Faith Assembly v. Titledge of New York Abstract, LLC

106 A.D.3d 47, 961 N.Y.S.2d 542

This text of 106 A.D.3d 47 (Faith Assembly v. Titledge of New York Abstract, LLC) is published on Counsel Stack Legal Research, covering Appellate Division of the Supreme Court of the State of New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Faith Assembly v. Titledge of New York Abstract, LLC, 106 A.D.3d 47, 961 N.Y.S.2d 542 (N.Y. Ct. App. 2013).

Opinion

OPINION OF THE COURT

Dickerson, J.

Introduction

The plaintiff religious corporation operates the Faith Assembly Church in Richmond Hill, Queens. In June 2006, the [49]*49plaintiff borrowed $2.2 million from CMAC, LI) in part to perform renovations to the church and open a day care center. The loan was secured by a mortgage on the church premises. At closing on June 27, 2006, the plaintiff and CMAC, LP executed an escrow agreement with the defendant Titledge of New York Abstract, LLC (hereinafter Titledge). Under the terms of the escrow agreement, approximately $640,000 of the loan proceeds was to be deposited in escrow with Titledge, and sums from these proceeds were to be periodically released to the plaintiff to reimburse it, inter alia, for the cost of certain interior work and establishing the day care center. The escrow agreement expressly recited that it was made between the plaintiff, CMAC, LI) and “Titledge, an authorized agent” for the defendant Stewart Title Insurance Company (hereinafter Stewart).

More than three years later, in October 2009, the plaintiff commenced this action against several parties, including Titledge and Stewart, alleging that Titledge’s principal, Jonathan Boxman, had misappropriated more than $400,000 of the loan proceeds which had been deposited into escrow. The plaintiff asserted five causes of action seeking to hold Stewart liable on the theory that Titledge had entered into the escrow agreement as Stewart’s agent, and that Stewart was thus responsible for the alleged misconduct of Titledge and Boxman. The plaintiff also asserted a sixth cause of action against Stewart alleging that it owed the plaintiff a fiduciary duty which it had breached by failing to advise the plaintiff that Boxman had misappropriated escrow funds. Stewart moved to dismiss the complaint insofar as asserted against it pursuant to CPLR 3211 (a) (1) and (7), relying primarily on its underwriting agreement with Titledge to argue that Titledge did not have authority to enter into the escrow agreement as its agent. The Supreme Court denied Stewart’s motion in its entirety, and thereafter adhered to that determination upon reargument.

For the reasons which follow, we reject Stewart’s argument that the language of its underwriting agreement with Titledge conclusively establishes, as a matter of law, that Titledge lacked the authority to enter into the escrow agreement as its agent. Accordingly, upon reargument, the Supreme Court properly denied those branches of Stewart’s motion which were to dismiss the causes of action premised on an agency theory pursuant to CPLR 3211 (a) (1). However, upon reargument, the Supreme Court should have granted that branch of Stewart’s motion which was to dismiss the cause of action premised on breach of fiduciary duty because that claim was not asserted [50]*50with sufficient particularity to satisfy the pleading requirements of CPLR 3016 (b).

Factual and Procedural Background

The plaintiff, Faith Assembly, also known as Faith Assembly Church, is a religious corporation which operates a church in Richmond Hill, Queens. On June 27, 2006, the plaintiff borrowed $2.2 million from CMAC, LP At the loan closing on that date, the plaintiff and CMAC, LP executed an escrow agreement with Titledge. Under the terms of the escrow agreement, approximately $640,000 of the loan proceeds was to be deposited in escrow with Titledge, and sums from these proceeds were to be periodically released to the plaintiff to reimburse it, inter alia, as expenses were incurred for interior renovation work and establishing a day care center. The escrow agreement described Titledge as “an authorized agent” for Stewart, and the plaintiff alleges that Titledge indeed entered into that agreement as Stewart’s agent.

By July 31, 2008, after certain valid draws were made from the escrow funds, the balance in the escrow account was $451,443.85. Beginning on or about December 4, 2008, several demands were made to Titledge directing the release of the escrow funds to the plaintiff. However, the funds were not remitted to the plaintiff. The plaintiff claims that, following an investigation, it learned that a number of unauthorized transfers of the escrow funds had occurred, and that, as of December 4, 2008, only $15,087.37 remained in the escrow account. The plaintiff never approved of any reduction in the balance of the escrow funds below $451,443.85. The funds in the escrow account were allegedly misappropriated by Jonathan Boxman, a controlling member, principal, and officer of Titledge. According to the plaintiff, on October 29, 2009, an indictment was filed against Boxman in the United States District Court, Eastern District of New York, in connection with his misappropriation of escrow funds.

By summons and complaint filed in the Queens County Supreme Court on October 23, 2009, the plaintiff commenced this action against, among others, Stewart, Titledge, Boxman, and CMAC, LE The complaint alleged that, at all relevant times, Titledge acted as agent for Stewart. The complaint further alleged that Stewart knew or should have known that Titledge was holding itself out as an agent for Stewart. The complaint alleged, upon information and belief, that Stewart and Titledge [51]*51had executed an agreement which permitted Titledge to act as agent for Stewart. In addition, Titledge allegedly had executed the escrow agreement with the plaintiff as “an authorized agent for STEWART.” Thus, the complaint alleged that, in connection with the escrow agreement, Titledge was acting as an authorized agent for Stewart.

According to the plaintiff, pursuant to the terms of the escrow agreement, $640,693.50 from the proceeds of the loan was deposited with Titledge as escrowee. Valid draws against the escrow funds were made following the initial deposit. As of July 31, 2008, the balance of the escrow funds was $451,443.85.

On or about December 4, 2008, the defendant CN CMAC, LLC, successor to CMAC, LR and the plaintiff agreed that there was no further need to maintain the escrow account and that the escrow funds should be released to the plaintiff. On or about December 4, 2008, the defendant Church Mortgage Acceptance Co., LLC (hereinafter Church, LLC), on behalf of CMAC, LR issued a letter to Titledge, to the attention of the defendant Jonathan Boxman, directing the release of the escrow funds to the plaintiff in the amount of $451,443.85, plus interest accruing since July 31, 2008. The funds were not remitted to the plaintiff.

On or about December 30, 2008, Church, LLC, again acting on behalf of CMAC, LR issued a letter to Stewart directing the release of the escrow funds to the plaintiff. Again, the funds were not remitted to the plaintiff.

As of December 4, 2008, the balance in the escrow account had been depleted to $15,087.37. Notwithstanding the plaintiffs demands, the escrow funds totaling $451,443.85, plus interest accruing since July 31, 2008, were not returned to the plaintiff. Upon investigation, the plaintiff learned that, after July 31, 2008, a number of unauthorized transfers of the escrow funds had occurred. The plaintiff specified that it never authorized any transfers which would have depleted the escrow funds below $451,443.85.

The complaint set forth a total of 33 causes of action. This appeal involves the six causes of action that were asserted against Stewart.

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Bluebook (online)
106 A.D.3d 47, 961 N.Y.S.2d 542, Counsel Stack Legal Research, https://law.counselstack.com/opinion/faith-assembly-v-titledge-of-new-york-abstract-llc-nyappdiv-2013.