Kelley Realty Co. v. McDavid
Decision Date | 12 June 1924 |
Docket Number | 6 Div. 7. |
Citation | 211 Ala. 575,100 So. 872 |
Parties | KELLEY REALTY CO. v. MCDAVID. |
Court | Alabama Supreme Court |
Rehearing Denied June 30, 1924.
Appeal from Circuit Court, Jefferson County; William M. Walker Judge.
Bill in equity by the Kelley Realty Company against E. R. McDavid. From a decree sustaining a demurrer to the bill, complainant appeals. Affirmed.
Roy McCullough, of Birmingham, for appellant.
Stokely Scrivner, Dominick & Smith, of Birmingham, for appellee.
As we interpret the allegations of the bill of complaint, the defect in the advertisement of the foreclosure sale consists merely in the omission of one of the four weekly newspaper insertions required by the mortgage to be successively made. If material to the determination of the question presented we would presume that the omitted insertion was other than the first, and that the notice was begun a full thirty days before the sale. And, if material, we would presume also that the omission complained of was innocently made, and that it did not injuriously affect the market for the land, nor the price for which it was sold.
Complainant's insistence is that the defect in question rendered the foreclosure sale absolutely void, and that he had, therefore, ten years from the sale within which to assert his equity of redemption, as in ordinary cases; and that, even though the defective advertisement rendered the sale voidable only, yet, by analogy to the limitation of ten years at law, his right to avoid the sale would not be barred by laches until the lapse of that period.
In Wood v. Lake, 62 Ala. 489, 491, quoting from Sugden on Powers, 212, it was said:
'
There was no competent evidence to show that any notice of the sale was given, and Stone, J., observed:
The instrument there involved was a deed of trust, and the trustee was a third person.
In Robinson v. Cahalan, 91 Ala. 479, 8 So. 415, the court apparently held that, in the absence of proof of advertisement, the deed to a purchaser at foreclosure sale would not be sufficient to show title; the action being in ejectment.
In Speakman v. Vest, 166 Ala. 235, 240, 51 So. 980, 982, wherein a chattel mortgage was involved, the court said:
But, further on, the opinion quoted with approval:
In Summerford v. Hammond, 187 Ala. 244, 65 So. 831, which was a bill to set aside a foreclosure sale, because, among other things, the sale was not advertised for the full ten days required, but only for nine days, the court said:
This statement was, it seems, a judicial dictum, as the bill was filed sixteen years after the sale, and was too late whether the sale was regarded as voidable merely, or absolutely void. It appears, therefore, that the exact question here presented has not been decided by this court.
We are convinced, however, that a distinction must be made between cases where there is no sort of compliance with the requirement of advertisement or other notice of the sale, and cases where there is actually given some notice of the nature required, sufficient to give public information of the pendency and date of the sale, though it be ever so defective or incomplete. In the latter class of cases the foreclosure sale will not be void, but voidable only to the election of the mortgagor, properly and seasonably asserted. Cornell v. Newkirk, 144 Ill. 241, 33 N.E. 37. Cases may be found to the contrary, but we prefer to follow the rule as above stated, which gives ample protection to mortgagors where the requirements of the mortgage are not strictly or substantially followed by the mortgagee in the execution of the power of sale.
If, as we hold, the foreclosure sale here in question was not void, but voidable merely, then complainant's right to avoid it and to exercise the right of equitable redemption must depend upon the timeliness of his assertion of that right.
19 R. C. L. 616, § 433; 92 Am. St. Rep. 592, note.
This is the rule prevailing in this state. Ezzell v. Watson, 83 Ala. 120, 3 So. 309...
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... ... time and place of sale was a "prerequisite to the ... execution of the power." Kelley Realty Co. v ... McDavid, 211 Ala. 575, 100 So. 872; Dinkins v ... Latham, 202 Ala. 101, 79 ... ...
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...give notice of the time and place of the foreclosure sale, Sanders v. Askew, 79 Ala. 433 (1885), but see Kelley Realty Co. v. McDavid, 211 Ala. 575, 577, 100 So. 872, 873–74 (1924) (stating that “a distinction must be made between cases where there is no sort of compliance with the requirem......
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