Citation Numbers: 115 Misc. 609
Judges: Bijur, Mullan
Filed Date: 6/15/1921
Status: Precedential
Modified Date: 1/12/2023
The complaint alleges that plaintiff was a real estate broker and agent; that defendant requested that he find properties for the defendant to purchase and to secure the asking price and terms; that defendant agreed that he would purchase these properties only through plaintiff as broker, and if defendant did not purchase such properties through plaintiff, or if plaintiff did not receive the commission on the sale from the seller, defendant would pay the plaintiff such commission. It is then alleged that a sale took place within the purview of the terms of this contract; that plaintiff did not receive a commission from the seller and that defendant, refused to pay .the same to him.
•Plaintiff’s testimony as to the contract was that defendant said to him: “ If you bring me some
property I like, I will buy it quick through you and yon get the commission. Even if I buy the property through other brokers and you don’t get the commission from the owner, the other side, I will pay from my own pocket the commission.”
The motion to dismiss, which was granted, was to the effect “ that it appears from the plaintiff’s own testimony that the plaintiff was serving two masters. That he was under an agreement with the Wally Contracting Company (the seller) to secure a purchaser, and that he undertook that employment without disclosing the agreement he had with the prospective buyer. * * * We have it from the testimony of the plaintiff himself that he was serving two masters at the same time; and he could not faithfully perform his duty to either one or the other; and such a contract as alleged here, without being disclosed to the other party, places him in the position of assuming incompatible duties, and; constitutes a contract against public policy, and is absolutely void.”
If, however, we might hazard a guess that the plaintiff had not disclosed his agreement with the seller, we come to what may be regarded as the more substantial consideration, i. e., that the contract is in any event valid because it called for the exercise of no discretion by the plaintiff on behalf or in the interest of the defendant. If plaintiff’s version be accepted, defendant was desirous only of learning of opportunities to make good investments in the purchase of real estate and offered to plaintiff certain inducements in case he brought such investments to defendant’s notice. Respondent’s counsel seems to have sensed some such element in the contract because he was at pains to cross-examine plaintiff at great length in regard to the manner of conducting business as a
The difficulty of representing in the same transaction two employers with conflicting interests and the .unlawfulness of an agreement to do so in the absence of a full disclosure of the situation to both parties is well discussed in Empire State Ins. Co. v. Am. Central Ins. Co., 138 N. Y. 446, 449. Even where the broker is employed to exercise his discretion as to both parties their knowledge of all the facts will cure the vice. Knauss v. Krueger Brewing Co., 142 N. Y. 70, 77. That case, however, and many others, point out that the contract is perfectly sound as within public policy whether a disclosure be made or not if the so-called broker is not called upon to exercise his discretion in the transaction. It seems to me to be a plain corollary of that proposition that even though his relation to one party be such as to require him to exercise his discretion on behalf of that one, if as to the other he is a pure intermediary without the duties of a