorney documents for health care and financial decisions. Lillian
appointed Elmer and Marilyn jointly or individually as her agents, and Elmer appointed
Lillian and Marilyn jointly or individually as his agents.

"On April 8, 2009, while running errands with Lillian and Elmer in downtown
Marion, Kansas, Marilyn left them in the car and went inside Hannaford Title Company
(Hannaford) to inquire about including herself and her siblings on the titles to her parents'
real property. . . . She then had Hannaford prepare a deed naming Lillian, Elmer, and
their children as joint tenants of the real property. Marilyn provided Hannaford with all
the instructions on how to prepare the deed. Lillian and Elmer did not provide any
directions. Marilyn and a Hannaford notary public [Marilyn Novak] brought the deed out
to the car. [Novak] watched Lillian and Elmer sign the deed and she then notarized it.
[Novak] stated in her affidavit that Lillian and Elmer 'signed the deed at Marilyn K.
Heier's direction.'

"The next day, Marilyn filed the deed with the Marion County Register of Deeds
office using a check signed by Lillian for the filing fee. That office then mailed the
receipt and deed to Marilyn at her address. As we stated, the deed showed Elmer and
Lillian Leppke as grantors and Elmer Leppke, Lillian Leppke, Merle Leppke, Robert
Leppke, and Marilyn Heier as grantees as joint tenants with rights of survivorship. Lillian
stated in her petition that Marilyn had represented to Elmer and her that the deed only
transferred the property with their home on it, but the deed in fact transferred all of their
real estate. In her response, Marilyn claimed she clearly represented to her parents that
the deed would transfer both of their properties onto one title. She asserted the deed was
only executed after the consent and verbal agreement of Lillian and Elmer.

"Marilyn's two siblings, Merle and Robert, later executed deeds reconveying the
property to Lillian. Brookens sent letters on April 27, 2010, and June 2, 2010, requesting
that Marilyn and Harold quitclaim the real estate to Lillian. They never did so. On
December 14, 2010, Lillian filed a petition alleging the deed was void because of
Marilyn's undue influence and Marilyn had breached her fiduciary duty as attorney-in-
5

fact by transacting with herself. Marilyn filed a response on January 4, 2011, in which
she admitted that as attorney-in-fact for Lillian and Elmer she 'occupied a fiduciary and
confidential relationship with . . . Lillian L. Leppke and her now deceased husband,
Elmer H. Leppke and such relationship was in existence when . . . Marilyn K. Heier
discussed adding all three children's names on each of the two real estate titles.' Although
Marilyn further admitted to being present in Brookens' office on October 23, 2008, she
claimed she was unaware of his legal advice to Lillian regarding the real property. She
also stated that when she was attorney-in-fact for her parents, she had many discussions
with them about adding the names of the children to the land deeds.

"On May 3, 2011, Lillian filed a motion for summary judgment. She noted she
had told Brookens she wanted to appoint [Tammy Miller] as executor of her estate
because that person 'would not try to "sneak one in [on her] like Marilyn did."' In her
affidavit in response to the motion, Marilyn stated that even though Lillian maybe did not
want to sign the deed, Lillian knew what she was doing when she signed and did so in
accordance with Elmer's wishes.

"Upon a review of the petition, response, summary judgment motion,
memoranda, affidavits, and oral arguments, the district court found there was no disputed
issue of material fact as to any of the claims set forth and granted summary judgment on
August 2, 2011. At the hearing and in its journal entry, the court found Marilyn admitted
she had a continuing fiduciary and confidential relationship with her parents at the time
the deed was recorded. Finding Marilyn was aware of Brookens' advice regarding her
parents' disposition of their real estate, the court held she had breached her duty and was
self-dealing for her own interest and not in the best interest of Lillian. The court found
Lillian had received no benefit or consideration from the execution of the deed creating
the joint tenancy. The court further found Marilyn had unduly influenced Lillian under
suspicious circumstances when a confidential relationship existed between them because
Marilyn instructed Lillian and Elmer who were inside a car and outside the presence of
their legal counsel to execute a deed transferring all their real estate assets to Marilyn and
her siblings against the previous [advice] of their legal counsel. The court granted
Lillian's request to void the deed and awarded her attorneys fees pursuant to K.S.A. 2012
Supp. 58-657(g)."

6

Marilyn and Harold appealed the trial court's ruling granting summary judgment in
favor of Lillian. This court reversed the trial court's summary judgment ruling and
remanded to the trial court for further proceedings. Leppke I, 2013 WL 518774347, at *1.
In reaching this holding, this court explained that to establish a presumption of undue
influence, plaintiffs must prove (1) that they had a confidential relationship with the
defendant and (2) that suspicious circumstances surrounded the transaction in question.
Leppke I, 2013 WL 518774347, at *4. This court further explained that once plaintiffs
establish a presumption of undue influence, the burden shifts to the defendant to disprove
that the transaction was affected by undue influence. Leppke I, 2013 WL 518774347, at
*4.

Because Marilyn and Harold's answer admitted that a confidential relationship
existed, this court held that Lillian established the first prong of the presumption of undue
influence test. Leppke I, 2013 WL 518774347, at *5. Moreover, this court held that
suspicious circumstances surrounded the transaction under the second prong of the undue
influence test. Leppke I, 2013 WL 518774347, at *5. Nevertheless, this court determined
that Marilyn and Harold met their burden to preclude the summary judgment ruling for
the following reasons: (1) Marilyn disputed hearing Brookens' advice at the October 23,
2008, meeting; (2) Marilyn asserted that she explained deed 2 to Lillian and Elmer; and
(3) Marilyn asserted that Lillian and Elmer remained in the car because of their old age,
not because she was trying to trick them into signing deed 2. Leppke I, 2013 WL
518774347, at *7. This court found that summary judgment was inappropriate because
the preceding facts controverted Lillian's assertions of undue influence. Leppke I, 2013
WL 518774347, at *7. This court simply stated: "Reversed and remanded for further
proceedings." Leppke I, 2013 WL 518774347, at *8.

7

Motion Hearings Following Remand

At the first hearing following remand, the parties jointly agreed to dismiss the
undue influence claim against Harold given that his name was not on deed 2. Marilyn's
attorney also argued that she should be allowed to amend her answer to omit the part
where she admitted that a confidential relationship existed. Evidently, Marilyn had filed
her answer pro se. Marilyn's attorney asserted that since the Leppke I court reversed the
trial court's summary judgment ruling, the entire case started over. Lillian's attorney
countered that the Leppke I mandate meant that the parties had to have a trial. Yet,
Lillian's attorney also argued that because the Leppke I court held that Lillian had
established that a presumption of undue influence existed at the summary judgment stage,
the trial would be limited to Marilyn presenting evidence that rebutted the established
presumption. Said another way, Lillian's attorney argued that the Leppke I court's
presumption of undue influence ruling was the law of the case, meaning the burden of
proof had permanently shifted to Marilyn for the remaining proceedings.

The trial court rejected both Marilyn's and Lillian's arguments. First, the trial court
rejected Marilyn's attorney's argument because it found that the Leppke I mandate did not
require the case to start over. The mandate simply meant that it had erred in granting
summary judgment because material facts were in dispute. The trial court also decided to
deny Marilyn's motion to amend her answer because the case had been going on too long
and any amendment would substantially prejudice Lillian. Second, the trial court rejected
Lillian's attorney's argument, determining that the Leppke I mandate did not make the
presumption of undue influence the law of the case. Thus, the trial court ruled that the
trial would be on all of the evidence, not just Marilyn's evidence.

About a year later, Lillian's new attorney reargued that the Leppke I court's
mandate required that the trial be limited to Marilyn presenting evidence rebutting
Lillian's already established presumption of undue influence. Marilyn's attorney
8

countered by reminding the trial court that it had already rejected this argument. The trial
court denied Lillian's attorney's renewed motion, reiterating that Lillian must present her
entire case at trial because the burden of proof had not shifted to Marilyn yet.

The Bench Trial

Lillian's bench trial was held on October 9-10, 2014. At the trial, Lillian called the
following witnesses: Marilyn, Novak, Brookens, and Roger Hiebert.

Testifying as an adverse witness, Marilyn explained that she had never heard
either of her parents talk about wanting to sell the land. Marilyn testified that she
remembered going to Brookens' office on October 23, 2008. She testified that she was
driving her mother around town, running different errands, when her mother told her to
pull into Brookens' parking lot. Marilyn asserted that she had never seen or spoken to
Brookens before the October 23, 2008, meeting.

Marilyn explained that she was present at the meeting, but she could not remember
anything Brookens told her mother because Brookens was speaking quietly. Specifically,
Marilyn testified:

"No, I really couldn't hear him. He—he talked low and legal. I wasn't really hearing what
he was saying. It was a blah, blah, blah, blah, blah, blah, blah, blah. And I'm not so sure
that I was getting the gist of what he was saying."

Marilyn also testified that she was not sure if the land was discussed because "[i]t was all
a bunch of legal gobbledygook." Later, however, Marilyn admitted she believed she
heard Brookens mention that her mother's name was on the deed for tract 2. She also
asserted that her actions regarding deed 2 were consistent with Brookens' advice during
the meeting.
9

Regarding April 8, 2009, the day Marilyn visited the Hannaford Title Company,
Marilyn explained that she was planning on driving her father to a doctor's appointment
early that afternoon but was running late. She testified that she met her parents at the
doctor's office. She testified that following the appointment, she drove her parents around
town running errands. Marilyn testified that she was in a pharmacy picking up medicine
for her father when she noticed the Hannaford Title Company across the street. Marilyn
explained that since her father's prescriptions were not ready yet, she decided to walk
across the street and ask about drafting a deed naming her parents, her siblings, and
herself as coowners. Marilyn testified that she never planned on going into the Hannaford
Title Company that day.

Marilyn testified that while inside the Hannaford Title Company, she was helped
by Novak and "a blonde lady." Marilyn testified that Novak told her it would cost $50 for
each deed or she could consolidate tract 1 and tract 2 onto one deed and pay $50 total.
Marilyn asserted that Novak had all the information concerning the legal description of
the land. Marilyn testified that she then went back to speak with her parents, who
remained in the car across the street next to the pharmacy.

During the duration of Marilyn's time in the pharmacy and the Hannaford Title
Company, her parents remained in the car because although they were mentally intact,
they were physically feeble. Marilyn asserted that this is why her parents never got out of
the car. Marilyn alleged that during either her first or second trip back to the car, she got
her parents' approval to allow the Hannaford Title Company to insert the legal description
of each tract of land on one deed, naming themselves and their children as joint tenants
with rights of survivorship.

Marilyn testified that upon returning to the Hannaford Title Company, presumably
after the second trip to speak with her parents in the car, Novak had deed 2 drafted and
ready to sign. Marilyn testified that Novak told her to bring the car from the pharmacy
10

parking lot into the Hannaford Title Company parking lot so that she could bring deed 2
to her parents. In this way, her parents could avoid getting out of the car. Marilyn
testified that after driving the car into the Hannaford Title Company parking lot, Novak
brought out deed 2 on a clipboard. She testified that her parent's willingly signed deed 2.
Marilyn estimated that her parents had deed 2 only a minute or two because they signed it
almost immediately. Marilyn alleged that she never pressured her parents to sign deed 2.
Marilyn explained that she does not actually know if her parents read deed 2 before
signing it because she walked away from the car once Novak came out with the
clipboard. Marilyn testified that she felt like her parents wanted some space when they
signed deed 2.

