Barlow v. United States

Case: 22-1381 Document: 47 Page: 1 Filed: 11/22/2023

United States Court of Appeals
for the Federal Circuit
______________________

WILLIAM E. BARLOW, TWILA L. BARLOW, REAL
ESTATE DEVELOPMENT ASSOCIATES, LLC, ET
AL.,
Plaintiffs-Appellants

v.

UNITED STATES,
Defendant-Appellee
______________________

2022-1381
______________________

Appeal from the United States Court of Federal Claims
in No. 1:13-cv-00396-ZNS, Judge Zachary N. Somers.
______________________

Decided: November 22, 2023
______________________

MICHAEL JAMES SMITH, Stewart, Wald & Smith, LLC,
St. Louis, MO, argued for plaintiffs-appellants. Also rep-
resented by STEVEN M. WALD; REED W. RIPLEY, Kansas
City, MO.

TAMARA N. ROUNTREE, Appellate Section, Environment
and Natural Resources Division, United States Depart-
ment of Justice, Washington, DC, argued for defendant-ap-
pellee. Also represented by TODD KIM, WILLIAM B.
LAZARUS.
______________________
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2 BARLOW v. US

Before TARANTO, STOLL, and CUNNINGHAM, Circuit
Judges.
CUNNINGHAM, Circuit Judge.
This appeal originates from a “rails-to-trails” conver-
sion in the state of Illinois, where Appellants own property
adjacent to the railroad line. Appellants sued the govern-
ment in the United States Court of Federal Claims, seeking
compensation for alleged takings arising from the opera-
tion of the National Trails System Act Amendments of
1983 (“Trails Act”), 16 U.S.C. § 1247(d). At the relevant
time, the Court of Federal Claims concluded that Union
Pacific Railroad Company (“Union Pacific”) held in fee sim-
ple the parcels of land with written instruments, and that
Appellants failed to establish that they held in fee simple
the non-instrument parcels. See Barlow v. United States,
123 Fed. Cl. 186, 198–200, 202 (2015) (“Decision I”); Barlow
v. United States, 150 Fed. Cl. 771, 784–86 (2020) (“Decision
II”). 1 Accordingly, the Court of Federal Claims held that
Appellants had no compensable property interests in the
contested parcels and that no takings occurred. See Deci-
sion I at 189, 202; Decision II at 775, 786. Appellants now
appeal from these decisions. For the following reasons, we
reverse and remand for further proceedings consistent
with this opinion.
I. BACKGROUND
Between 1882 and 1883, the Peoria and Farmington
Railway acquired property through conveyances, transfers,
and condemnation and constructed the now-abandoned
railroad line in dispute (the “Railroad Line”). See Decision
I at 189. In July 2008, Union Pacific, the successor-in-

1 These decisions also involved other landowners,
deeds, and properties that are not at issue in this appeal.
See Decision I at 200–01; Decision II at 782, 785–86.
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BARLOW v. US 3

interest to the Peoria and Farmington Railway, 2 filed a no-
tice of exemption from formal abandonment proceedings
with the Surface Transportation Board (“STB”), which has
exclusive authority over the construction, operation, and
abandonment of railroad lines. See id.; J.A. 593. A few
weeks later, the Illinois Department of Natural Resources
showed interest in acquiring the Railroad Line for rail-
banking and interim trail use. See Decision I at 189; J.A.
594. In November 2008, the STB issued a Notice of Interim
Trail Use (“NITU”) for the Railroad Line, allowing Union
Pacific and the Illinois Department of Natural Resources
to negotiate a railbanking and interim trail use agreement.
See Decision I at 189; J.A. 593–95.
On June 13, 2013, Appellants sued the United States,
alleging Fifth Amendment takings claims by operation of
the Trails Act with respect to fifty-one parcels of land lo-
cated along the Railroad Line. See J.A. 64 ¶ 2, 65–66
¶¶ 8–10 (Complaint); J.A. 77 ¶ 2, 83 ¶¶ 29–31 (First
Amended Complaint); J.A. 96 ¶ 2, 107 ¶¶ 49–51 (Second
Amended Complaint); J.A. 814 ¶ 2, 815–25 ¶¶ 6–48, 825
¶¶ 50–52 (Third Amended Complaint); Decision I at 190,
192; Decision II at 776, 778. Twenty-eight parcels are rel-
evant to this appeal. See Appellants’ Br. 22–23, 34, 39; 3
Appellee’s Br. 10–11. Of those parcels, (i) twenty-two were
conveyed by instruments including the words “right of
way” (“ROW Agreements”) (parcel numbers 21, 23, 37,
51–52, 55, 57–59, 74–75, 80, 83, 86, 91–96, 98, 102);

