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Illinois Appellate Court Unpublished Opinions: first series (Volume Ill. App.v.279) online

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STATE OF ILLINOIS,

SECOND DISTRICT J I. JUSTUS L. JOHNSON", Clerk of the Appellate Court, in and

for said Second District of the State of Illinois, and the keeper of the Eecords and Seal thereof, do hereby
certify that the foregoing is a true copy of the opinion of the said Appellate Court in the above entitled cause,

of record in my office.

In Testimony Whereof, I hereunto set my hand and affix the seal of said

Appellate Court, at Otta\va, this day of

^ _in the year of our Lord one thousand nine

hundred and thirtv-



Clerh of the Appellate Court



(73815— 5M— 3-32)



frrz.




AT A TERM OF THE APPELMTE COURT,

/ ^' I

Begun and held at Ottawa, on Tuesday, the -fifth day of Pebriary, in

the year of our Lord one thousand nine hundred and 1}hirt|r-f ive,

within and for the Second District of the State of Illinois:

Present - The Hon. FRED G. WOLFE, Presiding Justice.

Hon. FRANKLIN R. DOVE, Justice.

Hon. BLAINE HUFFMAN, Justice,

JUSTUS L. JOHNSON, Clerk,

RALPH H. DESPER, Sheriff, ^ 7' Q T 4 P^ 4 ^^



Bl IT REMEMBERED, that afterwards, to-wit: On
FFB 14 1935 ^"^^ opinion of the Court v/as filed in the
Clerk's office of said Court, in the words and figures
following, to-wit:



>M. NO. 8852 ' AGEI©A NO. 33

IM THE
APPELLATE COIET OF ILLINOIS
SECOND DISTKECT



October Term, A. D. 1934.



LAURA GOTTSCHE, )

)

Appellee, ) APIEAL FROM THE CIRCUIT

)

vs. j COURT OF HENRY COUNTY

CilRL J. LAGSR, )

Appellant .

DOVE, J.

On January 88, 1932 appellee filed in the Circuit Courtof
Henry County her hill of complaint in v/hich she alleged that her
husband died in 1911 and that as a result of the settlement of his
estate she became the owner of eighty acres of land in Carroll
County, Iowa, and two lots improved b^' dwellings in Coon Rapids,
Iowa. The bill further alleged that Dora M. Lager was the sister
of appellee and that appellant Carl J. Lager was her husband: that
they v/ere frequent visitors at appellee's home in Iowa where she
then lived: that appellant was an experienced busim ss liian and be-
cause of that fact and her relationship to him she had great faith
and confidence in him: that she was inexperienced in business affairs
and soon after the death of appellee's husband, appellant and his wife
coiirmenced a course of persistent and continuous urging of her toturn
over to them all the property she ot/ned, except her clothing and house-
hold goods: that appellant and his wife insisted to ar)pellee that
she was not competent to manage her own business and that she could



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etiw aiil has &nBLL3qqB ^baBaaud a'eeXIagqB to dtaeb Qdi ie:jrlB noos bna

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not enjoy life unless she would turn over her lands to them, end in
consideration of her doing so, appellant proraised that he v.ould hold
the purchase "thrice of said land in trust for appellee and that he
vould manage and control the same for her, -nay out the purchase
price for her support and inalntenance as she mi;:^t rish it, in such
a iranner as she should always have all the necessities and conven-
iences of life and money as she needed it without care or anxiety
upon her oart: that ap-pellee believed said proraises and relied on
them and on April 1, 1915 executed and delivered a deed for the
ei.^ty acre tract to appellant Carl J. Lager and his wilfe Dora M.
Lafeer: that the consideration there expressed in that dr3ed and agreed
to be pa. id was :;il2 ,000.00, which was then the actual value of said
land: that .34,000.00 of said consideration was paid by the assumption
b- appellant and Dora M. Lager of the raortgage indebtedness and that
the retraining .|8, 000.00 was held by appellant in triEt for appellee,
the agreemmt being that it should be paid out to appellee as herein-
before specified: that on April 3, 1916 appellee conveyed to Do- a M.
Lager, the then wife of appellant, the lots located in Coon Rapids,
Iowa: that the consideration expressed in this deed and a.:-;reed to
be paid was §3200.00, which was the then value of the premises: that
said consideration was to be held by appellejit in trust for appellee
to be paid out to and for her as hereinbefore specified: that at the
time said conveyances v;ere executed, ap-oellee believed the promises
of the grantees, relied upon them and would not otherwise have
executed said conveyances: -that uoon the execution erf said conveyances,
the grantees entered into possession of the premises and have continued
in possessicn hitherto: that appellant has never rendered an accounting
of his trusteeship but has kept a part of the consideration deposited
on interest bearing bank certificates and has loaned out other pcrtions
of the mor^y of the consideration on interest and used a portion thereof



