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Summary of Opinion: J. P. Strickland v. The Washington Building Corporation et al.; Appeal of Archie M. Andrews

Factual and Procedural Background

The plaintiff, J. P. Strickland, is a judgment creditor of the Washington Building Corporation (an Illinois corporation). On October 14, 1930, Strickland filed an amended bill against defendant Archie M. Andrews and others seeking to hold Andrews personally liable for a corporate judgment on grounds that include: Andrews, as a director, assented to creation of corporate indebtedness in excess of capital; assent to declaration and payment of a dividend that impaired capital and rendered the corporation insolvent; and failure to pay in full his subscription to the corporation's capital stock.

The cause was referred to a master, who reported for the complainant. Exceptions to the master's report by defendants were overruled, and on November 15, 1935, a decree was entered against Andrews for $49,541. Andrews filed a notice of appeal on January 10, 1936. The record was not filed in the Appellate Court until May 9, 1936. Plaintiff moved to dismiss the appeal for lack of jurisdiction because the record was not filed within the time required by the court's rules. Defendant attempted to extend the filing time by specifying a report of proceedings; the trial judge signed and filed a certificate purportedly certifying the proceedings. The Appellate Court considered the procedural issue of whether a report of proceedings was necessary in this chancery case under the Civil Practice Act and whether a specification of such a report could extend the time for filing the record. The court dismissed the appeal for failure to timely file the record, and on consideration of the merits found Andrews personally liable on the facts described in the opinion.

Legal Issues Presented

  1. Whether an appellant may extend the time for filing the record on appeal by specifying in his praecipe a report of proceedings where a report of proceedings is unnecessary because the master's report and the evidence taken by the master are already a part of the record under the Civil Practice Act and controlling practice.
  2. Whether under the Civil Practice Act it was necessary that the master's report and the testimony taken by him be preserved by a report of proceedings in order to become part of the record.
  3. Whether, on the facts presented, defendant Archie M. Andrews is personally liable to the corporation's creditor (plaintiff) for the corporate obligation.
  4. Whether the former chancery rule requiring testimony of two witnesses to overcome a sworn answer remains applicable under the Civil Practice Act.
  5. Whether a later statutory change from the "actual value rule" to the "good faith rule" (as to value of property transferred to a corporation in exchange for stock) operates retroactively to affect transfers made prior to the change.

Arguments of the Parties

Appellant (Archie M. Andrews) — Principal Arguments

  • He fully paid for his stock in the corporation and therefore is not personally liable for corporate debts.
  • He did not assent to the creation of any corporate indebtedness in excess of the corporation's capital stock.
  • The plaintiff is not a creditor entitled to enforce a personal obligation against him as an assenting director.
  • The chancellor erred in refusing to reopen the case to permit introduction of additional evidence (including evidence showing the value of the leasehold at the time transferred).
  • Procedurally, Andrews contended a report of proceedings was proper and necessary to preserve a motion he made to reopen the case; he further contended decisions concerning the master's report under former statutes are not applicable under the Civil Practice Act and that the Civil Practice Act abolished distinctions between bill of exceptions and certificate of evidence such that the transcript of testimony before a master is not a "report of trial proceedings." He argued the master is not a judicial officer and therefore testimony before a master should not be treated as "trial proceedings" for the purposes of report certification.
  • He claimed the "good faith rule" (a later statutory change) should apply rather than the "actual value rule" when valuing property transferred to a corporation in exchange for stock.

Appellee (J. P. Strickland) — Principal Arguments

  • The master's report and the evidence accompanying it are part of the record without need for a report of proceedings; therefore a report of proceedings was unnecessary and could not be used by the appellant to extend the time to file the record.
  • The language of the Civil Practice Act (section 74 and related rules) and the Supreme Court rules distinguish between report of proceedings at trial and the master's report and support treating the master's written report and its attached evidence as part of the trial record.
  • On the merits, plaintiff asserted that Andrews, through manipulation of corporations he controlled, removed assets from the Washington Building Corporation and was personally liable for the corporate obligations.