2 Union Pacific is also the successor-in-interest to
the Burlington Monmouth & Illinois River Railway Com-
pany and the Iowa Central Railway Company. See Deci-
sion I at 189.
3 The Appellants only list twenty-seven parcels, com-
bining two parcels (parcel numbers 57 and 58, J.A. 613–14)
into one. Compare Appellants’ Br. 22–23 with Decision I at
190 n.2.
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4 BARLOW v. US

(ii) three were conveyed by instruments including the
words “for railroad purposes” (“Purpose Agreements”) (par-
cel numbers 44, 47, 50); and (iii) three are those for which
Appellants have not produced relevant instruments (parcel
numbers 33, 87, 90) (“non-instrument parcels”). See J.A.
608–21, 1209, 1213–14, 1217, 1226–31, 1236–38, 1249,
1253, 1256, 1260, 1264 (ROW Agreements); J.A. 623–24,
858 (Purpose Agreements); Appellants’ Br. 22–23, 34, 39;
Appellee’s Br. 10–11.
With respect to the ROW Agreements, the parties
agree that the twenty-two agreements all include similar
relevant language:
RIGHT OF WAY
In Consideration Of the benefits to be derived from
the location and building of the BURLINGTON,
MONMOUTH & ILLINOIS RIVER RAILWAY,
and ONE DOLLAR to me in hand paid by said Rail-
way Company, the receipt whereof is hereby
acknowledged, I do hereby grant and convey unto
the said BURLINGTON, MONMOUTH &
ILLINOIS RIVER RAILWAY COMPANY the
RIGHT OF WAY for said Railway, . . . over or
across the [description of land].
And I Promise and Agree To make all proper and
necessary deeds to convey in fee simple to said Com-
pany, said RIGHT OF WAY, as soon as said Rail-
way is located on or across said above described
premises[.]
J.A. 618 (emphases added in italics); see Decision I at 196;
Decision II at 783. 4

4 Some of the ROW Agreements do not contain the
same relevant language as described above. See, e.g., J.A.
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BARLOW v. US 5

With respect to the three Purpose Agreements, the
agreement governing parcel number 44 recites in relevant
part:
[T]he Grantors . . . CONVEY and QUIT-CLAIM to
the Burlington Monmouth and Illinois River Rail-
way Company for railroad purposes . . . all interest
in the following described real estate, to-wit: a
strip of land[.]
J.A. 623 (emphases added); see Decision I at 198. And the
agreements governing parcel numbers 47 and 50 recite in
relevant part:
[T]he Grantors . . . Convey and Warrant for rail-
road purposes to the Burlington Monmouth and Il-
linois River Railway Company . . . the following
described real estate, to-wit: A strip of land[.]
J.A. 624, 858 (emphasis added); see Decision I at 198; Deci-
sion II at 784–85.
On November 14, 2014, Appellants filed a motion for
partial summary judgment on whether takings occurred
with respect to certain parcels, and the government subse-
quently cross-moved for partial summary judgment on the
same parcels, contending no takings occurred. Decision I
at 192. Appellants again filed a motion for partial sum-
mary judgment on the same question with respect to addi-
tional parcels in March 2020, and the government also
later cross-moved for partial summary judgment on these
additional parcels. Decision II at 778.

610. However, this difference in language does not impact
the outcome, and the parties agreed that the relevant lan-
guage of the deed is recited above. Appellants’ Br. 23–24,
Appellee’s Br. 22; see also Decision I at 196; Decision II at
776–77.
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6 BARLOW v. US

