Brent v. Green

6 Va. 16
CourtSupreme Court of Virginia
DecidedJanuary 15, 1835
StatusPublished

This text of 6 Va. 16 (Brent v. Green) is published on Counsel Stack Legal Research, covering Supreme Court of Virginia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Brent v. Green, 6 Va. 16 (Va. 1835).

Opinion

Brockenbrough, J.

In the case of Simon v. Motivos, it is said by Burrow, that the judges of the court of king’s bench were inclined to think, “ that buying and selling at auctions was not within the statute of fraudsand in the report of the same case by judge Blackstone, it appears that three of the judges, lord Mansfield, Wilmot and Yates, expressed opinions to that effect. That, however, was not the decision; and, with great deference to the wisdom which then presided in that court, it would have been strange if it had been. The statute expressly declared, that no contract for the sale of goods for ten pounds sterling or upwards shall be allowed to be good, unless the buyer either accept part of the goods sold, or pay earnest money, or unless some note or memorandum in writing of the bargain be made, and signed by the parties to be charged, or their agents thereunto lawfully authorized; and a similar provision, as to the note or memorandum in writing, had been made as to contracts or sales of lands, or any interest in or concerning them. A decision according to the reported inclination of the minds of the judges, would have been equivalent to saying, that a- buying or selling at auctions was not, in the one case, a contract for the sale of goods, and, in the other, a contract or sale of lands. The master of’the rolls, sir W. Grant, in Bragden v. Bradbear, makes the following judicious observations on that subject: “ As to the doctrine, that the statute of frauds does not apply to sales by auction, there is no decision; for [24]*24though in Simon v. Motivos, the judges did express their opinion, the ground bf their decision was that the-memorandum- of the auctioneer answered the requisitions of the statute. Those words are large enough to comprehend every,contract by whatsoever preliminary means, whether verbal communications bidding at an auction, it may have been brought about, and it is not clear to me, that sales by auction are out of the mischief against which the statute meant to guard. From the public nature of a sale by auction, it does not follow that what passes there must be matter of certainty: so far from it, that I never saw more contradictory swearing than in those cases, where attempts were made -to introduce evidence of what was, said or done during the course of the sale. Though, ordinarily, the terms and conditions are reduced to. certainty by -a written or printed particular, yet if it is true that the statute does not affect any, sales by auction, .the whole of the terms might be left to parol evidence, at the. hazard of all the uncertainty of perjury, which the statute intended to exclude. I should therefore hesitate to say, the policy of the law does not extend to such sales. Still more should I hesitate to say, the words of the statute, according to the true construction, do not include sales by auction.” A similar opinion is expressed by the same judge, in Higginson v. Clowes, 15 Ves. 515. The decision in Simon v. Motivos, was that the auctioneer must be considered as agent for the buyer, after knocking down the hammer, as well as for the seller, and that his setting down in writing, the name of the buyer, the price &c. was a compliance with the terms of the statute, it being a memorandum in writing, signed by-the party, or by some person by him lawfully authorized.

' The counsel for the appellant spoke of judicic£'lsales as being out of the statute. These are sales before a master in chancery, under 'decrees of that court, and are governed by the rules prescribed by the court. It [25]*25is said that the judgment of the court takes them out J ° of the statute. Sugd. Law Vend. p. 78. Attorney General v. Day, 1 Ves. sen. 218. If it be true that these sales are properly exempted from the restrictions of the statute, it is surely proper, that that exemption should be narrowed as much as possible, and that it should be confined to such as are technically judicial sales. But it cannot be pretended, that a sale by a sheriff of an insolvent’s estate is a judicial sale. The sheriff is bound by the law to sell and convey, and he performs these acts without invoking to his aid the judgment of any court whether of law or equity.

The real decision in Simon v. Motivos has been followed by the courts of England to this day. It is true, that in Stansfield v. Johnson, 1 Esp. N. P. Rep. 101. chief justice Eyre expressed his opinion, that it applied to sales of goods only, and he ruled that in a sale of lands the auctioneer was not to be.taken as an agent for the purchaser. This distinction was repudiated by lord Eldon, in Coles v. Trecothick, 9 Ves. 249. and in Kemeys v. Proctor, 1 Jac. & Walk. 351. and expressly overruled by the court of common pleas in Emmerson v. Heelis, 2 Taunt. 38. and White v. Proctor, 4 Id. 209. In each of the two last cases, the auctioneer set down the name of the highest bidder in a bill or particular of sale, and the court decided, that this was a memorandum in writing signed by an agent of the purchaser against whom the action was brought. In Emmerson v. Heelis, the chief justice assigns his reasons for saying, that the auctioneer is the agent for the purchaser, in putting his name to the memorandum of the sale. I do not think they are very satisfactory. If it were a new question, I should say, that the auctioneer is the agent employed by the vendor to make the sale, and by the purchaser for crying or proclaiming the last bid, and thereby of declaring him to be the purchaser; and that there his agency ceases, unless the purchaser directs him to sign [26]*26his name to the memorandum, or assents expressly to his doing so; for the parol bargain, and the written confirmation, are separate and distinct acts. But although such is my opinion, yet I consider it as settled law, which ought not now to be disturbed, that the auctioneer is the agent to sign the name of the purchaser, and that he is bound by it. In Kemeys v. Proctor, 3 Ves. & Beam. 57. sir W. Grant remarked, that if the question were open, he should be disposed to say, that the auctioneer is not the agent of the purchaser, but after two consecutive judgments of a court of law (meaning those in Taunton) he should not give a different judgment from theirs, whatever might be his private opinion. And in the same case, Jac. & Walk. 351. lord Eldon said, he could never understand how it was possible to distinguish between an auctioneer being an agent for a buyer of goods under the 17th section, and being an agent for the purchaser of lands under the 4th section, of the statute of frauds, the language of each section as. to this matter being the same; but he doubted whether if he had had to decide the question originally, he should have held the auctioneer to be such an agent in either case. In rendering the final decree, he acquiesced in the decisions of the courts of common law.

The counsel for the appellee admits, that the law is as here stated, but he argues that the memorandum in writing cannot properly be signed by one of the contracting parties as the authorized, agent of the other; that the agent must be a third person. For this position he refers to the cases of Wright v. Dannah, and Farebrother v. Simmons. The first was not a sale at auction: it was a sale of clover seed at the corn exchange in London;

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Bluebook (online)
6 Va. 16, Counsel Stack Legal Research, https://law.counselstack.com/opinion/brent-v-green-va-1835.