Table of Precedents Cited

Precedent Rule or Principle Cited For Application by the Court
Ferris v. McClure, 40 Ill. 99 Established that a master's report is part of the record in chancery without need for a bill of exceptions to preserve written master's report. Cited to support the proposition that a master's report is as much a part of the record as the pleadings and decree, and thus a separate report of proceedings was not necessary to make the master's report part of the appellate record.
Central Illinois Public Service Co. v. City of Sullivan, 294 Ill. 101 Held that on hearing exceptions to a master's report the master's report is part of the record without certificate of evidence; where reference is to conclusions of law and fact no other evidence than that taken by the master is heard. Relied upon to show consistency of prior decisions with the view that the master's report and evidence need not be included via a report of proceedings to be part of the appellate record.
West Side Trust Savings Bank v. Damond, 280 Ill. App. 343 Addressed that an appellant cannot extend the period for filing the record by specifying in the praecipe a report of proceedings when the record shows no such report was necessary. Used to support dismissal of the appeal because the appellant attempted to extend time by specifying a report of proceedings that the court deemed unnecessary.
Salsbury v. Ware, 183 Ill. 505 Old chancery rule that testimony of two witnesses may be required to overcome a sworn answer of defendant. Referenced by defendant; the court held the two-witness rule no longer obtained under the Civil Practice Act and thus did not apply to defeat the plaintiff's proof.
Atkinson v. Foster, 134 Ill. 473 Authority for treating certain answers as mere conclusions not responsive to complaint or interrogatories. Cited to support the conclusion that Andrews' sworn answers were conclusory and non-responsive, limiting the protection of the old two-witness rule.
O'Brian v. Fry, 82 Ill. 274 Similar authority that certain defensive statements are mere conclusions and not responsive. Used with Atkinson to characterize defendant's answers as conclusory and therefore not invoking the older two-witness requirement.
Matthews v. Whitethorn, 220 Ill. 36 Used in context of excusing failure to produce evidence: authority relating to negligence in presenting proof and reopening matters. Cited as precedent supporting denial of defendant's request to reopen the case because defendant showed gross negligence and no adequate excuse for failing to present evidence earlier.
Johnson City State Bank v. Sowell, 277 Ill. App. 10 Similar to Matthews regarding reopening and consequences of failing to produce evidence. Relied upon in the court's reasoning that defendant's failure to produce evidence justified denial of reopening and rereference.
Rouss v. Kendrick (Tenn.), 41 S.W. 1074, 1077 Pertains to failure to present evidence and relief where party is negligent in preserving or producing proof. Referenced alongside Illinois authorities to support the conclusion that the defendant's gross negligence in failing to produce evidence prohibited reopening the case.
Coleman v. Howe, 154 Ill. 458 Discussed the "Actual Value Rule" for valuing property transferred to a corporation in exchange for stock. Cited in the defendant's argument; the court acknowledged Coleman as stating the actual value rule in force at the time of the transaction.
Dee Co. v. Proviso Coal Co., 290 Ill. 252 Affirmed that the actual value rule was the weight of authority in Illinois at the time of the transaction. Used to support the court's application of the actual value rule to the 1920 transaction and to reject retroactive application of any later statutory change.

Court's Reasoning and Analysis

The court's analysis proceeds in two principal parts: (1) procedural jurisdictional analysis concerning the timeliness of filing the record on appeal and the role of a report of proceedings under the Civil Practice Act; and (2) an examination of the merits of plaintiff's claim of personal liability against defendant Andrews.

Procedural/Jurisdictional Analysis

  1. The court reviewed the Civil Practice Act (Illinois State Bar Stats. 1935, ch. 110, §§ 74-92, ¶¶ 202-220) and the Supreme Court rules prescribing appeal practice (notice of appeal, service, and timing for filing praecipe for record). The rules aim to expedite review and require timely filing of the record.
  2. The appellate record showed the final decree was entered November 15, 1935; notice of appeal was filed January 10, 1936; the record was filed May 9, 1936; no order extended the time for filing the record. Defendant attempted to extend time by specifying a report of proceedings for the record; the trial judge signed a certificate purporting to be such a report.
  3. The court examined prior authority (Ferris; Central Illinois Public Service Co.; West Side Trust) and the language of the Civil Practice Act. It concluded that a master's report and the testimony taken by the master are already part of the record under the Civil Practice Act and prior decisions, and that a report of proceedings was unnecessary to make the master's report part of the record.
  4. Because the report of proceedings was unnecessary, the defendant could not extend the time for filing the record by specifying such a report in his praecipe. Therefore, the court concluded it lacked jurisdiction to entertain the appeal and that the appeal must be dismissed for failure to file the record within the required time.

