Structure · Built 1849 · Demolished 1998
Paul Holt Jr. House
The house that stood at 10 Charnstaffe Lane, marked "T. B. Fellows" on the 1875 map of Billerica Centre, was built by Paul Holt Jr. in the late 1840s. On November 2, 1846 Blaney Abbot sold Holt, a yeoman, "five acres and three quarters" on the south side of "Churnstaff lane so called" for $350, bounded east by Arza Page, Henry Bowers and Henry Crosby and running back to the land of Deacon Samuel Whiting's heirs, "with the right and privilege of a watering place". No buildings are named. When Holt mortgaged four acres of it to Marshall Preston in 1849, the land came "with a new dwelling house thereon".
That same year Holt sold the half acre just west of his house to Stephen and Samuel E. Winter, whose deed starts "at the outlet of the drain of the said Holts cellar" (see Stephen Winter House). In 1851 he mortgaged the rest, "together with all the buildings", to Francis Richardson, a Billerica farmer. Holt did not pay, and on December 8, 1853 Richardson entered "and took quiet and peaceable possession" to foreclose. When Richardson died without a will early in 1860, the appraisers listed "About four acres with Buildings thereon known as the Holt place" at $1,600.
Richardson's daughter Caroline R. Fellows, wife of Theophilus B. Fellows, bought out her brothers and sisters in May 1861 for $1,400, taking the land "to her sole and separate use free from the interference or control of her husband". The 1850 census lists Theophilus, a laborer, and Caroline in Billerica. The couple mortgaged the place in 1866 and again in 1881, to Rebecca B. Warren of Boston. Caroline died without a will and her estate was never settled. In 1905 Joshua B. Holden, who had taken over the Warren mortgage, sold the place at auction on the premises, and her son Oscar Fellows bought it for $200. In 1908 his brothers Arthur B., Harry B. and Edward H. Fellows released "six acres more or less" to him. Arthur B. Fellows, a farmer, is listed on Charnstaffe Lane in the 1901 directory, "b. Mrs. C. R. Fellows'".
On October 1, 1908 Oscar Fellows sold 3.48 acres "with the buildings thereon" to Cony W. Pooler of Peabody, with a plan drawn by Smith and Brooks (Plan Book 25, Plan 45). The lot wrapped around Alice McDermott's half acre, the old Winter lot. Oscar Fellows, a painter, moved to Concord Road near the lane. After Pooler's death the Billerica Trust Company, trustee under his will, sold the place in 1943 for $3,500 to Thomas W. and Beulah V. Musgrave of the family behind Musgrave's Tower Farm. The Musgraves were still living at "10 Charnstaff Lane" in 1981. In 1982 they petitioned the Land Court, and a 1986 decree registered 3.61 acres "together with the buildings thereon".
The registered land changed hands quickly after that: to the Innis family trustees in December 1986, to Rantoul Development Corp. in 1991 and to private owners in 1992, who already owned the Winter lot. The old house came down in the 1990s. In January 2003 both lots were sold for $500,000 to Great Brook Associates, Inc. and Healthcare Resource Group, Inc. In 2004 they recorded the master deed of the 26-unit Charnstaffe Village Condominium, which now covers the site.
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Title References
| Date | Type | Grantor | Grantee | Summary | Recorded |
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| November 10, 1846 | Warranty Deed | Blaney Abbot of Billerica, Esquire | Paul Holt Jr. of Billerica, yeoman | 1846 Blaney Abbot sells Paul Holt Jr. the bare land on Churnstaff Lane | 495/475 (South) |
Billerica town book 18, pages 233-234. Dated Nov. 2, 1846. For $350, "a certain tract or parcel of land situate in said Billerica containing five acres and three quarters more or less": from the NE corner at "Churnstaff lane so called" and land of Arza Page, S by Page, Henry Bowers and Henry Crosby to John J. Gorham about 43 1/2 rods, W by Gorham about 24 rods, N by the grantor's land by a wall about 22 rods to Deacon Samuel Whiting's heirs, E 2 rods, N by the heirs to the lane, E by the lane, "with the right and privilege of a watering place". No buildings named. Holt gave a $350 purchase-money mortgage back the same day (town book 18/234, S.495/476).
