author: Judge ROY.

text:
    Koyo M. CAMACK, Plaintiff-Appellee, v. Andre CAMACK, Defendant-Appellant.
    No. 01CA1816.
    Colorado Court of Appeals, Div. II.
    Dec. 19, 2002.

      William E. Myrick & Associates, Richard T. Galanits, Denver, Colorado, for Plaintiff-Appellee.
    T.W. Cresswell, P.C., T.W. Cresswell, Lakewood, Colorado, for Defendanb-Appel-lant.

       Sitting by assignment of the Chief Justice under provisions of Colo. Const, art. VI, § 5(3), and § 24-51-1105, C.R.S.2002.

   Opinion by

Judge ROY.

In this quiet title action, Andre Camack (son) appeals the trial court’s judgment quieting title to a family residence (the property) in Koyo M. Camack (wife). We reverse and remand.

In 1987, wife and Ervin L. Camack, Sr. (husband) purchased the property in joint tenancy with right of survivorship, and at all times pertinent to this dispute the record title has remained in husband and wife as joint tenants.

In 1989, the marriage of wife and husband was dissolved. The decree of dissolution incorporated a separation agreement executed by both parties. The separation agreement addressed real property in a residual provision, which stated:

Except as otherwise set forth herein, the parties have effected to their mutual satisfaction a division of all other property, real and personal, in which they had an interest, either singly or jointly. All such property which Husband and Wife now has [sic] in his or her control and possession shall be and remain his and her property respectively, free from any claim whatsoever on the part of the other. (Emphasis added)

The separation agreement also provided that the parties would execute additional documents as necessary:

Each party shall execute any and all deeds, bills of sale, endorsements, forms, conveyances or other documents, and perform any act which may be required or necessary to carry out and effectuate any and all of the purposes and provisions herein set forth. Upon the failure of either party to execute and deliver any such deed, bill of sale, endorsement, form, conveyance or other document to the other party, the Clerk of District Court shall, by court order, be appointed as a master with authority to execute such document.

Wife moved out of the property before the decree and has not resided there since 1989. Husband resided in the property until his death in 1995. It is undisputed that the property was, at the time of the execution of the separation agreement and the entry of the decree, in the sole possession and control of husband. Following husband’s death, the property has been occupied by several of his relatives, including son.

Wife brought this quiet title action. Son filed a motion for summary judgment, arguing that the decree of dissolution incorporating the separation agreement extinguished wife’s interest in the property. The trial court denied the motion, stating, however, in pertinent part:

It is very clear that the separation agreement is part of the orders of the court. It’s clear that the intent of the separation agreement is to divide all the marital property of the parties.... And generally, we know a party does not retain an interest in the other party’s property unless it’s specifically stated in the court’s order dividing the marital property.
This court finds that the divorce decree involving [husband] and [wife] divided the marital property as stated in the separation agreement. [Wife] did not retain an interest in the property in question....

Based on the provision of the decree that each party would execute the documents necessary to carry out the property division, the trial court concluded that there were issues of fact concerning alleged postdecree events by which wife may have obtained an interest in the property.

At trial, a friend of husband testified that husband told him shortly before his death that he wanted wife to have the property after he died. Wife testified that husband’s sister gave her the 1987 deed to the property and said that husband never removed her name from the title and that the property was hers. She also testified that she did not understand the divorce proceedings and decree when she signed the separation agreement because she did not understand or speak English well. She finally testified that she left the property with only a suitcase and never thought to return to the property because she was scared of the people who lived there (husband and sons).

The trial court entered judgment for wife, concluding that she was the owner of the property by virtue of her joint tenancy right of survivorship.

The sole issue presented by this case is whether the decree of dissolution incorporating the separation agreement extinguished wife’s interest in the property. We conclude that it did.

In a separation agreement and decree, it may be the better practice to describe specifically and divide real property. Here, however, wife admits that husband was in possession and control of the property at the time of the separation agreement and decree. The decree thus sets the property over to husband “free of any claim whatsoever on the part of [wife].” The separation agreement and decree were self-executing, that is, wife’s interest in the property was transferred to husband by the separation agreement and decree, and no further action was required to accomplish that transfer as between husband and wife. The trial court concluded as much when it stated that following the entry of the decree, “[wife] did not retain an interest in the property in question.”

Once a separation agreement is incorporated into a decree of dissolution, it becomes a part of the decree and cannot be modified as to the property distribution except by obtaining relief from judgment in accordance with the rules of civil procedure. C.R.C.P. 59, 60; § 14 — 10—122(l)(a), C.R.S.2002; In re Marriage of Seely, 689 P.2d 1154 (Colo.App.1984).

Wife argues that the separation agreement requires the parties to execute any deeds to carry out the purpose of the agreement, and therefore, following the dissolution, husband did not own the property free of wife’s interest, but only had the right to compel wife to convey the property to him. This argument mischaracterizes the self-executing separation agreement and subsequent decree and also misapprehends the clear meaning of the provision requiring the future execution of documents to “effectuate any and all of the purposes and provisions herein set forth.”

The paragraph by which each party agrees to execute future instruments clearly provides, as applicable here, that wife will cooperate and perform such ministerial acts as may be required to provide husband the interest transferred to him in the separation agreement and the decree. It does not limit any other clause in the separation agreement or decree, including that which expressly transfers wife’s interest to husband, nor does it limit husband’s interest in the property or serve to restore any interest to wife.

Accordingly, we conclude that because the separation agreement and decree awarded the property solely to husband, the agreement was self-executing, and wife retained no interest in the property, the trial court erred as a matter of law in awarding wife title to the property by virtue of survivorship as a joint tenant. The property should pass to husband’s successors.

We note that the General Assembly, in apparent recognition that not all matters are implemented or effectuated following the entry of a decree of dissolution, has provided that a decree of dissolution of marriage terminates bequests between spouses included in wills, § 15-11-804(2), C.R.S.2002; and the courts have reached the same conclusion applying the statute to designations of beneficiaries on life insurance policies. In re Estate of DeWitt, 54 P.3d 849 (Colo.2002).

Having so concluded, we need not address the equitable doctrines of laches and estop-pel. These equitable arguments relate primarily to husband’s failure to request a conveyance.

To the extent the trial court found waiver based on husband’s failure to request a deed from wife, we have already concluded the separation agreement and decree were self-executing, and no further act was necessary as between the parties to terminate wife’s interest in the property. To the extent the trial court also relied on the testimony that husband expressed an intent shortly before his death that wife have the property following his death, we note that the statute of frauds requires conveyances of present interests to be in writing, § 38-10-106, C.R.S. 2002; and the statute of wills requires written conveyances of interests to take effect upon death, § 15-11-502, C.R.S.2002.

Wife’s request for attorney fees, damages, and costs is denied.

The judgment is reversed, and the case is remanded for entry of judgment quieting title in husband’s successors.

Judge CASEBOLT and Justice ERICKSON, concur.


source: Caselaw Access Project

author: KAUGER, J. OPALA, J.,

license: Public Domain

text:
    2002 OK 80
    TRIANGLE FRATERNITY, Plaintiff/Appellant, v. CITY OF NORMAN, ex rel. NORMAN BOARD OF ADJUSTMENT, Defendant/Appellee, and University Neighborhood Association, a not for profit corporation; Mckinley Elementary School Parent Teacher Association (PTA); Marjorie (Mrs. Duane) Roller; Judy Gibbs Robinson; E. O’Neil Robinson; Timothy Miller; Blake Gumprecht; David Dollarhide; and Victoria Dollarhide, Intervenors/Appellees.
    No. 96,363.
    Supreme Court of Oklahoma.
    Oct. 15, 2002.
    Rehearing Denied Feb. 3, 2003.

      Anton Rupert, Christopher R. Graves, Oklahoma City, OK, for PlaintiffiAppellant.
    Jeff F. Raley, City Attorney, R. Blaine Nice, Assistant City Attorney, Norman, OK, for Defendant/Appellee.
    J. Kelly Work Oklahoma City, OK, for Intervenors/Appellees.
   KAUGER, J.

¶ 1 The dispositive issue presented is whether a fraternity’s proposed use of a property as a fraternity house constitutes the same use as the property’s former use as a retired women’s boarding house which would entitle the fraternity to an extension of the existing nonconforming use under the City of Norman’s zoning ordinances. We hold that because the fraternity’s use of the property is substantially the same as the property’s former use, the fraternity is entitled to an extension of the existing nonconforming use.

FACTS

¶ 2 This cause concerns a dispute over the zoning and use of a house known as the Kirkpatrick Manor, located at 702 S. Laho-ma, in Norman, Oklahoma. On September 29, 2000, the appellant, the University of Oklahoma Chapter of Triangle Fraternity (fraternity), purchased the house from a group affiliated with the Presbyterian Church (Church). The house was originally built for the Pi Kappa Psi Fraternity in 1930. It is undisputed that at the time the house was built, the property was zoned a U-l Residence District which allowed use of the property as a fraternity or sorority house.

¶ 3 In 1932, the Pi Beta Phi Sorority (sorority) purchased the property, and it occupied the house until 1958. In 1954, the property was re-zoned to a R-l District, a category which restricted use of the property to single family dwellings, as well as several semi-public uses such as churches, schools, and libraries, etc. However, under the City of Norman’s (City) 1954 zoning ordinances, because the house had been a fraternity or sorority house since it had been built, it continued as a legal, but non-conforming use.

¶4 In October of 1958, the sorority, in anticipation of selling the property to the Church, sought to have the property rezoned from a R-l District to a R-2 District which specifically allowed boarding and rooming houses. The Church planned to use the property as a women’s retirement home. It appears that the City Manager was of the opinion that the proposed use of the property was an entirely different use than a sorority house, and he recommended re-zoning. The City Planning Commission, concerned that the property might be used as a rest home or convalescent home, denied the request. Instead, it decided that the property could be used as a private club, with restrictions — a permissive use in the R-l District. An ordinance was passed on November 11, 1958, which reflected the commission’s decision.

