Standish v. Babcock

52 N.J. Eq. 628
New Jersey Court of Chancery·Decided May 15, 1894·Published·Cited by 1 cases

Opinion

Van Fleet, Y. C.

The complainant brings this suit to procure a decree charging a debt of record due to him from the defendant Frederick A. Babcock, on land the title to which stands in the name of the-[629] female defendant, Caroline M. Babcock. Frederick and Caroline are husband and wife. The transactions out of which this suit grew were the following: In March, 1884, the complainant and Frederick A. Babcock and one Joseph W. Moyer entered into partnership to purchase and sell coal lands. About the time the copartnership was formed, the copartners purchased, through the agency of the complainant, one hundred and fifty-one acres of coal lands in Schuylkill county, Pennsylvania, and had the title made to Edward B. Babcock, a son of Frederick. Edward then executed a power of attorney to his father, authorizing him to sell and convey the lands. Under this power, the father, in January, 1889, conveyed the lands and received in payment for them and some railroad stock and bonds $15,000. Immediately on the receipt of this money the father delivered to his son Edward $6,000 of the $15,000, in part payment, as it is alleged, of a debt that the father owed his son, and soon afterwards the father appropriated the other $9,000 to his own purposes. No part of the $15,000 has been paid by Frederick to either of his copartners. He still owes them every penny of their shares. The day after Edward received the $6,000, he applied a little over $4,200 of it in paying off a mortgage on his mother’s house and lot, where she and his father resided, and which mortgage, when the payment was made, was in course of foreclosure. Edward says that he made the payment without the knowledge of either his mother or his father, and without other consideration than love for his mother. The complainant, in October, 1891, recovered a decree in this court against the defendant Frederick for his share of the proceeds of the sale of the lands, and though final process has been issued on that decree nothing has been realized. Frederick appears to be entirely without means of any bind, and such it would seem has been his condition for many years. These are the facts on which the complainant rests his right to the decree lie asks.

Stated generally, the ground on which the complainant bases his right to relief is this: that the money which was used to pay off the mortgage was impressed with a trust in his favor, and that he consequently has a right to pursue, in enforcing the [630] payment of his debt, the thing which the money was used to procure. As a principle of equity jurisprudence nothing is better settled than that, as between eestui que trust and trustee, and all persons claiming under the-trustee, otherwise than by purchase for a valuable consideration without notice, all property belonging to a trust, however it may be changed or altered in its character, and all the fruit of such property, whether in its original or altered state, continues to be subject to and affected by the trust. Lord Ellenborough’s statement of this principle, in Taylor v. Plumer, 3 Mau. & Sel. 562, 575, was adopted by Mr. Justice Van Syckel, in pronouncing the judgment of the court of errors and appeals in Shaler v. Trowbridge, 1 Stew. Eq. 595, 602, and has been recognized, almost universally, as a correct exposition of the law. And this is, in substance, what Lord Ellenborough said: If A is trusted by B with money to purchase a horse for him, and A purchases a carriage with that-money, B is entitled to the carriage. It makes no difference, in reason or in law, into what other form, different from the original, the change has been made, for the product of or substitute for the original thing still follows the nature of the thing itself, as long as it can be ascertained to be such, and the right ceases-only when the means of ascertainment fail.

In the light of this principle, it would seem to be entirely' clear that if it be true, as the complainant asserts, that the money used in paying off the mortgage was held in trust for him, or' was impressed with a trust in his favor, he has a right to have-the land considered in equity to the extent that it has been exonerated from a mortgage debt by the use of his money, as the product of and substitute for his money. In any case where trust funds have been fraudulently misappropriated, so completely is the thing obtained for the money identical with the money itself that in equity, as was said by Mr. Justice Van Syckel, in Shaler v. Trowbridge, 1 Stew. Eq. 603, a distinction, in favor of the fraud-doer, can never be drawn between the money misappropriated and the result of its investment. Nor can a third person derive any benefit from a misappropriation of trust funds unless he shows that he acted in good faith and [631] paid full value. With respect to such ,a person, Mr. Justice Van Syckel, in the same case, said: “When once a fraud has been committed, not only is the person who committed the fraud precluded from deriving any benefit from it, but every innocent person is so likewise unless he has, in good faith, acquired a subsequent interest for value, for a third person, by seeking to derive any benefit under such a transaction, or to retain any benefit resulting therefrom, becomes particeps crimiviis, however innocent of the fraud in the beginning.” Applying these principles to this case, there would seem to be no reason to doubt that the complainant has a right to have his debt charged on the laud in question, to the extent that trust 'funds belonging to him were fraudulently used in discharging the land from its mortgage debt.

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Standish v. Babcock, 52 N.J. Eq. 628 (N.J. Ct. App. 1894).

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