Merits Analysis (considered despite dismissal)

  1. The court nevertheless reviewed the merits and concluded Andrews could not have prevailed. The court found the following undisputed or provable facts in the record:
    • The Washington Building Corporation was incorporated December 29, 1919, with preferred and common stock; Andrews organized, dominated, and controlled the corporation.
    • Andrews received all but two qualifying shares of the preferred stock. In payment, he caused a leasehold interest in premises known as 163 West Washington Street to be transferred to the corporation on January 3, 1920. A few days prior, Andrews had procured an agreement to obtain that leasehold from the Chicago Herald Company for $200,000. The leasehold was the sole consideration for the stock issued to Andrews.
    • The court found Andrews remained indebted to the corporation in the sum of $300,000 on account of the transaction; there was no competent evidence the leasehold was worth more than $200,000 at the time of transfer.
    • In February 1920, Andrews caused the corporation to issue $500,000 in bonds secured by a trust deed on the leasehold; the bonds were delivered to Andrews and, in consideration, he delivered up the preferred stock to be canceled. Proceeds of the bond issue were appropriated by Andrews to his own use.
    • Later transactions (sale to Bartlett in 1926 for a stated $575,000, later sales of bonds to McCormick) did not reliably establish the leasehold's value at transfer because they were remote in time, not cash sales, and lacked proof of comparability of conditions or market values.
  2. The court observed Andrews withheld evidence (corporate records and other proof under his control), had left Illinois since 1926, and did not appear to testify; his answers to interrogatories were characterized as mere conclusions not responsive to complaint or interrogatories (citing Atkinson v. Foster and O'Brian v. Fry). Accordingly, the old chancery two-witness rule (Salsbury v. Ware) did not bar the plaintiff's proof, and in any event the Civil Practice Act superseded that rule for this case.
  3. The court concluded defendant's failure to produce evidence and his gross negligence in doing so warranted denial of his motion to reopen and rereference (citing Matthews v. Whitethorn; Johnson City State Bank v. Sowell; Rouss v. Kendrick).
  4. On valuation doctrine, the court acknowledged the "Actual Value Rule" governed at the time of the 1920 transaction (citing Coleman v. Howe; Dee Co. v. Proviso Coal Co.) and that any later legislative change to a "good faith rule" cannot be applied retroactively to invalidate the earlier rule.
  5. The court reasoned that the transfer of property worth $200,000 in cash by the owner to a corporation he controlled in payment of an obligation of $500,000 indicated bad faith and fraud as to subsequent creditors. That single point was decisive of the case on the merits.

Holding and Implications

Holding: The appeal is DISMISSED for lack of jurisdiction because the appellant did not timely file the record and could not extend the filing time by specifying a report of proceedings that was unnecessary under the Civil Practice Act. The court also held on the merits that defendant Archie M. Andrews was personally liable to the Washington Building Corporation's creditor under the facts found by the chancellor.

Implications and Consequences:

  • Direct effect on the parties: The appeal was dismissed; the trial decree against Andrews for $49,541 stands, and the court found Andrews in fact indebted to the corporation in a larger amount (the opinion states a finding of indebtedness of $300,000). The dismissal for procedural failure left the decree enforceable, and on the merits the court affirmed the factual and legal basis for personal liability.
  • Procedure and practice implication stated by the court: Under the Civil Practice Act and the cited authorities, a master's written report together with the evidence taken by the master is part of the appellate record without being incorporated by a separate report of proceedings; an appellant may not prolong the period for filing the record by specifying in the praecipe a report of proceedings that is unnecessary. This interpretive ruling guided the court's dismissal.
  • On valuation doctrine: The court reaffirmed that the "actual value rule" governed valuation at the time of the 1920 transfer and that a subsequent statutory change to the "good faith rule," if any, could not be applied retroactively to transactions completed before such change.
  • Broader precedent: The opinion applies existing authorities to conclude the master's report belongs to the record under the Civil Practice Act and restates limits on reopening chancery matters where a party has been grossly negligent in preserving or presenting evidence. The court did not indicate it was announcing a novel rule beyond applying and clarifying the effect of the Civil Practice Act in this context.

