Case Name: Stoddart against Smith
Court: Supreme Court of Pennsylvania
Jurisdiction: Pennsylvania
Decision Date: 1812-12-28
Citations: 5 Binn. 355
Docket Number: 
Parties: Stoddart against Smith.
Judges: 
Reporter: Reports of cases adjudged in the Supreme Court of Pennsylvania (Binney)
Volume: 5
Pages: 355–370

Head Matter:
Stoddart against Smith.
1812. Philadelphia, Monday, December 28.
A contract for different parts notídhJólved by failure of title to the ven'det can claim only a dethe price^But where a part is the loss ont^*" renders the rest as of !f minear valuable fishery-very poor land, or the right of for tarnfnga^ mill, the failure pavt^dissolves& the contract for
one state have a dity of an act of ^oTwltate in reference to the timfWherever1* it is essential to causíduiy" brought before them.
An act of the legislature of Maryland, which gave authority to the commissioners of the city of Washington, to make resales of all lots the purchase money of which remained unpaid for a certain time after it ought to have been paid, does not impair a contract previously made by the commissioners for the sale of those lots, but merely gives a new remedy. It is therefore, not unconstitutional for such a cause.
A sells several lots of land for a sum of money, payable by instalments, and covenants to eonvey with general warranty, on payment of the whole money. He then conveys the lots to C and D with general warranty, in trust to convey them to the vendee in fee simple as soon as the purchase money and interest should be paid according to contract, and delivers them the obligations for the money. Held that this conveyance is no impediment to a suit in A’s name for the recovery of the money, nor to an apportionment of the purchase money, if title to some of the lots fails.
THIS was an action of debt, brought in the name of Benjamin Stoddart for the use of the Bank of against Elizabeth Smith executrix of John Smith, upon a bond dated the 1st of August 1804, conditioned for the Payment of 5036 dollars 3 cents with lawful interest in one year from the date.
The cause was tried under the plea of payment, before Brackenridge J. at a Nisi Prius in November, when a verdict was found for the defendant. It came now before this court upon a motion for a new trial. ,
His Honour reported the case to be as follows:
The bond in question, together with other bonds and notes, amounting in all to 14,164 dollars, was given as the consideration for the purchase of 45 lots in different parts of the city of Washington, which upon payment, the plaintiff contracted to convey to the defendant’s testator, with general warranty. Among these were lots No. 17 and 18 in square No. 846, and lots No. 1, 15, and 16, in square No. 734, five lots that were valued by the parties in schedule from which the purchase money was calculated, at 1910 dollars 95 cents. The whole number of lots bought by Mr. Stoddart from the commissioners of the city of Washington; and were part of 6000 lots sold by the said commissioners to Morris and Greenleaf on the 24th of December 1793, and upon nonpayment of the purchase money, were resold by them agreeably to an act of the Legislature ©f Maryland, hereafter mentioned. It was very clearly in evidence, that the contract with Morris and Greenleaf was signed in the evening of the 24th, after an express had arrived from Annapolis, bringing a copy of the Maryland act, then understood to have been passed.
The defendant, under a notice that failure of consideration would be given in evidence upon the plea of payment, objected the want of title in the plaintiff, under the following circumstances.
1. That the commissioners, having once sold the lots in question to Morris and Greenleaf, had no authority to t esellthem to the plaintiff; because the act of Maryland which authorised the resale, was passed subsequently to the contract on the 24th of December 1793, and as it impaired the validity of that contract, was unconstitutional. Evidence was given to shew that the act in question, entitled “ a further supplement to the act concerning the territory of Columbia, and the city of Washington,” (and which enabled the commissioners to sell at public vendue any lots sold by them on credit, if the purchaser should fail to pay the purchase money thirty days after it became due) was read in the senate of Maryland, the first time on the 29th of November 1793, and laid on the table. On the 2d of December 1793, it was read the second time, and passed, and sent to the delegates for concurrence. In the house of delegates, it was read the first time on the day it was brought down, and on the 24th day of December, read and passed., and sent back to the senate. On the 28th of December the engrossed bill was read in the senate, assented to, and with the paper bill thereof sent to the house of delegates, where the same was read and assented to on the same day. From all which it was inferred that the bill did not become a law until the 28th of December, that being, as the counsel alleged, the day of the final passage of the bill; and the depositions of several gentlemen of Maryland were read to shew, that it wag from its final passage that a bill became a law, without reference to the seal, and signature of the governo-, those being ministerial acts, as the governor had not a negative. But no evidence was given to shew, whether by the final passing, was meant the passing when it was read the second time, or when the engrossed bill was assented to.
