Board of County Commissioners v. General Securities Corp.

138 P.2d 479, 157 Kan. 64, 1943 Kan. LEXIS 143
CourtSupreme Court of Kansas
DecidedJune 12, 1943
DocketNo. 35,827
StatusPublished
Cited by13 cases

This text of 138 P.2d 479 (Board of County Commissioners v. General Securities Corp.) is published on Counsel Stack Legal Research, covering Supreme Court of Kansas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Board of County Commissioners v. General Securities Corp., 138 P.2d 479, 157 Kan. 64, 1943 Kan. LEXIS 143 (kan 1943).

Opinion

The opinion of the court was delivered by

Parker, J.:

This action was instituted by the Board of County Commissioners of Wyandotte county to foreclose liens for general taxes subject to foreclosure under chapter 375 of the Laws of 1941, now appearing as G. S. 1941 Supp. 79-2801 et seq.

On the date of the institution of the action the General Securities Corporation, Inc., was the owner of special tax bills issued by the city of Kansas City, Kan., under authority of chapter 133 of the Laws of 1927 and amendments thereto, now appearing as G. S. [66]*661935, 13-1079 et seq., against a number of tracts of real estate to pay the costs of special improvements, such tax bills having been issued by the city on or about December 6,1938.

The general taxes on the tracts of land against which the General Securities Corporation held special tax bills had not been paid and such tracts were included in the tax foreclosure action. In compliance with G. S. 1941 Supp. 79-2802, which requires all persons having or claiming to have any interest in the land sought to be foreclosed to be joined as a party defendant, the corporation was made a defendant in the action and duly served with process. There were many defendants, but of these only the corporation has appealed from the judgment rendered by the trial court. Hereafter in the interest of brevity it will be referred to as the defendant.

Defendant’s answer contained a general denial and the equivalent of a demurrer in that it alleged the petition and each and every cause of action set forth therein failed to state facts sufficient to constitute a cause of action. Inasmuch as the petition was not abstracted we shall regard it as sufficient in form and assume this objection was based on the theory the statute on which the plaintiff relies was unconstitutional, and hence could not be relied on for recovery irrespective of whether the allegations of the petition were properly pleaded.

The answer also set forth the sundry tax bills held by defendant against the various tracts of real estate involved and in substance further alleged: Plaintiff had no right to foreclose defendant’s lien or compel it to do so; the amount of each tax bill was a lien until paid by terms of the statute, the ordinance under which it was issued and the tax bill itself, the terms of all of which whén the tax bill was issued constituted a contract with the purchaser; if plaintiff was permitted to foreclose its lien and exclude defendant’s lien in the event the sale following foreclosure failed to realize sufficient to satisfy both, the foreclosure would deny equality with plaintiff’s lien and result in an impairment of the obligations of defendant’s contract contrary to the United States Constitution, article 1, paragraph 10, and the fourteenth amendment; the amount due under terms of the tax bills was to be paid in ten annual installments, only two of which had accrued; defendant had not exercised its option to declare the whole amount due, and to compel it to foreclose its lien for the entire amount due would impair the rights guaranteed by such constitutional provisions; the law under which [67]*67tax bills were issued guaranteed to the holder an equality of lien concurrent with the lien of general taxes and superior to all other liens; such lien continued to exist until the entire amount due by the terms of the tax bill was fully paid and there could be no impairment of the contract rights which had vested contrary to the provisions of the constitution referred to, either by selling and conveying property covered by the tax bill free and clear of all liens when the amount due thereunder had not been paid defendant, or by compelling it to foreclose its lien which it had not exercised its option to declare due.

Also included in such answer was an additional paragraph and a prayer for relief which reads as follows:

“Further answering defendant General Securities Corporation, Inc., states that in State v. Wyandotte County Commissioners, (1941) 154 Kan. 222, an action brought to test the constitutionality of chapter 375 of Laws of Kansas, 1941, the validity of said law was drawn in question as violating section 10, article 1, of the constitution of the United States, and as violating the rights guaranteed by the 14th amendment to the constitution of the United States, and it was held that in an action to test the constitutionality of that statute the Supreme Court would assume that the trial court would construe the ‘statute in conformity with the constitution.’ Further answering defendant General Securities Corporation, Inc., states that in Wyandotte County Commissioners v. Adams, (1941) 154 Kan. 233, it was held that the lien for general property taxes and the lien created by the special tax bill were concurrent, of equal force and effect, and that neither one should have precedence over the other; and if plaintiff’s lien should be foreclosed and said property sold in satisfaction thereof, then it should be sold subject to said lien of this defendant; otherwise, the vested contractual rights of this defendant will be impaired and destroyed contrary to the provisions of section 10 of article 1 of the constitution of the United States and contrary to the provisions of the fourteenth amendment to the constitution of the United States.
“Wherefore having fully answered defendant General Securities Corporation, Inc., demands judgment that neither its liens nor the obligations of its contracts be impaired; that if said property be sold to satisfy plaintiff’s lien that said property be sold subject to the lien of this defendant; that if said property be sold and deeds issued therefor by the sheriff, that said deeds convey the property to the purchaser subject to the liens of this defendant for any balance due thereon until paid. . . .”

In the absence of an abstract of the substance of the petition it should be stated the record of the proceedings during the trial shows a colloquy between counsel for the parties clearly evidencing that at no stage of the proceedings was it claimed by plaintiff it could in the instant action foreclose or in any manner impair the lien of special [68]*68tax bills for future installments, accruing subsequent to the tax year for 1941, the general tax liens for which year were properly included in the present foreclosure action.

On these issues this case was tried to the court which in due time rendered the following judgment:

“It is therefore by the court . . . decreed, that the plaintiff have judgment for the foreclosure of its tax liens against each piece, parcel and tract above mentioned in the sum above specified together with costs as taxed and the same is hereby made a first and prior lien on said property; except as to such property as is hereinbefore found to be subject to the lien of a special tax bill, which lien is concurrent with plaintiff’s lien and the lien of said special tax bills are hereby foreclosed as to all installments due thereon up to and including the installments due in 1941, . . . That a special execution or order of sale shall forthwith issue . . . directed to the sheriff of Wyandotte County, Kansas, commanding him to cause such property to be advertised and sold according to law.

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Bluebook (online)
138 P.2d 479, 157 Kan. 64, 1943 Kan. LEXIS 143, Counsel Stack Legal Research, https://law.counselstack.com/opinion/board-of-county-commissioners-v-general-securities-corp-kan-1943.