Lawaetz v. Bank of Nova Scotia

653 F. Supp. 1278, 23 V.I. 132, 1987 U.S. Dist. LEXIS 469
CourtDistrict Court, Virgin Islands
DecidedJanuary 23, 1987
DocketCiv. A. No. 1986/102
StatusPublished
Cited by21 cases

This text of 653 F. Supp. 1278 (Lawaetz v. Bank of Nova Scotia) is published on Counsel Stack Legal Research, covering District Court, Virgin Islands primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Lawaetz v. Bank of Nova Scotia, 653 F. Supp. 1278, 23 V.I. 132, 1987 U.S. Dist. LEXIS 469 (vid 1987).

Opinion

O’BRIEN, Judge

MEMORANDUM OPINION AND ORDER

This RICO action is vehemently challenged by the defendant *136 bank as vexatious. We hold that the complaint survives the initial attack virtually intact. It is both timely and distinct from previous litigation and adequately pleads substantive charges of RICO and fraud. The conspiracy count, however, does not state a cognizable claim and wilhbe dismissed.

I. FACTS

Plaintiff Erik Lawaetz is the sole shareholder of the St. Croix Hotel Corporation, owner of the St. Croix by the Sea resort. Defendant Bank of Nova Scotia financed the Hotel’s expansion throughout the 1970’s. These transactions have formed the basis for litigation through the 1980’s.

The First Lawsuit

In June 1981, the Hotel sued the Bank for fraud. 1 These are the facts underlying that suit. The Hotel began construction of a condominium complex in 1969. The Bank extended a $1 million loan at New York prime plus two percent and took back a mortgage and note secured by the hotel and condominium properties. The construction loan was repaid exclusively with the proceeds of condominium sales pursuant to the parties’ agreement whereby the Hotel assigned the unit owners’ mortgage notes to the Bank, which then reduced the construction debt accordingly. The condominium notes demanded nine percent interest and this rate exceeded the interest due on the master loan. To secure the Bank’s position in the event of default, the Hotel executed its own note at prime plus two to back up the individual mortgagors.

In 1972, the parties struck a similar agreement for further expansion. Repayment extended through the 1970’s, during which interest rates rocketed skyward. Consequently, the yield of the Hotel’s collateral notes exceeded the nine percent due from the condominium owners. The Hotel alleged that the Bank took two measures. First, it held the Hotel primarily liable on its notes and calculated interest at the higher variable rate. And, based on the assumption that the already financially-ailing Hotel could not cover the debt service, the Bank induced the Hotel to execute a document entitled “Ratification Agreement and Novation of Existing Mortgage”. This document effectively recast the 1972 construction loan to encompass the debts of the individual mortgagors, giving the Bank first priority over all of the Hotel’s creditors and enabling *137 it to foreclose on the resort’s properties in the imminent bankruptcy proceeding.

On April 13, 1981, the Bank demanded payment of all outstanding indebtedness and seized a $152,000 certificate of deposit owed by Erik Lawaetz and his wife, Jennie. The Hotel filed for protection and reorganization under Chapter 11 and sued the Bank, alleging that its frauds forced the Hotel into bankruptcy.

The case was tried in December 1981 and resulted in a plaintiff’s verdict of $750,000. The District Court granted the Bank a new trial on damages and in December 1983, a jury awarded the Hotel compensatory damages of $3.5 million. The Bank won its appeal, which resulted in another trial on both liability and damages. This third trial began in November 1984. The matter settled three days into the proceeding and was dismissed with prejudice. 2 .

The Second Lawsuit

On May 6, 1986, various members of the Lawaetz family filed the present action asserting counts of fraud, conspiracy, conversion, breach of contract and civil RICO. The allegations of this suit begin in time with the execution of the aforementioned ratification agreement. (Complaint, para. 34-37.) As alleged in the earlier litigation, the purpose of that document was to make the Bank the top priority creditor. “Crystallization” of that position, however, depended on the agreement surviving the 120-day bankruptcy preference period, during which the Bank sought to avoid lending the Hotel additional operating expenses. Hence, the heart of this action: the Bank purportedly induced the plaintiffs to operate the Hotel with their own funds and efforts with a promise that it would soon be granted a substantial loan. (Complaint para. 19, 29, 37-41.) 3

The plaintiffs invested approximately $582,000 during this period and this contribution, in addition to their uncompensated labor, gave rise to a “de facto family partnership.” (Complaint, para. 10, 39, 41.) The partnership spent an additional $600,000 operating the business during the reorganization as a joint venture with the Hotel. (Id., para. 16, 43-44.) The Bank’s demand of payment on *138 April 13, 1981, and the Hotel’s consequential filing under Chapter 11 spurred this suit.

II. DISCUSSION

The Bank advances this motion alternatively under Rules 12(b)(6) and 56 of the Federal Rules of Civil Procedure. In determining the sufficiency of the pleading, we are bound by the rule that “a complaint should not be dismissed for failure to state a claim unless it appears beyond doubt that the plaintiff can prove no set of facts in support of his claim which would entitle him to relief.” Conley v. Gibson, 355 U.S. 41, 45-46 (1957). We are required, moreover, to view the factual allegations of the complaint as true. D. P. Enterprises, Inc. v. Bucks County Community College, 725 F.2d 943, 944 (3d Cir. 1984).

Consideration of matters outside the pleadings, such as the affidavits submitted by the plaintiffs, converts a motion to dismiss into one for summary judgment. Carter v. Stanton, 405 U.S. 669, 671 (1972). Summary judgment is proper if the nonmoving party cannot show a factual dispute warranting a trial. Celotex Corp. v. Catrett, 106 S.Ct. 2548, 2552-53 (1986).

The Bank’s Defenses

A. Statute of Limitations

The Bank’s first defense is that this action is timebarred. 4 .

1) The RICO Claims

The Racketeer Influenced and Corrupt Organizations Act, 18 U.S.C. § 1961 et seq., does not set a limitations period and thus one must be borrowed from the Virgin Islands as the forum of this suit. The Third Circuit instructs “that in borrowing state limitations for civil RICO claims courts must select, in each state, the one most appropriate statute of limitations for all civil RICO claims.” Malley-Duff & Associates v. Crown Life Insurance Co., 792 F.2d 341, 349 (3d Cir. 1986) (U.S. appeal pending) (emphasis in *139 original) (citations omitted). 5

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Bluebook (online)
653 F. Supp. 1278, 23 V.I. 132, 1987 U.S. Dist. LEXIS 469, Counsel Stack Legal Research, https://law.counselstack.com/opinion/lawaetz-v-bank-of-nova-scotia-vid-1987.