First Nat. Bank of Pikeville v. Elliott

19 F.2d 426, 1927 U.S. App. LEXIS 2259
CourtCourt of Appeals for the Sixth Circuit
DecidedMay 13, 1927
Docket4666
StatusPublished
Cited by6 cases

This text of 19 F.2d 426 (First Nat. Bank of Pikeville v. Elliott) is published on Counsel Stack Legal Research, covering Court of Appeals for the Sixth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
First Nat. Bank of Pikeville v. Elliott, 19 F.2d 426, 1927 U.S. App. LEXIS 2259 (6th Cir. 1927).

Opinion

KILLITS, District Judge.

There is under consideration tbe petition of tbe Eirst National Bank of Pikeville, Ky., to revise an order of tbe District Court, in tbe matter of petitioner’s asserted claims against tbe trustee in bankruptcy of Nancy Jane Var-ney and Pricy A. Varney. Two questions arise, depending upon different states of fact. Respecting tbe first tbe essential facts are as follows:

One Rutherford, owning an undivided interest in a tract of land, mortgaged tbe same to tbe petitioner for $8,177. Subsequently Rutherford, having acquired tbe full interest, sold tbe property to tbe bankrupt, Pricy A. Varney, conveying- tbe same by warranty deed for a recited consideration of $1 “and other valuable considerations,” although, actually, were given two notes, for $5,000 each, payable in two and three years from date (February 2,1924), signed by both bankrupts, carrying tbe recitation that they represented “purchase money on real estate.” No lien, however, was retained in tbe deed to secure these notes, which.was necessary under tbe. law of Kentucky to give priority over tbe claims of intervening creditors without notice.

At tbe time of tbe execution of these notes tbe bankrupts were solvent, and were so considered! by tbe petitioner at the time of the transactions under consideration. Two days later, Rutherford indorsed tbe notes in blank, and discounted them with tbe petitioner; tbe proceeds being credited to bis checking account with tbe petitioner. Thereupon be drew bis check to tbe order of the petitioner for $8,177, and therewith took up bis note for that amount. Tbe mortgage securing tbe same was not, however, released of record, and nothing was said between tbe parties respecting release, or, in fact, concerning tbe mortgage. Tbe note for $8,177 bad been entered on petitioner’s note regis *427 ter, with a notation that it was secured by mortgage on the Rutherford land. The two $5,000 discounted notes were entered on the same register, with no notation on the blank provided for noting security, if any. The liquidation of the $8,177 note was entered on a sheet kept to show daily transactions with loans, discounts, payments, and renewals, and, in addition, the words “by P. A. and N. J. Varney notes.” As part of this entry now appears the letter “R,” which, in the bank’s practice, stands for “Renewed.” The effect of this entry, if it is unimpeached, would be that the two $5,000 notes were received as renewing the mortgage indebtedness to the extent of the mortgage note; but it is insisted by the trustee, and there is important physical evidence to justify the claim, that, originally, that which now appears to be an “R” was a “P,” which, in the bank’s practice, stands for the word “Paid”; and that the additional stroke to transform the “P” into an “R” was subsequently made. The original of this sheet, headed “Register of Loans and Discounts Paid, Credited, or Renewed,” which was before the court below as Exhibit B, is sent up by stipulation for the consideration of this court.

The transactions involved cover a period of but 19 days; that is, Rutherford made the mortgage to the bank on the 16th of January, 1924, and on the 4th of February the mortgage note was taken up in the manner designated. Petitioner, in August, 1925, made proof upon these notes against both bankrupts, reciting that they were “purchase-money lien notes on real estate, situated,” etc. In the proofs the mortgage from Rutherford to the petitioner was referred to, although not specifically claimed as a lien, and a certified copy thereof, together with a copy of the deed to the land from Rutherford to Pricy A. Varney, were attached as exhibits.

In January, 1926, petitioner amended its claims, by asserting that it took from Rutherford the “purchase-money lien notes” in question “in exchange” for the $8,177 mortgage note, and that the indebtedness evidenced by the latter “was secured, and still is secured, by a mortgage on the property therein described, ® * * and that said mortgage has never been paid or released, but still subsists as a lien, * * * and that by virtue of said mortgage” petitioner has a lien on the land therein described, conveyed by Rutherford to Pricy A. Varney, for $8,177, with interest from the date of the note for that amount. Subsequent to the transaction between Rutherford and the bankrupts, the latter became involved in large amounts and became insolvent, with many new creditors who had no notice of the claims of petitioner, save such, if any, which resulted from the presence of the unreleased mortgage from Rutherford to petitioner.

The question raised by this state of facts is whether the petitioner bank accepted Rutherford’s check for $8,177 as a payment of the mortgage note, thus extinguishing the security, or whether the transaction, considered in its whole aspect, should be regarded as a mere substitution of the two $5,000 purchase-money notes, pro tanto, for the surrendered mortgage note, leaving still’existent petitioner’s mortgage on an undivided four-sixths of the real estate acquired by Pricy A. Varney from Rutherford. It is conceded that, if the transaction amounted to a payment of the mortgage note, the lien is extinguished, and the bank’s claim is reduced to an unsecured status.

Undoubtedly the petitioner could have preserved its lien through the mortgage and at the same time have extinguished the $8,-177 note through the acceptance from Rutherford of the two “purchase-money" lien notes.”. But this, we think, would have involved, necessarily, the consent of the bankrupts. Pricy A. Varney, one of them, had' taken from Rutherford a title warranted to be free and unincumbered. The only lien upon the property to which he and his wife, the other bankrupt, had consented, was that arising from the fact that the purchase money had not been paid. Payment thereof had been deferred, by the terms of the notes, for a period of not less than two years, whereas the mortgage note was due and payable within four months. It was for them to say —not Rutherford, nor even the petitioner, should it desire to take the lien notes in exchange for the mortgage note — whether or not the lien upon their property, to which only they had consented, should be changed in character to that of a defeasible conveyance to the petitioner of the title. In receiving Rutherford’s warranty deed, which they took with at least constructive notice of the incumbrance which Rutherford was bound to clear up, they stipulated in effect that no such situation as now contended for by the petitioner should arise.

This consideration, it seems to us, leaves inapplicable the current of authority cited in behalf of petitioner to the effect that a substitution of a new promise to pay is not a payment of the indebtedness theretofore subsisting, and-that the security is not af- *428 feeted by a change in the form of the debt. If the' petitioner’s position is acceptable, there would result a change'of the form of the security to which the bankrupts have not assented, and, as well, as the court below observed, a change in the form of the debt. There is ample evidence supporting the conclusion of the referee and the court below that payment, not renewal, was the effect of taking Rutherford’s cheek for his note. We find no reason in the record to question this finding. From it follows, as a matter of course, the equitable release of the mortgage.

The facts of the second question are: In December, 1924, one K. L. Varney made to petitioner a note for $5,000, due in four months, indorsed by W.

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Cite This Page — Counsel Stack

Bluebook (online)
19 F.2d 426, 1927 U.S. App. LEXIS 2259, Counsel Stack Legal Research, https://law.counselstack.com/opinion/first-nat-bank-of-pikeville-v-elliott-ca6-1927.