Martin v. Fleet National Bank

676 F. Supp. 423, 1987 U.S. Dist. LEXIS 12420, 1987 WL 33076
CourtDistrict Court, D. Rhode Island
DecidedDecember 9, 1987
DocketCiv. A. 86-0233 P
StatusPublished
Cited by5 cases

This text of 676 F. Supp. 423 (Martin v. Fleet National Bank) is published on Counsel Stack Legal Research, covering District Court, D. Rhode Island primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Martin v. Fleet National Bank, 676 F. Supp. 423, 1987 U.S. Dist. LEXIS 12420, 1987 WL 33076 (D.R.I. 1987).

Opinion

MEMORANDUM AND ORDER

PETTINE, Senior District Judge.

In 1952, George Martin started his own business, J. Regan Steel Erection Company, Inc. In 1975, after a change in the tax structure, George Martin incorporated Martin Industries as the parent of J. Regan Steel Erection Company. By 1983 both companies had ceased doing business because of the financial devastation that hit Mr. Martin and that flowed from the facts underlying the present action before the court. 1

This action is now adjudicated on a Motion for Summary Judgment pursuant to Fed.R.Civ.P. 56. Originally, defendant had moved for a Judgment on the Pleadings pursuant to Fed.R.Civ.P. 12(c). After submission of documents outside the pleadings, however, this court elevated defendant’s motion to one for summary judgment in accordance with Fed.R.Civ.P. 12. Fulfilling the requirements of Fed.R.Civ.P. 12(c) and D.R.I.Loc.R. 12, a hearing was held on November 10, 1987 at which hearing defendant stated that it did not controvert or dispute any of the facts alleged by plaintiff. Briefly, these facts are as follows.

*425 FACTS

Between 1970 and 1975, George Martin through J. Regan Steel Erection Company bought many properties in and around the Richmond-Charlestown area of Rhode Island. By 1977, Martin Industries owned in essence an entire town. 2 This town, called Shannock Village, is the single tract of land that forms the basis for the many dealings that constitute the case at bar.

During the acquisition of Shannock Village, J. Regan Steel Erection Company and Martin Industries had an ongoing relationship with the Rhode Island Hospital Trust National Bank. In 1978, however, when their joint obligations to the Rhode Island Trust National Bank reached approximately $500,000.00 this lending institution advised George Martin that no further working capital would be forthcoming. 3 At this time, George Martin, through his accountant, approached Mr. Robert Daigle, an officer of Fleet National Bank [hereinafter Fleet] to arrange for the transfer of Mr. Martin’s accounts to that bank in exchange for additional working capital. In May, 1978, Fleet agreed to pay off Mr. Martin’s debt of $500,000.00 to Rhode Island Hospital Trust National Bank as well as to advance to him an additional $150,000.00 of working capital. 4 This loan was collateralized with the Shannock Village properties.

George Martin and Fleet both understood that the loan would be paid from the cash flow of Mr. Martin’s business. Unfortunately, however, Mr. Martin’s business suffered from the general decline in the construction industry during this period. 5 As a result, Mr. Martin requested and received two additional loans from Fleet. On or about March 23, 1979, Mr. Martin received an additional $100,000.00 and on or about July 3, 1979, Mr. Martin received $150,000.00. Both of these loans were guaranteed by Mr. Martin’s home in West Warwick, Rhode Island. 6 At this time, Fleet advised Mr. Martin that he should turn the Shannock Village properties “over to cash.” 7

Deciding to sell the town as a single unit, Mr. Martin, through a real estate agent, negotiated the sale of Shannock Village for $1,500,000.00 to a Mr. Erban. 8 On December 20, 1978, however, when Mr. Erban failed to appear at the closing, this deal collapsed. 9 Immediately after the collapse of this sale, Mr. Martin began to negotiate a purchase agreement with the Narragansett Indian tribe. These negotiations continued from January, 1979, until May, 1980, and involved a purchase price of approximately $3,000,000.00. 10 To procure the necessary financing, however, the Narragansett Indians needed official recognition as a tribe. When, in the spring of 1980, it became clear that such recognition was still a year or two in the future, this deal also collapsed. 11

At this point, as Mr. Martin relates, “everybody was upset.” 12 According to Mr. Martin, Mr. Daigle, the officier at Fleet, insisted that the properties had to be sold “or we’re going, or downtown is raising hell that they’re going to put you in bankruptcy.” 13 Under the threat of bankruptcy Mr. Martin began advertising in ninety percent (90%) of all the newspapers throughout the country — including, among others, the Wall Street Journal, the New York Times, the Boston Globe and Yankee Magazine. 14

*426 During this period in June, 1980, Sandy Neuschatz approached Mr. Martin and expressed an interest in the Shannock Village property. 15 Mr. Martin then referred Mr. Neuschatz to Mr. Daigle at Fleet who had told him that all deals that Mr. Martin was “making or wanted to make had to go through him.” 16 According to Mr. Martin, Fleet began to act in effect as “the brokers” for the Shannock properties. 17

Mr. Neuschatz headed an investment group of doctors, lawyers and other professionals from New York. After many proposals and counterproposals, an agreement was reached during the early fall of 1980 that the Neuschatz group would buy the entire town in a number of phases. The real estate sales of the Phase I properties were scheduled to begin closings in November, 1980, with the defendant Fleet providing conventional mortgages to the purchasers. 18 It was understood then that the Neuschatz group would make a five percent (5%) downpayment and that Fleet would arrange the financing on the balance. 19 November came and went, however, without any closings.

On January 6,1981, officials of Fleet and of the Rhode Island Housing and Mortgage Finance Corporation [hereinafter RIHMFC] visited Shannock Village. 20 Following the tour of Shannock Village by the RIHMFC officials, Mr. Martin was informed by Robert Daigle of Fleet that RIHMFC mortgages would be given to those members of the Neuschatz group purchasing the Phase I properties of Shannock Village. 21

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Bluebook (online)
676 F. Supp. 423, 1987 U.S. Dist. LEXIS 12420, 1987 WL 33076, Counsel Stack Legal Research, https://law.counselstack.com/opinion/martin-v-fleet-national-bank-rid-1987.