S -



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sri^ Jb tMI- :b&i.1tcieqz eiolscfftlelDrf aa t:

aeaimoig siU fisvellerf ssIIeqqB ^SoJi/osxe ei&-rr BQoaBX'srnoc

svBri 93J:wT:©rId-o cfoxi bli/ow firts merit nogw 6©1X©1 ,as9:f/i6is srij
,a9onBir9VHco 6168 'to aDtiiJ9Qx9 ei& noqxr *orft :8e€»flB:^!&Tiioo blse be^oex
beuntiaoo svisri fifiB aeainisiT 9rfj "io rciaaseaoq oJ-nl beT9Jii9 asatneta
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■':o'i>'£arf>t floWioq s b98.u bfl*; d-8©i9*nl jio aoi JBiabiacoo 9rf;f "to Ysaom edJ" It



- S -



in his own business and has derived from the use of said funds
a large amoant of raon«^ ±q the foim of interest and td refits. The
bill made Carl J. Lager a defendant, waived an answer under oath,
and prayed that the trusteeship be terminated and for an accounting
and tho.t ar^pellant be required in his answer to state all interest
and profits he lies received from the monies held in trust by him
for a^ipellee, state the present status of said trust, how much is
on deoosit, the rate of interest it is drawing and \vhere it is
deposited, also tlie emount of the trust fund ivhich he has lon.ned
out, to whom and on v/hat security and at v.hat rate of inter'^st and
the fimount he hs.s used or is using in his ovm busire ss, and that
he render a full and accurate accounting of all the ara.ounts he has
received and his expenditxires, and that he be decreed to pay
appellee the amount found due her uoon such accounting. In addition,
nineteen specific interro -^^atories rere submitted to appellant to be
answered.

On June 5, 1932 an ansv/er was filed by atipellant, T;vhich
admitted that his then deceased v.'ife was the sister of appellee,
adr.dts the death of appellee's husbsjid in 1911 and that she became
the owner of the eighty acres of land in Carroll Covinty, Iowa, but
states that it is subject to a mortgage of ;b, 000,00. The answer
adnits that appellant and his rife visited at appellee's hone both
before and after the death of appellee': husband, denies that
appellee wbls inexperienced in business affairs and states that prio"
to the conveyances mentioned in her bill, she manar,ed and directed
her property. In his ansvrer, appellant stated that he has been
engaged in the clothing business in G-eneseo for mere than fifty
years and that hie relations with appellee have at all tim.es been
frienddy. he denied ti at he and his vafe continuously urged appellee



- 5 -



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ariT .a^ncriq Sns cfaeioJnl to miol srfJ xti "^paorr to Jrrrjorna osrte

,rid-fo •rsf'ra; lewsna xi6 J&aviaw .^J/tafinolsb b ibsbJ ,T> IisO ©fiatr Illd

acti itiii/ooos ns lol baa bdoflnirtTced- ©cf qlrfaaeJatrit sdt :f&At b&iBnq bm

^HBiQtai: LIB 9ts^8 o* tB\tesiB aid nl bertupei ed ttneltoq-ffje tisrCf ftra

ffijtd yd isui^ at bl&d eelnotii edt ico-rlt fis'^'/sosT aBii eri 6iPtoiq btt^.

