Woodling v. Westport Hotel Operating Co.

55 S.W.2d 477, 331 Mo. 812, 1932 Mo. LEXIS 534
CourtSupreme Court of Missouri
DecidedDecember 20, 1932
StatusPublished
Cited by13 cases

This text of 55 S.W.2d 477 (Woodling v. Westport Hotel Operating Co.) is published on Counsel Stack Legal Research, covering Supreme Court of Missouri primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Woodling v. Westport Hotel Operating Co., 55 S.W.2d 477, 331 Mo. 812, 1932 Mo. LEXIS 534 (Mo. 1932).

Opinions

This is an appeal by an intervening mechanic lien claimant from a decree of the Circuit Court of Jackson County in an equitable suit brought by Miner D. Woodling doing business as Miner D. Woodling Heating and Ventilating Company (hereinafter referred to as Woodling) under the provisions of Sections 3180-3187, inclusive, Revised Statutes 1929, to enforce a mechanic's lien claim and to determine and adjudicate the rights and interests of various other mechanic lien claimants and other claimants, in, to and against certain lots in Kansas City and the building erected thereon *Page 815 by defendant Westport Hotel Operating Company, a corporation, hereinafter referred to as Hotel Company.

The writer undertakes, with some misgiving, to make an accurate and concise statement of the history of the matter sufficient to an understanding of the questions involved. On or about March 7, 1925, the Hotel Company commenced the construction and erection of a fourteen story hotel building on lots 1, 2, 3 and 4, in block "E", Second Resurvey of Reid's Addition in Kansas City. The building, commonly known as the "President Hotel," was completed, furnished and ready for occupancy for hotel purposes on or about February 1, 1926. On May 21, 1926, the appellants, Louis Heckel and John Heckel, co-partners, doing business as Heckel Brothers (hereinafter referred to as Heckel Brothers), within the time required by statute, filed their mechanic lien statement, against the Hotel Company and said lots and the hotel building erected thereon, in the office of the Clerk of the Circuit Court of Jackson County. This statement was for the purchase price, in an aggregate amount of $3,743.71, of barber shop furniture, fixtures, equipment and supplies. Though numerous items are listed, the claim of a right to have a lien established and enforced was later abandoned as to all except three items, a mirror case, cabinet and steam sterilizer. On June 11, 1926, Heckel Brothers, within the time required by statute, filed an amended lien statement in the office of the clerk of the circuit court. This statement was the same as that filed on May 21, 1926, but showed a payment of $2,000 on the account made by the Hotel Company on May 25, 1926. On the same date, June 11, 1926, Woodling filed an equitable suit in the Circuit Court of Jackson County under our statutes providing for such proceeding. Woodling claimed a lien against the hotel property for materials and labor, asked to have such lien enforced and "that defendants, and all others claiming any mechanic's or other liens, encumbrances, right, title or interest in said real estate and building be required, severally, to submit their claims, rights, titles and liens to this court for determination and adjudication both as to the validity of the same and the extent and priorities thereof;" "that each of said defendants and all other persons having or asserting claims against said real estate and building be restrained and enjoined from bringing or proceeding further in any separate suit against" said property; and "that the various rights, interests, liens and charges of the various defendants and all other claimants in and upon said land and building be adjudged and determined and that said property be sold and the proceeds thereof be marshaled, applied and distributed according to the various legal and equitable rights and priorities of the parties." The following were made defendants in the Woodling equitable suit: the Hotel Company, as *Page 816 owner of the property, the Southwest Wire and Iron Works, a corporation and W.L. Hutchinson Electric Company, a corporation, mechanic lien claimants, Federal Commerce Trust Company, trustee in a deed of trust made by the Hotel Company and Edward D. Ellison trustee in three deeds of trust made by the Hotel Company. The defendants in due course filed answers and each of the mechanic lien claimants, made defendants, filed a cross-bill setting up its lien claim. It will be noted that though the lien claim of Heckel Brothers was "disclosed by the proper public records" (Sec. 3181, R.S. 1929), having been timely filed and an abstract thereof recorded in the office of the clerk of the circuit court on May 21, 1926, in conformity with the statute (Secs. 3161 and 3162, R.S. 1929), they were not made parties to the Woodling suit and were not at any time served with summons therein or any other form of legal notice that such suit had been filed and was pending. On August 19, 1926, and within ninety days after the filing of their lien claim, Heckel Brothers brought an action in the Circuit Court of Jackson County to enforce and foreclose their lien as required by Section 3172, Revised Statutes 1929. The Hotel Company, Frank J. Dean, Receiver for the Hotel Company, Federal Commerce Trust Company, Trustee and Edward D. Ellison, Trustee were made defendants in the Heckel Brothers' action, all of whom except Dean, Receiver, had been made defendants in the Woodling suit. The Hotel Company and Dean, Receiver, each filed an answer, a general denial, in the Heckel Brothers' action but did not mention or plead the pendency of the Woodling suit. On December 10, 1926, the Hotel Company was adjudged a bankrupt in the United States District Court and Dean was discharged as Receiver and appointed Trustee in Bankruptcy for the Hotel Company. Upon motion of the plaintiff, Heckel Brothers, Dean, trustee in bankruptcy, was, on February 16, 1927, made a party defendant in the action brought by them and on the same day entered his appearance therein. On January 8, 1927, the title and interest of the Hotel Company, a bankrupt, in and to the hotel building and lots was sold and conveyed to the President Hotel Corporation, and that corporation executed a deed of trust against the property to the Fidelity National Bank and Trust Company as trustee securing an indebtedness therein described. On March 4, 1927, Heckel Brothers "learning of the pendency of the Woodling equitable suit" filed a motion therein to be made a party defendant and to "have their rights and interests as a mechanic lien claimant determined and adjudicated" in that suit, which motion was sustained; they were made parties defendant in the Woodling suit and granted leave to file an answer and intervening petition. On March 19, 1927, Heckel Brothers filed their separate answer and intervening petition in the Woodling *Page 817 suit reciting, the filing of their mechanic lien on May 21, 1926; the filing of their amended lien on June 11, 1926; the commencement of an action to enforce such lien on August 19, 1926; the indebtedness of the Hotel Company for the articles as charged in the account set out and asking that their rights be "determined and adjudicated." On August 23, 1927, Heckel Brothers filed a motion praying the court to make the President Hotel Corporation and Fidelity National Bank and Trust Company parties to the Woodling suit. The motion was sustained and the Bank and Trust Company and the President Hotel Corporation were made parties defendant and summons ordered. The Hotel Company and the Fidelity National Bank and Trust Company, as parties defendant in the equitable suit, filed separate, but identical, demurrers to Heckel Brothers' intervening petition which were overruled. The Hotel Company and the President Hotel Corporation filed a joint answer to Heckel Brothers' intervening petition, which was a general denial. The Bank and Trust Company filed its separate answer which was a general denial with an allegation that the lien of the deed of trust in which it was named as trustee "is senior and prior to the lien, if any," of Heckel Brothers. On March 7, 1928, the Heckel Brothers' claim was tried and taken under advisement by the court.

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Bluebook (online)
55 S.W.2d 477, 331 Mo. 812, 1932 Mo. LEXIS 534, Counsel Stack Legal Research, https://law.counselstack.com/opinion/woodling-v-westport-hotel-operating-co-mo-1932.