Case ID: va_142/html/0559-01.html
Source: Caselaw Access Project
Author: {"author": "Burks, J.,", "license": "Public Domain", "url": "https://static.case.law/"}
Date Created: 2024-08-24T03:29:51.129683

Staunton.
    Dickerson, Trustee, v. McNulty.
    September 17, 1925.
    1 Timem, Computation of-Clause a of Section 5 of the Code of 1919-cLsts 0£buttÉife;d^' ©teSvMáh sáhh MECEtifaeiiaágwenrrcsfisuxjhiaqt&'xiopeimay be-r>i< foofiggtotqdBS§7p§fe©oíxtbQiíi8ae^fasi''n:(!)!'íipillitva!tí®ilTfeofiri©tiaÉ!' ofdsale re-uil¿ ioa^gfeftñífeyx^, &6&45©Mimst!Ü lo íawpüi -idí la rltói TKfrnsvotl 'Z¡io<^ms,^éés?-d<pM$mléw-M&tÚtsropiBrímier01o¡iUmátsvfIiiáléümí&peeified Day-In matters of private contracts, if a contract isfrtBTibe per- ¡InsRpof^^e^i&mbrteTWt ¡SsntfflSye (I'tMdeisvitHfmJijBeEtiinliixfiiibeixSQRdays etü ;h960^&fe^ífl^tteBí«í[jtiliq fesfíaj®fs}sBCÍ®di,da35pis,nofáfe»Ixii¡8punted. 3. Mobtgagbs and Deeds op Trust-Notice of.SA-9d3Smp!lttíibmofs.Time&emdash;- ■lw sl«lítt5'í)J8?i5®r.S«®EStliíe8itótant'a¡ffiiS(f', áKdesd'foGtrasiAaHttotazealxM safe A&emdash;.ima5M45SO<Mt§r~fesiIíeá^®BSi^fi§’t\ífiiCl:^» 'tóiffd%B&S 'Sbte'asfasfatfeement üoííoh wi'fe?m;lSHgfíeÍ.3éai^g^)lSíifa28ia,ra9t&^a0t§iS imafoSlsfykM S&wember- íjxíí Tídl§^ii!*¡$ji3fl!lgú4tt<j Sib^osiidiétb^fjaffaí'sáílentJcsíbs'iKíadffldiSSoveKffiier 6th. "oíi:I tew&ter!xdswli4iheraihfa Siátíidaiys&ímtfealSast day omií l<?vá^3í®tíniiáí,lfárál®feie'»iítei9¡áÍ!-á!itsháid'£t]ígiitHQ daysieiapdad) before th@'5S&j»bfikBtfaíSíótlíe.®sáteftadxuádfelr nibanílesxSf xjob&fcnictóoii could '-.sSaabStB'Jd^#-b®b)8uñ,te«hs-So'VI&emdash;tb05(T ’*> ansiaC! gma a,.iDAOTxioM .0 {^xaM^Rfí(Sá3gfe!tó)Í!l)ífeE(¿®®,SlúxdA^-'Mv&náisíngScSiB ’famWemiBaifM-Object aysfa sufaAíi&e’rflMrMe'nll^lS^&BBd pfÜtlíusit'íohlyoiuTtñoiiiiz^daál'isales “after first advertising” for ten days-tHaj(5fiis/,dthe ítídverffsqmátiénwas to ^»ftqtei?^-te¿»Bá^sa€lfM:«í©l§álle tocfk'ipl»e¡aa!KIdáéAnafc:í;eqíukMthsi¡t| .lr<x;,txciítlfsÁb(Mce.4iteSí®MSbe-''ftftolisl£fey.St©n\eoíis8ciitife)ii^i>fB,5!búfr>)t4Lat the .!'v.!¿;’,9í^¡iej?i^ioM®¡bj8,i>yfabefaniadebfíaftiáii'’3fiirst'>'ád«sertóMng£ftte $sb¡», place ív "¿ÍKpasdYtdMks'ftfíifefi Siiiyedl fadBKexwlíi'jedfe'íwaswthíirfBtílife!- aáKertó&ement ^icnUTgUbiiltibb e^rr@ñtífot<t4ií€®ys before! tbÚESalfeDiÜ tboeb sxíi v;d lft.i®Sa©saSD8d,bds,I)ji,Tjsi?itóCb«í5affl|te¿íp‘};¿/ndZ&náwt,6!eraeral bm ssgafeadírhsl fS¿é®®rífté •?ffllli:e¿a85cfoíí® usdmpútinlf íxfaaalfaifiq during i>3 issiífiisMqnífÉSes^bííSSil&ciínaesiíiíyotejíiiilia jnmd¡gageaTfflflrri3s¡taitéed run or should run is that the day of-pkrf,cQaÜakic^jiiá>.i&\boíihc¿iicfed, and te arx>%}1e’,SáS5»lÍDiñl%íhi£h fih"éíifdtk'f®be¿hs!<toMii5®taiba escdrKted’oIffi'hvigt adl ovgííhágílíeelPlfelSbtteatsbfgalelíOidííil aiidbeábplettmséoriteqiSíringoSie land the day of-pkrf,cQaÜakic^jiiá>.i&\boíihc¿iicfed, and te arx>%}1e’,SáS5»lÍDiñl%íhi£h fih"éíifdtk'f®be¿hs!<toMii5®taiba escdrKted’oIffi'hvigt adl ovgííhágílíeelPlfelSbtteatsbfgalelíOidííil aiidbeábplettmséoriteqiSíringoSie land to be sold after an advertisement of ten days is void where the first publication is made on the eighth of a month and the sale is held on the eighteenth of the same month, as the day upon which the advertisement is first published is to be excluded in computing the time when the publication should begin.
    6. Mortgages and Deeds op Trust — Sale—■Advertisement—Substantial Compliance, with Deed. — It is the duty of a trustee in a deed to secure debts, in executing the trust, to conform substantially'in all material particulars to the stipulations of the deed under which he acts, and the time of advertising is one of the most essential of these stipulations.
    '7. Mortgages and Deeds op Trust — Advertisement of Sale — Sale not Advertised for the Number of Days Required by Deed — Postponement— Case at Bar — In the instant case the advertisement of a sale under a deed of trust was published for only nine days, whereas, the deed required publication for ten days. On the date fixed for the sale by the advertisement, November 6th, the sale was postponed to November 14th at the request of the subsequent purchaser and the advertisement reappeared the next day with notice of the postponement.
    