¶ 5 In 1962, the Church applied for rezoning of the lot next to the house because it wanted to expand, but the application was denied. The term “private club” was not a defined term in the City’s ordinances, and that designation as a special use was eliminated from the ordinances in 1985. Even though the Church never sought a rooming and boarding license, the Church operated the retired women’s home as a boarding house until it sold the property to the fraternity. After the fraternity purchased the property, it sought a rooming/boarding house license, which the City requires from all fraternities and sororities. Although the property was not zoned for a rooming/boarding house, the fraternity sought the permit under the theory that its use of the property was a continuation of the use made by the Church and that it qualified as a nonconforming use under the City’s ordinances.

¶ 6 Staff for the City of Norman initially agreed with the fraternity. However, several neighbors objected. After the City uncovered the minutes from the 1958 meeting and the old ordinance which had declared the property a private club, the appellee, Board of Adjustment (Board) determined on December 13, 2000, that the fraternity’s proposed use of the property was not a legal nonconforming use, and that the fraternity must seek to have the property re-zoned.

¶ 7 The fraternity appealed to the district court and the neighborhood association intervened. The district court, after a de novo review, affirmed the Board. It determined, as a matter of law and fact, that the fraternity’s proposed use of the property differed from the Church’s use of the property, and that it was not the same nonconforming use. The fraternity appealed, and on April 5, 2002, the Court of Civil Appeals affirmed. We granted certiorari on June 5, 2002.

¶ 8 BECAUSE THE FRATERNITY’S PROPOSED USE OF THE PROPERTY IS SUBSTANTIALLY THE SAME AS THE PROPERTY’S FORMER USE, THE FRATERNITY IS ENTITLED TO AN EXTENSION OF THE EXISTING NONCONFORMING USE.

¶ 9 A nonconforming use of property relates to the use of land which existed prior to the enactment or change of a zoning ordinance. It is a use which is impermissible under the zoning code, but allowed because the use existed lawfully before the use restrictions became effective. Once a lawful nonconforming use of property is established in the City of Norman, it may continue from one owner to another, as long as the nonconforming use remains the same.

¶ 10 The City and the neighborhood association assert that the fraternity’s proposed use of the property as a fraternity house is a change in use from the retirement home for elderly women and, as such, is prohibited. The fraternity insists that its proposed use is the same as the current lawful nonconforming use, and that because its use will not change, it is entitled to an extension of the existing nonconforming use. The City also argues that there is a presumption of correctness in the Board’s decision, and that we must affirm the trial court because its decision was neither against the weight of the evidence nor arbitrary or capricious.

¶ 11 This Court has generally characterized proceedings in district court on appeals from Boards of Adjustment in zoning matters as being equitable in nature, and we have recognized that the question on review is whether the judgment of the district court is clearly contrary to the weight of the evidence. A presumption of correctness attaches to the Board’s decision when it has been affirmed by the district court which should be given great weight. The Board’s decision should not be overturned unless it is arbitrary or clearly erroneous. The reviewing court may not simply substitute its judgment and discretion. We agree that we must defer to the trial court’s factual findings if they are supported by the evidence. However, because the determination of whether a nonconforming use has changed involves the application of the established facts to a legal standard, it is as a question of law which should be reviewed de novo.

¶ 12 We have not addressed the precise issue of whether the use of property as a fraternity house constitutes the same use of property as a retirement home for elderly women. However, our decision in Royal Baking Co. v. Oklahoma City, 1938 OK 75, 75 P.2d 1105 is instructive.

¶ 13 The primary issue in Royal Baking involved the right of a business to use a frame structure on its business premises for a garage or repair shop for its trucks. The business purchased two lots which adjoined its property and converted a little house on one of the lots into a garage and repair shop. A zoning ordinance was passed which zoned the area, restricting the use of property to the building of apartment houses and similar structures. In discussing the need for the business to be allowed to accommodate an increased trade, the opinion held at ¶ 17:

“... The business has not changed in kind. The neighborhood will not be changed or seriously injured by the enlarged incidental use to which the premises are put. By allowing a degree of elasticity in the application of the ordinance so that no arbitrary or unreasonable burden is imposed upon the pursuit of the occupation involved, we can, in view of all the circumstances of this case, avoid the necessity of declaring the ordinance unconstitutional in its application or its general scope ...”

¶ 14 Royal Baking teaches that before deciding whether a lawful nonconforming use has changed or expanded, a determination must be made concerning whether the nature of the use has substantially changed, or whether the proposed use is of a character to change the neighborhood to ensure that the ordinance is not applied arbitrarily. Other courts have employed a similar rationale when considering whether a proposed use is the same as a pre-existing use. These courts generally determine that a proposed use must be a substantial change in the nature, character, or purpose of the pre-existing nonconforming use before it is no longer allowed.

¶ 15 At trial, the evidence established that the property was used as a fraternity or sorority house from 1930 until 1958. From 1958 to 2000, the property was used as a retirement home for women. During its use as a retirement home, 20-22 persons lived there. Meals were prepared for them, social and recreational activities were organized, and some of the residents had automobiles.

¶ 16 The fraternity proposes to use the property as a fraternity house for meetings, activities, parties and other occasional functions. The fraternity currently has about 22 or 23 members, plus uninitiated pledges and expects 22 or 23 of its members to occupy the house. It hopes to expand its membership to 45 to 60 members, who will attend meetings and other functions at the house. Alcohol will be allowed on the premises by persons of legal age, subject to the rules of the fraternity and the University of Oklahoma Inter Fraternity Council. Neither the fraternity house, nor the women’s retirement home are defined under the current zoning code, but both clearly meet the code’s definition of boarding house. The City requires all fraternities and sororities to obtain a boarding house permit.

¶ 17 In our view, the fraternity’s proposed use of the property is substantially the same as that in existence since it was built in 1930. The character of its use as a residential building for persons who are not members of the same family where rooms are rented on a monthly or longer basis, meals are provided, and social activities occur has not changed in the seventy years since the house was built. The character of the neighborhood would not significantly change by the fraternity’s occupancy of the home. The evidence presented at trial reveals that the only real -difference in the fraternity’s proposed use and the Church’s prior use of the property is the age of the occupants coupled with an increase in the volume, intensity, and frequency of social gatherings. However, a mere increase in volume, intensity, or frequency of a nonconforming use is generally recognized as insufficient to invalidate it. Consequently, we hold that the fraternity is entitled to an extension of the existing nonconforming use.

CONCLUSION

¶ 18 A nonconforming use of property is a use which is impermissible under the zoning code, one which is allowed because the use existed lawfully before the use restrictions became effective. An established lawful nonconforming use of property may continue from one owner to another, as long as the nonconforming use remains the same. A proposed use must create a substantial change in the nature, character, or purpose of the pre-existing nonconforming use before it is no longer allowed. Although there will be an increase in volume, intensity, and frequency of use, the evidence presented at trial reveals that the fraternity’s proposed use and the Church’s use of the property are substantially the same. Even if the question of whether the nonconforming use had changed were not reviewed de novo, under the evidence presented, the Board’s decision was arbitrary and clearly erroneous and the judgment of the trial court clearly contrary to the weight of the evidence. Consequently, we hold that the fraternity is entitled to an extension of the existing nonconforming use. The cause is reversed and remanded for the trial court to enter judgment in favor of the fraternity and against the City of Norman.

CERTIORARI PREVIOUSLY GRANTED; COURT OF CIVIL APPEALS OPINION VACATED; TRIAL COURT REVERSED AND CAUSE REMANDED WITH INSTRUCTIONS.

HARGRAVE, C.J., WATT, V.C.J, HODGES, SUMMERS, BOUDREAU, WINCHESTER, JJ., concur.

OPALA, J., concurs by separate writing.

LAVENDER, J., dissents.

OPALA, J.,

concurring.

¶ 1 The proof adduced at nisi prius supports the court’s conclusion that Triangle Fraternity’s use of the premises will be substantially the same as that of its predecessor. The trial court’s finding against Triangle Fraternity is clearly contrary to the weight of the evidence.

¶ 2 The right to continue a preexisting, nonconforming use is ascribed (affixed) to the soil and hence accrues to all succeeding owners. Schultz v. Zoning Bd. of Appeals, 144 Conn. 332, 338, 130 A.2d 789, 791 (1957). A “mere change in ownership does not destroy the [right to enjoy the] preexisting nonconforming use.” Harmel Corp. v. Members of the Zoning Bd. of Review, 603 A.2d 303, 306 (R.I.1992). See also Carbone v. Vigliotti, 222 Conn. 216, 610 A.2d 565 (1992); Urban v. Planning Bd., 124 N.J. 651, 592 A.2d 240 (1991); Town of Covent'ry v. Glideman, 429 A.2d 440 (R.I.1981); Watts v. City of Helena, 151 Mont. 138, 439 P.2d 767 (1968); Jackson v. Pottstown Zoning Bd., 426 Pa. 534, 233 A.2d 252 (Pa.1967).

¶ 3 I hence concur in the court’s pronouncement.

      . Because we reverse the trial court, we need not address the fraternity’s additional arguments raised in the petition for certiorari.

      . The 1924 original zoning ordinance does not appear in the record. However, in a memorandum from the City’s planning division to the Cily Manager, the City describes the zoning history prior to 1954 and it provides in pertinent part:
      "... Norman had an adopted zoning ordinance in 1924, which was much simpler than today's version. Ordinance #401 listed five use districts, the lowest being the U-l Residence district. That district governed this tract. Section III of that code allowed, by right, 'religious and fraternal dormitories, college fraternities and sororities, and private clubs, except a club the chief activity of which is service customarily carried on as a business.' When this structure was first built, the fraternity/sorority use was legal and conforming. ...” (Emphasis in original.)
      The fraternity does not dispute the City’s description of the original ordinance.

