Anderson v. Wade

33 F. App'x 750
CourtCourt of Appeals for the Sixth Circuit
DecidedMarch 29, 2002
DocketNo. 00-6249
StatusPublished
Cited by10 cases

This text of 33 F. App'x 750 (Anderson v. Wade) is published on Counsel Stack Legal Research, covering Court of Appeals for the Sixth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Anderson v. Wade, 33 F. App'x 750 (6th Cir. 2002).

Opinion

CLAY, Circuit Judge.

In this diversity of citizenship action brought pursuant to 28 U.S.C. § 1382(a)(1), defendants, Julius Jennings Wade, Jr., James H. Wade, Margaret Godley (“Godley”), Godley, Inc., and Wade and Wade, Attorneys at Law, appeal from the district court’s order awarding Plaintiff Pauli Anderson (“Anderson”) $111,200.53 in compensatory damages and $500,000 in punitive damages for their fraudulent representations in connection with an option contract arising under Kentucky law. For the reasons that follow, we AFFIRM the district court’s judgment.

I. BACKGROUND

The present case arises from an option contract entered into by Anderson of Bristol, Virginia with Godley of Mecklenburg County, North Carolina. For $15,000, Anderson.purchased a $3 million option to acquire 24,700 acres of land in Knott, Perry and Breathitt counties in eastern Kentucky in 1993. Godley and her since deceased husband were the principal shareholders of Godley, Inc., a closely held family corporation formed for the specific purpose of holding title to the land in question. Godley claimed title to the land by virtue of the so-called De-Groot Patents, a series of patents (or tracts) issued to W.H. DeGroot & Company by the Commonwealth of Kentucky in 1870. Before Anderson entered into the option contract with Godley, however, the DeGroot Patents had been declared facially void. Bessie Berry, et al. v. Cyprus Coal Company, et al, No. 84-53 (E.D.Ky. March 20, 1992), aff'd. Berry v. Cyprus Coal, 1993 WL 78780 (6th Cir. March 19, 1993)). [“Cyprus Coal litigation”]. Moreover, Godley did not appeal from this Court’s affirmance of the district court’s decision holding that the DeGroot Patents were facially void. Defendants Julius Jennings Wade, James H. Wade and their law firm, Wade and Wade, of Charlotte, North Carolina represented Godley in the Cyprus Coal litigation.

Nevertheless, on April 30, 1993, slightly more than one month after this Court’s decision in the Cyprus Coal litigation, Anderson and his business associates met with the Wades in their law office in Charlotte, North Carolina to discuss the proposed purchase of the property in question through the acquisition of the stock of Godley, Inc. At the meeting, Julius Wade assured Anderson and his business associates that Godley would provide good title and title insurance for the property. Anderson and David Michael Middleton, a mortgage broker whom Anderson had retained to underwrite the transaction, informed the Wades about their interest in developing the crude oil and timber on the property. At the meeting, Anderson also looked through an engineering consultant’s report (“Skelly Loy report”) that the Wades had placed on the table near him about the abundant natural resources to be found on the property. At no time during the meeting did the Wades disclose to Anderson the fact that Godley did not have valid title to the property.

Anderson entered into the option contract with Godley on May 7, 1993. Under the terms of the contract, Anderson paid $15,000 for an option to purchase the stock of Godley, Inc. for $3 million, and thereby acquire 24,700 acres of land in eastern Kentucky. Anderson agreed to forfeit the [753]*753$15,000 deposit if he failed to exercise his option by June 6, 1993. In addition, the contract allowed Anderson to pay an additional $15,000 to extend the option until July 7, 1993. If Anderson failed to complete the purchase by that date, he would forfeit both $15,000 payments.

After entering into the option contract with Godley, Anderson, through Mr. Burton Theriault and his wife, Mrs. Lee Theriault, of Leeway Marketing, entered into an agreement on May 14, 1993 with Dr. Won Ming Song of S.D.D. International Investment & Trade Corporation (“S.D.D.”) for S.D.D. to broker timber for him from the land in question in exchange for $11,100,000. Under the agreement, S.D.D. was to resell the timber to China Timber Import and Export Service (“China Timber”). To secure the transaction, S.D.D. deposited $296,000 as a performance bond with China Timber. In addition, Anderson hired C.C. Canada Forestry Co. to determine the type and quantity of the timber found on the property. During May of 1993, Anderson also contracted the services of Gregory Childress, who investigated the potential use of crude oil found on the property. In addition, Anderson retained the services of the Middleton Group to underwrite this project and to determine the extent of the mineral and natural resources on the land.

In May of 1993, Anderson also got in touch with Christen W. Burkholder, an attorney in Bristol, Virginia, to review the option contract for him. In the course of his conversation with Anderson, Burkholder learned that one of Anderson’s business associates had inspected the property and heard that Godley had lost a case involving the Cyprus Mining Company. Researching the matter on May 14, 1993, Burkholder came across this Court’s opinion in the Cypress Coal litigation finding Godley’s title claim to be facially void, and immediately informed Anderson about it. Burk-holder then called Julius Wade requesting a written assurance concerning the validity of Godley’s title to the property. After leaving various messages, Burkholder faxed a letter to Julius Wade on May 24, 1993 advising him that he had a copy of this Court’s opinion in the Cyprus Coal litigation. Julius Wade immediately called Burkholder to assure him that the Cyprus Coal litigation had no effect on Godley’s title to the property because it merely involved the narrow issue of trespass law. After an angry exchange in which Julius Wade denied that Godley’s title to the property was facially void, Burkholder told him that Anderson wanted Godley to return Anderson’s deposit and pay for his out-of pocket expenses. Julius Wade refused. Subsequently, Burkholder had conversations with Julius Wade on May 27 and 28, 1993, but there was no change in Julius Wade’s position. On May 27, 1993, Anderson’s mortgage broker, Middleton, also spoke with Julius Wade, who again insisted that Godley’s title was valid and was unaffected by the Cyprus Coal litigation.

Burkholder then sent Julius Wade a letter on June 4, 1993 asking for the return of Anderson’s deposit of $15,000 and itemizing Anderson’s out-of-pocket costs, including statements from Anderson’s business associates. Thereafter, Anderson did not exercise his right to purchase the property under the option contract, thus forfeiting his deposit of $15,000. Consequently, Anderson’s transaction with Dr. Song of S.D.D. to market the timber from the property fell through, resulting in the forfeiture of S.D.D.’s performance bond with China Timber.

Afterwards, on June 18, 1993, Defendants sold another option on the Godley, Inc. stock to John F. Wolcott, Sr., as agent for the Foundation of Advancement, Edu[754]*754cation & Employment of American Indians (“Foundation”), for $25,000.1 On July 27, 1993, this option was extended for an additional $25,000. On September 3,1993, Defendants sold one-half of the Godley, Inc. stock to the Foundation for $3 million, with the remaining shares conveyed by Godley to the Foundation as a charitable contribution. Thereafter, Godley claimed a $3 million tax credit for her “donation” to the Foundation, which was certified as a tax-exempt organization by the IRS. Subsequently, in April 1995, the Foundation proposed the sale of the property in question to other buyers for $28 million, supported by a letter from James H.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Cite This Page — Counsel Stack

Bluebook (online)
33 F. App'x 750, Counsel Stack Legal Research, https://law.counselstack.com/opinion/anderson-v-wade-ca6-2002.