10 Fla. 179 | Fla. | 1860
delivered the opinion of the Court.
It appears from the record that in the month of August, A. D. 1836, one F. A. Browne purchased of John Bancroft, Trustee of J. W. Simonton, certain tracts and lots of land in the city of Key West. To secure the payment thereof he gave a promissory note, and executed a mortgage on the same t'-aets and lots of land.
Among the tracts of land thus purchased was one known and described as “ Tract No. 1,” containing fourteen, (14) acres, of which one undivided third part was owned by the appellant, Adam Gordon, who subsequently, about the 1st January, A. D. 1843, purchased the equity of redemption in the remaining two-thirds of the said tract from said F. A. Browne for the sum of four hundred dollars, ($400), for which he took a deed subject to said mortgage, made by said Browne to said trustee of said Simonton. Of this tract No. 1, two acres and eleven-hundredths of an acre were sold to the United States for a Marine Hospital.
It appears that at the time said Gordon purchased the two-thirds of said tract, that there was an opportunity of selling the balance, to-wit: eleven and 89-100 acres to the United States for $300 per acre, amounting to $3567. It is alleged that Browne was anxious to sell his remaining interest in it; that there was competition for the purchase thereof; that Gordon purchased of Browne to prevent difficulty of giving title to the Government, and that he purchased for the benefit of Simonton as well as himself.
For which purpose they entered into the following covenant, viz:
“ Whereas Adam Gordon is the owner in his own right of one undivided third part of tract numbered one, situated on the Island of Key West, and according to Wm. A Whitehead’s survey containing fourteen acres, (two acres and eleven-hundredths of which have already been sold to the United States for a Marine Hospital.) And whereas, about the 1st of January, 1843, the said A. Gordon purchased the remaining two-tliirds of the said tract from F. A.’Browne, for the sum of $400, subject, however, to a mortgage of the said Browne made to John Barcroft as trustee of J. W. Simonton, dated 22d of August, A. D., 1836. And whereas, there is now an opportunity oí selling the same land, eleven and 89-100 acres, to the United States for $300 per acre, amounting to $3567, and as it becomes necessary for John Barcroft, J. W. Simonton and Adam Gordon to unite in a conveyance to give a perfect title and effect a sale to the United States of the said land, it is agreed by and between the said John W. Simonton and Adam Gordon, that the moneys arising from the sale of said land shall be divided as follows, to-wit: the said Adam Gordon shall receive one-third part ($1189), and the remainder or $2378 shall be paid to the said J. W. Simonton. But it is understood and agreed by the said J. W. Simonton that he will in a short and reasonable time cause the said mortgage, given as aforesaid by the said Browne, to be settled or foreclosed. If the said mortgage shall be paid by the said Browne, or if on foreclosure the mortgage prop
“ And the said John W. Simonton for himself, his heirs, executors and administrators promises and agrees to pay to the said Adam Gordon,.his heirs or assigns whatever balance may rateably remain after paying said mortgage and the interest thereon, as above.”
With this mutual covenant they perfect sale and execute title to the Government.
About a year and five months afterwards, to-wit: on the 16th of April, 1847, the said Browne being unable to pay up his mortgage, entered into an arrangement with said Simon-ton, whereby it was settled and cancelled. The said Browne re-conveys to the said Simonton the said lands purchased from him and embraced in said mortgage, and takes from said Simonton an agreement, in which said Simonton agrees to confirm the sales made by Browne, and dispose of the
EXHIBIT B.
