Case ID: ad_3/html/0334-01.html
Source: Caselaw Access Project
Author: {"author": "Willard Bartlett, J.:", "license": "Public Domain", "url": "https://static.case.law/"}
Date Created: 2024-08-24T03:29:51.129683

Albert O. Beebe, Respondent, v. Richmond Light, Heat and Power Company (Limited) and Others, Appellants, Impleaded with the Holland Trust Company and Others.
    
      Corporate mortgage'—Who may not require pi'oof.of the assent of the stockholders — not one estopped by reason of executing the mortgage — hot one accepting. a convey- , ■ crnce subject to the mortgage — hot the mortgagor who has sold', the mortgaged'premises—paying for stock in bonds of another company to be surrendered and canceled.
    
    In an.'action brought to foreclose a-mortgage given by. the Richmond Light, Heat and Power Company to the Holland Trust Company to secure bonds to the , ..amount of §150,.OQO, it.appeared .that after the mortgage was made Brastus Wiman recovered a judgment against the mortgagor and purchased its property under an execution thereon; that the Electric Power Company of Staten ■Island was subsequently formed, to which Erastus Wiman sold -this property', : súbject to the mortgage, under an agreement between .the .Richmond Light, ■..Heat.'and Power Company, the mortgagor, the Electric-Power Company and Erastus Wiman by which, among other things, the Electric Power Company agre.ed to accept as payment, of a balance due from EraStus Wiman upon his '"' Subscription'for 980 shares of the 'capital stock of the'Electric Power Company ¿' transfer of the property of the Richmond: Light, Heat and Ppwer Company - which Erastus Wiman had acquired under his j u.dgment against it, and,, further, ■, to accept from Erastus Wiman the whole or any part of the bonds of the Richmond Light, Heat .and Power Company as full payment,, to the.amount- represeñted by such bond's, of' another subscription of $150,000 made by him to the •- capital''stock óf the Electric Power Company; subsequently a receiver was -.' appointed of the Electric Power Company, to whom Eras.tus Wiman surren- ... Aered for-cancel-lation, under the agreement, bonds of the Richmond-Light, Heat and Power Company amounting to $68,700.
    The Richmond Light,' Heat and' Power Company interposed an answer and ' ' alleged ‘that the mortgage sought tobe foreclosed,'- which the -statute required should have the written asseh't of. stockholders owning more thanlwo-thirds of the stock, was issued without such written assent. All the proof given in regard to the assent was, that at a special meeting of stockholders, 'at which Stockholders were present in person or by proxy who owned more than two thirds of the stock, a' motion was made and carried that the directors be authorized to borrow for the general purposes of the business of the company the sum of §150,000, and that the payment of this sum should - be secured by the execution of a. mortgage then before the stockholders, the minutes of which meeting were attested by the secretary.
    
      Held, that while there were grave doubts whether this constituted the written assent to the making of the mortgage required by the statute, none of the parties were in a position to question the validity of the mortgage upon that ground;
    That Erastus Wiman was .estopped because he had executed the mortgage, as president of the Richmond Light, Heat and Power Company, which contained a recital that the requisite assent of the stockholders had been obtained;
    That the Electric Power Company of Staten Island was estopped because it had acquired the property of the Richmond Light, Heat and Power Company expressly subject to the mortgage;
    That the Richmond Light, Heat and Power Company could not complain of the invalidity of the mortgage because it had parted absolutely with all interest in • ■ the mortgaged premises.
    That the bonds amounting to §63,700, surrendered by Erastus Wiman to the receiver for cancellation, were properly canceled, and were not an asset in the hands of the receiver of the Electric Power Company for the benefit of its '• creditors;
    That the cancellation did not amount to a surrender, without consideration, of the liability of a subscriber upon an unpaid subscription to stock, inasmuch as. the liability of Erastus Wiman as a subscriber to the stock of the Electric Power Company was measured by his agreement to give for that stock the. bonds which were to be canceled;
    That every bond canceled decreased the burden imposed by the mortgage given to the Holland Trust Company-upon the property of the Richmond Light, Heat and-Power Company, and thus proportionately increased the value of what the Electric.Power Company had acquired from Erastus Wiman;
    That such was the intention of the provision for cancellation, and that the receiver . took the bonds subject to that provision and not otherwise.
    - Appeal' by the defendants, the Richmond Light, Heat and Power Company (Limited) and others, from a judgment of the Supreme Court in favor - of the defendant, the Holland Trust Company, entered in the office of .the clerk of the county of Richmond on the 21st day of November, 1895, upon the decision of the court rendered after a trial at the Richmond Special Term, foreclosing a mortgage upon the property of the Richmond' Light, Heat and Power Company (Limited). • . • .
    
