Corbett v. Hospelhorn

191 A. 691, 172 Md. 257, 1937 Md. LEXIS 233
CourtCourt of Appeals of Maryland
DecidedApril 9, 1937
Docket[No. 46, January Term, 1937.]
StatusPublished
Cited by10 cases

This text of 191 A. 691 (Corbett v. Hospelhorn) is published on Counsel Stack Legal Research, covering Court of Appeals of Maryland primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Corbett v. Hospelhorn, 191 A. 691, 172 Md. 257, 1937 Md. LEXIS 233 (Md. 1937).

Opinion

OFFUTT, J.,

delivered the opinion of the Court.

The National Bond & Mortgage Corporation of Texas, on November 1st, 1928, as grantor, and the Pennsylvania Surety Corporation as guarantor, executed to the Century Trust Company of Baltimore, a Maryland corporation, and Henry M. Laithe, a deed under which the grantor ¡undertook to pledge with the grantees property consisting (a) of cash, (b) United States government bonds or certificates of indebtedness, and (c) mortgages, which should be first mortgages to the extent of thirty-six per cent, of “the trust property, securing the first $1,000,000” of notes, to secure the payment of certain “6% Collateral Trust Gold Notes,” and the interest to accrue thereon. The surety company joined in the deed for the purpose of guaranteeing the payment of such notes. Eventually the Century Trust Company became merged with the Baltimore Trust Company, which succeeded it as trustee ¡under the deed, and G. Roy Mueller succeeded Laithe as the individual trustee.

*261 The Mortgage Company became insolvent, the guarantor was dissolved, without assets or resources available from either for payment on account of the indebtedness evidenced by such notes.

The deed provided that the trust property pledged to secure the payment of the notes should conform “in all respects” to the requirement of article III of the deed, “and no other.” Those requirements were that the property should consist of cash, government securities, and mortgages. As stated supra, the mortgages so pledged were to be first liens on the mortgaged property to the extent of thirty-six per cent, of the trust property securing the first $1,000,000 of notes, each mortgage maturing in three years or at a more distant time was to provide for amortization by equal monthly, quarterly, or semiannual payments, and the liens against the mortgaged property, including that of the mortgage, were in no case to exceed seventy-five per cent, of the value thereof as fixed by an appraisal by two appraisers selected in writing by the grantor and the guarantor, and each mortgage was to be accompanied by a surety bond executed by the mortgage company and the guarantor, guaranteeing the payment of the principal and interest of the pledged mortgage.

It also provided that “The aggregate principal amount of the Notes issued and outstanding at any time shall never bear a greater ratio or percentage of the aggregate principal amount of the Trust Property, then in the hands of the Trustees, than that which results from a determination of the same by taking so much of said Trust Property as consists of United States Bonds, United States Certificates of Indebtedness and/or Cash at one hundred per centum (100%) of the principal amount thereof, and so much of said Trust Property as consists of Mortgages as the term ‘Mortgages’ is in this indenture defined, at eighty-three and one-third per centum (88 (4%) of the unpaid principal amount thereof, it being the intent hereof that to the extent said Trust Property consists of Mortgages aforesaid, there shall be deposited *262 with the Trustees One Hundred and Twenty Dollars ($120.00) of unpaid principal amount in said Mortgages for every One Hundred Dollars ($100.00) of Notes then outstanding, which are properly apportionable to said Mortgages upon the basis of determination hereinbefore set forth.”

It further provided that in the event of a default on the part of the Mortgage Company, or upon the appointment of a receiver for it, or if a petition were filed to have it declared a bankrupt, the trustee should, pending such default, bankruptcy, or receivership, collect the-notes, bonds, and obligations pledged with the trustee as “trust property.” Article VII of the deed provided that in the event of certain defaults the trustee should at the request of the holders of twenty-five per cent, in amount of the notes “and upon receiving satisfactory indemnity to them against all costs, expenses and liability to be by the Trustees incurred, and not otherwise, as in their discretion they deem best, or as directed in writing by the holders of at least fifty-one per centum (51%) in amount of the Notes then outstanding, declare all unmatured Notes immediately due and payable. * * *”

Article XII provides that if the corporate trustee resigns his successors may be appointed by the holders of fifty-one per cent, in amount of the notes, or in an interim by the mortgage company, and the individual trustee may be removed and hi:s successor appointed at any time by the trustee.

The deed further provided that the-mortgage company could not withdraw or substitute any collateral so- long as it was in default, and that it should substitute for mortgages in default other mortgages or trust property.

On January 14th, 1931, the Pennsylvania Surety Corporation was dissolved and its business liquidated. On December 14th, 1931, the Mortgage Company addressed to the Baltimore Trust Company and Laithe, trustees, a formal written “proposal,” in which they admitted that the collateral then held in the trust had become inadequate to protect the noteholders (a) because of the failure of *263 the surety guarantee, and (b) the depreciation of the trust property; they called attention to the fact that no more mortgages could be accepted under the deed because the guarantor could no longer give the guaranty required by its terms, and that the collateral was\ being diminished by the foreclosure of prior liens. They further stated in that paper that “Any cash which accumulates in the Trust produces very little income and inasmuch as there are many Noteholders who, because of the prevailing depression wish to liquidate their holdings at a reduction from their face value, it would be advantageous both to the Noteholders and to ourselves to allow this cash to be used for the purchase and retirement of available Gold Notes.” In view of these conditions they offered to substitute for the terms of the deed of trust a plan of liquidating and administering the trust which in terms abrogated several of the more important of those provisions of the deed of trust, to which reference has been made and which were designed for the protection of the noteholders, under which plan the trustees, would be authorized to accept without limitation as to their ratio to the trust property second mortgages with or without amortization provisions, disregard the requirement of a surety bond, surrender for cash notes required by the mortgage company, and which would cancel the power of the trustees to declare outstanding notes due and payable by acceleration, cancel the rights accruing to the trustee and noteholders through defaults, and cancel the right of the trustee to require the substitution of other mortgages for trust property mortgages in default.

On February 24th, 1932, the Mortgage Company filed against Laithe and the Baltimore Trust Company, trustees, in the Circuit Court No. 2 of Baltimore City, its bill of complaint in which it prayed that the trustees be authorized to accept that proposal. On February 24th, 1932, the court by its decree of that date “authorized and directed” the trustees to accept the proposal. The decree recites that an answer was filed, but it does not appear that testimony was taken, or that the noteholders *264

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Bluebook (online)
191 A. 691, 172 Md. 257, 1937 Md. LEXIS 233, Counsel Stack Legal Research, https://law.counselstack.com/opinion/corbett-v-hospelhorn-md-1937.