APPEAL from the Circuit Court of Cook County; the Hon. MYRON
T. GOMBERG, Judge, presiding.
JUSTICE LORENZ DELIVERED THE OPINION OF THE COURT:
This appeal arises from an action brought by plaintiff, Vincent R. Daley, Jr., d/b/a Daley & Associates (Daley), a real estate broker, against defendants, Richard G'Sell (G'Sell), Sheldon J. Weinstein (Weinstein), Robert B. Smith (Smith), Ronald A. Friedman (Friedman), James W. Kosbie (Kosbie) and 1931 North Lincoln Park West, an Illinois Limited Partnership (Park West), to recover a real estate brokerage commission. Counts II, IV and VI of Daley's six-count second amended complaint were dismissed with prejudice by the trial court. Daley appeals, contending that the dismissal of these counts was erroneous. The only questions raised for review concern whether counts II, IV and VI of the second amended complaint state a cause of action. In order to resolve these questions, it is necessary to examine the pleadings.
The second amended complaint alleges the following.
Daley employed a saleswoman named Jacqueline Klein (Klein) in his real estate brokerage business. G'Sell solicited the service of Daley, through Klein, to aid him in procuring property located at 1936 North Clark Street in Chicago (the premises). On November 17, 1977, G'Sell entered into an oral agreement with Klein, as Daley's agent, to act as brokers for G'Sell "and his designates" in the purchase of the premises. In return for the brokerage services, G'Sell agreed to pay Daley $100,000 at the closing.
During the months of November and December of 1977, Klein performed the following services for G'Sell pursuant to the oral agreement: (1) ascertained that the premises were subject to a lease; (2) determined that Weinstein was one of the lessees of the property and that the lease contained an option to purchase; (3) kept G'Sell's identity a secret until Klein authorized its disclosure to Weinstein; (4) obtained "relevant information" concerning the lease from Weinstein and conveyed the information to G'Sell; (5) conducted negotiations between G'Sell and Weinstein regarding the purchase of the lease; (6) introduced G'Sell to Weinstein on December 2, 1977, in an effort to further negotiations between the two; and (7) obtained current rent roles, floor plans, income and expense items, architectural plans and other information regarding the lease and furnished them to G'Sell.
G'Sell, along with Smith and Friedman, formed a partnership (Park West) for the purpose of owning the legal rights in the leasehold of the premises which were to be later taken in a land trust. Weinstein and Kosbie were the beneficial owners of another land trust which held legal title, as lessee, to the leasehold interest in question. On December 24, 1977, a fire occurred at the premises. On three subsequent dates, Weinstein falsely represented to Daley that the fire and its aftermath prompted him to withdraw the premises from the market. Then, during January and February of 1978, Weinstein, Kosbie, G'Sell, Smith and Friedman conspired together, with knowledge of Daley's involvement as a broker, to conduct further negotiations for the sale of the lease, with the intent to defraud him out of the brokerage commission.
A contract dated February 27, 1978 was executed between the defendants which resulted in the purchase and sale of the leasehold interest in the premises without payment of Daley's brokerage commission. That contract was executed by Smith on behalf of himself, G'Sell and Friedman, without Daley's knowledge. Weinstein and Kosbie's trustee executed the contract on their behalf. The transaction was closed through an escrow in July of 1978.
Although Daley, through Klein, rendered his services at G'Sell's request, Smith and Friedman, individually and as agents for Park West, had knowledge of these services and ratified them by participating in the transaction and consummating the purchase of the lease.
Count I of Daley's second amended complaint is directed against G'Sell only and seeks $100,000, based upon breach of the oral brokerage agreement. Count II demands judgment of $100,000 from G'Sell, Smith, Friedman and Park West, in that they were unjustly enriched at Daley's expense when his efforts led to the purchase of the lease without payment of any brokerage commission. Count III, alleging that Weinstein induced G'Sell to breach his contract with Daley, seeks $100,000 in actual damages and $100,000 in exemplary damages against him. Count IV charges G'Sell, Smith, Friedman and Weinstein with a civil conspiracy to defraud Daley of his commission and prays for actual and punitive damages totaling $200,000. Count V, duplicating the allegations of count IV, seeks recovery from Kosbie on the theory that he was a partner of Weinstein in the operation of the leased premises when the unlawful acts occurred. Finally, count VI merely adds Park West as a defendant in the conspiracy since G'Sell, Smith and Friedman performed the fraudulent acts as agents of Park West.
Since we are with the propriety of the dismissal of counts II, IV and VI of the second amended complaint, we now turn to those counts.
Daley contends that count II properly pleads a cause of action for restitution based on unjust enrichment or contract implied in law against the defendants. Count II alleges that Smith, Friedman and Park West, knowingly accepted the benefits from the breach of G'Sell's oral agreement with Daley, and were unjustly enriched by the sum of $100,000 — the amount of savings realized by them in refusing to pay Daley's brokerage commission.
• 1 A contract implied in law, or a quasi-contract is ficticious and arises by implication of law wholly apart from usual rules relating to contracts. (Town of Montebello v. Lehr (1974), 17 Ill. App.3d 1017, 309 N.E.2d 231.) It is equitable in nature and is predicated on the fundamental principal that no one should unjustly enrich himself at another's expense. (First National Bank v. Glenn (1971), 132 Ill. App.2d 322, 270 N.E.2d 493.) Where there is an obligation or duty and a receipt of a benefit to such duty, the law may imply from the circumstances or the relation of the parties a promise to pay. Arthur Rubloff & Co. v. Drovers National Bank (1980), 80 Ill. App.3d 867, 400 N.E.2d 614.
• 2 In our view, the allegations of count II do not establish a duty under this theory on the part of Smith, Friedman and Park West, to pay Daley the commission allegedly promised him in the oral agreement with G'Sell. Daley and G'Sell are the only parties to the alleged oral agreement in question. It is well-established law in this jurisdiction that where work is done under a contract, the suit must be between the parties to the agreement; third parties are not liable on the basis of an implied undertaking even if they are benefited by the work. (Compton v. Payne (1873), 69 Ill. 354; Walker v. Brown (1862), 28 Ill. 378.) In Walker, one Shergold contracted on behalf of himself and Walker to have work done by Brown. After completion of the work, Brown sought payment from Walker. Walker denied the authority of Shergold to execute the contract on his behalf and refused to pay. The court ruled that no recovery could be had against Walker under a theory of quasi-contract, even though he was benefited by the work since he was not a party to the contract. In Compton, Payne brought suit against Livingston Compton to recover for work and labor upon an implied undertaking. Relying on Walker, the court denied recovery to Payne since the contract for the work ...