{
  "id": 2386340,
  "name": "ARNOLD et al. v. WELLS et al.",
  "name_abbreviation": "Arnold v. Wells",
  "decision_date": "1916-02-21",
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  "casebody": {
    "judges": [
      "Boberts, C. J., and Parker, J., concur,"
    ],
    "parties": [
      "ARNOLD et al. v. WELLS et al."
    ],
    "opinions": [
      {
        "text": "OPINION OP THE COURT.\nMECHEM, District Judge\n(after stating the facts as above) \u2014 Mullen v. Bower, 22 Ind. App. 294, 53 N. E. 790, Miller v. Stevens, 23 Ind. App. 365, 55 N. E. 262, and Lunsford v. Bailey, 142 Ala. 319, 38 South. 362, cited by appellees, are to the effect that the allegation \u201cthat plaintiffs fully performed the conditions and terms of said contract as by them contracted, and furnished a purchaser for defendants\u2019 said lands,\u201d is a sufficient averment that a sale was actually consummated between the defendants and the purchaser furnished by the plaintiffs, but we -find by the- greater weight of authority such an averment is not considered sufficient. See Booth v. Moody, 30 Or. 222, 46 Pac. 884, citing rases: Sullivan v. Milliken, 113 Fed. 93, 51 C. C. A. 79; 8 Ency. Pl. & Pr. 832.\n. \u201cThe rule unquestionably is that, before a real estate broker can recover his commissions, he must allege and prove, either that he was the procuring cause of an actual sale, or that he produced a purchaser ready, able, and willing to purchase upon the terms named by the vendor.\u201d Booth v. Moody, supra.\nThe general averment by plaintiffs, that they performed all the conditions of their contract on their' part to be performed and furnished a purchaser for defendants\u2019 lands is claimed to be sufficient, in view of section 4153, Code 1915, which provides:\n\u201cin pleading the performance of a condition precedent in a contract, it shall not be necessary to state the facts showing such performance, but it may be state generally that the party duly performed all the conditions on his part * * * \u201d\nWhen, however, it- is considered that such a contract as this may be performed in more than one way* that it is in the alternative, the statutory rule does not apply. The rule is thus stated in Cyc., vol. 9, p. 723:\n\u201cThus, where the covenant, is indefinite or in the alternative, the general averment is not sufficient, but the quo modo must be stated.\u201d\nThe judgment of the lower court is reversed.\nBoberts, C. J., and Parker, J., concur,",
        "type": "majority",
        "author": "MECHEM, District Judge"
      }
    ],
    "attorneys": [
      "Jambs A. Dye of Roswell, for appellant.",
      "C. O. Thompson and Tomlinson Port of Boswell, for appellees."
    ],
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    "head_matter": "[No. 1840,\nFebruary 21, 1916.]\nARNOLD et al. v. WELLS et al.\nSYLLABUS BY THE COURT.\n1. A complaint in an action by a real- estate broker for commission under a contract to furnish a purchaser, which alleges that the broker fully performed his contract and found a purchaser, does not sufficiently allege performance.\nP. 447\n2. Section 4153, Code 1915: \u201cIn pleading the performance of a condition precedent in a contract, it shall not be necessary to state the facts showing such performance, but it may be stated generally that the party * * \u2021 performed all the conditions on his part * * * \u2019\u2019 \u2014 does not apply where a contract is indefinite or in the alternative, but in such cases the quo modo must be stated.\nP. 447\nAppeal from District Court, Chaves County; G. A. Richardson, Judge.\nAction by C. M. Arnold and another against M. Y. Wells and another. From a judgment for plaintiffs, defendants appeal.\nReversed.\nJambs A. Dye of Roswell, for appellant.\nBroker to recover must allege he was employed to sell property; that he sold it; that he furnished purchaser, and if sale was not made that failure to complete same was caused by fault of principal.\nSullivan v. Milliken, 113 Fed. 93; McGavock v. Wood-lief, 20 Howard, (H. S.) 221, 227; Hanan v. Greenfield, (Or.) 58 Pac. 888; Colburn v. Seymour, (Cal.)' 7G Pac. 1058; Jacobs v. Shenon\u00bb (Idaho) 29 Pac. 44; Lockwood' v. Halsey, (Kansas) 21 Pae.\"98; Gracelon v. Tibbetts, (Mo.) 24 S. W. 797; Hayden v. Grilow, 26 Mo. App. 289; Reiger v. Bigger, 29 Mo. App. 421; Fraser v. Wyckoff, 63 N. Y. 445 ; Jeidler V. Walker, 41 Mo. App. 118; Wright v. Beach, (Mich.). 46 N. W. 673 ;\u25a0 Coleman v. Meade, 13 Bush (Ky.) 358; Booth v. Moody, (Or.) 46 Pac. 884; 19 Cyc., p. 274 (c) notes 15-16; Eapalje on Eeal Estate Brokers, section 74; case not\u00e9 to Luiiney' v. Healey, 44 L. E. A. 593.\nC. O. Thompson and Tomlinson Port of Boswell, for appellees.\nThe complaint is sufficient.\nMullen v. Bower, 53 N. E. (Ind.) 790; Miller v. Stevens- 55 N. E. 262; Lunsford v. Bailey, 38 So. 362; sec. 4148 and sec. 4153, Code 1915.\nSTATEMENT OF FACTS.\nThe material allegations of the complaint are:\n\u201c(2) That in January, 1914, plaintiffs contracted with M. M. Wells, acting for himself and in behalf of his co-defendant, M. V. Wells, to furnish a purchaser. for certain lands and real estate owned by said defendants, in consideration of which said defendants contracted' and agreed to give and to pay the plaintiffs the sum of $600.\n\u201c(3) That plaintiffs fully performed the- conditions and terms of said contract as by them contracted to perform and furnished a purchaser for defendants\u2019 said lands'.\u201d\nDefendants demurred to the complaint on the ground that:\n\u201cSaid complaint fails to allege that the purchaser alleged to have been furnished by plaintiff Was one able, ready, and willing to purchase defendants\u2019 property at the price and on the terms the property was' offered for sale by them, and that, having furnished such purchaser, defendants refused to make the sale, or that a sale of defendants\u2019 property was actually consummated to a purchaser furnished by plaintiffs under their alleged contract.\u201d\nThe demurrer was overruled, and, defendants electing to stand on their demurrer, judgment was rendered against them for the amount prayed in the complaint."
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