Brian Reaver, Jr. and Brian Richard Reaver v. Jason F. Childs v. Joshua Castmore and Vanguard Title Insurance Agency, LLC

CourtUnited States Bankruptcy Court, E.D. Michigan
DecidedFebruary 24, 2026
Docket25-04086
StatusUnknown

This text of Brian Reaver, Jr. and Brian Richard Reaver v. Jason F. Childs v. Joshua Castmore and Vanguard Title Insurance Agency, LLC (Brian Reaver, Jr. and Brian Richard Reaver v. Jason F. Childs v. Joshua Castmore and Vanguard Title Insurance Agency, LLC) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, E.D. Michigan primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Brian Reaver, Jr. and Brian Richard Reaver v. Jason F. Childs v. Joshua Castmore and Vanguard Title Insurance Agency, LLC, (Mich. 2026).

Opinion

UNITED STATES BANKRUPTCY COURT EASTERN DISTRICT OF MICHIGAN SOUTHERN DIVISION

In re: Case No. 25-40786-prh JASON F. CHILDS Chapter 7 Hon. Paul R. Hage Debtor. _____________________________/

BRIAN REAVER, JR. and BRIAN RICHARD REAVER

Plaintiffs Adv. Proc. No. 25-04086

v.

JASON F. CHILDS

Defendant / Third Party Plaintiff

JOSHUA CASTMORE and VANGUARD TITLE INSURANCE AGENCY, LLC

Third Party Defendants. _____________________________/

OPINION ON THIRD PARTY DEFENDANT JOSHUA CASTMORE’S MOTION TO DISMISS

I. Introduction This matter is before the Court upon the Motion to Dismiss Third-Party Complaint [Doc. No. 30] (the “Motion”) filed by third-party defendant Joshua Castmore (“Castmore”). By the Motion, Castmore asks this Court to dismiss Count III of Defendant’s Third-Party Complaint [Doc. No. 17] (the “Third Party Complaint”) filed by defendant/third party plaintiff Jason F. Childs (“Childs”). This

Count, a legal malpractice claim, is premised upon alleged malpractice Castmore committed in his representation of Childs and Childs’s business in pre-petition state court litigation commenced by plaintiffs Brian Reaver, Jr. and Brian Richard Reaver

(collectively the “Reavers”). Castmore argues that Count III is subject to dismissal pursuant to Rule 12(b)(1), Rule 12(b)(6) and Rule 17(a) of the Federal Rules of Civil Procedure, which are made applicable in this adversary proceeding pursuant to Rule 7012 and Rule 7017 of the Federal Rules of Bankruptcy Procedure.1

Dismissal of Count III of the Third Party Complaint is appropriate for at least two reasons. First, impleader of the legal malpractice claim is improper under Civil Rule 14. Second, dismissal is proper because Childs is not the real party in interest

and does not have the ability to bring such claim. II. Factual Background The parties’ respective filings establish that, at all times relevant to this case, Childs was the sole member of Nottingham Homes, LLC (“Nottingham”). On

September 29, 2022, Nottingham acquired fee simple title to property located at 651

1 The Bankruptcy Code is set forth in 11 U.S.C. § 101 et seq. Specific chapters of the Bankruptcy Code are identified herein as “chapter __” and specific sections of the Bankruptcy Code are identified herein as “section __.” Similarly, specific rules of the Federal Rules of Bankruptcy Procedure are identified herein as “Bankruptcy Rule __” and specific rules of the Federal Rules of Civil Procedure are identified herein as “Civil Rule __.” N. Cass Lake Rd., Waterford, Michigan (the “Property”). A year later, on September 27, 2023, Nottingham entered into an agreement to sell the Property to the Reavers.

