Huff v. Harrell

941 S.W.2d 230, 1996 WL 682083
CourtCourt of Appeals of Texas
DecidedJanuary 16, 1997
Docket13-95-216-CV
StatusPublished
Cited by31 cases

This text of 941 S.W.2d 230 (Huff v. Harrell) is published on Counsel Stack Legal Research, covering Court of Appeals of Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Huff v. Harrell, 941 S.W.2d 230, 1996 WL 682083 (Tex. Ct. App. 1997).

Opinion

OPINION

FEDERICO G. HINOJOSA, Jr., Justice.

Appellants, Hubert L. Huff and Joan Huff (the Huffs), leased a convenience store in Ingleside, Texas, to Harrell Petroleum Company (Harrell Petroleum), a Texas corporation, for a period of fifteen years, beginning in July 1981. With the Huffs’ consent, the lease was assigned to J’s Food Stores in 1985. When J’s failed to perform on the lease in 1989, the Huffs looked to Harrell Petroleum and majority owner, T.A. Harrell, Jr. (Harrell), for performance. Harrell died in 1990. Alleging that Harrell gave an oral personal guarantee in exchange for the consent, the Huffs sued Jean F. Harrell, individually and as independent administratrix of the Estate of T.A. Harrell, Jr. (Estate), and Jackie Hines. The trial court signed a take-nothing judgment against the Huffs on January 25, 1995. The Huffs have limited their appeal to appellees, the Estate and its ad-ministratrix, Jean Harrell. The Huffs challenge the judgment by fifteen points of error. We affirm.

In 1981, the Huffs sold their interest in a convenience store operation to Harrell Petroleum. Leases for store facilities located on property that the Huffs owned in Corpus Christi and in Ingleside were included in this transaction. Only the Ingleside lease is at issue in this case. Until 1985, Harrell Petroleum paid rent and ad valorem taxes, provided insurance, and was responsible for the maintenance of the property. In October 1985, Harrell Petroleum sold its convenience store operation to J’s, which was owned by Ashraf Kapadia, and sought to assign the *234 leases to J’s. However, the lease terms required Harrell Petroleum to obtain the Huffs’ consent prior to any assignment.

The Huffs contend that they were not initially in favor of the assignment to J’s because of Kapadia’s poor financial showing. However, when they realized that Harrell Petroleum would remain bound by the terms of the lease should the assignment fail, the Huffs consented to the assignment. The Huffs argue that they consented to the assignment in exchange for Harrell’s oral personal guarantee. There were no witnesses to this oral agreement.

J’s failed to comply with the terms of the lease almost immediately by not providing the Huffs with accountings of sales for 1985 and 1986. These accountings were essential to calculations of additional rent that was due when net grocery sales at a leased location exceeded $300,000. In May 1987, the Huffs sent a letter to J’s demanding an accounting and any additional rent that was due. In addition, the Huffs noted that J’s base rent payments were delinquent or short for the months of April and May. In accordance with the consent agreement, the Huffs sent a copy of the demand letter to Harrell Petroleum. During 1988, J’s ceased to conduct business at the Ingleside location, but the Huffs were not informed of this fact. Nevertheless, J’s continued to pay rent until June 1989. After several attempts to contact Ka-padia about J’s lack of performance, the Huffs notified Harrell of the default. Between J’s last payment in June 1989 and Harrell’s death in March 1990, the Huffs received no payments on the lease obligation from either J’s, Kapadia, Harrell Petroleum, or Harrell. In addition, the Huffs were forced to pay ad valorem taxes on the property which, according to the lease, were the responsibility of the lessee or its assignee. During this time, the Huffs did not assert any right to satisfaction under Harrell’s alleged oral guarantee.

After discovering that Kapadia was not financially able to meet J’s obligations under the assignment, the Huffs sought relief from Harrell Petroleum and Harrell. According to the Huffs, it was shortly thereafter that they learned of Harrell Petroleum’s dissolution in April 1987. The Huffs claim that notice of dissolution was not given to them or other creditors. In addition, they assert that some minority shareholders of Harrell Petroleum were unaware of the dissolution. Although all of Harrell Petroleum’s assets and liabilities were assumed by Harrell, and later his Estate, the Huffs’ claim was not honored.

The Huffs then filed suit against the Estate and Harrell’s beneficiaries based on 1) breach of contract, 2) foreclosure of equitable lien, 3) fraud, 4) conspiracy, 5) interference with a contract, and 6) breach of Harrell’s oral guarantee. The jury found the following:

1) Harrell did not orally agree to assume primary responsibility for the lease;
2) Harrell Petroleum breached the Ingle-side lease;
3) Harrell and Harrell Petroleum were alter egos;
4) Harrell Petroleum was used as an unfair device to evade an existing legal obligation;
5) Harrell denuded Harrell Petroleum of its assets;
6) the net value of Harrell Petroleum’s assets at the time of the dissolution was $505,080;
7) Harrell or his Estate paid out $741,847 on behalf of Harrell Petroleum since its dissolution;
8) the Huffs were entitled to damages in the amounts of $67,200 for rent and $9,400.97 for ad valorem taxes;
9) the Huffs were not entitled to compensation for repair and preservation of the Ingleside lease property;
10) the Huffs were entitled to $25,000 to $30,000 in attorney’s fees for trial preparation and trial; and
11) Hugh Huff took exclusive possession of the Ingleside property on January 11,1990.

Each party filed motions for judgment on the verdict, and the trial court rendered a take nothing judgment against the Huffs.

*235 Judicial Admissions and Waiver

By their first point of error, the Huffs contend that the trial court erred in entering a take-nothing judgment against them because appellees judicially admitted that Harrell assumed the lease obligation of Harrell Petroleum, and the jury found that the Huffs sustained damages when Harrell Petroleum breached the lease.

According to the Huffs, appellees made the following statement in their motion for summary judgment:

The undisputed evidence in this case indicates that T.A Harrell, Jr., made adequate provisions for the payments of the debts of Harrell Petroleum Company as follows:
1. The assets and liabilities of Harrell Petroleum Company were assumed by T.A Harrell, Jr., and those obligations were paid through his death.

The Huffs contend that this is a judicial admission that at the time of dissolution, Harrell, and subsequently his Estate, assumed Harrell Petroleum’s obligations.

Appellees argue that the Huffs waived any reliance on this admission because they did not object to the admission of controverting evidence or to the submission of an issue bearing on the facts admitted. We will first address appellees’ assertion of waiver.

Assertions of fact in the live pleadings of a party, not pleaded in the alternative, are regarded as formal judicial admissions. Houston First Am. Sav. v. Musick,

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Bluebook (online)
941 S.W.2d 230, 1996 WL 682083, Counsel Stack Legal Research, https://law.counselstack.com/opinion/huff-v-harrell-texapp-1997.