Driscoll v. Bunar

• Decision Date: 07 February 1952
• Citation: 328 Mass. 398,103 N.E.2d 809
• Parties: DRISCOLL v. BUNAR.
• Court: United States State Supreme Judicial Court of Massachusetts Supreme Court

Page 809

103 N.E.2d 809

328 Mass. 398

DRISCOLL v. BUNAR.

Supreme Judicial Court of Massachusetts, Plymouth.

Argued Nov. 8, 1951.

Decided Feb. 7, 1952.

L. P. Reservitz, Brockton, for plaintiff.

L. H. Miller, Brockton, for defendant.

Before QUA, C. J., and LUMMUS, RONAN, SPALDING and COUNIHAN, JJ. RONAN, Justice.

This is an action of contract by a broker to recover a commission for procuring a customer who, it is alleged, was able, ready, and willing to purchase the defendant's real estate upon the defendant's terms. The jury found for the plaintiff. The defendant saved exceptions to the admission of evidence, to the denial of various requests, to parts of the charge, and to the refusal to grant a motion for a directed verdict.

The jury could adopt the evidence introduced by the plaintiff and find that in accordance with the defendant's offer he procured a customer, one Kennedy, who was able, ready, and willing to purchase the defendant's property upon the terms stated by the defendant to the plaintiff, a real estate broker, and that the defendant refused to deal with Kennedy and revoked the plaintiff's authority. The defendant testified that he never gave any selling price to the plaintiff and that the only authority he gave to the plaintiff was to submit offers. If this were true, until he accepted an offer he would not be liable for a commission; but the jury were not required to believe his testimony.

The failure of the defendant to accept Kennedy as a buyer would not deprive the plaintiff of a commission if he successfully accomplished what he undertook to do in compliance with the defendant's offer, which in this case was to produce a customer able, ready, and willing to purchase the defendant's property upon the terms given to the plaintiff and to notify the defendant of this fact. The fact that the defendant did not sell his property to the customer or to anyone else is immaterial. The defendant's offer upon the production of such a customer ripened into a unilateral contract. Elliott v. Kazajian, 255 Mass. 459, 461-462, 152 N.E. 351; Mahar v. Haycock, 301 Mass. 594, 596, 18 N.E.2d 348; Barsky v. Hansen, 311 Mass. 14, 16, 40 N.E.2d 12. Where the owner has refused to deal with and accept the customer produced by the broker, the broker has the burden of proving that the customer he has produced is able, ready, and willing to purchase on terms which the owner stated would be satisfactory to him. Fitzpatrick v. Gilson, 176 Mass. 477, 57 N.E. 1000; Goodnough v. Kinney, 205 Mass. 203, 91 N.E. 295; Wheeler v. Lawler, 222 Mass. 210, 110 N.E. 273; Stuart v. Newman, 241 Mass. 33, 36, 134 N.E. 624; Ripley v. Taft, 253 Mass. 490, 492-493, 149 N.E. 311; Frankina v. Salpietro, 269 Mass. 292, 295, 168 N.E. 739; John T. Burns & Sons, Inc. v. Hands, 283 Mass. 420, 422, 186 N.E. 547; Magann v. Lawler Bros. Theatre Co., 312 Mass. 317, 44 N.E.2d 774.

The defendant contends that Kennedy was not able, ready, and willing to buy on the defendant's terms. Kennedy inspected the property, paid the plaintiff a deposit of $100, and signed an agreement on his part to buy which could be found to comply in all details with the defendant's terms. The agreement was not incomplete because it did not state the time for the conveyance of the title and the payment of the purchase price. That is settled by Church v. Lawyers Mortgage Investment Corp. of Boston, 315 Mass. 1, 8, 51 N.E.2d 450, notwithstanding what was said in Herbert v. Jaffe, 281 Mass. 202, 183 N.E. 259, upon which the defendant relies. The principal contention of the defendant is that Kennedy was not financially able or ready to pay $7,000, which was the price given to him by the plaintiff. The premises, according to the testimony of the defendant, were worth $10,000 although he would take less. Kennedy had $3,000 in cash which he intended to supplement with a $4,000 G. I. mortgage so called. Kennedy at the time he made the deposit gave the plaintiff his papers showing his discharge from the military service and arranged with the palintiff for the filing of an application for the mortgage loan. He also gave the plaintiff $20 for a 'Veteran's Appraisal.' The granting of a loan secured by a mortgage in order to enable a veteran to secure a home has been greatly facilitated by the national government by various provisions safeguarding the interests of the veteran and guaranteeing up to sixty per cent the payment of the loan. U.S.C. (1946 ed.) Sup. IV, Title 38, § 694a, 38 U.S.C.A. § 694a. The plaintiff took up the granting of the loan with a bank and reported to Kennedy, but nothing further was done about obtaining the loan because the defendant, on the day the deposit was paid and the plaintiff had gone to the bank in Kennedy's behalf, refused to go through with the sale. The plaintiff was not obliged to show that Kennedy had the necessary cash in his possession or in a bank, for one may be financially able if from his own resources, or on his own credit or on the security of the property he is to purchase, he will be able to command the necessary funds when the time comes for the completion of the transaction. Hutchinson v. Plant, 218 Mass. 148, 152-153, 105 N.E. 1017; Casey v. Fritz-Carlton Hotel Co., 254 Mass. 223, 227, 150 N.E. 162; Philbrick v. Chase, 95 N.H. 82, 58 A.2d 317, 3 A.L.R.2d 526.

Kennedy testified that he was able, ready, and willing to purchase the property upon the terms which it could be found were those that the defendant proposed. It is contended by the defendant that this evidence of Kennedy amounted to no more than a conclusion upon a matter which it was for the jury to decide. It was pointed out in Walker v. Russell, 240 Mass. 386, 391, 134 N.E. 388, that the willingness of a prospective customer to buy was a material issue depending upon the customer's state of mind, as to which he was properly permitted to testify. the testimony of a customer that he is able and ready to become a purchaser of property on the terms proposed by the owner is not merely an expression of an opinion but is essentially a statement of fact. Such a statement, like many others, if critically scrutinized, might contain some element of opinion and maybe of law, but it is generally recognized in everyday affairs as an assertion of fact. Everyone understands what one means when he says he is able or ready. The thought is expressed in the form of a conclusion which rests upon facts known to the speaker. The present tendency is to consider it as a statement of fact. The matter has recently been fully examined in Kulchinsky v. Segal, 307 Mass. 571, 30 N.E.2d 830, which held that the declaration of a deceased person that another was indebted to him was a statement of fact. It was said in Mulhall v. Fallon, 176 Mass. 266, 267, 57 N.E. 386, 54 L.R.A. 934, that 'The extent to which particulars may be summed up in a general expression is a matter involving more or less discretion, and cannot be disposed of by the suggestion that the general expression involves the conclusion which the jury is to draw, or...