Pursuant to their agreement, Nottingham provided the Reavers with a title insurance commitment from Vanguard Title Insurance Agency, LLC (the “Commitment”). The closing on the sale of the Property took place on October 26, 2023. Childs

signed a Warranty Deed on behalf of Nottingham conveying fee simple title to the Reavers at closing. Childs also signed an Affidavit by Owner on behalf of Nottingham disclaiming any knowledge of matters impacting title, including mortgages, beyond what was in the Commitment. The Reavers allege that Childs

knew of, and failed to disclose, a mortgage held by Civic Financial Services, LLC dated September 16, 2022. The Reavers further allege that they only later became aware of this mortgage after receiving a foreclosure notice with respect to the

Property. A foreclosure sale of the Property was held on March 19, 2024, and Banc of California successfully credit bid for the Property. The Reavers subsequently redeemed the Property. On June 11, 2024, the Reavers filed suit against Childs and Nottingham in the

Oakland County Circuit Court [Case No. 2024-207929-CK] (the “State Court Action”). The State Court Action alleged fraud, innocent misrepresentation and unjust enrichment claims against Childs. Castmore appeared as counsel for Childs

and Nottingham in the State Court Action. The state court ordered the parties to attend facilitative mediation. After Childs failed to attend the mediation, the Reavers moved for a default judgment in the State Court Action on December 11, 2024. On

December 19, 2024, the state court entered a Default Judgment against Childs and Nottingham pursuant to MCR 2.410(D)(3)(a) and MCR 2.603 in the amount of $189,158.33.2

Childs commenced this bankruptcy case on January 29, 2025. Although originally filed as a chapter 13 case, the case was converted to a case under chapter 7 on February 25, 2025. On May 9, 2025, the Reavers commenced this adversary proceeding by filing a Complaint For Nondischargeability of Debt [Doc. No. 1]

against Childs seeking a determination that the debt owed by Childs to the Reavers is non-dischargeable pursuant to section 523(a)(2)(A) as a debt obtained by “false pretenses, a false representation, or actual fraud.” Childs filed an Answer to

Complaint for Nondischargeablity of Debt Under 11 USC § 523(a)(2)(A) and Affirmative Defenses [Doc. No. 8] on June 20, 2025. On September 3, 2025, Childs filed the Third Party Complaint asserting claims against Fidelity National Title Insurance Company (“Fidelity”), Vanguard

Title Insurance Agency, LLC (“Vanguard”) and Castmore. More specifically, the

2 MCR 2.410(D)(3) provides that “Failure of a party or the party’s attorney or other representative to attend a scheduled ADR proceeding, as directed by the court, may constitute a default to which MCR 2.603 is applicable….” MCR 2.603 sets forth the state court procedures governing the entry of a default and requests for entry of a default judgment. Third Party Complaint alleges: (i) a negligence claim against Fidelity and Vanguard (Count I), (ii) a negligent performance of a contract claim against Vanguard (Count

II), and (iii) a legal malpractice claim against Castmore (Count III).3 This Opinion deals solely with Count III, which alleges that Castmore committed legal malpractice in the State Court Action by failing to inform Childs that he was required to attend

court-ordered mediation with the Reavers. On November 10, 2025, Castmore filed the Motion. Childs filed a Response to Third-Party Defendant Joshua Castmore’s Motion to Dismiss Third-Party Complaint and Brief in Support [Doc. No. 51] on December 8, 2025. Castmore filed

a reply brief [Doc. No. 65] on January 27, 2026. The Court held a hearing on the Motion on February 23, 2026. III. Analysis

The Third Party Complaint is premised on Civil Rule 14(a)(1), made applicable here by Bankruptcy Rule 7014. Under that rule, a defendant to any civil action in the federal courts may implead a party “who is or may be liable” to the defendant “for all or part of the claim against” the defendant. Fed. R. Civ. P. 14(a)(1).

Notwithstanding Civil Rule 14, a third party claim can be heard in federal court only

3 The claims against Fidelity were dismissed pursuant to the Order Granting Third-Party Defendant Fidelity National Title Insurance Company’s Motion to Dismiss Third-Party Complaint [Doc. No.

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Brian Reaver, Jr. and Brian Richard Reaver v. Jason F. Childs v. Joshua Castmore and Vanguard Title Insurance Agency, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/brian-reaver-jr-and-brian-richard-reaver-v-jason-f-childs-v-joshua-mieb-2026.