      . The 1954 City of Norman Zoning Ordinance No. 884, Article II, § 1 provides in pertinent part:
      "R-l Single-Family Dwelling District:
      1.1 Uses Permitted:
      Property and building in a R-l, single-family dwelling district, shall be used only for the following purposes:
      (a) Detached one-family dwelling.
      (b) Church.
      (c) School offering general educational courses the same as ordinarily given in public schools and having no rooms regularly used for housing and sleeping.
      (d) Library....”

      . Title 11 O.S.2001 § 44-107.1(A) provides:
      "The lawful nonconforming use of a building, structure or premises as such existed at the time of the adoption and recording of any ordinance affecting it, may be continued, although such use does not conform with the provisions of such ordinance. The municipality may provide for the termination of lawful nonconforming uses either by specifying the period or periods within which such use shall be required to cease, or by designating conditions or circumstances which shall cause such use to cease, or by providing a formula or formulas whereby the compulsory termination of a nonconforming use shall be so fixed as to allow a reasonable period for the amortization . of the investment in the nonconformance.”
      The 1954 City of Norman Zoning Ordinance No. 884, Article V, § 30 defined non-conforming use as:
      "Any lawful use of land, building or structure, existing at the time of adoption of the Zoning Map, which does not conform with the regulations of the district in which it is situated.”
      Article I, § 9 provides in pertinent part:
      "Non-Conforming Uses:
      Any use or structure existing at the time of enactment or subsequent amendment of this Ordinance, but not in conformity with its provisions, may be continued with the following limitations. Any use or building which does not conform to the provisions of this Ordinance may not be:
      (a)Changed to another non-conforming use;

      . The 1954 City of Norman Zoning Ordinance No. 884, Article II, § 2 provides in pertinent part:
      "R-2, Two-family Dwelling District:
      2.1 Property and buildings in a R-2, two-family dwelling district, shall be used only for the following purposes:
      (a) Any uses permitted in R-l, single-family dwelling district.
      (b) Two-family dwelling, or a single-family dwelling and a garage apartment.
      (c) Boarding house, rooming house....”

      . The 1954 City of Norman Zoning Ordinance No. 884, Article V, § 7 defined boarding house as:
      "A building other than a hotel where, for compensation and by prearrangement for definite periods, meals, or lodging, and meals, are provided for (5) or more persons.”

      . The minutes of the October 8, 1958 City Planning Commission meeting provide in pertinent part:

        "... Mi'. Luttrell explained that he and the City Manager had studied the situation very carefully and had given an administrative opinion that the proposed new use would not be the same as the present use. This was the reason that the petition sought to have the property rezoned. ”

      .The 1954 City of Norman Zoning Ordinance No. 884, Article II, § 1 provides in pertinent part:
      “R-l Single-Family Dwelling District:
      1.2 Uses Permissible on Review:
      The following uses may be permissible on review by the City Planning Commission in accordance with provisions contained in Article III, section 6, provided that structures incidental to these uses are located twenty-five (25) feet from any property line:
      (a) Municipal use, public building and public utility.
      (b) Private club not conducted for profit."
      The minutes of the October 8, 1958 City Planning Commission meeting provide in pertinent part:
      "... In a general discussion it was determined that the proposed boarding home for elderly women would have these characteristics:
      1. It is a nonprofit organization
      2. No sick or infirm person would be allowed membership or residence in the club or building.
      3. The property is not to be used as a rest home
      4. Meals will be furnished
      5. The nature of the club would be of such high character that there would be no adverse effect upon neighboring property.”

      . The Code of the City of Norman, Zoning Ordinance § 22-419 NON-CONFORMING USES provides:

        "1. Continuation. Any use or structure existing at the time of enactment or subsequent amendment of this Ordinance, but not in conformity with its provisions, may be continued with the following limitations. Any use or building which does not conform to the provisions of this Ordinance may not be:
      (a) Changed to another non-conforming use.
      (b) Re-established after discontinuance for two years.
      (c) Extended except in conformity to this Ordinance.
      Provided, however, that all buildings and uses existing at the time of passage of this Ordinance which do not comply with the required off-street parking requirements, as specified in Article XII, Sec. 431.5-431.9, shall not be defined as non-conforming uses because of lack of said off-street parking facilities under the terms of this Ordinance. (Ord.884, Art. 1, Sect.9).”

      . Title 11 O.S.2001 § 44-110(D) provides in pertinent part:
      "A. An appeal from any action, decision, ruling, judgment or order of the board of adjustment may be taken ... to the district court in the county in which the municipality is located. D. The appeal shall be heard and tried de novo in the district court....”

      . The Code of the City of Norman, Zoning Ordinance § 22-419, see note 9, supra; City of Sugar Creek v. Reese, 969 S.W.2d 888, 891 (Mo.App.1998)[Nonconforming use means use of land that lawfully existed prior to the enactment of a zoning ordinance and which is maintained after the effective date of the ordinance even though not in compliance with use restrictions.]; State ex rel. Brooks v. Hartland Sportsman’s Club, Inc., 192 Wis.2d 606, 531 N.W.2d 445, 448 (1995)[A legal nonconforming use is a use of land for purposes not permitted under the zoning ordinance, but which was an active and actual use existing prior to the commencement of the zoning ordinance.].

      . The Code of the City of Norman, Zoning Ordinance § 22-419, see note 9, supra.

      . Bankoff v. Board of Adjustment of Wagoner County, 1994 OK 58, ¶17, 875 P.2d 1138 [Review of denial of conditional use permit for landfill.]; Vinson v. Medley, 1987 OK 41, ¶ 10, 737 P.2d 932 [Denial of zoning variance.]; Walkingstick v. Board of Adjustment of City of Tulsa, 1985 OK 70, ¶ 29, 706 P.2d 899 [Zoning ordinance variance to permit drilling.]; Banks v. City of Bethany, 1975 .OK 128, ¶ 6, 541 P.2d 178 [Denial of variance from zoning ordinance.]; Bailey v. Uhls, 1972 OK 147, ¶ 13, 503 P.2d 877 [Denial of variance to erect sign.]; Brown v. Fraser, 1970 OK 50, ¶ 19, 467 P.2d 464 [Denial of variance to construct residence.]; Board of Adjustment of Oklahoma City v. Shanbour, 1967 OK 189, ¶ 15, 435 P.2d 569 [Denial of special permit.]; Thompson v. Phillips Petroleum Co., 1944 OK 168, ¶ 6, 147 P.2d 451 [Denial of permit to drill well.]; Application of Shadid, 1951 OK 359, ¶ 16, 238 P.2d 794 [Denial of application for permit to enlarge grocery store in residential area.].

      . Bankoff v. Board of Adjustment of Wagoner County, see note 13, supra; Banks v. City of Bethany, see note 13, supra; Application of Sha-did, see note 13, supra.

      . Banlcs v. City of Bethany, see note 13, supra; Bailey v. Uhls, see note 13, supra.

      . Racine County v. Cape, 2002 WI App 19, ¶ 5, 250 Wis.2d 44, 639 N.W.2d 782, 784 [Whether a particular use is an identifiable change of a legal nonconforming use is a question of law reviewed de novo.]; Hugoe v. Woods Cross City, 1999 UT App 281, ¶ 6, 988 P.2d 456, 457 [Question of use of property as a legal nonconforming use presents a question of law.]; State ex rel. Broolcs v. Hartland Sportsman’s Club, Inc, see note 11, supra [Determination of legal nonconforming use involves application of facts to legal standard presenting question of law reviewable de novo.]. See also, Hannigan v. City of Concord, 144 N.H. 68, 738 A.2d 1262, 1265 (1999) [Interpretation of zoning ordinance and the determination of whether a use is accessory use are questions of law for reviewing court to decide.]; Christy's Realty Limited Partnership v. Town of Kittery, 663 A.2d 59, 61 (Me.1995)[Whether a proposed use falls within a given category contained in a zoning ordinance is a question of law.]; McMahon v. Kingston Township Board of Supervisors, 771 A.2d 96, 98 (Pa.Cmwlth.2001)[Whether a proposed use falls within a given category specified in a zoning ordinance is a question of law.]; Davis v. Town of Stallings Board of Adjustment, 141 N.C.App. 489, 541 S.E.2d 183, 186 (2000) [Whether owner's video store was an adult establishment presented a question of law, warranting de novo review.]; Graham v. Itasca County Planning Commission, 601 N.W.2d 461, 467 (Minn.App.1999) [The application of an ordinance to established facts is a question of law.]. But see, Bonaventure International, Inc. v. Borough of Spring Lake, 350 N.J.Super. 420, 795 A.2d 895, 904 (2002) [Issue of expansion from a nonconforming use is a question of mixed law and fact.]; Heilker v. Zoning Board of Appeals, 346 S.C. 401, 552 S.E.2d 42, 47 (2001)[A zoning board determination regarding whether a particular activity or purpose constitutes use of property is a finding of fact.]; Bauer v. City of San Diego, 75 Cal.App.4th 1281, 89 CaI.Rptr.2d 795, 802 (1999) [Generally, the determination of whether an existing legal nonconforming use should continue to be allowed under grandfathered provisions involves mixed questions of law and fact.].

