(62) Where owners, in December, signed a contract giving brokers an exclusive agency for the sale of their property, and provided that the owner should pay a commission on any sale made by them, but fixed no time for the termination of the contract, it could not be said, as a matter of law, that a reasonable time for a sale by the brokers had not expired by the latter part of September. George J. Wanstrath R. E. Co. v. Wenz, 170 S. W. 345, 185 Mo. App. 713.

(63) Where a broker was only employed to find a purchaser, and had no power to agree on terms, and he submitted to the purchaser a proposition different from that which his principal had authorized, the purchaser's acceptance did not constitute a contract between him and the broker's principal. Nelson v. Western Union Tel. Co., 143 K W. 833, 162 Iowa, 50.

(64) To "bargain," as used in written authority to broker to sell in the owner's name, implies negotiations over the terms of the agreement. Golden v. Clondel, 118 P. 77, 85 Kan. 465.

(65) "Sell in the principal's name," as used in a writing giving authority to brokers, implies the conclusion, in the principal's name, of the agreement negotiated by the brokers. Id.

(66) A writing whereby owner authorized brokers to bargain and sell in his name the property described, conferred power to negotiate for a sale and to conclude a contract, in the owner's name, binding him to make a conveyance. Id.

(67) A letter to a real estate agent saying, "If you care to try your hand, go ahead; if you can sell let me know, and I will send power of attorney," is not authority to enter into a written contract of sale, and to bind the owner irrevocably. Dey v. Nelken, 59 S. 104, 131 La. 154.

(68) The obligation of an owner to convey real estate is complete on the making of a contract with a duly authorized agent, on the terms and within the time authorized. Brady v. Fontenot, 61 S. 838, 132 La. 826.

(69) Under a real estate broker's contract giving him power to contract to convey, he was authorized to insert in the contract of sale provision for forfeiture on breach of contract by either party. Stevens v. Odlin, 84 A. 899, 100 Me. 417.

(70) A contract to convey, executed by a real estate broker under authority from the vendor, is as valid as if the contract was signed by the vendor himself. Id.

(71) Where a broker had been employed to obtain a customer for a farm on certain terms, and on informing defendant that such customer had been found, was directed, "it is all right, go ahead," such statement did not confer on the broker authority to execute a binding contract of sale. Record v. Littlefield, 106 N. E. 142, 218 Mass. 483.

(72) It is within the authority of an ordinary real estate agent to show a prospective purchaser the property for sale, and to state its location, and to make representations as to its attractive features, and an agent of a realty company was authorized to point out to a purchaser the land sold. Smith v. Mich. Realty & Con. Co., 141 N, W. 635, 175 Mich. 600.

(73) The owner of land authorized a real estate agent to sell property within a certain period, on certain terms, and agreed to convey. Held, that a contract entered into by the agent was enforceable against the owner of the land. Peterson v. O'Connor, 119 N. W. 243, 106 Minn. 470, 130 Am. St. Rep. 618.

(74) An agent with authority to sell has no implied authority to assign to one with whom he contracts for the sale, the rent accruing during the negotiations or from the date of the contract. John Gund Brewing Co. v. Tourtelotte, 121 N. W. 417, 108 Minn. 71, 29 L. E. A. (N. S.) 210.

(75) Broker having power to negotiate a sale of land for cash may contract for part payment down, and the rest on delivery of the deed. Barberet v. Myers', 144 S. W. 824, 240 Mo. 58.

(76) Vendors of land are not entitled to be relieved of a contract of sale made by a broker because they, by mistake, understood that the agency was to expire at a given time. Id.

(77) A broker having land of another for sale or trade, under an agreement to retain all he could obtain over a fixed price as his commission, may, in the absence of actionable fraud or deceit, or objection by his principals, fix the price at any sum at which he may be able to lawfully sell, or otherwise dispose of the land in trade. Lotson v. Buck, 130 N. W. 970, 89 Neb. 28.

(78) Where a purchaser of property in the hands of a broker for sale causes a part of the consideration to be conveyed to the broker or to another designated by him, which is retained as the broker's commission, the purchaser, in the absence of actionable deceit, or confidential relations, may not recover the property so retained. Id.

(79) A real estate broker can not bind the vendor by an unauthorized delivery of a contract of sale. Smith v. Severn, 139 N. W. 858, 93 Neb. 148.

(80) The use of the word "sell," "sale" or "to sell," in a real estate broker's employment contract, does not necessarily authorize him to execute a contract of sale for and in his principal's name. Whitehouse v. Gerdis, 145 N. W. 338, 95 Neb. 228.

(81) A contract to sell land, executed by a broker in the name of his principal, is binding on the principal, where the broker is authorized to execute it. Id.

(82) Where the owner advertises a farm for sale, stating that interested parties may address him, or call on a certain broker for terms, and writes the broker that he will sell for a certain price, on certain terms, and pay a certain commission, and says, "he could sell, giving abstract," the broker is authorized to make a written contract of sale. Id.

(83) In the absence of a special contract or conferred authority, a broker employed to sell or to assist in selling the property has only a power to find a purchaser, and bring the seller and purchaser together. Stine v. U. S. Guarantee & Indemnity Co., 144 N. Y. Sup. 849, 159 App. Div. 679, judg. aff., 112 N. E. 1077, 217 N. Y. 656.