129 Wis. 580 | Wis. | 1906
Lead Opinion
The question presented is whether the judgment entered May 29, 1906, to the effect that the plaintiff recover from Maynard and A gnow and each of them the-
“On a bill to foreclose a mortgage the mortgagee is confined to his remedy on the mortgage. The suit cannot be extended to the mortgagor’s other property, or against his person, in case the property mortgaged is not sufficient to pay the debt for which it is pledged. The mortgagee’s further remedy is at law, where he may sue at the, same time on his bond or on the covenant to pay the money, and after a foreclosure of the mortgage in equity he may sue on his bond, at law, for the deficiency.” Dunkley v. Van Buren, 3 Johns. Ch. 330; Burroughs v. Tostevan, 75 N. Y. 567, 572; Frank v. Davis, 135 N. Y. 275, 277, 278, 31 N. E. 1100.
It is only in so far as such rules have been changed by statute that personal liability can be enforced in such foreclosure action. For several years prior to the enactment of ch. 243, Laws of 1862, such rules of the common law were recognized and as modified by statute in respect to the joinder of causes of action were enforced in this state. Walton v. Goodnow, 13 Wis. 661; Sauer v. Steinbauer, 14 Wis. 70; Cary v. Wheeler, 14 Wis. 281; Jesup v. City Bank, lé Wis. 331; Faesi v. Goetz, 15 Wis. 231; Conn. Mut. L. Ins. Co. v. Cross,
By the Gourt. — On the appeal of Maynard and Agnetv, so-much of the judgment of the circuit court of May 29, 1906,. as is against them, and the order of that court refusing to set aside such judgment June 28, 1906, are reversed, and the cause is remanded with directions to dismiss the action as. to such appellants,
Concurrence Opinion
(concurring). I fully agree with the decision reached in this case, but I desire to add a few words on account of what seems to me an inaccuracy in the opinion of the court. It is true, as stated in the opinion, that at common law the principle was well established that the personal, liability of the mortgagor could not be enforced in the equitable action to foreclose the mortgage. In Walton v. Goodnow, 13 Wis. 661, a foreclosure complaint, which also demanded a personal judgment for deficiency, was demurred to, and the demurrer was stricken out as frivolous by the trial court. Upon appeal this court recognized the principle above-stated as existing under the old practice, and held that the question whether it still obtained under the Eevised Statutes-of 1858 was a fair question for argument, and hence that the demurrer should not have been held frivolous. Thus it will be seen that in this case the court did not decide that the common-law principle still prevailed in this state, but simply held that it was a question open to -argument. The next case-
After these decisions came the enactment of ch. 243, Laws of 1862, which authorized a judgment for deficiency against the defendants personally liable in all foreclosure actions, when such judgment was demanded in the complaint. Thus, prior to the passage of this act, the law in this state was that the action at law could be joined with the foreclosure action where the mortgagor was the sole defendant, and could also be joined when there were other defendants in the absence of a demurrer on the ground of misjoinder. The common-law principle, on the contrary, was that there could be no enforcement of personal liability in any action of foreclosure. So it seems to me inaccurate, if not absolutely incorrect, to say that the common-law principle was enforced in this state by the decisions cited even in a modified form. See Endress v. Shove, 110 Wis. 133, 85 N. W. 653, where the effect of the decisions on this subject prior to the passage of ch. 243 aforesaid is explained.
This conclusion, however, does not affect the ultimate question in the present case. The complaint was a statutory complaint, under sec. 3156, Stats. 1898, which section au-