      Held: That the defective notice was not 'cured by the subsequent publication, nor was the subsequent purchaser estopped to assert the invalidity of the sale.
    8.^ Mortgages and Deeds op Trust — Advertisement of Sale — Sale not Advertised for the Number of Days Required by Deed — Postponement.■—-A sale which cannot be made on the day appointed because the notice thereof has not been given for the length of time required by the deed under which it is authorized, cannot be postponed to a later date without giving notice of the new date for the length of time required by the deed. It is in effect a proceeding de nevo.
    
    9. Mortgages and Deeds op Trust — Notice of Sale — Defective Sale.— Where a deed of trust provided that a sale should only be after first advertising it for ten days, if the trustee sells after only nine days notice, the sale is invalid.
    10. Mortgages and Deeds op Trust — Defective Notice of Sale— Postponement at Request of Subsequent Purchaser — Estoppel.—In the instant case, where the notice of sale under a deed of trust was defective because the sale was not advertised for the number of days required by the deed, the trustee had no power to sell on the date advertised, and when he postponed the sale at the instance of the subsequent purchaser, the trustee did not alter his position for the worse and hence there was no estoppel against the subsequent purchaser to deny the validity of the sale.
    11. Mortgages and Deeds op Trust — Notice of Sale — Waiver—Case at Bar. — Parties interested in the sale under a deed of trust, have the right to waive the notice required by the deed and permit a sale on a shorter notice, but where there were several later deeds of trust on the property to be sold under a deed of trust and parties to these deeds and the grantor in the deeds did not consent to sell on a shorter notice than required by the deed and were not parties in the instant suit, there was no waiver of the insufficient publication of the notice.
    Appeal from a decree of the Law and Chancery Court of the city of Roanoke. Decree for defendant. Complainant appeals.
    
      Affirmed.
    
    The opinion states the case.
    
      E. C. Dickerson, for the appellant.
    
      ■Jackson & Henson, for the appellee.
   Burks, J.,

delivered the opinion of the court.

