Posner v. Bayless
Decision Date | 13 July 1882 |
Parties | SAMUEL POSNER and ELIAS POSNER, trading as POSNER BROTHERS v. WILLIAM H. BAYLESS, Trustee. |
Court | Maryland Court of Appeals |
APPEAL from the Circuit Court of Baltimore City.
The case is stated in the opinion of the Court.
The cause was argued before MILLER, STONE, ALVEY, and IRVING, J.
M R. Walter, for the appellants.
Orlando F. Bump, for the appellee.
The appellants having become purchasers at trustee's sale of certain leasehold property in the City of Baltimore, sold under a mortgage of the same by Luke Z. Barrett to Thomas S Hughes, dated the 22nd of September, 1880, filed an exception to the ratification of the sale upon the ground that Barrett had no title to the property when he executed this mortgage. The facts upon which this exception is founded are as follows:--
The property was purchased in 1834 by Maurice Barrett, and on the 15th of April, 1880, he and his wife, residing in the County of Galway, Ireland, gave a power of attorney to their son Luke Z. Barrett, of Baltimore, by which they constituted him
By his attorney, Luke Z. Barrett.
CATHARINE BARRETT, [Seal.]
By her attorney, Luke Z. Barrett."
And Luke Z. Barrett, by virtue of the power of attorney, acknowledged the deed "to be the act of the said Maurice Barrett, and Catharine Barrett, his wife, and each of their acts respectively."
On the same day Mrs. Bealmear executed a lease of the same property to Luke Z. Barrett for ninety-nine years, renewable forever, reserving an annual rent of $200, with the privilege to the lessee of redeeming the same at any time during the year commencing on the 1st of May, 1885, and ending on the 1st of May, 1886, but not afterwards, upon payment of the sum of $3333.33, and all arrearages of rent due at the time of payment.
Both these deeds were recorded at the same time, and, as appears by the oral testimony taken in the case, were executed for the purpose of enabling the parties to create this redeemable ground rent upon the property, in order to secure a loan of $3333.33, made by Mrs. Bealmer to Luke Z. Barrett. In the following September, Barrett, the lessee, mortgaged his interest in the property to Hughes, to secure a loan of $800, and it was under this mortgage that the sale in controversy was made. The two principal grounds upon which the purchasers resist confirmation of this sale and deny the title of the mortgagor are:
1st. That the power of attorney did not authorize the execution of the conveyances by which this ground-rent was created.
2nd. That even if such conveyances be within the scope of the power, still the deed to Mrs. Bealmear was not executed in accordance with sec. 27, of Art. 24, of the Code.
First. As to the first of these propositions, it is contended on the part of the appellants, that all powers of attorney must receive a strict interpretation, that the authority is never extended by intendment or construction beyond that which is given in terms, or is absolutely necessary for carrying the authority into effect, and hence the power in this case to borrow money and pledge the property therefor by...
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