Robinson v. Kraft

154 Ill. App. 213, 1910 Ill. App. LEXIS 640
Appellate Court of Illinois·Decided March 11, 1910·No. Gen. No. 5232·Published

Opinion

Mr. Justice Thompson

delivered the opinion of the court.

On August 21, 1901, William C. Robinson, administrator de bonis non of the estate of Thomas H. Burn-ham, deceased, filed a bill in chancery in the Circuit Court of Lake county against Louis A. Kraft, Henry Hudson, trustee, P. Gr. Hale, successor in trust, and the unknown owner or owners of two notes dated June 20, 1896, and alleged in the bill that on the 14th day of April, 1891, Louis A. Kraft was indebted to Ella P. Burnham in the sum of $15,000, evidenced by three promissory notes dated April 14, 1891, for the sum of $5,000 each, due in one, two and three years respectively after the date thereof, with interest at the rate of six per cent per annum; that to secure said notes and interest which were for purchase money of the premises mortgaged, Louis A. Kraft executed a mortgage of that date conveying'to Ella P. Burn-ham, certain described real estate in Lake county; that the mortgage was duly recorded; that Ella P. Burnham for a good consideration on September 21, 1891, transferred said notes by indorsement thereon to Thomas H. Burnham; that Thomas H. Burnham departed this life intestate on June 29, 1899, and that at the time of his death he was the legal owner of said notes; that J. Cooper Hutchinson was appointed administrator of the estate of Thomas H. Burnham by the County Court of El Paso county, Colorado; that said Hutchinson resigned as such administrator and that William C. Bobinson on April 12, 1901, was appointed administrator de bonis non of the estate of Thomas H. Burnham deceased; that said $15,000 with interest from April 14, 1891, is due and unpaid; and the bill prayed for an accounting and a foreclosure of said mortgage, except as to a certain portion of the real estate therein described which had been released by Thomas H. Burnham in his lifetime.

Louis A. Kraft on October 10, 1901, filed an answer admitting the indebtedness to Ella P. Burnham, but denying that said notes were assigned by indorsement as alleged and that Thomas H. Burnham ever was the legal or equitable owner of said notes or that the name of Ella P. Burnham below the endorsement was written by her.

In November, 1901, one Ella Charlena Decker filed a petition in said cause for leave to intervene, stating therein that she was the daughter and only child of Ella P. Burnham; that Ella P. Burnham died leaving a last will bequeathing to petitioner all her property; that said will had been lost or destroyed; that Ella P. Burnham left her surviving Thomas H. Burnham, her husband, and petitioner as her only heirs at law; that Thomas H. Burnham had been appointed administrator of the estate of Ella P. Burnham by the Probate Court of El Paso county, Colorado, and that he died without having closed said estate; that in November, 1899, the estate of Ella P. Burnham was closed' in the Probate Court of El Paso county, Colorado, by J. Cl Hutchinson, administrator of the estate of Thomas H. Burnham, deceased; that Ella P. Burn-ham never transferred said note to Thomas H. Burn-ham and that the indorsements on said notes were never in fact signed by her; that she had notified Louis A. Kraft that she is the owner of an interest in said notes, and praying for leave to interplead and be made a party to the bill. Leave was granted to her to intervene. On January 8, 1902, she filed her intervening petition alleging the same facts as in her petition to interplead and made the complainant and defendants in the original bill, parties defendant to the intervening petition, and prayed to be decreed the owner of an undivided one-half interest in said notes and mortgage described in the original bill. William C. Robinson, administrator, etc., filed an answer to the bill of interpleader, denying that Ella P. Burnham left a last will and that any other person than Thomas H. Burnham had any interest in the estate of Ella P. Burnham, and asserting that he as such administrator is the only person interested in the foreclosure of the mortgage. On October 6, 1902, Ella Charlena Decker, leave of court having been obtained, withdrew her petition for leave to interplead and her hill of interpleader. Thereafter an order of default was entered against all the defendants except Louis A. Kraft. A replication was filed to his answer and the cause was, by agreement, referred to a special master to take evidence and report the same with his conclusions. The evidence was taken partly by depositions in the state of Colorado and partly before the special master, who reported in favor of the complainant, finding the notes had been transferred by Ella P. Burnham to Thomas H. Burnham and that there was due from Louis A. Kraft on the notes secured by the mortgage on November 25, 1903, the sum of $24,852.45.

Louis A. Kraft filed objections before the special master which were overruled and they were refiled as exceptions in the Circuit Court. On December 19, 1903, after a hearing by the court a decree was .entered approving the report of the master, overruling the exceptions and reciting a finding of facts from the evidence. The decree finds that Ella P. Burnham duly assigned said notes by indorsement thereto to Thomas H. Burnham and that he was the legal owner of said notes and the equitable owner of said mortgage securing said notes; that William C. Bobinson was duly appointed administrator de bonis non of the estate of Thomas II. Burnham, deceased. It finds the amount due on each of said notes and that there was then due on said notes $24,912.45, and decrees a foreclosure of said mortgage and orders that if the amount found to be due be not paid within five days, that the real estate described in said mortgage, which had not been released, describing the portion which had not been released, he sold by the special master, etc. The property was therefore sold by the special master after giving due notice, and after the payment of the costs, $17,712.50, the remainder of the proceeds of sale, was applied on the mortgage indebtedness. The report of sale was approved March 7, 1904, and on March 17, 1904, a deficiency judgment for $7,447.97, was entered against Louis A. Kraft. On December 19, 1908, Louis A. Kraft sued out a writ of error from the Supreme Court of this state to review the decree of the Circuit Court of Lake county. Louis A. Kraft procured a severance of the defendants in the Supreme Court and there was publication as to his co-defendants. The Supreme Court transferred the case to this court and Louis A. Kraft is the only defendant who assigns error or questions the decree.

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

Robinson v. Kraft, 154 Ill. App. 213, 1910 Ill. App. LEXIS 640 (Ill. Ct. App. 1910).

154 Ill. App. 213 (Robinson v. Kraft) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related

Bradley v. Lightcap
66 N.E. 546 (Illinois Supreme Court, 1903)