This was a suit for specific performance of a contract •of sale of real estate brought by the appellant against the appellee, C. S. McNulty. There was a demurrer to the bill on the ground that the property had not been ¡advertised for the time required by the deed of trust under which the sale was made. The trial court sustained the demurrer and dismissed the bill.

The deed of trust under which the appellee acted, and which is exhibited with his bill, provided “that in case of ¡sale, the same shall be made after first advertising the time, place and terms for ten days in some newspaper published in the city of Roanoke, Virginia.” The advertisement was made on October 28th, 29th, 30th and :31st, and November 1st, 2nd, 3rd, 4th, 5th and 6th, 1923, •of a sale to be made on November 6, 1923. On the day ■fixed for the sale, it was postponed at the instance of McNulty till November 14, 1923, and the advertisement reappeared in the newspaper the next day, with this ote6rffl®ainíd»aí®3feiffeíítW>afÓ50ití th^i^f .«^«TMsMsále is-tístó^^íBtótéanffipW witoto? ^^eMM® u, aaqdi itr sáfese baa is int so boob n, wats si bloa-sd o# .xáiagfnq mí# sso 3,»8§¡yM#mfe>3ífi m%mm mm*® ad»» was' matléi íainjhthqwl<a¡íéo¡ menítmlrexl ada¡té^saiH{á>-t tte sptooperty aáñ1i iWNHy EfflS^'ftiá' r$ient. brought by the trus¿M^ bill on the ground above stated. The appellant i©iíf||qt¿#^%|p^8í)^^mg^r-tised for the length of time required by the deed of trust under f%S&nMp-Nulty is estopped from making the objection because ©dWlnjEto »WS#SMBW5f if^lM^^íWdíQ fe h»]>5tíiífefife tract is to be p¡arJqrmedmr;MSÍBMfeit^%MáTS8\fW8ítóS,f nSÍteiMeB tóSífe^k jd-fBSS etef^.btddMefe^Bl^§#£ -Y&frrnimü , 1 “Wherj dóft §^MS .85261 8 ledmevoM no ©hsm &d of ©Lea s. iít ffexwfcrt u °é#e ^£on3:8^[BB9y«Wfe.ifilit WM?f ífi&L which such notice is given tor such, act is done,rmay.be counted as a part or th-l>ltme^B ixeii ©rii leqsqa'wen efli in beiaeqqaei inem for ^the' sale¡and .we líüOw.xofi .oib- rule ofúouStiUbtionlby-;vhich b oth.;dayg’ are. tb\b;e, eountedl .Vlfc&idééd ofíárus® only authprihedea sale ^aflprbfeM adveltphng’yfi® .le® daysitSimtus^the a^yíerlisemenfcw^sntdJiraim./'íelÉÉ d%e before -ítli-e -salé took; place.;. It diduot require that t-he tip tipo Ishonld be iianblisbpd. ¡ temuonsdctitryel 'days,! but that tlie sale should onLy be arado :‘hiter «first advertising fte¡;timdypl^ee?andí.éerwsílforííeri:*xiáys.ófeR was^thakhheriadyert'isemehfe should Aphckurientl fon. ten 4ays before the;salee;-x- ím;.í h> yiab- ehl at ir «lerhí ¡hura ,t tilín yiew.-of. ourfo^®hafos'?abo!m:éitédlT¡we deeindt ¡atoa peeessary to. comment upon' numerous cases from: other jurisdictions cited by. counsel. ,;..The current loft iadthora ity, however, accords with-our cases, r "be b> v>.b v/anne c Í5]' In l9 R. C; ¡Li rpage bfol1, itú-s saád:» ^Theigenerdh rule in regard to computing the time: dining which notices of sale under a power .in a mortgage or trust deed run or should run is that, the day of performance is to be included, and the day from which the notico begins to run is to be excluded, -o Thus it has been held that á>-salid under a deed of trust requmug the land to be sold after an advertisement of ten days, is-void where the first'puba lication is.made on.the eighth, of a inoath and the saledsl held oil' the eighteenth of the .same month,- as the day upon which the advertisement is first.-published ¡is1 to be; excluded;, in- computing- the: tim e when the publication should-begim” -u-by. t; led tLra:u.qj:,«x/ :->J y-sei e-hu ail i [6:[;it- is., the cduty:?of, a trustee: i-nimdeed «¡to isecure debts,,- in.« executing, the. trust, ktot¡conf®!rm>;.substántiállyi iníaH.raaterihl -particulars to tbelstipuíatíohsrabth® depdi under «which.íh^raptsi ahídtheftimeíofeadveE'tíéing^iond pf? .thp.mbst'. essential!; p&Cthes®ístipulátiffiig!I TSiferslIswí ject has bps® s^ildyidPhSidbrpd ahd&Üscussed;l*ih.rBcehtí eases that;itwouldibe-ai-¡worfkoof>-siip.ererogationtd’ repe[at thjj disbuseippab 3*afont Ttfs^aMmo/ri^iSS.t'Wi' 52£¡p «.bifeviir need evrai bliio-w el-iv-j S. E. 230; Preston v. Johnson, 105 Va. 238, 53 S. E. 1. See also Shillaber v. Robinson, 97 U. S. 68, 24 L. Ed. 967, and note to Tyler v. Herring, 19 Am. St. Rep. 266.