In deciding both sets of cross-motions for partial sum-
mary judgment, the Court of Federal Claims denied Appel-
lants’ motions and granted the government’s motions with
respect to the parcels for which Appellants produced ROW
Agreements and Purpose Agreements. See Decision I at
198–99; Decision II at 784–85. The Court of Federal
Claims found that undisputed material facts show that Un-
ion Pacific held these parcels in fee simple when the STB
issued the NITU. See Decision I at 198–99; Decision II at
784–85. The Court of Federal Claims also denied Appel-
lants’ partial summary judgment motion and granted the
government’s partial summary judgment motion with re-
spect to the non-instrument parcels at issue in Decision I
because Appellants failed to meet their burden of proof to
show that they have cognizable property interests in those
parcels. See Decision I at 199–200, 202. Accordingly, the
Court of Federal Claims entered a judgment under Rule
54(b) in favor of the government. See J.A. 1489.
Appellants timely appealed. We have jurisdiction un-
der 28 U.S.C. § 1295(a)(3).
II. STANDARD OF REVIEW
“Whether a taking has occurred is a question of law
based on factual underpinnings.” Chi. Coating Co., LLC v.
United States, 892 F.3d 1164, 1169 (Fed. Cir. 2018) (cita-
tion omitted). However, summary judgment is “in all re-
spects reviewed de novo.” Cienega Gardens v. United
States, 331 F.3d 1319, 1328 (Fed. Cir. 2003) (citation omit-
ted). “[S]ummary judgment is appropriate only when there
is no genuine issue of material fact, and all factual infer-
ences should be viewed in the light most favorable to the
non-moving party.” Chi. Coating, 892 F.3d at 1169 (cita-
tions omitted). Additionally, “[t]he nature or scope of a
compensable property interest in a takings analysis is a
question of law,” which we review de novo. Casitas Mun.
Water Dist. v. United States, 708 F.3d 1340, 1351 (Fed. Cir.
2013) (citation omitted).
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BARLOW v. US 7

III. DISCUSSION
We have set forth a three-part test to determine
whether a claimant is entitled to compensation in rails-to-
trails cases. Chi. Coating, 892 F.3d at 1170 (citation omit-
ted). “If the railroad company owns the land in fee simple,
then the Government cannot have committed a taking and
the analysis ends.” Id. (citing Preseault v. United States,
100 F.3d 1525, 1533 (Fed. Cir. 1996)). “Second, if the rail-
road possesses only an easement, the claimant must show
that the trail use falls outside the scope of the easement.”
Id. (citation omitted). “Finally, even if the easement per-
mits using the land as a recreational trail, claimants may
recover if the easement terminated or was abandoned prior
to the alleged taking.” Id. (citation omitted). “[W]e must
apply the law of the state where the property interest
arises”—here, Illinois—in addressing these questions. Id.
(citations omitted); see also Preseault, 100 F.3d at 1535–36,
1541–42, 1548–49 (applying state law).
Under Illinois law, “‘the cardinal and all-important
rule is to ascertain the intention of the parties,’ as gathered
from the entire instrument, considering ‘the facts the par-
ties had in mind, including their situation, the state of the
property, and the objects to be attained.’” Chi. Coating, 892
F.3d at 1170 (first quoting Tallman v. E. Ill. & Peoria R.
Co., 41 N.E.2d 537, 539 (Ill. 1942); and then quoting Mag-
nolia Petro. Co. v. West, 30 N.E.2d 24, 26 (Ill. 1940))
(cleaned up). Certain words, such as “convey,” create a
statutory presumption under the Illinois Conveyances Act
that “a fee simple estate was intended absent limitation to
a lesser estate by express words or construction of law.”
Sowers v. Ill. Cent. Gulf R.R. Co., 503 N.E.2d 1082, 1085
(Ill. App. Ct. 1987); see 765 ILL. COMP. STAT. 5/13. In deter-
mining whether a deed conveys a fee or an easement to a
railroad company, Illinois courts look at whether “the
granting clause conveys a designated strip or piece of land,
or whether it refers to a right or privilege with respect to
the described premises.” McVey v. Unknown S’holders of
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8 BARLOW v. US

Inland Coal & Washing Co., 427 N.E.2d 215, 217 (Ill. App.
Ct. 1981) (citation omitted).
On appeal, Appellants argue that the Court of Federal
Claims erred in finding that (i) the ROW Agreements con-
veyed fee simple estates, see Appellants’ Br. 13; see also id.
at 16–32; (ii) the Purpose Agreements conveyed fee simple
estates, see id. at 13; see also id. at 32–36; and (iii) Appel-
lants did not satisfy their burden to show cognizable prop-
erty interests in the non-instrument parcels, see id. at 13;
see also id. at 36–46. We address each argument in turn.
A. The ROW Agreements
Appellants argue that the Court of Federal Claims
erred in interpreting the ROW Agreements as conveying
fee simple estates rather than easements limited to rail-
road purposes. See Appellants’ Br. 13, 16; see also id. at
16–32. First, Appellants argue that under Illinois law, “the
Right of Way for said Railway” language in the ROW
Agreements and the placement of this language in the
granting clause show the parties’ intent to convey ease-
ments rather than fee simple estates. See id. at 24, 27; see
also id. 24–28. Appellants also argue that the Court of Fed-
eral Claims erred in relying on the words “grant and con-
vey” to support construing the ROW Agreements as
conveying fee simple estates. See id. at 29. Further, Ap-
pellants contend that language outside the granting
clause—namely, the “over or across” language used to de-
scribe the right granted with respect to the land, the “Right
of Way” title, and the habendum clause 5—also indicates
that the parties meant to convey easements. See id. at