Yet, Marilyn also testified that she frequently spoke with her parents about making
the in-life transfer in the months leading up to the signing of deed 2. Marilyn asserted that
during these conversations, her parents agreed that their children's names should be on
the deed as a "safeguard" to prevent other family members from preying on their parents'
old age. While testifying, Marilyn implied that she was protecting her parents from
Merle, who she stated was a thief. She also admitted, however, that her parents never
seemed to have any concerns about Merle. Marilyn stated that based on these previous
conversations, she believed her parents understood what they were doing when they
signed deed 2.

Marilyn testified that after her parents signed deed 2, her mother handed her a
blank check with her signature on it to pay the Hannaford Title Company. Marilyn
testified that she recorded deed 2 the next day while running errands with her mother.
Marilyn further testified that her mother gave her another blank check with her signature
on it to pay the register of deeds. When asked why she had the registration receipt and the
executed deed 2 sent to her address instead of her parents' address, Marilyn testified that
she did not know why she had the receipt and deed 2 sent to her address. Marilyn
admitted that she never told Merle about having his name inserted on the deed and told
11

Robert only sometime after Elmer's funeral in June 2010 that she had his name placed on
the deed. Marilyn also explained that she purchased insurance for the land on her credit
card but then reimbursed herself with money from her parents' bank account. Evidently,
Marilyn used her powers as her parents' attorney-in-fact to write the check to herself
without either of her parents' signatures.

Novak initially testified that it was Marilyn's idea to have Lillian and Elmer sign
deed 2 in the car, but later she testified that it might have been her idea. She also initially
testified that Marilyn had brought in the legal description of the land but later testified
that maybe she looked the legal description up in the Hannaford Title Company database.
Novak asserted that when Marilyn told Lillian and Elmer to sign deed 2, she stood by the
car the whole time. Novak asserted that Lillian and Elmer had the deed just long enough
to sign it, and nobody read deed 2 to them. Novak testified that Lillian and Elmer may
have been incompetent. Novak explained that Lillian seemed confused, and Elmer could
hardly move because of his mobility issues.

Brookens testified that Lillian contacted him for some estate planning work in
early fall 2008. Brookens testified that on October 9, 2009, he met with Lillian and she
brought up whether to put the land in a joint tenancy with her children. He testified that
he told Lillian that she should not consider placing the land in a joint tenancy with her
children if she and Elmer did not have enough liquid assets available to pay for their
expenses the remainder of their lives. He also testified that he told Lillian there would be
negative tax consequences attached to gifting the land during her life.

Brookens explained that Lillian told him that she wanted Marilyn involved in her
estate planning. Brookens testified that on or about October 22, 2008, Marilyn called him
and asked to be notified about any future meetings with her mother. Brookens explained
that the day of Lillian's October 23, 2008, meeting with him, Marilyn showed up early
12

and attempted to ask him questions before Lillian arrived. Brookens explained that he
told Marilyn he would talk to her in Lillian's presence only.

Brookens alleged that once Lillian arrived, the meeting commenced. Marilyn
brought up the topic of placing the land into a joint tenancy with rights of survivorship
between her parents, her siblings, and herself. Brookens alleged that he told both Marilyn
and Lillian this was a bad idea because Lillian and Elmer would need to sell the land if
they ran out of money. Brookens testified that Marilyn responded by stating that "makes
sense now," but he could tell that she was not happy that he had recommended against
placing the land in a joint tenancy. He also testified that Marilyn often spoke in the place
of Lillian, telling him "her mother's wishes."

Brookens explained that he told Lillian, in front of Marilyn, that he believed the
best way to handle the land would be to transfer the land to the children upon both
Elmer's death and her death. Brookens explained that this is why Lillian and Elmer
executed wills on December 12, 2008, conveying their land to their children in equal
shares upon both of their deaths.

Brookens testified that following the October 23, 2008, meeting, neither Lillian
nor Elmer mentioned conveying the land to their children during their lifetimes.
Brookens specifically testified that such a conveyance was never brought up at any point
during the drafting of or the execution of their December 2008 wills or deed 1. Brookens
admitted that Elmer was not involved in discussing the terms of his will or deed 1 in the
drafting phase. Brookens testified, however, that he went through Elmer's will and deed 1
with Elmer in detail before he signed it. Brookens testified that he wanted to make sure
that Elmer understood the documents and agreed to their terms. Brookens also testified
that Elmer executed the documents in his car because of his mobility issues.

13

Brookens explained that the next time he heard about placing the land in a joint
tenancy between Lillian, Elmer, Robert, Merle, and Marilyn was in late April 2010. This
was when Lillian contacted him about almost $2,000 missing from her bank account.
Brookens explained that Lillian was confused why the money was missing. Brookens
testified that this is when he tracked down the check Marilyn had made out to herself for
insurance on the land. Then, Brookens explained that at an April 26, 2010, meeting with
Lillian, Lillian told him that the land was now being held by her and her children as joint
tenants with rights of survivorship. Brookens explained that when he asked Lillian about
the deed, Lillian responded as follows:

"[Lillian] remember[ed] a time going to town with [Marilyn]. She and Elmer had gone to
town to go to the bank because Marilyn had some—some business to do for their bank.
She—at the time, she states that she couldn't figure out why she couldn't do it herself, but
Marilyn was in town, and that would be fine, and Marilyn was going to do something.
They stay in the car and waited for Marilyn. Marilyn went into the bank and came back
out. I said what did she do in the bank? I really don't know was her comment. And then
what did she do? Did she have papers with her? No. She said, just a minute, I'll be back
again. And then she came out with a woman, and she said, you need to sign this, and I
did, and—so did Elmer. And the woman left, and we left the bank."

He also explained that Lillian told him that "[she] guess[ed] [she] signed that." Brookens
asserted that he and Lillian spent the rest of the meeting talking about the consequences
of signing the deed and whether she could get the land back.

Brookens further testified that he does not believe Marilyn ever called him to get a
quote for drafting a deed. Brookens explained that his receptionist knows not to give
quotes over the phone; thus, it was very unlikely that Marilyn spoke with his receptionist.
He also explained that a typical fee for drafting a deed is between $30-$50.

14

Hiebert, a realtor, testified that Elmer approached him to appraise the land in 2003.
In fact, Elmer and Lillian almost sold tract 1 in 2003, but the buyer backed out at the last
minute. Hiebert testified that Lillian and Elmer approached him about selling the land
again sometime before April 2009, but they all agreed to wait until after flood season to
seriously consider selling the land. Hiebert explained that after Elmer's death, Lillian
mentioned selling the land once more. Yet, Hiebert testified that Lillian later told him she
could not sell the land because she no longer owned the land outright. Hiebert testified
that as Lillian told him this she was weeping and saying that "she guess[ed] she signed
it."

In addition to the preceding witnesses, both parties agreed to have Lillian's
deposition testimony read into the record even though Lillian, now aged 96, was present
at the trial.

At Lillian's deposition, which happened just 3 weeks before trial, Lillian testified
to the following: (1) that Marilyn took her money; (2) that she remembered Marilyn
driving their car from one parking lot into the parking lot of the Hannaford Title
Company; (3) that she remembered a woman named Marilyn Novak working at the
Hannaford Title Company standing with Marilyn as they signed the deed; (4) that
Marilyn repeatedly told Elmer and her to hurry up and sign the deed, possibly because it
was getting dark; (5) that Marilyn told Elmer and her that they better sign the deed; and
(6) that Marilyn was being very pushy about signing the deed.

After Lillian's deposition was read into the record, Lillian rested. Lillian's attorney
told the trial court that he believed they had established a prima facie case of undue
influence because both a confidential relationship and suspicious circumstances existed.
Lillian's attorney argued that as a result, a presumption of undue influence existed and the
burden of proof now shifted to Marilyn to rebut the presumption. Marilyn's attorney
responded by asserting that Marilyn was entitled to judgment as a matter of law because
15

Lillian had not established a presumption of undue influence. Thus, according to
Marilyn's attorney, the trial court did not need to shift the burden of proof to Marilyn but
direct the verdict in Marilyn's favor.

The trial court denied both Lillian's motion and Marilyn's motion. In doing so, the
trial judge stated:

"I'm going to deny both motions, so let's just hear your evidence. I mean, I've
already ruled, maybe wrongfully, but I don't think I can get in trouble for that—that—the
Court of Appeals, you know, didn't order me to start the case, essentially for you to
defend the case now.

. . . .
"Even though I think there's some language in there that indicates I could have
done that. Probably wouldn't have had any problem with it. I'm trying to be out of an
abundance of caution—and we're here—let's hear the evidence, the whole case is going
to come in. I'll make a decision."

Marilyn's attorney then asked the trial court whether its ruling meant that the
burden did not shift onto Marilyn. The trial judge responded:

"That's correct. I'm not going to . . . I think that I could do that . . . if I felt that
there was evidence to do it, to support it. I'm just not going to get into that quagmire at
this point. I don't think that the Court of Appeals was clear in what they wanted me to do.
Because if they were clear in what they wanted me to do, they wouldn't have said
reversed, they would have said reversed with directions to start with—[Marilyn's]
defense."

In response, Marilyn's attorney stated that "[w]e agree exactly, your honor." Next, the
trial judge again stated, "Let's hear what you have to say." Marilyn's attorney replied,
"We will call Marilyn Heier to the stand."
16

When testifying on her own behalf, Marilyn testified that she could remember
asking Brookens about the possibility of putting the land in a joint tenancy but she could
not hear Brookens' response because he was talking too quietly. Marilyn testified that she
spoke to her parents about executing a deed that named themselves, her siblings, and
herself as joint tenants with rights of survivorship before she went to the Hannaford Title
Company. Marilyn testified that her parents never resisted this idea. Marilyn explained
that she called Brookens' office at some point and asked about drafting the deed, and a
receptionist told her that it would cost approximately $200. Marilyn explained that when
she learned about the $150 price difference upon talking to Novak, she decided that it
would be best to just get everything done at the Hannaford Title Company as opposed to
Brookens' office. Marilyn testified that she did not force her parents to sign the deed or
rush her parents while they signed the deed.

After Marilyn's testimony, the defense rested. The trial court requested that both
Lillian and Marilyn submit proposed findings of fact and conclusions of law. The trial
court stated that once it had both Lillian's and Marilyn's proposed findings of fact and
conclusions of law it would issue its decision.

