Jones v. Jones

903 N.E.2d 329, 179 Ohio App. 3d 618, 2008 Ohio 6069
CourtOhio Court of Appeals
DecidedNovember 24, 2008
DocketNo. 13-08-16.
StatusPublished
Cited by23 cases

This text of 903 N.E.2d 329 (Jones v. Jones) is published on Counsel Stack Legal Research, covering Ohio Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Jones v. Jones, 903 N.E.2d 329, 179 Ohio App. 3d 618, 2008 Ohio 6069 (Ohio Ct. App. 2008).

Opinion

Rogers, Judge.

{¶ 1} Defendant-appellant, Jay J. Jones, appeals from the judgment of the Seneca County Court of Common Pleas, Domestic Relations Division, ordering him to pay plaintiff-appellee, Evelyn Jones, $8,430.53, plus statutory interest from July 18, 2002, court costs incurred, and $2,000 of Evelyn’s reasonable attorney fees. On appeal, Jay argues that the trial court erred by denying his motion to dismiss for lack of subject-matter jurisdiction, that the trial court erred by denying his motion to dismiss for failure to state a claim, that the trial court erred in finding for Evelyn as she failed to present sufficient evidence of unjust enrichment to meet her burden of proof, that the trial court erred by denying his motion to dismiss for failure to join an indispensable party, and that the trial court erred in awarding attorney fees and costs to Evelyn without a presentation of evidence on the issue. Based on the following, we affirm in part and reverse in part the judgment of the trial court.

{¶ 2} In December 1999, Evelyn filed a petition for dissolution of her marriage to Jay in the Seneca County Court of Common Pleas, a petition that incorporated a separation agreement. During the course of the marriage, the parties had purchased a business called the “Whippy Dip,” for which they took out a line of credit (“home equity loan”) on their residence at 628 Northview Dr., Fostoria, Ohio (“the residence”), to help pay expenses of the business.

{¶ 3} In January 2000, the trial court approved the petition for dissolution and adopted the separation agreement. The separation agreement provided:

*622 The parties agree that Wife shall remain in the home and shall be responsible for all mortgage payments, utilities, taxes, insurance, and maintenance on said residence * * * and shall hold Husband harmless thereof. * * *
Since this real estate is also mortgaged in 1999 on a loan of Husband’s for his Whippy Dip business, the parties further agree as follows:
* * *
B. Husband shall make timely payments to Key Bank or their successor, for the Whippy Dip mortgage, on which the subject property above is also pledged as collateral.
* * *
The parties are also the owners of the real estate and business located at 400 S. Main St., Fostoria, Seneca County, Ohio, known as the Whippy Dip. * * *
* * %
The parties agree that Husband shall retain the said real estate and Whippy Dip business and shall be responsible for all mortgage payments, utilities, taxes, insurance, and maintenance on said real estate and business immediately upon signing of this agreement, and shall hold Wife harmless thereof.

{¶ 4} In September 2003, Evelyn filed a motion for contempt, or, in the alternative, a complaint for unjust enrichment, alleging that when she sold the residence, she was forced to pay off the remainder of the home equity loan for the Whippy Dip, which was Jay’s sole responsibility under the separation agreement, and that Jay refused to reimburse her for this payment.

{¶ 5} In February 2004, Jay filed a motion to dismiss Evelyn’s complaint for unjust enrichment and motion for contempt on the grounds that Evelyn failed to state a claim on which relief could be granted, that the court lacked subject-matter jurisdiction over the action, and that Evelyn failed to join an indispensable third party, Key Bank.

{¶ 6} In May 2004, the magistrate dismissed Evelyn’s motion for contempt, but found that her complaint for unjust enrichment properly stated a claim, that the trial court had subject-matter jurisdiction to enforce the separation agreement, and that Key Bank was not an indispensable party to the action.

{¶ 7} In July 2004, a hearing was held on Evelyn’s motion, at which the following testimony was adduced.

{¶ 8} Lou Ann Fleming, a relationship manager with Key Bank, testified that Jay had three loans that involved the Whippy Dip business. One loan was taken out on March 2, 1999, for $28,419.78, secured by the real estate on which the Whippy Dip was located, another on March 2,1999, for $55,244.90, secured by 699 shares of Quest Communications Stock, and a third loan on February 8, 1999, *623 that was a home equity line of credit for $44,000, secured by the residence; that two loans were dispersed from the home equity line of credit in March 1999; that Evelyn’s name was not on the February 1999 home equity loan; and that in March 2001, Key Bank subordinated the home equity loan to a loan from Old Fort Bank. She continued that a title company contacted her to find out what amount was owed on the home equity line of credit because Evelyn wanted to the sell the residence and was required to pay off this loan before selling, but that she told the title company she was required to get Jay’s permission before releasing the payoff figures because Evelyn was not on the loan.

{¶ 9} Evelyn testified that after the dissolution took place in 2000, she refinanced the original mortgage on the residence with Old Fort Bank to get a lower interest rate; that in order to obtain the refinancing, Key Bank was required to subordinate their home equity loan on the residence; that when she decided to sell the residence, she was told that the home equity loan must be paid in full; that she contacted Jay about making arrangements for him to pay off the home equity loan, but that he would only continue to tell her that “its not a good time, its not a good time”; that she paid off the home equity loan so she could sell the residence; that she never made any prior payments on the home equity loan and Jay always paid the home equity loan from the time of the dissolution agreement until she sold the residence; but that when she paid off the loan and sold the residence, he did not pay her anything.

{¶ 10} Charity Hazelton, a closing processor with Golden Key Title Agency, testified that she was the closing agent for Evelyn when she sold the residence; that while doing a title search, she discovered there was a home equity loan from Key Bank and a mortgage from Old Fort Bank on the residence; that when she attempted to obtain the payoff information for the Key Bank home equity loan, she was denied permission because the loan was solely in Jay’s name; that with Jay’s permission, they obtained the payoff information; and that a check was issued to Key Bank to extinguish the home equity loan.

{¶ 11} Claudia Myers, realtor for Wise Realty, testified that she was involved with the sale of Evelyn’s home; that during the selling process, she discovered there was a home equity loan on the house that was for Jay’s Whippy Dip business; that she contacted Jay to inform him that they were going to pay off the home equity loan, but that he needed to pay Evelyn back because it was not a gift on her part; that he stated he understood the transaction and what he was required to do; and that the payoff on the home equity loan was $8,430.53.

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Cite This Page — Counsel Stack

Bluebook (online)
903 N.E.2d 329, 179 Ohio App. 3d 618, 2008 Ohio 6069, Counsel Stack Legal Research, https://law.counselstack.com/opinion/jones-v-jones-ohioctapp-2008.