Fountain Valley Corp. v. Wells

19 V.I. 607, 98 F.R.D. 679, 37 Fed. R. Serv. 2d 1325, 1983 U.S. Dist. LEXIS 15272
CourtDistrict Court, Virgin Islands
DecidedJuly 22, 1983
DocketCivil No. 1981/310
StatusPublished
Cited by23 cases

This text of 19 V.I. 607 (Fountain Valley Corp. v. Wells) is published on Counsel Stack Legal Research, covering District Court, Virgin Islands primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Fountain Valley Corp. v. Wells, 19 V.I. 607, 98 F.R.D. 679, 37 Fed. R. Serv. 2d 1325, 1983 U.S. Dist. LEXIS 15272 (vid 1983).

Opinion

O’BRIEN, Judge

MEMORANDUM OPINION AND ORDER

This is the continuation of issues which were raised in the “companion” case of Wells v. Rockefeller, 19 V.I. 481 (D.V.I. 1983). The Court in Civ. No. 82-212 dismissed the claims of "Patrick Wells on the ground that they were actually compulsory counterclaims which should have been asserted in the present case. Wells v. Rockefeller, 97 F.R.D. 42 (D.V.I. 1983). After that decision, Mr. Wells, through [611]*611counsel, has filed in the present matter a motion to set aside the entry of default judgment dated September 29,1982, simultaneously requesting permission to file an answer and counterclaim.1 Oral argument was held and counsel on both sides submitted a number of briefs on this matter. Because the Court finds that defendant Wells has not raised a meritorious defense and that his failure to respond herein was culpable, the motion to set aside is denied.

I. FACTS

On April 1, 1968, the parties herein entered into a 12-year lease agreement where plaintiff Fountain Valley Corporation (“FVC”) leased 64 acres of land to defendant Wells (“Wells”) upon which he set up a tree and shrubbery nursery. The nursery was established primarily to furnish the landscaping for an anticipated development project which would expand the resort area of Fountain Valley Golf Course to include homes and a resort hotel. The facts are set out in more detail in Wells v. Rockefeller, 97 F.R.D. 42 (D.V.I. 1983). Apparently, in 1977 or sometime before, Wells had defaulted on the terms of the lease and the lease was terminated. On September 29, 1977, the parties entered into a Partial Surrender of Lease whereby the original lease was reinstated, payment of past and future rentals due was extinguished, and the Wells Landscape Corp., Inc., and Fountain Valley Nursery, Inc., corporations of which defendant was president, quitclaimed any right they may have had in the 64 acres “by reason of assignment, joint venture or otherwise.”

After the expiration of the lease, FVC sought possession of the property and filed this action for forcible entry and detainer pursuant to 28 V.I.C. §§ 782 and 785. Because Wells could not be located in the Virgin Islands after a number of attempts, service by publication was permitted under 5 V.I.C. § 112.2 The last date of publica[612]*612tion was March 27, 1982, and Wells was served by certified mail on July 19, 1982.3 FVC did not fully comply with § 112: the publication notice failed to show the date of the Court’s order permitting publication and it incorrectly required an appearance by Wells within three days instead of 30 days.

On August 19,1982, FVC filed a motion for entry of default and a motion for default judgment which Wells received by certified mail on August 24, 1982. He never responded. The Clerk of the Court entered a default for failure of the defendant to appear and this Court entered a default judgment on September 29, 1982. FVC was granted restitution of the premises.

Prior to the Court’s entry of judgment, Wells filed a complaint against FVC and others, in Civ. No. 82-212, for, among other things, malicious interference with business relationships and fraud and deceit in the formation of the 1968 lease agreement. He sought rescission of the lease, an equitable lien in the 64 acres of land, and an accounting upon the dissolution of an alleged joint venture agreement which pre-dated the 1968 lease agreement. The Court granted the motion to dismiss filed by defendants Rockefeller and others on the ground that these were compulsory counterclaims as defined by Fed. R. Civ. P. 13(a) which should have been raised in the present action. Wells v. Rockefeller, supra. Wells now raises basically these same arguments as counterclaims and requests that the default judgment be vacated.

II. DISCUSSION

The law in this circuit does not favor default judgments and any doubt should be resolved in favor of setting them aside. [613]*613Gross v. Stereo Component System, Inc., 700 F.2d 120 (3d Cir. 1983), Tozer v. Charles A. Krause Milling Co., 189 F.2d 242, 245 (3d Cir. 1951). The Third Circuit has set out three factors to determine whether a default judgment should be set aside pursuant to Fed. R. Civ. P. 60(b): 1) will the plaintiff be prejudiced by the set aside; 2) does the defendant have a meritorious defense; and 3) did culpable conduct on the part of the defendant lead to the default. Feliciano v. Reliant Tooling Co., Ltd., 691 F.2d 653, 656 (3d Cir. 1982).

A. Prejudice to the Plaintiff

FVC argues that it will be prejudiced by the set aside in that it has procured an interested buyer of the Fountain Valley property which includes the 64 acres in dispute. FVC states that the sale negotiations were carried out in reliance upon the default judgment entered in September 1982. Wells argues that FVC cannot be prejudiced because all persons interested in buying the property were put on notice that there was a question as to title of the property. A notice of lis pendens in Civ. No. 82-212 was filed by Wells before the default judgment was entered in this case. When Civ. No. 82-212 was dismissed on March 2, 1983, Wells, in this action, filed another notice of lis pendens on March 14, 1983. Further, FVC indicates in its Memorandum in Opposition to the Motion to Set Aside the Judgment (“Plaintiff’s Opposition”) at 24, that if the judgment is reopened, the sale could probably be renegotiated, although the new agreement may be less desirable. While the Court finds that the plaintiff would be somewhat prejudiced, this factor standing alone would not tip the scales in favor of maintaining the default judgment.

B. Meritorious Defense

The second factor that the Court must consider is whether the defendant has a meritorious defense. A meritorious defense is one which, from the study of the complaint and the proposed answer, if the allegations of the defendant’s answer are established, the allegations would constitute a complete defense. Tozer, supra, 189 F.2d at 244. Wells in his proposed answer argues as a defense that the lease was procured through fraud and misrepresentation. In his proposed counterclaim, he argues that there was a continuing conspiracy from 1971 through 1982 to divest him of his interest in an alleged joint venture agreement which pre-dated the lease agreement.

Wells also filed an amended answer where he added the following defenses: 1) no subject matter and personal jurisdiction because of the failure of service of process; 2) fraudulent convey[614]*614anee;4 3) interference with the joint venture assets which entitles him to an accounting;5 and 4) entitlement to gather his harvest that he planted prior to the service of notice to quit.6

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Bluebook (online)
19 V.I. 607, 98 F.R.D. 679, 37 Fed. R. Serv. 2d 1325, 1983 U.S. Dist. LEXIS 15272, Counsel Stack Legal Research, https://law.counselstack.com/opinion/fountain-valley-corp-v-wells-vid-1983.