Opinion · Supreme Court of North Carolina

Burgin v. . Burgin

Burgin v. . Burgin, 23 N.C. 160 (N.C. 1840)

Type: Opinion
Court: Supreme Court of North Carolina
Jurisdiction: North Carolina
Date: 1840-06-05
Topic: general

Gaston, Judge, having stated the case as above, proceeded as follows: By the operative words of the deed, the whole legal interest of the bargainor in the subject matter of the conveyance passed to the plaintiff, subject to a condition subsequent, upon the happening of which, that interest was to be divested. But, in the mean time, and unless that condition should be performed by the bargainor, the interest of the plaintiff was, in law, absolute. In the contemplation, however, of a Court of Equity, the conveyance was but a security for the payment of a debt, and the plaintiff a trustee, holding the legal estate subject-to the trusts in the deed contained. One of these trusts was, that until failure in the performance of the condition, the bargainor should retain the possession, use and enjoyment of the property. If this beneficial interest of the bargainor were liable to seizure and sale under execution, then it would seem that the taking of the .slave Isaac, under the execution of the defendant, Fleming, might have been justified.

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Cited by: 3 opinions

BURGINv. BURGIN,23 N.C. 160(1840)

BENJAMIN BURGIN, SR., v. JAMES BURGIN, SR., ET AL.

Supreme Court of North Carolina

(June Term, 1840.)

Where a debtor conveyed a slave, together with other property, both real and personal, to his creditor, to hold to him and his assigns forever, but the deed was expressed to be made upon condition that if the debtor should pay the amount due by a certain time, it was to be void; and the creditor covenanted that, until that time, the debtor should retain the possession and enjoyment of the property; and before the expiration of the time the creditor, with the assent of the debtor, took possession of the slave, from whom he was taken under an execution in favor of another person against the debtor: it wasHeld, that under the deed the creditor had the legal title of the slave, and that only such an equitable interest remained in the debtor as could not be taken and sold under an execution; and that for the taking the slave under the execution against the debtor, the creditor might maintain an action of trover.

TROVER, for the conversion of a negro boy named Isaac; and upon the trial, at BURKE, on the last circuit, beforeHall, J., the case was as follows:

Benjamin Burgin, the younger, by a deed duly executed, on 4 December, 1837, conveyed to the plaintiff sundry articles of real and personal property, among which was a negro boy slave named Isaac, to have and to hold unto the plaintiff, his heirs and assigns forever. The said deed was expressed to be made upon the condition that if the bargainor shouldPage 126pay to the plaintiff, on or before 16 August following, the sum of $3,669.05 3/4 cents, and on or before 2 December following the further sum of $100 (these being the respective amounts of two notes of (161) the bargainor holden by and due unto the plaintiff) the said deed should be void. And it was by the said deed further provided that if payment should not be made as aforesaid, then the plaintiff should enter upon and take possession of the premises, and make sale thereof, and out of the proceeds pay himself the said sums, and for the surplus of the proceeds, if any, account with the bargainor; and thereby the said plaintiff did covenant with the bargainor that until there should be a breach of the foregoing condition, so as to entitle the plaintiff to enter, the bargainor should remain in the quiet possession and enjoyment of the premises. In virtue of this deed, and with the consent of the bargainor, the plaintiff took possession of the negro Isaac in January, 1838; and on 14 April, 1838, the defendant Curtis, assisted by the defendant Burgin, and indemnified by the defendant Fleming, took him out of the possession of the plaintiff, as the property of Benjamin Burgin, Jr., to satisfy an execution issued on that day against the goods and chattels of the said Benjamin, on a judgment rendered before a justice of the peace in favor of the said Fleming. The negro slave Isaac was under this taken, withheld from the plaintiff forty days, and then redelivered — and the question was, whether for this taking and detaining of the slave the plaintiff could maintain trover. It was in evidence that at the time of the execution of the deed to the plaintiff, Benjamin Burgin, Jr., was much involved in debt, and from and after the execution of the deed was deemed to be insolvent. On the part of the defendant it was contended that under the deed aforesaidBenjamin Burgin, Jr., was, at the time of the said taking and detention, entitled to the possession, use, and enjoyment of the said slave, and that it was fraudulent in him, as against his other creditors, to surrender the property to the plaintiff before the expiration of his allotted term of enjoyment. The court instructed the jury that if the deed to the plaintiff was executedbona fideto secure the payment of a debt truly due the plaintiff, and not to delay or defraud creditors, the plaintiff under that deed had such an immediate legal interest in the slave Isaac as would entitle him to maintain the action of trover. The plaintiff had a verdict and judgment, and the defendants appealed.

(162)No counsel for either party.

GASTON, J., having stated the case as above:

By the operative words of the deed the whole legal interest of the bargainor in the subject-matter of the conveyances passed to the plaintiff, subject to a conditionPage 127subsequent, upon the happening of which that interest was to be divested. But, in the meantime, and unless that condition should be performed by the bargainor, the interest of the plaintiff was, in law, absolute. In the contemplation, however, of a court of equity, the conveyance was but a security for the payment of a debt, and the plaintiff a trustee, holding the legal estate subject to the trusts in the deed contained. One of these trusts was, that until failure in the performance of the condition the bargainor should retain the possession, use, and enjoyment of the property. If this beneficial interest of the bargainor were liable to seizure and sale under execution, then it would seem that the taking of the slave Isaac under the execution of the defendant Fleming might have been justified. But it was not so liable. The common law knew nothing of, and of course regarded not,equitableinterests; and, under our statute of 1812, reenacted in Revised Statutes, title Executions, ch. 45, sec. 4, this interest, if equitable merely, was not subject to executions, because it was not coextensive with the legal interest. SeeMcKay v. Williams,21 N.C. 398. The taking and detention of the slave in question were, therefore, tortious; and for this injury the defendants were in law liable to him who at law owned and held the slave. Such is the view which must be taken of the case, if the interest reserved in the deed to the bargainor be purely an equitable interest. But if it be of a legal nature, so thatat lawthe bargainor was the temporary owner of the slave until failure of the condition, the result would be very different. The plaintiff could not then maintain trover for a conversion of the property, while this legal interest was outstanding in another, nor could he set up a merevoluntarysurrender of this interest to the injury of an existing creditor; and the interest itself would be the subject of seizure and sale, under Fleming's execution.

We are of opinion that the interest reserved to the bargainor (163) was purely equitable. Thelegalconstruction of the instrument is, that the dominion thereby passes to the bargainee, subject only to the condition of defeasance; and the bargainee covenants to permit the bargainor to have the possession of the bargainee's property for a limited time. If the bargainee were to break this covenant and take possession against the bargainor's will, before the expiration of that time the sole remedy of the bargainor would be on the covenant. He could not bring detinue, or trover, or trespass for the property, because he had no dominion in it. In law, this covenant is personal; and in law the covenantee may at pleasure waive it.

We are in this action restrained to the consideration of the legal rights and relations of the parties. And it by no means follows that because according to these the plaintiff must be regarded as the owner of thePage 128property under the deed from the time of its execution, therefore he is not to account, in a proper form, for theprofitsof the property until there was a sale pursuant to the requisition of the deed.

PER CURIAM. No error.Cited: S. c., post, 458.