Loan Modification Group, Inc. v. Reed

694 F.3d 145, 2012 WL 4239938, 2012 U.S. App. LEXIS 19936
CourtCourt of Appeals for the First Circuit
DecidedSeptember 21, 2012
Docket11-1947
StatusPublished
Cited by15 cases

This text of 694 F.3d 145 (Loan Modification Group, Inc. v. Reed) is published on Counsel Stack Legal Research, covering Court of Appeals for the First Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Loan Modification Group, Inc. v. Reed, 694 F.3d 145, 2012 WL 4239938, 2012 U.S. App. LEXIS 19936 (1st Cir. 2012).

Opinion

DYK, Circuit Judge.

Plaintiff-Appellant Loan Modification Group, Inc. (“LMG”) appeals from a jury-verdict awarding $414,000 in damages against LMG for breach of partnership duties and responsibilities owed to Defendant-Appellee, Lisa Reed (“Reed”). On appeal, LMG urges that the jury verdict should be overturned because (1) recovery on any express oral partnership agreement is barred by the Statute of Frauds; (2) any partnership agreement that arose by implication is at-will and does not support a damages award; and (3) assuming liability, the amount of the damages award is not supported by substantial evidence. We affirm.

I.

Given the favorable jury verdict, we recite the facts “in the light most favorable to [Reed], giving [her] the benefit of every favorable inference that may be fairly drawn.” Dumas v. MacLean, 404 F.2d 1062, 1064 (1st Cir.1968).

In 2008, this country was in the throes of a subprime mortgage crisis, prompting Congress to pass the Emergency Economic Stabilization Act of 2008 (“the Act”), Pub. L. No. 110-343, 122 Stat. 3765 (codified as amended at 12 U.S.C. § 5201, et seq.). One of the primary purposes of the Act was “to immediately provide authority and facilities that the Secretary of the Treasury can use to restore liquidity and stability to the financial system of the United States” in order to “protect[ ] home values, college funds, retirement accounts, and life savings [and] preserved home-ownership.” 12 U.S.C. § 5201. To further this purpose, on March 4, 2009, the Treasury Department created the Home Affordable Modification Program (“HAMP”). See U.S. Dep’t of the Treasury, Home Affordable Modification Program Guidelines (Mar. 4, 2009), available at http://www.treasury.gov/press-center/ press-releases/documents/modifieation_ program_guidelines.pdf. The aim of HAMP was to assist homeowners on the verge of foreclosure to modify their loans to an affordable level. The government offered financial incentives to mortgage servicers who agreed to such modifications on behalf of the mortgage holders. HAMP was scheduled to expire at the end of 2012. 1

In 2008, Reed was working as mortgage broker in Massachusetts. That same year she met David Zak (“Zak”), a lawyer who ran a Massachusetts-based regulatory compliance consulting practice for mortgage brokers and bankers known as Zak Law Offices (“ZLO”). In late 2008, Reed and Zak discussed the possibility of entering into a loan modification business, apparently in anticipation of the creation of HAMP. The discussions between Reed and Zak culminated in an oral agreement to enter into the loan modification business together. The planned business model was to offer assistance to homeowners who were in danger of foreclosure. An analysis would be conducted to determine whether those homeowners were good candidates for loan modification under HAMP. If they were, the homeowners would be provided assistance in securing a modification. The homeowners would pay a fee for this service.

Under the agreement, Zak agreed to supply the initial funding for the business *148 and Reed agreed to develop the client base from her existing client database, which consisted of subprime mortgagees (homeowners) with high interest mortgages who might benefit from loan modification. Although Reed requested a formal written agreement detailing their partnership, Zak assured her that a written agreement was not necessary.

In February 2009, Zak created LMG, a company wholly owned by Zak, as the entity that would conduct the partnership business together with Reed. The niceties of LMG’s corporate existence were largely ignored during briefing, the parties treating LMG and Zak as interchangeable. When LMG and Reed began operating the loan modification business in early 2009, Reed was initially paid a “per file fee” of approximately $400 to $450 for each loan modification customer that she brought in. However, in June 2009, the payment arrangement was modified such that Reed and Zak would split the profits from the business fifty/fifty, and each would also receive a bi-weekly salary of $2,500. Additionally, once the business became profitable, at least once per month, Reed requested that Zak put their partnership agreement in writing, but was unsuccessful in obtaining a written partnership agreement.

On January 4, 2010, Zak approached Reed, told her that he no longer needed her in the loan modification business, and directed her to leave LMG’s offices. Reed was then escorted out of the office by an armed police officer. On January 8, 2010, Reed, through counsel, sent a letter to LMG requesting an immediate inspection of the books and records of the partnership, a formal accounting, and her share of the profits as required under Massachusetts law. However, Reed never received the requested inspection, accounting, or profits. In short, at no time after Reed was ejected from the business in January 2010 was there any winding up of the purported partnership between Reed and LMG. Following Reed’s expulsion, LMG continued to operate the loan modification business and retained all the profits.

On February 25, 2010, LMG, ZLO, and another entity filed a copyright infringement suit against Reed in the United States District Court for the District of Massachusetts, alleging that Reed unlawfully copied loan modification software created by a third party for exclusive use by LMG and ZLO. Reed filed a counterclaim, alleging, inter alia, that she had formed a partnership with LMG and that LMG breached its obligations and duties to the partnership by attempting to terminate the partnership without providing Reed with records inspection, an accounting, or her share of the profits. 2 Reed’s theory was that LMG’s failure to do so meant that the partnership continued in existence, entitling Reed to damages. 3 The parties subsequently settled the copyright dispute, and the case proceeded to trial only on *149 Reed’s partnership-related counterclaims based on this theory.

On June 20, 2011, a four-day jury trial commenced. Following the presentation of several witnesses and documentary evidence, the court instructed the jury that the “[pjarties may form a partnership by oral agreement ... or by the conduct in which the parties engaged and the relationship the parties actually created,” but if a partnership is based on an oral agreement, the jury must consider the Statute of Frauds which “bars the enforcement of an oral agreement that, by the terms of the oral agreement, cannot be performed ■within one year.” J.A. 56, 58. The court also instructed that “[ujnless the parties formed an enforceable agreement which specified the circumstances under which the partnership could be dissolved, the partnership is 'at-will* and any partner may dissolve the partnership at any time.” J.A. 60.

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Cite This Page — Counsel Stack

Bluebook (online)
694 F.3d 145, 2012 WL 4239938, 2012 U.S. App. LEXIS 19936, Counsel Stack Legal Research, https://law.counselstack.com/opinion/loan-modification-group-inc-v-reed-ca1-2012.