      . See, Town of Salem v. Wickson, 146 N.H. 328, 770 A.2d 1120,1122 (2001)[AIthough stockpiling earthen materials was not substantially similar to prevailing nonconforming use, to determine substantial change, court considers the extent the use in question reflects the nature and purpose of the prevailing use; whether use is different in character, nature and kind; and whether use will have substantially different effect on neighborhood.]; Turbat Creek Preservation v. Town of Kennebunkport, 2000 ME 109, 753 A.2d 489, 492 (2000) [Determining that use of boathouse was not grandfathered use, but recognizing that grandfathering nonconforming use requires that proposed use reflect the nature and purpose of use prevailing when ordinance was enacted and may not differ in quality or character, as well as in degree from original use or different in kind in its effect on neighborhood.]; DiBlasi v. Zoning Board of Appeals of the Town of Litchfield, 224 Conn. 823, 624 A.2d 372, 376 (1993) [Finding that change in use from business office to medical office was not sufficiently different in character to constitute a change in use.]; Derby Refining Co. v. City of Chelsea, 407 Mass. 703, 555 N.E.2d 534, 539 (1990) [Whether change or expansion occurs the court inquires into the nature and purpose of prior use; the difference in quality or character; and whether use is different in kind in its effect on the neighborhood.]; Jones v. Rommell, 521 A.2d 543, 545 (R.I.1987) [In dispute over change in use based on inadequate number of parking spaces, the court recognized that a change of use results when the proposed us is substantially different from the nonconforming use to which the premises were previously put.]; Bonaventure International, Inc. v. Borough of Spring Lake, see note 16, supra [Although restaurant improperly expanded use, the court recognized that present use must be substantially similar to use at time it became nonconforming and focus is on the quality, character and intensity of expansion.]; Zoning Board of Adjustment of City of Philadelphia v. Libros, 85 Pa.Cmwlth. 485, 482 A.2d 1181, 1183 (1984) [Use did not involve significantly greater capital equipment or greatly expanded operations to constitute a new use.]. See generally, Eichelberger, E., Annot., "Change in Type of Activity of Nonconforming Use as Violation of Zoning Ordinance," 61 A.L.R. 4th 903 (1988).

      .The Code of the City of Norman, Zoning Ordinance § 22-450 provides in pertinent part:
      "(10) BOARDING HOUSE. A residential building, other than a hotel, where, for compensation and by prearrangement for definite periods, on a monthly or longer basis, rooms and meals are provided to more than two (2) persons who are not members of the resident manager’s family.”

      . The City of Norman relies on City of Long Beach v. California Lambda Chapter, 255 Cal. App.2d 789, 63 Cal.Rptr. 419 (1967); Phi Kappa Iota Fraternity v. Salt Lake City, 116 Utah 536, 212 P.2d 177 (1949); and Coleman v. City of Walla Walla, 44 Wash.2d 296, 266 P.2d 1034 (954) in support of its argument that fraternity houses differ from boarding houses. However, we find these cases unpersuasive as applied to the facts of the present case. The City also argues that throughout the Code, fraternity houses and boarding houses are subject to a multitude of different requirements. We recognize that different requirements relate to fraternity houses and boarding houses under the Code, nevertheless, the fact that different requirements apply, is not determinative of whether the both uses are substantially similar in character.

      . DiBlasi v. Zoning Board of Appeals of the Town of Litchfield, see note 17, supra [Change in intensity of use is not an acceptable criterion for determining whether proposed use is a change is use.]; City of Jewell Junction v. Cunningham, 439 N.W.2d 183, 186 (Iowa 1989)[Recognizing that increase in business alone does not constitute an illegal extension of nonconforming use, the court held that facility change from care of elderly persons with mental problems to care of younger residents with records of mental illness did not change legal nonconforming use.]; Keller v. City of Bellingham, 92 Wash.2d 726, 600 P.2d 1276, 1279 (1979)[Intensification of a nonconforming use is permissible if nature and character is unchanged and substantially the same facilities are used.]; Institute for Evaluation and Planning, Inc. v. Board of Adjustment, 270 N.J.Super. 396, 637 A.2d 235, 237 (1993) [Mere increase in intensity of use is not fatal to continuation of nonconforming use.]; Waukesha County v. Seitz, 140 Wis.2d 111, 409 N.W.2d 403, 406 (1987) [Although increase in volume, intensity, or frequency of use, coupled with some element of identifiable change or extension will invalidate legal nonconforming use, mere increase in volume, intensity, or frequency of nonconforming use is not sufficient to invalidate it.]; See also, Phillips v. Zoning Commissioner of Howard County, 225 Md. 102, 169 A.2d 410 413 (1961) [Recognizing that mere intensification of non conforming use is permissible as long as the nature of the use has not substantially changed.].
      See generally, Eichelberger, E., Annot., "Change in Volume, Intensity, or Means of Performing Nonconforming Use as Violation of Zoning Ordinance,” 61 A.L.R.4th 806 (1988). But see, Huff v. Board of Adjustment of City of Independence, 695 S.W.2d 166, 168 (Mo.App.1985) [Whether change in use is substantially similar is neither relevant nor decisive because the ordinance clearly prohibits a change from one nonconforming use to another.].

      . The Code of the City of Norman, Zoning Ordinance § 22-419, see note 9, supra; City of Sugar Creek v. Reese, see note 11, supra; State ex rel. Broolcs v. Hartland Sportsman’s Club, Inc, see note 11, supra.

      . The Code of the City of Norman, Zoning Ordinance § 22-419, see note 9, supra.


author: OPALA, J.

text:
    2002 OK 90
    In the Matter of the ESTATE OF Laura Edna HOLCOMB, Deceased. Marcus Holcomb et al., Appellants, v. Heidi Carter Drennan, Personal Representative of the Estate of Lela Elaine Carter, Deceased, Appellee.
    No. 93,653.
    Supreme Court of Oklahoma.
    Nov. 19, 2002.
    Rehearing Denied Jan. 28, 2003.

      Marcus Holcomb, Holcomb & Harkins, Buffalo, OK, Appellant pro se.
    David A. Cheek and Joel H. McNatt, McKinney & Stringer, P.C., Oklahoma City, OK, for Appellants, Laura Grace McNatt, Keith Holcomb and Murray Holcomb.
    Glenn A. Devoll and Julia C. Rieman, Gun-goll, Jackson, Collins, Box & Devoll, P.C., Enid, OK, for Appellee, Heidi Carter Dren-nan.
   OPALA, J.

¶ 1 The dispositive questions tendered for certiorari are: (1) Is the district court’s finding that the decedent possessed testamentary capacity clearly contrary to the weight of the evidence? and (2) Is the district court’s finding that the decedent’s will was not the product of undue influence clearly contrary to the weight of the evidence? We answer both questions in the negative.

I

ANATOMY OF LITIGATION

¶ 2 Laura Edna Holcomb (Mrs. Holcomb) died on 13 May 1995 at the age of 96. She had three living children at the time of her death, Lela Elaine Carter (Elaine), Murray Marcus Holcomb (Marc), and Laura Grace McNatt (Laura Grace). Another son, William Maynard Holcomb (Bill), predeceased her. On or about 15 June 1990, while residing in Buffalo, Harper County, Oklahoma, Mrs. Holcomb suffered a debilitating stroke. For reasons that were not satisfactorily explained, she was not taken to the hospital, but was instead taken by Elaine to Elaine’s home in Woodward where she lived until her death in 1995.

¶ 3 On 29 June 1990, approximately two weeks after suffering the stroke, Mrs. Holcomb executed a will which divided her estate, other than some mineral interests, into fifths. Mrs. Holcomb’s four children were each to receive one-fifth and Elaine’s daughter, Talley, was to receive one-fifth. Talley was also bequeathed the mineral interests. On that same day, Mrs. Holcomb was taken to the emergency room of the hospital in Liberal, Kansas. She remained hospitalized there and in Kansas City, Missouri, for approximately two months. She then returned to Elaine’s home in Woodward.

¶ 4 On 21 August 1992, after the death of her son, Bill, Mrs. Holcomb executed a second will, which increased Elaine’s share of the estate to two-fifths. The mineral interests were again bequeathed to Elaine’s daughter, Talley. On the same date, Mrs. Holcomb, having inherited $80,000 upon the death of a relative, assigned that inheritance to Elaine and her elder daughter, Heidi Carter Drennan (Heidi), in equal shares.

¶ 5 On 14 February 1995, approximately three months before her death, Mrs. Holcomb executed a third will leaving her entire estate to Elaine and, in the event Elaine were to predecease her, to Elaine’s heirs.

¶ 6 After her mother’s death, Elaine petitioned the District Court, Woodward County, to admit the 1995 will to probate. Marc, Laura Grace, and Bill’s two sons, Murray Allen Holcomb and Warren Keith Holcomb (contestants), challenged the will’s admission on the grounds of (1) improper venue, (2) lack of testamentary capacity, and (3) undue influence. Prior to the trial of this cause, Elaine died. Heidi was appointed personal representative of her mother’s estate and is now the proponent of her grandmother’s will (the will proponent). The district court found against contestants on all issues and ordered the will admitted to probate. Contestants appealed.

¶ 7 The Court of Civil Appeals, Division II (COCA), reversed, holding that the district court’s finding on the issue of undue influence was clearly contrary to the weight of the evidence. We granted certiorari on the will proponent’s petition and now vacate COCA’s opinion and affirm the district court’s probate order.

II

STANDARD OF REVIEW

¶ 8 Probate proceedings are of equitable cognizance. While an appellate court will examine and weigh the record proof, it must abide by the law’s presumption that the nisi prius decision is legally correct and cannot be disturbed unless found to be clearly contrary to the weight of the evidence or to some governing principle of law. Because a trial judge has an opportunity that is unavailable to an appellate court to observe the demeanor and conduct of the witnesses, deference should be accorded on review to the trial tribunal’s resolution of conflicting testimony. If legally correct, a district court’s ruling will not be reversed because of its faulty reasoning, erroneous finding of fact or its consideration of an immaterial issue. When a will is offered for probate, the fac-tum of the will — i.e., (a) whether the will has been executed with the requisite statutory formalities, (b) whether the maker was competent to make a will at the time, and (c) whether the will was the product of undue influence, fraud or duress — becomes the singular concern of the court. The emphasis of the judicial process from beginning to end is to discern and effectuate the decedent’s dis-positive intent.

