171 Mo. App. 17 | Mo. Ct. App. | 1913
This is a suit by a real estate broker for his commissions. At the conclusion of the •evidence on behalf of plaintiff, the court peremptorily •directed a verdict for defendant, which was given and judgment entered thereon. From this judgment plain-fiff prosecutes the appeal.
It appears plaintiff is a real estate broker and maintains an office as such in the city of St. Louis. Defendant owned a six-story building, situated at Eighth and Lucas streets in the same city, which he •desired to sell. Plaintiff had negotiated a sale of other property for defendant several years before and
It is to he gleaned from the record that the court directed a verdict for defendant on the theory that plaintiff was not entitled to recover unless he had disclosed to defendant the name of the purchaser and that defendant, notwithstanding, intermeddled and consummated the sale with full knowledge of the fact that plaintiff had interested the purchaser in the property. We do not accede to this view of the law, for, obviously, a real estate broker may be the procuring cause of the sale even though he has not communicated the name of the purchaser to his principal. In a suit at law, it is not necessary to prove every fact by direct evidence, and the jury may infer substantive facts in the case from other facts and circumstances in evidence. The law is well established to the effect that “If after the property is placed in the agent’s hands, the sale is brought about or procured by his advertisement and exertions, he will be entitled to his commissions. Or, if the agent introduces the purchaser, or discloses his name to the seller, and through such introduction or disclosure negotiatons are begun, and the sale of the property is effected, the agent is entitled to his commissions though the sale may be made by the owner.” [See Tyler v. Parr, 52 Mo. 249, 250, 251; Bell v. Kaiser, 50 Mo. 150; Stinde v. Blesch, 42 Mo. App. 578; see also Sidebotham v. Spengler, 154 Mo. App. 11, 133 S. W. 101; Weisels, etc. R. E. Co. v. Epstein, 157 Mo. App. 101, 137 S. W. 326.] All of the authorities declare, in those cases where the sale is actually made by the principal to the agent’s customer, after the agent has interested the customer in the property, that the agent is nevertheless entitled to recover his commissions if he is the procuring cause of the sale, and this is true even though the sale was finally consummated by the owner to the agent’s cus
True, many cases present facts of that character and it is therefore proper to treat with them in the opinion. However, all that is necessary, for the agent to recover in cases of this character, is that he shall he the procuring cause of the sale, and he may be such even though the name of the purchaser was not communicated by him to his principal, the seller.
The Supreme Court affirmed this doctrine in Tyler v. Parr, 52 Mo. 249, 250, as will appear from the following excerpt from the opinion: “The law is well established, that in a suit by a real estate agent fof the amount of his commission it is immaterial tliat the owner sold the property and concluded the bargain. If, after the property is placed in the agent’s hands, the sale is brought about or procured by his advertisement and exertions, he will be entitled to his commissions.” [See, also, Bell v. Kaiser, 50 Mo. 150.] Numerous cases in our reports go to the same effect, for they declare that if it appears the real estate agent is the procuring cause of the sale, he may recover his commissions therefor, though the sale was finally consummated by his principal, the owner of the property, and though the owner at the time had no knowledge that the agent or broker had interested the purchaser in the property. [See Goff v. Gibson, 18 Mo. App. 1; Millan v. Porter, 31 Mo. App. 563, 576; see also Stinde v. Blesch, 42 Mo. App. 578.]
■ The mere fact that plaintiff had not communicated the name of Mr. Meyer, or the Meyer-Bannerman Company, the purchaser, for whom he acted, to defend
When all of the facts and circumstances in evidence are considered, it is obvious the case was one for the jury, for the evidence not only shows that plaintiff interested the purchaser in the property on Thursday — so much so that he said he intended to buy the property — hut it affords a strong inference as well that the purchaser and the owner got together immediately thereafter and concluded the bargain with a view of defeating plaintiff’s commissions. On Thursday, in the latter part of June, plaintiff interested Mr. Isaac Meyer in the property and he said he would buy it. On Friday, it is said, an architect examined the building, and on the following Monday the sale was made by defendant to Meyer-Bannerman and Company. During the interim between Thursday and Monday, It appears that both Mr. Cunningham, defendant, and his attorney, Mr. Maginn, had been in consultation with Mr. Meyer, of Meyer-Bannerman and Company, about the sale of this property, and further that Mr. Cunningham’s attorney had remarked to Mr. Meyer that no commission would be paid. This remark about a commission suggests a strong inference to the effect that defendant knew of plaintiff’s negotiations with the purchaser and that he would probably insist upon a commission. It is entirely clear that the case was one for a jury. The judgment should therefore be reversed and the cause remanded.- It is so ordered.