Know all rrien by these presents, that w.hefeás John Bafferoft of the City of Washington, District of Columbia, trustee o'f John W. Simonton and Ann Simonton his wife, did on the twenty-second day of August, in the year one thousand eight hundred and thirty-six, sell and convey nnto me, Fielding A. Browne, of Key West, Monroe County, Florida, for the sum of twenty-four thousand five hundred dollars, all those certain lots, tracts and parcels of land on the Island of Key West, which are hereafter more particularly described; tad, whereas, to secure to the said John Barcroft, Trustee as aforesaid, the payment of the said twenty-four thousand five hundred dollars, the purchase money aforesaid, I, the said Fielding A. Browne, did, on the twenty second day of August, Anno Domini one thousand eight hundred and thirty-six, execute and deliver a good and valid mortgage unto said John Barcroft, Trustee as aforesaid, of all and singular the aforesaid lots, tracts and parcels of land hereinafter mentioned ; and, whereas, there still remains due and payable to the said Joba Barcroft, Trustee as aforesaid, upon the said mortgage, tbe sum of eleven thousand two hundred and thirty-four dollars and eleven cents, which I, tbe said Fielding A. Browne, am at present unable to pay. Now, this deed is expressly made to declare that for and in consideration of the use and occupation which I have eujoiyed of the lots, tracts and parcels of land aforesaid, and which are hereinafter described, and of other lots, tracts and parcels of land, - conveyed to me by tbe deed herein first recited,
Witness my hand and seal at Key West, this sixteenth day of April, A. D., one thousand eight hundred and forty-seven.
F. A. BROWNE, [seal.]
Signed, sealed and delivered in presence of
The words in square number (51) fifty-one lots number (1 and 4) one and four interlined on the thirteenth line of third page before signing; ninth line first page “ four” interlined before signing.”
JAMES JOHNSON, WM. R. HACKLEY.
Monroe County, SS:
On this 15th day of May, 1847, came F. A. Browne, to me personally known, and aclmowledged the foregoing instrument to be his act and deed, for the purposes therein set-forth, whereupon the same is admitted of record.
W. C. MALONEY, Clerk.
STATE OF FLORIDA, Monroe County.
I do hereby certify the foregoing to be a true and correct copy taken from Book D, pages 392 and 393 of Monroe County Records.
[l. s.]
Witnesss my hand and the seal of the Circuit Court of said County, at Key West, this 19th day of June, A. D., 1855.
PETER CRUSOE, Clerk.
EXHIBIT C.
Know all men by these presents, whereas on the twenty-second day of August, A. D., one thousand eight hundred and thirty-six, Fielding A. Browne of Key West, did purchase from John Barcroft, trustee of John W. Simonton and Ann Simonton, certain lots, tracts and parcels of land on the Island of Key West; and whereas, to secure the payment for
In testimony whereof I have hereunto set my hand and seal at Key West, Florida, on this sixteenth day of April, A. D. one thousand eight hundred and forty-seven. '
(Signed) J. W. SIMONTON, [l. s.]
Signed, sealed and delivered in presence of
JAMES JOHNSON, WM. E. HAGKLEY. [Signed]
STATE OF FLORIDA, Monroe County. [
On this 25th day of May, A. D. 1817, before me, the subscriber, clerk of the Circuit Court of said county, personally came John W. Simonton, to me personally known, and acknowledged the foregoing instrument to be his act and deed for the purposes therein set forth; whereupon the same is admitted of record.
(Signed) W. C. MALONEY, Clerk.
Duly recorded 25th May, 1817.
STATE OF FLORIDA, | Monroe County, j
I, the undersigned clerk of the Circuit Court of Monroe .county, certify the foregoing to be a true and correct copy
[l. , s. ] Witness my hand and seal of said Court at Key ] "West, this sixth day of April, A. D. 1855.
PETER CRUSOE, Clerk.
It will he hero observed that the appellant, Gordon, is no party to this arrangement between said Browne and Simon-ton, and that it was entered into a long time subsequent to the covenant in issue in this cause. The said Simonton having cancelled this mortgage, and secured title in the tmsolcl lands in himself, he proceeds to dispose of them.
According to the report of the master, found in the record, it appears that since the reconveyance of said Browne to Simonton, there has been sold by said Simonton and his representatives since his death, the amount of $11,566.67, and that there remains yet unsold lands of the value of $2,130.
To recover from the estate of Simonton the said sums of $2,378 and $633, with interest, in said covenant between said Gordon and said Simonton mentioned, this bill of complaint was filed.