2, That of the lots referred to, the five before mentioned were not sold to the plaintiff at a fit st resale, but had been bid off at a prior resale by persons, for whose default they were re-resold to the plaintiff; and which re-resale passed no title, the commissioners, according to O’Neale v. Thornton , having authority to make only one resale, for the default of Morris and Greenleaf. The plaintiff being thus incapacitated to make a good title to the whole 45 fots, the contract, it was said, was dissolved. The superintendant of the city of Washington, who succeeded to the commissioners, stated however, in a deposition, that the Jive lots were merely bid off at a prior resale, by persons who never gave notes for the purchase money, nor came forward to get titles for them, nor set up a claim to them; and that such lots had always been considered fay the commissioners as unsold.
3. That on the 3d of October 1804, the plaintiff had conveyed the premises to John Mason, and John Laird, in trust to convey to the defendant’s testator on his paying the whole amount of the bonds and notes; and that on the 19th of July 1806, the first deed being void for want of recording, another conveyance was made to the same persons, upon the same trust, and duly recorded. This it was said disabled the plaintiff from conveying, and of consequence from recovering the consideration money from the defendant.
His Honour further reported to the Court, that his charge fiad been in favour of the plaintiff, and that he was not satisfied with the verdict.
Duponceau in support of the motion,
argued, that all the points of law which had been raised, were in the plaintiff’s favour, and the verdict most clearly against law and evidence. N
1. The authority of the commissioners to resell under the act of Maryland, which was denied on the, ground of unconstitutionality. To this there are several answers. In the first place, this Court will not enquire into that question. Paying the respect which is due to an independent state, we must hold the law to be constitutional until the courts of Maryland, or the judicial power of the United States, shall have said other wise; and the defendant, if disposed to litigate that question, " might, and ought to, have called us to the courts of the country where the lands lie. But further the law is constitutional, in reference to this particular case, and in a general sense also. — As to this case, because the contract by Morris and Greenleaf with the commissioners, was made with a view to the law, after it was understood to have passed, and after it had legally passed. The executive of Maryland has no veto. His office, in signing and affixing the state seal, is ministerial. When a bill has passed both houses, it becomes a law; and that takes place, not when the engrossed bill is compared with the paper, and assented to as a true copy, but when the clerks enter on the journals that the bill has passed. — This law is constitutional in a general sense, supposing it not to have passed until after the contract. It is not ex post facto. That phrase in the federal constitution is intended to describe such laws only as relate to crimes, pains, and penalties. Calder v. Bull . It does not impair the validity of contracts. The obligations of commissioners and vendees remained the same as before; of the one to convey upon payment, of the other to pay at the appointed time. It merely added another remedy. It amounted to a decree of chancery for. the sale, without the delay of chancery proceedings, which would have been fatal to the great object of building a city for the accommodation of government. It no more impairs the validity of contracts, than insolvent laws, bankrupt laws, our own arbitration law, the act for the abolition of survivorship in joint-tenancy, or the laws of the United States giving a peculiar remedy against persons accountable for public money, and on bonds for duties. The remedy is no part of the contract. Every legislature must add, alter, or take away remedies, to suit the public convenience. — Being neither ex post facto, nor impairing the validity of contracts, this law does not transgress the limitation of state powers appointed by the federal constitution. The case of O'Neale v. Thornton throughout admits its validity.
