87 Mo. 226 | Mo. | 1885
The defendants claim title to the lots in question by the will of Thomas P. White. Plaintiff claims to have a contract with White for the purchase of the property, and asks specific performance of the same. A judgment was recovered against White, J. C.
The letter to plaintiff was written in 1876, and the' deed to him was made soon thereafter, in the same year. There is no certain proof of the' contents of the letter. The evidence of the party who wrote it tends to show that it had reference to all four of .the lots. The evidence of this witness, and that of J. C. Tedford and* others, is to the effect that White said he only held' these two lots to protect himself and Cox because of their suretyship for J. C. Tedford. Plaintiff and White consummated their arrangement at the office of Martin & Priest, and the latter says, in express terms, that
One of the difficulties here is to determine whether the four lots were embraced in the agreement. That they were ought to have been shown by the party asking specific performance with a reasonable degree of certainty. The proof as to this should be .satisfactory before specific performance is decreed. Paris v. Haley, 61 Mo. 457; Foster v. Kimmons, 54 Mo. 492. The circumstances do show that White did not care to speculate-on the property of his neighbor, but it is also clear that he did desire to protect himself and Cox, and he knew J. C. Tedford was insolvent. The plaintiff assumed no obligation as to that debt. Plaintiff’s case is, in the main, made out by proof of declarations of White, now deceased, a species of evidence to be considered with many grains of allowance, while the party who-heard the agreement as consummated is clear to the effect that White did not agree to convey these two lots. White and these defendants have had possession since 1876, and up to 1881 no demand for the property was-made by plaintiff. When the title to all four of the lots was assailed plaintiff defended as to his two and White as to these in question, paying the costs and expenses of that litigation. The delay and inaction on the-part of the plaintiff is a circumstance against the validity of his demand. On the whole we are satisfied that plaintiff failed to. make out a case, and the judgment of the circuit court is affirmed.