5 The habendum clause “limit[s] and define[s] the es-
tate granted,” and “if there is repugnancy between the
granting clause and the habendum the former must pre-
vail.” Morton v. Babb, 96 N.E. 279, 281 (Ill. 1911) (citations
omitted).
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BARLOW v. US 9

28–30. Lastly, Appellants argue that the extrinsic evi-
dence, such as subsequent deeds, also supports their inter-
pretation that the ROW Agreements convey easements.
See id. at 31.
The government counters that the Court of Federal
Claims did not err in interpreting the ROW Agreements to
convey fee simple estates. See Appellee’s Br. 15; see also
id. 18–37. First, the government argues that the ROW
Agreements’ “grant and convey” language created a rebut-
table presumption that the ROW Agreements are fee sim-
ple conveyances. See id. at 20–21; see also id. at 18–25.
The government further argues that Appellants failed to
rebut the statutory presumption because the ROW Agree-
ments include no language that expressly limits the grant
to a right of use. See id. at 25; see also id. 25–37.
We agree with Appellants. Although the Court of Fed-
eral Claims did not err in finding that a presumption of fee
simple estate applies, see Decision I at 196; Decision II at
783, that presumption was rebutted by other express words
in the agreement. For example, the ROW Agreements ex-
pressly convey a “RIGHT OF WAY” as the object of the
grant in the granting clause. See J.A. 618; Decision I at
196; Decision II at 783. Such a reference to a right of way,
specifically in the granting clause, conveys an easement ra-
ther than a fee simple. McVey, 427 N.E.2d at 217 (citations
omitted); see also Cleveland, Cincinnati, Chi. & St. L. Ry.
Co. v. Cent. Ill. Pub. Serv. Co., 43 N.E.2d 993, 995–96 (Ill.
1942) (finding easement conveyed when grantor
“grant[ed] . . . the right of way for said railroad”); Branch
v. Cent. Tr. Co. of Ill., 151 N.E. 284, 285, 287 (Ill. 1926)
(finding easement conveyed when grantor conveyed “a rail-
road right of way”); Diaz v. Home Fed. Sav. & Loan Ass’n
of Elgin, 786 N.E.2d 1033, 1042 (Ill. App. Ct. 2002) (ex-
plaining that “the term ‘right-of-way’ is synonymous with
‘easement’”); Dep’t of Pub. Works & Bldgs. for & in Behalf
of People v. Schmauss, 285 N.E.2d 628, 629–30 (Ill. App.
Ct. 1972) (finding easement conveyed when grantor
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10 BARLOW v. US

“g[a]ve, remise[d], release[d], convey[ed] and quit-
claim[ed] . . . the right of way”).
Outside the granting clause, other express words in the
ROW Agreements also rebut the presumption. First, the
ROW Agreements’ “RIGHT OF WAY” title demonstrates
an intention to convey easements. See Penn Cent. Corp. v.
Commonwealth Edison Co., 512 N.E.2d 118, 120 (Ill. App.
Ct. 1987) (explaining that deed entitled “Right of Way
Deed” and referring to a right-of-way in the granting clause
will be construed to convey an easement). Second, the
“over or across” and “on or across” language in the ROW
Agreements is consistent with the description of the right
of way and shows an intent to convey an easement. See
McVey, 427 N.E.2d at 217 (finding “over and through” lan-
guage to indicate an easement); Diaz, 786 N.E.2d at 1042
(finding easement conveyed because “[c]onstruing [the]
deed as creating a fee simple” would “render[] the terms
‘over and through’ and ‘right-of-way’ meaningless”).
We also find that the ROW Agreements’ second para-
graph—the habendum clause—supports our interpreta-
tion. The government argues that the clause shows the
intent to convey fee simple estates by reciting that the
grantors agreed “to make all proper and necessary deeds
‘to convey in fee simple.’” Appellee’s Br. 23. However, the
full sentence states: “And I Promise and Agree To make all
proper and necessary deeds to convey in fee simple to said
Company, said RIGHT OF WAY, . . .” J.A. 618; see Deci-
sion I at 196; Decision II at 783. Interpreting the ROW
Agreements to mean “that the railroad acquire[d] a fee in
the easement or right-of-way . . . harmonizes all the
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BARLOW v. US 11