2. The commissioners it has been decided cannot make a re-resale. But as to the fve lots, there was no resale, until .the plaintiff bought. There was a mere bid at auction, and no subsequent step. Nothing passed, by the Maryland statute of Frauds. Act of 1715. ch. 47. Sugd. 60. If this amounted to a resale, the commissioners and the act of Maryland might have been wholly defeated by a trick. But if the five lots were never in the plaintiff, the residue were, and alFthat the defendant could claim was a deduction from the price; and of course the jury were wrong in giving nothing. The contract was not so entire, that a failure of part defeats the whole. There was no important connection between the lots. Loss of part did not make the rest comparatively worthless. It is a clear case for apportionment,
3. The deed of trust is not in the way. If the title to all the lots is complete, the trustees will convey the whole; and if they refuse, a Court of Chancery will compel them. If title fails as to part, they must convey the residue, on payment of the purchase money, with a proper deduction.
Read and Dallas contra,
contended that the verdict was right.
1. The plaintiff had no title, because the commissioners resold under a law, which if it was passed after the contract, did not give them any valid authority. Whether that law is constitutional or not, this Court must have the power to decide. The question is not only whether constitutional in reference to the constitution of Maryland, but whether it is so in regard to the federal constitution. Now the Judges of this Court, are sworn to support the constitution of Pennsylvania and the United States; the)? are bound therefore to decide the question, wherever it is duly brought before them; and it is so here, if the act is in any manner material in the case. But supposing it to Violate the constitution of Maryland, this Court is competent to say .so. The constitution is the paramount law; the statute is a subordinate law. If it is in the power of the Court to say whether the statute has been duly enacted, in any respect, they may go the whole length. Their decision cannot offend the dignity of Maryland, because it binds only in the particular case. It is ah unconstitutional law then, because it violates the third and fourth sections of the Maryland bill of rights, which give to the citizens of Maryland, the benefit of the common law; and of course an opportunity of being heard before their rights are divested. It is contrary to the federal constitution, because it enables one party to rescind a contract, which upon principles of universal law should bind until both rescind it. All the cases cited by the other side, except the case of- bankrupt laws, are clear cases of remedy to enforce contracts. Bankrupt laws flow from a special power. In the present, a remedy is not given to enforce, but to vacate the contract. It is.absurd to call it a remedy upon the contract. The legislature destroy the contract in an event, for which the parties themselves did not provide; and they destroy it, when the original purchasers had a manifest interest in the land. Sugden 120. 122., Noy 88.
That the law was passed after the contract, follows from an act of both houses, no doubt essential, on the 28th of December, when the engrossed bill was read and assented to; and in the statute book it is stated to be a law of that date, though not signed by the governor until the 29th.
The only construction which can make it constitutional, is to say that it is not intended to be retrospective, or to have any effect on the present contract. In O'Neale v. Thornton the law in question was not material to either party.
2. The five lots were undoubtedly resold at a prior auction. The commissioners could have enforced the contract, and so the purchaser. The former have as good authority to re-resell upon nonpayment of notes given for the purchase money, as to re-resell upon a refusal to give the notes. Stoddart therefore cannot make title to the whole; and the contract being entire, the whole is dissolved. That it is entire, is evident, because there is but one consideration. Upon the payment of that the whole are to be conveyed, and none before; of course until the defendant pays in full, the plaintiff •is not bound to make title to any part, and there is therefore no possibility of apportioning the consideration, without violating the contract.
3. The plaintiff has conveyed to trustees in trust to convey the whole, on payment of the whole money; Equity cannot create a new trust. It cannot therefore compel the trus tees to convey a part on the payment of a part, which must be in the case of apportionment.
6 Cranch 53. In the report of this case, the reader, who is curious to learn the manner in which the titles of lots in the city of Washington are deduced from the original proprietors of the soil to the purchasers at resales by the commissioners, will find it stated at large. The titles of Mr. Stoddart and of O’Nealt were similar.
3 Dull. 886.
6 Cranch 53.
a) Vid. 2 Atk. 371., 6 Ves. jr. 678., 1 Ves.jr. 221., 9 Ves. jr. 368., 7 Ves. jr. 270., 10 Ves. jr. 505.

Opinion:
Tilghman C. J.
This is an action of debt on a bond. The defendant pleaded payment and gaye notice that she should give in evidence a failure of the consideration for which the bond was passed. It appears that the plaintiff by his agent, the late colonel Burroughs, sold to John Smith deceased, forty five lots in the city of Washington, for the sum of 14,164 dollars payable by instalments. Several negotiable notes were given by Smith for the purchase money, as well as several bonds, of which this is one. The contract was made the 1st of August 1804. The defendant alleges, that the plaintiff was to give Smith a good title for the lots which it is out of his power to do for two reasons. 1st, That he has conveyed the property to other persons. 2d, That he never had a good title.
