Ahmann v. American Federal Savings & Loan Ass'n

766 P.2d 853, 235 Mont. 184, 1988 Mont. LEXIS 369
CourtMontana Supreme Court
DecidedDecember 16, 1988
Docket87-515
StatusPublished
Cited by13 cases

This text of 766 P.2d 853 (Ahmann v. American Federal Savings & Loan Ass'n) is published on Counsel Stack Legal Research, covering Montana Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Ahmann v. American Federal Savings & Loan Ass'n, 766 P.2d 853, 235 Mont. 184, 1988 Mont. LEXIS 369 (Mo. 1988).

Opinion

MR. JUSTICE HUNT

delivered the Opinion of the Court.

The plaintiffs below, Roland and Nancy Ahmann, appeal a jury verdict in favor of the defendant, American Federal Savings and Loan Association, and an order of the District Court of the First Judicial District, Lewis and Clark County, denying their motions for mistrial, judgment notwithstanding the verdict and new trial. American Federal cross appeals. We affirm.

The Ahmanns raise the following issues on appeal:

1. Were there irregularities during the jury deliberations that materially affected the substantial rights of the plaintiffs such that they were denied a fair trial?

2. Did substantial evidence exist to support the jury verdict?

3. Did the District Court err by instructing the jury that American Federal’s actions had to be “the” proximate cause of the plaintiffs’ injuries?

4. Did the District Court err by instructing the jury that the plain *187 tiffs’ injuries must have been foreseeable from American Federal’s conduct?

5. Did the District Court err by submitting the comparative negligence theory to the jury?

6. Did the District Court err by instructing the jury that plaintiffs had not made any claim that American Federal had breached its contract with them?

7. Did the District Court err by instructing the jury that a party may waive the benefit of a contract when, in another jury instruction, the trial court instructed that the action was not based upon contract?

8. Did the District Court err by allowing testimony of the plaintiffs’ net worth?

American Federal, on cross appeal, raises the following issues:

1. Did the District Court erroneously instruct the jury on the definition of bad faith?

2. Did the District Court err by refusing to instruct the jury on comparative bad faith?

In 1985, Dave Bird, a Helena contractor, approached Roland Ahmann about the possibility of constructing a house for profit. Ahmann, a real estate broker and part owner of a Helena real estate agency, agreed to employ Bird to build a house on land he owned located along the south hills of Helena. The Ahmanns planned to put both the new house and the home they already owned on the market. Whichever house did not sell would be kept as the family residence. Any profits from the sale of the south hills home would be split with the contractor Bird.

Bird drew up specifications for the house and Ahmann submitted them to American Federal Savings and Loan as part of the application process for home construction loan. American Federal approved a $120,000 loan on September 5, 1985.

The construction loan was disbursed by the “direct pay” method. Bills incurred in construction would be approved by Ahmann. After approval, the bills would be submitted to American Federal. American Federal would then draft checks to cover the bills. The checks would be made out to either Bird, Ahmann or the creditor. On occasion, Bird would bypass Ahmann and take the bills directly to American Federal. In those instances, American Federal would call Ahmann for his approval.

Construction on the house commenced prior to the approval of the loan by American Federal. On August 13, 1985, Ahmann wrote a *188 draft on his American Federal checking account to pay a $7,000 bill for concrete work completed during this time. Ahmann gave the check to Bird to deliver to Berrigan. Instead, Bird forged Berrigan’s endorsement and cashed the check at American Federal. The forgery was not discovered until late November or early December, 1985.

Unfortunately, the Berrigan forgery was not the only instance of Bird’s dishonesty. There were three other occasions when construction loan disbursements did not reach their intended creditors. These conversions took place about the same time the Berrigan forgery was discovered.

As a result of Bird’s forgeries and conversion of funds, liens were placed on the new home, the Ahmanns were forced to expend funds over and above the original cost estimate, and the house was finally sold at a loss. In addition, Ahmann was never repaid a $14,000 personal loan he made to Bird.

In April, 1986, Roland and Nancy Ahmann filed a complaint against American Federal, alleging that the savings and loan acted negligently and in bad faith in cashing the Berrigan check. The Ahmanns claimed that, had American Federal informed them of the Berrigan forgery, they would not have proceeded with the loan application nor would they have retained Bird as general contractor in the construction of the south hills home. They also claimed that they would not have made the personal loan of $14,000 to Bird if they had been informed of the forgery.

In addition, the Ahmanns alleged that American Federal acted negligently and in bad faith in the handling of the construction loan. They claimed that American Federal breached its duty to them by failing to conduct inspections of the building project, improperly distributing the loan monies and failing to obtain lien waivers.

The Ahmanns also claimed that they were slandered by an employee of American Federal. The District Court directed a verdict in favor of American Federal on this issue.

A four-day trial was held from August 31 through September 4, 1986. The 12-person jury found in favor of the defendant, American Federal. The Ahmanns moved for a mistrial, new trial and judgment notwithstanding the verdict. The District Court denied the motions. The Ahmanns filed this appeal.

American Federal filed a cross-appeal.

*189 I.

The Ahmanns first contend that their motions for new trial and mistrial should have been granted in light of alleged irregularities in the jury proceedings. To support their motions in the District Court, the Ahmanns submitted an affidavit of one of the jurors. In the affidavit, the juror alleged that, during deliberations, the jury members were confused about the issue of proximate cause. The juror also testified that when she asked the bailiff whether the jurors could talk to the judge about their questions, she was informed that they could only communicate with the court in writing. The juror further testified that the bailiff told her that the judge probably would not consider the jury’s questions until the next day- or after the trial was completed.

To refute the alleged irregularities, American Federal filed an affidavit of the bailiff. In her affidavit, the bailiff denied that she told the juror that the judge would not consider any questions until the next day or until the end of the trial.

Montana law allows a new trial if an irregularity exists in the proceedings of the court or jury that materially affects the substantial rights of the aggrieved party. Section 25-11-102(1), MCA. The Ahmanns contend that the alleged statements of the bailiff constitute an irregularity in the proceedings which denied them a fair trial. They argue that the bailiff’s remarks misled the jury, preventing clarification of the proximate cause issue.

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Bluebook (online)
766 P.2d 853, 235 Mont. 184, 1988 Mont. LEXIS 369, Counsel Stack Legal Research, https://law.counselstack.com/opinion/ahmann-v-american-federal-savings-loan-assn-mont-1988.