Historic Charleston Holdings, LLC v. Mallon

673 S.E.2d 448, 381 S.C. 417, 2009 S.C. LEXIS 38
CourtSupreme Court of South Carolina
DecidedFebruary 17, 2009
Docket26601
StatusPublished
Cited by51 cases

This text of 673 S.E.2d 448 (Historic Charleston Holdings, LLC v. Mallon) is published on Counsel Stack Legal Research, covering Supreme Court of South Carolina primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Historic Charleston Holdings, LLC v. Mallon, 673 S.E.2d 448, 381 S.C. 417, 2009 S.C. LEXIS 38 (S.C. 2009).

Opinions

Chief Justice TOAL:

This appeal arises out of a master-in-equity’s order to dissolve a limited-liability company (LLC). The master distributed the remaining assets of the company between its two members, Appellant Gerard Mallon (“Mallon”) and Respondent Historic Charleston Holdings (“HCH”), and awarded HCH prejudgment interest and attorneys fees. The court of appeals reversed the master’s judgment and remanded the case for a full accounting of the LLC. This Court granted certiorari and we reverse.

Factual/Procedural Background

Mallon, HCH, and William Storen formed Dixie Holdings, LLC (“Dixie”) in June 1998 for the purpose of acquiring, owning, and developing property in Charleston. Priestly Coker (“Coker”), who along with his wife comprised the entire membership of HCH, handled the financial accounting and management of properties acquired by Dixie; Mallon, the owner of a construction company, handled repairs and renovations to the properties; and Storen, a licensed realtor, acted as the real estate agent for the properties Dixie placed for sale. Mallon and HCH each held a 49.5% share of Dixie and Storen apparently held 1%.1

Mallon and HCH were also equal members in Dixie Developers, LLC (“Dixie Developers”), a company organized just [424]*424one month prior to the organization of Dixie for the similar purpose of acquiring, owning, and developing property in Charleston. Although Dixie and Dixie Developers were distinct entities, the funds of the two companies were held in a single bank account under the name of Dixie Developers, on which both Coker and Mallon had signatory authority.

Dixie initially acquired four properties: 10 Felix Street, 12 Felix Street, 15 Felix Street, and 22 Felix Street. The sale of 12 Felix occurred in December 1998, and 10 Felix was sold in April 1999 after both had been repaired and renovated. The proceeds from the sale of these properties were used to reimburse authorized expense items associated with the particular piece of property being sold, and the net proceeds were equally distributed to HCH and Mallon. Meanwhile, Dixie Developers also acquired three properties which it renovated and placed for sale.

In late 1999, Mallon and Storen made the first of multiple requests from Coker for a full financial accounting of Dixie as well as copies of the company’s bank records. The computer printouts and documents provided by Coker, which Coker testified comprised his entire financial record collection, were apparently unsatisfactory to Mallon and Storen. Thereafter, in December 1999, Mallon, Storen, and Coker met to discuss their differences regarding the accounting for Dixie. An agreement signed by the parties at the meeting stated that sales of Dixie’s property would continue “while these matters are being dealt with” and further provided for the sales proceeds to be held in an escrow account in the meantime.

Around this same time, HCH sold its interest in Dixie Developers to Mallon, giving Mallon 100% interest in that company. The sale price of HCH’s interest purportedly reflected HCH’s one-half interest in the company minus HCH’s share of Mallon’s authorized expenses related to Dixie Developers’ properties, all three of which had sold prior to the buyout.

Following the December 1999 agreement between Mallon, Storen, and Coker, Dixie sold its remaining two properties. Number 15 Felix sold first in April 2000, and Mallon placed the net proceeds totaling $41,845.80 into a new Dixie Developers account he had opened as the now-sole member of that [425]*425entity. Mallon refused HCH’s demands to place the sale proceeds from 15 Felix into a “proper escrow account” in Dixie’s name in accordance with the parties’ earlier agreement. When 22 Felix later sold in December 2001, HCH and Mallon agreed to an equal distribution of the net proceeds without first placing the funds in escrow.

In October 2002, Storen dissociated from Dixie, leaving Mallon and HCH each with 50% of the company. That same month, unable to resolve their differences on the financial accounting and bank records for Dixie, and further unable to compel Mallon to move the sale proceeds from 15 Felix to an agreeable escrow arrangement or otherwise distribute HCH’s share of the proceeds, HCH filed a civil claim against Mallon, Dixie, and Dixie Developers, individually and in a derivative capacity as a member of Dixie. The complaint sought a judicial dissolution of Dixie along with a full financial accounting of both Dixie and Dixie Developers, injunctive relief for Mallon’s diversion of the 15 Felix proceeds, a declaratory judgment as to HCH’s rights as a member of Dixie, prejudgment interest, and attorneys’ fees.

Mallon initially responded to HCH’s complaint in a pro se letter in November 2002 indicating he was interested in submitting the issue to binding arbitration. After further communication, Mallon retained counsel, and the parties referred the case to a master-in-equity in May 2003. Around this same time, Mallon issued a memorandum alleging he was entitled to reimbursement for construction work he performed and other miscellaneous expenses associated with properties he owned with HCH. Mallon formally asserted these charges in October 2003 when pursuant to the master’s consent order, Mallon filed an amended answer in which he argued, among other things, that he was entitled to set off the proceeds from the sale of 15 Felix in the amount of his alleged expenses. Mallon’s itemization of his expenditures included charges associated with each of the Felix Street properties acquired by Dixie, as well as charges associated with the three properties acquired by Dixie Developers.

At trial, the master-in-equity found that HCH was entitled to one-half of the 15 Felix sale proceeds, plus pre-judgment interest on HCH’s share of the proceeds. The master further [426]*426ordered the dissolution and termination of Dixie within thirty days and awarded HCH statutory costs and attorneys’ fees and costs.

On appeal, the court of appeals reversed the master’s award to HCH of one-half of the 15 Felix proceeds and prejudgment interest, and remanded the case for a formal accounting of Dixie. See Historic Charleston Holdings v. Mallon, 365 S.C. 524, 617 S.E.2d 388 (Ct.App.2005). The court also held that the master did not abuse his discretion in awarding attorneys’ fees. Id. The court of appeals dismissed Mallon’s other arguments on grounds of issue preservation. Id. This Court granted certiorari to review the decision of the court of appeals, and Mallon raises the following issues for review:

I. Is Mallon entitled to a full accounting for Dixie Holdings and Dixie Developers?
II. Is HCH entitled to one-half of the proceeds from the sale of 15 Felix Street?
III. Did the master err in holding that the relief granted to HCH was justified by Mallon’s wrongful dissociation from Dixie?
IV. Did the master err in excluding evidence of Coker’s self-dealing and misappropriation of Dixie’s funds?
V. Did the master err in awarding prejudgment interest because the amount awarded HCH was not liquidated?
VI. Did the court of appeals err in holding that the master properly awarded HCH statutory costs and attorneys’ fees?

Law/Analysis

I. Accounting

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Bluebook (online)
673 S.E.2d 448, 381 S.C. 417, 2009 S.C. LEXIS 38, Counsel Stack Legal Research, https://law.counselstack.com/opinion/historic-charleston-holdings-llc-v-mallon-sc-2009.