1. As to the first objection, the fact is that on the 3d of October 1804, Stoddart conveyed the lots to John Mason and John Laird, in fee simple, with a general warranty, in trust that they should convey them to Smith, his heirs or assigns, in fee simple, as soon as payment should be made of the purchase money and interest according to contract. I see nothing in this which should prevent the plaintiff's recovery. This conveyance in trust was no injury to Smith. It was manifestly intended for hi3 benefit, by preventing any of Stoddart's creditors from getting a lien on those lots by judgments which they might obtain against him. If the trustees do their duty, the land will be conveyed to the devisees of Smith, as soon as the purchase money is paid. And if, (which ought not to be supposed), the trustees should not be disposed to do their duty, a court of equity will compel them.
2. In order to judge of the force of the second objection, we must examine the title which was shewn on the trial. These lots are part of 6000 lots in the city of Washington, which were sold by the commissioners of that city to Robert Morris and J. Greenleaf on the 24th of December 1793, fora large sum of money payable by instalments. The contract between the commissioners and Morris and Greenleaf, or to speak jnore properly, the remedy of the commissioners in case of default of payment according to the contract, was affected by an act of assembly of the state of Maryland, of which it is necessary to take particular notice. It passed the senate and house of delegates on the 24th of December 1793, and on the 28th of the same month, the engrossed bill was read and assented to in both houses, and received the signature of the governor according to the constitution of that state. It is said by the plaintiff that the act operated as a law on the 24th of December, as soon as it had passed both houses. On the other hand the defendant contends that it had no force as a law until the 28th of December, when the engrossed bill was read, and assented to. By this act the commissioners were authorised in case any sum of money should be unpaid for the space of thirty days after it ought to have been paid, to expose the lots so unpaid for, to sale by public áuction in the city of Washington, after sixty days notice in the newspapers. This power the commissioners exercised with regard to the 45 lots in question, of which Stoddart became the purchaser, and produced a regular title from the commissioners. As to five of the lots, it is alleged by the defendant that they were sold to another person by the commissioners after the default of Morris and Greenleaf, and that person also making default, they were again exposed to sale when they were purchased by the plaintiff. But this the plaintiff denies. It has been decided by the Supreme Court of the United States in the case of O'Neale v. Thornton, that the commissioners having once exercised their power of resale under the act of assembly of Maryland, could not exercise it a second time, so that if in fact there had been a resale before the purchase of the plaintiff, his title to these five lots was not good. But I do not consider this as a matter of any importance with regard to the question of a new trial, because although the defendant was entitled to a deduction for those lots in case the jury were in her favour on that point, yet without other ground it would not justify a verdict for the defendant. It has been contended indeed, that the contract was so entire as to be incapable of division, and that a failure of title to part dissolved the contract in the whole. It strikes me very differently. There are eases where failure of title to part ought to dissolve the whole contract; because that part may be so essential, that the loss of it would render the residue of little value. Such would be the case of the loss of a mine, or a valuable fishery, attached to a parcel of poor land. Such also might be the case of a loss of a parcel of meadow or woodland, or the right of water necessary for turning a mill. The principle is this, that when the part lost appears to be so essential to the residue that it cannot reasonably be supposed the purchase would have been made without it, the contract is dissolved in toto. But what is the case under consideration? The loss of five lots not adjoining or particularly connected with the others. There was no evidence of their being any way essential to the use or full enjoyment of the residue, and as the price at which each of the . lots was estimated in the contract between the plaintiff and Smith, was proved on the trial, there could have been no difficulty in making a proper deduction for their loss. But the great point in the cause turned on the act of assembly of Maryland, which was said to be ex post facto and in violation of a preceding contract, and therefore unconstitutional and void. The plaintiff's counsel made a previous question whether this Court had a right to take into consideration, the validity of an act of assembly of another state, it appears clearly to me that we have not only the right, but are forced to do it. The contract between the plaintiff and Smith being of a transitory nature, an action may be brought any where. It has been brought here,, we are to try it, and consequently are to decide all points collaterally introduced, which are essential to the decision of the main question. That question is whether