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HomeMy WebLinkAboutAtty Letter 10242023BOUDREAU &BOUDREAU,LLP 396 NORTH STREET HYANNIS,MASSACHUSETTS 02601 Philip Michael Boudreau Telephone: (508) 775-1085 Mark H.Boudreau Telefax:(508)771-0722 E-MAIL:markffl boudreaulaw.net October 24,2023 BUILDING DEPT. OCT 24 20Z3 Brian Florence,Building Commissioner Building Department JOWN OF BARNSTABLE Town of Bamstable 200 Main Street Hyannis,MA02601 HAND-DELIVERED RE: 942 Falmouth Road (Route 28) 954 Falmouth Road (Route 28) Dear Mr.Florence, I represent John Farrell in connection with his ownership of two abutting properties known and numbered as 942 and 954 Falmouth Road in Hyannis.There is an ancient way called Strawberry Hill Road or Old Strawberry Hill Road that runs through 954 Falmouth Road. A question has arisen whether this ancient way is merely an easement or is actually a way. My purpose in writing you is to provide my legal opinion that the so-called Strawberry Hill Road, which crosses my client's property,is merely an easement. To the North of these properties is a subdivision of Land Court property which shows the location of tracks called Strawberry Hill Road on the initial 1954 Plan 25306.These tracks were removed when the property was subdivided in 1971,otherwise the tracks would have gone through the middle of many of the houses that now exist on the lots of the subdivision. The Land Court did not recognize Strawberry Hill Road as a way. Strawberry Hill Road does exist as a public road from Craigville Beach Road to Phinney's Lane, although the roadway does not follow the same path as the ancient way. It is otherwise shown as vehicle tracks on many plans including on taking plans by the Town of Bamstable,old wood lot plans,and perimeter plans.I have attached a number of plans which show vehicle tracks labelled as Strawberry Hill Road,including one for a 15-acre track north of our locus which describes the way as an "ANCIENT WAY." The land directly to the north of 954 Falmouth Road is owned by the Bamstable Housing Authority.By deed dated Febmary 28,1963 and recorded with the Bamstable County Registry of Deeds in Book 1191 Page 492,this property (950 Falmouth Road) was given a right of way over "Strawberry Hill Road"to and from Route 28.This is the only known easement over my client's property.Attached is a copy of this deed and the plan referenced therein. Please let me know if you have any questions or need additional information.Thank you for your kind attention to this matter. Sincerely, Mark H.Boudreau MHB Enclosures NOT A N NOT A N Ktumi aGl Mti o f y ^^ NOT-NOT that the BROCKTOJf SJ.VIJfQ8 BAJfK,A«named ina certain mortg^e^fi^byJohnT.McBtov and RetSia^.^sE^P ^^L O.F.F I CI AL to $atd Bank,datod_ Nayember 3» Bamstable A.D.JO 58 f and reoorded loith-Bi^onth^ouniy BegUtry of Deodar book 1021 •.page 331 ^Oooa hereby aeknowledge that it h<u received.' fuXi payment and eatiefaetion of the debt thereby eecured and of the eondittone therein eon' t ''e*. tained,and in eonAdemtian thereof the said corporation hereby cancels and said mortage. 3n thittttaff the said BBOCKTOJf SAVIJfQS BAJfK has caused its corporateseal to be hereunto affixed,and these .presents to be signed,executed,acknoioledged,and delivered islstant. •easurer,'hereunto day of Febmary .A.n.19 '' Assistant ..in its name and behalf,by its treasurer,'hereunto duly authorised,<A.t<-tWMlty»Oightn BBOCKTOJ^SAVimS BAJfK, >tjt Assistant Treasurer. (Haittmomii^altl;df MoBaarfptsBttfi Plymouth,88..February 28 JO._63.•Then personally appeared the abovemamed ^Arthur R.Bradstreet,Assistant-Ireai^gr .