The bill sets forth the transaction between the parties, the settlement of tbe mortgage, the reconveyance by Browne to Simonton; charges that the said Simonton “ disregarded his covenant in not causing said mortgage to be settled or foreclosed in a short and reasonable time,” and in not paying him said sums; avers that lands sufficient to pay said mortgage, according to their covenant, had been sold by said Simonton and his representatives, and avers that he is unable to arrive at the amount of said sales without discovery, and prays for an injunction, on account of tlie amounts realized from tbe sale of said lands since said covenant with said Gordon, and that the defendants or either of them as shall seem meet to the Court, be decreed to pay tbe appellant tbe sums of money covenanted to be paid according to said
Answers were put in by the defendants, Robert Clarke .and William Jones; the said John Barcroft, being a nonresident, service of process upon him was made by publication of order of Court, and he not appearing, a decree pro coufesso was eutered against him. Replications to the answers were filed, and testimony taken, report of Master filed, .and cause set down for hearing.
Thereupon the Judge of the Circuit Court made the following decree:
“ This cause having come on to be heard on the pleadings and proofs, and arguments of Counsel having been heard therein, and the Court having considered the same and being advised of its decree to be rendered therein, and it appearing to the Court that the complainant has failed to sustain the allegations of his bill and the issues of fact joined in the cause and is therefore not entitled to the decree prayed for in his said bill: It is adfidged cmd de&i-eed that said bill be dismissed, and that the complainant pay the costs of this suit.”
From this decree appeal is taken to this Court. The errors assigned are:
First. The Circuit Court erred in deciding that the event upon which Simonton was to pay Gordon the said sums of $2378 and of $633 and the interest, was the sale of enough of the lands included in the mortgage to pay the price agreed
Second. The Circuit Court erred in considering that interest was to be paid on the said sum of §11,234 11.
Third. The Circuit Court erred in dismissing the bill.
Whether there is error in said decree or not will be determined in the construction of the instrument in writing called “ covenant” between said Appellant (Gordon) and said Simonton.
In construing this instrument we are to arrive at the intention of the parties from considering the whole instrument,, and the true situation, rights, interests, and remedies of the parties at the time it was executed, as well as the subject matter thereof.
What were the rights, claims and remedies of the parties at that time ? At the time they, the said Gordon and Simonton, entered into said covenant, to-wit: the 22d of Nov. 1845, the said Gordon having the equitable title to the whole of said tract No. 1, was entitled to the said sum of $3567, to be paid by the Government, and was entitled to $633, his share received from the sale of the Hospital grounds. But Simonton had a lien thereon, together with the other tracts for the satisfaction of his mortgage. The mortgage embraced other lands not yet sold. Mr. Gordon being assignee of Browne might have filed a bill in equity, instead of entering into said covenant, and compelled partition of the tract, and forced said Simonton to foreclose his mortgage, and insisted that the interests of Browne, the mortgagor in the remaining tracts and lots of land embraced in said mortgage, should ho first sold, and the amount realized therefrom applied to the satisfaction of the mortgage.
This being then the equitable remedy of said Gordon, if resorted to, it appears to us that the same thing was provided in this covenant, although upon certain terms therein ex
In consideration of this, the said Gordon- agrees to let the two amounts therein named be applied on the mortgage, the said Simonton promising to pay said Gordon whatever rateable balance may remain after paying said “ mortgage and, the interest thereon as above,” that is to say, the balance and interest which may be due thereon, when & short and reasonable 1/ime shall have elapsed wherein the said Simonton should causo the said mortgage to be settled or foreclosed, and they, under this understanding, unite in a conveyance to the Government.
By this arrangement it will be seen the said Gordon runs the risk of losing his $100 paid Browne for his equity of redemption in the two-tliirds of said tract, and he also runs the risk of the remaining unsold lands bringing enough to pay the mortgage, and obtains a contingent benefit.
We think this the clear intention of the parties, and the legal and proper construction under the circumstances urn
It is laid down in Parsons on Contracts, vol. 2, page 47, that “ what is a reasonable time ” is a question of law for the Court.
“ They will consider all the facts and circumstances of the case in determining this.”
In the covenant under consideration, it is expresfed “in a short and reasonable timef the parties seem to have qualified it by making it “ short.”
The facts and circumstances of the case are expressed in the covenant. The mortgage was to be settled or foreclosed. In either event one year would be reasonable. If it was to be foreclosed it could be done in a year. It seems to us that the said Simonton, by his subsequent acts, fixed the time. He settled the mortgage with said Browne on the 16th April, A. D. 1847; on that day we think the interest on said mortgage as between Gordon and said Simonton ceased to run, according’ to said covenant.