provisions.” Abrams v. Royse, 569 N.E.2d 1329, 1333 (Ill.
App. Ct. 1991). 6
We are not persuaded by the government’s argument
that the use of the term “right of way” in the ROW Agree-
ments refers to the land conveyed, not a limitation on the
interest conveyed. Appellee’s Br. 27; see id. at 26–28. The
government’s argument fails because the cases are distin-
guishable. The court in Urbaitis concluded that the “right
of way” term was “used merely as a shorthand reference to
the land itself” in the deed at issue because it was located
“in the conditions clause” of the deed and not “in the actual
granting clause of the deed.” 575 N.E.2d at 552–53. Be-
cause the “right of way” language appears in the granting
clause in this case, Urbaitis is inapposite. See id. at 553–54
(distinguishing cases based on whether the “right of way”
language appeared in the granting clause or in another
part of the deed). The other cases relied on by the govern-
ment are similarly distinguishable. In both Sowers and
Chicago Coating, the “right of way” language was in the
legal description of the land, not in the granting clause of
the pertinent deed. Sowers, 503 N.E.2d at 1088; Chi. Coat-
ing, 892 F.3d at 1171–72. Those cases are unlike the pre-
sent case where the “right of way” language serves to limit
the conveyance.
Because we conclude that the Court of Federal Claims
erred in finding that the ROW Agreements conveyed fee
simple estates rather than easements, we reverse the

6 We do not reach Appellants’ arguments concerning
extrinsic evidence, Appellants’ Br. 31, because we find the
language in the ROW Agreements unambiguously conveys
easements. See Urbaitis v. Commonwealth Edison, 575
N.E.2d 548, 552 (Ill. 1991) (“Absent an ambiguity in the
deed, the intention of the parties must be discerned solely
from the language of the instrument, without consideration
of extrinsic factors.”).
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12 BARLOW v. US

grants of the government’s motions for partial summary
judgment as to the relevant parcels and the denials of Ap-
pellants’ motions for partial summary judgment as to the
same parcels.
B. The Purpose Agreements
For the Purpose Agreements, Appellants argue that
the Court of Federal Claims also erred in interpreting
those agreements to convey fee simple estates. See Appel-
lants’ Br. 13; see also id. at 32–36. Because the three deeds
all include expressly declared purposes in the granting
clause, Appellants argue that they convey easements. See
id. at 14; see also id. at 33–35. Appellants further argue
that the Court of Federal Claims mistakenly relied on cases
discussing deeds that did not include an expression of pur-
pose in the granting clause. See id. at 35–36.
We agree with Appellants. As was the case for the
ROW Agreements, the Court of Federal Claims correctly
found a rebuttable presumption of a fee simple estate for
each of the Purpose Agreements based on the Illinois Con-
veyances Act. Decision I at 198; Decision II at 785. But
this presumption is rebutted by the language in the grant-
ing clause of the deeds that restricts the right of the con-
veyance to a lesser estate, i.e., “for railroad purposes.” See
Tallman, 41 N.E.2d at 543 (“[W]here there is language, ei-
ther in the granting clause or in the habendum of the deed,
limiting the estate conveyed by such granting words to one
less in extent than a fee, such words of limitation will be
given effect.”); cf. Urbaitis, 575 N.E.2d at 553 (“It is of con-
siderable relevance that neither the term ‘right-of-way’ nor
any other language purporting to limit the estate appears
in the actual granting clause of the deed. . . . We cannot
conclude that the incidental use of the term ‘right-of-way’
in the conditions clause was intended to limit the estate
granted to a mere easement.”).
In circumstances similar to the one in this case, courts
have held that an easement was conveyed. For example,
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BARLOW v. US 13