„o»dt aohnowUdged the foregoing instrument to be the free act and deed of the BROCl^TO^8A VIJfGS BAJfK, before me, My commission Barnstable,ss.,Received March 1963,and is recorded. I,JOHN T,CARLSON, of Bamstable (CenterviUe),Bamstable 6«tn9 tinmarriiec^for coDdderation paid,grantto MELISSA ELDER, jfotary Public. County, Massachusetts^ of Boston,Suffolk County,Kasaaohusetts with oidtcWm toomsidsthelandinBamstable(Hya^s),Barnstable County,Massaonus^ts,to* gather with the buildings thereon,and bounded and described as foil* ones EASOERLf by the Westerly'sideline of Old Strawberry Hill Hoed,*as shown on plan heminafter mentioned,200«58 feet; SOHIHBBLY by land of Joseph A*'Ellis,as shown on said plan,55 ^t« WE3XERLY <'by land,of Nancy A,Bernard,as shown on said plan,200 .'-r feetr';-and EORZHBRLY-"c by land of-said Joseph A,Ellis,as shown on said plan, 79#00 feet. 119; 1191 4-931 ^a' .lU o z <c u ui 5Ub> O 5 ii 11 z <rt 2 v> if w O s «t 3 < Pf <D 60 cd 9 9 CO NOT NOT ContainijM 13.UQ0 Muwe^®?i»-.Jnote or lesa,and betftg"'sfiDwN on ptMr"entitled "Plan fon#id HwnJls9 Etrnatable,lOisfi ®14P8058lt<¥V^^fi° Tbomaa Carlson,SoaleQ.Oicb'=Y50 feet,October 31»1^20 Hfleron Bearse ••Richard LeM,Surveyors,Centervllle,Mass."duly recorded with Bam«* stable County Registry Plan Book 173 Page 117.q "p Subject to and nltlrthp of rights,rights ofAaa^,easemente restrictions ana^rMeSvailoSs tf AecJord InsofarOsEthf aimeOarj q^wjjn force end applloable«C O P Y COPY For my title see deed to ae from Joseph A«Ellis dated February 11, 1959 and recorded with Barnstable County Registry of Deeds In Book 1030,Page 76.- .Tpgethw with a Right of Way over Old Straidjcrry Hill Road to and from Route 28. COIIUJOKW£ALTH oFMASSACHUSETTS TH OF.MASSACHUSETTS EXCISE ynsook ^.K t70C9A Witness iny hand and seal this ^day of February 19 63 Barnstable,ss.February -19 63 Then personally appeared Ihe above named JOHH T«CARLSOH and acknowledged the foregoing instrument tobe hlS free actanddeed,before me •ff-rOL ^fotarv PuMic xjaagqcwcwax My commission 19^^ Barnstable,ss.,Received March 4, 1963, and is recorded. of County,Massachusetts,bnng unmarried,for consideration paid,grant to the HYANNIS CO-OPERATIVE BANK situated in Hyanais,Barnstable County,Massachusetts with MORTGAGE COVENANTS,to secure the payment of • SEVENTY-FIVE HUNDRED and OO/lOO ($7.500.00) with interest thereon,p3>-able in fixed monthly installments on the jgy each month hereafter,which payments shall first be applied to interest then due and the balance thereof remaining I,MELISSA ELDER, kCO Marlboro Street.Boston 15.Suffolk RtCHAfiO.veiscN.N,0.TNOTA NOFFICIALCOPYANO F F I C ICOv?y0 FF\tlC I A LLx//MA/*y^UyannisBy-PassRoore.zs-Plan/OfLano/nsIHVANNIS,.^ltWJWiK«MaSS,&e.L.ONfoiToJ9MM,ThomasCarlsonSoALfi1In»60/t.Oct3I,i96arBAilNSTABLEREGISTRYOFDEEDS0HC171962RECORDEDToWAfOfjBAfA/STAOi^PLAf>fA//A(0^3c»AM0I^-Wv-R<nrli»11aIRNeueoHBeAnse-RioHARDLAw.SuKvevo^sCENr«tf*vici-6,Mass. EH o --J-O fa*^<0 <Uj JO (C^ ^^J? i31/^U2n7, 15 /Acres* rwiu*M»rfy/' K(/;*) Nf (O ^1PiV"-6^ 5^*t t I ' .-OP'' ^0 L^AiEiKSTASLE ] _^J^TRY OF DEEDi: MAY9-1S46 ! •-lOOHDai;^ PLAN 0PL4ND IN BARNSTABLE.MASS. ELSIE L.J0ME5. WovEfiBER l5^A.d.l945-^CAlE-iOO Fj.Jol'irt. <^^c/iJci^^^cc-dcoic^e-n/' BARNSTABLE |klO<5 T ^I CIVIL ENGINEER nA55.nl-zCJOh 5URVEY0R VSNOTA NOFFICIALCOPYNOTA NOFFICIALCOPYNOTA NOFFICIALCOPYNOTA NFtf/«C-CNP-^\«S«4»4u*/rm«—• A 163,920 NOT A N F F I C I A L COPY Sv«N<9 N O A F F C O P NOT A N O F F I C I COP ?2.<S20 ^yANf^' BARNSTABLE RfiClSTRY OF DEEDS NOV J 9.Jfly i§^..lQQKR ...M BNConniiJo 5o60ivision Plan Op Land In CCNTeRVlLLE*MASS. 5eing a Subdivision Op Lot A Showm On Land Court Plan-{9^517*" ScALe*|lNi50FR NovcMecR 1,1951 Civil EMQiHeenT* CeHreeviLLStM^t9. 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