Broadway Victoria v. Norminton, Wiita & Fuster

CourtCalifornia Court of Appeal
DecidedApril 19, 2017
DocketB266060
StatusPublished

This text of Broadway Victoria v. Norminton, Wiita & Fuster (Broadway Victoria v. Norminton, Wiita & Fuster) 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
Broadway Victoria v. Norminton, Wiita & Fuster, (Cal. Ct. App. 2017).

Opinion

Filed 4/19/17 CERTIFIED FOR PARTIAL PUBLICATION*

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION FIVE

BROADWAY VICTORIA, LLC, B266060

Plaintiff and Appellant, (Los Angeles County Super. Ct. No. SC119091) v.

NORMINTON, WIITA & FUSTER et al.,

Defendants and Respondents.

APPEAL from a judgment of the Superior Court of the County of Los Angeles, Gerald Rosenberg, Judge. Affirmed. Degani & Galston LLP, Katherine Galston; and Krane & Smith, Marc Smith and Daniel L. Reback, for Plaintiff and Appellant. Nemecek & Cole, Mark Schaeffer and Janette Bodenstein for Defendants and Respondents.

* Pursuant to California Rules of Court, rules 8.1100 and 8.1110, this opinion is certified for publication with the exception of DISCUSSION subpart A of section I and section II. INTRODUCTION Plaintiff and appellant Broadway Victoria, LLC (plaintiff) sued its former attorneys, Norminton, Wiita, & Fuster, Thomas Norminton, and Thomas Norminton, PC (defendants) for legal malpractice and breach of fiduciary duty arising from defendants’ representation of plaintiff in an earlier breach of contract action. On appeal from a judgment in favor of defendants, plaintiff contends that the trial court erred when it granted defendants’ nonsuit motions on one of plaintiff’s malpractice claims and its breach of fiduciary duty claim. Plaintiff also contends that the trial court abused its discretion in denying plaintiff’s motion in limine to exclude evidence of alleged prior fraud by failing to weigh the prejudicial effect of that evidence against its probative value, as required under Evidence Code section 352 (section 352). In the published portion of this opinion, we affirm the grant of nonsuit on plaintiff’s breach of fiduciary claim because plaintiff did not adduce any evidence in support of that claim beyond the evidence offered in support of its malpractice claim for professional negligence. We also affirm the judgment in all other respects.

2 BACKGROUND1

I. The Underlying Breach of Contract Action Because plaintiff’s malpractice and breach of fiduciary duty claims arise from defendants’ representation of plaintiff in an underlying suit against a third-party for breach of contract, we first discuss the events giving rise to the breach of contract claim and the results of that lawsuit.

A. The Lease and Right of First Refusal Plaintiff, a limited liability company in the business of owning and leasing commercial real estate, was owned by Anita Lorber (Lorber) and her husband.2 Lorber and her husband also owned a textile manufacturing business, Lorber Industries of California, Inc. (Lorber Industries). In 1996, Lorber Industries leased a parcel of industrial land (the lease) in Carson (the property) from Elixir Industries (Elixir). The lease for the property provided, inter alia, that Lorber Industries had a right of first refusal, i.e., if, during the 20-year term of the lease, Elixir received an offer to buy the property, Elixir was required to provide Lorber Industries 10- days written notice of the offer, which Lorber Industries then had

1 Because our resolution of the issues raised on appeal does not require a comprehensive statement of the trial evidence, we set forth only a summary of the relevant factual background to provide context for the legal discussion that follows. The trial evidence necessary to the resolution of the nonsuit rulings is set forth in the discussion of those issues.

2 Lorber’s husband, Arnold, died in 2000.

3 the right to match. The lease also included an option to purchase the property at the end of the lease and an attorney fees provision entitling the prevailing party in any lease dispute to recover its attorney fees. After Lorber Industries entered into the lease, plaintiff constructed a 44,000 square foot industrial building on the property. Plaintiff spent between $1.7 and $2 million to construct the building. In 2004, Elixir sold the property to Sahm Broadway Property, LLC (Sahm). According to Lorber, Elixir never provided Lorber Industries with written or oral notice that Elixir was selling the property to Sahm.3

B. Lorber Industries’ Bankruptcy In February 2006, Lorber Industries filed a voluntary petition under Chapter 11 of the Bankruptcy Code. In June 2006, Lorber Industries filed a motion in the bankruptcy court seeking an order authorizing it, as debtor-in-possession, to assume and assign the lease to Sahm or the highest bidder. Plaintiff, represented by the law firm of Buchalter Nemer (Buchalter), made the highest bid for the lease assignment. In August 2006, the bankruptcy court granted Lorber Industries’ motion and entered a stipulated order authorizing Lorber Industries to assume the lease and assign it to plaintiff. The order provided that plaintiff was assigned the lease for the following consideration: a credit bid of $800,000, based on the settlement of a $6.5 million secured claim against the bankruptcy

3 At trial in the instant malpractice case, there was conflicting evidence as to whether Lorber Industries knew of the transfer of title to Sahm.

4 estate filed by Lorber; an $800,000 guaranty by Lorber; a $250,000 payment; and a release between plaintiff, Lorber, and other entities, on the one hand, and Lorber Industries, the creditors’ committee, and the bankruptcy estate, on the other. The stipulated order further provided that the bankruptcy court retained jurisdiction to determine “all matters” arising from the implementation of that order.

C. Plaintiff Sues Elixir in State Court According to Lorber, in September 2008, she first learned through her real estate broker that Elixir had sold the property to Sahm. In October 2008, defendants, through attorney Thomas Norminton (Norminton), agreed to represent plaintiff concerning its claim against Elixir for selling the property without providing plaintiff an opportunity to exercise its right of first refusal. There was no written retainer agreement governing that representation. In late October 2008, in the Superior Court of Los Angeles County, defendants filed on behalf of plaintiff a complaint against Elixir, alleging breach of contract (Elixir action). Plaintiff alleged that it had purchased all of Lorber Industries’ rights under the lease, including Lorber Industries’ cause of action against Elixir for breach of the right of first refusal provision. According to plaintiff, Elixir breached the right of first refusal provision when it sold the property to Sahm without providing Lorber Industries with notice of the sale. In January 2009, Elixir filed an amended answer that asserted an affirmative defense alleging that plaintiff lacked standing to bring the suit. In April 2009, Elixir filed a motion for judgment on the pleadings on the ground that plaintiff did not have standing to

5 sue for breach of the right of first refusal provision. According to Elixir, plaintiff lacked standing “because such standing reside[d] with the bankruptcy trustee and/or debtor-in-possession.” Defendants opposed the motion on plaintiff’s behalf, arguing that the assignment of the lease to plaintiff “passed” the cause of action against Elixir to plaintiff. In June 2009, the trial court denied the motion for judgment on the pleadings. The trial court also denied Elixir’s subsequent motions to amend its discovery response that admitted Elixir had no facts to support its affirmative defense based on lack of standing. In January 2010, Elixir filed a motion for summary judgment, again asserting that the assignment of the lease to plaintiff did not include the cause of action against Elixir for breach of the right of first refusal provision. Plaintiff opposed the motion, maintaining that the cause of action transferred to plaintiff as part of the lease assignment.

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Broadway Victoria v. Norminton, Wiita & Fuster, Counsel Stack Legal Research, https://law.counselstack.com/opinion/broadway-victoria-v-norminton-wiita-fuster-calctapp-2017.