in Carter Oil Co. v. Myers, the Seventh Circuit found a deed
conveyed an easement under Illinois law despite the
“grant, convey and dedicate” language in part because of
the limiting language “for the purpose of a public highway”
in the granting clause. 105 F.2d 259, 260–61 (7th Cir.
1939). The Seventh Circuit reasoned that to construe the
deed as granting a fee would “give the maximum effect to
the words ‘grant and convey,’ and [] completely ignore the
other terminology of the instrument which to us appears to
be definitive of its real intent.” Id. at 261. In Magnolia,
the Supreme Court of Illinois held that a similar granting
clause in the deed, stating “to be used for road purpose,”
indicated an intent to convey an easement despite also in-
cluding the phrase “convey and warrant.” 30 N.E.2d at
25–27.
The cases relied on by the Court of Federal Claims do
not persuade us to reach a different conclusion. See Deci-
sion I at 198–99 (citing cases); Decision II at 784–85 (same).
These cases are distinguishable and do not require finding
conveyances of fee simple interests because they involve
deeds where the limiting language appeared in the recital
or consideration clause, not in the granting clause. In Penn
Central, the court found the “‘for the purpose of’ lan-
guage . . . to be merely expressive of the purpose which mo-
tivated the grantor to make the conveyance,” and thus did
“not purport to limit the estate conveyed[.]” 512 N.E.2d at
120. In Sowers, the court held that “the language of pur-
pose in the consideration clause cannot be construed to
limit the estate conveyed.” 503 N.E.2d at 1086. In Keen v.
Cleveland, Cincinnati, Chi. & St. Louis Ry. Co., the court
likewise found that the purpose language was “merely a
recital of the consideration for the deed” and, therefore,
“d[id] not purport to be a limitation on the estate con-
veyed.” 64 N.E.2d 499, 503 (Ill. 1945).
This court’s holding in Chicago Coating is similarly in-
apposite. There, in addressing the Jones Deed, the court
held “the right of way,” “for railroad purposes,” and “over
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14 BARLOW v. US

and across” language did not limit the conveyance of the
parcel but described the right-of-way the rail line already
owned. 892 F.3d at 1171–72. Moreover, when discussing
the Wilkins Deed, the court indicated that the granting
clause was “devoid of any easement-indicating language,”
such as “reference to how the land would be used,” and held
that the deed conveyed the property in fee simple. Id. at
1173–74.
Because we conclude that the Court of Federal Claims
erred in finding the Purpose Agreements conveyed fee sim-
ple estates rather than easements, we reverse the grants
of the government’s motions for partial summary judgment
as to the relevant parcels and the denials of Appellant’s
motions for partial summary judgment as to the same par-
cels.
C. The Non-Instrument Parcels
For the non-instrument parcels, Appellants argue that
as a matter of Illinois state law no conveyance documents
apply, see Appellants’ Br. 38–39, and contend that the
greatest interests Union Pacific could have obtained were
easements via adverse possession, see id. at 38. Appellants
further argue that because they own the fee simple inter-
ests in land abutting the Railroad Line, they are presumed
to own fee simple interests in the land within the ease-
ments. See id. at 41–42.
The government argues in response that the Appel-
lants failed to meet their burden of establishing cognizable
property interests because (i) evidence suggests that the
conveyance instruments exist, but Appellants failed to pro-
duce them, see Appellee’s Br. 49–50, and (ii) Appellants
failed to make the case that Union Pacific acquired the dis-
puted parcels via adverse possession, see id. at 50–52. Ad-
ditionally, the government contends that even if
Appellants established adverse possession, a railroad can
acquire fee simple interests by adverse possession. See id.
at 54.
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BARLOW v. US 15

Here too, we agree with the Appellants. At the outset,
the parties dispute which party bears the burden of proof
concerning lost instruments. See Appellants’ Br. 42–44;
Appellee’s Br. 49–50. Under Illinois law, once it is estab-
lished that the conveyance instruments were lost, the party
relying on the contents of the lost instruments—here, the
government—has the burden to establish their contents by
clear and convincing evidence. See Whipple v. Carrico, 137
N.E. 84, 86 (Ill. 1922) (“A party seeking to establish the ex-
istence and contents of a lost deed . . . must bear the burden
of making such proof in a clear and conclusive manner.”)
(emphasis added); Metcalf v. Altenritter, 369 N.E.2d 498,
500–01 (Ill. App. 1977) (“If the deed were lost or destroyed,
defendants [who argued deed conveyed title to them] had
the burden of proving, by clear and convincing evidence,
that it was executed and delivered as required by law.”).
Applying this framework, Appellants argue that the
conveyance instruments were lost or destroyed. See Appel-
lants’ Br. 41. Appellants produced evidence of a diligent
search, including valuation schedules, written requests,
and subpoenas to acquire documents related to the Peoria
and Farmington Railway’s acquisition of use rights, but
Appellants were unable to locate the conveyance instru-
ments. 7 See Rankin v. Crow, 19 Ill. 626, 629 (1858) (ex-
plaining that one “must search every place where there is
a reasonable probability that it may be found,” before a
court can admit secondary evidence of the contents of a lost
or destroyed instrument) (citation omitted); Hawley v.
Hawley, 58 N.E. 332, 334 (Ill. 1900) (finding proof of loss or

