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Prentice v. North Am. Title Guaranty Corp., Alameda Division

Supreme Court of California
May 21, 1963
59 Cal.2d 618 (Cal. 1963)

Summary

holding that where a vendor of land was required by the negligence of a third party to bring a quiet title suit to protect its interests, the vendor was entitled to recover from the third party the expenditures and attorney's fees paid in the quiet title suit

Summary of this case from Royal Specialty Underwriting v. Himax Furniture Industry Corp., Ltd.

Opinion

Docket No. S.F. 20954.

May 21, 1963.

APPEAL from a judgment of the Superior Court of Contra Costa County. Martin E. Rothenberg, Judge. Affirmed.

Sidney L. Weinstock, Harold J. Chase and Weinstock, Anderson, Maloney Chase for Defendant and Appellant.

John R. Forde, Jr., and Robert T. Eshleman for Plaintiffs and Respondents.


Defendant appeals from a judgment in favor of plaintiffs in an action to recover damages for negligence in the closing of a sale of real property.

Facts: Plaintiffs agreed to sell certain land to Robert J. Horton and Mary R. Horton, to accept the Hortons' deed of trust for most of the purchase price, and to subordinate their interest to any loan the Hortons might obtain for the purpose of constructing an apartment building on the land.

The Hortons obtained a loan from Blanche Pope Neal and gave their note in the amount of the loan, secured by a first deed of trust on the property.

Defendant acted as escrow holder and closed the transaction pursuant to written instructions from the parties.

Upon completion of the sale, the Hortons had title to the land, subject to a first deed of trust in favor of Neal and a second deed of trust in favor of plaintiffs for the balance due on the purchase price.

The Hortons did not use the proceeds of the loan from Neal to construct an apartment house, but devoted the money to other purposes, later filing a petition in bankruptcy.

Plaintiffs then brought this action against the Hortons, Neal, and defendant.

Plaintiffs' complaint contained various counts against defendants Horton and Neal, and the trial court granted relief against these defendants by a decree quieting plaintiffs' title against their claims.

The counts against defendant were based purely on the ground of negligence. The trial court found that defendant had been negligent in closing the sale and awarded plaintiffs as damages the amount of attorney's fees incurred by them in the prosecution of the counts in the complaint against defendants Horton and Neal.

Questions: [1] First. When a vendor of land has been required, because of the negligence of a paid escrow holder, to protect his interests by bringing a successful quiet title action against the purchaser and the holder of a first deed of trust, may he recover from the escrow holder the amount of attorney's fees paid in the quiet title action?

Yes. [2] General rule: In the absence of some special agreement, statutory provision, or exceptional circumstances, attorney's fees are to be paid by the party employing the attorney. (Code Civ. Proc., § 1021; Reid v. Valley Restaurants, Inc., 48 Cal.2d 606, 610 [5] [ 311 P.2d 473]; Estate of Reade, 31 Cal.2d 669, 671 [2] [ 191 P.2d 745]; Estate of Williamson, 150 Cal.App.2d 334, 341 [8] [ 310 P.2d 77].)

[3] Exception: A person who through the tort of another has been required to act in the protection of his interests by bringing or defending an action against a third person is entitled to recover compensation for the reasonably necessary loss of time, attorney's fees, and other expenditures thereby suffered or incurred. ( Stevens v. Chisholm, 179 Cal. 557, 564 [ 178 P. 128]; Nelson v. Kellogg, 162 Cal. 621, 623 [ 123 P. 1115, Ann.Cas. 1913d 759]; Contra Costa County Title Co. v. Waloff, 184 Cal.App.2d 59, 67 [9a] [ 7 Cal.Rptr. 358]; Rest., Torts (1939) § 914; 15 Am.Jur. (1938) Damages, § 144, p. 552; 25 C.J.S. (1941) Damages, § 50c, p. 534; cf. Estate of Williamson, supra, 150 Cal.App.2d 334, 341.)

[4] It is urged that this exception is not applicable in this case because of the provisions of section 1021 of the Code of Civil Procedure. That section provides: "Except as attorney's fees are specifically provided for by statute, the measure and mode of compensation of attorneys . . . is left to the agreement . . . of the parties. . . ."

This section undoubtedly prohibits the allowance of attorney fees against a defendant in an ordinary two-party lawsuit. ( Reid v. Valley Restaurants, Inc., supra; American Aero. Corp. v. Grand Cen. Aircraft Co., 155 Cal.App.2d 69, 83 [9] [ 317 P.2d 694].) Section 1021 is merely a statement of the general rule. (See Rest., Torts (1939) § 914, com. c.)

