Crowe v. Smith

848 F. Supp. 1258, 1994 U.S. Dist. LEXIS 3884, 1994 WL 106696
District Court, W.D. Louisiana·Decided March 28, 1994·No. Civ. A. 92-2164-M·Published·Cited by 7 cases

Opinion

RULING

NAUMAN S. SCOTT, District Judge.

Before the court are three Fed.R.Civ.P. 12(b)(6) Motions to Dismiss filed on behalf of defendants Robert P. McLeod, Lawson L. Swearingen and David E. Verlander, III (the Law Partners); Johnny E. Dollar; and Kirby 0. Price and Elmer G. Noah, II (Price & Noah). These defendants urge the court to dismiss the claims of plaintiffs, Larry D. Crowe, Pioneer Produce Co. and Sue Ellen Silman as the administratix of the succession of Reba Crowe (Crowe), on several identical grounds.

I. Factual Background

This lawsuit arises from a series of land development dealings centering on two properties known as Eagle Bend and Australia *1260 Island. In 1979, Crowe sold 410 acres of land known as the Forrest Tract and put up $700,000.00 in cash as a down payment to buy the 9,000-acre Morrissey Property in Mississippi. The total price of this land was $5.3 million. The Morrissey Family Trust financed the remaining $4.6 million owed on this property with a note'payable over 30 years at a 6% rate of interest. This land became known as Eagle Lake Farms. Crowe took out an additional $800,000.00 in loans from the Farmer’s Home Administration (FmHA) to develop the property and build 10 homes there.

In 1982, Crowe and James W. “Sonny” Smith became business partners and purchased 4,700 acres of land known as Australia Island from the Nelson Baker Hunt Trust. This property is located partly in Warren County, Mississippi (1,100 acres) and partly in Madison Parish, Louisiana (3,600 acres). The purchase price of this land was $5.2 million. The partners put up $400,-000.00 as a cash down payment, borrowed $2.8 million from Deposit Guarantee Bank, and signed a promissory note in the amount of $2. million, made payable to the Hunt Trust. Each partner signed the notes individually and the property was conveyed to them individually.

Troubles began in 1985 when, in an effort to develop Eagle Lake Farms more rapidly, Crowe sought a loan fi-om People’s Homestead Federal Bank for Savings (People’s). Instead of entering into a loan agreement, however, Crowe entered into a partnership with a wholly-owned subsidiary of People’s, Agrarian Development Corporation (Agrarian). People’s board of directors approved the partnership in a meeting on March 19, 1985. The Crowe/Agrarian partnership became known as Eagle Bend Development. In that same meeting, the directors also voted to give Russell Hart, the president of People’s, control over the operation of Eagle Lake Development. On April 3,1985, Crowe conveyed Eagle Bend Farms to the Eagle Bend Development partnership.

Under the partnership agreement, People’s assumed 50% of the Morrissey loan and 50% of the obligation to FmHA. People’s also agreed to pay the sum of $3.5 million to liquidate debts on the property and to create a $1 million capital account to finance future development of the project. In exchange, Crowe transferred to the partnership a 50% interest in his Eagle Lake assets, including the farmland, condominiums, houses, a flying service, and farm equipment.

Crowe alleges that, soon after the formation of the partnership, Russell Hart, the officers and directors of People’s, Dollar, the law firm of McLeod, Swearingen, Verlander, Dollar, Price & Noah, and Sonny Smith devised a plan to fraudulently acquire Crowe’s interest in Eagle Bend and to squeeze him out of his interest in Australia Island. The defendants’ purported scheme involved whipsawing Crowe in a flurry of legal proceedings (including the fraudulent institution of bankruptcy proceedings, liquidation actions, and foreclosure proceedings), starving Crowe for cash, and overpowering Crowe through their greater resources, such as their retainer of attorneys Dollar and Robert McLeod.

We need not detail the complex chronology of events Crowe alleges took place between 1986 and 1990 in furtherance of the defendants’ scheme to divest him of his interest in Eagle Bend and Australia Island. Instead, a brief, noncomprehensive listing of the allegations shall suffice. Crowe claims that the defendants 1 ousted him as farm manager; refused to allow Eagle Bend’s participation in a U.S. Department of Agriculture farm subsidies program; instituted a fraudulent foreclosure proceeding in West Carroll Parish, claiming that Crowe had used property there to cross-collateralize crop loans taken by the two farm partnerships; created an *1261 emergency situation to justify their obtaining Chapter 11 and Chapter 7 bankruptcy orders; refused to pay for the construction of .sewers and streets at Eagle Bend, thus preventing the sale of condominiums; forbid the leasing of land to farmers whose rent payments might have covered the note obligations; and demanded his payment, but not that of his partners Smith and Agrarian, of crop loans for Eagle Bend and Australia Island.

Crowe, now claiming he was financially exhausted and unable to continue litigation, entered into a Compromise Agreement with Agrarian. People’s incorporated MLM Systems, Inc. which, pursuant to the Compromise Agreement, acquired Crowe’s 50% interest in Eagle Bend Development. Crowe claims that People’s/Agrarian violated the Compromise Agreement by preventing Crowe from gaining title to an airplane and by failing to obtain his release from the FmHA mortgages on Eagle Bend.

RTC entered the picture on October 19, 1989, when, by order of the Director of the Office of Thrift Supervision (OTS), it was appointed as sole receiver of Old People’s. RTC reorganized the bank as People’s Homestead Savings, Bank, FSB (New People’s). By virtue of a Purchase and Assumption Agreement between New People’s and RTC-Receiver, also dated October 19, 1989, New People’s acquired the assets and some of the liabilities of RTC-Receiver. By further order of the Director of OTS, RTC was appointed conservator of New People’s.

After RTC put Eagle Bend up for sale, Crowe sought to repurchase the property and found financing with a group of Tennessee investors, who submitted a written purchase offer. RTC rejected the offer, ruling that the offer did not meet bidding conditions. On January 25, 1990, Crowe filed suit seeking to enjoin the sale of Eagle Bend. Crowe alleges that RTC attorneys told the court that the property was not for sale; accordingly, the motion for injunctive relief was denied on April 4, 1990. See Larry Dean Crowe v. Eagle Bend Development, et. al, No. 90-356 (La.Dist.Ct. 4th 1990). That same day, Sonny Smith purchased Eagle Bend for $10.00 and an assumption of the Morrissey note.

Free access — add to your briefcase to read the full text and ask questions with AI

Crowe v. Smith, 848 F. Supp. 1258, 1994 U.S. Dist. LEXIS 3884, 1994 WL 106696 (W.D. La. 1994).

848 F. Supp. 1258 (Crowe v. Smith) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related

Lussier v. Subaru of New England
2000 DNH 013 (D. New Hampshire, 2000)
Turkish v. Kasenetz
964 F. Supp. 689 (E.D. New York, 1997)
Crowe v. Smith
856 F. Supp. 1178 (W.D. Louisiana, 1994)