80 Wis. 6 | Wis. | 1891
The object of the action commenced in the name of Mr. Bromley, and continued in the name of his guardian, was to set aside the conveyances and transfers made by him to Mrs. Arndt, and by her to the other defendants, and to compel reconveyances and retransfers thereof to him. The grounds of the action were to the effect that at the time Bromley made such conveyances and transfers he was of unsound mind, and also that they were obtained without consideration, and by the undue influence, imposition, and fraud of Mrs. Arndt. It is conceded that the action so commenced and continued survived the death of Bromley. In fact the statutes declare, in-effect, that no action shall abate by the occurrence of any event, if the cause thereof survives or continues, and also that actions for the recovery of personal property, or the unlawful withholding and conversion thereof, and all equitable actions to set aside conveyances of real estate, or to compel a recon-veyance thereof, shall so survive. Secs. 2800, 4253, E. S. So the statute expressly provides that “ in case of the death
The principle involved seems to have been determined by • adjudications of this court. In Stark v. Brown, 12 Wis. 572, 78 Am. Dec. 762, the' defendant was in possession, and claimed title under a foreclosure sale to which only the representative of the mortgagee and the -administrator of the mortgagor were parties, and one of the heirs of the mortgagor and the successors of his other heirs brought an action of ejectment; and it was held, in effect, that the equity of redemption descended to the heirs of the mortgagor, and was not barred by the foreclosure sale in an action to which neither such heirs nor their successors in interest were parties. To the same effect is Childs v. Childs, 10 Ohio St. 339, 75 Am. Dec. 512, and note, In Zœgel v. Kuster, 51 Wis. 31, it was held that “ when a mortgagor dies pending an action to foreclose the mortgage, all per-
That the heirs at law, in the case at bar, where the court has attempted to divest them of their title to real estate, are the proper parties to revive the action so far as it may affect such realty, is also apparent from another section of the statute which provides that, “ in all actions for the recovery of real property, if the plaintiff, or any of several plaintiffs, shall die before final judgment, his hew, or his executor or administrator, for the benefit of the heir or creditors, may, within such time as the court shall allow, be admitted to prosecute the action in his stead, with the same effect as if the action- had been so originally commenced.” Sec. 2806, R. S. The right thus given to an executor or administrator to act for the benefit of the heir or creditors in certain cases does not preclude the necessity of making the heir a party whenever it is sought to absolutely divest him of his title to the realty, as was here attempted to be done, in his absence, by stipulation and judgment.
We are clearly of the opinion that such heirs have the right to a hearing before being divested of their title to the real estate, either by reviving this action in their names or by an independent9 action; and, since the equities can be more satisfactorily adjusted in this action, where all concerned can have a full hearing, we think it was error to
■ By the Court.— The order of the circuit courtis reversed, and the cause is remanded for further proceedings according to law.