Shields v. Hobart

72 S.W. 669, 172 Mo. 491, 1903 Mo. LEXIS 167
Supreme Court of Missouri·Decided March 4, 1903·Published·Cited by 18 cases

Opinion

PER CURIAM.

The above-entitled cause having been heard and considered by the Court in Banc, the opinion of Gantt, J., in Division Two is adopted as

the opinion of the court.

Robinson, C. J., Brace, Gantt, Burgess, Valliant and 'Fox, JJ., concur in toto; Marshall, J., concurs in the views expressed, but is in favor of reversing and remanding the cause for a new trial.

[505] GANTT, J.

On or about the last days of February, 1887, Lucius Hubbell of the real estate firm of • "Wo'oley, Porter & Hubbell of Springfield, Missouri, for one thousand dollars cash paid, obtained an agreement from George M. Jones to convey to said Hubbell a tract of land adjoining the city of Springfield, containing about one hundred and sixty acres, for the sum of twenty-six thousand dollars, to be paid in thirty days. Before the expiration of the thirty days said Hubbell obtained the agreement of nine other parties to share said purchase with him, each to pay the sum of twenty-six hundred dollars, and together they paid the twenty-six thousand dollars, and on March 29, 1887, said Jones ■conveyed the said land to said Hubbell. It was further agreed between the ten purchasers that they would organize a business corporation to take over said land and that it should be capitalized at $100,000 and each of said ten purchasers should receive stock, in said company of the par value of $10,000.

On March 31) 1887, these same ten men signed and ■executed articles of association of the Real Estate Investment Company, reciting therein that the capital stock of $100,000 had been fully paid up and was in the hands of the persons named as the first board of ■directors and that each of the ten signers, to-wit, L. W. Hubbell, W. H. Biggs, Geo. A. O. Wooley, W. O. Gray, E. D. Pearce, T. E. Burlingame, J. S. Ambrose, B. P. Hobart, J. T. Gray and W. G. Porter, Jr., held twenty •shares of the par value of $500 each. Articles of incorporation were duly filed and a certificate of incorporation granted and in due time stock of the par value ■of $10,000 was issued to each of said parties as fully paid. The testimony of Hubbell, the promoter, and of Biggs, one of the original board, and of Ramsay, the manager, establishes beyond question that none of these stockholders ever paid anything for their stock except the $2,600 which they each paid into the fund to buy the land, which was ,at once conveyed to the corporation •on its organization by Hubbell for a recited consideration of $100,000, and which land was practically the [506] only asset the company ever had outside of a switch and a few lots purchased by it later on. As soon as practicable the company caused the land to be laid off as an addition to Springfield, conforming as near as possible to the streets of the city, and filed its plat and published maps of the addition. This was accomplished in September, 1887. The lots were rated from $150 to $100 each, according to desirability.

The testimony of Hubbell and Ramsay, who were the managers at different periods, disclose the following modus operandi:

The company would sell a- lot, and if the purchaser was not able to build would advance him the money or materials for his house, and then take back notes, or real estate bonds, as one of the witnesses denominated them, secured by a first deed of trust on the whole and then the company would indorse this paper and sell it in the money market. In this manner something like 180 lots were sold in the first three or four years of the company’s existence, or up to 1891 or 1892. The money received from the sale of these notes, and sometimes the notes themselves, were distributed as dividends to the corporators or stockholders to the amount of $26,000 or near that sum, but the evidence shows that a large number of those notes were not paid by the makers or owners of the lots when due, and as Hubbell testified, “it was not the policy of the company to allow them to default, and when the purchasers of the lots failed to make payment the company stepped in and paid them so as to keep its paper good, ’ ’ and it would seem that to get the money to do this from time to time, the company would make its notes, indorsed by the directors and the banks of Springfield and St. Louis, and when due would renew again, until toward the last Hobart and Ambrose were compelled to pay them to protect their indorsements.

In some instances the company would mortgage the property to raise the money and take second mortgages, but when the panic of 1893 came, the second [507] mortgages were wiped out completely by the decline in values.

Ramsay testified that when he became manager in 1891 there was from $12,000 to $18,000 of the company’s paper outstanding indorsed by Hobart and Ambrose, who were directors of the company, and in Í893 it had increased to about $34,000, which came about by paying off interest on the indebtedness, and on account of notes coming back on the company which it had indorsed, and paying the running expenses, and taking-up the old notes that had been indorsed.

In February, 1893, the company issued its notes secured by deeds of trust on unimproved lots, for $10,000, which it sold through the brokerage firm of H. M. Noell & Co., of St. Louis, $5,000 .to plaintiff George H. Shields, and $5,000 to Mrs. Breed. Default was made in the payment of these notes, the deeds of trust foreclosed by sales, and thereupon plaintiff brought suit in the Greene Circuit Court and obtained judgment for $6,055.50, the balance due him on the notes held by him. Execution issued on this judgment and real estate which had theretofore belonged to the company, but which had been sold under other deeds of trust of August 19, 1893, and plaintiff became the purchaser and the execution was credited with $158.10, the proceeds of the sale.

The five deeds of trust of August 19, 1893, had been made by the company, covering all the land it then owned, to secute certain notes which it had put up as collateral to its notes already outstanding, which had been indorsed by Hobart and Ambrose and in some instances by the other directors and stockholders. Hobart and Ambrose were ultimately compelled to pay the notes which they had indorsed, and thereupon caused these collateral deeds of trust to be foreclosed, on September 23, 1897, and Ambrose got 60 of the 140 lots covered by these deeds of trust for $2,005, and Hobart bid $1,100 on certain of the lots and directed them to be conveyed to the Crescent Iron Company, and [508] for certain other lots he hid $2,819 and caused them to be deeded to Mrs. Hobart, his wife, these sums being •credited on their notes against the company, which they had paid for it.

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Shields v. Hobart, 72 S.W. 669, 172 Mo. 491, 1903 Mo. LEXIS 167 (Mo. 1903).

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