The section is not applicable to cases where a defendant has wrongfully made it necessary for a plaintiff to sue a third person. ( Stevens v. Chisholm, supra; Nelson v. Kellogg, supra; Contra Costa County Title Co. v. Waloff, supra; Peebler v. Olds, 71 Cal.App.2d 382, 389 [8] [ 162 P.2d 953].) In this case we are not dealing with "the measure and mode of compensation of attorneys" but with damages wrongfully caused by defendant's improper actions.

[5] When a paid escrow holder has, as in this case, negligently made it necessary for the vendor of land to file a quiet title action against a third person, attorney's fees incurred by the vendor in prosecuting such action are recoverable as an item of the vendor's damages in an action against the escrow holder.

Here the natural and proximate consequence of defendant's negligence was to require plaintiffs to file an action seeking to quiet their title against claims by either the Hortons or Neal. Accordingly, under the rules hereinabove set forth, plaintiffs were entitled to recover from defendant as damages reasonable compensation for attorney's fees incurred by them in their litigation with such third parties.

[6] In the usual case, the attorney's fees will have been incurred in connection with a prior action; but there is no reason why recovery of such fees should be denied simply because the two causes (the one against the third person and the one against the party whose breach of duty made it necessary for the plaintiff to sue the third person) are tried in the same court at the same time. ( Contra Costa County Title Co. v. Waloff, supra, 184 Cal.App.2d 59, 68 [9b].)

There was no disadvantage to defendant in the fact that the causes, although separate, were concurrently tried. Because a judgment quieting title was obtained by plaintiffs against the Hortons and Neal, defendant incurred no liability for damages other than for costs and attorney's fees.

[7] Second. Was the damage which was caused by the incurring of attorney's fees properly pleaded?

No. The pleadings contain no allegation that attorney's fees had been, or would be, incurred in the clearing of title. However, the issue was thoroughly tried and understood by counsel and by the court, and no prejudice has resulted to defendant from a failure to allege the damage more specifically in the complaint. Therefore, since there was not a miscarriage of justice, under article VI, section 4 1/2, of the Constitution this error must be disregarded.

In view of the foregoing conclusions, it is unnecessary to discuss other questions argued by counsel.

The judgment is affirmed.

Gibson, C.J., Traynor, J., Schauer, J., Peters, J., Tobriner, J., and Peek, J., concurred.


Summaries of

Prentice v. North Am. Title Guaranty Corp., Alameda Division

Supreme Court of California
May 21, 1963
59 Cal.2d 618 (Cal. 1963)

holding that where a vendor of land was required by the negligence of a third party to bring a quiet title suit to protect its interests, the vendor was entitled to recover from the third party the expenditures and attorney's fees paid in the quiet title suit

Summary of this case from Royal Specialty Underwriting v. Himax Furniture Industry Corp., Ltd.

establishing the principle

Summary of this case from Zahnleuter v. Lenhart

In Prentice, an escrow holder's negligence in closing a land sale forced the sellers to bring a quiet title action against third parties.

Summary of this case from Lincoln Alameda Creek v. Cooper Industries, Inc.

In Prentice, an escrow holder's negligence in closing a land sale forced the sellers to bring a quiet title action against third parties.

Summary of this case from Davis v. Air Technical Industries, Inc.

In Prentice v. North American Title Guaranty (1963) 59 Cal.2d 618, 619, 30 Cal.Rptr. 821, 381 P.2d 645 (Prentice), the California Supreme Court addressed whether in a quiet title action attorney fees may be awarded to a seller of land because of the negligence of a paid escrow holder.

Summary of this case from Tung v. Chi. Title Co.

In Prentice, supra, 59 Cal.2d 618, the California Supreme Court adopted the following rule: "A person who through the tort of another has been required to act in the protection of his interests by bringing or defending an action against a third person is entitled to recover compensation for the reasonably necessary loss of time, attorney's fees, and other expenditures thereby suffered or incurred.

Summary of this case from Webb & Carey, APC v. Suppa Trucchi & Henein

In Prentice, the sellers of real property sued their escrow agent, alleging that the agent's negligence required them to bring an action to quiet title against the buyers of the property and the beneficiary of a deed of trust on the property.

Summary of this case from Webb & Carey, APC v. Suppa Trucchi & Henein

characterizing as "error," the fact that "[t]he pleadings contain no allegations that attorney's fees had been, or would be, incurred" as a result of defendants' tort

Summary of this case from Webb & Carey, APC v. Suppa Trucchi & Henein

In Prentice v. North American Title Guaranty Corp. (1963) 59 Cal.2d 618 (Prentice) the Supreme Court established a common law exception to this rule in an action involving an escrow holder who had been negligent in closing the sale of property.

