LAMONTAGNE BUILDERS, INC. v. Brooks

910 A.2d 1162, 154 N.H. 252, 2006 N.H. LEXIS 153
CourtSupreme Court of New Hampshire
DecidedOctober 20, 2006
Docket2005-409
StatusPublished
Cited by26 cases

This text of 910 A.2d 1162 (LAMONTAGNE BUILDERS, INC. v. Brooks) is published on Counsel Stack Legal Research, covering Supreme Court of New Hampshire primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
LAMONTAGNE BUILDERS, INC. v. Brooks, 910 A.2d 1162, 154 N.H. 252, 2006 N.H. LEXIS 153 (N.H. 2006).

Opinion

DUGGAN, J.

The defendant, R. Scott Brooks, appeals a decision of the Superior Court (Sullivan, J.), awarding the plaintiff, LaMontagne Builders, Inc. (LBI), attorney’s fees and costs. Defendants Bank of New Hampshire, Bowman Green Development Corporation, and HABS/CDM, Inc. did not participate in this appeal. We affirm in part, reverse in part and remand.

This case involves protracted litigation over payment for services under a construction agreement between LBI and defendants Bowman Brook Purchase Group and R. Scott Brooks. This is the second time this matter has come before us. A detailed account of the underlying facts of this case can be found in our previous decision, see LaMontagne Builders v. Bowman Brook Purchase Group, 150 N.H. 270 (2003). For the purpose of this appeal, however, we recite the pertinent factual and procedural background below.

LBI is a corporation engaged in road building, site development, house construction and other construction activities in the Bedford area. Id. at 271. Bowman Brook Purchase Group (the partnership) is a New Hampshire limited partnership with HABS/CDM, Inc., a New Hampshire corporation, as its general partner. Id. R. Scott Brooks was an officer of HABS/CDM, Inc. during the time of the dispute over payment under the construction agreement. Id. Brooks also served as an officer of Bowman Green Development Corporation (BGDC), a New Hampshire corporation incorporated in 1996. Id.

On October 14, 1996, LBI entered into an agreement with the partnership to construct roads and make infrastructure improvements on real estate owned by the partnership and known as the Bowman Green Subdivision (the subdivision). Id. By the end of November 1996, LBI had completed most of the construction work called for in the agreement. Id.

Also at about the same time, with LBI’s consent, Brooks arranged to transfer ownership of the property to BGDC. Id. The purpose of the transfer was, in part, to enable Brooks to obtain financing from a bank. Id. Brooks was previously unable to obtain funding because the partnership was subject to an outstanding Federal Deposit Insurance Corporation (FDIC) federal court judgment and related lien in the amount of two million dollars. Id. at 271-72.

In November 1996, Brooks applied for a bank loan to develop the subdivision. Id. at 272. In his application, Brooks submitted financial statements and a description of the project, which stated that the infrastructure had already been built. Id. The financial statements *255 represented assets worth one million dollars and a total liability of $687,000 in the form of a note payable to Great Oaks Family Holdings, L.P. (Great Oaks), an entity controlled by Brooks and his father. There was no mention in any of the application materials of the money owed to LBI for its work on the project. Id.

In December 1996, LBI billed Brooks $315,459 for the work it had completed. Id. A dispute arose between LBI and Brooks regarding payment of the bill, and as a consequence, LBI halted work on the site. Id. LBI continued to demand payment from Brooks, who responded that he was seeking financing for the project that would enable him to pay LBI. Id. Subsequently, LBI and Brooks executed a written document in which Brooks agreed to pay LBI out of the proceeds of the bank loan. Id. The bank was never made aware of this agreement. See id.

In the spring of 1997, the parties closed on the loan. At the closing, Brooks again represented to the bank that all improvements were paid for, but neglected to disclose the debt to LBI. Id. at 273. After the closing, Brooks failed to honor his prior agreement to use the loan proceeds to pay LBI. Id. Instead, all of the loan proceeds went to Brooks individually, or to members of his family, either directly or through Great Oaks. Id.

On July 31, 1997, LBI attempted to secure payment under the construction agreement and filed a petition for a mechanic’s lien in superior court (docket no. 97-C-746). Id. Pursuant to the agreement, the matter was sent to arbitration and, on May 10, 2001, the arbitrator issued an award in favor of LBI in the amount of $465,292.85. Id. The arbitration award was affirmed by the superior court, and LBI filed a motion for an award of costs and attorney’s fees. In an order dated October 24,2001, the court ruled that it was not in a position to award attorney’s fees based upon the claims raised by LBI “because the matter was never tried.” The court denied LBI’s motion without prejudice “to any request for attorneys’ fees in connection with any other claims by [LBI] or alleged wrongful acts by the defendants in this case .... If the court finds that [LBI] has proven that the defendants ... acted in bad faith, the court will consider a request for attorneys’ fees.”

In late 1999 while the arbitration was still pending, the bank commenced foreclosure on the subdivision. LBI countered by filing another equity petition in superior court seeking to enjoin the foreclosure (docket no. 00-E-011). Id. LBI argued that the conveyance of the subdivision property from the partnership to BGDC was fraudulent, and requested that the court either impose a constructive trust on the subdivision or compel payment of the foreclosure proceeds into the court. LBI also asked the court to award attorney’s fees. Id.

*256 The superior court denied LBI’s requests to set aside the conveyance as fraudulent and enjoin the bank’s foreclosure. Id. However, the court held that LBI was entitled to: (1) a judgment in the amount of $465,292.85 against Brooks personally; and (2) an award against Brooks personally, the partnership, and BGDC for “all of the costs, expenses, and attorney’s fees it has incurred in pursuit of payment for its services.” Id. With respect to the issue of attorney’s fees, the court found that the reasons asserted at trial by Brooks for not paying LBI were “disingenuous and raised in bad faith.” Id. at 276.

The defendants appealed the superior court’s ruling, arguing that the court: (1) committed an unsustainable exercise of discretion when it awarded damages against Brooks personally; (2) improperly pierced the corporate veil to hold Brooks personally liable; and (3) improperly awarded attorney’s fees against Brooks and the partnership. Id. We held that the defendants’ first argument was not preserved for appellate review, and otherwise affirmed the superior court’s decision. See id. at 274-76. LBI made no request for costs or attorney’s fees pursuant to Supreme Court Rule 23.

Following the appeal, the superior court conducted a hearing on December 6,2004, to determine the amount of attorney’s fees and costs to be awarded. The hearing was conducted in Cheshire County Superior Court because Justice Sullivan — who had previously presided over this case in Hillsborough County — was transferred to that county.

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Bluebook (online)
910 A.2d 1162, 154 N.H. 252, 2006 N.H. LEXIS 153, Counsel Stack Legal Research, https://law.counselstack.com/opinion/lamontagne-builders-inc-v-brooks-nh-2006.