Fields v. Roark

630 So. 2d 1359, 1994 WL 10264
CourtLouisiana Court of Appeal
DecidedJanuary 19, 1994
Docket25426-CA
StatusPublished
Cited by3 cases

This text of 630 So. 2d 1359 (Fields v. Roark) is published on Counsel Stack Legal Research, covering Louisiana Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Fields v. Roark, 630 So. 2d 1359, 1994 WL 10264 (La. Ct. App. 1994).

Opinion

630 So.2d 1359 (1994)

Dr. Thomas H. FIELDS, Jr. and Donna Ann Comeaux Fields, Plaintiffs-Appellants,
v.
William E. ROARK, et al., Defendants-Appellees.

No. 25426-CA.

Court of Appeal of Louisiana, Second Circuit.

January 19, 1994.

*1360 Davenport, Files & Kelly by Thomas W. Davenport, Jr., Monroe, for third party plaintiffs.

Shotwell, Brown & Sperry by V. Gerald Dean, Monroe, for third party defendant.

Before SEXTON, VICTORY and STEWART, JJ.

VICTORY, Judge.

Third party plaintiffs/appellants, David I. Burkett, the law firm of Dimos, Brown, Erskine, Burkett & Smith, and New England Insurance Company (collectively "third party plaintiffs"), appeal a summary judgment granted in favor of third party defendant/appellee, Premier Bank, N.A. We affirm.

FACTS

On January 10, 1984, Dr. Thomas H. Fields, Jr., and Donna Ann Comeaux Fields (the "Fields"), sold the Malibu West Apartments to William E. Roark and Janice McBride Roark (the "Roarks"), for the sum of $725,000.00. The Roarks paid the Fields $65,000.00 cash, assumed the balance remaining on two of the Fields' outstanding promissory notes and mortgages, and gave the Fields a $303,183.13 promissory note secured by a second mortgage on the property purchased. By letter dated January 10, 1984, the Fields also agreed that when the Roarks obtained their own permanent loan, they would subordinate their second mortgage to that of the lender, as long as the new mortgage did not exceed $575,000.00.

On March 14, 1984, the Roarks refinanced the mortgage indebtedness that was assumed, by borrowing $565,000.00 from Deposit Trust Savings Bank ("Deposit"). The Roarks paid the two previously assumed promissory notes and mortgages with a portion of the loan proceeds. Deposit was granted a mortgage as security for payment of the loan; and, as agreed, the Fields subordinated their mortgage to Deposit's.

In June 1985, the Roarks again decided to refinance the mortgage indebtedness through a federally backed loan, commonly referred to as a "Freddie Mac" loan. The Roarks submitted an application through Deposit, an authorized "Freddie Mac" lender. Since the federal regulations applicable to this type of loan prohibited any other mortgage encumbrance on the property being used as security, it was necessary for the Roarks to remove the Fields' second mortgage from the public records of Ouachita Parish, Louisiana.

At the time of the proposed "Freddie Mac" refinancing, approximately $272,000.00 was owed by the Roarks on the promissory note given to the Fields in 1984. The Fields did not want the balance of the promissory note paid in full due to certain undesirable tax consequences. Likewise, the Fields did not want to lose their secured status. In order to avoid the adverse tax consequences and to at least partially maintain the Fields' secured status, the Roarks agreed to pay the Fields *1361 $40,000.00 cash and issue a $232,000.00 promissory note, secured by the pledge of a certificate of deposit in the amount of $207,000.00. This arrangement would have resulted in the $232,000.00 remaining balance being unsecured only to the extent of $25,000.00. Then, according to third party plaintiffs, the Fields' special second mortgage was to be cancelled.[1]

The certificate of deposit to be pledged as partial security for the new $232,000.00 note could not be issued in the Fields' names because this may have constituted "constructive receipt" of the money, and, if so, triggered the adverse tax consequences. Thus, it was agreed that the $207,000.00 certificate of deposit was to be purchased from Ouachita National Bank ("ONB")[2], and issued in the Roarks' names. Thereafter, the certificate of deposit was to be pledged to the Fields.