This summary is based exclusively on the opinion text provided and does not add or infer facts or holdings not expressed in that opinion.

J. P. Strickland, Trading as J. P. Strickland and Company, Appellee, v. The Washington Building Corporation et al., Defendants. Appeal of Archie M. Andrews, Appellant.

1. APPEAL AND ERROR, § 407a — when appellant cannot extend time for filing record by specification for report of proceedings. Where a report of proceedings was wholly unnecessary, appellant cannot extend his time for filing his record on appeal by a specification in his praecipe for a report of proceedings for the record (Ill. State Bar Stats. 1935, ch. 110, ¶¶ 202-220).

See Callaghan's Illinois Digest, same topic and section number.

2. APPEAL AND ERROR, § 407afn_ — report of proceedings unnecessary. Under Civil Practice Act it is unnecessary that the report of the master and the testimony taken by him be preserved by a report of proceedings in order that the same may become a part of the record (Ill. State Bar Stats. 1935, ch. 110, ¶¶ 202-220).

3. CORPORATIONS, § 350fn_ — when director personally liable to corporation's creditor. In action by creditor of corporation to impose personal liability upon a director and stockholder thereof, held in addition to defendant's failure to comply with requirements for proper appeal that the evidence supported finding of personal liability against him.

4. EQUITY, § 322fn_ — testimony of two witnesses to overcome sworn answer not required under Civil Practice Act. Former rule requiring testimony of two witnesses to overcome sworn answer of defendant held not applicable where defendant's statements were mere conclusions not responsive of the complaint or its interrogatories and the taking of evidence began after former rule had been changed by Civil Practice Act (Ill. State Bar Stats. 1935, ch. 110, ¶ 223; Cahill's Ill. Rev. Stats. 1931, ch. 32, § 21).

5. CORPORATIONS, § 594fn_ — when statutory change not retroactive. Alleged statutory change from "actual value rule" to the "good faith rule" in determining value of property at time of its transfer to a corporation in exchange for its stock cannot operate retroactively.

6. CORPORATIONS, § 494fn_ — when overvaluation of property given in exchange for stock indicative of fraud. Transfer of property worth $200,000 in cash by the owner thereof to a corporation which he also owns and controls, in payment of an obligation of $500,000, indicates bad faith and fraud as to subsequent creditors of the corporation.

MR. PRESIDING JUSTICE MATCHETT delivered the opinion of the court.

Strickland is a judgment creditor of the Washington Building Corporation, an Illinois corporation, of which defendant Archie M. Andrews was a director and stockholder. October 14, 1930, he filed his amended bill against Andrews et al., setting up the rendition of a judgment in his favor against the corporation, the relationship of Andrews and his certain acts with reference to the corporation, and prayed that Andrews might be held personally liable for the amount of the judgment because while a director of the corporation he assented to the creation of the debt of the corporation to the plaintiff, which was in excess of the amount of its capital stock, because he assented to the declaration and payment of a dividend whereby the corporation was rendered insolvent and the capital thereof impaired, and because he had not paid in full his subscription to the capital stock of said corporation.

Defendants answered denying the equity of the bill. The cause was put at issue and referred to a master, who filed his report finding in favor of the complainant. Objections which had been filed to the master's report and overruled were by order permitted to stand as exceptions. The exceptions, upon hearing, were overruled as to defendant Andrews and a decree entered against him on November 15, 1935, for the sum of $49,541, to reverse which he appeals.

Defendant contends that he fully paid for his stock in the corporation; that he did not assent to the creation of any corporate indebtedness in excess of the capital stock; that under the evidence the plaintiff is not such a creditor as is entitled to enforce any personal obligation against him as an assenting director; and that the chancellor erred in refusing to reopen the case as requested by defendant, in order to permit the introduction of other proper evidence in his behalf. Plaintiff contends there was no error in these respects and also contends, as the decree finds, that defendant, through the manipulation of various corporations controlled by him, took from the Washington Building Corporation assets under such circumstances as to render him liable as found by the decree.

After the record was filed in this court the plaintiff made a motion to dismiss the appeal "for lack of jurisdiction" because the record was not filed in this court within 35 days from the filing of the notice of appeal in the trial court, as provided by Rules 1 and 10 of this court. The motion has been reserved to the hearing and is argued in the briefs.

