Buehler v. Sbardellati

34 Cal. App. 4th 1527, 41 Cal. Rptr. 2d 104, 95 Cal. Daily Op. Serv. 3779, 95 Daily Journal DAR 6456, 1995 Cal. App. LEXIS 466
CourtCalifornia Court of Appeal
DecidedMay 19, 1995
DocketD017900
StatusPublished
Cited by12 cases

This text of 34 Cal. App. 4th 1527 (Buehler v. Sbardellati) 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
Buehler v. Sbardellati, 34 Cal. App. 4th 1527, 41 Cal. Rptr. 2d 104, 95 Cal. Daily Op. Serv. 3779, 95 Daily Journal DAR 6456, 1995 Cal. App. LEXIS 466 (Cal. Ct. App. 1995).

Opinion

Opinion

NARES, J.

In this legal malpractice action, Donald L. Buehler, M.D., appeals a judgment entered in favor of Attorney Robert Sbardellati after a jury returned a special verdict finding Sbardellati was not negligent. The gist of Buehler’s action was that Sbardellati breached his professional responsibilities as an attorney while performing certain services in connection with a 1985 Texas real estate investment involving a limited partnership in which Buehler was to be a limited partner and James Parrish was the general partner; where both Buehler and Parrish for years had been clients of Sbardellati and his law firm, Harrigan, Ruff, Ryder & Sbardellati (HRRS); and Sbardellati possessed information about the particular real property involved as well as Parrish’s past dealings with it.

Buehler asserts (1) error in instructions that (a) a finding of negligence against an attorney required a conflict of interest on the attorney’s part, and (b) a conflict does not exist where two clients pursue a common goal; (2) abuse of discretion in the trial court’s precluding him from arguing evidence that would have established that Sbardellati’s clients had conflicting interests; (3) an absence of substantial evidence supporting the special verdict Sbardellati did not commit any negligence; and (4) error in the trial court’s ruling that a cause of action for breach of fiduciary duty does not exist separate and apart from a cause of action for negligence. We conclude there is no ground for reversal in the contentions.

Facts 1

The Loss

Buehler initially invested $100,000 as a limited partner in the limited partnership known as BD Ltd. which bought a Texas apartment complex *1532 called the Cloverleaf Apartments for $767,000, after Buehler had independently investigated the proposal and found out, among other things, the then existing lender had appraised the property at nearly twice that figure. Before the transaction closed in October 1985, Buehler had signed a loan guarantee and an agreement to add funds to BD Ltd. under certain circumstances, so-called paragraph 5.03 of the limited partnership agreement. In the next few years, Buehler added funds and was sued on the guarantee, with resultant total loss in excess of $700,000.

Buehler, Parrish and HRRS

Buehler, a cardiac surgeon, began using the HRRS law firm in late 1976 or early 1977 when he formed a medical corporation. Over the years until 1989 Buehler used HRRS exclusively for his medical business and family or investment matters. In 1978, Buehler met the firm’s real estate and corporate lawyer, Sbardellati, who provided legal services in connection with a home purchase. Before entering into the BD Ltd. investment-limited partnership transaction in 1985, Buehler had entered eight other investment transactions with no or minimal legal advice from HRRS. 2

At a meeting held at the HRRS offices in December 1984 to discuss an investment in real estate, Buehler was introduced to Parrish, an HRRS client since 1981. Buehler was told that Parrish had done well in Texas real estate. The group discussed a particular investment and decided it was not attractive.

Formation of BD Ltd.

From time to time in the first six months of 1985, Buehler and Parrish discussed other real estate investment possibilities. In June 1985, Parrish told Buehler about the Cloverleaf Apartments complex near Dallas, disclosing the apartments had been owned by a partnership of which Parrish was the general partner, and the partnership recently had repossessed it when the owner defaulted on the note. Parrish said he had purchased the apartment in 1977 for $600,000, rehabilitated it, and sold it in 1981 for $1.1 million. *1533 Parrish told Buehler he thought it could be purchased out of foreclosure for between $700,000 and $800,000. Buehler thought this was a decent purchase price and told Parrish he was interested if Parrish could buy it.

In July 1985, Buehler and Parrish discussed financing the purchase of the Cloverleaf Apartments complex. Buehler made a detailed investment and tax analysis of the proposal, and he hired a Texas real estate investment expert and building contractor to check out the financial and rehabilitation aspects of the property. The real estate expert told Buehler he thought it was a good deal. Buehler also received a report there was a crack in the foundation of the 18-year-old property and there was a bad soil condition.

Buehler decided to go ahead with the transaction, at one time stating in what he described as a tongue-in-cheek manner, “the idea going in was to buy this property at a low price, to fix it up, to increase the occupancy [and] rental rate . . . , and then to sell it at a profit and live off [the proceeds as] retirement.”

Early on in his discussions of the transaction with Parrish, Buehler received from Parrish and went over a draft of a limited partnership agreement. It was decided that Parrish would act as general partner and assume responsibility for the day-to-day operation and monitoring of the complex. Buehler and Parrish’s nephew, Don Davis, would be limited partners, contributing $100,000 and $50,000 respectively, and Parrish would contribute $100,000. The parties also agreed upon compensation and reimbursement of the general partner Parrish.

During this time the $767,000 purchase price was agreed upon, and financing was arranged with Texas lender Sunbelt Savings & Loan. Parrish sent Buehler a contract for the purchase of real property, which Buehler signed without designating himself as a limited partner. Also, in early August 1985, Buehler personally inspected the Texas property for one to two hours, meeting the on-site manager and reviewing the available documents, including income and expense rolls.

All of the above activities with respect to the Cloverleaf Apartments complex limited partnership investment were done without consultation with HRRS. Buehler and Parrish had agreed on the terms of the transaction before they contacted Sbardellati.

Sbardellati’s Participation as Attorney

On August 12, 1985, Sbardellati received paperwork on the transaction, including the contract of sale signed by both Buehler and Parrish bearing a *1534 closing date of September 20. On August 26, Buehler told Sbardellati he and Parrish had agreed to the price and the real estate; he had some concerns about the structure of the partnership with respect to the general partner’s duties and responsibilities. According to Parrish, he and Buehler told Sbardellati, “We don’t want you to make any decisions regarding the partnership agreement, or anything like that. We just want you to make sure this agreement is okay according to California law.” Parrish further stated that Buehler and he agreed it “would be fine for [Sbardellati] just to do that and that’s what he did.”

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Bluebook (online)
34 Cal. App. 4th 1527, 41 Cal. Rptr. 2d 104, 95 Cal. Daily Op. Serv. 3779, 95 Daily Journal DAR 6456, 1995 Cal. App. LEXIS 466, Counsel Stack Legal Research, https://law.counselstack.com/opinion/buehler-v-sbardellati-calctapp-1995.