The Trial Court's Decision

Lillian and Marilyn complied with the trial court's request to submit proposed
findings of fact and conclusions of law. Eventually, the trial court adopted Lillian's
proposed findings of fact and conclusions of law almost verbatim. The trial court
determined that many facts, including Marilyn's admission, supported that a confidential
relationship existed. The trial court also determined that suspicious circumstances existed
because the facts supported the following: (1) that Marilyn did not act in good faith; (2)
that Marilyn initiated the land transaction; (3) that Marilyn's actions and conduct were
suspect; (4) that Marilyn had self-serving motives; (5) that Marilyn never sought any
independent advice about the land transaction and had in fact ignored Brookens' advice
17

against the land transaction; (6) that Lillian's and Elmer's physical and mental conditions
placed their competency in question; and (7) that Lillian and Elmer received no benefit
for placing their land in a joint tenancy with their children.

The trial court also explained:

"Plaintiff is resubmitting its arguments to the Court regarding Leppke [I]. [The]
Court of Appeals found no fault with the manner in which a confidential relationship and
suspicious circumstances were shown through the summary judgment proceedings.
[Citation omitted.] Indeed, this opinion only cites approximately seven facts dispositive
of the suspicious circumstances, and found that this was enough to meet the burden. At
trial, Plaintiff proved several times as many facts as those listed in the Court of Appeals
decision that were supportive of her position on this point. Based on the Court of Appeals
rationale, this Court finds that Plaintiff met her burden with respect to proving suspicious
circumstances and a confidential relationship. The only reason the Court of Appeals
reversed and remanded was because there were still controverted issues and the Court of
Appeals believed that this Court should have taken the opportunity to weigh the
credibility of the testimony and the evidence. [Citation omitted.] The court having now
complied with the mandate of the court of appeals, finds that overall, the credibility
issues [are] resolved in favor of the plaintiff. The defendant's credibility having been
called into issue on several occasions where she made unbelievable statements and
statements that directly contradicted her previous statements or writing."

Accordingly, the trial court ruled that Marilyn unduly influenced Lillian and Elmer into
signing deed 2. As a result, the trial court voided this deed.

Since Docketing the Appeal

On November 19, 2015, Lillian died. Lillian's attorneys moved to substitute
Lillian's estate as a party in her place. On February 29, 2016, this court granted the
motion to substitute Lillian's estate as a party.
18

Did the Trial Court Deny Marilyn the Opportunity to Rebut Lillian's Evidence?

Marilyn first argues that the trial court abused its discretion because it failed to
allow her to present rebuttal evidence. Marilyn argues that under Kansas law, after a
plaintiff presents a prima facie case of undue influence, a presumption of undue influence
exists and the burden shifts to the defendant to rebut that presumption. Marilyn believes
that the trial court misconstrued this court's mandate from Leppke I to mean that shifting
the burden of proof was optional. Marilyn argues that had the trial court shifted the
burden of proof, allowing her to present evidence rebutting the presumption of undue
influence, she would have established that neither Lillian nor Elmer were unduly
influenced. Accordingly, Marilyn argues that she was entitled to a new trial based on this
error.

On the other hand, Lillian's estate contends that the trial court did not err because
both parties were allowed to present all of their evidence before the trial court made its
decision.

A review of the applicable law and facts of this case establishes that both the
parties and the trial court were certainly confused about the meaning of this court's
mandate in Leppke I. Nevertheless, any error the trial court may have committed was a
technical error, having no practical effect on Marilyn's ability to defend against Lillian's
undue influence claim. Furthermore, because Marilyn's attorney agreed that the burden of
proof did not shift onto Marilyn at the close of Lillian's case-in-chief, any error the trial
court may have committed was also invited by Marilyn.

Standard of Review

Whether the trial court applied the correct legal standard in exercising its
discretion constitutes a question of law over which this court's review is unlimited.
19

Graham v. Herring, 297 Kan. 847, 855, 305 P.3d 585 (2013). Additionally, "a
determination regarding the trial court's compliance with [an appellate] mandate involves
questions of law over which this court has unlimited review." Leffel v. City of Mission
Hills, 47 Kan. App. 2d 8, 15-16, 270 P.3d 1 (2011).

A trial court's action constitutes an abuse of discretion if it is based on an error of
law. Wiles v. American Family Life Assurance Co., 302 Kan. 66, 74, 350 P.3d 1071
(2015). The party asserting that the trial court abused its discretion always has the burden
to establish that the trial court actually abused its discretion. Northern Natural Gas Co. v.
ONEOK Field Services Co., 296 Kan. 906, 935, 296 P.3d 1106 (2013).

Burden Shift in Undue Influence Cases

"'[U]ndue influence is a species of fraud.'" Cousatte v. Lucas, 35 Kan. App. 2d
858, 872, 136 P.3d 484 (2006) (quoting In re Lucas, 307 B.R. 703, 705 [Bankr. D. Kan.
2004]). As a species of fraud, undue influence must be proven by clear and convincing
evidence. Heck v. Archer, 23 Kan. App. 2d 57, 62, 927 P.2d 495 (1996). To establish the
existence of undue influence, plaintiffs must present evidence supporting (1) that
defendants have a confidential relationship with them and (2) that suspicious
circumstances surrounded the transaction in question. Heck, 23 Kan. App. 2d at 63. If
plaintiffs present evidence of both a confidential relationship and suspicious
circumstances, then a presumption of undue influence exists. Heck, 23 Kan. App. 2d at
63. Moreover, once a presumption of undue influence exists, the burden of proof shifts to
the defendants to undermine the evidence supporting the presumption. Heck, 23 Kan.
App. 2d at 63.

20

Appellate Mandates

Trial courts must comply with an appellate court's mandate, "consider[ing] only
the matters essential to implementing the mandate." Leffel, 47 Kan. App. 2d at 15. If an
appellate court merely reverses the trial court without providing any further directions,
then the trial court has discretion when implementing the mandate. Leffel, 47 Kan. App.
2d at 16. On remand, the trial court continues with the case as if it "'had originally made
the ruling mandated by the appellate court."' Leffel, 47 Kan. App. 2d at 16 (quoting
Edwards v. State, 31 Kan. App. 2d 778, 781, 73 P.3d 772 [2003].

Review of Relevant Facts

To briefly review, in Leppke I, this court reversed the trial court's summary
judgment ruling because Marilyn controverted the evidence Lillian presented supporting
the suspicious circumstances factor of the undue influence claim. Specifically, this court
determined that in the light most favorable to Marilyn, her assertions that she did not hear
Brookens' advice against a joint tenancy and did not force her parents to sign deed 2
placed material facts in dispute. Leppke I, 2013 WL 518774347, at *7.

At the first hearing upon remand, Lillian's attorney argued that because the Leppke
I court held that Lillian had presented sufficient evidence to establish a presumption of
undue influence in her summary judgment motion, the existence of the presumption of
undue influence was the unreviewable law of the case. According to Lillian's attorney,
any trial had to begin with the burden already shifted to Marilyn to rebut the presumption.
About a year later, Lillian's new attorney made the same argument about the Leppke I
mandate.

Nevertheless, the trial court rejected the argument of Lillian's attorneys both times.
The trial court ruled that based on its interpretation of the Leppke I mandate, Lillian
21

would have to present her entire case at the bench trial because it believed the mandate
required a trial on all the facts.

At the bench trial, Lillian moved the trial court at the close of her case to rule that
she had established a presumption of undue influence. This, of course, would have
resulted in the burden of proof shifting to Marilyn to rebut the presumption. The trial
court denied Lillian's motion, however, using the same reasoning it relied on when
denying Lillian's previous motions.

Yet, at the same time, the trial court denied Marilyn's motion for judgment as a
matter of law. The trial court told both Lillian and Marilyn it wanted to hear the whole
case before it made a decision. At the very end of the trial court's ruling on both motions,
Marilyn's attorney stated, "We agree exactly, your honor."

Technical Error

Based on the preceding facts, it is readily apparent that Marilyn's argument
concerning the trial court's failure to allow her to rebut Lillian's evidence stems from the
debate about the meaning of the Leppke I mandate. To begin with, although the trial court
and both parties clearly had problems deciphering the meaning of the Leppke I mandate,
the mandate was very clear and direct. This court in Leppke I reversed the trial court's
decision to grant summary judgment in favor of Lillian because Marilyn had presented
evidence controverting the suspicious circumstances factor of the undue influence claim.
In fact, the Leppke I court stated: "Marilyn and Harold successfully came forward with
evidence in the form of affidavits that established several controverted issues of material
fact that could rebut the presumption of undue influence." 2013 WL 5187437, at *7.
Moreover, the Leppke I court further stated that the court's "ruling turned the summary
judgment proceeding into a 'trial by affidavits' which denied Marilyn and Harold a trial to
resolve factual disputes." 2013 WL 5187437, at *7.
22


The Leppke I court included no additional directions. Leppke I, 2013 WL
518774347, at *7-8. Thus, on remand, the trial court was required to proceed as if it had
denied the summary judgment motion. See Leffel, 47 Kan. App. 2d at 16. This meant that
Lillian's summary judgment motion was unsuccessful, and the trial court had to proceed
to trial, with both parties presenting evidence, as in any other case.

As explained, once the plaintiff presents evidence establishing a presumption of
undue influence, the burden shifts to the defendant to rebut this presumption. Moreover,
despite its statement regarding the burden of proof not shifting, it is abundantly clear that
the trial court believed Lillian presented evidence establishing a presumption of undue
influence. Otherwise, the trial court would not have denied Marilyn's motion for
judgment as a matter of law. That is, if the trial court believed that Lillian had not
established a prima facie case of undue influence, then it would have granted Marilyn's
motion for judgment as a matter of law and the case would have ended.

Although the trial court technically erred by stating that the burden of proof did
not shift to Marilyn at the close of Lillian's case-in-chief, this was a technical error that
did not affect Marilyn's rights at trial. In essence, the denial of both Lillian's motion and
Marilyn's motion led to conflicting results. On the one hand, the denial of Lillian's motion
indicates that Lillian failed to present a prima facie case of undue influence. On the other
hand, the denial of Marilyn's motion for judgment as a matter of law means that
regardless of what it stated, the trial court believed Lillian presented a prima facie case of
undue influence. Moreover, the result of the denial of Marilyn's motion for judgment as a
matter of law was that the trial continued and Marilyn presented the entirety of her
defense.

In the past, our Supreme Court has held that appellate courts must "disregard[]
alleged technical errors which do not affirmatively appear to have affected the rights of
23

the complaining party." Douglas v. Lombardino, 236 Kan. 471, 487, 693 P.2d 1138
(1985). In other words, "appellate court[s] must disregard irregularities and technical
errors if the ultimate determination is just." City of Kechi v. Decker, 230 Kan. 315, 321,
634 P.2d 1099 (1981). Here, the trial court's statement that the burden did not shift was
no more than a technical error that did not affect Marilyn's rights because she was
allowed to present the entirety of her defense and rebut Lillian's evidence. Although the
trial court's words did not comply with the procedural rules of undue influence cases, the
trial court's actions did. As a result, Marilyn's argument that she is entitled to a new trial
because the trial court failed to shift the burden of proof to her following the close of
Lillian's case is fatally flawed.

