Hazelrig v. Thomas

Decision Date29 November 1973
PartiesAlvin HAZELRIG, Jr., and Herman Hazelrig, et al. v. Paul C. THOMAS and Pauline S. Thomas, et al. SC 252.
CourtAlabama Supreme Court

Lange, Simpson, Robinson & Somerville and Reid B. Barnes, Birmingham, for appellants.

Johnston & Shores and Samuel G. McKerall, Burttram & Williams, Birmingham, for appellees. HARWOOD, Justice.

The bill of complaint in this case was filed on 27 May 1971. The complainants prayed for a right to redeem certain described lands from a prior judicial sale foreclosing a mortgage and certain other relief. The court entered a decree allowing redemption, and this appeal followed.

On September 20, 1963, General C. Thomas and Pauline S. Thomas executed a mortgage to the subject land to Mutual Savings Life Insurance Company. Paul C. Thomas, son of General and Pauline Thomas, became surety for the mortgage debt.

On May 27, 1969, Mutual Savings Life Insurance Company exercised its right of sale and the subject land was sold through a judicial foreclosure sale to Herman Hazelrig and Alvin J. Hazelrig, Jr., for $84,600.00. The Hazelrigs paid the bid price to the Register and received a Register's deed to the subject land. The validity and regularity of this judicial sale is in no wise questioned. The land was surrendered to the Hazelrigs within ten days after the sale.

On June 2, 1969, Paul C. Thomas made a demand in writing on the Hazelrigs for a statement of the amount necessary to redeem.

There was evidence presented going to prove that Paul C. Thomas had his father's general power of attorney and had held this general power through the years. There was also evidence going to show that Paul C. Thomas had informed the Hazelrigs that he wanted to redeem the subject land on behalf of his parents. Paul C. Thomas' letter was answered by attorneys for the Hazelrigs. This letter contained the requested statement of the amounts necessary to redeem. There was evidence tending to show that while this letter was duly posted, Paul C. Thomas denied its receipt. The lower court, however, found that Paul C. Thomas should be deemed to have received said letter.

Two years later on May 27, 1971, a bill for redemption was filed in the Circuit Court of Blount County by General C., Pauline S., and Paul C. Thomas against Alvin J. Hazelrig, Jr., and Herman Hazelrig. In this bill for redemption the complainants alleged certain excuses for failure to tender an amount sufficient to redeem the subject land.

On August 21, 1971, Bishop K. Walker, then the Hazelrigs' attorney, sent yet another letter to the complainants showing the amount necessary for redemption. This amount contained a sum paid by the Hazelrigs for fire insurance on structures on the subject land. Complainants maintained, and the lower court agreed, that the amount paid for insurance was not a proper charge. In addition, the complainants had already averred in their bill for redemption that the Hazelrigs had sold and disposed of portions of the subject land. Complainants maintain that the insertion of improper charges and the sale by the Hazelrigs of portions of the subject land excused them from tender.

We interpolate here that an averment in a bill to redeem to the effect that a purchaser at a judicial sale has conveyed a part of the subject land to other persons furnishes a sufficient excuse for a failure on the part of the redemptioner to pay or tender to the purchaser or his vendee the amount required to effectuate redemption, the purchaser by his subsequent acts having thus put it beyond the power of the redemptioner to redeem the whole tract out of court. Hargett v. Franklin County, 212 Ala. 423, 103 So. 40; Wilkes v. Hood, 237 Ala. 72, 185 So. 748. Further, insurance premiums paid by the purchaser at a foreclosure sale do not constitute a lawful charge to be paid by a redemptioner as provided by Section 732, Title 7, Code of Alabama 1940. Richardson v. Dunn, 79 Ala. 167.

On September 23, 1971, on motion of respondent, the lower court ordered complainants to tender $104,880.00 into court within 30 days.

State National Bank had been named as a respondent, the bill averring that said bank had furnished all or a portion of the money to the Hazelrigs with which they bought the subject land at the foreclosure sale, and had taken a mortgage on the subject land as security for the money so advanced. On 22 October 1971, the bank had a writ of garnishment served on the Register attaching all of the property of the complainants held by the Register. The writ of garnishment averred that in 1968 a judgment in the amount of $18,233.61 plus interest from December 5, 1968, had been recovered by the bank against Pauline S. Thomas, Paul C. Thomas, and Harold C. Thomas.

Complainants made a deposit to the Register as ordered by the court on September 23, 1971, but because of the above mentioned garnishment complainants 'withdrew' said deposit.

On October 23, 1971, the complainants asked for and received an extension of time until November 8, 1971, to pay into court the sum ordered by the judge. At the time they requested the extension the complainants cited the above mentioned garnishment as their reason for needing more time.

On November 8, 1971, there was an amendment substituting Fred Hallmark for Paul C. Thomas and Pauline S. Thomas, the Thomases having theretofore conveyed their interest in the subject land to Hallmark. On February 3, 1972, the court held this amendment to be improper and struck Hallmark as a party complainant. Also, on November 8, 1971, time for payment into court by complainants was extended to November 30, 1971.

On November 30, 1971, complainants asked for a further extension of time. The court refused to extend the time and dismissed complainants' bill for redemption with prejudice. This order was filed on December 2, 1971.

