Source: https://caselaw.findlaw.com/us-supreme-court/320/344.html
Timestamp: 2019-04-26 17:11:24+00:00

Document:
SECURITIES AND EXCHANGE COM'N v. C. M. JOINER LEASING CORP.
[320 U.S. 344, 345] Mr. John F. Davis, of Philadelphia, Pa., for petitioner.
Mr. David A. Frank, of Dallas, Tex., for respondent.
Respondents and one Johnson, a defendant against whom a decree was taken by consent, engaged in a campaign to sell assignments of oil leases. The underlying leases, acreage from which was being sold, are not in the record. They required, as appears from the assignments, annual rental in case of delayed drilling of $1 per year. [320 U.S. 344, 346] It also seems that these leases were granted by the land owners on an agreement that a test well would be drilled by the lessees. One Anthony blocked up leases on about 4,700 acres of land in McCulloch County, Texas, in consideration of drilling a test well. Defendant Joiner testified that he acquired 3,002 of these acres for 'practically nothing except to drill a well.' Anthony was a driller and agreed to do the drilling which the Joiner Company undertook to finance, expecting to raise most of the funds for this purpose from the resale of small parcels of acreage. The sales campaign was by mail addressed to upwards of 1,000 prospects in widely scattered parts of the country and actual purchasers, about fifty in number, were located in at least eighteen states and the District of Columbia. Leasehold subdivisions offered never exceeded twenty acres and usually covered two and a half to five acres. The prices ranged from $5 to $ 15 per acre. The largest single purchase shown by the record was $100, and the great majority of purchases amounted to $25 or less. All buyers were given the opportunity to pay these sums in installments, and some did so.
The sales literature nowhere mentioned drilling conditions which the purchaser would meet or costs which he would incur if he attempted to develop his own acreage. On the other hand, it assured the prospect that the Joiner Company was engaged in and would complete the drilling of a test well so located as to test the oil-producing possibilities of the offered leaseholds. The leases were offered on these terms: 'You may have ten acres around one or both wells at $5 per acre cash payable by August 1st, 1941 and $5 per acre additional payable November 1st, 1941 or thirty days after both wells are completed.' Other language in the advertising literature emphasized the character of the purchase as an investment and as a participation in an enterprise. 3 [320 U.S. 344, 347] The trial court made findings of what amounted to fraud, and the Circuit Court of Appeals approved, 133 F.2d 241, 244, saying, 'the evidence would justify stronger findings of fraud.' 4 However, both courts refused injunction be- [320 U.S. 344, 348] cause as the Court of Appeals stated it could 'find simply sales and assignments of legal and legitimate oil and gas leases i.e., sales of interests in land.' It was thought that these assignments could not be proved to be 'securities' or 'investment contracts' under 2(1) of the Act.
But defendants offered no such dismal prospect. Their proposition was to sell documents which offered the purchaser a chance, without undue delay or additional cost, of sharing in discovery values which might follow a current exploration enterprise. The drilling of this well was not an unconnected or uncontrolled phenomenon to which salesmen pointed merely to show the possibilities of the offered leases. The exploration enterprise was woven into these leaseholds, in both an economic and a legal sense; the undertaking to drill a well runs through the whole transaction as the thread on which everybody's beads were strung. An agreement to drill formed the consideration upon which Anthony was able to collect leases on 4,700 acres. It was in return for assumption of this agreement [320 U.S. 344, 349] that Joiner got 3,002 of the acres, leaving Anthony about 1,700 acres for his trouble. And it was his undertaking to drill the well which enabled Joiner to finance it by the sale of acreage. By selling from 1,000 to 2, 000 acres at from $5 to $15 per acre, he could fulfill his obligation to drill the well, recoup his incidental expenses and those of the selling intermediaries, and have a thousand acres left for the gamble, with no investment of his own; and if he sold more, he would have a present profit. Without the drilling of the well, no one's leases had any value, and except for that undertaking they had been obtained at no substantial cost. The well was necessary not only to fulfill the hopes of purchasers but apparently even to avoid forfeiture of their leases.
Whether, as the dissenting Judge below suggests, the assignee acquired a legal right to compel the drilling of the test well is a question of state law which we find it unnecessary to determine. The terms of the offering as quoted above either by itself or when read in connection with the agreement to drill as consideration for the original leases, might be taken to embody an implied agreement to complete the wells. But at any rate, the acceptance of the offer quoted made a contract in which payments were timed and contingent upon completion of the well and therefore a form of investment contract in which the purchaser was paying both for a lease and for a development project.
