Era Advantage Realty, Inc. v. River Bend Development Co.

663 A.2d 656, 284 N.J. Super. 92, 1994 N.J. Super. LEXIS 628
CourtNew Jersey Superior Court Appellate Division
DecidedJune 22, 1994
StatusPublished
Cited by2 cases

This text of 663 A.2d 656 (Era Advantage Realty, Inc. v. River Bend Development Co.) is published on Counsel Stack Legal Research, covering New Jersey Superior Court Appellate Division primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Era Advantage Realty, Inc. v. River Bend Development Co., 663 A.2d 656, 284 N.J. Super. 92, 1994 N.J. Super. LEXIS 628 (N.J. Ct. App. 1994).

Opinion

O’HAGAN, J.S.C.

Following a bench trial involving the plaintiff, ERA Advantage Realty, (hereafter sometimes referred to as ERA) and the defendant, River Bend Development Corp., (hereafter sometimes referred to as River Bend), the court found in favor of the plaintiff, entering judgment against River Bend. Since the evidence established that the corporation had been dissolved, the court ruled that the individual shareholders were responsible to the plaintiff if the remaining assets of the defendant corporation were not sufficient to satisfy the judgment. The individual shareholder’s liability was to be limited to their percentage of ownership of the stock of the corporation as reflected in the proceeds of the sale of the former corporate asset (real estate situated in Howell Township, New Jersey) to Millstone Charlton Builders. The sales proceeds were far in excess of the judgment entered in plaintiffs favor.

T. Daniel McCloskey, Esq., a shareholder of River Bend filed a post trial motion to intervene and, thereafter, to challenge the [96]*96ruling as it pertained to the liability of the individual shareholders. The intervenor, one of several attorneys at law owning stock in the defendant corporation, contended that the plaintiff was barred from making a claim against the shareholders by virtue of the provisions of N.J.S.A 14A:12-13(1)(b) and 14A:12-15. The intervenor asserted, among other things, that ERA was required to institute a separate action to make its claim against the individual shareholders or, at the least, to amend its complaint to allege a cause of action against the shareholders in their individual capacities. The intervenor argued as well that principles of res judicata, equitable estoppel, and the entire controversy doctrine barred the plaintiffs recovery from the shareholders in their individual capacities. Finally, he contended that fundamental principles of due process precluded the plaintiffs recovery from the shareholders as the result of their non-participation in the underlying suit.

The court notes initially that the intervenor’s application was not filed in a timely fashion, given the court’s earlier direction. The court, however, grants the motion to intervene pursuant to R. 4:33-1, finding that the issues raised by the intervenor are substantial and require determination by the court. See State v. Lanza, 39 N.J. 595, 190 A.2d 374 (1963). Further, there is a well established preference in our system of jurisprudence to resolve issues on their merits. Handelman v. Handelman, 17 N.J. 1, 109 A.2d 797 (1954). This approach is most appropriate in a circumstance where relaxation of the rules causes no prejudice to the adversary on the merits of the case. Diodato v. Camden Cty. Park Comm’n, 136 N.J.Super. 324, 346 A.2d 100 (App.Div.1975). Finally, the rules are to be relaxed when the interests of justice require. Id.; R. 1:1-2.

The substantive basis of the intervenor’s motion is denied. The court finds, in the circumstances of this case, that the individual shareholders are responsible to the plaintiff to the extent of their share of the proceeds of the sale of the real property to Millstone Charlton Builders. N.J.S.A 14A:12-13; 14A: 12-19.

[97]*97A brief recitation of the facts pertinent to the controversy between the individual shareholders and the plaintiff corporation is appropriate. River Bend owned real estate situated in Howell Township, New Jersey. River Bend secured appropriate municipal approvals to allow development of a large warehouse project. The plaintiff, a real estate brokerage firm, was retained to sell the warehouse units. In that capacity, with the knowledge of the defendant corporation, the plaintiff showed the property to representatives of Millstone Charlton Builders. Although the representatives of Millstone Charlton Builders did not disclose the same to the plaintiffs, they were interested in purchasing the property. Thereafter, without notice to the plaintiff or any of its sales representatives, the property was sold to Millstone Charlton Builders. The contract of sale specifically provided that no real estate broker, agent or firm was in any way responsible for this transaction.

Subsequently, the plaintiff instituted suit and effected service upon the defendant corporation. Thereafter, but prior to the closing, the corporation was dissolved. The shareholders, in dissolution, received compensation from the sale in direct proportion to their ownership interest in River Bend. The court, at this stage, infers that no monies were retained to satisfy any potential judgment recovered by the plaintiff.

Neither prior nor subsequent to the dissolution were the plaintiffs given formal notice of same as provided by N.J.S.A. 14A:12-12. However, during discovery the plaintiff learned of the dissolution but did not amend its complaint to serve the individual shareholders.

The procedural history of the case, thereafter, took a winding course which ultimately resulted in the judgment in favor of the plaintiff. Along the way there were summary judgment motions granted in favor of the defendant corporation regarding various aspects of the plaintiffs claim.

First, the court will address the intervenor’s arguments concerning the entry of judgment without the direct participation of [98]*98himself or other shareholders at the trial. The court notes initially that any liability of the shareholders arises solely as a consequence of the corporate dissolution and the subsequent sale of the real estate. Had there been no dissolution, the shareholders would have no personal liability. Dorn v. Transport of N.J., 200 N.J.Super. 159, 164-65, 491 A.2d 1 (App.Div.1984). Rather, the plaintiff would have been limited to collection on its judgment from the defendant corporation. Shapiro v. Solomon, 42 N.J.Super. 377, 383, 126 A.2d 654 (App.Div.1956). In that sense, the obligation of the individual shareholders arises solely as a result of their succession to the corporation’s assets from the sale of the real estate. See N.J.S.A. 4:12—13(1)(b); Dorn v. Transport of N.J., supra, 200 N.J.Super. at 164-65, 491 A.2d 1. Their obligation to the plaintiff may, therefore, be considered derivative in nature. Dorn v. Transport of N.J., supra, 200 N.J.Super. at 164-65, 491 A.2d 1 (corporation is separate entity from shareholders and insulates them from liability for corporate obligations).

As noted above, the intervenor argues that ERA can only lawfully collect against the shareholders personally if a separate action had been instituted against the shareholders when plaintiff learned of the dissolution or, in the alternative, if plaintiffs complaint was amended to allege such claim. He contends that N.J.S.A. 14A:12-15, read in pari materia with N.J.S.A 14A:12-13, compels such action.

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Bluebook (online)
663 A.2d 656, 284 N.J. Super. 92, 1994 N.J. Super. LEXIS 628, Counsel Stack Legal Research, https://law.counselstack.com/opinion/era-advantage-realty-inc-v-river-bend-development-co-njsuperctappdiv-1994.