Under a contract for the sale of realty in which no specific provision is made as to the order of time at which the deed is to be delivered and payment made, these acts are concurrent.1 If the vendor under a contract for the sale of realty is unable to make any title, or if his title is not a marketable title,2 or if the title fails as to a material part of the realty while the contract is still executory,3 as where he attempts to sell land with-

12 Hill v. Grigsby, 35 Cal. 656; Soper v. Gabe, 55 Kan. 646, 41 Pac. 969; Beecher v. Conradt, 13 N. Y. 108; Eddy v. Davis, 116 N. Y. 247.

13 Sheeren v. Moses, 84 Ill. 448; Bowen v. Bailey, 42 Miss. 405.

14 World's Fair Mining Co. v. Powers, 224 U. S. 173, 56 L. ed. 717; Pearce v. Alward, 163 Mich. 313. 128 N. W. 210; Devine v. Devine, 89 N. J. Eq. 51, 104 Atl. 370.

15 Pearce v. Alward, 163 Mich. 313, 128 N. W. 210.

16 World's Fair Mining Co. v. Powers, 224 U. S. 173, 56 L. ed. 717.

17 Devine v. Devine, 89 N. J. Eq. 51, 104 Atl. 370.

1 England. Jacobs v. Revell [1900], 2 Ch. 858; Weston v. Savage, 10 Ch. Div. 736.

United States. Ankeny v. Clark, 148 U. S. 345, 37 L. ed. 475; Telfener v. Russ, 162 U. S. 170, 40 L. ed. 930.

California. Hill v. Grigsby, 35 Cal. 656; Englander v. Rogers, 41 Cal. 420; Crim v. Umbsen, 155 Cal. 697, 132 Am. St. Hep. 137, 103 Pac. 178.

District of Columbia. Newman v. Baker, 10 D. C. App. 187.

Idaho. Boyd v. Boley, 25 Ida. 584, 139 Pac. 139.

Iowa. Stonerook v. Wisner, 171 Ia. 109, L. R. A. 1915E, 834, 153 N. W. 351: Todd v. State Bank, 182 Ia. 276, 166 N. W. 593.

Kansas. Williams v. Bricker, 83 Kan 53, 30 L. R. A. (N.S.) 343, 109 Pac. 998.

Minnesota. Howe v. Coates, 97 Minn. 386, 4 L. R. A. (N.S.) 1170, 107 N. W. 397; Williams v. Gilbert, 120 Minn. 299, 139 N. W. 502.

Mississippi Johnson v. Jackson, 27 Miss. 498, 61 Am. Dec. 522.

Nebraska. Justice v. Button, 89 Neb. 367, 38 L. R. A. (N.S.) 1, 131 N. W. 736.

New Jersey. Reutler v. Ramsin, 91 N. J. L. 262, 102 Atl. 351.

New York. Acme Co. v. Schinasi, 215 N. Y. 495, L. R. A. 1916A, 1176, 109 N. E. 577.

Ohio. Webb v. Stevenson, 6 Ohio 282; McCoy v. Bixbee, 6 Ohio 310; Rummington v. Kelley, 7 Ohio (second part) 97; Lewis v. White, 16 O. S. 444; Hayes v. Skidmore, 27 O. S. 331; Rau-dabaugh v. Hart, 61 O. S. 73, 76 Am. St. Rep. 361, 55 N. E. 214.

Oklahoma. Martin v. Spaulding, 40 Okla. 191, 137 Pac. 882; Groves v. Stouder, 58 Okla. 744, 161 Pac 239.

Oregon. Frink v. Thomas, 20 Or. 265, 12 L. R. A. 239, 25 Pac. 717.

Pennsylvania. Rugg v. Midland Realty Co., 261 Pa. St. 453, 104 Atl. 685.

Texas. Gregg v. English, 38 Tex. 139.

Vermont. Brown v. Aitken, 88 Vt. 148, 92 Atl. 22.

West Virginia. Watson v. Coast, 35 W. Va. 463, 14 S. E. 249; Clark v. Gordon, 35 W. Va. 735, 14 S. E. 255.

Wisconsin. Arentsen v. Moreland, 122 Wis. 167, 106 Am. St. Rep. 951, 65 L. R. A. 973, 99 N. W. 790.

2 England. Weston v. Savage, 10 Ch. Div. 736.

California. Crim v. Umbsen, 155 Cal. 697, 132 Am. St. Rep. 137, 103 Pac. 178.

Idaho. Boyd v. Boley, 25 Ida. 584, 139 Pac. 139.

Kansas. Williams v. Bricker, 83 Kan. 53, 30 L. R. A. (N.S.) 343, 109 Pac. 998.

Minnesota. Howe v. Coates, 97 Minn. 385, 4 L. R. A. (N.S.) 1170, 107 N. W. 397; Williams v. Gilbert, 120 Minn. 299, 139 N. W. 502.

Nebraska. Justice v. Button, 89 Neb. 367, 38 L. R. A. (N.S.) 1, 131 N. W. 736.