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| 1849 | Mortgage | Paul Holt Jr. of Billerica, yeoman | Marshall Preston of Billerica, Esquire | 1849 mortgage: four acres "with a new dwelling house thereon" | 554/60 (South) |
Billerica town book 20, pages 214-215. For $600, "a certain tract or parcel of land situate in said Billerica with a new dwelling house thereon, containing four acres more or less": from the NE corner at Churnstaff Lane and Arza Page, S by Page and Henry Bowers to Henry Crosby about 30 rods, W by Crosby about 24 rods to "Blaney Abbot's meadow", N by Abbot and the heirs of Samuel Whiting to the lane, E by the lane about 5 rods to "land I sold to Stephen and Samuel E. Winter", around the Winter lot, and E by the lane to the beginning. The earliest record of the house.
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| 1851 | Mortgage | Paul Holt Jr. of Billerica, yeoman (wife Eliza releasing dower) | Francis Richardson of Billerica, yeoman | 1851 mortgage to Francis Richardson, "with all the buildings" | 609/120 (South) |
Billerica town book 19, pages 96-97. For $350 in two years, "a certain parcel of land situate in said Billerica partly on & partly in rear of the southerly side of a lane called Churnstaff Lane": a small piece on the lane by Arza Page about 8 rods by 6 rods, with passage south to a larger rear parcel by Page and Henry Bowers about 20 rods, by land Holt had sold to Henry Crosby about 24 rods, by Blaney Abbot about 10 rods, Deacon Whiting's heirs, and the lane to "about one half acre which I said Holt conveyed to one Winter"; "being a portion of a tract ... conveyed to me ... by Blaney Abbot ... Nov 2d 1846 ... Book 495 Page 475", "Together with all the buildings". Subject to mortgages to Marshall Preston of about $600 and Josiah Rogers of about $250.
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| December 11, 1853 | Foreclosure (entry) | Paul Holt Jr., mortgagor | Francis Richardson of Billerica, mortgagee | 1853 Francis Richardson takes possession to foreclose | 675/147 (South) |
Billerica town book 21, page 112. Certificate that Richardson, the mortgagee under Book 609 Page 120, on Dec. 8, 1853 "entered upon the within described premises and took quiet and peaceable possession thereof for breach of condition and for the purpose of foreclosing the right in equity of redemption", no one appearing to object; witnesses Josiah Richardson and Archelaus T. Munroe, sworn before George H. Whitman JP. The grantor index calls the mortgagor "Paul Jr. Est."
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| 1858 | Deed | Lewis J. Lyman of Woburn, formerly of Billerica | Francis Richardson of Billerica, yeoman | 1858 the quarter acre added to the Holt place | 14/354 |
For $150, the quarter acre near Churnstaff Lane by Arza Page that Paul Holt Jr. had sold Lyman in 1849 (town book 20/320, Middlesex South 567/176). Later deeds cite it as "deed of Lewis J. Lyman to Francis Richardson ... May 3, 1858 ... Book 14, Page 354" and carry it with the Holt place as "another tract of land containing one quarter of an acre".
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| 1860 | Administration | Estate of Francis Richardson of Billerica | His seven children: Francis E., Josiah and William Richardson, Martha Richardson, Caroline R. Fellows, Mary L. Dickinson and Eveline Richardson | 1860 Francis Richardson's estate: "four acres with Buildings thereon known as the Holt place" | Probate #40405 |
Dudley Foster petitioned March 3, 1860: Richardson had died intestate within two months, leaving no widow and seven adult children; Foster was appointed administrator (bond March 6, 1860, sureties Lyman Haynes and Anthony Jones). The inventory of March 13, 1860 lists the homestead (half an acre with buildings, $2,500), "About four acres with Buildings thereon known as the Holt place" ($1,600), the 47-acre Sweetser place and 39 acres of the Bruce and Jaquith land. First account allowed Dec. 3, 1861.
