A land owner can not avail himself of the services of an agent who procured a purchaser, to effect a sale himself to such purchaser, and thereby deprive the agent of his commissions, nor can he merely to save the commissions agreed to be paid to the agent, effect such sale at a small reduction from the price at which the agent was authorized to find a purchaser, or make immaterial changes in the terms of the sale. Crook v. Forst, 116 Ala. 395, 22 S. 540; Knowles v. Harvey, 10 Colo. App. 9, 52 P. 46; Bryan v. Abert. 3 App. Cas. (D. C.) 180; Henry v. Stewart, 185 I11. 448, 57 N. E. 190; Snyder v. Fearer, 87 I11. App. 275; Lipsley v. Holridge, 71 I11. App. 652; Adams v. Decker, 34 I11. App. 17; Lawrence v. Atwood, 1 I11. App. 217; McFarland v. Lillard, 2 Ind. App. 160, 28 N. E. 229; Welch v. Young (Iowa Sup. '99), 79 N. W. 59; Marlott v. Elliott, 69 Kan. 477, 77 P. 104; Coleman v. Meade, 13 Bush. (Ky.) 358; Woods v. Stephens, 46 Mo. 555; Henderson v. Mace, 64 Mo. App. 393; O'Toole v. Tucker, 40 N. Y. S. 695, 17 Misc. 554; Jones v. Henry, 36 N. Y. S. 483, 15 Misc. 151; Keys v. Johnson, 68 Pa. St. 42; Huntsman v. Arendt, 16 S. D. 465, 93 N. W. 653; Evans v. Gay, 38 Tex. Civ. App. 442, 74 S. W. 575; Rieger v. Bigger, 29 Mo. App. 421; Corbal v. Beard, 92 Iowa, 360, 60 N. W. 636; Lestrade v. Perrara, 6 La. Ann. 398; Futrell v. Reeves, 176 S. W. 1151, 165 Ky. 282; Friedenwald v. Welch, 140 N. W. 564, 174 Mich. 399; Shober v. Blackford, 127 P. 329, 46 Mont. 194; Lord v. U. S. Trans. Co., 128 N. Y. Sup. 451, 143 App. Div. 437; Northern Im. So. v. Alger, 147 N. W. 100, 27 ST. D. 467; Merritt v. Am. Catering Co., 128 P. 1074, 71 Wash. 425; Gensett v. Robinson, 165 N. Y. Sup. 464; Goodwin v. Gun-ter, 195 S. W. 848, rev. judg., 142 S. W. 664; Ford v. Cole, 195 S. W. 661, - Tex. Civ. App. -; Hoddle v. Malone R. E. Co., 196 S. W. 347, - Tex. Civ. App. -; Geo. R. Reed & Co. v. Sturges, 163 N. Y. Sup. 559, 176, - App. Div. 657; Hanscom v. Blanchard, 105 A. 291, - Me. Sup. -; Colvin v. Post Mtge. & Loan Co., 122 N. E. 454, - N. Y. Ct. App. - , rev. judg., 159 N. Y. Sup. 361, mot. to am. remit. den., 123 N. E. 860; Red River Valley Loan Co. v. Hutchins, 170 N. W. 347, - N. D.

Sup. -; Akers v. Moore, 209 S. W. 241, - Tex. Civ. App. -; Cehn v. Reich, 175 N. Y. Sup. 660; Ansory v. MacAlpine, 175 N Y. Sup. 551; Webb v. Harding, 211 S. W. 927, aff. judg., 159 S. W. 1129, - Tex. Civ. App. -; Jenkins v. Kay, 224 S. W. 1028, - Mo. App. -; Weller v. Phillip Gross Realty Co., 180 N. W. 927, - Wis. Sup. -; Williams v. Fraker, 129 N. E. 413, - Ind. App. - . See Secs 527, 68.