Ohio. Lewis v. White, 16 O. S. 444.

Oklahoma. Martin v. Spaulding, 40 Okla. 191, 137 Pac. 882.

Pennsylvania. Rugg v. Midland Realty Co., 261 Pa. St. 453, 104 Atl. 685.

Wisconsin. Arentsen v. Moreland, 122 Wis. 167, 106 Am. St. Rep. 951, 65 L. R. A 973, 99 N. W. 790.

3 England. Jacobs v. Revell [1900]. 2 Ch. 858.

United States. Ankeny v. Clark, 148 U. S. 345, 37 L. ed. 475.

Iowa. Stonerook v. Wisner, 171 Ia. 109, L. R. A. 1915E, 834, 153 N. W. 351.

New Jersey. Reutler v. Ramsin, 91 N. J. L. 262, 102 Atl. 351.

New York. Acme Realty Co. v. Schinasi, 215 N. Y. 495, L. R. A. 1916A, 1176, 109 N. E. 577.

Ohio. Hayes v. Skidmore, 27 O. S. 331.

Oklahoma. Groves v. Stouder, 58 Okla. 744, 161 Pac. 239.

Vermont. Brown v. Aitken, 88 Vt. 148, 92 Atl. 22.

Wisconsin. Arentsen v. Moreland, 122 Wis. 167, 106 Am. St. Rep. 951, 65 L.R.A. 973, 99 N. W. 790.

out having the title to the growing timber thereon,4 or where he attempts to sell a building which encroaches on a public street,5 or where he undertakes to sell an entire city lot, a part of which is included in the limits of a public right of way,6 he has failed to perform his covenant, which is concurrent with the covenant of the purchaser to perform; and the purchaser is thereby discharged from such covenant on his part. Accordingly, in some jurisdictions, one who has bought a note which is given for the purchase of realty and has also bought the land contract, takes such note subject to the defense that title to such realty can not be made.7

In like manner, the inability or omission of the vendor to convey free from encumbrances, if by the terms of the contract he is bound so to do,8 or his omission to convey at all,9 is in each case a breach of his covenant, which is concurrent with the covenant of the vendee to perform; and the vendee may treat such breach as a discharge.

On the other hand, the failure of the purchaser to pay the purchase price at the time fixed by the contract, if time is of the essence of such contract,10 or the failure of the purchaser to pay in a reasonable time upon notice to perform,11 is a breach of his concurrent covenant, for which the vendor may treat the contract as discharged.

4 Arentsen v. Moreland, 122 Wis. 167, 106 Am. St. Rep. 051, 65 L. R. A. 973, 99 N. W. 790.

5 Acme Realty Co. v. Schinasi, 215 N. Y. 495, L. R. A. 1916A, 1176, 109 N. E. 577.

6 Stoncrook v. Wisner, 171 Ia. 109, L. R. A. 1915E, 834, 153 N. W. 351.

7 Todd v. State Bank, 182 Ia. 276, 3 A. L. R. 971, 165 N. W. 593.

8 England. In re Haedicke [1901], 2 Ch. 666.

California. Tandy v. Waesch, 154 Cal. 108, 97 Pac. 69.

Iowa. Tague v. McColm, 145 Ia. 179, 123 N. W. 960.

Minnesota. Johnson v. Herbst, 140 Minn. 147, 167 N. W. 356.

Missouri. Aiple-Hemmelmann Real Estate Co. v. Spelbrink, 211 Mo. 671, 111 8. W. 480.

9 Alabama. Clark v. Bird, 158 Ala. 278, 132 Am. St. Rep. 25, 48 So. 359.

Michigan. Droppers v. Marshall, 203 Mich 173, 4 A. L. R. 1266, 168 N. W. 1001.

Minnesota. Schmidt v. Scandinavian Canadian Land Co., 136 Minn. 14, 161 N. W. 218.

New Jersey. Zimmerman v. Bran-yan, 62 N. J. L. 478, 41 Atl. 689.

Wisconsin. Isaacs v. Bardon, 114 Wis. 142, 89 N. W. 913.

10 United States. Coughran v. Bige-low, 164 U. S. 301, 41 L. ed. 442 [affirming, Coughran v. Bigelow, 9 Utah 260, 34 Pac. 51].

Arkansas. Smith v. Berkau, 123 Ark. 90, 184 S. W. 429 (obiter).

California. Smith v. Post, 167 Cal. 69, 138 Pac. 705.

Pennsylvania. Korman v. Trainer, 258 Pa. St. 362, 101 Atl. 1051.

Washington. Benham v. Columbia Canal Co., 74 Wash. 110, 132 Pac. 884; Converse v. La Barge, 92 Wash. 282, 158 Pac. 958.

11 Fuller v. Hovey, 84 Mass. (2 All.) 324, 79 Am. Dec. 782; Kirby v. Harrison, 2 O. S. 326, 59 Am. Dec. 677.