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| August 27, 1861 | Quitclaim (heirs) | Francis E., Josiah and Eveline Richardson, Frederick and Mary L. Dickinson, John B. and Martha Richardson (heirs of Francis Richardson) | Caroline R. Fellows of Billerica, wife of Theophilus B. Fellows | 1861 Caroline R. Fellows buys out her brothers and sisters | 28/514 |
Dated May 13, 1861. For $1,400, "to her sole and separate use free from the interference or control of her husband", "a certain parcel of land situate in said Billerica partly on and partly in the rear of the southerly side of a lane called Churnstaff lane", the small piece by Arza Page and the larger rear parcel by Page, Henry Bowers, Henry Crosby, Blaney Abbot and Deacon Whiting's heirs to the lane and "one Winter"; "Being the same estate described in a mortgage deed from Paul Holt Jr. to Francis Richardson dated June 3, 1851", with the Lyman quarter acre. Caroline was herself one of the seven heirs.
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| 1881 | Mortgage | Theophilus B. Fellows and Caroline R. Fellows, his wife, in her own right, of Billerica | Rebecca B. Warren of Boston | 1881 the Fellowses mortgage the place to Rebecca B. Warren | 149/122 |
For $450, the Churnstaff Lane land, the small piece and the rear parcel (by Azro Page and Henry Bowers 20 rods, Henry Crosby 24 rods, Blaney Abbott 10 rods by a wall, Deacon Whiting's heirs, the lane to "one Winter"), and the quarter acre in Lewis J. Lyman's 1858 deed, "Being the same premises conveyed to us by Francis E. Richardson et al. ... May 13th 1861 ... Book 28, Page 514"; subject to a prior mortgage for $900. Margin notes: assignment to Joshua B. Holden (Book 384 Page 317), possession (384/560) and mortgagee's sale (385/207).
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| November 15, 1905 | Mortgagee's Deed | Joshua B. Holden, assignee of the Warren mortgage | Oscar Fellows of Billerica | 1905 foreclosure sale: Oscar Fellows buys his mother's place for $200 | 385/207 |
Dated Nov. 13, 1905. The 1881 mortgage of Theophilus B. Fellows and Caroline R. Fellows to Rebecca B. Warren (Book 149 Page 122) was assigned to Holden Sept. 12, 1905; after notices in the Lowell Daily Courier it was sold at auction on the premises Nov. 10, 1905 at four o'clock, and Holden conveyed to Oscar Fellows for $200 "all and singular the premises conveyed by the aforesaid mortgage deed", with the Lyman quarter acre; "Being the same premises conveyed to the said Theophilus B. and Caroline R. Fellows by Francis E. Richardson et al ... Book 28, Page 514"; subject to a prior mortgage to Ebenezer B. Avery of Aug. 8, 1866 (Book 51 Page 310) and unpaid taxes. Affidavit of sale follows.
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| October 1, 1908 | Quitclaim (heirs) | Arthur B. Fellows of Billerica, Harry B. Fellows of Boston and Edward H. Fellows of Everett (Catherine J. Fellows releasing dower) | Their brother Oscar Fellows of Billerica | 1908 Caroline R. Fellows's other sons release the place to Oscar | 424/459 |
Dated Sept. 25, 1908. For one dollar, "a certain lot of land with the buildings thereon containing six acres more or less, situated on the southerly side of Churnstaff Lane in that part of said Billerica known as Billerica Centre and being all the same premises described or conveyed in a deed from Joshua B. Holden to said Oscar Fellows dated November thirteenth A.D. 1905", with all their interest in the real estate of Caroline R. Fellows, "late of said Billerica, deceased intestate".
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| October 1, 1908 | Warranty Deed | Oscar Fellows of Billerica | Cony W. Pooler of Peabody | 1908 Oscar Fellows sells 3.48 acres with the house to Cony W. Pooler | 424/461 |
Dated Oct. 1, 1908. For one dollar and other considerations, "a certain lot of land with the buildings thereon situated on the southerly side of Churnstaff Lane sometimes known as Charnstaffe Lane in that part of said Billerica known as Billerica Centre, containing three and 48/100 acres": from a bank wall at Isaac Newell, by Newell, William H. Sexton, William T. Carr, Elijah F. Paige, Edwin M. Whitney and Bemis, by the lane 55.38 ft, around the lot of Alice McDermott, and by the lane 70.23 ft; plan by Smith and Brooks, Sept. 1908 (Plan Book 25, Plan 45). Title from Holden (1905) and his brothers (1908); the place "belonged at the time of her decease to my mother, Caroline R. Fellows ... who died intestate". Subject to his $1,200 mortgage to Flora L. Bradford (Book 385 Page 211).
