(a) A non-resident owner employing a non-resident agent to sell, impliedly authorizes the latter to employ a broker to effect a sale. Eastland v. Maney, 36 Tex. Civ. App. 147, 81 S. W. 574.

(b) If the contract of employment fails to state the terms of sale, terms satisfactory to the principal are implied. Fairchild v. Cunningham, 84 Minn. 521, 88 N. W. 15; Montgomery v. Knickerbocker, 50 N. Y. S. 128, 27 App. Div. 117.

(c) A contract of agency will not be construed to be exclusive unless established expressly or by clear implication. Crook v. Forst, 116 Ala. 395, 22 S. 540; White v. Benton, 121 Iowa, 354, 96 N. W. 876; Kidman v. Howard, 18 S. D. 161, 99 N. W. 1104.

(d) A revocation may be implied from circumstances. Brook-shire v. Brookshire, 8 Ired. (N. C.) 74.

(e) Authority to sell and convey lands for cash includes authority in the agent to receive payment of the purchase money. Yerby v. Grigsby, 9 Leigh (Va.), 387.

(/) Authority to make a contract for the sale of lands, authorizes the agent to receive so much of the purchase money as is paid in hand, on the sale, as an incident to the power of sale. Id. Lawrence Gas Co. v. Hawkeye Oil Co., 165 N. W. 445, - Iowa Sup. - .

(g) A broker authorized to sell, partly for cash and partly on time, may determine the amount of the cash payment. Taylor v. Cox (Tex. Sup. '87), 7 S. W. 69.

(h) The word "sell" in a power of attorney authorizing a party to sell or lease any and all real estate, etc., gives ample power to complete a sale by making a deed of conveyance. Hemstreet v. Burdick, 90 I11. 444. Compare Bacon v. Davis (Cal. App. '08), 98 P. 71.

(i) A power of attorney to sell one-half of a tract of land imposes discretion to determine which half. Alemany v. Daly, 36 Cal. 90.

(i) A power to do all things concerning the grantor's real and personal estate, gives power to make leases, with privilege of purchase. De Butte v. Muldrew, 16 Cal. 505.

(k) A power of attorney to sell, without restrictions, authorizes a sale of real estate, with covenants of general warranty. Schultz v. Griffin, 121 N. Y. 294, 24 N. E. 480; Jasper v. Wilson (N. M. Sup. '08), 94 P. 951. But see Sec. 418.

(l) Under a general power to sell property the agent may bind his principal by a contract of sale. Haydock v. Stowe, 40 N. Y. 363. Compare Weatherhead v. Ettinger, 78 O. S. 104.

(m) In the absence of an express agreement on the subject, an agent employed to sell land is entitled to commissions on making a sale. Harrison v. Long, 4 Desau. (S. D.) 110.

(w) Where defendant in employing a broker to sell land did not purport to bind himself individually, but to bind a corporation of which he was president, in an action on the contract, he can not be held individually liable for the commissions, but may be held for breach of an implied warranty of authority to the extent of the damages resulting from the misrepresentation. Groeltz v. Armstrong, 125 Iowa, 39, 99 N. W. 128; Hochbaum v. Potter, 101 N. Y. Sup. 531; Hallheimer v. Rice, 169 N. Y. Sup. 1002.

(o) Express authority of a village to borrow money and issue bonds therefor, includes authority to employ a person to procure a purchaser for the bonds, whether he be a broker or not. Armstrong v. Village of Ft Edwards, 159 N. Y. 315, 53 N. E. 1116.

(p) The cashier of a bank having implied authority as its executive officer to contract for the disposal of lands acquired by the bank in the collection of its credits, will bind the bank by his contract to pay commissions for the disposal of lands placed in the hands of a broker, but which, through mistake in identity, the bank does not own. Arnold v. Nat. Bk. of Waupaca, 126 Wis. 362, 105 N. W. 828, 3 L. R. A. (N. S.) 580.