FCM Investments v. Grove Pham, LLC

CourtCalifornia Court of Appeal
DecidedOctober 17, 2023
DocketD080801
StatusPublished

This text of FCM Investments v. Grove Pham, LLC (FCM Investments v. Grove Pham, LLC) 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
FCM Investments v. Grove Pham, LLC, (Cal. Ct. App. 2023).

Opinion

Filed 10/17/23

CERTIFIED FOR PUBLICATION

COURT OF APPEAL, FOURTH APPELLATE DISTRICT

DIVISION ONE

STATE OF CALIFORNIA

FCM INVESTMENTS, LLC, D080801

Plaintiff and Respondent,

v. (Super. Ct. No. RIC1902326)

GROVE PHAM, LLC, et al.,

Defendants and Appellants.

APPEAL from a judgment of the Superior Court of Riverside County, Daniel A. Ottalia, Judge. Reversed. Request for judicial notice denied. Enenstein Pham & Glass, Teri Thuy Pham, Philip M. Duclos and Thang Le, for Defendants and Appellants. Law Offices of Richard M. Foster and Richard Martin Foster for Plaintiff and Respondent. When parties agree to private arbitration, they bargain for very limited judicial review. One of the few grounds for vacating an arbitration award is misconduct on the part of a neutral arbitrator substantially prejudicing the

rights of a party. (Code Civ. Proc.,1 § 1286.2, subd. (a)(3).) Misconduct includes circumstances creating a reasonable impression of possible arbitrator bias. In this high-stakes commercial arbitration over a canceled real estate deal, the arbitrator found the seller in breach based largely on an assessment of witness credibility. In the arbitrator’s view, defendant Phuong Pham lacked credibility because she used an interpreter during the arbitration proceedings. Reasoning that she had been in the country for decades, engaged in sophisticated business transactions, and previously functioned in some undisclosed capacity as an interpreter, the arbitrator felt that her use of an interpreter at the arbitration was a tactical ploy to seem less sophisticated. Given the exceedingly narrow scope of judicial review of arbitration awards, assuring both the actual and apparent impartiality of a neutral arbitrator is crucial to the legitimacy of arbitration as a dispute resolution mechanism. Courts are empowered to act where that impartiality can reasonably be questioned. Here, the arbitrator’s credibility finding rested on unacceptable misconceptions about English proficiency and language acquisition. These misconceptions, in turn, give rise to a reasonable impression of possible bias on the part of the arbitrator requiring reversal of the judgment and vacating the arbitration award.

1 Undesignated statutory references are to the Code of Civil Procedure. 2 FACTUAL AND PROCEDURAL BACKGROUND

In January 2019, plaintiff FCM Investments, LLC (FCM) signed a Purchase Agreement to buy real property in Riverside, California from defendant Grove Pham, LLC (Grove), a company owned by Phuong Pham. Grove operated a nursing home on that property with resident patients. FCM agreed to pay Grove $7.45 million to buy the property, with an upfront deposit of $500,000. Escrow was to close in 30 days. Disputes arose during the due diligence process, with the parties extending the escrow closing date several times. When it signed the Purchase Agreement, FCM believed that Grove and Phuong Pham owned the license to the facility. It later learned, however, that the license was held by Kevin Longha and the entities Arlington Management, LLC and Arlington II Senior Care, LLC. Concerns grew as FCM was unable to obtain necessary financial records for the business. FCM was also worried that dropping patient numbers might suggest Longha and the Arlington entities were intentionally sabotaging the business in an effort to scuttle the deal so they could buy the property for themselves at a lower price. By April 2019, FCM filed a complaint in Riverside Superior Court

against Grove, Phuong Pham, Trish Pham (Phuong’s daughter),2 Longha, and the Arlington entities, alleging that their dilatory tactics were preventing completion of the sale. The Purchase Agreement contained two alternative

2 We refer to Phuong Pham and Trish Pham by their first names for clarity, intending no disrespect. We also refer to Phuong, Trish, and Grove collectively as the Phams for simplicity. Other parties named in FCM’s complaint did not participate in the eventual arbitration. FCM voluntarily dismissed the Arlington entities in October and November 2019, while Longha received a bankruptcy discharge in August 2021. Arbitration proceedings proceeded solely among FCM, Grove, Phuong, and Trish.

3 dispute resolution provisions. The parties were required to mediate “any dispute or claim arising between [FCM and Grove] out of this Agreement.” Any dispute that couldn’t be settled through mediation had to go to arbitration. Consistent with these provisions, the parties successfully mediated their dispute and signed a Joint Addendum in May 2019 amending the Purchase Agreement. Pursuant to the Joint Addendum, FCM increased the purchase price to $7.7 million and the deposit to $650,000. Escrow was set to close in July 2019, and all but three seller contingencies were lifted: (1) Grove had to maintain “at least 66 live-in patients”; (2) Longha had to permit use of his license for the nursing home for 12 months until FCM obtained its own; and (3) the license had to be kept in good standing with state regulatory agencies. Tensions developed soon after the Joint Addendum was signed, and

FCM pulled out of the deal before escrow could close.3 Grove and Phuong moved to compel arbitration in October. That December, the Phams stipulated to arbitrate their disputes before Honorable Judith C. Chirlin (Ret.) of Judicate West. The lawsuit was stayed pending arbitration. Arbitration proceeded over two days in June 2021. The central question was whether Grove breached its obligations under the Joint Addendum, justifying FCM’s cancellation of escrow. Ultimately, the arbitrator concluded that the Phams breached the Joint Addendum by failing to provide proof of 66 live-in patients or a notarized agreement regarding the use of Longha’s license. FCM was accordingly justified in terminating escrow

3 According to a declaration later filed by FCM’s counsel, FCM tried unsuccessfully to obtain a notarized agreement from Longha to operate the nursing home under his license. The Phams had until June 6, 2019 to turn over due diligence materials. Concerned about their delays, FCM pulled out to avoid losing its deposit. 4 and did not breach. FCM was awarded a return of its $650,000 deposit with interest, loss-of-bargain damages of $9.1 million plus interest, $127,040 in

attorney’s fees, and $20,048 in costs.4 In the arbitrator’s view, although the transaction “was rather complicated,” her decision in the case was “made easier by an evaluation of the credibility of the witnesses.” She felt the case was unique “both in 12 years of doing arbitration and 24½ years on the Los Angeles County Superior

Court, in that the lack of credibility issues are so rampant and obvious.” The arbitrator did not find Phuong or Trish credible. In explaining why, she highlighted as the key example Phuong’s use of an interpreter:

“Among the items that stand out, is Mrs. Pham’s use of an interpreter. While the Arbitrator understands that people for whom English is a second language frequently prefer to testify in their native language in important legal matters, Mrs. Pham’s use of an interpreter appeared to the Arbitrator to be a ploy to appear less sophisticated than she really is. She has been in the country for decades, has engaged in sophisticated business transactions and has herself functioned as an interpreter.”5

“That being said,” the arbitrator went on, “the one part of Mrs. Pham’s testimony that appeared truthful is that she did not want to sell the business and property to FCM because she believed she could sell it for more money than her agreement with FCM contemplated.”

4 There is no discussion whether Trish or Phuong were alter egos of Grove Pham or on what basis the arbitrator found them jointly responsible for contractual breach.

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FCM Investments v. Grove Pham, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/fcm-investments-v-grove-pham-llc-calctapp-2023.