Ill

THE DISTRICT COURT’S RULING THAT MRS. HOLCOMB POSSESSED TESTAMENTARY CAPACITY IS NOT CLEARLY CONTRARY TO THE WEIGHT OF THE EVIDENCE.

¶ 9 Testamentary capacity exists when a person possesses, in a general way, the ability to appreciate the character and extent of the devised property, understands the nature of the relationship between himself and the natural objects of his bounty, and apprehends the nature and effect of the testamentary act. Whether one possesses testamentary capacity is a question of fact. The burden of persuasion that a will maker lacked testamentary capacity rests upon the mil contestant. In adjudging a decedent’s testamentary capacity, it is appropriate for the trial tribunal to consider evidence of the testator’s mental capacity, appearance, conduct, habits and conversation both before and after the will’s execution to the extent these factors are relevant to the maker’s mental condition at the time the will was executed.

1110 A great amount of conflicting evidence germane to Mrs. Holcomb’s testamentary capacity was introduced. Witnesses called by contestants included the contestants themselves, Marc’s children, Laura Grace’s daughter, a home nursing supervisor, and Mrs. Holcomb’s first post-stroke physician. These witnesses cumulatively testified that by the date of the execution of the will in question, Mrs. Holcomb was mentally incompetent, was speaking of deceased friends and relatives, including her son, Bill, as if they were alive, was receiving mind-altering drugs, was exhibiting increasing difficulty in sustaining a coherent conversation, did not consistently recognize or respond to them, and lacked the capacity to know what property she owned.

¶ 11 The proponent challenged this evidence in every respect. She obtained from Mrs. Holcomb’s first post-stroke physician an admission that, although he considered Mrs. Holcomb incompetent, another physician could have considered her “alert” and-could have believed her to be competent. Mrs. Holcomb’s second post-stroke physician, who treated her from 1993 until her death in 1995, testified that although his patient continued to decline physically, she remained “bright” and capable of making her own decisions. He had no doubt that she remained competent up to the time of her death.

¶ 12 One of Mrs. Holcomb’s nephews visited her in the fall of 1994 and the spring of 1995. He described his aunt as “sharp as a tack.” He testified that his aunt asked about his children and, much to his surprise, remembered his son’s name even though she had seen the child only twice in her life. He remembered commenting to his mother later that Mrs. Holcomb was still capable of playing bridge. He stood to gain nothing from the will and did not appear to be especially close to his relatives on either side of the case.

¶ 13 A neighbor who frequently stopped by the house to visit testified that Mrs. Holcomb was an active participant in their conversations. The neighbor had to watch the news before her visits because Mrs. Holcomb “knew more about what was going on than I did a lot of times.” She also testified that Mrs. Holcomb knew who her children were.

¶ 14 Mrs. Holcomb’s hired daily caregiver testified that Mrs. Holcomb was alert and carried on intelligent conversations with her throughout the five years she attended to her. Mrs. Holcomb knew who her children were and, when talking about them, she identified each by name. She liked to talk about politics. In the caregiver’s opinion, Mrs. Holcomb’s mind was still sharp in 1994 and 1995.

¶ 15 Each of the parties who participated in the execution of the 1995 will testified. One of the witnesses testified that Mrs. Holcomb was alert, conversed with her attorney in complete sentences, and seemed to comprehend what was taking place. She watched people as they moved about in the room and replied to whomever spoke to her. Mrs. Holcomb’s attorney testified that she and she alone provided him with the disposi-tive provisions of the 1995 will. She was able to offer him a reasonable explanation for devising her entire estate to Elaine. He testified that Mrs. Holcomb knew who her children were and understood in a general way what property she owned. He had no doubt that she possessed the requisite competence to execute the will. The neighbor who frequently visited Mrs. Holcomb also participated in the execution of the 1995 will as the decedent’s proxy signer. She testified that she stayed after the will’s execution and visited with Mrs. Holcomb for about thirty minutes. During their conversation Mrs. Holcomb told her she had left everything to Elaine because she was worried about Elaine’s financial security.

¶ 16 The voluminous medical records included as exhibits did little to shed light on Mrs. Holcomb’s mental condition as it relates to testamentary capacity. Their focus was on her physical ailments and the treatment being employed to relieve her symptoms. Notations on nursing reports regarding certain aspects of Mrs. Holcomb’s mental condition were not consistently recorded and were not by themselves sufficient indicators that she did or did not possess the knowledge and understanding necessary for testamentary capacity.

¶ 17 Although the testimony on both sides of the issue was compelling, the trial judge had the benefit of observing the witnesses as they testified. Deference is owed to the trial court’s determination of the witnesses’ relative credibility in the face of irreconcilable conflict, contradiction, and potential bias. Where the nisi prius decision is not clearly contrary to the weight of the evidence, it must be affirmed.

IY

THE DISTRICT COURT’S RULING AGAINST CONTESTANTS ON THE ISSUE OF UNDUE INFLUENCE IS NOT CLEARLY CONTRARY TO THE WEIGHT OF THE EVIDENCE

¶ 18 The district court may deny probate of a will found to be tainted by undue influence. The burden of persuasion that a will has been so tainted rests on the contestant. Ordinarily, the contestant alleging undue influence also bears the burden of producing evidence, but upon a finding by the trial court (a) that a confidential relationship existed between the will maker and another, stronger party and (b) that the stronger party actively assisted in the preparation or procurement of the will, a rebutta-ble presumption of undue influence at once arises that shifts to the will proponent the burden of producing evidence. The effect of this alteration in the allocation of the burden of proof is to shift the risk of an adverse decision from the contestant to the will proponent. If the will proponent then introduces evidence which would support a finding that undue influence was not brought to bear against the will maker, the presumption disappears and the trial court must determine the existence or nonexistence of undue influence on the basis of the evidence actually adduced directly on the issue. If the will proponent fails to introduce the requisite quantum of evidence, the court must direct a verdict for the contestant.

¶ 19 In determining whether a contestant’s evidence establishes the basic facts that give rise to the presumption of undue influence, consideration should be given to the following non-exclusive list of factors: (1) whether the alleged influencer was or was not a natural object of the maker’s bounty; (2) whether the alleged influencer was a trusted or confidential advisor or agent of the will’s maker; (3) whether the alleged influ-encer was present and/or active in the procurement or preparation of the testamentary instrument; (4) whether the will’s maker was of advanced age or impaired faculties; and (5) whether independent and disinterested advice regarding the testamentary disposition was given to its maker.

¶20 Whether the basic facts of the presumption of undue influence have been satisfactorily established is a preliminary question of fact to be decided by the trial court. In this case, finding that Elaine was not active in the procurement or preparation of her mother’s will, the trial court did not implement the presumption and therefore did not shift the burden of going forward with the evidence to the will proponent. Contestants argue that this finding was erroneous and wrongly denied them the presumption’s procedural benefit. They argue that had the court implemented the presumption, it would have been compelled to find the issue of undue influence for them because the will proponent’s rebuttal evidence was not sufficient to support a finding of the nonexistence of undue influence.

¶21 For the reasons set forth below, we agree that the presumption of undue influence was contestants’ due, but hold that the will proponent’s proof was sufficient to rebut the presumption. Hence, while its evidentia-ry methodology was flawed, the district court ultimately decided the issue of undue influence from a correct procedural standpoint, i.e. “as if no presumption had been operable in the case.” We, too, have examined and weighed the record proof on that basis and cannot say that the district court’s decision against contestants is clearly contrary to the weight of the evidence.

A.

Contestants Established the Basic Facts of the Presumption

¶ 22 First, to invoke the presumption a contestant must establish the existence of a confidential relationship between the will maker and another, stronger party. A confidential relationship is a fiduciary relationship and exists whenever trust and confidence are placed by one person in the integrity and fidelity of another. The record contains ample proof that a confidential relationship existed between Elaine and her mother. Mrs. Holcomb appointed Elaine as her attorney in fact as early as 1972 and gave Elaine check-writing privileges on her bank account. After her 1990 stroke, Mrs. Holcomb moved to Elaine’s house in Woodward where Elaine became her mother’s primary caretaker, providing directly or indirectly for her mother’s physical needs and taking care of her personal,. legal, and financial affairs. The record clearly shows that this relationship continued until Mrs. Holcomb’s death in May 1995.

¶23 Second, a contestant must establish that the stronger party participated in the procurement or preparation of the decedent’s will. The participation that will taint a will must be active participation in the substance of the testamentary act and not just participation in formal matters undertaken at the direction of the will maker.

¶ 24 Mrs. Holcomb was 91 years old when she was left paralyzed and bedridden by a stroke. Her vision and hearing were both significantly impaired. She was completely dependent upon Elaine for her physical needs, including food, shelter, clothing, personal hygiene, the administration of pain medication, and medical and/or nursing attention. Elaine shopped for her mother, wrote her checks, prepared records for the preparation of her tax returns, sent gifts on her behalf, and received her telephone calls and visitors. Elaine had the ability to control the entertainment her mother enjoyed as well as her receipt of news and other information. Mrs. Holcomb died in May 1995 at the age of 96. She lived the last five years of her life in a single bedroom of Elaine’s house, apparently never well enough to leave that room except to go to the hospital.

¶ 25 Elaine had physical control of her mother’s monthly income. She cashed her mother’s social security and royalty checks each month, spent the money (approximately $85,000 over five years), and kept no records from which an accounting could be had. Elaine also had check-writing privileges on her mother’s checking account and wrote checks over the five years totaling at least $190,000. Some of the checks went to pay for Elaine’s personal and household expenses. Elaine repeatedly wrote checks in excess of the account’s balance, incurring significant overdraft charges.

¶ 26 Elaine was actively involved in her mother’s legal affairs. Elaine repeatedly consulted with Don Gaston, her mother’s attorney, without Mrs. Holcomb’s participation in the consultation. Mrs. Holcomb never initiated her meetings with Mr. Gaston despite the testimony of Elaine’s children that their grandmother was able to and often did converse by telephone. On at least two and possibly three occasions the attorney drafted documents for Mrs. Holcomb’s execution at Elaine’s direction without first consulting with Mrs. Holcomb. In each such case, Elaine and/or one of her children benefited from the transaction.

