Where a broker's efforts to procure a purchaser fail, because of the purchaser's refusal to purchase on the terms fixed by the broker, and the negotiations between them are broken, the fact that the owner subsequently negotiated with the customer and effected a sale to him in consequence of modifying the terms thereof, does not entitle the broker to commissions. Schaue v. Storch, 107 N. Y. S. 26, 56 Misc. 484. See also Sec. 447.