Frola's Petition

52 Pa. D. & C. 357, 1943 Pa. Dist. & Cnty. Dec. LEXIS 110
CourtPennsylvania Court of Common Pleas, Mercer County
DecidedDecember 9, 1943
Docketno. 57
StatusPublished

This text of 52 Pa. D. & C. 357 (Frola's Petition) is published on Counsel Stack Legal Research, covering Pennsylvania Court of Common Pleas, Mercer County primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Frola's Petition, 52 Pa. D. & C. 357, 1943 Pa. Dist. & Cnty. Dec. LEXIS 110 (Pa. Super. Ct. 1943).

Opinion

Rowley, P. J.,

Joseph F. Frola, a purchaser of certain land sold for unpaid taxes, presented his petition for a rule to show cause why his title to said land should not be adjudicated, and decreed valid and indefeasible as against all rights or claims whatsoever.

Authority for such a petition is found in the Act of July 18, 1917, P. L. 1072, as amended by the Acts of [359]*359May 9,1923, P. L. 182, and May 31,1923, P. L. 477, 72 PS §6144, and also in the Act of May. 16, 1919, P. L. 180, as amended by the Acts of April 11,1939, P. L. 22, and July 28,1941, P. L. 537, 72 PS §6139.

The procedure under the two series of statutes is substantially identical. . . .

The briefs of both parties state “the case is free from . procedural difficulties”.

The Act of April 11, 1939, P. L. 22, sec. 2, as amended, provides that upon issue of the rule, “If any person or persons shall appear and make answer to said petition, the court shall thereupon order and decree that such person or persons shall begin proceedings to establish his or their title or interest in, or claim against, said land within ninety days thereafter . . .”

In Meyers v. Manufacturers & Traders Nat. Bank of Buffalo et al., 332 Pa. 180, the court said (p. 183) :

“ ‘The statute, providing as it does for a rule to show cause why the title of the petitioner should not be- adjudicated and decreed valid, contemplates that when the rule is answered, it shall be judicially determined whether cause has been shown. If it has been, by the showing of title in the respondent which as matter of law establishes his right to the land, and this is un-dénied, then the court should adjudicate and decree the petitioners’ title to be invalid and should dismiss his petition. If, however, on the petition and answer as filed or after the traverse of the answer the court should be of opinion that the tax title set up by the petitioner warrants an issue to determine whether his title or that averred by the answer is the valid one, it should then order and decree that the respondent begin proceedings to establish his title.’ ”

The instant parties seem to assume that the Act of 1939 empowers the court to determine in this proceeding, not whether title to the land is in the petitioner or in the respondent, but whether respondent has a lien upon the title.

[360]*360Inasmuch as there is no dispute as to the material facts, there is nothing to warrant an issue. Therefore we accept the question as submitted.

Questions involved

Petitioner states the questions involved thus:

“1. Is a judgment lien in favor of the Department of Public Assistance of the Commonwealth of Pennsylvania divested on sale of defendant’s land at county treasurer’s sale to the county?”

“2. Is a judgment in favor of the Department of Public Assistance subject to the same rules, conditions, priorities and limitations as any other judgment when property of the defendant is sold at tax sale?”

Respondent states the questions as follows:

“1. Where land is sold by the county commissioners for the nonpayment of filed taxes under the Act of June 20, 1939, P. L. 498, 72 PS §§5970a, 5971a, does such a sale divest the lien of judgment of the Commonwealth of Pennsylvania, said judgment being against thé owner of said property against whom said taxes were filed and said judgment being given for the repayment of public assistance granted to the said owners.

“2. Under the same circumstances, is the Commonwealth entitled to priority of payment with respect to the funds received at the said tax sale?”

Findings of fact

The following facts are undisputed:

1. On July 5, 1939, there was filed in the office of the Prothonotary of the Court of Common Pleas of Mercer County, at no. 244, June term, 1939, a bond in the sum of $500 executed to the Commonwealth of Pennsylvania by Carter Irwin, who was then the owner of the land which is the subject of this proceeding. The bond was conditioned that the facts contained in obligor’s application for assistance be true.

2. On July 5, 1939, the prothonotary entered judgment on the bond for $575, which included an attorney’s commission of 15 percent for collection.

[361]*3613. On January 29, 1940, the county treasurer sold the real estate of Carter Irwin as seated land, for nonpayment of municipal (county, road, and school) taxes for the years 1929 to 1939, inclusive, then due in amounts of $633.99. The land was purchased by the County of Mercer.

4. The land so sold was not redeemed.

5. On May 7, 1940, some four months after the tax sale, there was filed in the office of the prothonotary at no. 554, March term, 1940, a reimbursement agreement executed by Carter Irwin. The purpose of the agreement, as stated therein, was “to give the Department of Public Assistance a lien on any property owned by me at the time of my application for assistance, or in which I acquire a property interest while receiving assistance.”

The agreement contained a warrant to confess judgment in the sum of $2,000.

On May 7,1940, the prothonotary entered judgment upon that agreement against Carter Irwin for $2,000.

6. On March 2,1942, the county treasurer conveyed to the County of Mercer the land of Carter Irwin, hereinbefore described, which had been purchased by the County of Mercer at the tax sale on January 29, 1940.

7. On August 17, 1942, the County of Mercer conveyed the aforesaid premises to Walter E. Smith.

8. On May 15,1943, Walter E. Smith sold the premises to Joseph F. Frola, the instant petitioner, upon a land contract.

Discussion

Respondent’s answer contends that the title of the petitioner, Frola, is subject to the liens of the judgments entered by respondent against Carter Irwin, viz, judgment for $575 entered on July 5, 1939, and judgment for $2,000 entered May 7, 1940.

To this claim of respondent, petitioner replies that the judgment of $2,000 never became a lien on the [362]*362Carter Irwin real estate because the land was sold by the county treasurer at tax sale on January 29, 1940, before the judgment was entered in the office of the prothonotary. Petitioner says further that the judgment for $575 was discharged by the tax sale of January 29,1940. In support of this latter claim petitioner quotes the following from the Act of May 29, 1931, P. L. 280, as last amended by the Act of June 20,1939, P. L. 498, sec. 5, PS §5971 i:

“Every such sale shall discharge the lien of every obligation, claim, lien or estate with which said property may have or shall become charged or for which it may become liable, except no such sale shall discharge the lien of any ground rent, municipal claim or tax remaining unpaid or mortgage . . . recorded before such taxes became liens, by return and docketing . . .

“When any real estate is so sold, no lien whatsoever against such real estate shall be deemed to be discharged during the period for redemption; but if such real estate is not redeemed, then all liens against the same, except such liens as are hereinbefore specifically saved, shall be deemed to be discharged from the date that the right of redemption expired.”

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Bluebook (online)
52 Pa. D. & C. 357, 1943 Pa. Dist. & Cnty. Dec. LEXIS 110, Counsel Stack Legal Research, https://law.counselstack.com/opinion/frolas-petition-pactcomplmercer-1943.