Johnson v. Superior Court

38 Cal. App. 4th 463, 45 Cal. Rptr. 2d 312, 95 Daily Journal DAR 12723, 95 Cal. Daily Op. Serv. 7441, 1995 Cal. App. LEXIS 911
CourtCalifornia Court of Appeal
DecidedSeptember 20, 1995
DocketD022878
StatusPublished
Cited by28 cases

This text of 38 Cal. App. 4th 463 (Johnson v. Superior Court) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Johnson v. Superior Court, 38 Cal. App. 4th 463, 45 Cal. Rptr. 2d 312, 95 Daily Journal DAR 12723, 95 Cal. Daily Op. Serv. 7441, 1995 Cal. App. LEXIS 911 (Cal. Ct. App. 1995).

Opinion

*467 Opinion

HUFFMAN, Acting, P. J.

The petition in this case seeks reversal of summary adjudication granted by the trial court in favor of attorney defendants as to the professional negligence and breach of fiduciary duty counts contained in a broader action by certain limited partners against attorneys and their client. The lawyers, Sheppard, Mullin, Richter & Hampton and Christopher B. Neils (hereafter collectively Neils) rendered legal advice to the general partner of a limited partnership invested in land in Hawaii. After the partnership was dissolved, the former limited partners brought suit against the general partner and Neils, claiming they had been defrauded in the transaction resulting in their buyout and the dissolution of the partnership.

Neils first presented his motion for summary adjudication some two years ago, contending that he owed no duty to the limited partners and hence could not be faulted by them for claimed malpractice. (Code Civ. Proc., § 437c, subd. (f).) The trial court agreed. In our first writ review of this matter we returned the case to the trial court, ruling that a number of factual issues existed which precluded summary resolution. (Ronson v. Superior Court (April 14, 1994 (Cal.App.)) No. D020090.) The Supreme Court denied review of our opinion, but ordered it depublished. (Order of July 14, 1994.) Upon renoticing of the motion, the trial court held a new hearing, heard additional evidence which had been developed since the time of the first hearing, noted and reviewed the areas of factual problems which we had identified, and concluded that based on its new evidence and its heightened scrutiny of same its original conclusion (which we had reversed) was indeed correct; it again granted summary adjudication in favor of Neils.

We now have before us the additional evidence generated since our last review; we have received additional extensive briefing from counsel, and we have benefited from oral arguments. Our initial opinion in this case identified several potential avenues of liability of Neils, all of which seemingly depended upon unknown facts, which led us to the conclusion that “the issue of professional liability of the attorney defendants to the limited partners cannot be resolved as a matter of law.” Now, based on the added evidence and briefing, we are in a position to rule more definitively than was previously possible. 1 We are able to accept the trial court’s conclusion of no potential for liability on two of the three theories advanced by the plaintiffs, *468 but remain unconvinced of the defendant attorneys’ position on the third; hence we grant the petition to reverse the summary adjudication.

Factual Background

Manchester Hawaii Properties, Ltd. (MHP) is the Hawaii partnership created for this venture. The general partner was Torrey Enterprises, Inc. (TEI), which was controlled by Douglas F. Manchester (Manchester). The limited partners purchased interests in the partnership as an investment and tax shelter. The sole asset of the partnership was a ground lease in an industrial park. MHP subleased its improved ground lease to AMFAC Corporation (AMFAC).

In 1989 the fee owner offered to sell the underlying fee to MHP. At about the same time AMFAC was negotiating, secretly, with the fee owner, as well as with MHP, to acquire a greater interest in the realty. When Manchester learned of the fee owner’s intended offer he broke off negotiations with AMFAC and executed a purchase agreement listing his company, TEI, as the intended purchaser. Since the sales offer was limited to park lessees, however, a second purchase agreement, in May of 1989, was executed naming MHP as the purchaser.

The terms of purchase appeared very beneficial. The price was 40 percent below market value, and the rent collectible by MHP upon acquisition, and renegotiation, was 8.6 times that previously payable.

In June 1989 Manchester sent the limited partners a letter stating that their investment had run its course and that their tax consequences would now be adverse. The limited partners were given an opportunity to sell their interests to MHP and asked to contribute added capital if they elected not to sell. The letter did not reveal that (1) Manchester for the partnership had already committed to purchase the property, (2) the property was available exclusively to the partnership, (3) the rent had been increased, (4) the purchase price was very favorable, or (5) Manchester had granted himself as an individual the opportunity to buy the property from MHP if the limited partners did not contribute additional capital.

Meanwhile, in Hawaii, AMFAC was threatening to sue MHP for alleged breach of an oral agreement to sell the leasehold interest. Neils, who had *469 represented TEI and Manchester in other matters previously, was asked to assist in holding off the potential litigation until the partnership could obtain Hawaii counsel. Beginning May 31, 1989, as shown by billing records, Neils performed services for Manchester concerning the partnership’s property acquisition and the potential AMFAC litigation. On June 9, 1989, Neils in a letter to AMFAC stated that he represented the partnership and its general partner. Neils was also active during this period in attempting to find Hawaii counsel for the partnership, succeeding in this endeavor on June 21, 1989. Work nevertheless continued by Neils for some period thereafter on the property acquisition by the partnership.

During a deposition of Manchester taken by AMFAC, the issue of his communications with the limited partners was highlighted, apparently causing Manchester to think that additional information should be disclosed. In July, Manchester requested Neils review the situation and advise as to whether added communications should be sent to the limited partners. Neils reviewed various documents, including Manchester’s earlier letter to the limited partners, and also exemplar documents pertaining to the purchase of the limited partners’ interests. Neils then prepared a form letter to be sent to the limited partners, the objective being to satisfy Manchester’s fiduciary duties of full disclosure. Included was a proposed release form. Neils’s covering letter included the following statements:

“I have prepared and enclose herewith for you a rough draft of further correspondence to each of the limited partners.”
“Also some judgment is involved as to whether you want to ask the particular limited partner to sign a release, especially since that was not part of the document package that you sent out to each of them in early June. It is a bit complicated adding something to a deal unilaterally. I do not know whether the potential benefit of getting such a signed release is worth rocking the boat. . . .”
“In preparing them I have also been mindful of the general consensus to keep this new batch of documents as brief as possible. Obviously it would have been better to have been more complete in the first instance, and it makes it somewhat awkward to do so now. . . .”

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Bluebook (online)
38 Cal. App. 4th 463, 45 Cal. Rptr. 2d 312, 95 Daily Journal DAR 12723, 95 Cal. Daily Op. Serv. 7441, 1995 Cal. App. LEXIS 911, Counsel Stack Legal Research, https://law.counselstack.com/opinion/johnson-v-superior-court-calctapp-1995.