4 Mo. App. 105 | Mo. Ct. App. | 1877
delivered the opinion of the court.'
The petition of plaintiff states that one Thomas, by deed of November 2, 1872, conveyed to defendant certain real estate, with general warranty, except against a deed of trust-
Defendant demurred, and for grounds of demurrer alleged:
1. That there is no consideration for the alleged promise moving from plaintiff to defendant.
2. That there is no privity of contract as between plaintiff and defendant.
The demurrer was sustained ; plaintiff declined further to plead, and there was judgment for defendant; and plaintiff appeals.
It is now the prevailing rule in this country that a third party may bring an action on a promise made to another for his benefit; and it is often said that such a promise is to be considered as made to the third party, if adopted by him, though not cognizant of it when made. 1 Pars, on Con. 466, sec. 15. This rule was long ago established in Missouri. In Robbins v. Ayers, 10 Mo. 538, defendant bought, .a boat, and, as part of the consideration, agreed to pay .$600 due the hands. It was held that the hands might sue
In Rogers v. Gosnell, 51 Mo. 466, the promise upon which plaintiffs sought to recover was embodied in a contract under seal, to which plaintiffs were not parties, and it was urged that no one but a covenantee can sue on a covenant; that plaintiffs, not being parties, could not maintain any action upon a contract under seal; and the attention of the court was called to the distinction noticed by Judge Scott in Robbins v. Ayers. But the Supreme Court decided that the distinction ought no longer to be kept up ; said that it had been abandoned in New York; and decided that when a covenant is for the benefit of a third person, he may maintain the action in his own name.
In Ricard v. Sanderson, 41 N. Y. 179, and in other cases in the New York Beports, it is held that where one receives from a mortgageor a conveyance of land, in which conveyance is inserted a stipulation that the party of the second part shall, as part consideration, discharge the mortgage, the purchaser becomes directly and personally liable to the holder of the mortgage for the amount due, though the deed containing the stipulation was not signed by the grantee. Burr v. Beers, 24 N. Y. 178; Thorp v. Keokuk Goal Co., 48 N. Y. 253.
We think that the demurrer to the petition was improperly sustained. The judgment of the Circuit Court is reversed and the cause remanded.