or not the plaintiff had title to the lots sold by him; his title depends on the act of assembly; the act of assembly depends on the constitution of the United States, which we are sworn to support. So that it is impossible to get at the merits of the case, without deciding on the act of assembly. Nor can our decision have the least effect on the independence of the state of Maryland, or on the validity of the act of assembly within the jurisdiction of Maryland. It only affects the cause before us; and jf the courts of Maryland should differ from us in opinion, they will pay no regard to our judgment, except so far as it affects this cause. Let us now consider the objections to this act of assembly. That of its. being ex post facto was .not much insisted on. Those expressions in the consti tution have been construed to extend to the criminal law 'only. The decision of the Supreme Court of the United States in Calder and wife v. Bull and wife (3 Dall. 386), is on the very point. But it is said that by this law the obligation of the contract is impaired. If the law took effect before the contract, the objection vanishes. I am sorry that in the commission sent to Maryland for the purpose of obtaining the opinion of persons learned in the Constitution and laws of that state, the interrogatories were not pointed to this question. But they were only calculated to draw from the witnesses their opinion on the point whether the signature of the governor %vas essential to the validity of a law. Of this there could be little doubt, as the governor performs no more than a ministerial act in signing the laws and affixing the great seal of the state in presence of both houses. The journals of the legislature of Maryland shew their mode of proceeding, which is somewhat singular. The bill is put to its passage after the second reading; no question is taken nor any amendment offered in either house afterwards. What passes subsequently, is only matter of form; the bill is engrossed and read (or rather supposed to be read), and assented to by each house. I have never heard of any decision on this subject, but I cannot help supposing that light may be thrown on it by thé testimony of persons who have not yet been examined, persons who assisted in framing the constitution of Maryland, and know the construction put upon it, and the practice of the legislature from the beginning. At present I am not satisfied on this point, nor am I satisfied that even if the contract preceded the law, its obligation is impaired by it. In what is its obligation impaired? The purchasers of lots in Washington are not compelled to pay more money than they contracted for, nor at a different lime, nor is the land to be withheld from them in case they make payment according to contract. Every thing stands precisely as agreed on, but in case of default, a summary remedy is given to the commissioners. These commissioners were appointed by the president of the United States, with an adequate compensation for their services to be paid by the public, and totally disinterested in the sale of lots. They appeared to the legislature of Maryland to be no improper persons in whom to vest a power of enforcing a contract, to which, though they were nominal parties, they were substantially indifferent. This summary proceeding was of immense ' importance. A city was to be built in a short time for the accommodation of the legislature of the union. Suppose a court had been erected by the state of Maryland with power to proceed to judgment in a short time? This certainly would have been within their acknowledged powér. What they have done is not much different. For it must not be supposed that the purchasers of lots were left at the mercy of the commissioners. I presume that on an affidavit of a purchaser, that he had paid all the money then due, the Court of Chancery would have interfered, and stopped the proceedings of the commissioners till the matter could be enquired into. We have evidence of this law having been acted under for a great many years. Property to a very great.amount has been transferred under it; no court has decided against its validity. On the contrary we see that in the case'of CP Neale v. Thornton mentioned before, neither party entertained an idea of its being other than an operating law. I might add that there was evidence tending to shew that the contract was made by Mr. Greenleaf on behalf of himself and Mr. Morris, with an eye to this law, which would at all events preclude them from objecting to it. On a full consideration of this case, I have found no satisfactory ground for the verdict which has been given, nor does it appear to have accorded with the sentiments of the judge before whom the cause was tried. I am therefore of opinion that there should be a new trial.
Yeates J.
Equity will not decree the specific execution of an agreement respecting lands, the title whereof is defective: and I fully agree that in this state, where courts of jus.tice exercise certain equitable powers, a man will not be compelled to pay for lands which he has purchased, though even with general warranty, where it plainly appears that he cannot obtain a good right therefor. Why should a payment be enforced, which when made cannot be retained? Why should this circuity of action be permitted, when the insolvency of the seller of the lands, or other untoward circumstances, may prevent the recovering of the money back.
