Jim Crawford v. Emilio Avila, M.D.

CourtAlaska Supreme Court
DecidedMay 27, 2015
DocketS15192
StatusUnpublished

This text of Jim Crawford v. Emilio Avila, M.D. (Jim Crawford v. Emilio Avila, M.D.) is published on Counsel Stack Legal Research, covering Alaska Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Jim Crawford v. Emilio Avila, M.D., (Ala. 2015).

Opinion

NOTICE Memorandum decisions of this court do not create legal precedent. A party wishing to cite such a decision in a brief or at oral argument should review Alaska Appellate Rule 214(d).

THE SUPREME COURT OF THE STATE OF ALASKA

JIM CRAWFORD, ) ) Supreme Court No. S-15192 Appellant, ) ) Superior Court No. 3AN-08-05147 CI v. ) ) MEMORANDUM OPINION EMILIO AVILA, M.D., individually, ) AND JUDGMENT* MACLOVIA AVILA, individually, ) and XELA, LLC, ) No. 1542 – May 27, 2015 ) Appellees. ) )

Appeal from the Superior Court of the State of Alaska, Third Judicial District, Anchorage, Andrew Guidi, Judge.

Appearances: Jim Crawford, pro se, Anchorage, Appellant. John W. Colver, Colver Law, LLC, Anchorage, for Appellees.

Before: Fabe, Chief Justice, Winfree, Stowers, Maassen, and Bolger, Justices.

I. INTRODUCTION A real estate developer and a property owner, through limited liability companies, entered into a contract to convert apartments into condominiums. The project failed and the real estate developer, personally, sued the property owner and his company. But the real estate developer’s judgment creditor levied on that lawsuit, held

* Entered under Alaska Appellate Rule 214. an execution sale, and then purchased and settled the developer’s lawsuit against the property owner. The developer again sued the property owner, alleging identical causes of action but in the formal name of the limited liability company that actually had signed the original contract. The developer also sought to vacate the earlier settlement agreement, arguing that it collusively undervalued his claim against the property owner. The superior court upheld the settlement agreement, dismissed the developer’s second suit based on collateral estoppel, and assessed enhanced attorney’s fees against the developer’s company. The developer appeals in his own name. We affirm the superior court’s decisions. II. FACTS AND PROCEEDINGS A. Hultquist Litigation In late 2004 Jim Crawford confessed judgment in favor of Hultquist Homes, Inc. Hultquist later filed the confession of judgment with the superior court, securing a final judgment against Crawford for roughly $51,000 in April 2006. B. Avila Litigation Although the record does not reflect the entity through which he did so, Crawford, apparently in his capacity as a real estate professional, represented Emilio Avila in July 2004, helping him acquire an apartment complex. Avila later consulted Crawford on managing the apartment complex. When Avila grew dissatisfied with his investment, Crawford suggested converting the apartments into condominiums for sale and conducted feasibility studies. In June 2006 Avila and Crawford entered into a contract for Crawford to provide his “personal services” as “real estate developer, listing and selling agent[,] and commercial mortgage banker,” with the intent to convert the apartments into condominiums and then sell them. The contract identifies Avila and Xela, LLC as the

-2- 1542 “client” and Alaska Real Estate, LLC as the “developer”; it also notes Century 21 Crawford Realty LLC as the brokerage operator, presumably for condominium unit sales. The contract was set for signature and signed only by Avila as the “Managing Member” of Xela and “Jim Crawford for the Managing Member” for Alaska Real Estate. At that time Xela was a limited liability company owned equally by Avila and his wife, Maclovia Avila, and Alaska Real Estate was a limited liability company owned entirely by Crawford’s wife, Teresa Crawford. Crawford was listed with the State of Alaska as Alaska Real Estate’s “registered agent” and also as a “member” with a “0” percent interest. But during the litigation he contended he was the LLC’s managing member when he signed the contract, stating that he and his wife would have “negotiated something, as to who got what” if the condo project became profitable. Crawford secured a construction loan for the project, as well as take-out financing for prospective condominium purchasers. Project progress lagged; only two units had been sold by March 2007. Inspectors eventually shut down the project for municipal building code violations. In February 2008 Crawford, acting pro se and in his own name, sued Avila, Maclovia Avila, and Xela (collectively Avila). Crawford alleged that: (1) Avila had hired substandard contractors whose work rendered the property unsalable; (2) Avila misrepresented his financial strength in connection with a mortgage Crawford applied for on Avila’s behalf; (3) Avila’s non-payment of marketing and advertising fees for the condominium project contributed to its failure; (4) Avila refused to comply with the project engineer’s recommendations, further contributing to the project’s failure; (5) Avila directly caused the project to fail, impairing the real estate listing contract with Teresa Crawford; (6) Avila did not deal fairly or in good faith under the contract; and (7) Avila defamed Crawford by blaming him for the project’s failure. Crawford sought over $1.1 million in damages.

-3- 1542 Avila counterclaimed against Crawford, adding Alaska Real Estate and Crawford Realty to the litigation and alleging that neither company had a “lawfully separate identit[y]” from Crawford. Avila’s counterclaim alleged breach of contract and fiduciary duties and sought damages. Crawford responded that the two companies had “lawfully separate identities” from him, but then stated: “For purposes of trial in this case, Plaintiff will however represent those parties, with the permission of the Court, pro se in keeping with the Defendants[’] statements in the Counterclaim.”1 C. Hultquist And Avila Litigations Intertwined Based on its 2006 judgment, Hultquist levied upon Crawford’s lawsuit against Avila. Crawford sought to quash the execution sale in the Hultquist litigation, arguing that: (1) his lawsuit was exempt from sale; (2) the sale would deprive him of his right to try the case and would diminish the case’s value; (3) the sale should be postponed until a “judgment or settlement is reached”; and (4) his confession of judgment was “obtained . . . under false promises.” Hultquist responded that “no legal exemption under Alaska statute [exists] for a chose in action.”2 The superior court in the Hultquist litigation permitted the execution sale to proceed.

1 But cf. AS 22.20.040(a)(2) (requiring corporation to appear in a court proceeding through an attorney unless exception has been explicitly made by law). Whether an individual, non-attorney may represent a limited liability company in court proceedings is unclear, but the issue is not before us. 2 A chose in action is: “1. A proprietary right in personam, such as a debt owed by another person, a share in a joint-stock company, or a claim for damages in tort. 2. The right to bring an action to recover a debt, money, or thing. 3. Personal property that one person owns but another person possesses, the owner being able to regain possession through a lawsuit. — Also termed thing in action.” BLACK ’S LAW D ICTIONARY 275 (9th ed. 2009) (emphasis in original), quoted with approval in McDonnell v. State Farm Mut. Auto. Ins. Co., 299 P.3d 715, 720 n.15 (Alaska 2013).

-4- 1542 The sale was publicly advertised and held at a courthouse in October 2008. The advertisement listed the personal property for sale as: “[A]ll rights, claims[,] and chose in action arising from or which could have been asserted in the lawsuit of James Crawford v. Xela, Inc., et al., case number 3AN-08-5147 civil.” Hultquist made an offset bid of $20,000 and was the highest bidder. According to Hultquist it then attended a settlement conference with Avila and Crawford to settle Crawford’s claim against Avila, but Crawford continued to assert an ownership interest, stymieing the negotiations.

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Jim Crawford v. Emilio Avila, M.D., Counsel Stack Legal Research, https://law.counselstack.com/opinion/jim-crawford-v-emilio-avila-md-alaska-2015.