Pennell v. Wilson

2 Abb. Pr. 466
The Superior Court of New York City·Decided October 15, 1864·Published

Opinion

By the Court*—Monell, J.

— A court of equity has power to give relief, where there lias been a mistake or omission, in a written agreement, and may, in an appropriate action, conform the agreement to the intent of the parties. In such cases,’ parol evidence of the agreement, or intent of the parties, is admissible, to prove that by mistake something material has been omitted ; or that it contains more than was intended ; or that it varies from their intent by expressing something different in substance from the truth of that intent.

These cases are perhaps the only exception to the general rule that parol evidence is inadmissible to vary or explain a written instrument (2 Phil. Ev., 566). The justice was right therefore in admitting the evidence objected to by the defendant, and his exception thereto is .not well taken.

Although the power of a court of equity to give re'ief in these cases is unquestionable, yet such power is exercised with great caution ; and unless the mistake is clearly made.out, by proofs. entirely satisfactory, the court will withhold relief, upon the ground that the written paper ought to be treated as a full and correct expression of the intent, until the contrary is established beyond reasonable controversy (Gillespy v. Moon, 2 Johns. Ch., 585; Lyman v. United States Ins. Co., Id., 630; Marquis of Townshend v. Slangroven, 6 Ves. Jr., 52S). The language of these cases is, that it requires the most demonstrative proof, especially against the answer denying the mistake. And the evidence must be rejected unless it is free from doubt, and clearly • preponderates,—Lord Thurlow, in one case (Lady Shelburn v. Lord Inchiquin, 1 Bro. C. C., 338), saying “it must bo irrefragible evidence and Mr. Justice Story, in his Commentary on Equity Jurisprudence, saying that relief will not be afforded “ whenever the evidence is loose, equivocal, or contradictory, or it is in its texture open to doubt or to opposing presumptions” (Story Eq., § 127).

The taxes contemplated by the agreement in this case, were the State, County and City tax tor the year 1863, meaning the calendar year, from January 1. 1863, to December 31, 1863. These taxes were confirmed and became a lien upon the land on the 2 id of September, 1863. Upon the lot in question they amounted $283.15.

[470] The dispute between the parties is, whether it was the agreement and intention of the parties, that the plaintiff was to pay the proportion of that sum which the period of time between the 23d of September and the first day of November (1 month and 8 days) bore to twelve months, and the defendant the balance, or whether the defendant was to pay the proportion which the period of time between November 1, 1863, and January 1, 1864, (two months) bore to the whole of the year 1863.

The written contract of sale and purchase was made on the first day of July, 1863. By ils terms, the deed was to be delivered and possession given on the first day of November, 1863 ; and the prem'sies were to be conveyed free of all incumbrances, “ except the party of the second party to pay proportion of the taxes for the year 1863, from November 1,1863.” The plain construction of this clause (in view of the fact that the taxes to be paid were those imposed for the year 1863, without reference to the timé of confirmation), is that the de ■ fendant was to pay the proportion of one-sixth of the amount; being the proportion which the period of time from November 1,1863, to the end of that year would bear to the whole of the year 1863, and unless the evidence is clear, distinct and preponderating, that the written agreement does not express the meaning or intention, of the parties, the latter must prevail.

The only reliable evidence on the part of 'the plaintiff is that of Mi\ McDermot, the attorney who drew the contract. He testified that he was present at the plaintiff’s house at the time the contract was drawn and executed: that the parties and himself only were present: that he asked the defendant when he would be ready to close the matter; he (defendant) stated, that he resided in New Jersey and that he wished to close the matter on the first of November. The witness says, he told plaintiff there would be a difficulty about that, as the taxes would be confirmed in September and become a lien upon' the property : that if defendant wished the closing of the matter delayed until November, he must pay the taxes which would be confirmed in September. “He asked me how the taxes were payable. I told him they were confirmed every September, and that when paid the property would be free from taxes until the following September. After the contract [471] was drawn, lie'said it was not fair that he should pay taxes from September until November, as she (plaintiff) would occupy the house during that period. She said she was willing to pay the proportion of the taxes for that time.” The witness said he then interlined the words, the party of the second part to pay proportion of taxes for year 1863, fi'crn November 1, 1863.”

Upon his cross-examination, the witness testified that at the time of making the contract the word “ 1864” was not used by any one; nor was anything said on the subject of who was to pay the taxes for the year, 1883, from January 1,1863, to November 1, 1863. That he supposed the taxes of 1863, being paid, relieved the property until September, 1864: that he supposed the taxes were from September, 1863, to September, 1864, and that what he stated to the defendant was based upon relief .from lien.

The plaintiff’s evidence is chiefly a version of what she understood the agreement about the taxes to be. She, says, however, that the defendant said he would pay all the taxes except from September to November. But Hr. HcDermot testified to no such declaration or agreement.

It does not appear anywhere in the evidence, that the defendant understood the agreement to be as testified to, by Hr. HcDermot, or that he assented to it. HcDermot did not say to him that he was to pay the taxes from January 1,1863, and apart from the defendant’s testimony, it is evident that he did not so understand it, and that he never agreed to pay them. He undoubtedly supposed that the taxes were for the twelve months next succeeding the confirmation, else why did he object to paying from September to November when the plaintiff would occupy the house. Had he understood it, he could have objected with as much and even more force to paying from January to September, when the plaintiff had the house in her possession.

Free access — add to your briefcase to read the full text and ask questions with AI

Pennell v. Wilson, 2 Abb. Pr. 466 (N.Y. Super. Ct. 1864).

2 Abb. Pr. 466 (Pennell v. Wilson) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related

Wellington v. Claason
9 Abb. Pr. 175 (New York Supreme Court, 1859)
Arthur v. Arthur
10 Barb. 9 (New York Supreme Court, 1850)
Mutual Life Insurance v. Wager
27 Barb. 354 (New York Supreme Court, 1858)
Lackey v. M'Donald
1 Cai. Cas. 116 (New York Supreme Court, 1803)
Jackson ex dem. Livingston v. Thurston
3 Cow. 342 (New York Supreme Court, 1824)
Savage v. Darrow
4 How. Pr. 74 (New York Supreme Court, 1849)
Hinds v. Myers
4 How. Pr. 356 (New York Supreme Court, 1850)
Nellis v. De Forrest
6 How. Pr. 413 (New York Supreme Court, 1852)
Wood v. Brooklyn Fire Insurance
10 How. Pr. 154 (New York Supreme Court, 1854)
Bartow v. Cleveland
16 How. Pr. 364 (New York Supreme Court, 1858)
Van Buren v. Fort
4 Wend. 209 (New York Supreme Court, 1830)
Bank of Utica v. Ives
17 Wend. 501 (New York Supreme Court, 1837)
People ex rel. Dey v. Superior Court
19 Wend. 104 (New York Supreme Court, 1838)
Arnoux v. Steinbrenner
1 Paige Ch. 82 (New York Court of Chancery, 1828)
Hammersley & Dyett v. Barker & Chapman
2 Paige Ch. 372 (New York Court of Chancery, 1831)
Gillespie v. Moon
2 Johns. Ch. 585 (New York Court of Chancery, 1817)
Eagleson v. Clark
2 Abb. Pr. 364 (New York Court of Common Pleas, 1855)
Sunney v. Roach
4 Abb. Pr. 16 (New York Court of Common Pleas, 1856)
Gallagher v. Egan
2 Sandf. 742 (The Superior Court of New York City, 1850)