Bell v. Clark

653 N.E.2d 483, 1995 Ind. App. LEXIS 781, 1995 WL 405298
CourtIndiana Court of Appeals
DecidedJuly 11, 1995
Docket49A02-9311-CV-609
StatusPublished
Cited by19 cases

This text of 653 N.E.2d 483 (Bell v. Clark) is published on Counsel Stack Legal Research, covering Indiana Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Bell v. Clark, 653 N.E.2d 483, 1995 Ind. App. LEXIS 781, 1995 WL 405298 (Ind. Ct. App. 1995).

Opinion

OPINION

ROBERTSON, Judge.

Attorney Richard N. Bell appeals the judgment entered after a trial before the bench in favor of Gordon Clark in the amount of $32,-500.00 in compensatory damages and $50,-000.00 in punitive damages on Clark’s counterclaims against Bell for legal malpractice, breach of fiduciary duties, and libel. Bell raises six issues, which we restate and consolidate into five, none of which constitute reversible error.

FACTS

The facts in the light most favorable to the trial court’s judgment reveal that, in 1982, Clark, an architect, bought the Riley School in Greenfield, Indiana, in order to rehabilitate and develop the property into condominiums. Clark obtained bank financing and began construction. One unit was completed, furnished, and used as a very attractive model. However, the project did not take off and eventually stalled.

In late 1983, Clark hired Bell, an attorney and certified public accountant, to form a real estate limited partnership to finance the further development of the property. This time the property was to be developed into an apartment project known as the Riley School Apartments.

Clark was the general partner of the Riley School Apartments Partnership. Bell served as the attorney of the general partner, and as the attorney of the limited partnership. Bell’s former accounting firm served as the partnership’s accountants. Bell was contractually bound to preserve the goodwill of his former accounting firm.

Bell prepared the partnership agreement and other partnership documents including a prospectus to be used in selling the limited partnership units. The prospectus contained the following provision regarding Bell’s legal representation:

Representation By Attorneys and Accountants. The Partnership and the General Partner are not represented by separate counsel. ... Therefore, investors should retain their own legal and tax advisers, since the legal counsel and accountants for the Partnership have not been retained and will not be available to provide personal legal counsel or personal tax advice to investors.

Bell was paid a flat fee of $21,000.00 from the partnership for his services in preparing the partnership documents.

The real estate was transferred from Clark to the limited partnership in May of 1984. Bell handled the transaction but prepared no closing statement. Nor did the accounting firm provide an audit for 1984. Thus, it was not clear whether the partnership had assumed the $32,500.00 Clark had invested in the project before the formation of the limited partnership or whether Clark would be required to absorb these expenses himself.

Under the partnership agreement, Clark was to receive various fees as compensation, including an architect fee and a fee for the operating guarantee. Also, and central to this dispute, Clark was to be compensated under the agreement as follows:

The Partnership shall pay Mr. Clark a development fee of $50,000 and a rehabilitation fee of $51,000 payable after the completion of the rehabilitation of the Project and at the closing of the permanent financing.

The limited partnership units began to sell. Many of the limited partners were Bell’s clients or clients of Bell’s former accounting firm. Bell himself bought a limited partnership unit creating an obvious conflict of interest with his representation of Clark as the general partner. Ultimately, enough limited partnership units were sold to finance the project. In fact, too many units were sold and some of the sales had to be canceled. In *487 addition, Clark obtained a $100,000.00 personal loan and invested it in the project.

The project took off and the apartments were 60% completed by December 31, 1984. Under the accrual method of accounting, which had been adopted for the partnership upon Bell’s advice, accounting records showed that Clark had earned 60% of the development and rehabilitation fees at year end ($101,000.00 x 60% = $60,600.00).

Development of the project continued until April 30, 1985, when the Riley School Apartments burned down and were a total loss. At the time of the fire, the apartments were 77% completed.

At that point, it became obvious that the limited partners, including Bell, would be unlikely to recover their investments in the project. Also, the limited partners could no longer receive the tax advantages, which at that time had made the investment in real estate limited partnerships very attractive, because the project was a total loss and would not be completed. The amount of money available for distribution to the limited partners, including Bell, depended upon how much money could be collected from the insurance company for the loss due to the fire and the amount of money that could be denied (or recovered from) the general partner, Clark. The less money that Clark would receive, the more money that would be available for distribution to Bell and the other limited partners (many of whom were Bell’s or his former accounting firm’s clients). Although Bell was aware of these circumstances, he continued to serve as attorney for Clark and the partnership. Bell never made any communications to Clark regarding any actual or potential conflicts of interest Bell might have had as a limited partner and the attorney for the partnership and for Clark.

Unfortunately, Bell had not provided in the partnership agreement for the event of fire or other catastrophe. Thus, the agreement did not provide whether Clark would be entitled to, or required to forfeit, the development and rehabilitation fees that had accrued before the fire. The accountants asked Bell for a legal opinion on this matter (demonstrating that the agreement was ambiguous on this matter). Bell insisted that, under the terms of the agreement as set out above, Clark was required to forfeit all fees which had accrued before the fire because there had been no closing of permanent financing.

The accounting demonstrated that 1) if Clark were required to forfeit all the accrued fees, he would be in debt to the partnership; but that, 2) if Clark were entitled to receive these fees, the partnership would owe him money. Based upon Bell’s legal advice to the accountants (obviously against Clark’s interests), the accountants took the accrued fees out of consideration showing that Clark owed the partnership money.

Bell also instructed the accountants that Clark was required to absorb the $32,500.00 which had been invested in the project’s development before the formation of the limited partnership. The investment had benefitted the partnership having contributed to the development of the property. Clark had not expected that he would be required to absorb these costs of development and, had he known, would have taken action to rectify the situation. For example, he would have sold an additional limited partnership unit (or not cancelled one of the oversold units).

After having received the $21,000.00 from the partnership for legal services, Bell billed Clark and the partnership for an additional sum of approximately $14,000.00. Clark disputed this bill. Bell eventually sued and obtained a default judgment against Clark and the partnership for these fees. He did not notify Clark or any of the limited partners that he had intended to take, or had taken, the default judgment.

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Cite This Page — Counsel Stack

Bluebook (online)
653 N.E.2d 483, 1995 Ind. App. LEXIS 781, 1995 WL 405298, Counsel Stack Legal Research, https://law.counselstack.com/opinion/bell-v-clark-indctapp-1995.