Mis v. Mindykowski

320 N.E.2d 450, 23 Ill. App. 3d 916, 1974 Ill. App. LEXIS 1938
CourtAppellate Court of Illinois
DecidedNovember 4, 1974
DocketNo. 58642
StatusPublished
Cited by1 cases

This text of 320 N.E.2d 450 (Mis v. Mindykowski) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Mis v. Mindykowski, 320 N.E.2d 450, 23 Ill. App. 3d 916, 1974 Ill. App. LEXIS 1938 (Ill. Ct. App. 1974).

Opinion

Mr. PRESIDING JUSTICE EGAN

delivered the opinion of the court:

The plaintiff, Michael Mis, filed a four-count complaint against the defendant, Jean Mindykowski. After a trial in which only the plaintiff and the defendant testified, the Court entered judgment for the defendant on Counts I and III and for the plaintiff on Count IV and fixed damages at $6500. The Court had previously struck Count II, which the plaintiff contends pleaded a resulting trust, at the close of the plaintiff’s case. The defendant appeals from the judgment in favor of the plaintiff on Count IV and the plaintiff appeals from the judgment in favor of the defendant on Counts I and III and the order striking Count II.

The plaintiff was a member of the Polish Army in exile and fought with the Allied Army in Belgium in World War II. In 1948, he was in a camp in England. Marie Zawada and her daughter, the defendant, were members of the Polish Womens Alliance. One of the objectives of the Alliance was to assist anti-Communist soldiers in the Polish Army to avoid repatriation to Poland. One method developed to achieve that objective was to arrange marriages between the soldiers and American widows. The plaintiff had corresponded with Marie Zawada since 1940, and they had discussed marriage. According to the defendant’s testimony, the widows were concerned about the effect of their marriage on their property rights and were assured by the Alliance that the men would have no claim on their property; this was part of the Alliance’s policy. Marie Zawada wrote to the plaintiff that he did not have to work and that she had a home; she sent him $50 a week from her savings. He was earning lVz shillings (30 cents) a day at the time. She came to England in 1948, and they were married in November. At the time of her marriage, she held title in her own name to a rooming house at 1910 North Sawyer in Chicago. She was making a living and saving money by operating the rooming house and buying and selling real estate. She also received Social Security.

When the plaintiff entered the United States, he did not work for the first 3 months. Shortly afterwards, he purchased an automobile for $2550. The plaintiff testified that his wife did not provide all of the money for him to buy the car and that he saved money in the army. He worked for one company for 4Vz years making $1.60 per hour. He went to work for another company, again making $1.60 per hour and worked for it for 20 years. At the time of trial he was still working for it. The record does not reflect how much he was receiving at the time of trial. He turned over all his paychecks to his wife, and she gave him an allowance for bus fare. His wife provided food and clothing and “all facilities of the house.”

In July, 1952, his wife purchased a residence at 2718 North Merrimac for $15,000. She used $10,000 that she took from her bank savings. The remaining $5000 was supplied by a mortgage which was signed by the plaintiff and his wife and the defendant and her husband. All of them were present at the closing, and the property was conveyed by the sellers to the defendant and her mother as joint tenants.

The plaintiff and his wife did not move into the Merrimac property until 2 or 3 years after its purchase. During that period of time the house was rented to the defendant’s daughter, and the plaintiff and his wife continued to reside at the Sawyer Avenue address. Later, the Sawyer Avenue property was sold, and the plaintiff and his wife lived in the Merrimac property for about 15 years until her death. The plaintiff did not give his wife any money for the purchase of the property. She paid all taxes. The final payment on the property was made in 1960, and the mortgage was released.

His wife died on November 12, 1968. The plaintiff vacated the Merrimac residence upon receipt of a notice to pay rent from the defendant’s lawyer. On February 27, 1969, the defendant conveyed the property to a land trust at Parkway Bank & Trust Company. This suit was filed in June, 1969.

The plaintiff advances three theories to support a finding that he should be declared owner of all or part of the property at 2718 North Merriamic: actual fraud, constructive fraud, and a resulting trust; and quasi contract or money had and received to support the judgment of $6500 in his favor.

The plaintiff testified through an interpreter that he signed the mortgage on the Merrimac property but did not remember where he signed it. He did remember going to the Northwestern Savings & Loan Association after he signed the document. When he signed it. no one talked to him about it; “they” told him to sign it, but “they” didn’t explain it. Either his wife or tire defendant told him to sign but didn’t tell him why he was to sign. He saw the defendant and her husband sign it, but he never talked to the defendant about the property. On cross-examination he testified that his wife told him to sign it; and when he signed it, she said, “It’s ours.”

The defendant testified that at the closing she was told by the real estate manager, the lawyer and her mother to tell the plaintiff in Polish the reason they needed his signature. Her mother had previously told her to ask Mr. Lambert, the real estate manager, why the plaintiff had to sign. Lambert told her that the plaintiff’s signature was required because an application for a mortgage was to be made. Her mother said, “Explain to him [the plaintiff] because he is going to think he owns this property.” The defendant then “just did the explaining as for the signature, why the signature was there.”

This testimony of the plaintiff and the defendant represents all the evidence pertinent to the question of actual fraud and, as is apparent, is completely devoid of proof of misrepresentation made to the plaintiff.

As to constructive fraud, the plaintiff did not plead it. In Count I the plaintiff maintained that “he was assured that a new home was jointly purchased with his wife, Mary”; “that the defendant well knew that plaintiff relied on representations that he was a co-owner of this residence with his wife, Mary” (emphasis added); that a confidential relationship existed between the defendant and her mother and “through her control of her mother the defendant, Jean Mindykowski, procured the conveyance of this residence as joint tenant with intent to defraud plaintiff.” Count III alleges that the defendant conspired with the plaintiff’s wife to defraud and deprive the plaintiff of his interest in the property.

Proof without pleadings is as defective as pleadings without proof (Burke v. Burke, 12 Ill.2d 483, 487, 147 N.E.2d 373); and although the plaintiff argued constructive fraud in the trial court, the record does not show any waiver by the conduct of the defendant. (Cf. Hemingway v. Skinner Engineering Co., 117 Ill.App.2d 452, 254 N.E.2d 133.) Moreover, we judge that the trial court concluded that the evidence failed to support a finding of constructive fraud of the marital rights of the defendant. We see no reason to conclude otherwise.

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320 N.E.2d 450, 23 Ill. App. 3d 916, 1974 Ill. App. LEXIS 1938, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mis-v-mindykowski-illappct-1974.