Iltis v. Gentilly
| Decision Date | 04 April 1944 |
| Docket Number | 46403. |
| Citation | 13 N.W.2d 699,234 Iowa 689 |
| Parties | ILTIS v. GENTILLY et al. |
| Court | Iowa Supreme Court |
Stipp, Perry, Bannister and Starzinger, of Des Moines, for plaintiff-appellee.
Carl S. Missildine, of Des Moines, for defendant-appellees.
D D. Staples, of Des Moines, for defendant-appellant.
Defendant-appellees Gentilly and wife, having purchased a vacant lot in Des Moines, engaged one Rush to build a home on it at the contract price of $5225. Defendant-appellant, Polk County Federal Savings and Loan Association, agreed to loan $5100 on the property and appellees executed their note and mortgage for that amount. After appellant loan association had disbursed from the proceeds of the loan $3000 to the principal contractor and $1067 to three subcontractors, Rush abandoned the job. Appellant then paid appellees the balance of the loan to enable them to complete construction. This they did at a cost of $435, leaving in their hands $557.
Plaintiff Iltis Lumber Company, filed its mechanic's lien for $1842 for materials furnished the contractor. Five other mechanics' liens were filed for a total of about $500. Plaintiff then brought this suit to foreclose its lien against the owners, the mortgagee and the other lien claimants. Following a trial, the mechanics' liens were all established as prior to the mortgage. No complaint is now made of that part of the decree.
Appellees (owners) contended throughout that appellant (loan association) orally agreed to disburse the proceeds of the loan only when the contractor furnished it receipted bills from subcontractors who furnished labor or material for the house, that appellant failed to procure such receipted bills and therefore is responsible for the loss due to the contractor's default. The lower court held with appellees on this contention and rendered judgment against appellant for the amount of the liens, less the $557 still in appellees' hands from the proceeds of the loan. It is this part of the decree, under which appellant is required to disburse about $1800 more than the amount of its note and mortgage, that is assailed.
I. The controlling question is one of fact. Giving to the finding of the trial court the weight to which it is entitled, we reach the same conclusion. Shay, the salesman who sold the lot, referred appellees to the contractor and to appellant loan association. The arrangement for the loan was made orally between appellees and Mr. Ross, appellant's managing officer. Shay was also present. These four all agree that Mr. Gentilly asked Ross about requiring the contractor to furnish a bond. Appellees testified that Ross told them he was well acquainted with Rush, had dealt with him frequently, Rush had built other houses they had financed, had always done all right and there was no need of incurring expense for a bond premium. Ross testified he told Gentillys it was for them to decide whether to require a bond from Rush. Shay's version is that Ross told appellees "this particular contractor had never been bonded on any of his other jobs."
These four witnesses also agree that appellant was to disburse the proceeds of the loan on orders signed by the owners at different stages of construction. Appellant made three payments to the contractor totaling, as stated, $3000, and, about the time Rush abandoned the job, three payments to subcontractors totaling $1067. One of the Gentillys signed an order for each of these payments. It appears, however, that before each order was signed Mr. or Mrs. Gentilly asked Mr. Ross if it was all right to sign the order and was assured by him it was. The orders, on forms supplied by appellant, were presented to appellees by Rush or the subcontractors to whom the payments were made.
Mr. and Mrs. Gentilly testified that Ross said in this same conversation the loan association would see that the contractor furnished it receipted bills before it disbursed the proceeds of the loan; upon the final payment these receipted bills would be turned over to appellees; this was part of the service rendered by appellant for which appellees were paying. Ross denied this testimony and contended appellant was not equipped to see that the contractor properly applied the proceeds of the loan. Shay's testimony is somewhat indefinite, although he did testify nothing was said about appellant's securing receipted bills. He also testified Ross said in this conversation that before the contractor received the final payment he would furnish lien waivers or receipts from those who furnished labor and material on the job.
Appellees paid appellant $128 which they contend was for the service to be rendered by appellant. Appellant maintains this was to pay a 2% commission and the expense of making the loan.
In determining the credibility of the witnesses on the vital question now in dispute, the trial court seems to have considered the testimony of Ross and of appellees on the matter of whether construction had commenced before appellant took its mortgage. Ross testified emphatically that he inspected the premises just after recording the mortgage, and that no work had then been done. Appellees both testified the cellar had then been excavated and much of the foundation completed. It was proven conclusively by markings on a calendar and a paper found in the "corner stone" built into the house that appellees told the truth in this respect and Mr. Ross did not. Apparently it is...
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