Does an unrecorded deed give priority to a later buyer who files an affidavit?

This question has been addressed in 1 Texas court opinion:

Mitchell Carter v. Administrator of the Estate of James M. Shumberg, Creg Thompson, Jon Papillon, Ryan Michael Shumberg, and InTown Builders, LLC

COA14 — February 3, 2026

Mitchell Carter sought to establish ownership of four real estate lots in Harris County through claims of adverse possession and his status as a bona fide purchaser. Following a bench trial, the court entered a take-nothing judgment against Carter and quieted title in favor of the defendants. On appeal, the Fourteenth Court of Appeals found that Carter waived his right to findings of fact and conclusions of law by failing to file a mandatory 'Notice of Past Due Findings' under Texas Rule of Civil Procedure 297. Consequently, the court applied the 'implied findings' doctrine, assuming the trial court found all facts necessary to support the judgment. The court affirmed the take-nothing judgment, noting Carter's grantor lacked title to convey and Carter's occupancy was insufficient for adverse possession, though it modified the judgment to strike redundant declaratory relief that duplicated the quiet title action.

Litigation Takeaway

“To preserve an appeal following a bench trial, you must strictly follow the two-step process for Findings of Fact and Conclusions of Law; failing to file a 'Notice of Past Due Findings' creates a presumption that the trial court found every fact against you, making a reversal nearly impossible.”