Opinion ID: 2117540
Heading Depth: 1
Heading Rank: 1

Heading: abandonment of the contract

Text: Appellants claim that the purchaser Hilton is entitled to no remedy because he abandoned the contract. A finding of abandonment is required, they contend, because (a) Hilton stated that he intended to take title to their property by purchasing the mortgage at the foreclosure sale in May 1976; (b) Hilton did successfully bid and purchase the mortgage at the sale; and (c) Hilton stated that he would not have performed on the contract had Mandt not redeemed the property in May 1977. Although the trial court refused the Nelsens' offer of proof concerning Hilton's intent to abandon the contract and made no specific finding regarding abandonment, it did deny a motion to amend the findings and conclusions such that an abandonment would be found. The trial judge's denial of that motion is tantamount to making findings contrary to those asked to be found. Chopp v. Chopp, 257 Minn. 526, 102 N.W.2d 318 (1960). Abandonment has been defined as a voluntary relinquishment of an interest by the owner with the intent of terminating his ownership. The intent may be shown by conduct. Melco Investment Co. v. Gapp, 259 Minn. 82, 85, 105 N.W.2d 907, 909 (1960); see, also, 1A Dunnell, Dig. (3 ed.) § 1. Abandonment of a contract is a matter of intent, to be ascertained from the facts and circumstances surrounding the transaction out of which the abandonment is claimed to have resulted; consequently, it may be implied from the acts of the parties. 20 Dunnell, Dig. (3 ed.) § 5.02. See, also, Ahlstrand v. McPherson, 285 Minn. 398, 173 N.W.2d 330 (1969); and Rognrud v. Zubert, 282 Minn. 430, 165 N.W.2d 244 (1969). We cannot say that the trial court erred by refusing either to accept the offer of proof or to find an abandonment. The defendants offered no more than to elicit testimony that was already included in depositions admitted into evidence. The evidence did not require a finding of abandonment. Hilton had been notified only a few days before the final possible closing date, May 1, 1976, that Nelsen had decided not to sell. He promptly commenced the lawsuit by summons and complaint, filed May 17, 1976, and served on defendants Nelsen on May 20, 1976. Hilton never informed anyone that he was relinquishing his rights under the contract for sale. By purchasing the mortgage at the foreclosure sale, Hilton was simply protecting his contractual rights in the property against possible third-party purchasers and creditors of the sellers. Had the Nelsen mortgage not been redeemed by Mandt and had Hilton thereby acquired title to the farm, another result might be dictated, but we need not reach that question.