Denecke v. West

184 Iowa 600
CourtSupreme Court of Iowa
DecidedOctober 18, 1918
StatusPublished
Cited by4 cases

This text of 184 Iowa 600 (Denecke v. West) is published on Counsel Stack Legal Research, covering Supreme Court of Iowa primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Denecke v. West, 184 Iowa 600 (iowa 1918).

Opinion

Weaver, J.

1. Principal and surety: ultra vires in re surety bona. On February 17, 1914, the defendant West sold and conveyed to the plaintiff a described half section of land in the state of Colorado. At the time of said sale and conveyance, and as a part of the same transaction, the grantor and grantee entered iuto a written contract, which, in view of the somewhat peculiar nature of the controversy, we here set out in full.

“CONTRACT.

“This contract, made in duplicate and entered into this 17th day of February, 1914, by and between N. P. West of Linn County, Iowa, party of the first part, and C. Denecke, party of the second part, witnesseth:

“Party of the first part has this day sold to party of the second part a certain half section of land legally described as follows: The north half Section 7, Township 2 South, Range 64 West of the 6th P. M., Adams County, Colorado, containing 320 acres, more or less, according to government survey.
“Party of the second part has purchased above-described land, and for the same has paid the sum of $2,800 in cash, the said land being transferred subject to the encumbrance now against it, amounting to $2,000. Deed to the above-described land has this day passed to the party of the sec-’ ond part, and party of the first part hereby agrees to furnish second party an abstract, showing good and merchantable title to said land, free and clear from all encumbrances excepting the above-mentioned $2,000, as soon as said abstract can be prepared by the abstract company.
“Inasmuch as second party has purchased the above-described land without the usual inspection and investiga[602]*602lion, and inasmuch as first party has sold the same at a price lower than any of this near-by land has been sold, it is agreed between first and second party hereto as follows:
“Party of the second part shall hold title to said land for one year, or until such earlier date as said land may be resold at a profit satisfactory to both parties hereto. Party of the second part agrees to allow the first party to have the exclusive reselling of said land for one year, and party of the second part shall transfer title of said land to the new purchaser when the first party furnishes such a purchaser who shall pay enough cash that second party shall receive at least $3,300 from said sale.
“Party of the first part agrees to use his best efforts in the selling of the above-described land, and expects to be able to resell same within one year at $25 per acre or more. Whatever amount may be agreed upon, however, in the reselling of this land, the amount received above $15 per acre shall be divided equally between the first party and the second party hereto.
“To make more certain the reselling of said half section, the first party does hereby agree to put 100 acres of same into crop during the spring of 1914. The seed shall be furnished and the work shall be done at the expense of first party, but one half the expense of harvesting, threshing, and marketing said grain shall be paid by the second party, and second party shall receive one half the crop raised on said 100 acres.
“If, for any cause, party of the first part is unable to accomplish the reselling of this land within one year from date hereof, then the party of the first part reserves the right to purchase back from second party the above-described land. And first party does hereby bind himself to purchase back said land from party of the second part, paying party of the second part the sum of $3,300 in cash, within one year, for' said land, and taking the same subject [603]*603to the $2,000 encumbrance. Said $3,300 is to be paid to party of the second part in cash, in excess of whatever amount is paid to second party from the proceeds of his one-half share of crop.
“The agreements and obligations herein made by the party of the first part are guaranteed to party of the second part by the surety bond of even date hereof, signed by party of the first part and the New England Casualty Company of Boston as surety, a copy of Avhich bond is attached hereto and made a part of this contract.
“Witness our hands and seals this day and year first above written.
“First Party, N. P. West,
“Second Party, C. Denecke.”

The bond made and delivered in pursuance of said contract is as follows:

“Surety Bond.
“Kuoav All -Men By These Presents: That we, N. P. West, of Linn County, IoAva, and the New England Casualty Company, of Boston, are jointly and severally bound and firmly held unto O. Denecke, of Linn County, Iowa, in the sum of $3,300, the payment of which, well and truly to be made, Ave hereby bind ourselves and assigns and legal representatives. The conditions of the above obligation is as follows, to wit:
“Whereas, said N. P. West has sold unto C. Denecke the north half Section 7, Township 2 South, Range 64 West of the 6th P. M., Adams County, Colorado, containing 320 acres, more or less, and has contracted to place in crop 100 acres of same for one half the crop raised thereon; also to repurchase said half section at the end of one year from date for $3,300 (subject to its encumbrance of $2,000) providing said land has not been resold by N. P. West prior to that time, and satisfactory settlement made with O. Denecke:
[604]*604“Now, Therefore, if said N. P. West shall resell above-described land or repurchase said land within one year from date hereof, and pay to said C. Denecke the sum of $3,300 or more for same, in addition to assuming the $2,000 encumbrance thereon, then this obligation shall be void. Otherwise, it shall be in full force and virtue; and we do hereby bind ourselves, our assigns, and our representatives to faithfully fulfill said agreement made by N. P. West, and contained in the contract attached hereto and made a part hereof.
“Witness our hands and seals this 17th day of February, in the year of our Lord, 1914. '
“Seal impressed:
“New England Casualty. Company, Boston, Mass.
“Incorporated, 1901.
“N. P. West.
“New England Casualty Company of Boston,
“By Thos. B. Powell, Attorney in Fact.
“By Fred W. Higley, Attorney in Fact.”

On March 22, 1915, the plaintiff brought this action, alleging breach of the contract and bond on the part of West, and asking for recovery of his damages against both West and the Casualty Company. To this action the Casualty Company appeared, and answered, in substance, that, under its articles of incorporation, and under the laws of Massachusetts, where it was organized, and the laws of Iowa, where the bond in suit was executed, it had and has no power or authority to issue or enter into bonds or contracts of the character of the one in suit, and that the instrument sued upon is, therefore, void.

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Bluebook (online)
184 Iowa 600, Counsel Stack Legal Research, https://law.counselstack.com/opinion/denecke-v-west-iowa-1918.