The complainants paid the required amount to redeem of $104,880.00, into court on December 30, 1971, and moved for the court to set aside its prior order dismissing complainants' bill with prejudice. The court set this motion for a hearing on January 6, 1972. Also on 30 December 1971, the court entered a further order setting aside its order of November 30, 1971, and ordered the dismissal to be held for naught until further orders were entered.

On January 20, 1972, after continuances from January 6, 1972, the court completed the taking of testimony on the complainants' motion of December 30, 1971, and took the case under advisement. On March 4, 1972, the court decreed that the complainants could continue their action for redemption.

At this time Hallmark having been stricken as a party, only General C. Thomas remained as a party complainant. However, General C. Thomas died and Paul C. and Pauline S. Thomas were made parties complainant by virtue of being co-executors of the will of General C. Thomas. The court further ordered on this date (March 4, 1972) that the respondents furnish a list to complainants of vendees to whom they had sold portions of the subject land.

The list of vendees was furnished to complainants on April 3, 1972. Using this list, complainants, on April 15, 1972, amended their complaint to include the listed vendees as parties respondent.

On April 29, 1972, respondents were ordered to file a 'Statement as to Charges' for permanent improvements. The 'Statement as to Charges' was filed by the Hazelrigs on May 10, 1972.

On May 19, 1972, complainants gave notice that they did not accept respondents 'Statement as to Charges,' and that they were appointing a referee. Respondents Hazelrig appointed their referee on May 26, 1972.

On June 8, 1972, complainants made a motion to determine 'the exact nature and extent of the 'improvements' the respondents * * * claim to have made.' This motion was heard and the court entered an order on July 12, 1972, which ordered the referees to determine the value of the permanent improvements on the subject property. In this order, the court gave rather specific instructions to the referees as to what they should consider as permanent improvements.

On August 9, 1972, the respondents additional to the Hazelrigs filed their 'Statement as to Charges.' In a letter filed August 17, 1972, the complainants rejected respondents' 'Statement as to Charges' and appointed a referee. In a letter filed August 24, 1972, respondents appointed a referee.

On October 10, 1972, respondents Hazelrigs made a motion to have the court determine who would be responsible for spraying the orchards on subject land and completing the harvest, and the expenses therefor. The court set this motion for hearing on November 7, 1972.

On November 4, 1972, the complainants made an application for a deed to the subject land. This hearing was set for November 7, 1972.

On November 7, 1972, the court received the report of the referees as to the value of permanent improvements to the subject land. On that same day, the court entered a decree which adopted the report of the referees as to the value of the permanent improvements, and granted the complainants the right to redeem.

From this decree some fifteen of the parties ultimately made respondents in the proceedings below, have perfected this appeal.

A deed was executed and delivered by the Register to the complainants, the complainants having paid the amount necessary to redeem as ordered by the court.

All of the appellants have made sixteen assignments of error, except that the appellants Alvin Hazelrig, Jr., and Hazelrig Fruit and Poultry, Inc., have not assigned as error the overruling of the demurrer to the bill. (Assignment of error No. 1 of all other appellants.) This is of no importance, however, since assignment of error No. 1 was not argued in brief. It did result in the numbering of the assignments by Alvin Hazelrig, Jr., and Hazelrig Fruit and Poultry, Inc., being one less than the number identifying the assignments of the remainder of the appellants, thus...

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7 cases
  • Pierce v. State
    • United States
    • Alabama Court of Criminal Appeals
    • 2 Marzo 1999
    ...raises it for the first time in his reply brief to this court. McCall v. State, 565 So.2d 1163 (Ala. Cr.App.1990); Hazelrig v. Thomas, 291 Ala. 659, 286 So.2d 830 (1973). 2. Pierce denied in his statements and in his testimony at trial that he committed the murder; he suggested that a man n......
  • Huff v. State
    • United States
    • Alabama Court of Criminal Appeals
    • 15 Marzo 1991
    ... ...         James B. McNeill, Jr., Selma, for appellant ...         Don Siegelman, Atty. Gen., and J. Thomas Leverette, Asst. Atty. Gen., for appellee ...         McMILLAN, Judge ...         The appellant was indicted for the offense of ... ...
  • Pavilion Development v. Jbj Partnership
    • United States
    • Alabama Supreme Court
    • 10 Agosto 2007
    ...subsequent acts having thus put it beyond the power of the redemptioner to redeem the whole tract out of court." Hazelrig v. Thomas, 291 Ala. 659, 661, 286 So.2d 830, 831 (1973). I respectfully disagree with Justice Lyons that the failure of the appellant to confront an alternative argument......
  • Davenport v. Hood
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    • Alabama Court of Civil Appeals
    • 3 Noviembre 2000
    ...So.2d 1217 (Ala.1990); Kennesaw Life & Accident Ins. Co. v. Old Nat'l Ins. Co., 291 Ala. 752, 287 So.2d 869 (1973); Hazelrig v. Thomas, 291 Ala. 659, 286 So.2d 830 (1973). Also, this "issue" was not raised before the trial court, and it therefore cannot be considered on appeal. Andrews v. M......
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