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| April 1, 1943 | Trustee's Deed | Billerica Trust Company, trustee under the will of Cony Weston Pooler of Billerica | Thomas W. Musgrave and Beulah V. Musgrave, husband and wife, of Billerica | 1943 the Pooler trustee sells to Thomas W. and Beulah V. Musgrave | 989/290 |
Dated March 30, 1943 (A. Warren Stearns, president; Everett R. Brigham, treasurer). For $3,500, "a certain lot of land with the buildings thereon situated on the southerly side of Churnstaff Lane, sometimes known as Charnstaffe Lane in that part of said Billerica known as Billerica Centre, containing three and 48/100 acres", the 1908 bounds, around the land of Alice McDermott; "The granted premises are the same shown on a plan ... belonging to Oscar Fellows ... Plan Book 25, Plan 45. Being the same premises conveyed by said Oscar Fellows to the testator under name of Cony W. Pooler ... Book 424, Page 461."
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| 1986 | Certificate of Title | Land Court decree, case 41196 (petition of Thomas W. Musgrave et ux, filed Oct. 26, 1982) | Thomas W. Musgrave and Beulah L. Musgrave, husband and wife, of Billerica | 1986 Land Court registers the Musgraves' title, "together with the buildings" | Ctf 27582 |
Original certificate entered on the decree of Dec. 22, 1986: the Musgraves own as tenants by the entirety the land on Charnstaffe Lane, 55.38 ft and 70.23 ft on the lane around the Winter lot, by sundry owners, Robert D. McLean et al, Clarence W. Cunningham et al and Ralph I. Hallenburg, as shown on plan 41196-A by Fleming, Bienvenu and Associates, Aug. 24, 1982. The recorded notice of the petition (Book 3323 Page 112) describes it as 3.61 acres "together with the buildings thereon". In 1981 the couple were "of 10 Charnstaff Lane" (Book 2504 Page 253). Cancelled for Ctf 27597.
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| 1986 | Certificate of Title | Thomas W. and Beulah L. Musgrave (from Ctf 27582) | Robert L. Innis and Robert B. Innis, Trustees under a declaration of trust of Feb. 26, 1982 (LC document 98808), 475 Boston Road | 1986 the registered land passes to the Innis trustees | Ctf 27597 |
Transfer certificate registered Dec. 31, 1986, nine days after the decree: the same land and bounds on plan 41196-A.
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| 1991 | Certificate of Title | Robert L. and Robert B. Innis, Trustees (from Ctf 27597) | Rantoul Development Corp., Boston | 1991 Rantoul Development Corp.; 1992 to private owners | Ctf 29989 |
Transfer certificate of Dec. 13, 1991, the same land on plan 41196-A. In 1992 the land passed to private owners (Ctf 30406, Book 155 Page 11) who already owned the Winter lot, and the old house was taken down during their ownership.
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| January 3, 2003 | Quitclaim | Private owners of Portsmouth, N.H. | Great Brook Associates, Inc. and Healthcare Resource Group, Inc., of Carlisle, tenants in common | 2003 the Holt land is sold to the condominium developers | 14335/283 |
Dated Jan. 2, 2003. For $500,000, Parcel I (recorded land), the Winter lot, "with the buildings thereon, situated on Charnstaff Lane", 22,650 sq ft, from "the outlet of the drain at land formerly of Paul Holt" (title from the 1981 deed), and Parcel II (registered land), the former Holt and Musgrave land on plan 41196-A (title Ctf 30406); also filed as LC document 209823, new Ctf 36458.
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| June 9, 2004 | Master Deed | Great Brook Associates, Inc. and Healthcare Resource Group, Inc. | Charnstaffe Village Condominium | 2004 the condominium built on the house site | 17430/119 |
Executed May 4, 2004. Submits "the land at 10-12 Charnstaffe Lane in Billerica ... together with the buildings and improvements erected thereon" to Chapter 183A as Charnstaffe Village Condominium, 26 units in clusters of townhouses with garages, per the 2003 deed (Book 14335 Page 283) and Ctf 36458; site and floor plans Plan Book 215, Plans 21 and 22. Units have sold to private owners since 2005.
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Recorded is Book/Page at the Middlesex North Registry of Deeds unless noted; Probate # is a Middlesex probate case, Ctf a Land Court certificate of title.