A contract for the purchase of real estate provided that the same should be void, at the will of the vendor, if default should be made by the vendee in completing the purchase by making the future cash payments and executing a mortgage for the balance of the purchase price, time being of the essence of the contract, $500 cash paid upon the execution to be forfeited by the vendee; a commission contract executed at the same time, provided that the vendor would pay the broker a certain sum if the contract of purchase should be performed by making the payments and executing the mortgage as provided. Held, that the vendee having failed to make the deferred cash payments and to execute the mortgage, the vendor having been ready, willing and able to perform the contract until such default, could take advantage thereof, cancel the contract, and remove the cloud from the record by appropriate legal proceedings; under such circumstances the commission was not earned.

Van Norman v. Fitchett, 100 Minn. 145, 110 N. W 851; Jones v. Buck, 120 N. W. 112, judg. aff. on re., 126 N. W. 452, 147 Iowa, 494; Smith v. Post, 139 P. 283, 167 Cal. 796; Philips v. Brown, 120 P. 454, 21 Idaho, 62; Bailey v. Moorhead, 99 S. W. 39, 122 Mo. App. 268; Camp v. Dryer, 103 N. Y. Sup. 962, 119 App. Div. 134; Avola v. Oppenheimer, 153 N. Y. Sup. 421; Crook v. Trentman, 150 P. 1088, - Okl. Sup. -; Cunningham v. Friendly, 139 P. 928, 70 Or. 222, re. den., 140 P. 989, 70 Or. 222; Griffith v. Bradford, 138 S. W. 1072, - Tex. Civ. App. -; Oswald Realty Co. v. Broussard, 159 S. W. 153, - Tex. Civ. App. -; Funis & Bale v. Cater, 174 S. W. 947, - Tex. Civ. App. -; Howell v. Bennett, 145 S. W. 535, 103 Ark. 629; Nutting & Co. v. Kennedy, 85 S. E. 767, 16 Ga. App. 569; Mason v. Miller, 179 I11. App. 347; Riggs v. Turnbull, 66 A. 13, 105 Md. 135, 8 L. E. A. (N. S.) 824, 11 Ann. Cas. 783; Levy v. Sonneborn, 138 N. Y. Sup. 285, 78 Misc. Rep. 50; Scott v. Merrill's Est., 146 P. 99, 74 Or. 568; Kollman v. Brooks, 155 S. W. 1007, - Tex. Civ. App. -; Yaughan v. Pleasanton, 71 S. E. 520, 112 Va. 508; Saunders v. Hackley & Hume Co., 208 S. W. 670, - Mo. Sup. -; Hawkins v. Green, 104 S. E. 279, - W. Va. Sup. - . See also Secs. 179, 551, 363a.