Hess v. I.R.E. Real Estate Income Fund, Ltd.

629 N.E.2d 520, 255 Ill. App. 3d 790, 195 Ill. Dec. 935
CourtAppellate Court of Illinois
DecidedFebruary 26, 1993
Docket1—90—0107, 1—90—0177 through 1-90-0185, 1-90-0373, 1-90-0374 cons.
StatusPublished
Cited by37 cases

This text of 629 N.E.2d 520 (Hess v. I.R.E. Real Estate Income Fund, Ltd.) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Hess v. I.R.E. Real Estate Income Fund, Ltd., 629 N.E.2d 520, 255 Ill. App. 3d 790, 195 Ill. Dec. 935 (Ill. Ct. App. 1993).

Opinion

JUSTICE COUSINS

delivered the opinion of the court:

The consolidated appeals before this court involve class actions. Twelve consolidated appeals arose from a violation of section 12C of the Illinois Securities Law of 1953 (Ill. Rev. Stat. 1985, ch. 121½, par. 137.1 et seg.), which requires all persons who sell securities to register with the Secretary of State. Each of the defendants sold securities to at least one of the plaintiffs through unregistered brokers.

Plaintiff Hess dealt only with defendant I.R.E Real Estate Income Fund, Ltd. (IRE). On May 20, 1988, Hess brought a class action on behalf of all persons who purchased securities through the unregistered brokers against 16 defendants who used the services of the unregistered brokers. On November 1, 1988, the trial court dismissed the class allegations due to lack of standing.

Subsequently, Hess joined additional plaintiffs who purchased securities from each of the other defendants and filed an amended class action complaint on November 29, 1989. On April 28, 1989, the trial court again dismissed the class allegations due to lack of standing.

Finally, beginning on May 17, 1989, Hess and the other 11 plaintiffs filed individual complaints against the defendants. On December 15, 1989, the trial court ordered certain defendants to repurchase shares from those plaintiffs, including Hess, who had filed individual claims within the three-year limitations period. As to the remaining plaintiffs who had not filed claims within three years, the trial court held that the limitations period was not tolled during the pendency of Hess’ class action claims, and dismissed the claims as untimely. We affirm in part and reverse in part.

Backgbound

Under Illinois law, all persons who sell securities are required to register with the Secretary of State. (Ill. Rev. Stat. 1985, ch. 121½, par. 137.8A.) The sale of securities by unregistered brokers constitutes a violation of the Illinois Securities Law of 1953 and gives the purchaser the right to rescind the sale. (Ill. Rev. Stat. 1985, ch. 1211/a, pars. 137.12C, 137.13A.) Rescission is the only remedy available for this type of violation, however, and compliance with the conditions set forth in the statute is a prerequisite to recovery. Before a purchaser can bring a cause of action under the Securities Law, he must give notice to the seller of his election to rescind the sale. Ill. Rev. Stat. 1985, ch. 121½, par. 137.13B.

This litigation arises out of the sale of securities in the form of interests in 16 separate real estate limited partnerships to approximately 1,600 people during the years 1985 and 1986. The securities were issued by the defendants, among others, and sold to the plaintiffs through one or more of the following brokers: Earl Dean Gordon, Kenneth F. Boula, Financial Concepts Ltd., and KFB Securities, Inc. Gordon and Boula owned and controlled both Financial Concepts and KFB Securities.

In August of 1986, the Illinois Secretary of State entered an order of prohibition against Gordon and Boula. The order found that Gordon and Boula had violated the Illinois Securities Law by selling securities without being properly registered and prohibited Gordon and Boula from continuing to sell securities in this illegal manner.

In 1986, prior to the date the Secretary of State began investigating Gordon and Boula, Hess purchased a security interest in one of the defendants, IRE, through these brokers. On May 20, 1988, Hess brought suit on behalf of herself and all others who purchased securities from the unregistered brokers against 16 defendants. The four-count complaint alleged a violation of the Illinois Securities Law, common law fraud, a violation of the Illinois Consumer Fraud and Deceptive Business Practices Act (Consumer Fraud Act) (Ill. Rev. Stat. 1989, ch. 121V2, par. 261 et seq.), and a breach of fiduciary duty. Before any hearing on the merits, the complaint was amended twice to correct technical matters. 1 All defendants moved to dismiss Hess’ second amended complaint pursuant to section 2 — 615 of the Code of Civil Procedure (Ill. Rev. Stat. 1989, ch. 110, par. 2 — 615) for lack of standing and failure to state a cause of action.

On November 1, 1988, the trial court dismissed all claims except Hess’ individual claim against IRE. The trial court dismissed the class claims primarily because it found that Hess had no standing to bring suit against defendants with whom she had never dealt. With respect to count I, the court also held that Hess could not rescind on behalf of the members of the class she purported to represent. Finally, the court held that Hess had failed to state a cause of action in counts II through IV. The court granted Hess leave to amend the complaint.

On November 29, 1988, Hess filed her third amended complaint. In an effort to cure the standing problem, Hess joined as additional representatives at least one plaintiff who had made a purchase from each of the defendants. The third amended complaint contained a single count which alleged a violation of the Illinois Securities Law; the claims for fraud and breach of fiduciary duty were dropped. Again, all defendants moved to dismiss the complaint pursuant to section 2 — 615 of the Code of Civil Procedure on the ground that Hess lacked the ability to make an election to rescind on behalf of others and, therefore, was unable to represent the members of the purported class.

On April 28, 1989, the trial court dismissed the class claims in the third amended complaint, but allowed Hess’ individual claim against IRE. The court held that the right to rescind a sale under the Hlinois Securities Law is a personal right and, therefore, Hess was unable to represent the members of the purported class. The trial court agreed to stay its order for five days to allow Hess to bring a motion to appeal under Supreme Court Rule 308 (134 Ill. 2d R. 308).

Hess did not attempt to appeal from the court’s dismissal of her third amended complaint, but instead brought a motion for leave to file a fourth amended complaint on May 18, 1989. The motion also sought leave to intervene on behalf of 145 persons who also purchased interests in defendant IRE.

The fourth amended complaint did not contain a prayer for class relief; plaintiff sought only individual relief against IRE for herself and the interveners. The complaint contained three counts. Like the third amended complaint, the plaintiffs alleged a violation of the Illinois Securities Law. In addition, the plaintiffs also purported to resurrect the claims for breach of fiduciary duty and consumer fraud that were eliminated from the third amended complaint.

On May 17, 1989, various additional plaintiffs began to file individual actions against the defendants. A total of 11 lawsuits were filed in addition to the Hess suit. Each of these individual suits contained the same three claims for relief as the Hess complaint. Beginning on May 22, 1989, hundreds of other persons who purchased interests in the defendant partnerships sought leave to intervene in the pending individual lawsuits.

On August 28, 1989, the trial court granted Hess leave to file a fourth amended complaint.

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Bluebook (online)
629 N.E.2d 520, 255 Ill. App. 3d 790, 195 Ill. Dec. 935, Counsel Stack Legal Research, https://law.counselstack.com/opinion/hess-v-ire-real-estate-income-fund-ltd-illappct-1993.