Engineering Etc. Corp. v. Longridge Inv. Co.

153 Cal. App. 2d 404
CourtCalifornia Court of Appeal
DecidedAugust 22, 1957
DocketCiv. No. 22126
StatusPublished
Cited by15 cases

This text of 153 Cal. App. 2d 404 (Engineering Etc. Corp. v. Longridge Inv. Co.) 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
Engineering Etc. Corp. v. Longridge Inv. Co., 153 Cal. App. 2d 404 (Cal. Ct. App. 1957).

Opinion

153 Cal.App.2d 404 (1957)

ENGINEERING SERVICE CORPORATION (a Corporation), Respondent,
v.
LONGRIDGE INVESTMENT COMPANY (a Corporation) et al., Defendants; MELVIN GORDON et al., Appellants.

Civ. No. 22126.

California Court of Appeals. Second Dist., Div. Two.

Aug. 22, 1957.

Frank C. Wood, Jr. and David Mellinkoff for Appellants.

A. W. Brunton for Respondent.

ASHBURN, J.

Defendants Melvin Gordon, Sam Adams, Joseph H. Waxer, Frederick W. Henderson and Wayne Guthrie, appeal from a decree of foreclosure of a mechanic's lien which holds them personally liable for the amount of plaintiff's claim of $16,839.61, principal and interest. [1] Henderson and Guthrie have filed no briefs, thus abandoning their appeals. [fn. 1]

[2a] The principal argument presented on behalf of appellants is that the court erred in holding them personally liable for an obligation incurred in the name of Henderson or Longridge Investment Company; subsidiary contentions are that they were not liable as joint venturers and that it was error to hold that Longridge was their alter ego. The soundness of these arguments involves a consideration of the entire story of an attempted subdivision of certain mountainous property situated near the intersection of Mulholland Drive and Coldwater Canyon in the Los Angeles area. [3] In reviewing the evidence we necessarily accept as established all inferences favorable to respondent which find substantial support in the evidence. (New v. New, 148 Cal.App.2d 372, 383 [306 P.2d 987].)

Henderson, who had had previous experience in subdivision work and considered himself an expert therein, selected this land and entered into an escrow for its purchase, making an *408 initial deposit of $5,000. That money was borrowed by him from his lawyer and friend, defendant Gordon. Defendant Sam Adams was the uncle of Gordon's wife and also a client of his. The three men entered into a written joint venture agreement on October 9, 1952, which recited Henderson's arrangement to purchase this land for $40,000 cash and a trust deed note for $209,700; stated that he lacked the cash and the other two parties were to make it available. They agreed to furnish $41,000 to complete the escrow; Henderson agreed to provide $20,000 "for the purpose of obtaining engineering studies" of the property. Adams and Gordon further agreed that they would make an additional $20,000 available for general purposes after Henderson had made the said $20,000 expenditure for engineering. He agreed, upon acquiring title, to convey the land to Westwood Bonded Escrow Company as trustee to hold same "for the purposes of the trust agreement by and between the parties hereto, as expressed therein." Paragraph 5 provides: "It is agreed by and between the parties hereto that the trust hereinabove indicated is being created to keep the legal title to said real property from becoming subject to a cloud because of the death, divorce, or legal disability, of any or all of the parties hereto, which occurrence could affect the ability of the individuals to convey a good and sufficient marketable title to said real property without court proceedings." Any profits were to be devoted to repayment of capital contributed by the respective parties, then to payment of the trust deed note and the remainder to be divided in the proportions of 50 per cent to Henderson and 25 per cent each to Adams and Gordon. Paragraphs 7 and 8 provide for participation and investment by other persons and that they should be listed as beneficiaries of the trust. A bank account was to be established and money drawn upon the signatures of any two parties to the agreement, i.e., Henderson, Adams and Gordon. The document is entitled "Joint Venture," the understanding is therein referred to as a venture and the participants as venturers. That this was in fact a joint venture is conceded by all counsel.

The contemplated trust agreement was made on November 1, 1952. It named 16 beneficiaries, including Henderson and the three appellants, Gordon, Adams and Waxer. All of the named beneficiaries had invested in the enterprise prior to the execution of the declaration of trust except Henderson, who was to have a 50 per cent interest just as he had under *409 the previous joint venture agreement. [4] This is a dry trust (see 89 C.J.S. 17, p. 730). The trustee handles no funds, takes no part in management of trust affairs and acts only upon joint direction of Henderson, Gordon and Adams. The written declaration of trust acknowledges conveyance to Westwood of the real property without consideration and for purposes of the trust, declares the respective interests of the beneficiaries and imposes upon the trustee this obligation: "To Convey said real property to the Beneficiary, or to such person, firm or corporation as shall have been directed in writing, by Fred W. Henderson, Melvin Gordon, and Sam Adams, acting together, and the Trustee shall not be required to inquire into the propriety of any such direction, nor put to any expense because of such direction." It is expressly declared that the trustee has no duty to collect rentals, pay taxes and assessments, or to pay or attend to payment of interest or principal upon any lien on the property. The term of the trust is declared to be 21 years "unless sooner revoked or terminated." Section 5 says: "This Trust may be amended, revoked or terminated at any time upon the written direction of Fred W. Henderson, Melvin Gordon and Sam Adams, acting together. No amendment, however, shall enlarge the duties or responsibilities of the Trustee nor affect its fees hereunder without its written consent."

In its general features this declaration is a typical business or Massachusetts trust, but all powers of management reside in the three named representatives of the beneficiaries. It should be noted that none of the investors' money went to the trustee; it was paid into a bank account handled by the three original joint venturers and known as the Henderson-Adams- Gordon account. This reservation of complete management to the representatives of the beneficiaries and to the exclusion of the trustee leaves the participants in the status of partners or joint venturers and deprives them of the advantage of a true trust arrangement. [5] In the leading case of Goldwater v. Oltman, 210 Cal. 408, 418 [292 P. 624, 71 A.L.R. 871], the court says, concerning Massachusetts or business trusts: "By the weight of authority, where the trustees have complete control of the business, the creators of the trust are treated as are the cestuis que trust of an ordinary equitable trust, and are exempt from direct personal liability to the creditors of the business; but if the trustees are subject to the control of the creators of the trust, the latter or their successors are liable as partners." The quoted rule was *410 adopted as the law of this state. Bernesen v. Fish, 135 Cal.App. 588, 602 [28 P.2d 67], after reviewing the authorities, says: "When the instant case is measured by these rules it is evident that the control of the trustee over the property of the trust estate is far too limited and the control over it and the actions of the trustee by the beneficiaries is too complete to permit any doubt of the fact that the trust here in issue cannot be classified as a Massachusetts or Business Trust.

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Bluebook (online)
153 Cal. App. 2d 404, Counsel Stack Legal Research, https://law.counselstack.com/opinion/engineering-etc-corp-v-longridge-inv-co-calctapp-1957.