Higgins v. Knickmeyer-Fleer Realty & Investment Co.

74 S.W.2d 805, 335 Mo. 1010, 1934 Mo. LEXIS 295
CourtSupreme Court of Missouri
DecidedSeptember 18, 1934
StatusPublished
Cited by39 cases

This text of 74 S.W.2d 805 (Higgins v. Knickmeyer-Fleer Realty & Investment Co.) is published on Counsel Stack Legal Research, covering Supreme Court of Missouri primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Higgins v. Knickmeyer-Fleer Realty & Investment Co., 74 S.W.2d 805, 335 Mo. 1010, 1934 Mo. LEXIS 295 (Mo. 1934).

Opinions

* NOTE: Opinion filed at May Term, 1934; July 17, 1934; motion for rehearing filed; motion overruled at September Term, September 18, 1934. Action for damages for alleged malicious prosecution. The Duke Realty Construction Company, a corporation, Sam Duke, Joseph Boxerman, Knickmeyer-Fleer Realty Investment Company, a corporation, and Henry Knickmeyer, A.J. Fleer and Charles Dietrich, members and officers of said corporation, were made defendants. During the trial plaintiff dismissed as to defendants Henry Knickmeyer and Charles Dietrich. A verdict was returned finding the issues for plaintiff against the other defendants and awarding plaintiff "actual damages in the sum of $1000 and punitive damages at the sum of" $15,000; judgment was entered accordingly. All the defendants, except the Duke Realty Construction Company appealed. The joint-separate appeal of defendants Knickmeyer-Fleer Realty Investment Company and A.J. Fleer is here numbered 32,087, the separate appeal of defendant Joseph Boxerman 32,088 and that of defendant Sam Duke 32,089. Abstracts have been filed and separate briefs and arguments submitted on the part of appellants, the Knickmeyer-Fleer Company, Fleer and Boxerman. *Page 1014 The appeal (32,089) of defendant Sam Duke was dismissed here for failure of appellant to comply with our rules.

The trial, in the Circuit Court of the City of St. Louis, consumed five days and the record here is voluminous. We shall, however, endeavor to make a preliminary statement of the events leading to the situation out of which this action arises. Defendant Boxerman is an attorney. He had been engaged in the practice of law in the city of St. Louis since 1912. In 1927 and for some years prior thereto, he rented and occupied a suite of office rooms in the Central National Bank Building. Defendant Sam Duke was engaged in the real estate and building construction business. It seems he carried on this business by and through a corporation, Duke Realty Construction Company. Duke owned the entire stock of this corporation except qualifying shares. Duke rented from Boxerman, and occupied, office space in Boxerman's office suite. Harry N. Soffer, who is spoken of as "a young attorney," also had an office in the Boxerman suite and did some work for Boxerman for which he received his rent and a salary. He also carried on his separate and individual law practice. Boxerman was employed as attorney by and represented Duke, and the Duke Realty Construction Company, in most of the legal matters arising in the course of Duke's real estate and business activities. The plaintiff Catherine Higgins, a single woman, was about thirty years of age in 1926 when she entered, with Duke, upon the construction enterprise to which we shall presently refer. Prior thereto Miss Higgins had made some three or four real estate deals. With a view to improving and erecting thereon flat and apartment buildings, an aunt of Miss Higgins, who had title thereto, free and clear of any encumbrance, conveyed to her contiguous lots fronting on Euclid, Kossuth and Farlin Avenues, in the city of St. Louis. It was agreed that the aunt would be paid a certain fixed purchase price for these lots out of the profits expected to be realized upon the sale of the buildings to be erected thereon. The scheme was most ambitious for it seems Miss Higgins had very little capital on hand. She entered into negotiations with Duke which resulted, in November, 1926, in a contract between them whereby Duke agreed to construct on the vacant lots, which had been conveyed to Miss Higgins by her aunt, six buildings as follows: an eight-family apartment fronting on North Euclid Avenue known as 4210 North Euclid; a four-family flat on Kossuth Avenue, numbered 4892-4894 Kossuth; a two-family flat on Kossuth, numbered 4896 Kossuth; and three separate, detached, two-family flats on Farlin Avenue, numbered 4893-4895-4899 Farlin Avenue. Miss Higgins was to finance the buildings by the means of first and second deeds of trust against the property. Further details of this agreement between Miss Higgins and Duke are immaterial here. It will *Page 1015 be noted that neither Boxerman, Fleer or the Knickmeyer-Fleer Company, the other defendants in this malicious prosecution action, had any connection with the negotiations between Miss Higgins and Duke or the contract for the construction of the buildings which they entered into. As the writer recalls Boxerman did not even draft the contract. The defendant Knickmeyer-Fleer Realty Investment Company, a corporation, was engaged in a general real estate and real estate investment business in the city of St. Louis with offices on North Grand Avenue. The defendant Henry Knickmeyer, dismissed by plaintiff, was president of the corporation and defendant-appellant A.J. Fleer, vice president and treasurer. Respondent concedes the Knickmeyer-Fleer Company to be "a high grade, reputable real-estate" company. In November, 1926, in order to finance the construction work Miss Higgins executed and issued first deeds of trust against the property for amounts as follows: Euclid Avenue property, $20,000; 4892-4894 Kossuth Avenue, $10,000; 4986 Kossuth Avenue, $5500; and $7000 on each of the three Farlin Avenue flats, $21,000. These first deeds of trust on the Euclid Avenue property, 4892-4894 Kossuth and 4896 Kossuth were negotiated to the Knickmeyer-Fleer Company. The moneys paid out thereunder for construction were paid out only on written orders signed by both Miss Higgins and Duke. There is no least intimation of any irregularity whatsoever on the part of Knickmeyer-Fleer. The first deeds of trust against the three Farlin Avenue buildings were handled by other parties. For the purpose of further financing the construction work Miss Higgins, in March, 1927, placed second deeds of trust, in which Boxerman was made trustee, on the Euclid Avenue apartments, 4896 Kossuth and each of the three Farlin Avenue flats. These second deeds of trust secured a series of installment notes. Boxerman seems to have negotiated the notes, or some of them, secured by the second deeds of trust on 4896 Kossuth and the three Farlin Avenue flats to various clients. Apparently no second deed of trust was placed on 4892-4894 Kossuth. In April, 1927, Miss Higgins sold the property at 4892-4894 Kossuth to Barnard Finke and wife subject to the first deed of trust thereon for $10,000 held by the Knickmeyer-Fleer Company. The sale of this property to the Finkes is described in the case of Finke v. Boyer, 331 Mo. 1242,56 S.W.2d 372. The sale was made by Miss Higgins through a real estate agent named Kelly and apparently neither Duke nor Knickmeyer-Fleer represented or acted for her in the sale of the property. The purchase price of $24,500 was paid by the Finkes assuming the Knickmeyer-Fleer deed of trust, assigning a second deed of trust, which they owned, against property at Compton and Franklin in St. Louis and which had originally been for $15,000 but had been reduced by payments thereon to $10,800 and the balance in cash. *Page 1016 Miss Higgins conveyed the 4892-4894 Kossuth property to the Finkes by warranty deed subject only to the Knickmeyer-Fleer first deed of trust.

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74 S.W.2d 805, 335 Mo. 1010, 1934 Mo. LEXIS 295, Counsel Stack Legal Research, https://law.counselstack.com/opinion/higgins-v-knickmeyer-fleer-realty-investment-co-mo-1934.