Opinion ID: 1347954
Heading Depth: 1
Heading Rank: 2

Heading: Does the Agreement Fail to Meet the Statute's Requirements?

Text: ¶ 11 The statute of frauds posts written requirements for a host of contractual agreements, making it impossible to compel their enforcement under the law if a writing does not exist or is insufficient in detail. 15 O.S. 1991 §§ 136(1)-(5). ¶ 12 With regard to satisfying the requirements of the statute of frauds, it is important to note this case is not devoid of written commemoration of the alleged agreement. The writings which exist are: (1) a mineral deed signed by Plaintiff conveying 20 net mineral acres from Sperling to Marler, dated April 4, 1994; (2) a sight draft prepared and signed by Delay to Sperling in the amount of $31,000.00, drafted on Marler's account, dated March 31, 1994, in which Plaintiff crossed out and initialed language relating to redraft privileges; (3) a memorandum agreement, signed by Sperling, Marler and Delay, expressing Sperling's intent to convey twenty net mineral acres, while reserving to Sperling two and one-half mineral acres, dated April 4, 1994. ¶ 13 Plaintiff asserts these documents are interrelated and can be considered together to satisfy the statute of frauds. Clay v. Reynolds, 169 Okla. 416, 37 P.2d 244, 246 (1934) (quoting 27 C.J. 259, at section 308) supports Plaintiff's assertion stating, `[t]wo or more writings properly connected may be considered together, matters missing or uncertain in one may be supplied or rendered certain by the other, and their sufficiency will depend upon whether, taken together, they meet the requirements of the statute as to contents and signature.' Plaintiff's assertion is further supported by Bowling v. Viets, 176 Okla. 107, 54 P.2d 653, 655 (1936), in which a combination of telegram wires was sufficiently definite and complete to evidence such a meeting of the minds and satisfy the statute of frauds. ¶ 14 There is evidence the memorandum agreement, the only document containing Marler's signature, was prepared after the sight draft and warranty deed. Marler contends its subsequent preparation prevents the memorandum from being considered part of the contract for purposes of the statute of frauds. Even if the memorandum agreement was prepared after the other two documents, the subsequent preparation does not remove it from consideration in evaluating the contract's validity. The general rule is that the memorandum of the contract required by the statute of frauds may be made subsequently to the making of the contract itself and at any time before an action is brought on the contract ... and may be made at any period of the performance of the contract and even after an alleged breach has occurred[.] Teel v. Harlan, 199 Okla. 268, 185 P.2d 695, 697 (1947) (citations omitted); See also Pauly v. Pauly, 198 Okla. 156, 176 P.2d 491, 494 (1947) (The fact that the part of the agreement contained in the memorandum was not reduced to writing until after the delivery of the deed does not preclude its consideration as a part of the transaction.). As a result, the memorandum agreement which contains the signatures of Plaintiff and both Defendants can be considered in conjunction with related documents to satisfy the statute of frauds. ¶ 15 Plaintiff attempts to charge two different defendants with enforcement of this agreement, and therefore, the writings must be examined with regard to each party to be charged. ¶ 16 The statute of frauds requires a contract for the sale of an interest in real property set forth the parties, subject matter, price, a description of the property and the signature of the party to be charged with enforcement, whether vendee or vendor, leaving nothing to parol. Pettigrew v. Denwalt, 1967 OK 53, 431 P.2d 333; See also Oakes v. Trumbo, 201 Okla. 102, 201 P.2d 916 (1948) (memorandum must be certain with reference to the parties, terms of sale and description of property). ¶ 17 With regard to Delay, Plaintiff has the signed sight draft which contains the required information. Delay also signed the memorandum agreement, which expresses Sperling's intent to convey twenty net mineral acres and reserve two and one-half net mineral acres. ¶ 18 Between the two documents signed by Delay, (a) the three parties are listed by signature or reference in both documents, (b) the subject matter is set out, being twenty net mineral acres in the Washita County property, (c) a description of the property is contained in both documents, [1] (d) the price of $31,000.00 is shown by the sight draft, (e) and a reservation of 2.5 net mineral acres is accepted. Given the extent of the contractual information contained in the two documents signed by Delay, we cannot agree as a matter of law and for purposes of summary judgment that Plaintiff's claim against Delay stands barred by the statute of frauds.