¶ 27 Mr. Gaston also came to represent Elaine sometime during the five-year period he represented her mother and did not disclose this to Mrs. Holcomb. The attorney’s time records and billing statements relating to Mrs. Holcomb’s legal matters treat Elaine and her mother interchangeably as the client, making it difficult to tell who the client actually was and what was being done for whom. The attorney testified to more than one instance where legal services were performed for Elaine but billed to her mother. Although Elaine paid most of her personal expenses out of her mother’s checking account, she paid for all the legal services rendered to her mother with one exception out of her own checking account.

¶28 Contestants introduced evidence that Elaine had the kind of personality that could easily have come to dominate Mrs. Holcomb given her frail and dependent condition. Even they, who were not physically compromised and under Elaine’s care, found her to be aggressive, intimidating, controlling and manipulative, a dominant personality whom it was useless to oppose. Each felt that he (or she) had a close relationship with Mrs. Holcomb prior to her stroke, providing examples of the ways in which they helped her with her household and personal chores or spent time with her in other ways. Once Mrs. Holcomb was ensconced in Elaine’s home, contestants found it increasingly difficult to visit with her without interference from Elaine or one of her children and they came to feel unwelcome in Elaine’s house. They testified that Elaine often argued with and denigrated Marc in front of Mrs. Holcomb. Marc and Laura Grace visited their mother practically every weekend for the five years she lived with Elaine, sometimes traveling long distances, yet Mrs. Holcomb commented to a distant relative in early 1995 that she rarely saw Marc and Laura Grace.

¶29 All of these circumstances raise the inference that Elaine was active in the procurement or preparation of the will in contest. Mrs. Holcomb’s frail physical condition, her complete dependence on Elaine for the necessities of life, and contestants’ testimony that Elaine exercised control over every aspect of her mother’s life in a way that excluded them from participating in decisions affecting Mrs. Holcomb gave Elaine the opportunity to abuse the position of confidence she held with her mother. Viewed in the context of these conditions, Elaine’s handling of her mother’s financial affairs gives credence to the contestants’ contention that Mrs. Holcomb’s actions were not in fact her own. Elaine’s expenditure of tens of thousands of dollars in cash without maintaining any records to account for it is unconscionable under the circumstances. No one who does such a thing can reasonably expect others to accept without explanation that it was spent only as directed by an elderly, ill, bedridden woman. Elaine’s handling of the checking account also raises suspicion that it was she and not her mother who controlled the outflow from that account. Not only were funds from that account used in ways that benefited Elaine personally, but the account itself was mismanaged to such an extent that the Bank had to issue a warning that the account was being rapidly depleted. Mrs. Holcomb was made aware of the Bank’s warning and, about that time, came to believe that she needed to sell her home in Buffalo in order to remain financially afloat. Yet she assigned to Elaine and Heidi an $80,000 inheritance she had received. There was no evidence that Mrs. Holcomb treated her financial well-being so cavalierly before the stroke left her without the ability to physically control her own financial affairs. It is hence a fair inference that Elaine was substituting her own decisions for those of her mother and doing so for her own financial benefit.

¶ 30 Elaine’s involvement in her mother’s legal affairs is even stronger circumstantial evidence that she was active in the procurement or preparation of the will in contest. Elaine met many times over the years with Mrs. Holcomb’s attorney to discuss her mother’s legal affairs without the participation of Mrs. Holcomb. Several times this led to the drafting of instruments — including at least one earlier will — for Mrs. Holcomb’s execution on Elaine’s instructions without the attorney first consulting with Mrs. Holcomb. The attorney’s time records show that Elaine met with him close in time to the events in controversy and that Mrs. Holcomb was not included in the consultation.

¶ 31 Although there is no direct proof of Elaine’s active participation in the procurement or preparation of her mother’s will, the outlined factors constitute a sufficient convergence of circumstances to justify shifting to the will’s proponent the burden of producing evidence of the nonexistence of undue influence.

B.

The Will Proponent’s Rebuttal of the Presumption

¶ 32 The party against whom a presumption of undue influence operates has the burden of introducing evidence which would support a finding of the nonexistence of undue influence. In In re Estate of Maheras, we cited two factors as admissible evidence to meet this burden: (1) the termination of the confidential relationship prior to the will’s execution and (2) the receipt by the will maker of independent and competent advice regarding the disposition of the estate. Some may have interpreted Maheras as restricting the evidence admissible to rebut the presumption to these two factors alone. Recognizing that Maheras lends itself to this interpretation, we take today the opportunity to clarify that while proof of the two factors cited in Maheras will generally suffice to rebut the presumption, their absence is not fatal to the presumption’s rebuttal so long as other probative evidence is adduced. This accords with the unfettered evidentiary norm set out in our earlier common law that the presumption of undue influence “is one that may be overcome by evidence such as will lead the court to conclude that no undue influence was exerted.”

¶ 33 The will proponent argues that she introduced evidence which would support a finding of the nonexistence of undue influence. The will proponent does not bear the burden of persuasion, but must simply introduce some evidence from which the trier could find that undue influence did not engender the will’s dispositive provisions. While we agree with contestants that record proof of the two Maheras factors — termination of the confidential relationship and receipt of independent advice — -is lacking, we hold that the will proponent introduced other evidence sufficient to support a finding of the nonexistence of undue influence.

¶ 34 We address the Maheras factors first. With respect to the first factor, the record contains no evidence — and the will proponent does not contend — that the confidential relationship between Elaine and her mother was severed prior to the initiation and execution of the will in contest.

IT 35 The second factor recognized in Maheras as sufficient to rebut the presumption is that the will maker received independent advice, i.e. advice separate and apart from the party with whom the will maker stands in a confidential relationship. Advice is “an opinion or recommendation offered as a guide to action.” For advice to be considered independent, the advisor must (1) provide the will maker with a full and private consultation regarding the disposition of his estate, (2) be competent to inform the will maker about the legal effect of his dispositive intentions, and (3) be sufficiently dissociated from the interest of the party with whom the will maker stands in a confidential relationship that the advisor can provide impartial and confidential advice.

¶ 36 The record before us indicates that although Mrs. Holcomb’s attorney met privately with her from time to time, he spent a great deal more time with Elaine consulting about Mrs. Holcomb’s legal affairs than he did with Mrs. Holcomb. These consultations included lengthy discussions of family history from Elaine’s perspective and resulted on a few occasions in documents being drafted for Mrs. Holcomb’s execution without first consulting her. A critical component of independent advice is the advisor’s knowledge of the will maker’s circumstances ascertained through consultation with the client. The inference in this case is practically unavoidable that any advice Mr. Gaston gave Mrs. Holcomb regarding the disposition of her estate was formulated in the context of information received from Elaine rather than from Mrs. Holcomb. Additionally, Mr. Ga-ston’s testimony did not establish that he offered her any advice or counsel about the legal consequences or familial ramifications of leaving her entire estate to Elaine. In light of the attorney’s knowledge of Mrs. Holcomb’s physical infirmities, her dependence on Elaine, and Elaine’s active involvement in her mother’s legal affairs in general, the record proof of the attorney’s interaction with Mrs. Holcomb can hardly be said to show that independent advice was given.

¶ 37 Despite the absence of proof of the Maheras factors, we agree with the will proponent’s contention that other evidence in the record was sufficient to support a finding of the nonexistence of undue influence. Elaine was not only a natural object of her mother’s bounty, but had by nature a greater claim to her mother’s affection and gratitude in light of the daily care she provided to her for five years. Influence arising out of acts of kindness, does not constitute undue influence. There was testimony that Mrs. Holcomb, despite her physical impairments, continued to have at the time of the critical events in controversy a strong will and independent nature, which prevented anyone, including Elaine, from controlling her actions. Inferences to the contrary from Elaine’s ;physical control of Mrs. Holcomb’s financial and legal affairs were controverted by testimony that all financial and legal transactions initiated or carried out by Elaine were done so only at Mrs. Holcomb’s express direction and under her complete control.

¶ 38 Furthermore, the inference from Elaine’s active involvement in her mother’s legal affairs that she unduly influenced the will at issue is directly contradicted by Mr. Gaston’s testimony that Elaine had absolutely nothing to do with fashioning the contents of her mother’s will. While admitting that he had performed some legal services for Mrs. Holcomb at Elaine’s direction, Mr. Ga-ston was adamant that no such thing had taken place in the drafting of this will. He testified that it was Mrs. Holcomb alone who provided the dispositive terms of the will to him and that this was done outside of Elaine’s presence. He further testified that Mrs. Holcomb cogently told him her reasons for the disposition she was making. He also pointed out that after the will was executed, Elaine made a comment to him that indicated she did not know the nature of the changes her mother had made to her will.

¶ 39 Other evidence rebutting the presumption of undue influence came from Elaine’s two daughters, who testified that on several occasions they had heard their grandmother say she wanted to leave everything to their mother and that their mother tried to dissuade their grandmother from doing so.

¶ 40 Finally, the testimony of the neighbor who frequently visited Mrs. Holcomb and served as the proxy signer to her 1995 will also supported a finding of the nonexistence of undue influence. She testified that she visited with Mrs. Holcomb for thirty minutes after the will’s execution, at which time Mrs. Holcomb told her that she had left everything to Elaine because she wanted to be sure Elaine was financially secure. This expression of concern for Elaine’s financial security was not inconsistent with actions Mrs. Holcomb had taken in the years prior to her illness to assist Elaine.

¶ 41 We hold that the outlined record proof is sufficiently probative of the absence of undue influence to make the presumption inoperative.

C.

The District Court’s Finding That Mrs. Holcomb’s Will Was Not Tainted by Undue Influence Is Not Clearly Contrary to the Weight of the Evidence.

