Cronin v. McCarthy

637 N.E.2d 668, 202 Ill. Dec. 129, 264 Ill. App. 3d 514, 1994 Ill. App. LEXIS 1066, 1994 WL 313491
CourtAppellate Court of Illinois
DecidedJune 30, 1994
Docket1-92-4317
StatusPublished
Cited by19 cases

This text of 637 N.E.2d 668 (Cronin v. McCarthy) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Cronin v. McCarthy, 637 N.E.2d 668, 202 Ill. Dec. 129, 264 Ill. App. 3d 514, 1994 Ill. App. LEXIS 1066, 1994 WL 313491 (Ill. Ct. App. 1994).

Opinion

PRESIDING JUSTICE CAMPBELL

delivered the opinion of the court:

Following a bench trial, the circuit court of Cook County entered judgment in favor of defendant Daniel F. McCarthy on defendant and counterplaintiff Thomas G. Cronin’s first amended countercomplaint in chancery for injunction, accounting and other relief. Counterplaintiff now appeals.

The record on appeal indicates the following facts. On September 29, 1979, Philip Corboy filed a "Complaint in Chancery for an Accounting and Other Relief’ against McCarthy and Cronin. The complaint alleges that Corboy entered into an oral partnership agreement with McCarthy and Cronin for the purpose of erecting, owning and operating an office building in Skokie, Illinois, known as the Westmoreland Building. Corboy alleged that McCarthy was to be the managing partner, receiving 81.5% of the profits, whereas Cor-boy and Cronin were each to receive 9.25% of the profits. Corboy also alleged that McCarthy submitted statements to Corboy and Cronin that understated the income received by the partnership and overstated losses incurred. Corboy further alleged that McCarthy withdrew partnership funds for McCarthy’s own use and for nonpartnership uses and that some of these withdrawals were disguised as legitimate partnership expenses.

On December 10, 1981, McCarthy filed a countercomplaint against Cronin, relating to services allegedly negligently performed by Cronin on behalf of the partnership. On January 29, 1982, Cronin filed a cross-complaint against McCarthy that largely mirrored the initial complaint filed by Corboy. On February 20, 1986, Corboy and McCarthy filed a stipulation to dismiss that indicated that these two parties had settled their dispute. The circuit court entered an order that same day, dismissing Corboy’s complaint against McCarthy with prejudice, but noting that said dismissal did not affect the dispute between McCarthy and Cronin.

On February 5, 1990, the trial court granted Cronin’s motion to voluntarily dismiss his cross-complaint against McCarthy. On March 12, 1990, the trial court granted Cronin leave to file his first amended countercomplaint against McCarthy. In the first amended counter-complaint, Cronin repeats the allegation that McCarthy withdrew partnership funds for personal and nonpartnership uses. The first amended countercomplaint also alleges that McCarthy intentionally or negligently miscalculated Cronin’s share of the partnership. Cronin alleged that his interest in the partnership should be 13.3891%, rather than 9.2594%.

The following facts were adduced at trial. Cronin and McCarthy became close friends while serving in the Marines during World War II and maintained their friendship after the war. McCarthy testified that between 1958 and 1963, he acquired or caused to be acquired ownership interests in parcels of property and lots located in the Westmoreland subdivision of Skokie, Elinois.

On December 21, 1959, McCarthy entered into an agreement with Cronin, Philip Corboy and Ralph Bogan regarding the purchase of six such lots. The agreement provided that Cronin, Corboy and Bogan would purchase the six lots, with Bogan paying 50%, Cronin and Corboy paying 25% each, and with the purchasers bearing their respective costs, interests or income resulting from the agreement. The lots would then be conveyed to trust No. 1151 at the First National Bank and Trust Company of Evanston, Elinois, of which McCarthy was the beneficiary. The December 21, 1959, agreement indicated that 12 lots had already been conveyed to trust No. 1151 and that it was anticipated that three other lots would be acquired by McCarthy and conveyed to the trust or McCarthy would enter into agreements with the lot owners for the use of the lots in conjunction with the trust. The agreement also indicated that the six lots to be purchased by Cronin, Corboy and Brogan represented 33.037583% of the total front feet of the 22 lots to be held or used in conjunction with the trust.

The agreement further stated:

"It is anticipated by the parties to this agreement that they, and possibly others, will construct an income producing improvement on this property. If it is decided to so improve the property [McCarthy] may purchase not more than 50% of [the other] parties’ interest in Lots 12, 16, 21, 22, 28 and 32 by paying each of them the same fractional part of their total costs and expenses in said property, as [McCarthy] is buying, not to exceed 50%, plus 6% per annum on said fractional part of their cost commencing from the time the cost was incurred.”

In addition, the agreement provided that McCarthy would purchase the interest of any party who elected not to participate in an improvement of the property. McCarthy testified that this was a "temporary” or "bridge” agreement.

Pursuant to this agreement, Cronin and Corboy paid 25% of the cost of acquiring the six lots, which would amount to 8.2594% interest in the entire tract. Bogan paid the remaining 50% of the cost of acquiring the six lots, which would amount to a 16.5188% interest in the entire tract.

In late 1960, the parties agreed to improve the property with an office building; the plans called for a three-story building, with an infrastructure that would allow for a possible expansion to five floors. Cronin testified that in February 1961, he telephoned McCarthy to indicate that he and Corboy were concerned that they had nothing to indicate their interest in the venture. According to Cronin, McCarthy responded that he was unable to determine Cronin’s exact interest at that time. Cronin testified that he made a similar telephone call in September 1961, during which McCarthy indicated that he had not yet acquired all of the lots and did not know whether all of the lots were necessary. According to Cronin, McCarthy added that the percentage interests of the parties would change if some of the lots were not needed.

During 1961, development of the building proceeded. McCarthy acquired most of the lots discussed in the 1959 agreement. McCarthy obtained a building permit and broke ground on the project by April 11, 1961. McCarthy testified that he negotiated bids for construction with contractors and arranged for payment of contractors’ and architects’ fees before obtaining a construction loan secured by assets of the participants in late 1961.

According to McCarthy, before the building was completed, Bogan indicated that he wanted out of the investment. Cronin testified that in September 1961, McCarthy suggested that he, Cronin and Corboy purchase Bogan’s interest. McCarthy testified that on September 22, 1961, he, Cronin and Corboy agreed to expand the building by 21/2 floors. On November 2, 1961, the parties entered into an agreement which indicated that McCarthy would exercise his option under the 1959 agreement to purchase half of Bogan’s interest and Cronin and Corboy would purchase the remainder of Bogan’s interest. As Bogan held a 16.5188% interest in the entire tract, it would appear that McCarthy gained an additional 8.25% interest and Cronin and Corboy each gained an additional 4.125% interest from this transaction.

Tenants began occupying the building in February 1962, although the building was not completed until September or October 1962.

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Cite This Page — Counsel Stack

Bluebook (online)
637 N.E.2d 668, 202 Ill. Dec. 129, 264 Ill. App. 3d 514, 1994 Ill. App. LEXIS 1066, 1994 WL 313491, Counsel Stack Legal Research, https://law.counselstack.com/opinion/cronin-v-mccarthy-illappct-1994.