As already stated, the final decree in this cause was entered on November 15, 1935. The cause was heard upon the exceptions of defendant to the report of a master to whom it had been referred, and defendant's notice of appeal was filed in the cause on January 10, 1936. The record was not filed in this court until May 9, 1936. No order was entered extending the time for filing the same. The record shows on March 5, 1936, the plaintiff made a motion in the trial court to dismiss the appeal. On the following day defendant Andrews filed a motion with affidavit in support thereof, asking that his time be extended to April 9, 1936, to file the transcript of testimony taken before the master and have the same approved. On March 9, 1936, plaintiff withdrew without prejudice the motion to dismiss, and the court entered an order that the date for defendant to file his report of trial proceedings be extended to April 9, 1936, without prejudice to the contention of the plaintiff, and without any determination of the court as to "whether or not there can be or should be any report of trial proceedings of this cause."

On April 6th thereafter the defendant presented an instrument purporting to be such a report of proceedings of the court, and over the objection of the plaintiff the judge signed, approved and ordered the same filed. The report in substance certifies that the cause came on for hearing upon the pleadings and report of the master in chancery, and the evidence attached to his report, and the 80 exhibits used and taken in such hearing before the master.

It further certifies that neither the complainant nor the defendants introduced any further or additional evidence. The certificate of proceedings adds nothing to the knowledge of this court not already disclosed by the record.

The Civil Practice Act changed in material ways the law of this State with respect to the method by which litigants may obtain a review of judgments and decrees in civil cases. The sections applicable will be found in Illinois State Bar Stats. 1935, chapter 110, sections 74-92, ¶¶ 202-220, pp. 2448-51. Section 74 provides that an appeal may be taken by "notice of appeal," which shall be deemed to present to the reviewing court all issues which were theretofore presented by appeal or by writ of error. Section 76 provides that no appeal shall be taken to the Supreme or Appellate Courts after the expiration of 90 days from the entering of the judgment appealed from except upon order of the reviewing court, which may be granted upon proper showing within one year from the entry of the order or decree. Section 79 provides that the Supreme Court may by general rules regulate the practice and procedure upon review. Section 90 provides that notice of the taking of the appeal shall be given to the opposing party or his attorney "in such manner as may be provided by rules." Paragraph 2 of section 76 provides that an appeal shall be deemed perfected when notice of appeal shall be filed in the lower court, and that no step other than this shall be deemed jurisdictional.

The Supreme Court adopted rules at the December 1933 term, and these were amended at the June term of that court in 1935. These rules prescribe the form and contents of the notice of appeal, that it must be served on the other parties within five days after filing; that a praecipe for record must be filed with the clerk within 10 days after filing of the notice, and that the opposite party, if he desires, must file his praecipe for other parts of the record within five days; that the clerk shall prepare the record in chronological order, etc. The purpose of all these provisions is to expedite the business of the reviewing court and secure to litigants a speedy determination of their causes.

Plaintiff contends that a report of the master in chancery is a part of the record without being incorporated in a report of proceedings, and that a report of proceedings was here improper and unnecessary. Such was the law under the former practice, as stated in Ferris v. McClure, 40 Ill. 99, where the court said that the master's report was as much a part of the record as the bill, answer, replication or decree, and that no "Bill of Exceptions" was ever necessary or proper in a chancery case except to preserve oral evidence introduced upon the hearing under the statute allowing that to be done. In Central Illinois Public Service Co. v. City of Sullivan, 294 Ill. 101, the Supreme Court said that upon the hearing of a cause upon exceptions to the master's report, the report of a master was a part of the record without any certificate of evidence; that upon such a hearing where the reference was to report conclusions of law and fact no evidence other than that taken by the master would be heard; that it was essential the record should show it contained all the evidence heard, but not that it should appear from the certificate of the chancellor nor from the certificate of the master.