In her brief, Marilyn asserts that "[w]hile [she] was allowed to present her
evidence, the [trial] court refu[]sed to consider her opportunity to rebut the presumption
of undue influence as required by 95 years of Kansas law." Moreover, without explaining
why she would have won, Marilyn asserts that she would have won at trial but for the
trial court's error. Thus, it seems Marilyn differentiates between presenting evidence in
her defense from rebutting the presumption of undue influence. Nevertheless outside of
simply making these bald assertions, Marilyn has in no way explained how the trial
court's statement or actions negatively affected the presentation of her defense.

Our Supreme Court has consistently held that a point raised incidentally in a brief
and not argued therein will be deemed waived and abandoned. Friedman v. Kansas State
Bd. of Healing Arts, 296 Kan. 636, 645, 294 P.3d 287 (2013). Because Marilyn has failed
to explain why the trial court's actions negatively affected the presentation of her defense,
she has abandoned any such argument on appeal.

Moreover, it is important to point out that the trial court considered the evidence
Marilyn presented in making its ultimate ruling. This is evident by the trial court's final
order where it found that after having "the opportunity to weigh the credibility of the
24

testimony and the evidence[,] . . . . the credibility issues [were] resolved in favor of the
plaintiff." Thus, this is not a situation where Marilyn could not present her evidence to
rebut Lillian's evidence. It is simply a situation where the trial court wrongly stated that
the burden of proof did not shift onto Marilyn but then took the actions that allowed
Marilyn to rebut Lillian's evidence of undue influence.

Furthermore, Marilyn's arguments near the end of her brief concerning the trial
court's interpretation of the Leppke I mandate are flawed. Marilyn argues that the trial
court clearly misunderstood the Leppke I mandate because it stated:

"The only reason the Court of Appeals reversed and remanded was because there were
still controverted issues and the Court of Appeals believed that this Court should have
taken the opportunity to weigh the credibility of the testimony and the evidence. [Citation
omitted.] The court having now complied with the mandate of the court of appeals, finds
that overall, the credibility issues [are] resolved in favor of the plaintiff. The defendant's
credibility having been called into issued on several occasions where she made
unbelievable statements and statements that directly contradicted her previous statements
or writing."

Marilyn asserts that this statement implies that the trial court held a trial on only the
following: (1) The issues the Leppke I court determined were still in controversy—that is,
whether Marilyn heard Brookens' advice, whether Marilyn explained deed 2 to Lillian
and Elmer, and whether Lillian and Elmer remained in the car because of old age and (2)
credibility determinations. She argues that the trial court "could not use findings from an
assessment of the summary judgment claim as a replacement for the presentation and
analysis of the evidence at trial."

Nonetheless, the trial court never stated that it was limited to these issues. Instead,
the trial court stated that the "only reason the Court of Appeals reversed and remanded
was because the issues were still controverted and the Court of Appeals believed that this
25

Court should have taken the opportunity to weigh the credibility of the testimony and the
evidence," which is true. See Leppke I, 2013 WL 518774347, at *7-8. If the trial court
actually meant that it was considering only these issues in its ruling as Marilyn argues,
why would the trial court make dozens of findings regarding why it ruled that a
confidential relationship and suspicious circumstances existed?

Marilyn's whole argument is based on an unappealing technicality. Although the
trial court made a technical error by stating that the burden did not shift onto Marilyn at
the close of Lillian's case-in-chief, this technical error had absolutely no practical effect
because Marilyn presented the entirety of her case just as she would have if the trial court
had properly granted Lillian's motion. In the end, the trial court considered Lillian's
evidence, considered Marilyn's evidence, and determined that Marilyn's evidence did not
sufficiently undermine Lillian's evidence establishing the claim of undue influence.

Invited Error

Finally, at the very least, Marilyn has invited any error that may have occurred at
the trial court level. In her brief, Marilyn points out that the trial court stated that the
burden of proof would not shift while denying Lillian's motion at the close of her case.
What Marilyn fails to point out, though, is that her attorney told the trial court that its
decision regarding the burden not shifting was correct.

To briefly review, when the trial court stated that it was denying Lillian's motion
to shift the burden of proof onto Marilyn, Marilyn's attorney told the trial court that he
"agree[d] exactly" with the trial court. In making this statement, Marilyn's attorney
approved the trial court's decision not to shift the burden of proof to her even though the
trial court evidently believed that Lillian had presented a prima facie case of undue
influence. Accordingly, Marilyn not only failed to challenge the trial court's burden shift
ruling, but she also encouraged the trial court in its incorrect ruling.
26

When a party invites error, that party cannot complain about that error on appeal.
See Thoroughbred Assocs. v. Kansas City Royalty Co., 297 Kan. 1193, 1203, 308 P.3d
1238 (2013). In this case, any error that occurred was invited by Marilyn because after
the trial court incorrectly stated that the burden of proof did not shift to her to rebut
Lillian's evidence at the close of Lillian's case-in-chief, her attorney told the trial court
that it made the correct decision. As a result, in addition to the technical error previously
discussed, any error that may have occurred was invited by Marilyn.

Was the Trial Court's Ruling Supported by Sufficient Evidence?

Next, Marilyn argues that the trial court's findings were not supported by sufficient
evidence. Marilyn takes issue with the trial court's adoption of almost all of Lillian's
proposed findings of fact and conclusions of law. In her brief, Marilyn discusses why she
believes that nearly every finding of fact was somehow inappropriate.

Lillian's estate emphasizes that the trial court's findings were supported by
sufficient evidence. Lillian's estate emphasizes that this court should reject Marilyn's
arguments because they are all founded on reweighing the evidence. Lillian's estate
asserts that undue influence cases are almost always established by circumstantial
evidence.

Standard of Review

When reviewing a trial court's decision following a bench trial for sufficiency of
the evidence, this court will not disturb the trial court's decision so long as evidence
supports it. See Gannon v. State, 298 Kan. 1107, 1175-76, 319 P.3d 1196 (2014). The
evidence supporting the trial court's decision may be circumstantial evidence. Siruta v.
Siruta, 301 Kan. 757, 767, 348 P.3d 549 (2015). Additionally, the circumstantial
27

evidence supporting the trial court's decision does not need to exclude other reasonable
interpretations to be sufficient. Siruta, 301 Kan. at 767.

In conducting this review, this court must view all evidence in the light most
favorable to the prevailing party. Moreover, in conducting this review, this court cannot
reweigh evidence or the trial court's credibility determinations. See Gannon, 298 Kan. at
1175-76.

Evidence Required to Establish Undue Influence

Again, to establish that a deed was signed based on undue influence, plaintiffs
must provide evidence (1) that the defendant had a confidential relationship with them
and (2) that suspicious circumstances surrounded the signing of the deed. Heck, 23 Kan.
App. 2d at 63; see In re Estate of Haneberg, 270 Kan. 365, 375, 14 P.3d 1088 (2000).
Plaintiffs must also prove that the defendant destroyed their free agency. Cersovsky v.
Cersovsky, 201 Kan. 463, 467, 441 P.2d 829 (1968). In the past, our Supreme Court has
held that "[u]ndue influence does not consist of mere gratitude for kindness, affection or
esteem where a conveyance is induced thereby, nor does it operate in the way of
suggestions, entreaties or importunities, short of overpowering a grantor's will."
Cersovsky, 201 Kan. at 467. Further, "'[p]ower, opportunity, and purpose to exercise
undue influence, or possibility, conjecture, surmise and suspicion that undue influence
has induced a [transaction], alone cannot authorize the inference that such influence has
in fact been exercised.'" In re Estate of Haneberg, 270 Kan. at 374 (quoting In re Estate
of Millar, 167 Kan. 455, 465, 207 P.2d 483 [1949]).

Yet, the existence of a confidential relationship implies "a condition of superiority
of one party over the other." Cersovsky, 201 Kan. at 468. In those cases, "undue influence
may be inferred because of the confidential or fiduciary relation between the parties."
Cersovsky, 201 Kan. at 467-68. Furthermore, "what constitutes undue influence is a
28

question of fact and depends on the circumstances of each particular case." Cersovsky,
201 Kan. at 467.

In regards to suspicious circumstances, courts may consider a variety of factors,
including evidence of the following: (1) the absence of good faith; (2) "the relation of the
parties"; (3) "the time and manner of making suggestions or giving advice"; (4) "the
motive, if any, in making suggestions"; (5) the absence of independent advice; (6) the
grantor's competency; and (7) the absence of valuable consideration. See Frame,
Administrator v. Bauman, 202 Kan. 461, 467-69, 449 P.2d 525 (1969) (where our
Supreme Court considered the preceding factors in determining whether the trial court
erred in its undue influence finding).

Marilyn's Arguments Concerning Insufficient Evidence Fail

On appeal, Marilyn does not challenge the trial court's factual findings supporting
that a confidential relationship existed. Instead, Marilyn challenges only the trial court's
factual findings regarding the existence of suspicious circumstances. Undoubtedly, this is
because Marilyn admitted a confidential relationship existed in her answer to Lillian's
petition. Nevertheless, an issue not briefed on appeal is deemed abandoned. See
Friedman, 296 Kan. at 645. Accordingly, on appeal, Marilyn has abandoned any
argument she might have had regarding the existence of a confidential relationship.

Turning to Marilyn's suspicious circumstances arguments, we note that Marilyn
takes issue with many of the trial court's factual findings in support of its ultimate
suspicious circumstances finding. Often, Marilyn has challenged either the trial court's
word choice or the quality of evidence supporting that finding. Nevertheless, it is readily
apparent that nearly every argument Marilyn raises regarding the sufficiency of the
evidence requires this court to reweigh the evidence.

29

The Absence of Good Faith

The trial court found that Marilyn lacked good faith when it came to the land
transaction, which supported the existence of suspicious circumstances surrounding the
signing of deed 2, for the following reasons:

"(a) The Leppkes were alone and confined in the parked car;
"(b) The Leppkes previously expressed that they did not want to deed the land to their
children—the Defendant even admitted in her affidavit that she knew that Lillian did not
want to sign the deed;
"(c) The Defendant was present at Mr. Brookens' conference table when the Leppkes had
been advised against executing a joint tenancy deed by Mr. Brookens;
"(d) The other siblings of Defendant were unaware of the transaction and were never told
about it by Defendant;
"(e) Ms. Leppke was visibly confused and disoriented during the execution of the deed;
"(f) Defendant said she walked away from the car and turned her back;
"(g) The Defendant later paid for insurance on the land that benefitted her at the expense
of Ms. Leppke;
"(h) The Defendant refused to deed the land back to her mother despite multiple pleas by
her mother to do so;
"(i) The deed wasn't explained to the Leppkes at the time of the transaction[;]
"(j) The Leppkes were only handed the deed just long enough to sign it."

Marilyn counters finding (a) (that "[t]he Leppkes were alone and confined in the
parked car"). She maintains that her parents were not alone or confined in the car because
they had each other and they could have gotten out of the car if they wanted. Thus,
Marilyn's challenge lies with the specific language the trial court used to describe her
parents' situation. According to Marilyn's own testimony, while her parents were
together, they were also together alone while she went into the pharmacy and Hannaford
Title Company. Although the word "alone" could refer to a situation where a single
person is by himself or herself, the word "alone" may also be used to describe a situation
30

where people are separated from other people or other things. Hence, the trial court's
finding that her parents were alone was entirely proper.