7 See Appellants’ Br. 39–41; J.A. 583–607 (subpoena
to Union Pacific); J.A 636–38 (Appellant’s letter and Union
Pacific’s reply indicating it could not locate the document
requested for parcel number 33); J.A 625–26 (Union Pa-
cific’s memo indicating no record of conveyance to the rail-
road for parcel numbers 87 and 90).
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16 BARLOW v. US

destruction of documents to be sufficient when a diligent
search was conducted at the office of the deceased and in
the safe where he kept such papers). Appellants have thus
established that the written instruments, if they ever ex-
isted, were lost or destroyed.
We further agree with Appellants that the government
failed to demonstrate the content of the lost deed with clear
and convincing evidence, see Appellants’ Br. 42–43 & n.18,
and that the lost instruments are therefore void. When a
deed is lost, but “there is uncertainty as to description, the
deed is void.” Chi., Wilmington & Franklin Coal Co. v.
Menhall, 42 F. Supp. 81, 82 (E.D. Ill. 1941), aff’d in part,
modified in part, 131 F.2d 117 (7th Cir. 1942) (citations
omitted); Whipple, 137 N.E. at 86 (“There is not sufficient
proof of the contents of the deed to establish title.”); Shipley
v. Shipley, 113 N.E. 906, 910 (Ill. 1916) (“In our judgment
the evidence in this case regarding the material parts of
this alleged lost deed is not sufficiently clear and convinc-
ing to sustain the decree.”); see also Alleman v. Hammond,
70 N.E. 661, 661 (Ill. 1904) (“When the land intended to be
conveyed cannot be located from the description thereof in
the deed, the deed is void for uncertainty.”) (citation omit-
ted). Any parol evidence “regarding a deed’s existence and
contents must be clear and convincing.” Menhall, 42 F.
Supp. at 82. Although the government points to the valu-
ation schedules in an attempt to establish that specific in-
struments existed as to the conveyance of the parcels, see
Appellee’s Br. 49–50, those valuation schedules do not
specify the interests acquired by the railroad, merely not-
ing the kind of instrument as “contract” for parcel number
33 and “deed memo” for parcel numbers 87 and 90. J.A.
599, 604–05. See Superior Oil Co. v. Harsh, 39 F. Supp.
467, 469 (E.D. Ill. 1941) (“[N]o presumption or inference
arises from the fact that a paper bearing the word ‘deed’
was at one time amongst certain records . . . .”), decree
aff’d, 126 F.2d 572, 573–75 (7th Cir. 1942). Because there
was no clear and convincing parol evidence establishing the
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BARLOW v. US 17

contents of the conveyance instruments, they are presumed
to be void.
Appellants next argue that where there are no valid
conveyance instruments, Union Pacific could have at most
obtained prescriptive easements. See Appellants’ Br. 38;
see also id. 36–38. We agree. Article 2, Section 13 of the
Illinois Constitution of 1870 provides that “[t]he fee of land
taken for railroad tracks, without consent of the owners
thereof, shall remain in such owners, subject to the use for
which it is taken.” ILL. CONST. art. II, § 13 (1870); see also
Branch, 151 N.E. at 288 (same); Chi. & E. Ill. R.R. Co. v.
Clapp, 66 N.E. 223, 224 (Ill. 1903) (same). Therefore, with-
out evidence that an express grant took place, the greatest
interests Union Pacific could have obtained were ease-
ments.
Lastly, we agree that the Appellants established that
they own fee simple interests in the non-instrument par-
cels because of the centerline presumption. See generally
Appellant’s Br. 41–42. We, like the Court of Federal
Claims, recognize that Appellants have “put forward docu-
ments to show that [they] own the land abutting the dis-
puted parcels.” Decision I at 199 & n.11; see Ex. M to
Plaintiffs’ Mot. Partial Summ. J., Barlow v. United States,
No. 1:13-cv-00396-LKG (Fed. Cl. Nov. 14, 2014) (Dkt. 28-
3–8) (claim books including deeds for the landowners at is-
sue). It is further undisputed that these records show that
Appellants owned the land abutting the Railroad Line. De-
cision I at 189; see Oral Arg. at 30:39–31:15,
https://oralarguments.cafc.uscourts.gov/default.aspx?fl=2
2-1381_02072023.mp3 (government conceding that it was
incorrect that Appellants “failed to establish as a threshold
matter that they themselves own the land adjoining the
[non-instrument] Parcels,” citing Appellee’s Br. 48). In Il-
linois, the centerline presumption applies, and therefore
Appellants are presumed to hold fee simple interests in the
non-instrument parcels by establishing that they own the
land abutting those parcels. See Prall v. Burckhartt, 132
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18 BARLOW v. US