It follows, that the decision of this Court is, that as betumeen Gordon and Simonton, the amount of principal and interest due on the said mortgage on the 16th April, A. D. 1847, was the amount intended by them, and that the Master, to whom this cause was referred in the Court below, should have been instructed to compute the amount due thereon, for principal and interest, up to that date, deducting of course all prior payments. It seems that said Simonton so understood it, for in liis agreement with said Browne he covenants “ that out of the said proceeds ” is first to be paid
The interest may have amounted to compound interest; at any rate, that amount is not from anything that appears upon the record binding upon said Gordon.
Here We think the Court erred. The Master should have been instructed to ascertain the amount due on the mortgage at that date, irrespective of any ai’rangement between said Browne and Simonton.
The Court below seems to have blended the transactions and agreements between said Browne and Simonton, with the covenant between Simonton and Gordon, and thus fallen into the error respecting the time in which interest ceased on the mortgage as between them, and erroneously presumed the amount due on the mortgage, according to said covenant, to be $11,234.11, on the said 16th April, 1847. This may turn out to be the true amount then due, but it should, as between said Gordon and the estate of Simonton, be calculated and not assumed.
This objection, (if there was anything in it,) comes too late. The defendants, Clarice and Jones, have submitted to the jurisdiction of the Court by answering the bill; they should have demurred if they wished tó contenst the jurisdiction of the Court. The other defendant, Barcroft, has permitted a decree fro confesso, and made no application to open it. Grandin vs. LeRoy, 2 Paige, 509.
Irrespective of this, in view of the nature and objects of this bill, we think it one of equity jurisdiction.
The rule is that where there'is a clear right, and the remedy is not plain, adequate and complete, a/nd adapted to the particular exigency of the case, in a Court of law, then and in such cases, Courts of equity will maintain jurisdiction.
Accounts and discovery was asked by this bill, which, by the nature of the case, could not be obtained in a satisfactory manner in a Court of law.
The Solicitor for appellees also insisted that there was a misjoinder of parties, and therefore the decree of the Court below was correct in dismissing the bill. On this point it was urged that the record disclosed the said Jones, one of the appellees, to be an Executor under foreign Probate of the will of Simonton, and the said Clarke, ex-officio Administrator of said estate of Simonton in Florida; that there could not be two representatives of the estate at the same time, and that, therefore, there was a misjoinder of parties defendant.
We think as the said Jones had never taken out letters testament ar in Florida, the said Administrator is the proper
In the'absence of any statute, the well settled rule is, that a party cannot sue or defend in our Courts, as Executor or Administrator, under the authority of a foreign Court of Probate, for tbe reason our Courts will not recognize the personal representative of tbe deceased, in bis representative character, unless clothed with authority derived from our law. Story’s Conflict of Laws, section 514, and note.
The statute of our State does clothe foreign executors and administrators with authority to bring suits, hut does not authorize them to defend suits. Thompson’s Digest, page 349.
We think therefore Jones is not a proper party defendant, and that the said Clarke is the proper administrator, and that any decree in this cause should be against the assets of said estate in tbe hands of said Clarke to be administered.
This joinder of an improper party cannot affect the jurisdiction of the Court as to the parties properly before it.— Carmael vs. Banks, 10 Wheaton, 181; Wormley vs. Wormley, 8 Wheaton, 421.
There are parties properly before the Court sufficient for decree in this cause.
It was also urged by Solicitor of appellees, that the bill was defective for matters of form, and that therefore tbe decree dismissing the bill was correct.
If a bill is defective in form, it should be demurred to ; it is too late to take that objection before an appellate Court.
We are of tbe opinion that there is error in the decree of the Court below, and that the same should he reversed and set aside, and this cause remanded to the Circuit Court of Monroe County, with instructions that the cause be again referred to a Master, to ascertain and compute the amount due on said mortgage for principal and interest on the 16th
The decree of the Circuit Court is therefore reversed and set aside, and this cause remanded to the said Circuit Court for such other and further proceedings and decree as that Court shall deem right and proper, according to the principles of equity, between said parties, conforming in said j roeeedings and decree to the instructions ' and principles laid down and established by this Court, in said cause, • and that the appellant recover from the appellees his costs herein expended.