The plaintiff contends that the rule is similar under the Civil Practice Act; that as a matter of common sense the report of proceedings is intended to cover oral proceedings before the chancellor and matters not otherwise of record, but not to cover evidence taken before the master and already written up and made a part of his report, and therefore a matter of record; that this view is confirmed by the language of section 74, subsection 2 of the Civil Practice Act, which describes the trial record as including every writ, pleading, motion, order, affidavit or other document filed or entered in the cause; is consistent with rule 36 (1) (b) which recognizes a distinction between the "Report of Proceedings at the Trial" and the "original of the Master's Report"; harmonizes with the object which the statute and the rules are designed to accomplish, and is sustained by the opinion of the second division of this court in West Side Trust Savings Bank v. Damond, 280 Ill. App. 343, where the court said in substance that an appellant could not extend the period allowed under the rules of the Supreme Court and this court for filing the record, by specifying in his praecipe a report of proceedings where the record showed that no such report was necessary or proper. Plaintiff suggests that the master's report with the evidence accompanying it is "a document filed in the cause" within the meaning of section 74 of the Civil Practice Act, and asserts that it is quite impossible to believe that the new practice, which was designed to liberalize procedure, should be held to impose a more stringent rule in this respect than existed under the old practice.

Defendant suggests that a report of proceedings was proper, in order to preserve a motion made by him to reopen the case and again send it to the master. This motion was supported by affidavit, and the motion, order and affidavit are here in the record proper. These are not in the report of proceedings submitted to the court by defendant. Moreover, that motion was heard before another judge and therefore if a certificate was proper it necessarily would have been made by the judge who heard the motion.

Defendant contends that decisions concerning the master's report under former statutes are not now applicable under the Civil Practice Act; that under the provisions of section 1 of that act, Illinois State Bar Stats. 1935, chapter 110, paragraph 129, page 2438, proceedings upon appeal are the same in both law and equity cases, unless there is some express statutory provision otherwise, as in section 92; that it was the intention of the legislature that the procedure in law and equity cases upon appeal should be identical. Defendant further contends that subparagraph (c) of Rule 36 of the Supreme Court broadens the subject matter that may be presented to a chancellor for a certificate of correctness. It is clear, defendant says, from an examination of all the provisions of the Civil Practice Act, that the legislature abolished the distinction between a bill of exceptions and a certificate of evidence and intended there should be only one name used to designate testimony taken at a judicial proceeding, namely, the report of trial proceedings. So assuming, he says that a fundamental concept of a report of trial proceedings is that it consist of evidence taken before a judicial tribunal, and that it is axiomatic that a trial cannot be had before one who is not a judicial officer; that the very concept of trial implies the existence of a judicial officer. Therefore, he concludes that it cannot be said that a stenographic report of testimony taken before the master is a report, of a trial. He then goes on to argue, citing authorities, that a master in chancery is an officer of statutory origin; that the master has purely ministerial powers; that a master's report is purely advisory and is not binding on the chancellor, therefore the master is not a judicial officer but merely a source of information to the chancellor; that the transcript of testimony taken before him is not in law identical with or a part of his report, but the report is separate and distinct from such transcript. All this and much more may be conceded without determining the question arising here, which is whether it is under the Civil Practice Act necessary that the report of the master and the testimony taken by him be preserved by a report of proceedings in order that the same may become a part of the record.

The cases show this was not true prior to the enactment of the Civil Practice Act. If it had been the intention of the legislature in the enactment of the statute, or of the Supreme Court of the State in adopting the rules to so provide, it is not conceivable that ambiguous language would have been used. We hold that a report of proceedings in this case was wholly unnecessary, and the defendant could not extend his time for filing his record in this court by a specification in his praecipe for a report of proceedings for the record. The appeal must be dismissed.

However, we have considered the appeal upon its merits and find defendant could not in any case have prevailed, for the reason that he is indebted to the Washington Building Corporation to an amount exceeding that for which the judgment against him was given. The corporation received its certificate from the secretary of state on December 29, 1919. Its capital stock consisted of 5,000 shares of preferred stock of the par value of $100 each, and 5,000 shares of common stock of no par value. Defendant Andrews organized, dominated and controlled this corporation. The preferred stock with the exception of two qualifying shares was transferred to him. In payment therefor and as the sole consideration he caused to be transferred to the corporation a leasehold of the premises known as 163 West Washington street, Chicago. A few days prior to the organization of the corporation he procured from the owners, the Chicago Herald Company, an agreement to transfer this leasehold to him or his assignee, for $200,000. The leasehold was so transferred to the building corporation January 3, 1920, and was the only consideration given for the stock issued to defendant. The court found that defendant was still indebted to the corporation in the sum of $300,000, on account of this transaction, and we think the finding was justified. There is no competent evidence in the record tending to show either that the leasehold was in fact worth more than $200,000 on January 3, 1920, or that defendant had any reason to believe at that time that it was worth more than $200,000. In February, 1920, defendant caused the building corporation to issue bonds to the amount of $500,000, secured by a trust deed conveying this leasehold. These bonds were delivered to defendant, and in consideration thereof he delivered up the preferred stock theretofore issued to him in order that it might be canceled. It is true that on May 15, 1926, more than six years thereafter, the corporation sold the leasehold to Robert Bartlett for a stated consideration of $575,000. As a part of the consideration Bartlett assumed and agreed to pay the bonds. As a matter of fact, Bartlett paid in cash only $41,203.91, and this money was at once turned over by the building corporation to A. M. Andrews Investment Corporation, another organization which defendant also organized and controlled.