      
      Henry B. B. Stapler, Albert Beynaud and Austin B. Fbeieher, for.the appellants.
    
      George A. Black, for the respondent.
   Willard Bartlett, J.:

This is an action to foreclose a mortgage given by the Richmond Light; Heat and Power Company to the Holland Trust Company* as trustee* to secure the payment ■ of the bonds of the former corporation to the amount' of $150,000. After default upon the coupons the plaintiff brought the present suit as a bondholder, alleging that the Holland Trust Company had refused to sue,, although duly requested to do so. In addition to the Holland Trust Company he made the Electric Power Company of Staten'Island, Albert Boardman, as the receiver of that company, Erastus Wiman and David Bennett King, as assignee of Erastus Wiman, parties defendant.

The complaint alleged that after the making of the mortgage Mr. Wiman recovered a judgment against the Richmond Light, Heat and Power Company, whereupon execution was issued .and the property of that company was sold; that Mr. Wiman became the purchaser; that the Electric Power Coihpany of Staten Island was ^subsequently formed; and that Mr. Wiman sold. the .property which he had bought at the sale, under his judgment, to the Electric Power Company of Staten Island, subject to the mortgage already mentioned. It further alleged that at .the same time the Electric Power Company promised and agreed to accept from Mr. Wiman, for cancellation, the whole or any part of the bonds secured by said mortgage, in full payment of an equal amount due upon a subscription previously made by him for $150,000 of the stock of "the said Electric Power Company of Staten Island.

The complaint also showed that in proceedings' subsequently instituted for the voluntary dissolution of the Electric Power Company, Albert Boardman was appointed receiver, and that after having duly qualified he took possession of the property of 'the Richmond Light, Heat and Power Company acquired from Mr. Wiman; that Mr. Wiman, pursuant to the aforesaid agreement, surrendered to the receiver, for cancellation, bonds of the Richmond Light, Heat and Power Company amounting to $63,100 ; .and that of the entire issue of bonds, aggregating $150,000, there remained, outstanding only bonds to the amount of $86,300, of which all but $600 were owned by the plaintiff.

The Holland Trust Company, by its answer, denied the plaintiff’s allegation as to its refusal to bring suit, and prayed for a decree of foreclosure in its own behalf, as trustee, as though it had been jfiaintiff in this action. The Richmond Light, Heat and Power Company pleaded that the mortgage sought to be foreclosed was issued without the written assent of the stockholders required by the act under which said defendant was incorporated. The Electric Power Company of Staten Island set up the same defense -and other matters upon which it based the claim that the $63,700 of bonds, delivered by Mr. Wiman to the receiver, should not be canceled, but were and are enforcible in behalf of the Electric Power Company against the property of the Richmond Light, Heat and Power Company in this foreclosure suit. The answers of Mr.. Boardman, the receiver of the Electric Power Company, and Mr.. King, the assignee of Mr. Wiman, were merely formal, putting the> plaintiff to proof of such of the allegations of the complaint as were* not admitted.

The trial court decreed a foreclosure, not at the instance of the plaintiff, but in behalf of the Holland Trust Company, holding that, .the requisite written assent of the stockholders had been given to' the making of the mortgage, and that the $63,700 of bonds turned! over by Mr. Wiman to the receiver of the Electric Power Company of Staten Island were not entitled to share in the proceeds of the mortgaged property. These two findings present the only-questions discussed by the appellants in this court.

(1) As to the statutory assent of the stockholders. The Richmond Light, Heat and Power Company was organized under chapter 611 of the Laws of 1875. That act, as amended by chapter 394 of the Laws of 1888, provides, in regard to mortgages of real estate,, as'follows: “No such mortgage or mortgages shall be issued, however, without first having obtained the written assent of its stockholders owning more than two-thirds of the stock of said corporation.” The mortgage in the case at bar recites that stockholders owning more than two-thirds of the stock of the company have assented to said mortgage in writing. All the proof, however, on the subject of assent was furnished by. the-minutes of a special meeting of the stockholders held on March 4, 1889, at which six stockholders were present in person and twenty by proxy, representing in all 2,825 shares of stock. According to these minutes it was moved that the directors be authorized to borrow for the general purpose of the business of the company the sum of $150,000, and secure the payment of the same by the execution of the mortgage then before the stockholders, and this' motion was seconded and carried unanimously.