¶ 42 The will proponent’s successful rebuttal of the presumption restores the case to the procedural posture it would have had if the presumption had never been operative. This means that contestants must prove the existence of undue influence by a preponderance of the evidence without the aide of the presumption. Undue influence may be proved directly or circumstantially, but is “ordinarily capable of proof only circumstantially.” In White v. Palmer, we set out the general principles to be applied to evidence that undue influence was brought to bear. In that case we said,

“It is not necessary that there be direct testimony that threats were made or even persistent entreaty or persuasion was brought to bear upon the mind of the testator. It is sufficient that, if from the surrounding circumstances connected with the making of the will it appears that any undue influence has been exercised, the court should not admit the will to probate. In determining the question of undue influence, the court should take into consideration the association of the parties, the opportunity for undue influence afforded the person who is especially favored by the terms of the will, and the effect of the will upon those persons whom we would naturally expect to be the recipients of his bounty.

¶ 43 Contestants introduced no direct proof that Elaine exercised undue influence over the terms of her mother’s will. What they did introduce was a considerable body of circumstantial evidence that (a) Elaine was a dominant and manipulative figure in the dynamics of the Holcomb family, that (b) Mrs. Holcomb’s frailty and dependence on Elaine made her vulnerable to Elaine’s dominance and control, that (c) Elaine in fact exercised that dominance and control as demonstrated by her dubious handling of Mrs. Holcomb’s money, her suspicious acquisition for herself and her daughter of $80,000 her mother inherited at a time when her mother was worried about her own financial situation, and by her active involvement in her mother’s legal affairs. From this evidence the district court could have concluded that Elaine controlled the terms of her mother’s testamentary instrument as well-but it did not.

¶ 44 Instead, the district court found that the will in contest was the product of Mrs. Holcomb’s free and voluntary act. The evidence introduced by the will proponent in rebuttal of the presumption stands also as the proof of the nonexistence of undue influence in this post-presumption stage of the proceeding. That evidence included testimony that Mrs. Holcomb, although physically unable to carry out tasks on her own, directed Elaine in everything she did on her behalf so that, far from being dominated and controlled by Elaine, Mrs. Holcomb was the dominant force in the relationship. The will proponent also introduced evidence from several sources that her testamentary intent was to leave her entire estate to Elaine in gratitude for Elaine’s caretaking and because she feared more for Elaine’s financial security than for that of her other kin. The evidence showed that this concern for Elaine’s financial situation did not suddenly arise after Mrs. Holcomb came to live with Elaine, but had already manifested itself for many years. On this record, we cannot say that the district court’s finding that the will was not the product of undue influence is clearly contrary to the weight of the evidence.

Y

SUMMARY

¶ 45 The district court found that the decedent, Laura Edna Holcomb, possessed testamentary capacity and that her will was not the product of undue influence. On review, those findings cannot be reversed unless clearly contrary to the weight of the evidence. Faced with a record consisting of irreconcilably conflicting evidence, we are not free to alter the district court’s ruling that contestants failed to meet their burden of establishing lack of testamentary capacity and undue influence. The nisi prius findings are not clearly contrary to the weight of the evidence. The order admitting the will to probate must therefore be affirmed.

¶ 46 THE COURT OF CIVIL APPEALS’ OPINION IS VACATED AND THE DISTRICT COURT’S PROBATE ORDER IS AFFIRMED.

¶ 47 HARGRAVE, C.J., WATT, V.C.J., and HODGES, LAVENDER, KAUGER and WINCHESTER, JJ., concur.

¶ 48 BOUDREAU, J., dissents.

¶ 49 SUMMERS, J., not participating.

      . Contestants also challenged on appeal the district court’s ruling that venue was properly laid in Woodward County. The Court of Civil Appeals’ opinion addressed the issue and affirmed the lower court’s decision. Contestants, who secured a reversal of the lower court's order on other grounds, did not timely file their own cer-tiorari petition objecting to the venue issue’s appellate disposition. Our pronouncement in Hough v. Leonard, 1993 OK 112, 867 P.2d 438, teaches that the prevailing party in the Court of Civil Appeals may obtain this court's review of issues properly raised and briefed on appeal, but not addressed by the intermediate appellate court, without filing a petition for certiorari. Id. at ¶ 18, at 446. Hough does not teach that a certio-rari respondent may, without filing a counter-petition, seek to enlarge his (or her) own rights or diminish those declared by the decision of the intermediate appellate court in favor of the cer-tiorari petitioner. A certiorari respondent who brings no counter-petition stands in a posture restricted to the defense of the relief granted. Contestants did not file a counter-petition of their own within the time allotted for a certiorari petition’s timely filing. They may nevertheless have expected our re-consideration of the venue issue in light of a statement in at least one of their responsive filings that their earlier appellate arguments are to be considered incorporated by reference. If by this contestants hoped to repress the venue issue, they did not succeed. Without a timely-filed request for review of the venue issue, it is now beyond our reviewing cognizance. An issue tendered and decided on appeal but not reasserted by petition or counter-petition for certiorari stands abandoned. See the provisions of Rule 1.180(b), Supreme Court Rules, 12 O.S.2001, Ch.15, App. 1.

      . In re Estate of Sneed, 1998 OK 8, ¶ 8, 953 P.2d 1111, 1115; In re Estate of Lacy, 1967 OK 123, ¶6, 431 P.2d366, 368.

      . In re Estate of Maheras, 1995 OK 40, ¶ 7, 897 P.2d 268, 271-72; In re Estate of Eversole, 1994 OK 114, ¶ 7, 885 P.2d 657, 661. The phrase "weight of the evidence” does not refer to a numerical calculation of either the number of witnesses or the quantity of evidence for or against the existence of a fact. It refers instead to the power of the evidence to persuade. The quality and plausibility of the evidence as well as other intangible factors enter into that assessment. See Braunschweiger v. Waits, 179 Pa. 47, 36 A. 155, 156 (1897) ("The weight of evidence is not a question of mathematics, but depends on its effect in inducing belief. It often happens that one witness, standing uncorroborated, may tell a story so natural and reasonable in its character, and in a manner so sincere and honest, as to command belief, although several witnesses of equal apparent respectability may contradict him. The manner and appearance of the witness, the character of his story, and its inherent probability, may be such as to lead a jury to believe his testimony, and accept it as the truth of the transaction to which it relates. The question for the jury is not, on which side are the witnesses most numerous, but what testimony do you believe?”). See also Smith v. Moroney, 79 Ariz. 35, 282 P.2d 470, 472 (1955).

      . In re Estate of Gerard, 1995 OK 144, ¶ 13, 911 P.2d 266, 269; Prudential Fire Ins. Co. v. Stanley, 1942 OK 393, ¶ 15, 131 P.2d 88, 90.

      . In re Estate of Maheras, supra note 3, at ¶ 7, at 272.

      . In re Estate of Sneed, supra note 2, at ¶ 8, at 1115; In re Heitholt's Estate, 1950 OK 6, ¶ 10, 213 P.2d 865, 867.

      . In re Estate of Sneed, supra note 2, at ¶ 8, at 1115.

      . In re Estate of Gerard, supra note 4, at ¶ 12, at 269; In re Estate of Carano, 1994 OK 15, ¶ 14, 868 P.2d 699, 703.

      . In re Estate of Sneed, supra note 2, at ¶ 9, at 1115.

      . Id.

      . Id.; In re Estate of Gerard, supra note 4, at ¶ 12, at 269.

      . The neighbor was also the wife of the partner of the attorney who drafted the will in contest.

      . In re Estate of Gerard, supra note 4, at ¶ 18, at 270.

      . In re Estate of Maheras, supra note 3, at ¶ 8, at 272. The pertinent terms of 84 O.S.2001 § 43 are:
      “A will or part of a will procured to be made by duress, menace, fraud or undue influence, may be denied probate, and a revocation procured by the same means, may be declared void.” [emphasis added.]

      . In re Estate of Maheras, supra note 3, at ¶ 8, at 272.

      . See L. WHINERY, OKLAHOMA EVIDENCE, §§ 8.03 and 8.04 (2d ed.1994). See also the UNIFORM PROBATE CODE § 3-407 (11th ed.1993) which states:
      "Contestants of a will have the burden of establishing lack of testamentary intent or capacity, undue influence, fraud, duress, mistake or revocation. Parties have the ultimate burden of persuasion as to matters with respect to which they have the initial burden of proof.”

      . In re Estate of Maheras, supra note 3, at ¶ 9, at 273. A presumption is a rule of law that alters the usual rules governing the allocation of the burden of proof (consisting of the burden of producing evidence and the burden of persuasion). Whinery, supra note 16 at § 9.19. A presumption causes the existence of a fact (the presumed fact) to be assumed when another fact (the basic fact) is established, unless the party against whom the presumption operates presents evidence to the degree of proof required by law that the presumed fact does not exist. Id. The existence of a given presumption and that presumption’s basic fact underpinnings are determined by statute or judicial decision. Id. at § 9.01, § 9.02. The procedural effect of a presumption is governed by Article III of the Oklahoma Evidence Code, 12 O.S.2001 § 2301 et seq. The Code applies in all "civil proceedings, conducted by or under the supervision of a court, in which evidence is produced.” 12 O.S.2001 § 2103. With the enactment of the Oklahoma Pleading Code in 1984, 12 O.S.2001 §§ 2001 et seq., the legislature recognized only "one form of action to be known as ‘civil action’ ”, See 12 O.S.2001 § 2002. Special proceedings such as probate ceased at that time to form a separate litigation class. See 12 O.S.1981 §§ 3-6, repealed by Laws 1984, c. 164, § 32, eff. Nov. 1, 1984. Although probate continues to operate under a separate, statutory procedural track, it is nevertheless a civil action or proceeding which is subject to the Evidence Code. The provisions of the Code governing the effect of presumptions in civil actions are found at 12 O.S.2001 § 2303. They state:
      "Except where otherwise provided by law, when the basic fact of a presumption has been established as provided in Section 302 of this Code [12 O.S.2001 § 2302]:
      1. If the basic fact has any probative value of the existence of the presumed fact, the presumed fact shall be assumed to exist and the burden of persuading the trier of fact of the nonexistence of the presumed fact rests on the party against whom the presumption operates; or
      2. If the basic fact does not have any probative value of the existence of the presumed fact, the presumed fact is disregarded when the party against whom the presumption operates introduces evidence which would support a finding of the nonexistence of the presumed fact and the existence of the fact otherwise presumed is then determined from the evidence in the same manner as if no presumption had been operable in the case.
      Because the basic facts of the presumption of undue influence are not probative of the ultimate fact of undue influence, the presumption falls into the second category of the statute, shifting only the burden of producing evidence.