Furthermore, the word "confine" refers to some sort of restriction of movement.
Because Marilyn was driving, she presumably had the keys. Thus, her parents'
movements were dependent upon Marilyn's movements and restricted to going wherever
Marilyn decided to go. Marilyn also ignores that she testified that her parents were
physically feeble and her father could not go up the steps to enter the Hannaford Title
building. In summary, Marilyn's arguments concerning the trial court's finding (a) involve
nothing more than a debate on semantics.

Marilyn argues finding (b) (that the Leppkes did not want to deed the land to their
children) was incorrect because no evidence supported that Lillian and Elmer did not
want to convey the land to their children. Marilyn points out that Brookens specifically
testified that he and Lillian discussed placing the land in a joint tenancy during some of
their meetings. According to Marilyn, Brookens' testimony actually supports that Lillian
and Elmer wanted to convey the land to their children. Thus, Marilyn not only challenges
whether sufficient evidence supported the trial court's finding, but she also asserts that the
evidence required the trial court to find that her parents wanted to sign deed 2.

Marilyn's arguments very clearly mischaracterize the evidence presented to the
trial court. Brookens testified that Lillian wanted to place tract 1, the piece of land which
was at one point owned by Elmer in fee simple, into a joint tenancy between Elmer and
herself. Brookens never testified that Lillian told him that she wanted to place the land
into a joint tenancy between Elmer, her children, and herself. Instead, Brookens testified
that Lillian and Elmer decided to execute their wills, which conveyed the land to their
children in equal shares upon their respective deaths, based on his advice that they should
not convey the land to their children until both of their deaths. This evidence strongly
indicates that Lillian and Elmer did not want to convey any interest in their land during
31

their lifetimes. Moreover, this evidence in no way indicates that Lillian and Elmer wanted
to convey the property to their children by signing a deed like deed 2 as Marilyn seems to
argue in her brief.

Therefore, sufficient evidence supported the trial court's finding that Lillian and
Elmer did not want to deed the land to their children during their lifetimes. Marilyn's
reference to Lillian's desire to place the land that Elmer owned in fee simple into a joint
tenancy between Elmer and herself has no bearing on this particular finding.

Last, it is important to note that finding (b) included a finding that Marilyn
admitted that Lillian did not want to sign the deed. The trial court's finding was based on
Marilyn's affidavit statement that she

"believe[d] with all [her] heart that Lillian knew exactly what she was doing when she []
signed the deed—in her heart maybe she didn't want to do it, and maybe she had other
plans for the land when Elmer died, but the land in the deed was Elmer's 'baby,' and she
chose to keep her desires hidden."

Yet, Marilyn has chosen not to challenge this particular finding on appeal.

Marilyn argues that finding (c) (that she was present at the meeting with Brookens
when Brookens advised "the Leppkes . . . against executing a joint tenancy deed) was
incorrect for the following reasons: (1) Brookens never advised Elmer; (2) Brookens did
not know all the pertinent facts about the benefits of placing the land in a joint tenancy;
and (3) Brookens testified that his clients do not always follow his advice. Marilyn's first
argument mischaracterizes the evidence. Although Brookens had more interaction with
Lillian, Brookens also advised Elmer on legal issues. To review, Brookens drafted a will
for Elmer, drafted deed 1 for Elmer, and advised Elmer on the legal consequences of
signing the will and deed 1. Although Brookens testified that he did not specifically
advise Elmer against conveying the land to his children during life, Brookens did testify
32

that he advised Elmer concerning what he believed Elmer should do with the land when
explaining the will and deed 1. Interestingly, Marilyn does not take issue with the fact
that Elmer was not at the October 23, 2008, meeting that she attended with Lillian. This
makes the trial court's finding that she was present when Brookens advised the Leppkes
technically incorrect. Nevertheless, sufficient evidence supports the trial court's finding
that Brookens advised Elmer to do something other than convey any interest in the land
to his children during either his or Lillian's lifetime.

Marilyn's final two arguments concerning finding (c) involve the quality of the
evidence the trial court relied on. Marilyn wants this court to take into account (1) that
she had some undisclosed knowledge about the land that Brookens did not have and (2)
that Brookens even admitted that his clients sometimes fail to follow his advice. Yet,
Marilyn's allegation and Brookens' testimony does not lessen the validity of the trial
court's finding about Marilyn being present when he advised Lillian against the joint
tenancy. In fact, by not attacking the validity of the trial court's finding that she was
present when Brookens advised Lillian against a lifetime joint tenancy land transaction,
Marilyn has implicitly conceded her presence. In short, Marilyn does not deny her
presence when Brookens gave this advice. Moreover, her challenges require this court to
reweigh the evidence, which this court cannot do.

Marilyn's arguments regarding finding (d) (that she never told Robert and Merle
about the land transaction) are similarly flawed. Marilyn emphasizes that this finding was
wrong for the following reasons: (1) Her siblings did not know that she was her parents'
attorney-in-fact; (2) her siblings did not need to know about the land transaction since she
was her parents' attorney-in-fact; and (3) her siblings could have been told that their
names were on deed 2 by their parents. Again, Marilyn implicitly concedes that the trial
court's finding is correct by failing to contest that she never told Robert and Merle about
the land transaction. Marilyn's assertions about being her parents' attorney-in-fact and
what her parents could or could not have told her siblings are totally unrelated to the trial
33

court's finding. At best, Marilyn's reference to these points is a weak attempt at
reweighing facts.

Marilyn's argument regarding finding (e) (that Lillian was visibly confused when
signing the deed) is clearly meritless. Marilyn asserts that the trial court should not have
made this finding because Novak was the only person who testified that Lillian was
confused. Clearly, Marilyn's argument is defeated by her admission that Novak testified
that Lillian looked confused. This court must construe all evidence in the light most
favorable to Lillian, reversing the trial court only if its finding is completely unfounded.
Accordingly, Marilyn's admission about Novak's testimony means the trial court's finding
was founded and supported by sufficient evidence.

Marilyn does not sufficiently contest the trial court's finding (f) (that she walked
away from the car and turned her back from her parents as they signed deed 2). Marilyn's
appellate attorney, has merely listed the finding and stated nothing in regards to it. This
court will not consider points raised incidentally in a brief and not argued therein,
deeming those points abandoned. See Friedman, 296 Kan. at 645.

Marilyn argues that the trial court's finding (g) (that she "paid for insurance on the
land that benefitted her at the expense of [her parents]") was incorrect. She maintains that
obtaining insurance "was a responsible act and something done in the interest of all the
heirs and . . . [Lillian]." [Emphasis added.] Moreover, Marilyn points out that she used
funds from her parents' account while she was still serving as their attorney-in-fact. Thus,
it seems that Marilyn wants this court to take into account that her actions of paying for
the insurance out of her parents' bank accounts was within the scope of her authority.
Nevertheless, Marilyn does not deny that the insurance benefited her interest in the land.

Moreover, Marilyn has implicitly conceded that the trial court's finding is true.
Marilyn's issue with the trial court's finding lies within the allegation that buying
34

insurance benefited not just her, but also her parents and her siblings as coowners of the
land. In making this argument, however, she concedes she bought insurance on land she
now owned an interest in, which resulted in her financial gain, with her parents' money.
Whether buying insurance benefited the other land owners does not undermine the trial
court's finding that she bought insurance for her benefit at the financial detriment of her
parents. In sum, Marilyn has waived any argument that the trial court's finding was not
supported by sufficient evidence by failing to contest the trial court's actual finding.

Marilyn argues that the trial court's finding (h) (that Marilyn refused to deed the
land back to her mother) was improper because it had nothing to do with her mother's
undue influence claim. Marilyn's interpretation, however, is short sighted. The trial court
made this finding in support of its conclusion that Marilyn acted in bad faith. Throughout
the pendency of this case, Marilyn has repeatedly asserted that she wanted to do what was
best for her parents and was only following her parents' wishes regarding the land. Taken
in the light most favorable to Lillian, Marilyn's refusal to convey the land back to her
mother upon her mother's request indicates that her mother's wishes were not Marilyn's
sole concern. Thus, the trial court's finding was very clearly related to Lillian's undue
influence claim. In turn, the trial court did not err in its consideration of this evidence.

Marilyn argues that the trial court's finding (i) that the deed was not explained to
the Leppkes "at the time of the transaction") was incorrect because she testified that she
explained deed 2 to them before they signed it. As a result, Marilyn contends that the trial
court's finding was "patently refuted" by her "uncontroverted testimony." Nevertheless,
Marilyn implicitly concedes that the trial court's finding was correct by failing to contest
that nobody explained the deed to her parents when they actually signed deed 2. Her
argument that she talked about placing the land in a joint tenancy with her parents in the
car two times before she brought deed 2 to them to sign does nothing to undermine the
uncontroverted fact that nobody explained or read deed 2 to them when they were
physically in control of it. Furthermore, the trial court was under no duty to accept any of
35

Marilyn's testimony concerning her alleged conversations with her parents about
conveying the land just because nobody specifically testified that this did not happen.

Marilyn does not contest the trial court's finding (j) (that Lillian and Elmer had the
deed in their possession just long enough to sign the deed).

The Relation of the Parties

The trial court found that this was a situation where Marilyn, not her parents,
initiated the land transaction, which indicated that suspicious circumstances surrounded
the signing of deed 2, for the following reasons:

"(a) The Defendant testified that she first initiated discussions with her parents
concerning the topic of executing a joint tenancy deed;
"(b) The Defendant indicated that she raised this topic with her parents multiple times in
the months leading up to the harmful transaction;
"(c) The Defendant further testified that she wanted her parents to execute the deed and
that she believed that it was the appropriate thing to do;
"(d) At the time the deed was executed, the Defendant supplied the names for the deed;
"(e) The Defendant also likely gave the legal descriptions;
"(f) She undoubtedly gave all instructions regarding the drafting of the deed;
"(g) She wrote the checks to Hannaford Title and the Register of Deeds Office;
"(h) She had the deed mailed to her own house and never gave the executed version to
her parents."

Regarding finding (a) (that Marilyn initiated the joint tenancy discussion with her
parents) Marilyn contends that "may have been [her] testimony." But she points out that
joint tenancies "[were] not a new idea to Lillian" because she had previously asked
Brookens about placing the land Elmer owned in fee simple into a joint tenancy. By
acknowledging that she initiated the discussions concerning the land transaction,
however, she has admitted sufficient evidence supported the trial court's finding.
36

Regarding finding (b) (that Marilyn raised the topic with her parents multiple
times "leading up to the harmful transaction"), Marilyn takes issue with this finding in
two ways. First, Marilyn argues that although she initiated the conversations, her parents
never "objected to the idea of a joint tenancy" and "[t]hey understood why it was a good
idea because it was a safeguard that the land would not be unnecessarily disturbed."
Thus, Marilyn admits that evidence supported the trial court's finding by admitting that
she initiated the transaction. Marilyn simply wants this court to reweigh evidence by
considering other facts she believes helps her case.

