John Norton And Kristine Norton, Apps. v. Graham & Dunn, P.c., Res.

Court of Appeals of Washington·Decided April 18, 2016·No. 72818-1·Unpublished

Opinion

IN THE COURT OF APPEALS OF THE STATE OF WASHINGTON

JOHN NORTON and KRISTINE No. 72818-1-1 NORTON, individually, and derivatively on behalf of LARCO-BOLIVAR DIVISION ONE INVESTMENT, LLC and SHELL LA PAZ, LLC; NORTHLAND CAPITAL, cr-

LLC, individually, and derivatively on behalf of NDG-BRYCON, LLC; and P.R.E. ACQUISITIONS, LLC, UNPUBLISHED OPINION

Appellants,

CT<

v.

GRAHAM AND DUNN, P.C., a Washington professional corporation,

Respondent. FILED: April 18,2016 Schindler, J. — John and Kristine Norton, individually and derivatively on behalf of Larco-Bolivar Investment LLC and Shell La Paz LLC; Northland Capital LLC,

individually and derivatively on behalf of NDG-Brycon LLC; and P.R.E. Acquisitions LLC (collectively, Norton) appeal summary judgment dismissal ofclaims against Graham & Dunn PC as barred by the three-year statute of limitations. Because the undisputed record shows Norton knew or in the exercise of due diligence should have known the

facts to timely file claims against Graham &Dunn alleging violation ofthe Washington

State Securities Act (WSSA), chapter 21.20 RCW; and aiding and abetting fraud, we affirm.

NDG Investments

John Norton owned a majority interest in Snelson Companies Inc. (Snelson). In early 2000, Norton hired business consultant William Prater "to evaluate my company and its performance and operations to see if I could improve its efficiency." According to Norton, Prater worked for Snelson "off and on" until 2006 or 2007.

Jose Luis Nino de Guzman Jr. is a former U.S. Bank employee and Peruvian national. In 2006, de Guzman left U.S. Bank to establish an investment company to engage in real estate development in Peru, NDG Investment Group LLC (NDG). Beginning in 2007, Prater worked as a business consultant for de Guzman and NDG. De Guzman planned to sell membership interests in limited liability companies (LLCs) to investors and use the money to purchase property for designated real estate projects in Lima, Peru. De Guzman formed Grupo Innova SA to act as the local real estate developer for NDG in Lima. The investors would receive the net proceeds after the development projects were sold.

On May 9, 2007, de Guzman and NDG retained the law firm of Graham & Dunn PC to form LLCs for designated real estate projects in Peru. In 2007, Graham & Dunn formed the first Delaware LLC for Arequipa LLC, a plan to develop a condominium project in Lima, Peru. In December 2007, NDG began selling membership interests in Arequipa LLC to investors.

In 2008, Prater suggested Norton and his business associates "consider investing in some of the projects" de Guzman was "putting together." According to

Norton, "Prater provided us with contact information of the appropriate representatives of NDG, their website and other information to facilitate our review." The NDG website stated that de Guzman founded NDG and Grupo Innova to develop "high quality housing, while also providing sustainable opportunities for American investors." The NDG website also identified Graham & Dunn as one of its "Partners" providing "all NDG legal work in the US." Norton said that according to the "promotional and investment materials," investor "returns of approximately 35 to 50% were to be expected and would be paid when the project was built out and sold, typically in 14 to 18 months."

Norton decided to purchase a membership interest in Larco-Bolivar Investment LLC (Larco-Bolivar LLC). Larco-Bolivar LLC planned to develop a commercial building in Lima, Peru. Norton signed the March 19, 2008 Larco-Bolivar LLC "Limited Liability Company Agreement" (LLC Agreement). The LLC Agreement states Graham & Dunn prepared the LLC Agreement and was acting as legal counsel "for the Company only." The LLC Agreement states the membership interests were not registered under federal or state securities laws and "[t]he availability of any exemption from registration must be established by an opinion of counsel."

