115 Wis. 9 | Wis. | 1902
The facts stated are all admitted by the demurrer. It appears that the plaintiff’s father was financially embarrassed. He had a large amount of land, upon which Smith held a mortgage and tax deed, and there were several judgments against him. Under -such circumstances the father went to the defendant, an attorney at law in the county, and who was at the time agent for the mortgagee, for advice and counsel. In pursuance of the defendant’s advice and counsel, the father transferred his property to Hatch, who was to hold and convey the same, when requested, for the father’s benefit. Accordingly Hatch gave two mortgages on the land to Smith, aggregating $2,200. The defendant caused both of such mortgages to be foreclosed, and on the foreclosure sale caused the lands to be struck off in the name ' of the plaintiff; all of which was without the knowledge or
It is true, as contended by defendant’s counsel, that a false representation, to be actionable, must relate to a past or present state of facts, and not to the mere nonperformance of a promise looking to tbe future. Patterson v. Wright, 64 Wis. 289, 25 N. W. 10; Sheldon v. Davidson, 85 Wis. 138, 55 N. W. 161; Louis F. Fromer & Co. v. Stanley, 95 Wis. 64, 69 N. W. 820; Field v. Siegel, 99 Wis, 609, 15 N. W.
“A false or mistaken representation of what the law is upon an admitted state of facts is no basis of an action, especially where there are no confidential relations between the parties.” Gormely v. Gymnastic Asso. 55 Wis. 350, 13 N. W. 242.
That proposition is, well sustained by authority. 14 Am. & Eng. Ency. of Law (2d ed.) 54. But it is there said that:
“If a promise to do something in the future is accompanied by false statements as to existing facts, or an intentional concealment of facts which the promisor is under a duty to disclose, the rule that a mere promise does not constitute fraud does not apply. In such a case the fraud consists, not in the promise, Nut in the false representation or concealment. It is immaterial in such cases that the promise, as well as the representation of fact, was relied upon; for a false representation, to amount to fraud, need not be the sole inducement for action.”
The same authority states that:
“It has repeatedly been held that the general rule as to representations of law does not apply where a relation of trust or confidence exists between the parties, nor if the person making the' representation knows that the other is ignorant*18 of the law, and tapes advantage of his ignorance to mislead him by a false statement of the law. In such cases the representation may constitute fraud in equity, and even at law.” Id. p. 57.
Among the numerous cases cited in support of the proposition is a case from Alabama, in which it is said, and in effect held, by the court, that:
“If any peculiar relationship of trust or confidence existed between the parties, and the plaintiff has availed himself of such trust or confidence to mislead the defendant, by a misrepresentation as to the legal effect of the contract, it would constitute a fraud. So, if the defendant was in fact ignorant of the law, and the other party,, knowing him to be so, and knowing the law, took advantage of such ignorance to mislead him by a false statement of the law, it would constitute a fraud.” Townsend v. Cowles, 31 Ala. 428, 436.
Also a Michigan case, in which it is said by the court that:
“There is also an abundance of authority that fraudulent representations as to the legal operation and effect of an instrument will be sufficient to avoid the same when made to a party who is able to read, or who has actually read the instrument, but who is unable to judge of its true character and construction. To have this effect, the fraud must be contemporaneous with its execution, and must consist in obtaining the assent of the party defrauded by inducing a false impression as to its legal or literal nature and operation.” Berry v. Whitney, 40 Mich. 65, 72.
The facts alleged in the case at bar bring it within the principle of the authorities cited. It is quite analogous to numerous cases in this court where there has been a mistake of law occasioned'by fraud, imposition, or misrepresentation. Kyle v. Fehley, 81 Wis. 71, 72, 51 N. W. 257, and cases there cited; Whitmore v. Kay, 85 Wis. 251, 55 N. W. 708; Kropp v. Kropp, 97 Wis. 142, 72 N. W. 381; Lardner v. Williams, 98 Wis. 521, 74 N. W. 346; Wisconsin M. & F. Ins. Co. Bank v. Mann, 100 Wis. 596, 618—620, 76 N. W. 777; Allen v. Frawley, 106 Wis. 638, 82 N. W. 593. But it is unnecessary to pursue, the discussion further. As- the
By the Gourb. — The order of the circuit court isi affirmed.