Where a prospective purchaser insisted upon a warranty deed and the owner would only quit-claim as to that part of the conveyance which covered what was formerly a street, there was no meeting of minds, and the broker was not entitled to commissions. Hess v. Block, 107 N. Y. S. 86, 56 Misc. Rep. 480. See Sec. 177.

A broker can not recover commissions for finding a purchaser unless he brings the minds of the owner and the prospective purchaser to an agreement upon a sale, price and terms thereof, and all the details incident to a sale. Pearce v. Ross, 108 N. Y. S. 48, 123 App. Div. 611; Cole v. Kosch, 102 N. Y. S. 14, 116 App. Div. 715; Hess v. Block, 107 N. Y. Sup. 86, 56 Misc. Rep. 480; Rosenthal v. Emerson Realty Co., 126 N. Y. Sup. 85; Hall v. Olson, 114 P. 638, 58 Or. 464; Naylor v. Ashton, 130 P. 181, 20 Cal. App. 544; Hugkes v. Daniel, 65 S. 518, 187 Ala. 41; White v. Ames, 179 I11. App. 220; White v. Rezek, 184 I11. App. 12; Siegel v. Harrington, 163 N. Y. Sup. 589; Floyd v. Misner, 166 N. W. 1046, - Iowa Sup. -; E. A. Strout Farm Agency v. Be Forrest, 183 N. Y. Sup. 109. See also Secs. 73, 541, Hutter v. Kuhner, 121 N. Y. S. 210. The same requirement applies in the case of a lease. Tanenbaum v. Boehm, 111 N. Y. S. 185, 126 App. Div. 731; Wurtenberg v. Bartine, 164 N. Y. Sup. 672; Weissman v. Mutnick, 164 N. Y. Sup. 825. Where a broker produced a purchaser who refused to execute a contract, there was no meeting of minds and the broker was not entitled to commissions. Bekrmann v. Marcus, 107 N. Y. S. 12. See also Sec.

73. A broker can not recover commissions unless the principal and the person procured came to an agreement on the terms of the transaction, although the terms may be vague. Folinsbee v. Sawyer, 36 N. Y. S. 405, 15 Misc. 293; Brake v. Biddinger, 30 Ind. App. 357, 66 N. E. 56; Garcelon v. Tibbetts, 84 Me. 148, 24 A. 797; Runyan v. Wilkinson, 57 N. J. Law, 420, 31 A. 390; Montgomery v. Knickerbocker, 50 N. Y. S. 128, 27 App. Div. 117; Guthman v. Meyer, 63 N. Y. S. 971, 31 Misc. 810; Bohner v. Lenish, 60 N. Y. S. 543, 29 Misc. 315; Laffler v. Friedman, 57 ST. Y. S. 281, 26 Misc. 750; Kiam v. Turner, 21 Tex. Civ. App. 417, 52 S. W. 1043; Hand v. Conger, 71 Wis. 292, 37 ST. W. 235; Barnard v. Monarch, 33 How. Pr. (N. Y.) 440, 1 Abb. Dec. 108, 3 Keyes, 203; Gardner v. Pierce, 116 N. Y. S. 155; W. P. Rae Co. v. Kane, 116 N. Y. S. 729; Parker v. Lindsay, 176 N. W. 1018, - S. D. Sup. - . See also Secs. 73, 541.

The phrase "bringing the seller and purchaser together," in order to entitle a real estate broker to his commissions, does not necessarily mean that he must introduce them to each other, but that, if his efforts result in bringing the minds of the two to an agreement resulting in the sale and purchase of the land, then, within the meaning of the law, he has brought them together. Lewis v. McDonald, 83 Neb. 694, 120 N. W. 207.