Rasmussen v. Jensen

3 N.W.2d 335, 240 Wis. 242, 1942 Wisc. LEXIS 92
Wisconsin Supreme Court·Decided March 9, 1942·Published·Cited by 2 cases

Opinion

Fritz, J.

For the purpose of passing upon the contentions material on this appeal, it suffices to note the following. The complaint alleges, — and defendants by their demurrer admit, except in so far as the matters alleged are conclusions of law,— the following. Plaintiff is the owner, as assignee, of a judgment which was docketed on December 2, 1932, in the circuit court of Kenosha county against Matt A. Rasmussen, deceased, and Robert M. Rasmussen, and which is based upon a note signed by the deceased and Robert M. Rasmussen, who claims his liability is but that of an indorser. Upon Matt A. Rasmussen’s death in December, 1932, and the admission of his will to probate in the county court of Kenosha county, the defendant, Chris A. Jensen, was duly appointed administrator *245 with the will annexed of the deceased’s estate on January 4, 1933. Upon his filing an administrator’s bond with United States Fidelity & Guaranty Company of Baltimore, as surety, letters of administration were issued to Jensen and, as administrator, he took possession of the real and personal assets of the deceased. A claim based on the j udgment was filed against the estate by the judgment creditor. It was allowed by the county court on June 6, 1933, and assigned with the judgment to plaintiff on August 10, 1934. Among the inventoried assets of the estate there was a warehouse property listed as parcel 9 and appraised at $3,000. It was free and clear of any mortgage incumbrance, and the docketed judgment assigned to plaintiff was the sole lien upon that parcel. She demanded that the administrator use that parcel to pay the judgment; or pay it out of the personal assets of the estate. He stated there was no money available to pay the judgment, and when plaintiff demanded that he dispose of the parcel, he informed her that owing to the depression it would be a great injustice to the widow, who wanted to preserve the estate, and to the other creditors, to sell any of the estate’s real estate at the time. Plaintiff then applied to the circuit court for Kenosha county, under sec. 272.14, Stats., for the issuance of an execution against the property of the deceased judgment debtor on which the judgment was a lien. The administrator appeared on September 14, 1934, and opposed sale and represented to the court, among other matters, that “owing- to the economic depression all the real estate in this estate had been appraised for much less than its true value and that any liquidation of real estate at the time would work a grave injustice to the widow of deceased who had paid the large sum of $20,000 in reduction of the mortgage indebtedness during administration,” and that if plaintiff levied on parcel 9 she would derive little if anything in satisfaction of her judgment on an execution sale because of the defective title to the parcel, and that the interest of all the creditors arid the estate would be best promoted by *246 the orderly perfection of that title and a sale at a price near the true value when times returned to normalcy. Upon plaintiff’s offering to bid about $3,400 for the parcel upon a sale, the court allowed execution to issue on condition that she bid the full amount of the judgment. Because a controversy arose between her and the administrator as to- granting immediate possession after the sale, she refused to' bid and only $2,500 was offered at the execution sale on February 18, 1935, and on an application made by the administrator for an -order restraining* the sale, it was set aside on the ground that $2,500 was inadequate. Upon a further application by plaintiff to have the parcel sold on an execution, the circuit court ordered a second sale on condition that the full amount due on the judgment be realized, but this order was reversed by the supreme court at the August, 1936, term on the ground that the circuit court erred in attaching such condition to the order. For the purpose of restraining and delaying the sale and liquidation of real property of the estate during the depression, the administrator and the deceased’s widow had been granted a moratorium in the circuit court for a period of years, and in November, 1937, they applied for an extension thereof on representations that the income of the real property was enough to warrant such extension, and that it would be for the best interest of all creditors to prevent sale of the real estate until the value thereof was restored to normal. The circuit court denied the application and all the mortgaged real property was sold on a foreclosure sale in 1938. Pursuant to a petition filed by the administrator on August 18, 1938, the county court further extended the time to settle the estate on the ground that plaintiff, as the judgment creditor, had failed to have parcel 9 sold on execution, and the county court directed the administrator to sell parcel 9 to pay the judgment. On December 30, 1938, it was sold at public administrator’s sale for $1,025, but on a hearing pursuant to his application the county court set the sale aside on his representation that if it was allowed to stand there would be a loss to all con *247 cerned. At the hearing the administrator testified that the warehouse on parcel 9 was in need of repair and that a “right-of-way” to the property had been lost in the foreclosure actions. Thereupon Robert M. Rasmussen filed an application in the county court that the administrator be removed on account of mismanagement and waste of the'property of the estate, and the latter was cited to show cause why he should not be removed and to file an account. On a hearing of said matter, the administrator objected to the filing of an account, and the court suggested that the parties come to some understanding in the matter of satisfying the judgment. No agreement having been reached by the parties and the administrator having applied on July 18, 1939, for a further extension of time to settle the estate, the county court, upon being advised that parcel 9 had not been sold, suggested that the judgment creditor proceed to have the parcel sold on an execution sale, and it was so sold on December 11, 1939, for $805. That amount was paid to plaintiff and credited upon the judgment, leaving $3,558.76 due and owing thereon. It is further alleged in the complaint that the price realized on this final execution sale for parcel 9 was about one fourth of the amount which could have been realized if the administrator had been diligent in his trust and performed his duty by selling the property at an administrator’s. sale when plaintiff offered to take it for the full amount of the judgment; that the estate has become insolvent during the adrhinistration, due to the fact that most of the real estate and personal property has been liquidated and disposed of for much less than the appraisal value, and that by reason of the estate becoming insolvent, plaintiff’s judgment will remain unsatisfied except as it is paid from funds available for general creditors or is paid by Robert M. Rasmussen; and that pursuant to an application made under sec. 321.02, Stats., the county court entered an order under sec. 321.04, Stats., granting permission to plaintiff to bring an action against the defendants, respectively, as principal and as surety upon the administrator’s bond.

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