It is clear that an economic interest in this well-drilling undertaking was what brought into being the instruments that defendants were selling and gave to the instruments most of their value and all of their lure. The trading in these documents had all the evils inherent in the securities transactions which it was the aim of the Securities Act to end. [320 U.S. 344, 350] It is urged that the definition of 'security' which controls the scope of this Act6 falls short of including these transactions. Respondents invoke the 'ejusdem generis rule' to constrict the more general terms substantially to the specific terms which they follow. And they invoke the ancient maxim 'expressio unius est exclusio alterius' to exclude sales of leasehold subdivisions by the acre because the statute expressly includes sales of leasehold subdivisions by undivided shares.
Nor can we agree with the court below that defendants' offerings were beyond the scope of the Act because they offered leases and assignments which under Texas law conveyed interests in real estate. 9 In applying acts of this general purpose, the courts have not been guided by the nature of the assets back of a particular document or offering. 10 The test rather is what character the instru- [320 U.S. 344, 353] ment is given in commerce by the terms of the offer, the plan of distribution, and the economic inducements held out to the prospect. In the enforcement of an act such as this it is not inappropriate that promoters' offerings be judged as being what they were represented to be.
Finally it is urged that we must interpret with strictness the scope of this Act because violations of it are crimes. 11 Some authority is cited and a great array could be assembled to support the general proposition that penal statutes must be strictly construed. An almost equally impressive collection can be made of decisions holding that remedial statutes should be liberally construed. What, then, shall we say of the construction of a section like this which may be the basis of either civil proceedings of a preventive or remedial nature or of punitive proceedings, or perhaps both?
But this Court, as early as 1820, speaking through Chief Justice Marshall, said: 'The rule that penal laws are to be construed strictly, is perhaps not much less old than construction itself. ... It is said, that notwithstanding this rule, the intention of the law-maker must govern in the construction of penal, as well (as) other statutes. This is true. But this is not a new independent rule, which subverts the old. It is a modification of the ancient maxim, and amounts to this, that though penal laws are to be construed strictly, they are not to be construed so strictly as to defeat the obvious intention of the legislature. The maxim is not to be so applied as to narrow the words of the statute to the exclusion of cases, which those words, in their ordinary acceptation, or in that sense in which the legislature has obviously used them, would comprehend.' United States v. Wiltberger, 5 Wheat, 76, 95. [320 U.S. 344, 355] This rule in substance was repeated in United States v. Hartwell, 6 Wall. 385, 396, which said also: 'The rule of strict construction is not violated by permitting the words of the statute to have their full meaning, or the more extended of two meanings, as the wider popular instead of the more narrow technical one; but the words should be taken in such a sense, bent neither one way nor the other, as will best manifest the legislative intent.' The principle has been followed in United States v. Corbett, 215 U.S. 233, 242 , 30 S.Ct. 81, 84; Donnelley v. United States, 276 U.S. 505, 512 , 48 S.Ct. 400, 401; United States v. Giles, 300 U.S. 41, 48 , 57 S.Ct. 340, 344, 81 S.Ct. 493.
In the present case we do nothing to the words of the Act; we merely accept them. It would be necessary in any case for any kind of relief to prove that documents being sold were securities under the Act. In some cases it might be done by proving the document itself, which on its face would be a note, a bond, or a share of stock. In others proof must go outside the instrument itself as we do here. Where this proof is offered in a civil action, as here, a preponderance of the evidence will establish the case; if it were offered in a criminal case, it would have to meet the stricter requirement of satisfying the jury beyond reasonable doubt.
[ Footnote 1 ] 48 Stat. 74, 15 U.S.C. 77e(a) and 77q(a)(2), (3), 15 U.S.C.A. 77e(a), 77q(a)(2, 3).
[ Footnote 2 ] 318 U.S. 755 , 63 S.Ct. 994.
'Because these securities are believed exempted from registration, they have not been registered with the Securities and Exchange Commission; but such exemption, if available, does not indicate that the Securities have been either approved or disapproved by the Commission or that the Commission has considered the accuracy or completeness of the statements in this communication.' The origin of this is uncertain from the evidence. Joiner says he 'got it' from the Commission. What weight, if any, should be given under the circumstances to this characterization of what was being sold as 'securities' is not clear. They had to be securities to be exempt securities under the Act. 15 U.S.C. 77c, 15 U.S.C.A. 77c.
[ Footnote 4 ] The nature of the misrepresentations is not material to the question here. They related generally to the location of the properties in respect of producing territory.
[ Footnote 5 ] Joiner's well was to cost over $5,000. The estimated average cost of drilling wells in West Central Texas is about $10,000. See table reproduced in House Hearings on H. Res. 290 and H.R. 7372, 76th Cong., 3d Sess. (1939) Pt. I, p. 350.
