A. v. Laurins & Co. v. Prince George's County

420 A.2d 982, 46 Md. App. 548, 1980 Md. App. LEXIS 351
CourtCourt of Special Appeals of Maryland
DecidedOctober 8, 1980
Docket1, September Term, 1980
StatusPublished
Cited by11 cases

This text of 420 A.2d 982 (A. v. Laurins & Co. v. Prince George's County) is published on Counsel Stack Legal Research, covering Court of Special Appeals of Maryland primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
A. v. Laurins & Co. v. Prince George's County, 420 A.2d 982, 46 Md. App. 548, 1980 Md. App. LEXIS 351 (Md. Ct. App. 1980).

Opinion

Couch, J.,

delivered the opinion of the Court.

On November 30, 1979 the Circuit Court for Prince George’s County, Maryland declared fraudulent a conveyance made between the appellants, A. V. Laurins & Company, Inc. and LAV Shell Company, Inc., in 1975. The Circuit Court imposed a lien upon the real property involved and appointed a trustee to sell the property. The Court also adjudged the appellants Laurins and Norman to be in contempt for their failure to appear at trial on July 31,1979, pursuant to subpoenas. Each of the appellants was fined $2,000.00.

At a subsequent hearing the Circuit Court assessed attorney’s fees of $1,500.00 against the appellants.

*550 From these decisions of the Circuit Court the appellants appeal and present three questions:

"1. Did the Court below err in reaching conclusions not supported by the evidence of record; in ruling that the circumstances of this case shifted the burden of proof to the defendants; in ruling that defendants could not produce any evidence of any nominee agreement or any credible evidence of an antecedent debt; and in concluding that the conveyance of certain condominium units was fraudulent?
2. Did the Court below err in finding defendant Laurins and defendant Norman guilty of direct contempt of court when the evidence of record shows that defendants, if contemptuous, should have been charged with constructive criminal contempt requiring compliance with the procedures specified by Rule P4?
3. Was the assessment of $1,500.00 against defendants for attorney’s fees for the entire case arbitrary, unreasonable, and capricious when the record shows that the County’s motion for costs related only to discovery and that defendants did comply with the Court order for discovery?”

We find that the Circuit Court did not err in determining that the conveyance was fraudulent. The Court did err, however, in finding Laurins and Norman guilty of direct criminal contempt. Furthermore, the Court improperly determined the assessment of attorney’s fees against the appellants.

The reasons for our findings and additional facts concerning this case will be presented in the discussion of the issues.

I. — FRAUDULENT CONVEYANCE

The appellants request that we reverse the decision of the Circuit Court for Prince George’s County which set aside the *551 conveyance of certain condominium units. We decline to follow this request and instead we affirm the finding that the conveyance was fraudulent as defined by Md. Com. Law Code Ann. § 15-207.

This provision states:

"Every conveyance made and every obligation incurred with actual intent, as distinguished from intent presumed in law, to hinder, delay, or defraud present or future creditors, is fraudulent as to both present and future creditors.”

A. V. Laurins & Company, Inc. (AVL Co.) was a Delaware corporation authorized to do business in the State of Maryland with offices at 8401 Connecticut Avenue, Suite 700, in Chevy Chase. Its corporate officers and directors were Aleksandrs V. Laurins, James G. Norman, and Charlene Baden. All of the stock of AVL Co. was owned by LAV Shell Company, Inc., a Maryland corporation with offices in the same Suite 700 and with the same corporate officers and directors as AVL Co.

As a management and real estate development corporation AVL Co. was the general partner in several limited partnerships. These partnerships included the Co-Op Development Limited Partnership (Development), formed in 1972 by AVL Co., and the National Mortgage Corporation (NMC). Development was formed to acquire, renovate, convert to condominium and sell a housing project known as Coronado Apartments in Adelphi, Maryland. In 1973 Development obtained legal title to the apartments and sold them as condominium units. Shortly thereafter ten of the individual purchasers involved in the condominium conversion filed complaints with the Prince George’s County Landlord-Tenant Commission. They contended that certain sums paid to AVL Co. exceeded the amount permitted by the County Rent Control Law which became effective June 22, 1973.

Following hearings on the complaints the Executive Director of the Landlord-Tenant Commission issued an order directing AVL Co. to reimburse the ten complainants *552 various amounts totaling $2,065.44. The Executive Order was issued March 11, 1975.

Two days later, on March 13, 1975, AVL Co., as general partner of Development, conveyed Coronado condominium units 703A and 704A to LAV Shell Company, Inc. On March 14,1975, Laurins and Norman, as officers of AVL Co., dated a document purporting to dissolve the limited partnership between AVL Co. and NMC. This document was notarized on May 29,1975 by Charlene Baden. There was no signature on the document on behalf of the limited partner, NMC, nor was any certificate of cancellation recorded. The document itself purported to commit $13,350.00 of the cash assets of the limited partnership

"as a reserve for its liabilities and transferred to Metropolitan Mortgage Bankers, Inc., for the purpose of payment of Accounts Payable, Warranties, the Noble lawsuit, the Rent Control Suit and other potential law suits.”

Laurins and Norman were also corporate officers of Metropolitan Mortgage Bankers, Inc.

On April 1, 1975, the deed conveying condominium units 703A and 704A was recorded and transfer taxes paid. The deed bears the notation for mailing of 8401 Connecticut Avenue, Chevy Chase, Maryland. That same month, management of the Coronado units was taken over by Shannon & Luchs. This company, however, continued to make receipts and disbursements for the account of "A.V.Laurins” having received no notice of change of ownership. LAV Shell Co., Inc. did inform the Landlord-Tenant Commission in October, 1975 that AVL Co. had no assets with which to satisfy the rent reimbursement order. The Commission was also informed by LAV Shell that AVL Co. was no longer in business. More accurately the authorization for AVL Co. to do business in Maryland had been cancelled on December 16, 1974 by the State Department of Assessments and Taxation. AVL Co. had failed to file the required 1974 foreign ordinary business corporation personal property return.

*553 Prince George’s County filed a Bill of Complaint on January 5, 1976 to enforce the Executive Order against AVL Co., Laurins and Norman. 1 Ten days later Laurins moved to San Francisco. On September 13,1977, the Circuit Court for Prince George’s County entered judgment in favor of the County and against only the appellant AVL Co. in the amount of $2,065.34. No appeal was taken from this judgment.

The County returned to the Circuit Court on March 10, 1978, filing a Bill of Complaint against AVL Co., LAV Shell Co., Inc., Laurins, and Norman, to establish a fraudulent conveyance and impress a lien on real estate.

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Bluebook (online)
420 A.2d 982, 46 Md. App. 548, 1980 Md. App. LEXIS 351, Counsel Stack Legal Research, https://law.counselstack.com/opinion/a-v-laurins-co-v-prince-georges-county-mdctspecapp-1980.