[13 Brokers — Commissions on Sale of Beal Estate — Procuring Cause—Finding for Defendant Supported by Evidence.—In this action by a real estate broker for commissions on the sale of a ranch, the evidence supported a finding that the sale was not made through any effort of the plaintiff.

[2] Id.—Sale Between Purchaser and' Vendors.—The mere listing of the property by the brokers and sending purchasers letters describing it among other properties for sale, without calling* particular attention to it, did1 not make the brokers the procuring cause of the sale where the purchasers had been trying to buy the property for a period of eleven years without arriving at an- agreement, and finally bought it directly from the owners after the latter had reduced the price slightly.

[3) Id.—Bule as to Broker’s Bight to Commission.—To entitle a broker to commission for the sale of real estate, which he has been given by the owner authority to sell, he must produce before the owner a purchaser ready, willing, and able to purchase at the price and on the terms specifically expressed in the contract of employment.

[43 Id.—Change by Owner in Terms of Sale.—A change made by the owner in the terms of sale when consummating the sale cannot impair the right of the broker to his commission.

[53 Id.—Broker as Procuring Cause.—In order to recover commissions, the broker must be the “procuring” cause and not one in a chain of causes of the sale.

[63 Id.—No Exclusive Contract.—Where a broker had written to the owner asking if his ranch was still for sale.and if there had been any change in the price, and the owner replied, setting a price and mentioning the commission he was willing to pay, the owner still had the right to sell independently of the broker, since there was no exclusive right to sell and no time fixed within which the sale might be made.

[73 Id.—Evidence—Hearsay.—In a broker’s action for commission on sale of a ranch a statement by one of the owners that the broker had nothing to do with the sale was clearly hearsay and self-serving, and am objection to the testimony should have been sustained.