Appellant, however, insists that the adjournment or postponement of the sale from November 6th to November 14th, and the publication thereof cured the defect of notice, if there was any. The right to postpone a sale which has been once duly advertised cannot be denied, and sometimes the circumstances are such that it is the duty of the trustee to postpone the sale (Rohrer v. Strickland, 116 Va. 755, 82 S. E. 711), but a notice which is insufficient in the first instance cannot be patched up in this way. In order to fill out the time a new day of sale has to be fixed, and where, as in the instant case, the new date is less than ten days from the first date, neither date has been advertised for the length of time required by the deed, and the object and the purpose of the deed in requiring an advertisement of ten days is defeated. A sale which cannot be made on the day appointed because the notice thereof has not been given for the length of time required by the deed under which it is authorized, cannot be postponed to a later date without giving notice of the new date for the length of time required by the deed. It is in effect a proceeding de novo.

If the original notice of the sale- conforms to the deed, the sale may be postponed, but whether the postponement must be for the same length of time as the original notice is a question upon which the authorities are in hopeless conflict, but which we are not called upon to decide, as the original notice, in the instant ease, was insufficient. 19 R. C. L. page 605; 19 Am. St. Rep. 291;. 92 Am. St. Rep. 590; L. R. A. 1915B, page 643.

If the trustee had sold on November 6th, the first day fixed for the sale, after only nine days notice, the sale would have been invalid.

In Shillaber v. Robinson, 97 U. S. 68, 77, 24 L. Ed. 967, Mr. Justice Miller, speaking for a unanimous court, said: “If the instrument under which Noble acted is a mortgage with power of sale, it is beyond dispute that the sale is void, because it was not made in conformity with the terms on which alone he was authorized to sell. That the sale, under such circumstances was void, is too well established to admit of controversy. We refer especially to the recent case in this court of Bigler v. Waller, 14 Wall. 302 [20 L. Ed. 891].”

In that case the advertisement was for only six weeks, while the statute required twelve weeks.

When the trustee, at the instance of McNulty, postponed the sale from November 6th to November 14th, the trustee did not alter his position for the worse, for he had no power to sell on November 6th. Hence, there was no estoppel against McNulty as claimed by the trustee. Nor could the powers of the trustee be enlarged by the request of McNulty.