N.E. 280, 282 (Ill. 1921) (noting that at common law, “[a]
deed of an abutting lot passed the title to the center of the
street—or included the entire street, as the case might be—
burdened, of course, with the easement.”); see also Castillo
v. United States, 952 F.3d 1311, 1320–21 (Fed. Cir.
2020) (holding Florida’s centerline presumption of high-
ways and streets apply to railroads, and noting “[m]any
other jurisdictions—very much the predominant number
among those whose law has been cited to us—have applied
the centerline presumption to railroad rights-of-
way”); cf. Diaz, 786 N.E.2d at 1039–41 (finding “by virtue
of the chain of title leading back to [grantor], [abutting
landowners] have demonstrated that they hold title to the
right-of-way” formerly used by a railroad). Because we
hold that Union Pacific can at most obtain easements, not
fees, due to the voided, lost instruments, the presumption
that Appellants own fee simple interests to the centerline
of the railroad corridor is unrebutted. 8
We also are not persuaded by the government’s citation
to cases purporting to hold that the railroad can obtain fee
interests via adverse possession. See Appellee’s Br. 53–54.
For example, the government’s reliance on Court of Federal
Claims cases applying laws of other states is misplaced.
See Appellee’s Br. 53–54 (citing McClurg Fam. Farm, LLC
v. United States, 115 Fed. Cl. 1 (2014) (applying Iowa law);
Hardy v. United States, 127 Fed. Cl. 1, on reconsideration
in part, 129 Fed. Cl. 513 (2016), and aff’d in part, vacated

8 Because we find that the Court of Federal Claims
erred as to the non-instrument parcels, we need not con-
sider Appellants’ alternative argument that the denial by
the Court of Federal Claims of the government’s partial
summary judgment motion regarding similar parcels with-
out instruments in Decision II contradicted its grant of the
government’s partial summary judgment motion in Deci-
sion I. See Appellants’ Br. 45–46.
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BARLOW v. US 19

in part, remanded, 965 F.3d 1338 (Fed. Cir. 2020) (applying
Georgia law); Rogers v. United States, 107 Fed. Cl. 387
(2012) (applying Florida law), aff’d, 814 F.3d 1299 (Fed.
Cir. 2015)). Because we rely on Illinois state law in finding
Union Pacific at most obtained easements, these cases are
unpersuasive.
For the foregoing reasons, the Court of Federal Claims
erred in finding that Appellants “have simply not met their
burden” to show that they owned the non-instrument par-
cels in fee simple at the time that the STB issued the NITU.
Decision I at 200. Therefore, we reverse the decision of the
Court of Federal Claims granting the government’s motion
for partial summary judgment as to the non-instrument
parcels and denying the Appellants’ motion for partial
summary judgment as to the same parcels. Id.
IV. CONCLUSION
We have considered the government’s remaining argu-
ments and find them unpersuasive. We conclude that the
ROW Agreements and the Purpose Agreements conveyed
easements to Union Pacific. We also conclude that Appel-
lants met their burden to show a cognizable property inter-
est in parcel numbers 33, 87 and 90 and that Union Pacific
could not have held interests greater than easements in
these parcels. Accordingly, we reverse the grants of the
government’s motions for partial summary judgment and
denials of Appellants’ motions for partial summary judg-
ment with respect to the twenty-eight parcels at issue and
remand to the Court of Federal Claims for further proceed-
ings consistent with this opinion.
REVERSED AND REMANDED
COSTS
No costs.