Matter of Wade

814 P.2d 753, 168 Ariz. 412, 90 Ariz. Adv. Rep. 3, 1991 Ariz. LEXIS 51
CourtArizona Supreme Court
DecidedJuly 3, 1991
DocketSB-90-0013-D. Disciplinary Commission No. 5-2173
StatusPublished
Cited by5 cases

This text of 814 P.2d 753 (Matter of Wade) is published on Counsel Stack Legal Research, covering Arizona Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Matter of Wade, 814 P.2d 753, 168 Ariz. 412, 90 Ariz. Adv. Rep. 3, 1991 Ariz. LEXIS 51 (Ark. 1991).

Opinion

OPINION

CAMERON, Justice.

I. JURISDICTION

Respondent, E. Gene Wade, was charged with violating the Code of Professional Responsibility. 1 The Hearing Committee (Committee) found that respondent violated DR 5-104 (Limiting Business Relations with a Client) and DR 9-102 (Preserving Identity of Funds and Property of a Client) and recommended that respondent be suspended from the practice of law for two years, required to make restitution, and assessed the cost of the proceedings. The Disciplinary Commission (Commission) agreed and respondent appealed. We have jurisdiction pursuant to rule 53(e) Arizona Supreme Court Rules.

*414 II. BACKGROUND

Carl Sato (Sato), respondent’s client, invested in land and was a licensed Arizona real estate agent. In April 1960, Sato and Noby Yamakoshi (Yamakoshi) entered into a written co-partnership agreement called Sato & Yamakoshi. The partnership’s stated purpose was to invest in Arizona real estate for the account of customers or investors. Sato was to be in charge of the accounting and operations of the partnership and Yamakoshi was to recruit potential investors in the Chicago area, where he resided. Respondent began representing Sato in the mid-1960’s, when Sato employed respondent to foreclose on property in Flagstaff.

Over the years, Yamakoshi and outside investors of the partnership became dissatisfied with the performance of the partnership’s real estate investments. A dispute arose as to Sato’s handling of the partnership finances. Sato had, from time-to-time, advanced his own personal funds to cover partnership obligations and believed he was entitled to reimbursement from the sales proceeds of partnership property. Yamakoshi believed that Sato was diverting partnership funds to Sato’s personal accounts. Respondent represented Sato in the dispute over the handling of partnership finances.

Sato’s main assets were two parcels of real estate known as the Home Ranch property (sometimes called the Lehi property) and the Red Mountain property. The transactions that form the basis of respondent’s ethical violations concern representing Sato in connection with these two properties. In October 1987, the State Bar of Arizona (Bar) filed a complaint against respondent charging him with two counts of ethical violations. Although there are issues common to both properties, for reasons of clarity, we consider each property separately.

III. THE HOME RANCH PROPERTY

As a result of the dispute over the partnership finances, Sato agreed in May 1968 to pay Yamakoshi $45,954.64, the amount Sato owed to the partnership because of his alleged financial irregularities. This agreement was evidenced by a promissory note from Sato to Yamakoshi and secured by a mortgage on the Home Ranch property. At the time, the Federal Land Bank, United Bank, and Valley Bank each had a prior mortgage on the Home Ranch Property.

Sato failed to make the initial monthly payments due under the note. In October 1968, Yamakoshi sued Sato in Superior Court to foreclose the mortgage. On 10 January 1969, Sato gave Yamakoshi a $50,-000 demand promissory note. Sato then executed and delivered to Yamakoshi a quit claim deed for the Home Ranch property on 17 January 1969. In April 1969, Yamakoshi’s attorney demanded possession of the property covered by the quit claim deed.

In June 1969, an accounting firm examined various books and records of Sato and Yamakoshi, and concluded that Sato owed the partnership even more than previously believed, specifically $71,171.96 as of December 1968. In April 1971, Yamakoshi’s accountants indicated that Sato owed approximately $8,000 more to the Sato & Yamakoshi partnership. During this time, respondent was urging Sato to settle the dispute.

A conference was held in respondent’s office on 30 July 1971 to discuss a possible sale of the Home Ranch property to raise funds to effect a settlement. According to the notes of that conference, respondent computed that, if the $50,000 note and mortgage could be settled for $34,000, the total obligations against the property (including the three prior mortgages) would amount to $67,886.40. It was suggested that the property would have to sell for $75,000 to break even. This would cover the amount of the three prior mortgages and the discounted ($34,000) Yamakoshi note and mortgage.

Respondent suggested that a sale to the S & M Trust Company (S & M) would avoid both a foreclosure and certain tax problems. Respondent and his wife held the stock of S & M, a corporation, in trust for *415 their children. 2

There is no question at this time that respondent was representing both Sato and 5 & M.

As the respondent testified:

MR. TODD: Would you tell us your relationship to S & M?
MR. WADE: The S & M Trust Company, the stock was owned by my children, or for my children. At that time I believe they would have all been minors and I think my wife, was custodian under the Arizona Gift to Minors Act, was the owner for the children.
MR. TODD: And in that transaction, the sale of the Lehi Land to S & M, what was your role? As an attorney, who were you representing?
MR. WADE: I was representing Mr. Sato. I also would have of course, been representing S & M Trust Company. That was fully explained and understood and consented to by Mr. and Mrs. Sato. Indeed, the sale was created as an effort in the continuing effort to solve a critical legal and financial problem of Mr. and Mrs. Sato and ...
MR. TODD: Is there any writing that reflects what was discussed with the Satos in terms of—so that they made a knowing consent?
MR. WADE: Ah, there is no—nothing in writing. We had some of our, you know, memos of conversations. Mr. Palmer, through his testimony, there was, I think, a couple of those introduced into evidence.

An agreement was reached on 4 August 1971, to sell the Home Ranch property to S 6 M for a total purchase price of $68,-943.96. Of this amount, $34,943.96 was the amount required to pay off the first three mortgages on the property. S & M did not assume these debts, but took the property subject to them, thereby avoiding personal liability. Sato, however, remained personally liable. The agreement stated:

Seller [Sato] shall remain personally liable on the mortgages to the Federal Land Bank, United Bank and Valley National Bank; and Buyer [S & M] shall have no personal liability therefor. Buyer shall, however, use its best efforts to cause the property to be sold and the proceeds of the sale applied to pay off said mortgages as well as the mortgage created today.

For the balance of the purchase price ($34,-000), S & M gave Sato a note secured by a mortgage on the property. Monthly payments of principal and interest were not to begin for one year.

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Bluebook (online)
814 P.2d 753, 168 Ariz. 412, 90 Ariz. Adv. Rep. 3, 1991 Ariz. LEXIS 51, Counsel Stack Legal Research, https://law.counselstack.com/opinion/matter-of-wade-ariz-1991.