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al .ti onsdw bna saiwsiJb ai it ies^^fnt to etBn oxfrf' ,;J^J:aor96 irr

fisn .ol serf srf dotd-f bavt tauii sd^ to &tmoaui srfJ oala ,f)9;flBo ' '

fltiB iBitteint to e*Bi *«rfw ts baa X^ltmosn thd^ no 'fiff* raoffw bf ,;^jjc

Jailf 6iifl ,ee sKiairrf a\fO aid " aJ: sulan ' ai 10 fi9«i:t eederi ifmroflB edi

SBii erf a;fni;onxG 9£[;f Lis to sflitrtiroobB e^iitroo'o bete Ltfft-^ tdbae^ Ht

Tjpq 0* fieeiosJB ©cf sri tsrfJ fine ^6B'xitttbatk[:to airi ftna fiavieo**

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enisoecf erfa J-axtJ Jbna II6I at baBdtud a'eellsgqB to ifrffieb feif* atinfif
cfwcf ,BwoI j-^jJflx/oO IIoitbO at bast to aeioB xdr^- ■•'> -^ '^" " " 't«irnr6>^''"'

tewans sriT . 00,000, c]Q to sgBsdhroir: '' '^•* +-' '^ . >. ,.^ ^^ .\^r» iflf*
ifd'od Qfflori a ' -'■■ !■ ■■^-Tqfl^s t'*-*;-'-'- •^'^ ^ :. . .afiXIegqjS c^isrfT ati

tBdi e....;.' . , J&jtiscrai/r: ,..^ ^ . \c .[.^ieb edt TBiftB Bhb elo"
... iBdt setB^e btiB BTiiBttB aasniBWcf al b&oaettsqxeal Bern eaXXs
be^fi9i\b has bQ^aasm ede , X •' rH' 'r?^.rf ri- ri<^ ".•, ;• 1 r,.T,v ■"=^h-':^Y,era(Xi ©dJ -

xt^ecf a^.al erf iadi betas . - , -. -— -1- — . ipfTaqoiq i&£

Xfitt aBd& 913111 Tot oeaea&O at aasniewd s^nld^bX© ei©' joi l»dSB%,n:f

nesd ar"]. ■' ''a d"B oTBd seXIeqqB n\tr'.y anoJ J .^Is-i 3irf tadJ BnB at- _ ,

seXXsa.- . '.uountinco stlt-; aJ- . , ■ ['uiftli'l



to turn over the property described in the bill to them, denies
that he ever stated she was incompetent to manage her orm husirBss
or that he ever mode any representations that she could not p^in
any enjoyment from life unless she should con ey her property to
appellant, denied that he ever promised that if she did convey te r
property to him that he would put the purchase lorice in trust or
that he v'ould manage and control the satiie for her or use the same
for her support and maintenance. Denies that he ever promised to
pay the purchase price to her as she might ivirih, so that she w uld
have, during all of her lifetime, all the necessities and conven-
iences of life without care or anxiety, denfe s that appellee ever
relief upon any such promise and avers that none \"ere ever made.
In his ansv.^er he alleged that the eighty acres of land immediately
'orior to April 1st was run dovm and in need of extensive reoBlrs:
that shortly m-ior thereto there v/as a ijs, 000.00 mortgage upon said
preraises bearing 8fj interest: that the income from the promises was
insufficien: to ^.ay this irterest, taxes, insurance and other
necessaiy reoairs and expenses: that a-o'Dellee 3?er>eat3dly insicted
and requested amd importuned arjpellant and his v.'ife to purchase the
premises and proposed to sell the same to them for .■?12,000o00, sub-
ject to said mortgage of ^.5, 000.00, which appellee agreed to r educe
to ^p-i, 000.00, and the balance of the purchase price, being #8,000.00
should be paid appellee in payments as she requested and needed for
living ext^enses, but not at a greater sum than |30.00 per m.onth and
the balance should not bear interest: that it Kas in pursuance to
this arrange:"ent that the conveys.nce was made to appellant and his
wife Dora M. Lager: that thereafter the grantees made vaj:aents to
appellee amd for her bemfit, amounting to ,i)1678,63: that the parties



