Where a broker employed to sell the note and mortgage given by a cemetery association for money used to purchase real estate described in the mortgage, obtained a purchaser on condition that the latter's conveyancer was satisfied with the mortgage, and the sale was not consummated because said conveyancer refused to approve the same, defendants being at all times ready to assign the note and mortgage to the purchaser procured, plaintiff was not entitled to recover commissions. Wiggen v. Holbrooh, 190 Mass. 157, 76 N. E. 463; Sugarman v. Kearns, 146 N. Y. Sup. 192, 84 Misc. Rep. 450. See also Secs. 119, 193, 224, 449. Shapiro v. Nadler, 99 N. Y. S. 879, 51 Misc. 13.