Marilyn's second problem with finding (b) is that she believes the transaction was
not harmful. Specifically, Marilyn asserts that "[t]here was never any harm shown to her
mother by the lack of access to the sale of land." Marilyn alleges that she "took no greater
share of the land than she would otherwise have received." Nevertheless, this conclusion
is absurd.

To begin with, plaintiffs establish undue influence by presenting evidence (1) that
the defendant has a confidential relationship with them and (2) that the transaction in
question was surrounded by suspicious circumstances. Heck v. Archer, 23 Kan. App. 2d
57, 63, 927 P.2d 495 (1996). Plaintiffs do not need to present evidence of harm to
successfully establish that they were unduly influenced. Consequently, any failure to
show that the transaction resulted in harm does not require reversal of the trial court's
undue influence ruling.

Returning to the trial court's actual finding, we note that ample evidence existed
that the transaction harmed Lillian. Following Elmer's death, the transaction resulted in
Lillian having a 1/4 interest in the land as opposed to owning the land in fee simple. This,
of course, reduced Lillian's net worth and limited Lillian's ability to sell the land.
Assuming Lillian had not amended her will, Marilyn would have received a 1/3 interest
in the land upon her mother's death, not an immediate interest in the land with the
37

potential to own the land in fee simple upon the death of Lillian and her siblings. Again,
because the transaction occurred and Lillian was upset with Marilyn, Lillian, in her will,
reduced Marilyn's inheritance to 1/6 interest in the land. Moreover, according to
Brookens' testimony and Hiebert's testimony, Lillian suffered emotional harm as she was
distraught over her inability to sell the land and Marilyn's actions. Thus, sufficient
evidence supported the trial court's finding that the transaction was harmful to Lillian.

Marilyn does not disagree with the trial court's finding (c) (that she wanted her
parents to execute the deed). Instead, she urges this court to consider that she took the
actions she did because "[s]he was a caring and loving daughter." Nevertheless, whatever
reasoning Marilyn may have had does not matter as this court cannot reweigh evidence
when the trial court's finding is supported by sufficient evidence. Moreover, there can be
no question that sufficient evidence supported the trial court's finding given that Marilyn
has admitted that she wanted her parents to execute deed 2.

Marilyn does not take issue with the trial court's finding (d) (that she gave Novak
the names to insert in deed 2).

Marilyn argues that the trial court's finding (e) (that Marilyn "likely gave
[Hannaford Title Company] the legal description" of the land) was inappropriate because
(1) Marilyn testified that Novak found the legal description in the Hannaford Title
Company database and (2) Novak ultimately testified that she was unsure where the legal
description came from. In a similar vein, Marilyn asserts that the trial court's finding (f)
(that Marilyn "undoubtedly gave all instructions regarding the drafting of the deed") was
inappropriate because the finding involved speculation. Marilyn is correct about finding
(e). Given that Novak testified that she could not remember if Marilyn brought in the
legal description of the land or if she looked it up in the Hannaford Title Company
database, there was insufficient evidence for the trial court to make this finding that
38

Marilyn "likely gave the legal description" of the land. Yet, her argument regarding
finding (f) is not persuasive.

A factfinder may make reasonable inferences based on the evidence presented.
Fusaro v. First Family Mtg. Corp., 257 Kan. 794, 802, 897 P.2d 123 (1995). Here, it is
undisputed that Marilyn raised the issue of placing the land in a joint tenancy between her
parents, her siblings, and herself six to eight times before going to the Hannaford Title
Company to accomplish this transfer. It is also undisputed that Marilyn, not her parents,
went to the Hannaford Title Company to discuss the drafting of deed 2. Moreover,
Marilyn has not challenged the trial court's finding (e) (that she provided Novak with the
names to insert in deed 2). Under these facts, it was entirely reasonable for the trial court
to infer that Marilyn provided the Hannaford Title Company with all instructions on
drafting the deed.

Regarding the trial court's finding (g) (that Marilyn wrote checks to Hannaford and
the Register of Deeds) and finding (h) (that Marilyn mailed the deed to herself, never
giving the executed deed to her parents), Marilyn admits these facts but argues that these
facts weigh in her favor. Thus, Marilyn's dispute is not with the trial court's finding, but
how the trial court interpreted the finding. All the same, as with her previous arguments,
by admitting the trial court's fact findings were correct, she has implicitly conceded that
the trial court's fact findings were supported by sufficient evidence. Her request to
interpret the facts in her favor, clearly goes against this court's rules about reweighing the
evidence and interpreting evidence in the light most favorable to the prevailing party.

The Time and Manner of Making Suggestions or Giving Advice

The trial court made the following findings regarding the time and manner of
suggestions and advice:

39

"(a) The Defendant attempted to convince her parents of the merits of a joint tenancy
deed despite learning of Mr. Brookens' advice;
"(b) She represented that the deed would simply put two legal descriptions on one deed;
"(c) The Defendant sprung the actual execution of the deed on her parents;
"(d) She was pushy with them at the time of the transaction;
"(e) The Defendant told the Leppkes to sign the deed and directed them to do so;
"(f) The Defendant told the Leppkes to hurry up and sign the deed; [and]
"(g) The Defendant told her parents that it would be 'better' if they signed the deed."

The trial court found that these facts helped establish that suspicious circumstances
surrounded the signing of deed 2.

Marilyn argues that the trial court's finding (a) (that she attempted to convince her
parents of the benefits of a joint tenancy deed despite Brookens' advice) is not supported
by the evidence. Marilyn maintains that no evidence existed that her father was aware of
Brookens' advice or that her mother ever accepted Brookens' advice. As a result, Marilyn
does not take issue with the trial court's finding that she attempted to convince her parents
of the benefits of a joint tenancy. Instead, her issue lies specifically with whether
Brookens advised her parents against conveying the land to themselves and their children
as joint tenants with rights of survivorship. As explained with one of Marilyn's earlier
arguments, however, Brookens did advise Elmer about what he believed Lillian and
Elmer should do with the land before Elmer executed his will and deed 1. Moreover, the
fact that both Lillian and Elmer executed their wills transferring the land to their children
upon their respective deaths supports that they both accepted Brookens' advice.
Consequently, sufficient evidence supported the trial court's findings regarding
acceptance of Brookens' advice.

Marilyn challenges the trial court's finding (b) (that she told her parents "the deed
would simply put two legal descriptions on one deed") because she had explained to her
parents that they would save money by placing the land onto one deed. Marilyn also
40

argues that her parents knew what they were signing; thus, her actions were not
fraudulent. Yet again, Marilyn's challenge does not involve the trial court's actual finding
that she told her parents deed 2 would simply place both tract 1 and tract 2 on the same
deed. Instead, she wants this court to recognize that she told her parents this because it
would save them money. By not challenging that she told her parents that they were
merely placing tract 1 and tract 2 on the same deed, she has implicitly conceded that the
trial court's finding was correct. Marilyn's request that this court consider her alleged
reasoning behind her statement involves reweighing the evidence.

Marilyn argues that the trial court's finding (c) (that she "sprung the actual
execution of the deed on her parents") is incorrect. She contends that she had previously
discussed with her parents about placing the land in a joint tenancy between six to eight
times. Thus, it seems that Marilyn takes issue with the word "sprung." As used by the
trial court, the word "sprung" meant surprised. According to Marilyn's own testimony,
she went to the Hannaford Title Company that day on a whim; it was totally unplanned.
If the trip to the Hannaford Title Company was unplanned, then her parents would have
undoubtedly been surprised about executing any deed that day regardless of any previous
conversations with Marilyn. Accordingly, the trial court's finding that Marilyn "sprung"
the deed execution on her parents was supported by sufficient evidence.

Marilyn argues that the trial court's finding (d) (that "she was pushy with [her
parents] at the time of the transaction") was unfounded because Lillian's deposition
testimony "must be considered with a grain of salt" given her incoherent moments.
Marilyn also emphasizes that she testified that she was not pushy with her parents.
Therefore, Marilyn takes issue with the quality of the evidence the trial court relied on.

Lillian's testimony that Marilyn was pushy was sufficient evidence supporting that
Marilyn was pushy. The trial court's decision to find Lillian's testimony more reliable
41

than Marilyn's testimony involves a credibility determination that this court cannot
review.

Marilyn argues that the trial court's finding (e) (that she told her parents "to sign
the deed and directed them to do so") was incorrect because of Novak's trial testimony.
As Marilyn notes in her brief, at trial, Novak testified that although she was not sure "if
you would call it directing," Marilyn told her parents where to sign the deed. Again,
Marilyn's argument concerns semantics. Novak testified that Marilyn told her parents to
sign the deed and where to sign. This could be interpreted as directing despite Novak's
reservations and Marilyn's argument to the contrary. Also, upon Lillian's attorney's
request, the trial court took judicial notice of Novak's affidavit without objection. In
Novak's affidavit, Novak stated that Lillian and Elmer signed the deed at "Marilyn K.
Heier's direction." Thus, sufficient evidence supported this particular finding.

Marilyn argues that the trial court's finding (f) (that she "told the Leppkes to hurry
up and sign the deed") was "just plain wrong" because Novak never testified that she
hurried her parents in signing deed 2. In making this argument, Marilyn ignores her
mother's deposition testimony where her mother testified that Marilyn hurried Elmer and
her to sign deed 2. Because Lillian testified that Marilyn hurried Elmer and her to sign
the deed, sufficient evidence supported the trial court's finding.

Marilyn argues that the trial court's finding (g) (that she told her parents it would
be "better" if they signed deed 2) was inappropriate. Marilyn contends that because she
was concerned about Merle or her eldest daughter, Tammy, "going after the family
assets." Marilyn's reasons for believing that it would be better if her parents signed deed
2, however, are irrelevant. What is relevant is that Marilyn has implicitly conceded that
she told her parents it would be better if they signed deed 2. Thus, she has not challenged
the trial court's actual finding. As a result, sufficient evidence supported the trial court's
finding.
42

The Motive, If Any, In Making Suggestions

The trial court found that Marilyn had self-serving motives in getting her parents
to sign deed 2, which indicated that suspicious circumstances surrounded the signing of
deed 2, for the following reasons:

"(a) The Defendant explained that it was her idea to have the deed executed because she
believed it was the appropriate thing for her parents to do;
"(b) The motive for not telling her parents in advance about the actual signing was
probably to surprise or ambush them; [and]
"(c) Obviously the Defendant was motivated by the financial benefit she would derive
from the transfer—as evidenced by her later refusal to deed the property back."

Marilyn's challenge regarding the trial court's finding (a) (that she "explained that
it was her idea to have the deed executed because she believed it was the appropriate
thing for her parents to do") does not concern the actual factual finding but the trial
court's conclusion that this was evidence that she had self-serving motives. Again,
Marilyn emphasizes that while it was her idea to execute deed 2, she was trying to protect
her parents from Merle and Tammy. She contends that she had every right to help her
parents in executing deed 2 because she was her parents' attorney-in-fact. Regardless,
Marilyn has admitted that it was her idea to execute deed 2 because she believed it was in
her parents' best interests. Whether Marilyn's reason for wanting her parents to sign deed
2 was to protect their interests in the land or to protect her potential future interest in the
land involves a credibility determination, which fell within the discretion of the trial
court. By admitting that it was her idea, Marilyn has waived any potential sufficiency of
evidence problem with the trial court's finding.

