Abc Plumbing & Heating Company, Inc. v. Vernon Sav. & L. Assn.

208 Cal. App. 3d 1370, 257 Cal. Rptr. 139, 1989 Cal. App. LEXIS 253
CourtCalifornia Court of Appeal
DecidedMarch 24, 1989
DocketD007787
StatusPublished
Cited by1 cases

This text of 208 Cal. App. 3d 1370 (Abc Plumbing & Heating Company, Inc. v. Vernon Sav. & L. Assn.) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Abc Plumbing & Heating Company, Inc. v. Vernon Sav. & L. Assn., 208 Cal. App. 3d 1370, 257 Cal. Rptr. 139, 1989 Cal. App. LEXIS 253 (Cal. Ct. App. 1989).

Opinion

Opinion

NARES, J.

ABC Plumbing & Heating Company, Inc. (ABC) appeals a judgment in favor of Vernon Savings & Loan Association (Vernon) after the court dismissed ABC’s complaint for breach of contract, to foreclose a mechanic’s lien, and to enforce a stop notice against Vernon for lack of subject matter jurisdiction. The primary issue in this case is whether a subcontractor which has filed and served a lawsuit in state court in compliance with state statutes enacted for its protection can be denied access to a court for adjudication of its claims because a construction lender is declared insolvent after the state court has assumed jurisdiction over the parties. We hold the subcontractor cannot be denied access to a court of competent jurisdiction, and we reverse the judgment dismissing the complaint. 1

*1373 Factual and Procedural Background

In March 1984 ABC entered into a subcontract with Tucker Construction Company, Inc. (Tucker) to furnish and install plumbing at the Laurel Terrace project. Alex Tucker Development Corporation (Alex Tucker) was the reputed owner of the real property. Vernon and Construction Financial Inc. provided financing for the project as construction lenders.

Tucker breached the subcontract by failing to pay ABC $76,470.94. ABC then had a stop notice served on Vernon as the lender, requiring Vernon to withhold $102,132.15 to pay ABC’s claims. ABC also recorded a mechanic’s lien on the property.

In November 1986 ABC filed a complaint against Vernon and others for breach of contract and to foreclose its lien. Vernon answered, alleged affirmative defenses and denied ABC’s claims. In March 1987 the Federal Home Loan Bank Board (FHLBB) appointed the Federal Savings & Loan Insurance Corporation (FSLIC) as receiver for “Old Vernon” and approved a purchase agreement and reorganization by Vernon, FSA. However, Vernon, FSA was later declared insolvent by the FHLBB, and the FSLIC was again appointed receiver and authorized to liquidate Vernon, FSA.

As receiver for Vernon the FSLIC moved for judgment on the pleadings and dismissal of ABC’s complaint on the grounds that the court lacked subject matter jurisdiction and ABC failed to exhaust its administrative remedies. After hearing, the court granted the FSLIC’s motion for judgment on the pleadings, ruling the case of Federal Savings & Loan Ins. Corp. v. Superior Court (1986) 180 Cal.App.3d 336 [225 Cal.Rptr. 422] 2 was dispositive of the issues raised by the motion, and under Auto Equity Sales, Inc. v. Superior Court (1962) 57 Cal.2d 450 [20 Cal.Rptr. 321, 369 P.2d 937] the court was bound to follow FSLIC in rendering its decision. 3

On appeal, ABC contends 1) the FSLIC has no power to adjudicate ABC’s claims; 2) adjudication by the FSLIC would violate ABC’s due process rights; 3) the FSLIC’s assertion of power to adjudicate claims is unconstitutional; and 4) ABC is not required to exhaust its administrative remedies. In making these arguments ABC urges us to follow the reasoning of Morrison-Knudson Co., Inc. v. CHG Intern., Inc. (9th Cir. 1987) 811 *1374 F.2d 1209 and reject the reasoning of North Mississippi Savings & Loan Ass’n v. Hudspeth (5th Cir. 1985) 756 F.2d 1096. 4

Relevant Decisional Authority

A

In North Mississippi Savings & Loan Association v. Hudspeth, supra, 756 F.2d 1096, the Fifth Circuit held that the FSLIC has exclusive jurisdiction to adjudicate certain claims against the assets of an insolvent savings and loan association placed in FSLIC receivership by the FHLBB. The court further held judicial jurisdiction is limited to reviewing the agency’s determination of such claims under the Administrative Procedure Act (APA).

Hudspeth involved a dispute between Joseph Hudspeth, the president of Old North, a state-chartered institution, and the FSLIC. When Old North attempted to obtain FSLIC insurance from the FHLBB, the FHLBB refused to issue it unless Hudspeth was replaced as president. Hudspeth resigned as president but continued to receive monthly compensation designated by Old North as deferred compensation. In 1982 Old North filed an action in state court to declare its agreement with Hudspeth nonexistent or terminable. Hudspeth counterclaimed for specific performance and damages.

In 1983 Old North was declared insolvent by the FHLBB, seized, reorganized and reopened as New North, a federally-chartered institution. The FSLIC, as receiver for Old North, terminated the agreement with Hudspeth and stopped paying him. Hudspeth amended his counterclaim to add New North as a party. The FSLIC and New North successfully removed the state court action to federal court pursuant to 12 United States Code 5 section 1730(k)(l) and moved to dismiss Hudspeth’s counterclaim.

The district court held “ ‘original jurisdiction over the conduct of FSLIC . . . lies with FHLBB,’ rather than any court.” (North Mississippi Savings & Loan Association v. Hudspeth, supra, 756 F.2d at p. 1101, fn. omitted.) In dismissing the counterclaim for lack of subject matter jurisdiction, the district court stated Hudspeth’s sole remedy was a petition to the FHLBB with judicial review available under the APA. (Ibid.)

*1375 On appeal from that decision, the Fifth Circuit agreed with the district court, reasoning that resolution of claims outside the statutory process would delay the receivership function of distribution of assets. The court concluded that “[gjiven the overriding Congressional purpose of expediting and facilitating the FSLIC’s task as receiver, such a delay is a ‘restraint’ within the scope of the statute.” (North Mississippi Savings & Loan Association v. Hudspeth, supra, 756 F.2d at p. 1102.)

B

Relying on Hudspeth, the Third District in FSLIC held a complaint by American Savings & Loan Association for breach of contract against San Marino Savings & Loan Association, then in FSLIC receivership, had to be dismissed by the state court for lack of subject matter jurisdiction. The court issued a writ of prohibition directing the trial court to grant the FSLIC’s motion to dismiss.

The types of state claims for mechanics’ liens and stop notices presented here were not before the court in FSLIC.

C

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Bluebook (online)
208 Cal. App. 3d 1370, 257 Cal. Rptr. 139, 1989 Cal. App. LEXIS 253, Counsel Stack Legal Research, https://law.counselstack.com/opinion/abc-plumbing-heating-company-inc-v-vernon-sav-l-assn-calctapp-1989.