Case Title: Hayutin v. De Andrea

Citation: 337 P.2d 383

Docket Number: 

State: colorado

Court: Colorado Supreme Court

Date: 1959-03-02T00:00:00Z

Document:
337 P.2d 383 (1959) Morris HAYUTIN, Plaintiff in Error, v. John DE ANDREA, Defendant in Error. No. 18120. Supreme Court of Colorado, En Banc. March 2, 1959. Rehearing Denied April 13, 1959. Lee, Bryans, Kelly & Stansfield, Bryant O'Donnell, Denver, for plaintiff in error. Anthony F. Zarlengo, Denver, for defendant in error. MOORE, Justice. We will refer to plaintiff in error as Morris and to defendant in error as John. The action was filed by Morris who claimed that John was indebted to him in the amount of $10,000 as a broker's commission on the sale of a tavern owned by John located at 30217th street, Denver, Colorado. Trial of the issues was to the court without a jury and judgment was entered in favor of John. Morris brings the case here for review by writ of error. At the conclusion of the evidence, and prior to the entry of judgment, the trial court made the following statement concerning the facts: "The Court: The burden is upon the plaintiff, Morris Hayutin, to prove in this case that he is entitled to a commission from the defendant, John De Andrea, as a broker in connection with the sale of this tavern. There is a dispute in the evidence relating to whether or not there is a contract between these two parties which would entitle a broker to a commission. The plaintiff says there was the contract and the defendant says there was not. There is nothing in writing in regard to that. This seems to me to be a case similar to the one referred to in the ____ case where the proof must be clear and convincing *384 that there was a contract. The plaintiff seems to rely upon probabilities and inferences reasonably to be drawn from prior associations of these two parties in connection with other deals. In my judgment the weakness of the plaintiff's case is the character of the proof of the very first element that must be established, namely a contract. In my judgment that burden has not been discharged. Probabilities and inferences, in my judgment in this case are not sufficient to establish a contract between these parties. The plaintiff and defendant might have been friends for many years. They might have been engaged in many deals of all types and all character. And it could be in this case that the defendant did call upon his friend Hayutin to help him out in this deal to some extent, but all of that put together does not, as I see the evidence, establish by clear and convincing proof a contract. As grounds for reversal counsel for Morris contend that upon the uncontroverted facts the judgment of the trial court is erroneous as a matter of law. Their Summary of the Argument is as follows: The purchaser of the property involved was one Terry, who approached John about buying the tavern after having looked the place over for a period of time. Actually Terry was introduced to Morris by John, hence it cannot be said that Morris produced a purchaser for the property. Terry appeared on the scene without having previously met either John or Morris. It is true that Morris assisted in working out the details of the sale, which involved a total purchase price of $100,000. Lawyers representing Terry and John had submitted contracts which for various reasons had not been signed, due to differences between the lawyers concerning some of the provisions thereof. John and Terry were able to agree on terms, however, and in the presence of Morris, who participated actively in the negotiations, Terry gave John a check for $10,000 to apply on the purchase price. On the back of the check appears the statement: "Option to Purchase Five O'Clock Bar & Lounge, 30217th St. Denver, Colo. for $100,000.00 Plus Liquor Inv." Following this there is a schedule of payments to be made by Terry. One week *385 elapsed between the time Terry first contacted John about the purchase, and the day the check mentioned was written. Counsel for Morris assert that: In Heady v. Tomlinson, 134 Colo. 33, 299 P.2d 120, 122, we directed attention to certain rules governing the right of a broker to claim a commission. We there quoted with approval the following: Another statement of the rule generally applicable to cases of this nature will be found in 12 C.J.S. Brokers § 91, p. 209, as follows: In the instant case the trial court rejected the contention that Morris had an "exclusive right to effect a sale of the property in question." He did not produce a *386 purchaser; the purchaser Terry first contacted John without the intervention of anyone. It was within the exclusive province of the trial court to evaluate the testimony and to determine whether there was a contract under which Morris was employed as a broker, and if so whether his efforts were the procuring cause of the sale of the property. The finding of the trial court determining that plaintiff had failed to meet the burden of proof resting upon him, in the absence of a clear showing of errors of law, is binding upon this court. The judgment is affirmed. KNAUSS, C. J., not participating.