Marilyn argues that the trial court's finding (b) (that she "probably" did not tell her
parents about going to the Hannaford Title Company in advance so she could ambush
them) was incorrect. She maintains (1) that "there is no such thing as probably clear and
43

convincing evidence" and (2) that she had "spoke[n] to her parents twice about what was
going on prior to the presentation of the deed." The word "probably" means "very likely;
almost certainly." Merriam Webster's Dictionary (online ed. 2016). Clear and convincing
evidence is "[e]vidence indicating that the thing to be proved is highly probable or
reasonably certain." (Emphasis added.) Black's Law Dictionary 674 (10th ed. 2014).
Thus, a trial court's finding that evidence is probably true, that is, very likely and almost
certainly true, was sufficient to meet the clear and convincing evidence burden of proof.

In regards to Marilyn's second complaint about finding (b), she asserts that she
could not have ambushed her parents because after discussing the deed with the
Hannaford Title Company employee, she went back to the car to check on her parents
two times before bringing them deed 2 to sign on the third trip. Thus, it seems that
Marilyn argues that her actions could not have been interpreted as "ambushing" her
parents because she allegedly spoke to her parents a couple of times before requesting
their signatures. Even with these two alleged conversations, the trial court could
reasonably infer that the surprise visit to the Hannaford Title Company resulted in an
ambush. As already discussed, there was sufficient evidence supporting that she "sprung"
the execution of deed 2 on her parents, thus describing the situation as an "ambush" was
not too much of a stretch.

Marilyn argues that the trial court could not have made finding (c) (that she was
motivated by the financial benefit she would derive from the transfer") because she
received no greater benefit from the transfer than she would have from her parents'
respective wills upon their deaths. As previously discussed, however, this assertion is
patently incorrect. Accordingly, the trial court's finding that Marilyn benefited financially
from the transaction, which evidenced self-serving motives, was both appropriate and
supported by the evidence.

44

The Absence of Independent Advice

The trial court found that the following facts supported that Marilyn failed to
provide her parents with additional independent advice before bringing deed 2 to her
parents to sign:

"(a) Mr. Brookens was not informed of the transaction by Defendant or consulted with at
the time the deed was executed;
"(b) Indeed, the execution of the deed was contrary to Mr. Brookens' advice; [and]
"(c) No independent advice was given at all at the time of the event in question."

The trial court found that Marilyn's failure to provide her parents with independent advice
helped establish that there were suspicious circumstances surrounding the signing of deed
2.

Each of Marilyn's arguments regarding why the trial court's findings (a)-(c) are
incorrect concern how the trial court interpreted the facts. In other words, Marilyn argues
that her failure to provide her parents with independent advice before bringing deed 2 to
her parents to sign was not in any way suspicious. Marilyn emphasizes that her parents
had not spoken to Brookens since they executed the wills in December 2008, that
Brookens testified that his clients do not always follow his advice, and that she and her
mother understood joint tenancies so they did not need any independent advice.

Still, by admitting that no independent advice was provided, Marilyn also admits
that sufficient evidence supported the trial court's findings. Thus, Marilyn has waived any
argument regarding whether sufficient evidence supported the trial court's actual findings.
Moreover, the supplemental facts Marilyn relies on in arguing that her actions were not
suspicious involve reweighing evidence, which this court cannot do.

45

The Grantor's Competency

The trial court found that there were major issues concerning both Lillian's and
Elmer's competency to sign deed 2 for the following reasons:

"(a) Elmer Leppke was highly medicated;
"(b) Elmer had problems with his eyesight;
"(c) Elmer was in a feeble and sickly state;
"(d) Lillian Leppke previously had a stroke and portions of her face and brain were
impacted;
"(e) Lillian appeared confused and disoriented at the time that she signed the deed; [and]
"(f) Lillian was 87 and Elmer was 91 years old when the deed was signed."

The trial court found that these competency issues undermined the likelihood that Lillian
and Elmer understood what was going on when they signed deed 2.

Again, regarding findings (a)-(d) and (f), Marilyn's problem is not the validity of
the individual finding, but how the trial court interpreted those findings in questioning
Lillian's and Elmer's competency to understand and execute deed 2. Marilyn argues that
the fact Elmer was highly medicated, Elmer had problems with his eyesight, Elmer was
feeble and sick, Lillian had suffered a stroke several years earlier, and both Lillian and
Elmer were elderly does not mean that they did not understand what they were doing
when they signed deed 2. Thus, Marilyn admits that these findings were technically valid
but challenges the trial court's ultimate conclusion that her parents' were incompetent to
sign deed 2.

Yet, in the light most favorable to Lillian's estate, it is readily apparent that a 91-
year-old highly medicated man, who had vision problems and was a mere month away
from his death, might not have understood a document that was unexpectedly given to
him to sign. It is also readily apparent that an 87-year-old woman, who had suffered a
46

stroke and was visibly confused during a transaction, might not have understood a
document that was unexpectedly given to her to sign. Moreover, according to Marilyn's
own testimony, nobody read deed 2 to her parents and her parents had the deed in their
possession no more than "a minute or two." Novak testified that Lillian and Elmer had
possession of deed 2 "just long enough to sign their names." Because the trial court's
interpretation of these facts was wholly reasonable given the evidence presented, this
court cannot reweigh these facts in Marilyn's favor.

We further note that Marilyn's attorney has misrepresented the facts concerning
whether Elmer's competency was in dispute. Marilyn's attorney unfairly asserts that both
parties and the trial court agreed "on the record that there was no competency issue" as to
Elmer. This is simply false. The parties agreed that there was no competency issue as to
Elmer signing his will and deed 1 in December 2008. Lillian's attorney stipulated to the
fact that Elmer was competent at this time because Brookens had testified that he had
gone over Elmer's will and deed 1 with Elmer at length. Lillian's attorney's stipulation
was limited to Elmer's competency to sign his will and deed 1 and not to the signing of
deed 2. Consequently, Marilyn's attorney has completely misrepresented the facts to this
court.

Regarding finding (e)—that Lillian appeared confused and disoriented when she
signed the deed, Marilyn asserts that the trial court's finding regarding disorientation was
inappropriate. She maintains that Novak testified that Lillian only "appeared to be
confused." The word "disoriented" can be used as a synonym for the word "confused."
Regardless, Marilyn admits that Novak testified that Lillian was confused. Thus, at the
very least, there is no debate that sufficient evidence supported the trial court's finding
that Lillian appeared confused when she signed deed 2.

47

The Absence of Valuable Consideration

Finally, the trial court found that "there was no benefit obtained by the Leppkes"
for the land transaction, which indicated that suspicious circumstances surrounded the
signing of deed 2, for the following reasons: "(a) There was no consideration as the
Leppkes did not benefit at all; (b) Rather, the transfer was to the financial detriment of
the Leppkes; [and] (c) The Defendant, however, stood to financially benefit from the
transaction."

Marilyn's arguments concerning the trial court's finding (a) (that her parents
received no consideration for the land transaction) center on the following belief: that
placing the land in a joint tenancy with the children's name on it protected Lillian and
Elmer from having the land taken from them "by one of the less scrupulous relatives."
Yet, her argument does nothing to undermine the validity of the trial court's finding that
Lillian and Elmer received no consideration for giving away 3/5 of their interest in the
land. By failing to challenge the trial court's actual finding, she had implicitly conceded
that her parents received no consideration for the land transfer. Why Marilyn believes
that the transfer benefited her parents in other ways is irrelevant.

Marilyn challenges finding (b) (that the land transfer negatively affected the
Leppkes financially). She contends that there was insufficient evidence to make this
finding because nobody presented evidence at trial showing financial distress. Again,
Marilyn has ignored the multitude of evidence showing that the transaction hurt the
Leppkes, especially Lillian after Elmer's death. To repeat, both Brookens and Hiebert
testified that the transaction prevented Lillian from selling the land when she needed
money. Moreover, Marilyn seems unwilling to acknowledge that a person who owns 1/4
an interest in land, as Lillian did under deed 2 following Elmer's death, does not own as
much as a person who owns that same land in fee simple, which Lillian would have
following Elmer's death but for deed 2. Thus, the trial court's finding that the land
48

transaction negatively affected the Leppkes financially was supported by sufficient
evidence.

Marilyn argues that the trial court's finding (c) (that she stood to financially benefit
from the land transaction) was not supported by sufficient evidence. She contends that
she "did not receive anything more than she would have had the wills been executed
through probate." As explained earlier, this is totally incorrect. Therefore, sufficient
evidence supported the trial court's finding that Marilyn benefited from the land
transaction.

Sufficient Evidence Supported the Trial Court's Findings

Despite Marilyn's numerous arguments concerning the sufficiency of the evidence,
the only finding that Marilyn has undermined is the trial court's finding that she "likely
gave [the Hannaford Title Company] the legal description" of the land. The trial court's
remaining findings remain intact.

To review, plaintiffs establish undue influence by proving that a confidential
relationship between them and the defendant existed and that suspicious circumstances
surrounded the transaction. Heck v. Archer, 23 Kan. App. 2d 57, 63, 927 P.2d 495 (1996).
Moreover, there must be evidence that the defendant overpowered the plaintiff's free will.
Cersovsky v. Cersovsky, 201 Kan. 463, 467, 441 P.2d 829 (1968).

Here, Marilyn admitted the confidential relationship. In doing so, she has
conceded that she was in a position of superiority over Lillian and Elmer. See Cersovsky,
201 Kan. at 468 (holding that the existence of a confidential relationship implies "a
condition of superiority of one party over the other, and the superior party . . . has the
burden of showing the conveyance was made in good faith and for a valuable
consideration"). Thus, the only question at issue is whether enough suspicious
49

circumstances surrounded the transaction to support the trial court's ruling that Marilyn
unduly influenced Lillian and Elmer into signing deed 2.

Highly summarized, the following evidence supported that the circumstances
surrounding the land transaction were suspicious: (1) Marilyn was present at the October
2008 meeting with Lillian when Brookens explained that transferring the land during the
Leppkes' life was a bad idea; (2) Lillian and Elmer followed Brookens' advice to transfer
the land upon their deaths, not during their lifetime, when they executed their respective
wills in December 2008; (3) Marilyn continued to pressure Lillian and Elmer to transfer
the land immediately despite Brookens' advice; (4) Lillian and Elmer never contacted
Brookens or made any efforts to make the in-life land transaction despite Marilyn's
pressure; (5) Marilyn did not initially tell Lillian and Elmer she was investigating the land
transfer at the Hannaford Title Company; (6) Marilyn told Lillian and Elmer that the deed
merely transferred the two tracts of land onto one deed; (7) Lillian and Elmer had deed 2
in their possession just long enough to sign it; (8) Lillian and Elmer did not read deed 2,
and nobody read the deed to the Leppkes; (9) Elmer was highly medicated, vision
impaired, and incredibly feeble when he signed deed 2; (10) Lillian, a stroke survivor,
was visibly confused when she signed deed 2; (11) Marilyn admitted that she knew that
Lillian did not really want to sign deed 2; (12) Marilyn was driving, meaning Lillian and
Elmer were dependent upon Marilyn if they wanted to go home; (13) Marilyn paid the
Hannaford Title Company and the register of deeds with Lillian's signed but blank
checks; (14) Marilyn had the registration receipt and final executed deed 2 sent to her
house; (15) Lillian and Elmer never had possession of the final executed deed 2; (16)
Marilyn did not tell her siblings about deed 2; and (17) Lillian and Elmer were hurt
financially by the transaction while Marilyn benefited financially from the transaction.