The learned trial judge held that this resolution, passed at the stockholders’ meeting by a vote of stockholders owning more than two-thirds of the stock and entered on the minutes and attested by the secretary, amounted to the written assent required by the statute. I have grave doubt as to the correctness of this view. (Vail v. Hamilton, 85 N. Y. 453; Rochester Savings Bank v. Averell, 96 id. 467.) But there was no one before the court who was in a position to question the validity of the mortgage on account of any insufficiency in the assent of the stockholders. Mr. Wiman was estopped by reason of having executed the mortgage himself in behalf of the Richmond, Light, Heat and Power Company as its president, with a recital in the instrument itself to the effect that the requisite assent of the stockholders, in writing, had been obtained. The Electric Power Company of Staten Island was estopped because it had acquired the property of the Richmond Light, Heat and Power Company expressly subject to the mortgage. It. was in a situation which has been likened to that of a purchaser taking title subject to a usurious mortgage, who is estopped from questioning its validity and must pay it if he has agreed to ; and if not he must allow the lands conveyed subject to it to be applied to its payment.” (Freeman v. Auld, 44 N. Y. 50, 53.) And finally I think the Richmond Light, Heat and Power Company was precluded from complaining of this alleged invalidity in the mortgage, because it had absolutely parted with all interest in the mortgaged property. No benefit could possibly accrue to that corporation by having the mortgage annulled after the mortgaged property had been transferred to another corporation. Indeed,. the avoidance of the mortgage would Be a distinct injury to the Richmond Light, Heat and Power Company inasmuch as that company would remain obligated to pay the whole of the debt which the mortgage was given to secure and yet could not have any of the mortgaged property applied toward the payment of that debt.

(2) As'to the status of the $63,700 of bonds of the Richmond Light, Heat and Power Company, turned over to the receiver of the Electric Power Company of Staten Island by Mr. Wiman, in part j>ayment of his subscription to the capital stock of the latter company, Mr. Wiman had subscribed for 2,480 shares of the capital stock of the Electric Power Company. The agreement between Mr. Wiman and the two corporations, after conveying to the Electric Power Company the property which Mr- Wiman had acquired from the Richmond Light, Heat and Power Company, under his judgment, contains this clause: The Power Company hereby accepts said transfer as payment in full of the balance due from Mr. Wiman upon his said subscription for nine hundred and eighty shares, and further agrees to accept and surrender to it by Mr. Wiman, for cancellation, of the whole or any part of said bonds, in full payment of an equal amount due upon his subscription for one hundred and fifty thousand dollars of its stock, the intention of the parties being that Mr. Wiman shall receive two hundred and forty-eight thousand dollars [$248,000] of thé full paid capital stock of the Power Company in consideration o’f the transfer to it of the property enumerated in Schedule A, free from all incumbrances.” The property enumerated in Schedule A was that already mentioned as having originally belonged to the Richmond Light, Heat and Power Company' and having come tó Mr. Wiman through: his judgment.

Under the contract, from which I have quoted, Mr. Wiman has surrendered to the receiver $63,700 of the bonds for cancellation, and the trial court has held that they must be canceled; but upon this appeal the Electric Power Company insists that these bonds constitute an asset in its hands for the benefit of its creditors and should he retained by the receiver and enforced against the property of the Richmond Light, Heat and Power Company. I do not see how this can be done without changing the contract between Mr. Wiman and the companies or disregarding its terms. It is not suggested that the contract was not one which the parties had power to make. The purpose of the agreement clearly was that Mr. Wiman, for §248,000 of the stock, should turn over to' the Electric Power Company of. Staten Island all the property of the Richmond Light, Heat and Power Company freed from the mortgage lien. If he could not -turn it over wholly freed from that lien, he was to lessen the amount of the lien as much as possible, the amount of stock which he would receive being dependent upon the degree of his' success in obtaining bonds to surrender. The bonds were not money. They were the obligations of the Richmond Light, Heat and Power Company to pay money, Every one that was canceled decreased to that extent the burden imposed by the Mortgage upon the property of the Richmond Light, Heat and Po wer Company, and thus proportionately enhanced the value of what the Electric Power Company acquired from Mr. Wiman. The provision for cancellation was intended to ' have this effect, and the receiver, if allowed to take the bonds from Mr. Wiman at all, could only take them subject to that provision. It is true, as contended by this appellant, that the liability of a subscriber on an unpaid stock subscription constitutes an asset which cannot be surrendered, without consideration, to the prejudice of creditors; but the cancellation here is not such a. surrender. The measure of the receiver’s claim against Mr. Wiman, as a subscriber ■to the stock of the Electric Power Company,, is the agreement to give for that stock bonds of the Richmond Light, Heat and Power Company to be canceled ;■ and neither the Electric Power Company nor any of its creditors, has any cause of complaint because ■that agreement is carried out. In principle the contract here seeMs ■ to be very much. like that' under which a cancellation of railroad bonds was approved in the case of The Union Trust Co. v. Ill. Midland Co. (117 U. S. 434, 473).

I think the judgment appealed from should be affirmed.

All concurred.

Judgment affirmed, with costs.