      . Whinery, supra note 16 at § 9.21.

      . Id. See the provisions of 12 O.S.2001 § 2303(2), supra note 17.

      . Whinery, supra note 16 at § 9.21.

      . Maheras, supra note 3, at ¶ 8, at 272-73.

      . Where a presumption shifts only the burden of producing evidence, the existence of its basic fact or facts is a preliminary question of fact to be decided by the court relative to its duty to allocate the burden of producing evidence. Whinery, supra note 16 at § 9.05. See the terms of 12 O.S.2001 § 2105(A), which provide:
      "Preliminary questions concerning the qualification of a person to be a witness, the existence of a privilege or the admissibility of evidence shall be determined by the court, subject to the provisions of subsection B of this section.”
      The finding of fact necessary to make a burden-of-production-shifting presumption operative is a preliminary question of the admissibility of evidence. This is so because the basic fact that causes the ultimate fact to be assumed is not probative of the ultimate fact and would hence not be admissible in evidence absent the presumption.

        .See the provisions of 12 O.S.2001 § 2303(2), supra note 17.

      . In re Estate of Maheras, supra note 3, at ¶ 8, n. 10, at 272, n. 10; Fipps v. Stidham, 1935 OK 855, ¶¶ 17-18, 50 P.2d 680, 683. See also In re Estate of Beal, 1989 OK 23, ¶ 15, 769 P.2d 150, 155, in which the court quoted with approval the definition of "confidential relation” found in In re Null's Estate, 302 Pa. 64, 153 A. 137, 139 (1930), which stated:
      " 'Confidential relation' is not confined to any specific association of parties. It appears when the circumstances make it certain the parties do not deal on equal terms, but on the one side there is an overmastering influence, or, on the other, weakness, dependence, or trust, justifiably reposed; in both an unfair advantage is possible. Where one is bound to act for the benefit of another, he can take no advantage to himself. No precise language can define the limits of the relation; it generally exists between trustee and cestui que trust, guardian and ward, attorney and client, and principal and agent. In such cases, the "confidential relation” is a conclusion of law; in others, as parent and child, it is a question of fact to be established by the evidence.” Id. at ¶ 15, at 154-55.

      . There exists language in a few of our decisions suggesting that the presumption of undue influence cannot be applied to a person who is the natural object of a testator's bounty even if the basic facts of the presumption could otherwise be established. For example, in In re Estate of Beal, supra note 24, at ¶ 14, at 154, we stated,
      "There is an old and unbroken line of authority, however, stating that the burden is met and a presumption of undue influence attaches when the contestant establishes (1) a confidential relationship between the two and (2) that the beneficiary (who would not otherwise be entitled to the testamentary benefits) assists in preparation or procurement of the will, (citations omitted) In that event the burden shifts to the party seeking to take under the will to rebut the presumption.” (emphasis added)

        See also Anderson v. Davis, 1952 OK 193, 256 P.2d 1099 and Hubbellv. Houston, 1967 OK 138, 441 P.2d 1010. This view was taken in In re Estate of Foley, 1974 OK CIV APP 38, 531 P.2d 1075, in which the Court of Civil Appeals opined,
      "The contestants assert that a presumption of undue influence by the beneficiary arose when it appeared from the evidence that she was in a confidential relationship with the testator and that she had participated actively in the preparation of the will, and that the burden was on the proponent to rebut this presumption, citing Anderson v. Davis, 208 Okl. 477, 256 P.2d 1099 (1952). It appears to us that this is too narrow a reading of the Anderson case. In addition to the above factors, that case requires that the devisee be someone not within the ordinary circle of expected beneficiaries of the testator’s bounty for the presumption to arise." (emphasis added) Id. at ¶ 5, at 1078.
      The exclusion of the "expected beneficiaries” from the purview of the presumption is not and never has been the rule in Oklahoma. Moreover, it has no foundation in the equity jurisprudence of England or America. In the early Oklahoma case of Myers v. Myers, 1927 OK 394, 266 P. 452, a case involving the alleged exercise of undue influence by one brother upon another, this court stated the rule that,
      "where undue influence is one of the grounds for the setting aside of a will and a person assists in the preparation of same and is present at the time of its execution and is a beneficiary under the will, and other beneficiaries are excluded from the presence of the testator and a confidential and fiduciary relationship exists, the presumption of undue influence arises which calls for a careful scrutiny by the court, and the burden is upon the proponent to show the absence of undue influence.” Id. at ¶ 35, at 455-456.
      The court in that case found that the relationship between the testator and his brother was not of a sufficiently confidential nature to warrant application of the presumption. See also In re Sperl’s Estate, 94 Minn. 421, 103 N.W. 502, 504-05 (1905) (reviewing the development of the rules under which courts of equity would set aside gifts made to a donee standing in a confidential or fiduciary relationship to the donor and the gradual extension of those rules to wills made under suspicious circumstances; holding that where confidential relations exist between parties, including parent and child, and one of them obtains from the other an inequitable advantage, equity will set aside the transaction.).

        The correct rule is that the kindred relationship between the will maker and the other party does not raise a barrier to the application of the presumption, but is simply one of several factors to be considered in determining whether the presumption arises. See In re Estate of Maheras, supra note 3, at ¶ 8, at 272.

      . In re Estate of Maheras, supra note 3, at ¶ 9, at 273; In re Estate of Beal, supra note 24, at ¶ 20, at 156.

      . Hunter v. Battiest, 1920 OK 277, ¶ 20, 192 P. 575, 576; In re Estate of Maheras, supra note 3, at ¶ 9, at 273.

        .In re Anderson’s Estate, 1929 OK 434, ¶ 0, 142 Okla. 197, 286 P. 17, 17-18 (Syl.4); In re Harjoche’s Estate, 1944 OK 96, ¶ 14, 146 P.2d 130, 132 (stating, with respect to the rule requiring proof of independent advice, that the "rule seems rather harsh, and restricted as to the character of evidence that may be received. It is not every testator that needs competent and independent advice in such matters.”); In re Estate of Foley, supra note 25, at ¶ 7, at 1079 ("[W]e do not agree that the rebuttal of undue influence under Oklahoma law requires proof of independent advice given to the testator as to the wisdom of his chosen course of action. This is simply one method of rebutting the presumption of undue influence, not the exclusive method.”); In re Estate of Sneed, supra note 2, at ¶ 18, n. 22, at 1118, n. 22. Accord, In re Bottler’s Estate, 106 N.J. Eq. 226, 150 A. 786, 787 (Prerog.Ct.1930); Betz v. Lovell, 197 Ala. 239, 72 So. 500 (1916).

      . Webster's Encyclopedic Unabridged Dictionary of the English Language 21(Gramercy Books 1996).

      . In re Estate of Maheras, supra note 3, at ¶ 9, n. 21, at 273, n. 21.

        .See Miller v. Miller, 138 N.J. Eq. 225, 47 A.2d 32 (1946), in which an inter vivos gift of a home was made by a 70 year-old mother to her daughter. The mother suffered from some degree of dementia and the daughter had been caring for her for years. An attorney was asked by the mother’s pastor to call on her and the attorney did so and conferred privately with her. The mother told him without any prompting that she wanted to give the house to her daughter because of her daughter’s devotion. The court noted, “The attorney did not inquire into the mother’s financial condition or advise her as to the wisdom of the proposed transfer. He merely took her instructions.” The attorney then drafted the deed and called upon the mother again for its execution. The attorney at that time "explained in a formal way the contents of the document, that is, that it was a deed conveying to her daughter the homestead.” Based on this interaction between the attorney and the mother, the court said, "It does not appear that Mrs. Miller received any advice in the transaction. The advice which the law requires is not a mere statement of the operation of the deed but is a calling to the mind of the transferor of the probable or possible effect upon her of the transaction and a counseling with her as to whether or not she should make the gift.” Id. at 229-30, 47 A.2d 32.

      . In this connection, Laura Grace testified that her mother once told her, "The one that spends the most time with you and the one that you’re— that helps you a lot you just naturally do a little bit more for them.”

      . In re Estate of Webb, 1993 OK 75, ¶ 27, 863 P.2d 1116, 1121; Canfield v. Canfield, 1934 OK 43, ¶ 10, 31 P.2d 152, 156.

      . Gaston recorded her sentiments in the will, which says, "I hereby give all of my estate to Lela Elaine Carter in recognition of her loving care over the last several years and the fact she has greater financial need than either Laura Grace McNatt or Murray Marcus Holcomb.”

      . See the provisions of 12 O.S.2001 § 2303(2), supra note 17.

      . Brown v. Minter, 1922 OK 222, ¶ 4, 207 P. 976, 977.

      . In re Estate of Beal, supra note 24, at ¶ 13, at 154; In re Sperl’s Estate, supra note 25, at 504 ("[P]roof of undue influence on a testator must concern things hidden from ordinary knowledge, and provable in large measure by circumstances only.”).

      . 1971 OK 149, 498 P.2d 1401.

      . Id. at V 26, at 1406.