The chief objection which has been urged against the plaintiff's recovery in this suit, is bottomed on the supposed unconstitutionality of the Maryland act of November Sessions 1793, No. 58, respecting the city of Washington; under which the plaintiff derives his title through a resale made by the superintendant. It is said that this law was passed on the 28th of December 1793, and being four days subsequent to the contract made between the commissioners of the city of Washington and Robert Morris and James Greenleaf for 6000 lots of ground, (whereof the 45 lots sold by the plaintiff constitute a part) impaired the obligation of that contract, and was therefore null and void by the provisions of the constitution of the United States.
This objection assumes as a fact that this law took effect from the 28th of December, which is at least highly questionable. I profess little knowledge of the received opinions in Maryland, respecting the constitution of that state, or when bills which have passed both houses of the legislature, are conceived to have operation as laws. It is admitted on all hands that the governor has no negative on the laws, but that his authentication of them is necessary previous to their enrolment. Were it absolutely necessary to give a decisive opinion, when the law in question took effect, I should be strongly inclined to say, that it existed as a valid law on the 24th of December. It appears by the journals of the senate and house of delegates, in their own language, that the bill passed both houses, though it was engrossed on a subsequent day. What strikes my mind with much force, is, that the act was applied for by the advice of Thomas Johnston, esq. one of the commissioners, a lawyer of the soundest cast, and that it was received by express from Annapolis and. acted upon as a law by the commissioners, previous-to the execution of their contract with Morris and Greenleaf. I adopt-the words of the Chief Justice of the United States in O'Neale v. Thornton, 6 Cranch 69, that the law must have been agreed upon by the parties to this contract, and was specially adapted to it.
But admit for the purposes of this argument, that its operative force did not commence until the 28th of December, that it had a retrospective effect on the previous agreement made with Morris and Greenleaf and that they had no knowledge thereof, how are the merits of the present controversy affected thereby? In what manner does it impair the obligation of the antecedent contract? It does not diminish in the slightest degree the legal or equitable rights of Morris and Greenleaf in the lands they had bargained for. It left the responsibility of the commissioners as to them, in the same state as the contract placed them in. The obligation of the contract on either side was wholly unimpaired. Each stood bound to perform their stipulated engagements. What change then did the law profess to introduce? None whatever, but the simple one of accelerating the remedy of the commissioners engaged in a momentous public trust, on the nonperformance by the vendees, of what they ought to have done. They were empowered to do summarily, what a Court of Chancery would clearly have done upon a disclosure of the facts by bill and answer. In this I cannot see any violation of the constitution. Private rights are preserved, but a remedy for a wrong is to be administered by a new tribunal. The sovereignty of a state would be a mere farce without such an inherent power, as exigences may arise. Insolvent and bankrupt laws, arbitration and limitation acts, are more liable to the exception now taken, than the present instance, and yet I do not know, that the exercising of such legislative powers has ever been questioned. It has been often said that an act of the legislature will not be pronounced to be unconstitutional by the judicial department in a dubious case. Where a plain instance occurs, in the necessary discharge of official duties, it is to be hoped, that judges bound by oath, will firmly act according to the honest dictates. of their consciences, independently of all consideration of consequences.
It will be remembered that the provisions of the Maryland act are adopted- and enforced by the law of the union of the 1st of May 1802, 6 U. S. Laws 126, and I have only to add that I have no difficulty whatever on this part of the plaintiff's case.
Another ground of defence has been taken upon the testimony of Thomas Munroe, esq., who has sworn, that five of the lots sold to the defendant's testator, are derived to the plaintiff under a re-resale by him as superintendant, the purchasers at the second sale not having complied with the conditions thereof, and that the superintendant had no legal authority to make such third sale, according to the decision of the Court in the case of O'Neale v. Thornton already cited. It is contended that the contract between the plaintiff and defendant's testator is entire, and the consideration of the 45 lots of ground cannot be severed; and therefore if the title to five of the lots cannot be made good, the whole agreement is annulled. If these five lots have been resold by an agreement valid and binding by the laws of Maryland., the superintendant had no power to sell them again, because he had then fully executed his authority according to the case cited. But even in that case I think the consideration money might be apportioned, according to the prices stipulated to be paid by Smith for each distinct lot, which are particularly set out in the letter from the plaintiff to Turner, read in evidence on the part of the defendants. When the possession of particular parts of the land sold may fairly be deemed the inducement to the contract, (as in the case of buildings, valuable meadow or orchards standing and situate on a portion of the land), then the incapacity of the vendor to make a good title to such portion would afford a strong ground to vacate the whole agreement; but this could not apply to separate lots in the ground plat of a city sold at different rates. If a good title therefore could not be transferred to these five lots, the defendant would only be entitled to an allowance for the deficiency, and the trustees would be compelled to transfer the rest of the property, upon being paid the balance of the consideration money after a proper reduction.