In preparation for the refinancing, the Fields tendered the $303,183.13 promissory note to David I. Burkett ("Burkett"), the Roarks' attorney and a member of the law firm of Dimos, Brown, Erskine, Burkett & Smith ("the Dimos law firm").

At the "Freddie Mac" loan closing on August 28, 1985, the tendered promissory note was surrendered to Deposit's attorney. A check in the amount of $247,000.00, was made jointly payable to "DAVID I. BURKETT, attorney for Thomas H. Fields, Jr. and WILLIAM E. ROARK." According to the third party plaintiffs, the check was made out in this way at the direction of Mr. Tom B. King, the Fields' C.P.A., in order to avoid "constructive receipt" of the money and the adverse tax consequences.

The $247,000.00 check was deposited in the client trust account of the Dimos law firm. On August 30, 1985, a $40,000.00 check payable to "Dr. and Mrs. Thomas Fields" was drawn on the trust account. On September 3, 1985, the Roarks issued their promissory note for $232,000.00, payable to the Fields. Thereafter, Mr. Roark delivered the $40,000.00 check and the promissory note to Dr. Fields. The Fields' second mortgage was erased from the public records of Ouachita Parish, Louisiana.

On August 30, 1985, the Dimos law firm drew a second check on its trust account with American Bank & Trust Company, in the amount of $207,000.00, made jointly payable to "Ouachita National Bank and William E. Roark." The proceeds of this check were to be invested by Mr. Roark at ONB in a certificate of deposit to be pledged as partial security for the $232,000.00 promissory note given by the Roarks to the Fields.

On August 30, 1985, Mr. Roark presented the check for deposit to Mr. A.W. Hood, Jr., then ONB's Senior Vice President. At that time, Mr. Hood and ONB had no knowledge about the agreement between the Roarks and the Fields. Mr. Roark deposited the check, and the certificate of deposit was issued in his name.

Approximately two to three weeks after the transaction, Mr. Roark requested that Burkett prepare a draft pledge agreement. Burkett prepared the draft pledge agreement, which was presented to ONB's trust department. Thereafter, the trust department sent the draft back to Burkett because the terms did not meet the bank's approval. Burkett then forwarded the draft document to Mr. King, with the suggestion that Dr. Fields, as ONB's customer, intervene to have the bank prepare the document. However, no agreement was ever executed, and the certificate of deposit was never pledged to the Fields.

Sometime in June or July 1986, the Fields desired to obtain cash for payment of a certain obligation unrelated to the Malibu West Apartments. Mr. King contacted Mr. Roark to inquire whether a portion of the certificate of deposit could be "cashed in" for this purpose. Upon this inquiry, it became apparent that the certificate of deposit was no longer in existence because, during the preceding ten to eleven months, Mr. Roark had withdrawn the money for other purposes.

*1362 Shortly thereafter, the Roarks defaulted on the $207,000.00 promissory note. On February 10, 1987, the Fields filed suit against the Roarks to obtain judgment for the balance due. A judgment was eventually granted in their favor. Thereafter, the Roarks filed Chapter 7 bankruptcy; however, via an adversary proceeding in the bankruptcy court, this debt, with respect to Mr. Roark, was declared not to be dischargeable due to his fraud.[3]

On January 4, 1988, the Fields filed suit against Burkett, the Dimos law firm, and its professional liability insurer, New England Insurance Company ("New England"), for conversion, misrepresentation and damages. By supplemental and amended petition, filed August 19, 1988, Mr. Roark was also named as a defendant in the lawsuit.

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Cite This Page — Counsel Stack

Bluebook (online)
630 So. 2d 1359, 1994 WL 10264, Counsel Stack Legal Research, https://law.counselstack.com/opinion/fields-v-roark-lactapp-1994.