Blackwell v. Blackwell
| Decision Date | 20 June 1907 |
| Parties | BLACKWELL v. BLACKWELL. |
| Court | United States State Supreme Judicial Court of Massachusetts Supreme Court |
Henry T. Lummus and Charles Neal Barney, for appellant.
Elder & Whitman and Frank E. Bradbury, for appellee.
In April, 1889, the plaintiff, being then engaged to be married to the defendant and having in his hands a considerable amount of money belonging to her, executed a deed to her of certain real estate which he owned subject to some outstanding mortgages. He also caused to be drawn a note for $8,000 and a mortgage of the same real estate to secure this note, both running from her to himself, took them to the defendant and procured her to execute them, promising to discharge them upon the marriage. He then caused both deed and mortgage to be recorded, took them both from the registry of deeds to his own office, and has since kept possession of them. The deed never has been actually handed to the defendant and the first question raised upon the plaintiff's appeal from the decree of a single justice dismissing his bill is whether it could properly be found that this deed had been delivered to the defendant.
If the deed was delivered to and accepted by the defendant, it is of no consequence whether it was given to her by the plaintiff in consideration of her money in his hands, or in consideration of the marriage which was intended to be and which soon after was solemnized between them, or whether it was a mere gift. In either case it was an executed transaction; and plaintiff's contention that under the statute of frauds oral evidence cannot be received to show the consideration or the oral agreement upon which it was made is without merit. The evidence was not received to charge the promisor or to sustain an action brought upon any of the matters stated in Rev. Laws, c. 74, § 1. Nor was it offered to vary or affect the provisions of a written agreement, nor was it given any such effect.
The justice found that the plaintiff sold the boarding house which the defendant had kept, foreclosed a mortgage upon furniture for her, had for a time from before their marriage until two years or more thereafter possession of all papers of value and substantially all the property belonging to her, and generally had acted as her agent in all financial matters. Upon these facts, and what has been stated as to the deed and mortgage and the other facts in evidence the justice found that the plaintiff was the defendant's agent in accepting the delivery of the deed.
The plaintiff contends that as matter of law the grantor cannot be the agent of the grantee to accept delivery of the deed. But in our opinion this contention cannot under all circumstances be sustained. As an unqualified proposition it often has been denied in other jurisdictions. Xenos v Wickam, L. R. 2 H. L. 296; Harris v. Saunders, 2 Strob. Eq. (S. C.) 370, note; Rushin v. Shields, 11 Ga. 636, 56 Am. Dec. 436; Wall v. Wall, 30 Miss. 91, 64 Am. Dec. 147; Hildebrand v. Willig, 64 N. J. Eq. 249, 53 A. 1035; Farrar v. Bridges, 5 Humph. (Tenn.) 411, 42 Am. Dec. 439; Williams v. Williams, 148 Ill. 426, 36 N.E. 104; Whiting v. Hoglund, 127 Wis. 135, 106 N.W. 391; Stevens v. Hatch, 6 Minn. 64 (Gil. 19); Ford v. Boone, 75 S.W. 353, 32 Tex.Civ.App. 550; Hudson v. Redford (Ky.) 67 S. W. 35; Bunnell v. Bunnell, 111 Ky. 566, 64 S.W. 420, 65 S.W. 607; Gray v. Ward (Tenn. Ch. App.) 52 S.W. 1028; Kelsa v. Graves, 64 Kan. 777, 68 P. 607. The delivery of course can be made and accepted as well after recording as before. Parker v. Hill, 8 Metc. 447. We see no reason why, with the consent of his principal, an agent cannot as such accept the delivery of a deed which he has himself made or caused to be made to his principal. This was assumed in Barnes v. Barnes, 161 Mass. 381, 37 N.E. 379, but it was found in that case that the grantor never had held the deed as the agent of the grantee or in her behalf. And see Brabrook v. Boston Five Cents Savings Bank, 104 Mass. 228, 232, 6 Am. Rep. 222. He was her general agent as to all her financial concerns and as to all matters connected with the possession and care of her papers of value and her property. As in Moore v. Hazleton, 9 Allen, 102, his retaining possession of the deed was in perfect accordance with the nature of his agency. Here, as in that case, it appears from the recital of the deed itself that it was executed and delivered in the presence of a subscribing witness. As was said in that case by Gray, J., on page 106: 'When an instrument of conveyance is sealed and delivered with an intention on the part of the grantor that it should operate immediately, and there is nothing to qualify the delivery but keeping the deed in the hands of the grantor, it is a valid and effectual deed in law and equity.' In this case the plaintiff's intention that his deed should operate immediately is shown by the fact that he took back a mortgage upon the same property as a part of the same transaction, and caused both deed and mortgage to be recorded together, and for some time retained the mortgage as a valid security. Creeden v. Mahoney (Mass.) 79 N.E. 776; Van Auken v. Mizner (Neb.) 90 N.W. 637. And the defendant's execution and delivery of the mortgage to the plaintiff was a sufficient acceptance of the deed on her part. It was an assertion of title by her. Stout v. Dunning, 72 Ind. 343; Taylor v. McClure, 28 Ind. 39; Williams v. Smith (Ky.) 60 S.W. 940; Whitaker v. Whitaker, 175 Mo. 1. Her afterwards taking possession and assuming control of the property with his apparent assent lead to the same conclusion. Taylor v. Smith, 61 A.D. 623, 71 N.Y.S. 160; Horner v. Lowe, 159 Ind. 406, 64 N.E. 218; Shepley v. Leidig, 189 Ill. 197, 59 N.E. 579; Williams v. Williams, 148 Ill. 426, 36 N.E. 104; Ward v. Small, 90 Ky. 198, 13 S.W. 1070; Harris v. Shirley, 3 J. J. Marsh. (Ky.) 22; Shoptaw v. Ridgway (Ky.) 60 S.W. 723.
It follows that the plaintiff cannot maintain his bill for the cancellation of his deed to the defendant. But he also asks that the note and mortgage given to him upon the same property by the defendant be declared to be still in force and to constitute a valid lien upon the property, and that his discharge thereon be canceled.
The plaintiff procured the defendant to sign the note and mortgage when he made the conveyance to her, upon his promise that he would discharge it after their marriage; and it was in order to carry out and complete the antenuptial agreement or arrangement between them that he executed the discharge and caused it to be recorded. It well may be that his promise, made in consideration of the intended marriage could not have been enforced, under Rev. Laws, c. 74, § 1, cl. 3; but it was nevertheless a valid promise, the performance of which, after it has been actually performed, cannot be avoided or retracted by the...
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