Summary of this case from East Los Angeles Health Task Force, Inc. v. Santa Fe Employees Hospital Assocation-Coast Lines

In Prentice v. North American Title Guaranty Corp. (1963) 59 Cal.2d 618 (Prentice), the court recognized an exception to the latter rule, where the attorney fees are incurred as a result of the tort of another.

Summary of this case from Barham Construction, Inc. v. City of Riverbank

In Prentice v. North American Title Guaranty Corp. (1963) 59 Cal.2d 618 (Prentice), the court recognized an exception to the latter rule, where the attorney fees are incurred as a result of the tort of another.

Summary of this case from Barham Constr. Inc. v. City of Riverbank

In Prentice, the plaintiffs contracted to sell their real property to the Hortons, and to subordinate the deed of trust they received to secure payment of the purchase price to a construction loan obtained by the Hortons from Blanche Neal.

Summary of this case from Barham Construction, Inc. v. City of Riverbank

In Prentice, the plaintiffs contracted to sell their real property to the Hortons, and to subordinate the deed of trust they received to secure payment of the purchase price to a construction loan obtained by the Hortons from Blanche Neal.

Summary of this case from Barham Constr. Inc. v. City of Riverbank

In Prentice, supra, 59 Cal.2d 618 the Supreme Court established a common law exception to this rule in an action involving an escrow holder who had been negligent in closing the sale of property.

Summary of this case from State Farm Mutual Automobile Ins. Co. v. Martinez

In Prentice the court held that a paid escrow holder who negligently closed a sale of realty which resulted in the seller being required to sue the buyer and the beneficiary of a first deed of trust to recover the property and clear the title was liable for the attorney's fees incurred in that litigation.

Summary of this case from Watson v. Department of Transportation

In Prentice, plaintiffs retained defendant title guaranty corporation to act as an escrow holder in connection with a sale of property.

Summary of this case from Sindell v. Gibson, Dunn Crutcher

In Prentice, the Supreme Court carved out an exception to section 1021, holding that "[a] person who through the tort of another has been required to act in the protection of his interests by bringing or defending an action against a third person is entitled to recover compensation for the reasonably necessary loss of time, attorney's fees, and other expenditures thereby suffered or incurred."

Summary of this case from Burnaby v. Standard Fire Ins. Co.

In Prentice, a seller of land recovered from an escrow holder the attorney fees it incurred in prosecuting an action; the need to prosecute the action resulted from the escrow holder's negligence in closing the sale.

Summary of this case from Fidelity Mortgage Trustee Service, Inc. v. Ridgegate East Homeowners Assn.

In Prentice, plaintiff sellers were awarded compensatory damages against defendant escrow holder, whom the court found was negligent in improperly allowing escrow to close on the sale of real property.

Summary of this case from Flyer's Body Shop Profit Sharing Plan v. Ticor Title Ins. Co.

In Prentice vendors of land sued the buyer, lender and escrow holder for damages resulting from the escrow holder's negligence in closing the sale.

Summary of this case from Bear Creek Planning Com. v. Title Ins. Trust

In Prentice, plaintiffs agreed to sell certain land to the Hortons, to accept the Hortons' deed of trust for most of the purchase price, and subordinate their interest to any loan the Hortons might make for the purpose of constructing an apartment building on the land.

Summary of this case from UMET Trust v. Santa Monica Medical Investment Co.

In Prentice... and the cases upon which it is based and which have followed it, courts have allowed such fees and expenses when exceptional circumstances have been found to exist.

Summary of this case from UMET Trust v. Santa Monica Medical Investment Co.

In Prentice, supra, and the cases upon which it is based and which have followed it, courts have allowed such fees and expenses when exceptional circumstances have been found to exist.

Summary of this case from Trails Trucking, Inc. v. Bendix-Westinghouse Automotive Air Brake Co.

In Prentice, defendant title company, as paid escrow holder, had closed a sale negligently, thus proximately causing damage to plaintiffs, which consisted of counsel fees and expenses in quieting their title against parties who had received an unmerited priority in title.

Summary of this case from Isthmian Lines, Inc. v. Schirmer Stevedoring Co.
Case details for

Prentice v. North Am. Title Guaranty Corp., Alameda Division

Case Details

Full title:JOHN J. PRENTICE et al., Plaintiffs and Respondents, v. NORTH AMERICAN…

Court:Supreme Court of California

Date published: May 21, 1963

Citations

59 Cal.2d 618 (Cal. 1963)
30 Cal. Rptr. 821
381 P.2d 645

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