Real Estate-Land Title & Trust Co. v. Dildy

92 S.W.2d 318
CourtCourt of Appeals of Texas
DecidedFebruary 19, 1936
DocketNo. 8154.
StatusPublished
Cited by22 cases

This text of 92 S.W.2d 318 (Real Estate-Land Title & Trust Co. v. Dildy) is published on Counsel Stack Legal Research, covering Court of Appeals of Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Real Estate-Land Title & Trust Co. v. Dildy, 92 S.W.2d 318 (Tex. Ct. App. 1936).

Opinions

Appellant, as assignee of Jagoe (Jagoe Construction Company, a foreign corporation), sued appellee upon certain paving certificates, issued by the city of Brownwood to Jagoe in consideration of street paving which Jagoe had done under contract with the city. Appellee had also executed mechanics' liens to secure the certificates. The trial court sustained a plea in abatement, predicated upon the forfeiture of Jagoe's permit to do business in Texas by reason of failure to pay its franchise tax, and dismissed the case.

The controlling facts, which are undisputed, follow:

Jagoe's permit to do business in Texas was duly forfeited on July 2, 1929, for failure to pay its franchise tax due March 15, 1929. There has been no subsequent revival or attempt at revival of this permit. The paving contract was executed November 6, 1930. February 17, 1931, Mrs. Dildy executed four mechanic's lien contracts in which she granted a lien on four lots owned by her and abutting on the street to be paved, and promised to pay the certificates when issued thereafter by the city. July 25, 1931, the work was completed and the certificates issued by the city to Jagoe. On the same day the latter assigned the certificates and liens securing them to a corporation, which in turn assigned them to appellant for value and without knowledge or notice (other than such constructive notice as the Secretary of State's records imputed) of Jagoe's want of authority to do business in Texas.

R.C.S. art. 7091, closes the doors of the courts of this state to foreign corporations whose permits to do business have been forfeited for nonpayment of franchise taxes.

The validity of contracts of such corporations, executed in pursuance of doing business in Texas after such forfeiture, is not affected thereby. The statute is a revenue measure only, and the only penalty it imposes is to deny to the offending corporation the right to prosecute or defend in its courts. Smythe Co. v. Ft. Worth, etc., Co., 105 Tex. 8,142 S.W. 1157; State Bank v. Holland, 103 Tex. 266, 126 S.W. 564; New State Land Co. v. Wilson (Tex.Civ.App.) 150 S.W. 253.

While, under these holdings, an innocent purchaser (that is, one for value, without notice and before maturity) acquires the obligations of such corporation that are in the form of negotiable instruments, free from the inhibitions of the statute (State Bank v. Holland, supra), the assignee of a nonnegotiable instrument or obligation stands in no better position than the original holder thereof, and in like manner as such original holder is denied access to Texas courts to enforce such obligation. Stanard v. Cantwell (Tex.Civ.App.) 286 S.W. 760; Davis v. Texas Co. (Tex.Civ.App.) 232 S.W. 549, reversed on other grounds113 Tex. 321, 254 S.W. 304, 255 S.W. 601; New State Land Co. v. Wilson, supra.

Paving certificates are not negotiable, and are subject, in the hands of an assignee, to all defenses and infirmities available to the obligor against the original obligee. Berwind v. Galveston H. Inv. Co.,20 Tex. Civ. App. 426, 50 S.W. 413; Flinn v. Gillen, 320 Mo. 1047,10 S.W.2d 923; 44 C.J. p. 685, § 3156; Id., p. 1255, § 4259.

While the foregoing principles are not seriously controverted, appellant urges the following contentions:

1. By executing the mechanic's lien instruments, valid on their face, appellee is estopped from asserting Jagoe's right to maintain suit thereon against one who acquired them in good faith, for value, and in due course of business, under the maxim, "Where one of two persons must suffer by the acts of a third, he who has enabled such third person to occasion the loss must sustain it." If this contention were sustained, it in effect would place all contracts and obligations in favor of such offending corporations, in the category of negotiable *Page 321 instruments. One contracting with a foreign corporation, inhibited from doing business in the state, does not thereby, by implication or otherwise, hold such corporation out as authorized to do business in the state. Nor are the penalties of the statute for the benefit or protection of those dealing with the corporation. The statute is a revenue measure, to enforce collection of the state's franchise taxes. Federal Crude Oil Co. v. Yount-Lee Oil Co., 122 Tex. 21, 52 S.W.2d 56. As already stated, the validity of the obligation between the original parties thereto is not thereby affected, and the corporation, as well as its assignee, is privileged to enforce it in other jurisdictions (Smythe Case, supra); and the disability to maintain a suit in the state courts is removed by payment of all taxes and penalties, and reinstatement of the permit. Federal Crude Oil Company Case, supra. The penalty imposed by the statute is the only means afforded to the state of collecting its revenues, and its coercive provisions cannot be frustrated or circumvented by mere dealing or contracting with the corporation under disability. The case before us presents no element of fraud or estoppel. The protection afforded innocent purchasers of negotiable instruments is based upon the law merchant (State Bank v. Holland, supra), and has no application to ordinary choses in action or nonnegotiable instruments, whether expressly or impliedly assignable.

2. Appellant's sixth proposition reads: "Should the contract for street improvements between Jagoe Construction Company and the City of Brownwood be held not to be the contract of said corporation, because of the forfeiture of its right to do business by the Secretary of State under the provisions of Art. 7091, then under the provisions of said article said contract was the individual contract of W. M. Jagoe and Hugh Keel, the officers of said corporation who signed the same, and the mechanic's lien contracts executed by property owners and certificates of special assessment issued by the City of Brownwood to Jagoe Construction Company were the individual property of the said W. M. Jagoe and Hugh Keel as partners, and the conveyance of said certificates and contracts on behalf of Jagoe Construction Company, by W. M. Jagoe and Hugh Keel, to appellant was actually the conveyance of the said W. M. Jagoe and Hugh Keel, as partners, and conveyed to appellant a good title to said certificates and contracts upon which appellant was entitled to maintain this suit."

There are circumstances under which stockholders may maintain or defend actions in the state courts to protect property rights of a foreign corporation whose permit to do business has been forfeited. Favorite Oil Co. v. Jef Chaison Townsite Co. (Tex.Civ.App.) 162 S.W. 423. No such case is presented here. The mere forfeiture of the franchise to do business does not forfeit the charter of, dissolve, or otherwise affect the legal status of, the corporation [Stephens County v. J. M. McCammon, Inc. (Tex.Com.App.) 40 S.W.2d 67], nor, as already seen, does it affect the validity of its acts.

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Bluebook (online)
92 S.W.2d 318, Counsel Stack Legal Research, https://law.counselstack.com/opinion/real-estate-land-title-trust-co-v-dildy-texapp-1936.