- 4 -



aaaniai/q' rr»o Ted epji-^mm uJ j-nateotctooxii «BVif arts boiBiB tovs ©xl Jjad^f
flifiS ioa. blaoo tiie *e4J aaoi *A^««aeTcq8t: tjsq.o aftein lev© ©ri JaxlJ- -jp
o^ Tpf-ieqo-jq: laxl yo noo bluode acia saolrur 9"2^iX lacrtt d-naancotfl© \pfl

•D ^sni ai eoitii aai?rio'Xi.<"' ariJ iuq 5Xi/ow od ;}• eiC' aiijl at •^lerrm-T
entJB eriJ" ©ci/ no 'lari toT: oxnae axlt loid'noo fine ajr^jsaein Mudw sa .
od- f:>9uiu.-</x.T xavo ail i-aifJ asInsQ ,a a(i#,a8;fnJ:.'x; on a tioqqi/a lexl io1.

-nevrroo biiB ael;fJieeeo©u arid' IL& ^esaltelii "mxi io lis iaciIz:.. \ ,ov

«9JE»Biii iev9 die .' vioa itfljil;? aievfl bne setmoy -^ouc x^^^ ^^
XS.9i '^i-bemrtl fin v . xoa yJilgle aiit tadt b- od lewb

teirnret 3V^afl©;tx6 "io fiasn ni bnz xwob nut eaw .tal IIicta oJ icJ
bias itogu 9^B^,iiQia OO.Opo^.iC' fi as-.v aisrtf oiaz&d^ "xoitar Y^^'^ri-
83T? Bsaint-iq &dt SLOZt amooal edt i.^dS : .^ ^': "ri.f. ^ ^^atia&d assiijisTv

j3ia&Q9r 53x!.QcjQB iBd^ :asene(pc9 fins aiiscnei yijbe
iflriotjjq o;f ©T:!. :x& iaQJileq(i& bQaaitoq^oii: bos b&izsujge-

-dii :: , 00.000 ^ai'j lol xne/tf o d' i^rjiea sxfif Ilos Qt jboaogo-jj fiufl aeaiiofc.
sou&j- 1 o:J- Bso-xaB ssIIoggjB xfcjtil?- ,00.000,5.V 'to B-^BQitom bins od *o«t
00.000^05.. :ni&iS .eoi-Sj sasrloiu. sonflls?! ©4* feri: ,0O.OOO«:fr| o*

rtoi 6©J&een baa b&ii&ear'Stt ©da bb a j^floia^.?^!."!^ tit osIIstrgB f)iB<j 9€f AXwoila
buB diaom.'wq OG,©G .v;? isO-ss-xt jResnsqxa ^alyi.C

oj .; ji Qsad'Hriis SJC& loJIssisri: . 310C 8liw

asldisg eri;t' cfarfif :8d*8^dl$ o# gnld-nifOflB ,jMlansc/ aorf lol &ob eelleqqfl



to said conveyance had settlements fiom time to time, which were
apprcfved b* appellee and satisfactory to her up to April 1, 1919:
that shortly after April 1, 1919 appellee hecame ill at her home
in Carioll County, Iowa and desired to come to tiie hom.e of appellant,
and appellant and his wife Dcsra M. lager thereupon v/ent to Carioll
Coiinty, Iowa and Isari-Bd 'that a few days previously Sniily Larson,
another sister of appellee, had gone to lowx dnd brought appellee
to her home near ileneseo, against the will of appellee: that since
that time appellee has never requested any Eioney on said contract
for the pxirchase of said land, that appellant and his vrife repeatedly
sought to ascertain whether she was in need of funds but that the
said Amily Larson prevented appellant and his wife frcxi seeing or
having any conversation v;ith aiopellee, but that li^aily Larson told
appellant and his wife that appellee did not need any money nor
desire any from appellant: that since the settlement erf April 1919,
appellee had never requested appellant to pay my money to her: that
the purchase of said farm was an ordinary sale made by appellee to
appellant and his vrif e jointly and that he owns an undivided one-half
interest in said land: that $8,000.00 is not held b' him intrust
for appellee but that that amount is the balance of the agreed pur-
chase price to be paid to aiDpellee vrithout interest, in pgyments of
not more than :|30,00 per month v/henever requested and needed by ap-
pellee: that Dora K. Lager died January 25, 1931 and appellant has
been duly appointed s di?.inis trator of ber estate, ttet all payments
were to be made jointly by aopellant and his 'vife, and tlEfc, as ad-
ministrator, appellant has never been made a party to this r)roceedini^'.

