Duffin v. Duffin

2024 UT App 154
CourtCourt of Appeals of Utah
DecidedOctober 31, 2024
Docket20221098-CA
StatusPublished

This text of 2024 UT App 154 (Duffin v. Duffin) is published on Counsel Stack Legal Research, covering Court of Appeals of Utah primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Duffin v. Duffin, 2024 UT App 154 (Utah Ct. App. 2024).

Opinion

2024 UT App 154

THE UTAH COURT OF APPEALS

JAMES MARLO DUFFIN JR., Appellant, v. BRANDY ELIZABETH DUFFIN, Appellee.

Opinion No. 20221046-CA Filed October 31, 2024

BRANDY ELIZABTH DUFFIN, Appellee, v. JAMES M. DUFFIN III, Appellant.

Opinion No. 20221047-CA Filed October 31, 2024

BRANDY ELIZABETH DUFFIN, Appellant, v. JAMES MARLO DUFFIN JR. AND JAMES M. DUFFIN III, Appellees.

Opinion No. 20221098-CA Filed October 31, 2024

Third District Court, Salt Lake Department The Honorable Andrew H. Stone No. 200900444

Troy L. Booher and Taylor P. Webb, Attorneys for James Marlo Duffin Jr. Duffin v. Duffin

Julie J. Nelson and Mitchell J. Olsen, Jr., Attorneys for James M. Duffin III T. Jake Hinkins and Renee L.H. Blocher, Attorneys for Brandy Elizabeth Duffin

JUDGE JOHN D. LUTHY authored this Opinion, in which JUDGES MICHELE M. CHRISTIANSEN FORSTER and AMY J. OLIVER concurred.

LUTHY, Judge:

¶1 While James M. Duffin III (James 1) and Brandy Elizabeth Duffin were married, they worked with a builder to construct a house (the Property), which they moved into after it was completed. When James and Brandy later sought a divorce, James argued that his father, James Marlo Duffin Jr. (Marlo), who had paid at least $410,875.42 of the $429,875.42 purchase price for the Property, owned the Property. Without resolving the issue of who owned the Property, the court presiding over the divorce found that any interest James or Brandy had in the Property was not marital property. We reversed that decision upon Brandy’s appeal, concluding that whatever interest James or Brandy had in the Property—if any—was marital property. See Duffin v. Duffin, 2022 UT App 60, ¶ 32, 511 P.3d 1240, cert. denied, 525 P.3d 1262 (Utah 2022).

¶2 During the pendency of the divorce proceedings, Marlo filed a quiet title action against James and Brandy, requesting a declaration that Marlo is the owner of the Property. Brandy brought a counterclaim against Marlo for civil conspiracy and crossclaims against James for negligent misrepresentation, fraudulent non-disclosure, fraudulent conveyance, civil conspiracy, and a violation of Utah’s Uniform Voidable

1. Because the parties share a surname, we refer to them by first names, with no disrespect intended by the apparent informality. Moreover, because two of the parties share a given name, we distinguish them according to the names used in the briefing.

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Transactions Act (the UVTA). She also sought a declaratory judgment “that James had a legal interest in the Property.”

¶3 Brandy later filed a motion for summary judgment on her claims against James, relying on the fact that James had failed to provide initial disclosures. James did not respond to that motion, and the district court granted summary judgment against him subject to a trial on the issue of damages. Marlo then argued that he could not receive a fair jury trial if the issue of his liability was going to be tried together with the issue of damages as to James because in such a trial, the court would inform the jury that James was already liable for civil conspiracy and Marlo was the only possible co-conspirator. The court rejected that argument, and a jury subsequently found that James was the sole owner of the Property and that James and Marlo were liable for civil conspiracy. The jury awarded Brandy compensatory and punitive damages against both James and Marlo. Each party now appeals, and this opinion resolves all three appeals.

¶4 James appeals the district court’s grant of Brandy’s unopposed summary judgment motion. We conclude that Brandy’s summary judgment motion did not establish a basis for judgment as a matter of law and that the court thus erred by granting summary judgment against James. We therefore reverse the grant of summary judgment and vacate the subsequent damages awards and associated declaratory judgment.

¶5 Marlo appeals the district court’s decision not to bifurcate his and James’s trials. We determine that the court abused its discretion by not bifurcating the trials. Thus, we vacate the judgment against Marlo, including the damages awards and the associated declaratory judgment.

¶6 Brandy appeals the punitive damages awards that were entered in her favor, asserting that the amounts of those awards were inadequate in light of the compensatory damages awarded in her favor. Because our resolution of James’s and Marlo’s

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appeals results in our vacating the punitive damages awards Brandy now contests, we dismiss Brandy’s appeal as moot.

BACKGROUND

The Purchase of the Property

¶7 James and Brandy were married in 2015. See Duffin v. Duffin, 2022 UT App 60, ¶ 2, 511 P.3d 1240, cert. denied, 525 P.3d 1262 (Utah 2022). They sought and obtained preapproval for a home loan of up to $360,000, and in April 2016 they entered into a purchase agreement with Ivory Homes for a home to be constructed in West Jordan. See id. ¶ 3. James paid a security deposit of $1,000 to Ivory Homes from an account in his name, though he later admitted that money from Brandy’s income may also have been in that account. See id. ¶ 3 & n.2. James later testified that Marlo reimbursed him for the $1,000. See id. ¶ 3.

¶8 In June 2016, James’s grandfather paid $18,000 to Ivory Homes as a pre-construction deposit, which “James asserted . . . was actually an advance on [Marlo’s] inheritance” from the grandfather. Id. ¶ 4. In February 2017, on the day before closing, James sent an email to Marlo titled “Loan Contract,” which said that Marlo was “dispensing a loan of $429,875.42 to purchase [the Property]” and that James was responsible for repaying the loan. Id. ¶ 5. The next day, Marlo paid the outstanding balance on the Property—$410,875.42—to the title company. See id. ¶¶ 1, 4. A warranty deed listing only James as grantee of the Property was then recorded, and James and Brandy moved into the home. See id. ¶ 6.

¶9 In February 2018, James executed and recorded a new warranty deed adding Marlo to the title of the Property. See id. ¶ 7. Later, “Brandy contended that the ‘marriage was struggling and divorce was a very real possibility’ at the time James added [Marlo] to the title of the [P]roperty.” Id.

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The Divorce Proceedings

¶10 James and Brandy separated in July 2018, and the following month, James petitioned for divorce. See id. ¶ 8. In the divorce proceedings, Brandy requested that the Property be sold and the equity be divided equally between her and James. See id. ¶ 10. James asserted that he had purchased the Property on Marlo’s behalf, though James admitted he had never informed anyone that he was acting as Marlo’s agent and he was unaware of any written evidence indicating that he had been acting on Marlo’s behalf. See id. ¶ 11.

¶11 Marlo also testified that James was acting on his behalf and that he never intended the Property to be a gift to James. See id. ¶ 12. Like James, Marlo admitted to the lack of documentary evidence of an agency relationship between him and James. See id. But he said, “[I]t was always understood between my son and me that that was my house.” Id. Marlo stated that although he had discussed the Property with James many times, he had never had any conversation with Brandy about the financial aspects of the purchase. See id. ¶ 14.

¶12 Brandy agreed that she had never had a conversation with Marlo about the financial aspects of the purchase of the Property, and she testified that James had never talked to her about purchasing the Property on Marlo’s behalf. See id. ¶ 15.

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2024 UT App 154, Counsel Stack Legal Research, https://law.counselstack.com/opinion/duffin-v-duffin-utahctapp-2024.