Mercantile Trust Co. v. Tennessee Cent. R.

291 F. 462, 1921 U.S. Dist. LEXIS 1549
CourtDistrict Court, M.D. Tennessee
DecidedJanuary 3, 1921
DocketNo. 1104
StatusPublished
Cited by8 cases

This text of 291 F. 462 (Mercantile Trust Co. v. Tennessee Cent. R.) is published on Counsel Stack Legal Research, covering District Court, M.D. Tennessee primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Mercantile Trust Co. v. Tennessee Cent. R., 291 F. 462, 1921 U.S. Dist. LEXIS 1549 (M.D. Tenn. 1921).

Opinion

SANFORD, District Judge.

The petition of the Banks has been heard on pleadings and proof in so far as relates to the relief prayed against the Mississippi Valley Trust Co., trustee under the first lien mortgage, the Southern Railway Co., and the Illinois Central Railroad Co., hereinafter called the Railroad Companies, the bondholders thereby secured; the other matters incidentally involved not having been submitted for determination at this time.

[1] The underlying and outstanding facts of the situation presented are: The bill under which the receivers were appointed and the receivers’ certificates issued was filed by the trustee under the general or second mortgage and sought a foreclosure of that mortgage alone, for the sole benefit of the second mortgage bondholders. Neither the trustee under the prior lien mortgage nor the bondholders thereby secured, were made parties or were before the court at the time the receivers’ certificates were issued. The res then before the court for adjudication was not the entire mortgaged property, as covered by both mortgages, but merely the equity of redemption of the mortgagor as against the first mortgagee. See Miltenberger v. Logansport Railway, 106 U. S. 286, 307, 1 Sup. Ct. 140, 27 L. Ed. 117. It is expressly stipulated that it was the purpose of the proceeding to have the prior lien interest paid, to pay off all taxes, labor claims and other charges which would be prior to the first mortgage bonds, and to put and maintain the road in good repair. In the order appointing the receivers they were authorized to pay all interest which might become due upon bonds of the Railroad Company secured by mortgage or lien prior to the general mortgage; the effect of which would be to prevent any default in the payment of such interest and postpone the right to obtain a foreclosure of the prior mortgage. Morgan’s Co. v. Texas Central Railway, 137 U. S. 171, 196, 11 Sup. Ct. 61, 34 L. Ed. 625; Contracting Co. v. Trust Co. (6th Cir.) 108 Fed. 1, 4, 17 C. C. A. 143. Furthermore in each order authorizing the issuance of the receivers’ cer [466]*466tificates, it was specifically provided that they should be secured by a lien ujion the corpus of the railroad property prior to the lien of the general mortgage, but subordinate as to the corpus of the property to the senior and underlying mortgage and lien. And it was so recited in the certificates themselves.

When the certificates were authorized it was not questioned but that the value of the railroad was much greater than the amount of the prior lien bonds, and it was not suggested that there was any necessity for displacing the lien of the prior lien mortgage in order adequately to secure the certificates or enable them to be negotiated by the receivers. And it is reasonably certain that had not the unexpected conditions resulting from the World War and the consequent disastrous results to railroad properties intervened, the railroad property could have been sold iri the ordinary course of foreclosure, subject to the first lien mortgage, at a sufficient price to discharge all the court costs and expenses and obligations of the receivers. Furthermore the Banks, as holders of the receivers’ certificates, did not at any time object to the postponements of the foreclosure sale, made primarily at the request and in the interest of the second mortgage bondholders, or to the continued payment by the receivers, under the original order of the court, of the interest from time to time accruing on the prior lien bonds; but, on the contrary, tacitly at least, .acquiesced therein. And in their petition they now ask that the receivers continue to operate the road until further orders of the court and that the railroad be not sold at an open price until all debts of the receivers are paid. And having purchased receivers’ certificates which, under the specific orders of the court set forth in their face, recited that they were subordinated to the first lien mortgage, they made no effort to have these certificates given priority over the first lien mortgage until after repeated unsuccessful attempts at sale had made it evident, some years after they had acquired the certificates, that under the still unsettled conditions resulting from the war, it was then impossible to sell the property, subject to the first lien mortgage, at a price which would discharge the obligations of the receivers and the court costs and expenses; and they have now brought the trustee and bondholders under the first lien mortgage before the court in the effort to have the receivers’ certificates given additional security by way of priority over the first lien mortgage in direct contravention of the recitals in the order of the court and the face of the certificates themselves.

It is true that the recitals in the orders of the court that the certificates are to be subordinated to the lien of the prior mortgage are not binding upon the Banks as res judicata, for want of mutuality, neither the first mortgage trustee nor bondholders having then been before the court.

[2] On the other hand, in so far as money was advanced by the Banks on the receivers’ certificates for the express purpose of being used in the payment of interest on the first lien bonds or other payments to or for the benefit of such bondholders, by way of permanent improvements on the railroad property or otherwise, this fact, of itself, neither creates an equity in behalf of the Banks as against the [467]*467bondholders, nor entitles the Banks to complain of the application of the proceeds of the certificates to the very purpose for which the money was advanced by them, and, in effect, to require the parties receiving these payments or benefits to be deprived of the same years later, after the conditions have materially changed. In Morgan’s Railroad v. Texas Cent. Ry., supra, 137 U. S. at page 196, 11 Sup. Ct. 68, 34 L. Ed. 625, in which it was claimed that one who had advanced money to a railroad company for the payment of operating expenses, taxes and interest on mortgage bonds, by which the property had been preserved as a going concern, was thereby entitled to an equitable claim on the property prior to the lien of the bondholders, the court said:

“But if the advances could * * * be treated as having been specifically procured for, or specifically applied to, the payment of interest as such, * * * still such payment would afford no basis for the assertion of a preference as against the bondholders;, * * * and the contention is wholly inadmissible that the bondholders, because they received what was due them, should be held to have assented to the running of the road at the risk of returning the money thus paid, if the company, by reason of unrealized expectations on the part of those who made the advances, should ultimately turn out to be insolvent and unable to go on. By the payment of interest, the interposition of the bondholders was averted. They could not take possession of the property, and should not be Charged with the responsibility of its operation.”

And in Contracting Co. v. Trust Co. (6th Cir.) supra, 108 Fed. at page 4, 17 C. C. A. 147, in which it was held, on the express authority of the Morgan’s Railroad Case, that the fact that money was borrowed to pay interest upon matured mortgage coupons was no ground for giving a preference over the mortgagees, the court said:

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291 F. 462, 1921 U.S. Dist. LEXIS 1549, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mercantile-trust-co-v-tennessee-cent-r-tnmd-1921.