Belser v. Commissioner

10 T.C. 1031, 1948 U.S. Tax Ct. LEXIS 168
CourtUnited States Tax Court
DecidedJune 7, 1948
DocketDocket No. 97873
StatusPublished
Cited by10 cases

This text of 10 T.C. 1031 (Belser v. Commissioner) is published on Counsel Stack Legal Research, covering United States Tax Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Belser v. Commissioner, 10 T.C. 1031, 1948 U.S. Tax Ct. LEXIS 168 (tax 1948).

Opinion

OPINION.

Johnson, Judge:

1. Petitioner charges the Commissioner with error in failing to allow as a deduction “a loss sustained or bad debt obligations determined to be worthless in the amount of $24,000, due to petitioner’s investments in stock of the Fairview Farming Company and/or indebtedness due to him from the said corporation or growing out of certain real estate transactions involving the purchase of two tracts of land known as DePriest and Stewart tracts.” He computes the $24,000 as follows:

Investment in 200 shares of stock_$14, 400
Loan secured by second mortgage on Stewart tract_ 5, 000
Loan secured by third mortgage on Stewart tract- 3, 500
Loan secured by second mortgage on DePriest tract_ 1,000
Advance on open account_ 100
Total invested and loaned_ 24,000

The computation would appear to be an oversimplification of petitioner’s investment in and loans to the company, but if the impact of numerous complicated transactions on the investment and loans is ignored, the record supports and we have found that, in acquiring the entire 200 shares issued, petitioner did pay for each f>0 share certificate $3,600, or a total of $14,400, and he did make the three loans secured by mortgages, aggregating $9,500. There is no evidence regarding the $100 on open account.

To support the claimed deduction, petitioner must prove that the shares and loans became worthless in 1932, and not in some prior year, as respondent argues. The question is one of fact, and the facts established, in our opinion, indicate conclusively that the shares and loans not only became worthless in a year prior to 1932, but also that the company had been effectively liquidated some time before the revocation of its charter in 1926. The only assets that it ever owned were the DePriest and Stewart tracts acquired by purchase in 1920 and encumbered by mortgages for $13,333.33 and $10,000, respectively, or over half of their aggregate price of $41,202.50. As only $14,400 cash is shown to have been paid into the company as capital (there being no evidence that the four stock subscribers’ notes for $1,400 each were ever paid), it is to be inferred that petitioner advanced the approximate $3,500 additional paid for the tracts.

To hold the tracts, the company for a short time continued to borrow, mortgaging them as security. Then on July 27, 1922, it conveyed the DePriest tract to petitioner. It was then subject to a second mortgage to him, securing the $1,000 loan here in controversy, and to a third mortgage, securing a $5,000 loan. But on July 31,1922, petitioner conveyed the tract by a first mortgage deed to a bank to secure a $7,200 loan used to pay off the balance of the purchase price. He conveyed it, still mortgaged, to Fairview in 1930; Fairview (after revocation of its charter) conveyed it to his wife in 1934; and petitioner acquired it by devise upon his wife’s death in 1942.

The Stewart tract was the subject of similar shifts. Prior to 1924 it had been encumbered by a first mortgage to secure a $10,000 bank loan and to second and third mortgages to petitioner, securing the $5,000 and $3,500 loans here in controversy. After a judgment for $22,381.92 had been entered against petitioner in favor of the National Loan & Exchange Bank, which held the company’s shares as collateral, petitioner had the company convey the Stewart tract to the bank on January 15, 1924, and there title remained until February 28, 1930, when, pursuant to the terms of petitioner’s, general settlement with the bank as judgment creditor, the bank conveyed the tract to Fair-view on petitioner’s undertaking to pay $20,000 to the bank “as purchase price,” secured as to $18,500 by a first mortgage on the tract, other mortgage liens on it being removed. On July 22,1937, Fairview conveyed it to petitioner.

From this review of the facts, it is obvious that since January 15, 1924, the company has owned no assets whatever. When its charter was revoked in 1926, there was nothing to liquidate; the shares had no value, and no liquidator has since acquired anything for the payment of creditors or for liquidation. Recognizing these facts, petitioner argues that he “held lands and assets as trustee for the corporation’s stockholders and creditors down to 1932,” as is required of directors, after a corporation has been dissolved, by section 7710 of the Code of South Carolina, 1932. But obviously petitioner was not holding any lands or assets in 1932 as trustee or otherwise for the corporation. Both tracts were then held by Fairview, which had acquired one from petitioner and the other from a bank to which it had been transferred in consequence of a judgment not against the company, but against petitioner. We could believe that initially the conveyance of the DePriest tract to petitioner for facilitating a mortgage loan was in furtherance of the company’s interest, but any inference that a fiduciary character attached to his title is rebutted by the subsequent conveyance to Fairview. The tract was never reconveyed to the company, and petitioner did not again get title to it until his wife’s death in 1942. The Stewart tract was conveyed to the bank, which obviously did not take title for the company’s benefit, and the bank conveyed it to Fairview for a cash consideration paid by petitioner and described as “purchase price.”

Petitioner contends on brief that his loans to the company were bad debts, deductible in 1932. The $1,000 loan was secured by a second mortgage on the DePriest tract, which petitioner acquired in 1922, and conveyed to Fairview eight years later. Under date of July 30,1937. he wrote across the face of the bond and mortgage “Cancelled and charged off in 1932,” but we have not based a finding on this exhibit, for the notation had no effect. By acquiring the mortgaged land in 1922, petitioner’s mortgage interest became presumptively merged in his title to the fee, Thompson v. Hudgins, 161 S. C. 450; 159 S. E. 807, and nothing shown rebuts the presumption. Gainey v. Anderson, 87 S. C. 47; 68 S. E. 888. On the contrary, he conveyed full title to the tract in 1930.- The record does not disclose any affirmative act of cancellation, and indicates further that in 1932 there was nothing to cancel.

The loan for $5,000 was secured by a second mortgage on the Stewart tract, which petitioner in 1937 likewise marked “Redeemed and Can-celled and Charged off in 1932,” but we can not find that this was done in 1932. The mortgage note was included in the collateral placed with the bank in 1921 for security of petitioner’s personal loans. In the settlement agreement of July C, 1929, the bank agreed to convey the Stewart tract to petitioner’s appointee, subject to a first mortgage in its favor securing payment of $18,500, and to cancel and satisfy the first mortgage of the insurance company, dated December 4,1920, “as well as the mortgage of Fairview Farming Company to Irvine F. Belser, dated December 15, 1920” for $5,000. Petitioner in turn agreed to cancel the third mortgage on the tract, securing payment of the company’s note to him for $3,500, and he did so on February 28,1930.

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Belser v. Commissioner
10 T.C. 1031 (U.S. Tax Court, 1948)

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Bluebook (online)
10 T.C. 1031, 1948 U.S. Tax Ct. LEXIS 168, Counsel Stack Legal Research, https://law.counselstack.com/opinion/belser-v-commissioner-tax-1948.