The parties interested had the right to waive the ten days’ notice required by the deed and permit a sale on shorter notice, but they never did so. It appears from the bill in the instant case that the complainant had the first deed of trust on the property sold, and that there were several later deeds of trust thereon covering the full value of the property. These parties and the grantor in the deeds of trust had the right to redeem the property within the ten days required for the advertisement (Preston v. Johnson, supra), or to have consented to a sale on shorter notice, but they did neither, and none of them are parties to this suit. They are not bound by the proceedings herein, and none of them are parties to the deed tendered by the trustee with his bill. There was nothing to cure the defective sale to McNulty, even if it be treated as voidable only, and he WM& xmdqr.iiO pb]igátií&i 'tfó aeeepbdSom tMatsuiíáteu ithe ^ep¿Ateia4©Eed:fWtiiitó§.pl)ílbwlHQÍi:jííáMin.sdát,5.ítenálEé1É('b, ¿VQjcfeláQstMlfo’/í rfaidw fofotm taawxtntMi mU "bksa $é.ezébioMhectrIábeomfa$idd¡t dsjaeepj'dingly affirmed;.- ^ew N oaiyyíKi „!j!:ay oí o(i\í 0¡fc tlíyíTodklYI ;.vT¥? fl><■ sMtefc ifrtbiW 00 üsrisáffirMMbíí »HVT m Jirov P-i-,w s%t#tsríJít*>tOr '*toí»> dnnn 'v>J>mi /¡Ihp, t»;íi »«>iT -no 'íúby: r-V'/ yio-ov-O'C ovu l-.’- iba í\o «.] tyCyl J.iNr-y Fíow .■VCíí v' rn^Vii "w .-h !•••>:. > b -í i'’-' y.-md .kiosw'í ím»¿ u.! víl.r?;SH>q " ¡ítt Nk ;d. Okf ,ríN ,í'b;\k M ysú •• A&» ,v ;ir- ^í-sc- ytA ; ,*■. ,- ! rv í; /¡¡vio t-r n'F . „TÍ:n't SVk í? 1 -kjyjyiíy i'ilbl oíl/ÍW' yo r\'l N y).; oí’• Y --y.i 'v; yYÜjkí/Y yCí yy.IvY Y) M y KiYoyo’-S o.í f • ¡',<? .v'uví' ,, <i/ík •'* i.»;*?; >0; S .-,s> ■••; ; YO"'1 :¡;h, íLl-í./C ‘' *Y ■, ?■•'. O 'JÍ'l.í ' ,'U , \M .■¡•■.¡.¡'.i 1 y-'r. y,!’¡ í ■ c:'. y Y: ¡o-, ik- o1,' y ¡y ;.í [: y! u 1 -• ;! ¡' 0 y Y Y'.y.J í í'’Y T yYY'Y /' : ¡' Yr ¡: ":i-; ■: íí -;Y, ■),: OiU N &wkey;‘ joruyi ’í"’ , . ','V'í.i J!'. I ■''■>'' <1 ■C',¡ •Ví':ii "h, .¡OYOY-y 'íYÍ W. !.y;, -y.,y! yY‘ -/'y1 «. -V ' yolyy YY Y:í od-Y >Y Y'N’ ¡ 1 t j ,t: |.;V/!:•(.; OYO o .-i í; (f ÍY.yYYÍOY .y'YYY y";, íif;j í y coy y; yv, IT i y.'Y y-;;.! -bt?Y ":■!,• yí;: >ki ‘'y ,:v Cj'1.? , 'íi-!■ ’ .rf1 '^-c .i i^? ''¡y.' S' i': yo y':o 1 Cro; ..Hi'.oi '¡/:'jc’'V.'v... ,’>b, j 'C'!,:' ■ i y ovy ‘, ¡; '• No.!! i. -I !';;'£Vi ■. tisi'r”nK : ¡ > / -'O f’ l¡ :¡, V Oo I V : r,¡’Oyó1,} ." ,t í’y'A ; ICO Í'Íj'.íJ 000)'':'- , "'.{O'tq :'"'■■■< ''m- :>Ut O"' :b'i -Jfl yk oojofy? oji .¡"Nu o.ij- ko-F ÁpJrA "*•> ?,rv'.'>b í»; yo.1 o-k-o ■’V.Kbrov'h.0 ,o/í F>:rHU>;'; ov:k- (?;)-; =-;Oí '■ * i' - ■* yí í'Ryrit) bfyuí'Nuvyy «Vvf.tJ u.s y> ,(W';o ,'í>v«Ju-. y YY'.ooYeV) .ÍO'V.2 bí-.í?, Y-o^kon hib .Jííu (itvboc “i.í'fo>ií; uu ubíl. & oi oiy yocí'T „;j/í,5?; ohol yi crvjs oyrfí 'lo onon jíiifuU ‘lo o*xori |>r;¿:í }umod ^jf*Ííií'.í)»o'»q odr v/f bftKrod ek!‘ fSisvx-cjfj-KiJíjrS odjf v;<N Co'í;';ffr?ot bnob ¡nbi o? n^ór.¡-«xj ova d fíbsíí YYSviorjlfili oáí ooouí oí '‘"¡fifi1]'' JFkl ©if brr¿i »Wr1>1ov »íí bel’JsaíJ' ad íi ír ksvo .v.íUC&fs.M