[ Footnote 8 ] This Court has refused to follow the 'ejusdem generis' rule, even in criminal cases, where its application seemed to conflict with the general purpose of an act. United States v. Gillilaud, 312 U.S. 86, 93 , 61 S.Ct. 518, 522; Prussian v. United States, 282 U.S. 675, 679 , 51 S.Ct. 223, 225; and Gooch v. United States, 297 U.S. 124, 128 , 56 S.Ct. 395, 397; see, also, Helvering v. Stockholms Enskilda Bank, 293 U.S. 84, 88 , 89 S., 55 S.Ct. 50, 52.
It has also treated the maxim 'expressio unius est exclusio alterius' as but an aid to construction. United States v. Barnes, 222 U.S. 513, 519 , 32 S.Ct. 117, 118; Springer v. Government of Philippine Islands, 277 U.S. 189, 206 , 48 S.Ct. 480, 483; Neuberger v. Commissioner, 311 U.S. 83, 88 , 61 S.Ct. 97, 101.
[ Footnote 9 ] Downman v. State of Texas, 231 U.S. 353 , 34 S.Ct. 62; Texas Co. v. Daugherty, 107 Tex. 226, 176 S.W. 717, L.R.A.1917F, 989; Railroad Commission v. Rowan & Nichols Oil Co., 310 U.S. 573, 579 , 60 S.Ct. 1021, 1023.
[ Footnote 10 ] One's cemetery lot is not ordinarily thought of as an investment and is most certainly real estate. But when such interests become the subjects of speculation in connection with the cemetery enterprise, courts have held conveyances of these lots to be securities. In re Waldstein, 160 Misc. 763, 291 N.Y.S. 697; Holloway v. Thompson, Ind.App., 42 N.E.2d 421. For other instances where purported sales of property have been held 'investment contracts' see Securities and Exchange Comm. v. Crude Oil Corporation of America, 7 Cir., 93 F.2d 844 (interest in oil royalties sold as bill of sale for specified number of barrels of oil); Securities and Exchange Comm. v. Tung Corporation of America, D.C., 32 F.Supp. 371; Securities and Exchange Comm. v. Bailey, D.C., 41 F.Supp. 647 (land bearing tung trees, to be developed by seller); Securities and Exchange Comm. v. Payne, D.C., 35 F.Supp. 873 (silver foxes); Prohaska v. Hemmer- Miller Development Co., 256 Ill.App. 331 (farm land, to be paid for with proceeds of crops raised by vendor); Kerst v. Nelson, 171 Minn. 191, 213 N. W. 904, 54 A.L.R. 495 (land to be cultivated as a vineyard by a third party); Stevens v. Liberty Packing Corp., 111 N.J.Eq. 61, 161 A. 193 ( rabbits).
[ Footnote 11 ] 15 U.S.C. 77t, 15 U.S.C.A. 77t.
[ Footnote 12 ] See 3 Sutherland on Statutory Construction (3d Ed. 1943) 5703.
[ Footnote 13 ] Smith, State Blue Sky Laws and the Federal Securities Act, 34 Michigan Law Review 1135.
[ Footnote 14 ] See note 10 supra; Wagner v. Kelso, 195 Iowa 959, 193 N.W. 1; Wigington v. Mid-Continent Royalty Co., 130 Kan. 785, 288 P. 749; People v. Montague, 280 Mich. 610, 274 N.W. 347; State v. Hofacre, 206 Minn. 167, 288 N.W. 13; State v. Pullen, 58 R.I. 294, 192 A. 473; Kadane v. Clark, 135 Tex. 496, 143 S.W.2d 197; Klatt v. Guaranteed Bond Co., 213 Wis. 12, 250 N.W. 825.
In Texas itself, oil and gas leases have been held by the Supreme Court to be securities within the state act, notwithstanding the fact that the act expressly includes only 'any interest in or under' such leases. Kadane v. Clark, supra (135 Tex. 496, 143 S.W.2d 198).
[ Footnote 15 ] Westenhaver v. Dunnavant, 225 Ala. 400, 143 So. 823; Somers v. Commercial Finance Corp., 245 Mass. 286, 139 N.E. 837; New Amsterdam Casualty Co. v. Hyde, 148 Or. 229, 34 P.2d 930, 35 P.2d 980; Miller v. Stuart, 69 Utah 250, 253 P. 900.
[ Footnote 16 ] See 3 Sutherland on Statutory Construction (3d ed. 1943) 7104 and cases cited in note 8 thereunder.

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