February 5, 1927, defendant Andrews sold $200,000 par value of these bonds to Stanley McCormick for $200,133.33, and on May 15, 1927, he sold to the same party $137,000 face value of the bonds for $139,430.70. The proceeds of the bond issue were appropriated by defendant to his own uses.

As already stated, there is no competent evidence tending to show that the leasehold on January 3, 1920, was worth more than $200,000. The sale thereafter made to Bartlett does not establish such value because it was remote in time, was not for cash, and there was no evidence tending to show either that the improvements on the premises were of the same value at the one time as at the other, or that the market price of such leaseholds had remained constant.

It appears that much evidence was in possession of and under the control of defendant Andrews which he did not produce upon the trial; that since January 1, 1926, he has not resided in the State of Illinois; that the corporate records of the building corporation and other companies likewise controlled by him have been taken outside of the State, where they still remain. Defendant did not appear and testify at the trial. His evidence was obtained by means of interrogatories directed to him demanding an answer as to specific questions under oath. It is true that he denied generally the allegations of the bill to the effect that the stock issued to him had not been paid for by him in full, and he now argues that in view of these answers in order to justify a finding for plaintiff on this point, his testimony should be overcome by evidence equivalent at least to that of two witnesses. He cites Salsbury v. Ware, 183 Ill. 505, to this point. There are two answers. First, the statements in the answer of the defendant were mere conclusions not responsive to the complaint or to the interrogatories. Atkinson v. Foster, 134 Ill. 473; O'Brian v. Fry, 82 Ill. 274.

Second, the rule contended for no longer obtains. It was a part of the old chancery practice provided for in section 21 of the Chancery Act, Illinois Revised Stats. 1931, chapter 32, section 21, but has been repealed by the Civil Practice Act which, by reason of the fact that the taking of evidence in this case did not begin before January 1, 1934, is applicable under rule 1 of the Supreme Court.

Defendant, however, contends that the court erred in denying a motion made by him on October 16, 1935, while the case was pending before the chancellor for a rereference and the opening of proofs in order, among other things, that he might produce competent testimony tending to show the value of the leasehold at the time it was transferred to the corporation. We think the court did not err in this respect, since the defendant was guilty of gross negligence for which no adequate excuse was presented. Matthews v. Whitethorn, 220 Ill. 36; Johnson City State Bank v. Sowell, 277 Ill. App. 10; Rouss v. Kendrick (Tenn.), 41 S.W. 1074, 1077.

Defendant argues quite at length that the chancellor erred in applying what is called the "Actual Value Rule" as distinguished from the "Good Faith Rule" in determining the value of the property in the time of its transfer to the corporation in payment for defendant's stock. He cites Coleman v. Howe, 154 Ill. 458. Without question the "Actual Value Rule" was in force in Illinois at the time of this transaction. The weight of authority is overwhelming to this effect. Dee Co. v. Proviso Coal Co., 290 Ill. 252. It may be true that the rule has been changed by a later statute, but this cannot operate retroactively. The transfer of property worth only $200,000 in cash by the owner thereof to a corporation which he also owns and controls, in payment of an obligation of $500,000, indicates bad faith and fraud as to subsequent creditors. This one point is decisive of this case upon the merits. It is not necessary to consider other grounds of liability. For reasons indicated the appeal must be dismissed.

Appeal dismissed.

O'CONNOR and McSURELY, JJ., concur.

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STRICKLAND v. WASHINGTON BLDG. CORP
(Nov 30, 1936)