218 Pa. 64 | Pa. | 1907
Opinion by
The first question to be determined on this appeal is whether this court has jurisdiction to entertain it. At the audit of the account filed by the executors of the decedent a claim was presented by Charles F. Millett amounting to $2,706.01, with interest. The auditing judge disallowed the claim, but the court in banc, on exceptions filed, reversed the auditing judge and awarded the amount of the claim to the appellee. The
A briefvrecital of the facts will aid in the determination of the question involved on the merits of this case. In 1896, Millett, the appellee here, being the owner of a certain property, executed a mortgage thereon, in the sum of $8,000, to Potts, who, a few days later, assigned the same to the two Alexanders, the holders of the mortgage at the time of its foreclosure. In 1899 appellee sold and conveyed the mortgaged property to May, the decedent, “under and subject” to the lien of the mortgage which had not been paid at the date of the death of May, the owner of the property in 1901, when he died. After the death of the decedent there was a default in the payment of interest and the mortgage was foreclosed by the Alexanders, who obtained a judgment on it in the sum of $8,773.06, caused a levari facias to be issued, and offered the property for sale. About the time of the commencement of the foreclosure proceedings, Millett, the present claimant and original mortgagor, and the Alexanders, the assignees of the mortgage, entered into an agreement which in substance provided that the mortgage should be foreclosed, the property offered at sheriff’s sale, and that they, Millett and the Alexanders, should not bid against each other, but that he, Millett, in case there were no other bidders, should be permitted to purchase the property at a nominal price, in return for which he assumed and agreed to pay the full amount of the mortgage, debt, interest and costs to the Alexanders. The executors of the decedent, the widow and the heirs, did not have any notice of this agreement. The property was offered for sale by the sheriff, and, in accordance with the agreement entered into, Millett was permitted to bid it in for $50.00. The day upon which the deed was delivered to him, Millett paid the Alexanders $2,706.76 in cash, or its equivalent, and executed a new mortgage to them on the same property for $6,000, the balance due the Alexanders on their original mortgage. When the account of the executors of the decedent, May, came before the auditing judge for distribution, Millett claimed the $2,706.76, the amount paid the Alexanders, as a creditor of the estate of the decedent, on the ground that said estate, on the implied covenant to indemnify Millett, the grantor in the deed of conveyance made subject to the lien of
The decree of the court below is based .primarily on the rule that where a mortgage debt, created by the vendor of real estate, is made part óf the consideration to be paid, or assumed by the vendee, the recital in the deed to the vendee that the conveyance is made “ under and subject” to the mortgage debt, implies an obligation by the vendee to indemnify the vendor against any liability by reason of that debt, and that the liability thus arising is not simply de terris, but is coextensive with the original obligation. The appellant, relying upon his understanding of the decision in Blood v. Crew Levick Co., 171 Pa. 328, argues that the learned court below erred in so holding. In other words, the contention is that the vendee, May, the decedent, who took his title “under and subject” to the lien of the original mortgage, did not thereby assume an obligation to indemnify his vendor for the whole amount of' the original mortgage debt, including interest and costs, but only that the real estate conveyed to him should be held primarily liable for this obligation, and if the real estate thus conveyed failed to produce proceeds sufficient to pay the whole obligation, no liabilty rested on him to make up the deficiency by reason of his implied covenant. If this position is sound law, it will have the effect of overruling a-long line of cases in which a different doctrine has been recognized and followed. In Burke v. Gummey, 49 Pa. 518, it was held that a vendee of property taken expressly subject to a mortgage, makes the debt his own, and if, on the foreclosure of the mortgage, there is a deficiency which the vendor is obliged to pay, he may recover the amount of his loss in an action against the vendee. That case followed the rule announced in Campbell v. Shrum, 3 Watts, 60, and recognized the principles stated in Blank v. German, 5 W. & S. 36, and Woodward’s Appeal, 38 Pa. 322. Attempts have been frequently made in many later cases to modify or overrule this doctrine. Chief Justice Sharswood in Moore’s Appeal, 88 Pa. 450, reiterates the principles upon which the earlier cases wore decided by holding that the words “ under and subject ” import that the vendee takes the land
It has been suggested that the Act of June 12, 1878, P. L. 205, strengthens the position of the appellant here, but this suggestion is without force because that act does not affect the liability of the grantee to his grantor, but only applies to the relations between the grantee and the holder of the incumbrance : Lennox v. Brower, 160 Pa. 191. The learned counsel for appellant relies principally on Blood v. Crew Levick Co., 171 Pa. 328, to support his position. It must be conceded that there are some expressions in that opinion at variance with the established rule, hereinbefore referred to, but these expressions are mere dicta, and not controlling in the decision of the questions raised on that appeal. The point at issue there was decided solely on the ground that the grantor’s estate had suffered no loss on account of the grantee’s failure to pay the mortgage, and that there could be no recovery on a covenant of indemnity until it had been shown that the grantor had suffered a loss. This is a familiar and elementary principle of law, always applicable when a suit is brought for the recovery of a loss on a covenant of indemnity. Mr. Justice Williams, who delivered the opinion of the court in that case, said: “ The land has not been withdrawn from the reach of the holder of the mortgage, so far as the case stated informs us, nor has the vendor, the surety, been compelled to pay any portion of the mortgage debt. It is not easy to see, therefore, how he is entitled to proceed against his vendee either upon the implied covenant, or upon his rights as surety for the mortgage debt.” That case was decided upon the equitable rights of the parties, grow
It does not follow, however, that because of his covenant of indemnity the grantee might be held liable to his grantor for the full amount of the mortgage debt, that his estate can be held liable under the facts of the present case. As was suggested in Blood v. Crew, supra, the vendor has not shown that he has suffered loss, and is therefore not in a position to reimburse himself from his vendee upon the implied covenant in the deed of conveyance. In our view of this case, it is a matter of little importance whether we consider the agreement between the grantor and the assignees of the mortgage whereby the former was to bid in the property at a nominal price and pay the latter in full of all demands on the mortgage, as a legal fraud upon the rights of the widow and heirs of the decedent, or only as a convenient arrangement for the purpose of vesting the title in the mortgagor and securing to the assignees of the mortgage the full amount of the indebtedness due them. In either situation, the grantor is not in a position to assert a claim against the grantee on his implied covenant under the facts of this case. The Alexanders, in order to'protect their own interests, were, in the very nature of things, competing bidders with the appellee. It was to the interest of the Alexanders to see that the property sold for an amount sufficient to pay the mortgage, together with interest and costs. The appellee was equally interested to see that the property brought its full value in order to relieve him from liability on his bond. If the bidding had been in open competition,, the reasonable inference would be, that the property would have sold for an amount sufficient to discharge the whole obligation. Indeed, this seems to have been the understanding of the parties themselves. Millett, the appellee, in his testimony before the auditing judge clearly indicates that he was willing to take the property at an amount sufficient to pay the entire indebtedness. He testified as follows: “ I believe that the mortgage was foreclosed, and we authorized Mr. Caveny as our attorney
The estate is clearly liable for the taxes. They were assessed against the property before the title had been divested by the sheriff’s sale, and under the authority of our cases such taxes are a personal liability against the owner at the time of the assessment: King v. Mt. Vernon Building Association, 106 Pa. 165.
The decree is therefore reversed and the record remitted to the court below in order that the award can be modified in accordance with this opinion ; costs to be paid out of the estate.