Federal Law Disclosure and Limitations. The Membership Interests have not been registered under federal or state securities laws. Membership Interests may not be offered for sale, sold, pledged, or otherwise transferred unless so registered, or unless an exemption from registration exists. The availability of any exemption from registration must be established by an opinion of counsel, whose opinion must be satisfactory to [NDG].

On May 3, Norton wired $200,000 to U.S. Bank "to purchase our membership interest in Larco-Bolivar."

In spring 2008, Norton and Prater formed an investment company, Northland Capital LLC (Northland). Norton and Prater each owned a 50 percent interest in Northland. The partners agreed Prater would identify investments, Norton would fund the investments, and they would "split the profits."

After months of negotiation, on July 2, 2008, Norton sold Snelson for $76.4 million. On July 3, Graham & Dunn formed Shell La Paz LLC to develop a commercial building in Lima, Peru. Norton decided to invest in Shell La Paz LLC. Norton signed the July 3, 2008 Shell La Paz LLC Agreement and wired $500,000 to U.S. Bank to purchase his membership interest in the LLC.

On July 14, 2008, Graham & Dunn formed NDG-Brycon LLC to develop low cost housing real estate projects in Peru. On July 15, Northland wired $500,000 to U.S. Bank to purchase a 50 percent membership interest in NDG-Brycon LLC resulting in a "ten percent (10%)" ownership interest in Brycon International.

Graham & Dunn formed four more LLCs for de Guzman and NDG in 2008. On August 18, Graham & Dunn formed NDG-Brycon 2 LLC "to purchase an interest in Brycon International for the purpose of developing real estate projects in Peru." On September 2, Graham & Dunn formed Los Alamos Residential LLC "to fund development of a townhome complex in the Surco district of Lima." On November 5, Graham & Dunn formed Grau Residential LLC "to fund development of a 42-unit condominium in the Miraflores district of Lima." And on December 18, Graham & Dunn formed Jorge Chavez LLC "to fund development of a 39-unit condominium in the Miraflores district of Lima."

Graham &Dunn advised de Guzman and NDG that the LLCs were exempt from registration under Securities and Exchange Commission (SEC) Rule 506 of Regulation

D if the membership interests were sold only to accredited investors, and a "Form D" was filed within 15 days after the first sale of securities with a balance sheet or financial statement by an independent accountant. P.R.E. Acquisitions LLC Toward the end of July 2008, Norton, Prater, and de Guzman agreed to form P.R.E. Acquisitions LLC (P.R.E.) to act as a "land bank" for the NDG and Grupo Innova real estate development projects.

The concept was that P.R.E. would be given a markup on the land purchase and the LLCs would be guaranteed a price they could depend upon for the development and not be exposed to the rapidly raising prices in the marketplace in Peru. The general expected turnover on each land investment was 8 to 12 weeks, with no individual PRE investment to be tied up for more than 6 months.

Graham & Dunn formed P.R.E. as a Washington LLC. The Agreement designates de Guzman as the manager with responsibility for identifying and purchasing property that P.R.E. would "hold while the projects were planned by Grupo Innova and the funds were being raised in the U.S. by NDG." Northland owned 90 percent and de Guzman 10 percent of P.R.E. Memorandum of Understanding From the end of July through the beginning of November 2008, Northland wired approximately $9.8 million from P.R.E. to Grupo Innova in Peru to fund the purchase of properties for El Derby LLC, Los Alamos Residential LLC, El Incario LLC, and Grau Residential LLC.

In January 2009, Norton and Prater met with de Guzman in Peru to discuss the status of the P.R.E. investments. De Guzman admitted that without consulting Norton and Prater, he sold Los Alamos Residential LLC and used the funds to buy other properties.

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John Norton And Kristine Norton, Apps. v. Graham & Dunn, P.c., Res., (Wash. Ct. App. 2016).

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