Farr v. Newman, 14 N.Y.2d 160 (1964)

A principal is bound by the knowledge of their agent, even if the agent also represents the other party in the transaction, unless the agent is acting adversely to the principal and the third party is aware of the agent’s adverse actions.

Summary

Farr contracted to buy land from Newman. Hardy later bought the same land from Newman through an attorney who knew of Farr’s prior contract but believed it was unenforceable. Farr sued Hardy to enforce his contract. The court addressed whether Hardy was bound by his attorney’s knowledge of Farr’s prior claim, given that the attorney also represented Newman. The court held that Hardy was bound by his attorney’s knowledge because the attorney’s good faith belief in the unenforceability of Farr’s contract negated any argument of adverse interest or fraud, and the attorney was acting within the scope of his agency.

Facts

Farr entered into an agreement with the Newmans to purchase real property for $3,000. This agreement was not in recordable form. Subsequently, Hardy purchased the same property from the Newmans for $4,000. Hardy’s attorney was aware of Farr’s prior agreement. The attorney, although believing the agreement unenforceable, obtained this knowledge directly from Farr, who asserted his rights. The attorney did not disclose Farr’s claim to Hardy. Hardy then completed the purchase from the Newmans.

Procedural History

Farr sued Hardy to compel conveyance of the property upon payment of $3,000. The trial court initially held that the memorandum of agreement was insufficient under the Statute of Frauds, but the Appellate Division reversed this finding. The Appellate Division affirmed the trial court’s finding that the attorney acted in good faith. The case then reached the New York Court of Appeals.

Issue(s)

Whether defendant Hardy may avoid the effect of his attorney’s knowledge of plaintiff’s equity, and the consequent application of the familiar maxim that he who takes with notice of an equity takes subject to that equity, by proof that the attorney also represented the grantors, the Newmans, in the transaction through which Hardy acquired title.

Holding

Yes, Hardy is bound by his attorney’s knowledge, because the attorney’s good faith belief in the unenforceability of Farr’s contract precludes a finding that the attorney was acting against Hardy’s interest, and the attorney was acting within the scope of his agency.

Court’s Reasoning

The court emphasized that a principal is generally bound by the knowledge of their agent in matters within the scope of the agency, even if the information is not actually communicated to the principal. The court distinguished this case from situations where an agent is defrauding the principal or acting against their interest for the benefit of another. Here, the attorney, acting in good faith, made a judgment about the legal status of Farr’s claim. The court stated, “It is well-settled that the principal is bound by notice to or knowledge of his agent in all matters within the scope of his agency although in fact the information may never actually have been communicated to the principal.”

The court rejected the argument that the attorney’s dual representation created a conflict of interest that should prevent imputation of knowledge, noting that this argument was raised for the first time on appeal. The court found that the attorney was employed to pass judgment on the state of the title by both parties, and his decision, even if debatable, could not be considered deceitful as a matter of law. The court explained that the attorney was held out as a proper person to whom notice of outstanding equities was to be given, and his receipt of such notice from plaintiff was within his authority.

The court referenced the Restatement 2d of Agency, highlighting that notice given to an agent is binding on the principal, even if the agent acts adversely, unless the third party knows of the agent’s adverse purpose. The court noted that the relevant question is not about the presumption that an agent will communicate relevant matters, but about the substantive rule of equity requiring notice of outstanding equities. The court observed: “When a prospective purchaser of real estate engages an attorney as his agent in the negotiations, he clothes the attorney with the incidental authority to receive in his behalf notice of outstanding equities… If, under the circumstances known to him, the obvious consequence of the principal’s own conduct in employing the agent is that the public understand him to have given the agent certain powers, he gives the agent those powers.”