88 N.J. Eq. 496 | New York Court of Chancery | 1917
This is the usual foreclosure bill and the defence is usury. The bond and mortgage were made by the defendant Emma L. Chenoweth to Horace E. Nixon, a member of the Camden bar, who evidently deals extensively in mortgage investments. According to his own statement, he has negotiated loans for more than nine million dollars, mostly in small sums. Mrs. Chenoweth, sorely pressed by creditors, applied to him for a loan of $12,000
The defence of usury, which involves forfeiture of interest and costs of suit, even if it were timely and properly pleaded, is not made out by the proofs. Mr. Nixon was hired to secure a lender, and if successful, he was to receive the remuneration agreed upon. He was not, and there that particular bargain ended. Hnder the new arrangement, and when Mr. Nixon himself advanced the money, there was no agreement between him and Mrs. Chenoweth that he should have a commission of two per cent, out of his loan. Such a bargain executed would be clearly usurious. In making the settlement, Mr. Nixon arbitrarily withheld $240 for his compensation, to which Mrs. Chenoweth, at the time, submitted. That this was the true situation was affirmed by Mrs. Chenoweth, as well on the stand as by her original answer, in which she asserted that “the charge of fee or commission' was without any previous agreement and
Mr. Nixon’s subsequent success in placing the mortgage at five per cent., as lie had promised to do, entitles him to his brocage of one-half of one per cent., the maximum rate under the fifth section of “An act against usury.” Comp. Stat. p. 5706. It is insisted that the loan from Mr. Dunlap to the defendant was for a term of five years, and hence the charge of $240 was within tire statute. I can find nothing in the record justifying this claim. The mortgage was drawn for one year and there was no binding obligation to extend the time.
Now, as to the pleadings — the defence of usury must be timely and strictly pleaded, otherwise it will be indulged only' to promote the equities of the cause. Richards v. Weingarten, 58 N. J. Eq. 206; Vandeveer v. Holcomb, 22 N. J. Eq. 555. The first answer, filed within time, on January 6th, 1916, set up, as already stated, that the two per cent, was charged for services without previous agreement, and a deduction was prayed. After notice of motion to strike it out, an order was entered February 14th allowing an amendment. On February 24th, by way of counter-claim (?), the charge and deduction of $240 commission was again set up, substantially in the language of the original answer, but characterized as usury, and allowance was prayed. The cause came on for hearing on April 4th, when counsel associated with Mr. Nixon applied for a continuance and consented to a further amendment setting iyp usury in proper form. This consent was withdrawn the following day on the ground that it had been given under a misapprehension. At the final hearing the defendant filed an amended counter-claim in
The amendment does not allege usury as required by the rules of pleading. After setting up the facts and circumstances of making the loan, as hereinbefore related, the answer continues
■‘unci in making settlement therefor the said Horace F. Nixon deducted and retained from said principal sum the sum of «$240 which these defendants by their acquiescence at that time agreed to pay to said Horace F. Nixon for the loan and use of said sum of $12,000 in addition to interest at the rate of six per cent, per annum upon the loan or forebearance thereof.”
This is argumentative. It disclosed no corrupt bargain for the loan of the money and is no more than an averment that in making the settlement Mr. Nixon retained $240 for his compensation, to which for the time being the defendant’s attitude was passive. One of the four essential allegations of the defence of usury is that the contract for the loan of money was made between the parties, with the intent to violate or evade the statute against usury. Kase v. Bennett, supra. The further allegation
“that the said bond or obligation made upon, the contract as aforesaid, between the said Horace F. Nixon and these defendants, for the loan of money and the bond' and mortgage set forth in the said bill of complaint were given in pursuance of the agreement above set forth, with corrupt intent to violate and evade the statute against usury,”
was intended to supply another required averment, viz., that the bond and mortgage were given in pursuance of the corrupt intent that influenced the contract for the loan. This, too, is faulty, because it assimilates the infirmities of the previous insufficient allegation of a corrupt bargain upon which it is predicated. Combined, the allegations do not supply the deficiencies. In setting up a defence of usury in a suit in chancery, the defendant must in his answer, as in a plea of usury in an action at law, set out the particular facts and circumstances of the supposed usu
The complainant is entitled to a decree for the amount of principal less $180 (the difference between the brocage, charged and allowed), with interest at six per cent, to the date the complainant purchased the mortgage (September 27th, 1912). He paid fox it in three installments. Interest will be calculated at the same rate to the date of final payment, December 7th, 1912, on the unpaid portions, and after that date at five per cent. Credit is to be given for all payments made on account of interest. Under the circumstances, no costs will be allowed. Mr. Nixon is the real prosecutor of the suit, upon whom the costs should fall, and, as the complainant has his guarantee, and has been paid his interest in full, an adjustment can readily be made.