Upon information and belief, the ansv/er of appellant states
that about - pril 7,, 1916 appellee com- eyed to Lora M. Lager the premises



aiew lioiifw «9in.i:,t oi euiti mcrzl si^ ii&mittea fiijri eoiiBYQ'VJDsoo ^tsa ex!
:SIfeX ,.C liitj . o* qii 'xerl ocf -^otoslsl^Be £>fle osIXaqqjs -.d f)e-vc>'.
emoxl aoxi J.s Xli: ©fliBoec ©elXaqgs Siei ,1 liiq. -recrta ^^-Dtmoda S-M3
(.^xiBlIeqqjB to exfori ©lif. oO saioo o;t oenieesb Xwb bwoI ,^Ai/oO Ilcni/.
IXoi'IbO ot *«©» aoquB'x&Ai les'S.I ,M sipu ©tXw sla baa ^afiLie%q,a fixi.
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©sXXQqqjs d-il?^yo'icf ba6 awol OiT ^xxcis fiari .©eXIeqqxj 1o TK»;f3i« ^«£;JoflUJ
soiiis c . ^sXXeqqfi. 'to XXiv? ail;^ toalB- e- ,ooa9nd<': iseti affiod "£:■

ioBttaoo blBB no x^^o^ xai:i^9t&eisp&i -isven sad ©oXX'^qqe 9iji id" iBA
Xlbs&B&q&i elhr atA baa ^HfiXXsqq.': ., oa to eaarioipq ari.'

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in Coon Rapids, Iowa, He denies that he xsas made a trustee of
any funds arising out cf tliat transaction, avers that he was not
connected in ejiy manner or in any capacity with it and that the
transaction was solely between appellee and her sister Dora M.
Lager. Tlie answer then alleges that the Coon Rapids, Iowa property
was improved bjr t?;o dwellings and that upon information and belief
he states that appellee, by reason of kindnesses sho-zm her by her
sister, 'gave h-sr sister Dora M. Lager one of the lots which vjas
improved by a dwe.lling and that the other lot was to be sold by Do* a
M. Lager ano Hie proceeds held by her for the use of appellee as she
should require the money and request the sarae: that thereafter and
m til tile consent of appellee, one lot was sold for filSOO.OO and that
at the time of Dora M. Lager's death, -ora had in her possession for
the use of appellee the sum cf )1338,90, represented by three certi-
ficates of deposit issued by the Fanners National Bank of Geneseo,
Illinois in the name of appellee: that the balance, sinounting to
$161,10, Y/as held by Dora M. Lager for appellee: that a -r^ellant as
administrator of his v/ife's estate, and not otherwise, has oossession
of the three certificates of deposit and of the said sum of 0161,10,
which he offers to turn into court or to j^r^iy to anyone cnoly authorized
to rec?ive the same and that he has heretofore ci" f ered to turn over
said certificates of deposit and cash u?on receiving a proper receipt
for the same: that he holds said c ertificates of deposit and money not
as an indivif]ual but in his representative capacity and holds no sums
or money individually ::;r as trustee for appellee in connection with
this transaction. Appellant in his answer denies that a^-^^ellee would
not have xectited said deed except fr-om the fact that she relied upon
the representations of aTrnellant and his v/ife, and states that Dcr a M.



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Lager individ\;!ally went into possession of the town property. He
denies he ohtained any orofit frota any trust funis, but alleges that
the farm in lovira has been a liability and not an asset and that dur-
ing the period he and his v/ife were the ov.'ners thereof, .rfiare ironies
for upkeep and irapr ovesnents have been - aid out th^n received, that
the farm is still a liability and that the mortgage has been increased
from $4, 000 o 00 to '35,000.00, the additional sum beinp; expended t" ere on



Online LibraryIllinois Appellate CourtIllinois Appellate Court Unpublished Opinions: first series (Volume Ill. App.v.279) → online text (page 82 of 91)