Langford v. Issenhuth

134 N.W. 889, 28 S.D. 451, 1912 S.D. LEXIS 277
CourtSouth Dakota Supreme Court
DecidedFebruary 29, 1912
StatusPublished
Cited by33 cases

This text of 134 N.W. 889 (Langford v. Issenhuth) is published on Counsel Stack Legal Research, covering South Dakota Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Langford v. Issenhuth, 134 N.W. 889, 28 S.D. 451, 1912 S.D. LEXIS 277 (S.D. 1912).

Opinion

SMITH, J.

Appeal from the circuit court of Spink county. Action for commissions. Jury trial. Verdict for plaintiff upon which judgment was entered. Defendant appeals from the judgment and from an order overruling his motion for a new trial. The complaint alleges that plaintiff is a real estate broker engaged in the business of selling and exchanging lands and stocks, with [453]*453his principal place of business at Aberdeen; that about the 17th of June, 1909, defendant listed with him for sale or trade certain personal and real property at Northville, Iowa; that defendant agreed in case plaintiff would find a purchaser for said property at its estimated value, or at any price satisfactory to defendant, that defendant would pay plaintiff for his services an amount equal to 2 per cent, of the selling price of said property. That thereafter, about the 25th of June, plaintiff placed defendant in communication with Berkner Bros, of Sleepy Eye, Minn., as prospective buyers, ready, willing, and able to pay for all of said property, and that on or about the 5th day of July, 1909, defendant and said Berkner Bros, did make and consummate a deal for the sale of said property for the sum of $17,600.

Defendant’s answer is, first, a general denial; second, that any transactions had between defendants and Berkner Bros, are not yet closed, and if plaintiff was instrumental in bringing defendant in communication with Berkner Bros, he was acting as the agent for Berkner Bros, and received his commission for such services from them; third, that, if plaintiff did act as agent for defendant, he was unfaithful to his trust in that,, without the knowledge or consent of defendant, he bargained for a commission from Berkner Bros., by reason of which defendant was not liable for any alleged services, but defendant denies that any were rendered. Appellant presents 58 assignments of error, and alleges that the evidence is insufficient to support the verdict for 15 specific reasons, and also assigns 4 particulars wherein the verdict is alleged to be contrary to law and evidence. Much to our relief and satisfaction, however, we find this great number of assignments grouped and discussed in appellant’s brief under certain propositions to be considered upon this appeal. At the close of plaintiff’s case, defendant moved the court to instruct the jury to return a verdict for defendant on the grounds: (1) That the evidence does not show that plaintiff was the procuring cause of the transfer of defendant’s property; (2) the evidence discloses that plaintiff was not acting in good faith toward defendant as his broker and agent, in (hat he was acting for Berkner Bros, in the same capacity as for, [454]*454defendant, and the testimony does not disclose that defendant was aware or had been informed of such fact; (3) the evidence fails to show that Berkner Bros, had any knowledge that plaintiff was to receive any commission from defendant. This motion was renewed at the close of all the evidence and the ruling denying it was excepted to and is assigned as error upon this appeal. It therefore becomes necessary briefly to review the evidence. Plaintiff testified that defendant came to his office on th 17th of June, 1909, and desired to list property he had at Northville either for sale or exchange, but it was then with reference to trading for land; estimated the stock at about $12,000, the building at $3,000, and the fixtures $1,000; that defendant, when asked what he would be willing to give as commission, said, “I suppose you will get a commission from the other side,” and the winess answered, “I expect to,” and they then agreed to a commission of 2 per cent, upon all his stuff, including building and fixtures. Plaintiff then offered in evidence a memorandum, marked “Exhibit K,” a listing card, as follows:

George W. Eangford, Real Estate, Collections of Rents. Aberdeen, Brown County, S. D.,

6 — 17—1909.

John Issenhuth, Northville, S. D.

$12,000 Gen. Mdse, about .......................... $12,000

Bldg............................................... 3,000

Fixtures ........................................... 1,000

$16,000

Will invoice at 1st cost with 2 per cent, for freight. 2 per cent. com.

Plaintiff testified: “It was in my own handwriting and was drawn up the 17th day of June, 1909, at my office in Aberdeen. Defendant was present when it was made. Made the memorandum from statements made to me while he was looking at me. Sat right at the desk close together.” Plaintiff then offered in evidence Exhibit A "as a corroboration, not as a contract — a memorandum made at the time, because there is a form of general denial in the answer which puts in issue the fact whether this was [455]*455listed or not — to show this as a matter of corroboration and identification.” The exhibit was received in evidence over defendant’s objection that it was incompetent, immaterial, and irrelevant for any purpose. The witness further testified: “I met one of the firm of Berkner Bros, of Sleepy Eye, Minn., or rather he came into my office a few days after this talk, about the 25th of June, and 1 spoke to him concerning this Issenhuth stock of goods and he said that they had a section of land in North Dakota they wanted to trade for that stock of goods and urged me to bring the matter about” — that Berkner saw the listing card of defendant’s property with note of commission on it, and said he- did not care; he would allow $1 an acre commission on the land. Plaintiff then wrote defendant a letter which is as folows:

“Aberdeen, Brown County, S. D. 6 — 25—09. John Issenhuth, Northville, S. D. — Dear Sir: Berkner Bros, of Sleepy.Eye, Minn., have just listed with me for trade, 640 acres, 7 miles north of Wjyndmere, N. D., Richland Co. The price is $40.00 per acre. 480 acres are in crop, and buildings are but moderate. A man J. J. W. Devorak living at that town of about 1,500 population knows the land well and would they say take a man out free to1 see the land. One of the brothers was in here last night and said if you would go and look the land over, and like it well enough to make a contract subject to their acceptance, they would come at once. The midnight train catches a train at Oakes, and you can reach the land and get to Oakes the same evening. I expect to be in Northville over Sunday, and we can talk it over to-morrow evening. There are 200 acres of flax, 100 to wheat and‘balance to corn, oats and barley, but he wouldn’t say as to crop. They get all on 160 acres and half of balance. Yours truly, Geo. W. Langford.”

Plaintiff further testified, in substance, that he Went to North-ville the next Sunday and saw defendant on the street right after dinner; talked to him about going up to see the land and he said he could go out on Sunday and only miss a day and get back Monday night. Some weeks later had a conversation with him about the terms of the deal that he made. Eirst learned that [456]*456the deal had been _closed when Ed Berkner called at his office, perhaps a week after he had written the letter. After he learned this from Berkner, wrote defendant a letter, Exhibit C (which was received in evidence, and is a demand for the commission alleged to be due).

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Bluebook (online)
134 N.W. 889, 28 S.D. 451, 1912 S.D. LEXIS 277, Counsel Stack Legal Research, https://law.counselstack.com/opinion/langford-v-issenhuth-sd-1912.