In whatever light I view this verdict, I think palpable injustice would be done if it received the sanction of this Court, and therefore I concur in opinion, that a new trial should be awarded.
Brackenridge J.
Might not the commissioners of the city of Washington have proceeded to sell, or re-sell, no money being paid, or an inconsiderable sum; and this toties quoties as often as default was made? And would not courts of law and equity have sanctioned such a sale? More especially in such a case as this, where a great national object was in view, the raising money by the sale of lots in Order to erect buildings for the residence and accommodation of the general government? The sale was under an understanding with all concerned, that the consideration was to be paid, down, or at the expiration of the contemplated credit. Would not the nonpayment make it a fraud, and-avoid the contract ab initio? Reason and common sense and public utility, and the necessity of the case would say so; and I take it the law would say the same. For the law is founded on all these, and where the public interest is concerned, it makes a stronger case. I do not consider the law of Maryland as doing more than sanctioning this doctrine, and thus in a summary way expressing the same sense on this subject, which courts of law and equity would have done. I do not consider the law of Maryland as impairing a contract, but as pointing at, or authorising if that should be necessary, a remedy for the compelling a compliance with the contract, or ascertaining the evidence whereby it might be considered void. The resale was an act which the commissioners or the trustees had a right to make; the prior sales, or rather biddings down, amounting to no sales, and the purchasers, but persons in legal contemplation fraudulent, as defeating the object of the sale, and this for the great national purpose contemplated by those who brought the lots to market. I suggested to the counsel for the plaintiff on the trial, that the rule of the Maryland law might be laid out of the question. But declining this hint, and knowing his comprehension of mind, I yielded to his better judgment, and who had a right to manage his cause in his own way. But it confirmed me in my first idea, when I found that the learned counsel on reflection, and on the present argument, took it up in this point of view. For it appeared to me, and now appears, that the sale was immaterial, as the law authorising an act to be done, may be considered as ratifying an act which has been done. Fieri non debet, factum valet. As to the sale by the commissioners in this case, being a re-resale, I did say on the trial, and I think still there was no evidence of it. But I need not enlarge on this, as it may be seen that in my way of thinking, even a sale with solemnity and clerk's entry &c., could be considered as no sale, where on the non-complying of the terms, which I consider as a precedent and implied condition of the sale, a fraud in contemplation of law did exist. And in fact in most of these sales in the town of Washing-ton, the purchasers on bidding down were on the speculation of an under sale to others, before the money was paid or became due, with a profit to themselves. On all these grounds, I am of opinion that the verdict be set aside and a new trial granted. But the plaintiff on a new trial having a verdict, and obtaining a judgment, it would seem to me, that there is something which he ought to do, before he can recover, or the money be paid over. Stoddart had given or contemplated the giving a bond, to refund in case of eviction by any claim. By his own shewing he is insolvent or embarrassed. Shall not the bank of Columbia do this, so far as respects the money which they are to receive? But this I leave to a motion which may be made when the case occurs. I take notice of the language of the Court of the United States, as confining ex post facto to a criminal case. It is an idea purely American, and not the worse for that, but it is incorrect. Ex post facto law, ex jure post facto, translated " ex post facto law," embraces civil contracts as well as criminal acts. The pama and the action, ex jure post facto, or arising on an act done or a contract made before the law passed, are both embraced by this term. Our constitutions use the phrase ex post facto law, or law impairing contracts. They mean no more than to specify under the idea of impairing contracts, a kind of ex post facto law, which was embraced under the general term ex past facto.
New trial granted.