Additionally, as Lillian's estate points out in its brief, our Supreme Court has
found undue influence in similar cases. In Hoff v. Hoff, 106 Kan. 542, 550-53, 189 P. 613
(1920), for instance, our Supreme Court held that a will was procured by undue influence
50

when a multitude of evidence supported (1) that the testator's adult child took measures to
ensure the testator executed a will bequeathing most of his estate to that adult-child, and
(2) the testator showed signs of incompetency.

In In re Estate of Brown, 230 Kan. 726, 732, 640 P.2d 1250 (1982), our Supreme
Court upheld the trial court's ruling that a niece had unduly influenced her uncle to sign a
will under a very similar set of suspicious circumstances. In upholding, the trial court, our
Supreme Court explained:

"We hold the evidence is sufficient to support the trial court's finding of undue
influence on the part of Wilma Kugler Wolf. First, there existed a confidential
relationship between Guy and Wilma. She was close to him in every way. She took care
of Guy, helped him to obtain medical, legal and financial assistance, supervised his move
to a nursing home closer to where she lived, and advised him on various personal and
business matters. Second, suspicious circumstances are manifest. Wilma wrote an
anonymous letter to Guy which was critical of another heir at law and then lied about it
under oath. She attempted to keep others from seeing Guy and even had the county
attorney prepare a notice to that effect. Finally, the events surrounding the actual
execution of the will provide extra support for the trial court's finding. Wilma set up the
meeting with the attorney; she assisted in the preparation of the will by paraphrasing
questions to Guy and providing real estate descriptions and then remained in the room
while the will was discussed; she paid for the will herself; she obtained a gift for herself
of personal property by having the assignment prepared." (Emphasis added.) In re Estate
of Brown, 230 Kan. at 732.

Moreover, our Supreme Court upheld the trial court's undue influence ruling even though
it determined the trial court erred in finding that the uncle lacked testamentary capacity.
230 Kan. at 731-32.

In this case, strong evidence supported that Lillian and Elmer were incompetent,
or, at the very least, Lillian and Elmer did not understand what they were doing when
51

they signed deed 2. Accordingly, more evidence supports the trial court's undue influence
ruling in this case than in In re Estate of Brown. As a result, given our Supreme Court
precedent in Hoff and In re Estate of Brown, the trial court's suspicious circumstances
finding and undue influence ruling was appropriate.

Conclusion

To conclude, Marilyn has admitted that she had a confidential relationship with
Lillian and Elmer. Moreover, the trial court's finding that suspicious circumstances
surrounded the land transaction was supported by sufficient evidence. Accordingly,
because the confidential relationship was admitted and the suspicious circumstances
finding was supported by sufficient evidence, the trial court correctly ruled Marilyn
unduly influenced Lillian and Elmer into signing deed 2. As a result, Marilyn's arguments
fail.

Was the Trial Judge Unfairly Biased Against Marilyn?

Finally, Marilyn alleges that the trial judge was unfairly biased against her
throughout the case. Marilyn asserts that the trial judge was unfairly biased against her
for the following reasons: (1) because the trial judge asked Novak questions at trial; (2)
because the trial judge adopted nearly all of Lillian's proposed findings of fact and
conclusions of law verbatim; and (3) because the trial judge allegedly let emotions affect
his decision. Marilyn also asserts that the trial judge was unfairly biased against her for
taking the following actions before her first appeal to this court: (1) when the trial judge
denied her motion to dismiss for lack of jurisdiction as moot; (2) when the trial judge
made comments about (a) the substantive value of Marilyn's children's affidavits, which
were attached to Marilyn's response to the summary judgment motion, and (b) the
percentage of land Marilyn would have received had she waited to inherit the land; and
(3) when the trial judge granted Lillian's motion to dismiss her first appeal as abandoned.
52

Lillian's estate responds that "[n]one of these actions by the trial court are, in the
least sense, unusual or fanciful conduct for the trial court to engage in." Lillian's estate,
however, makes no further argument regarding this issue.

When a party raises allegations of judicial bias, this court has unlimited review.
State v. Kemble, 291 Kan. 109, 113, 238 P.3d 251 (2010). Our Supreme Court has held:

"The standard to be applied to a charge of lack of impartiality is whether the
charge is grounded in facts that would create reasonable doubt concerning the court's
impartiality, not in the mind of the court itself, or even necessarily in the mind of the
litigant filing the motion, but rather in the mind of a reasonable person with knowledge of
all the circumstances." Smith v. Printup, 262 Kan. 587, Syl. ¶ 8, 938 P.2d 1261 (1997).

The fact a trial judge ruled against the party "'presents a legally insufficient basis for a
finding of bias or prejudice on the part of the trial judge.'" Hajda v. University of Kansas
Hosp. Auth., 51 Kan. App. 2d 761, 777, 356 P.3d 1 (2015), rev. denied 303 Kan. 1077
(2016) (quoting State v. Hurd, 298 Kan. 555, 570, 316 P.3d 696 [2013]). "Personal bias
does not include views held by a judge based on matters that arise during litigation or
views on legal issues." In re Tax Appeal of Lyerla Living Trust, 50 Kan. App. 2d 1012,
1024, 336 P.3d 882 (2014). A trial judge's comments will not result in reversal if there is
anyway the trial judge's comments can be found unobjectionable. Kemble, 291 Kan. at
113. Furthermore, the "[m]ere possibility of prejudice from a judge's remark is not
sufficient to overturn a verdict or judgment." State v. Miller, 274 Kan. 113, 118, 49 P.3d
458 (2002). Actual prejudice, effecting a party's substantial rights, must occur to obtain a
reversal. Kemble, 291 Kan. at 113.

As explained below, none of Marilyn's arguments regarding the trial judge's bias
are persuasive. Moreover, at the very least, she has failed to establish any prejudice.

53

First, at trial, the trial judge asked Novak about where the legal descriptions of the
land came from. Specifically, the following exchange occurred:

"THE COURT: I imagine [Marilyn's attorney] will probably ask you this, but I'm going
to ask you since I want to know. Where did you get the legal descriptions?
"[NOVAK]: They brought them in on old deeds.
"THE COURT: Who did?
"[NOVAK]: Marilyn Heier."

Later, the trial judge raised the same issue again, stating: "[N]ow I'm bugged about it.
Because [Marilyn] testified that you must have gotten the legal descriptions from the
courthouse—through some computer channel from the courthouse, and that's what she
testified to. . . . Is that possible?" Novak responded that this was possible and that she
could not state for certain if Marilyn brought in the legal description of the land or if she
looked it up in a computer database.

Our Supreme Court has held that "'[a] trial judge has the power within proper
limits . . . to control [witnesses'] examination[s]. It is within his [or her] authority to
propound questions to, and examine, witnesses for the purpose of eliciting facts material
to the case at bar.'" State v. Anderson, 243 Kan. 677, 678, 763 P.2d 597 (1988) (quoting
75 Am. Jur. 2d, Trial § 88). The trial judge "'may in a particular case be justified in
examining some witnesses at considerable length, in an effort to bring out the true facts.'"
Anderson 243 Kan. at 678 (quoting 75 Am. Jur. 2d, Trial § 88.) As long as the trial
judge's questions are not slanted, no error results. See Anderson 243 Kan. at 678.

In this case, the trial judge had the authority to ask Novak questions. Thus,
Marilyn cannot successfully argue that the trial judge was biased against her just because
he asked Novak questions. Moreover, the trial judge merely asked Novak questions about
who furnished the legal description of the land. The trial judge had no idea if the question
was going to favor one party or the other. The trial judge was just trying to clarify a
54

discrepancy in the facts. Additionally, Novak's answer weighed in Marilyn's favor given
that Novak testified that it was possible that she had looked up the legal description of the
land in the Hannaford Title Company computer database as Marilyn had previously
testified.

Second, the trial judge's action of adopting Lillian's proposed findings of fact and
conclusions of law almost in its entirety does not show bias or require reversal. In the
past, this court has held:

"A district court's verbatim adoption of findings and conclusions proposed by one
party is not a practice to be encouraged; but it is not, standing alone, a violation of either
Supreme Court Rule 155 (2003 Kan. Ct. R. Annot. 202) or K.S.A. 2003 Supp. 60-252, or
error. The test is whether the findings are supported by evidence in the record." Ortiz v.
Biscanin, 34 Kan. App. 2d 445, Syl. ¶ 3, 122 P.3d 365 (2004).

As considered in the preceding section, the trial judge's legal conclusion that Marilyn
unduly influenced Lillian and Elmer was proper because its findings of fact which
buttressed that conclusion were supported by sufficient evidence. Consequently, this
argument is without merit.

Third, Marilyn's argument that the trial judge let his emotions influence his
decision is unpersuasive. Marilyn takes issue with the trial judge's findings (1) that "[she]
likely gave [Novak] the legal descriptions" of the land and (2) that she walked away from
the car when her parents signed the deed because "[she] knew that something wasn't
right" and had a guilty intent. As discussed previously, the trial judge's finding that
Marilyn likely gave Novak the legal descriptions of the land was probably unfounded
given Novak's conflicting testimony. Further, it seems a bit of a stretch to interpret
walking away from the car as a sign of bad faith without other evidence. Yet, Marilyn did
not challenge whether sufficient evidence existed to support this particular finding in her
brief. Regardless, outside of Marilyn's assertion, no evidence that the trial judge's
55

findings were the result of some bias against Marilyn exists. Overall, it seems the trial
judge found Marilyn's testimony lacked credibility. As a result, the trial judge weighed
most facts in Lillian's favor.

Finally, Marilyn's remaining allegations concerning trial judge bias stem from
actions the trial judge took before her first appeal to this court. Appellate courts have no
duty to consider issues that appellants could have, but failed to, raise in an earlier appeal.
See Kansas Baptist Convention v. Mesa Operating Ltd. Partnership, 258 Kan. 226, 231,
898 P.2d 1131 (1995); Estes v. Zinc Co., 97 Kan. 774, Syl. ¶ 2, 156 P. 758 (1916). Here,
Marilyn could have and should have raised any issues concerning the trial judge's bias in
her previous appeal. Because she failed to raise these issues in her previous appeal, we
decline to consider her remaining allegations concerning the trial judge's alleged bias.

Affirmed.