Michigan National Bank v. Kroger Co.

619 F. Supp. 1149
CourtDistrict Court, E.D. Michigan
DecidedOctober 9, 1985
Docket83-CV-8414-DT
StatusPublished
Cited by7 cases

This text of 619 F. Supp. 1149 (Michigan National Bank v. Kroger Co.) is published on Counsel Stack Legal Research, covering District Court, E.D. Michigan primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Michigan National Bank v. Kroger Co., 619 F. Supp. 1149 (E.D. Mich. 1985).

Opinion

OPINION AND ORDER

COHN, District Judge.

This case as it now stands involves the claims of Michigan National Bank (Bank) against The Kroger Company (Kroger) and Hamady Bros. Food Markets (Hamady) for expenses and attorney fees incurred by the Bank (i) in defending itself in this case against claims by Kroger it wrongfully performed its duties as escrow agent under a Kroger-Hamady escrow agreement and (ii) in third-party claiming against Hamady in this case as the actual wrongdoer. The Bank premises its claims on Fed.R.Civ.P. 11, equitable principles regarding fee shifting for conducting frivolous or bad faith litigation, a hold-harmless provision in the escrow agreement and principles of contract and tort law regarding attorney fees occasioned by the wrongdoing of a third-party as damages. For the reasons which follow, which constitute the findings of fact and conclusions of law required by Fed.R. Civ.P. 52(a), I find in favor of the Bank against Hamady and against the Bank with regard to Kroger.

I.

Trial of the Bank’s claims was conducted to the bench over four days in April and June of this year. I find as follows:

*1151 A.

On March 3, 1983 Kroger and Hamady in settlement of a lawsuit agreed to unwind the 1980 sale of nine supermarkets sold by Kroger to Hamady by Kroger taking back the markets. Because Kroger did not want to publicly operate the markets for fear of contingent obligations on labor agreements, Kroger and Hamady agreed that Hamady would continue operating the markets until they could be sold by Kroger. As each market was sold Kroger was to receive the sales price for the lease, leasehold improvements and equipment while Hamady was to receive the sales price of the inventory. To protect Kroger, Kroger and Hamady agreed that the sales would be made in escrow. Under the agreement the escrow agent, subsequently named as the Bank, was to take title to the leasehold improvements and equipment on behalf of Kroger and deliver such title as Kroger’s nominee to the purchaser. In addition, Kroger would execute an assignment of the lease to the purchaser covering the market premises at closing.

On March 23, 1983 the Bank, Kroger and Hamady entered into an escrow agreement, paragraph 13 of which reads as follows:

“Escrow Agent shall in no case or event be liable for the failure of any of the conditions of the said Escrow Agreement described above or damages caused by the exercise of its discretion on any particular matter or for any other reason except gross negligence or willful misconduct with reference to the escrow, and shall in no event be liable to make any payment hereof, except to the then extent of the funds in its hands.”

This paragraph was inserted at the request of the Bank.

The parties contemplated that sales agreements for the markets would be executed by Hamady as the seller and then assigned by Hamady to the Bank. At the closing the Bank would sign and deliver the documents required of the seller, receive the proceeds from the sale, including the amounts paid for the leases, leasehold improvements, equipment and inventory, and then pay over to Kroger and Hamady the amounts due each for their respective interests in the proceeds. While Kroger and Hamady knew the proceeds from the sales of inventories were to be paid to Hamady no special provision was inserted in the escrow agreement to that effect. Likewise nothing in the escrow agreement spelled out that Hamady was to enter into the sales agreements as seller and then assign the seller’s interest to the Bánk.

The first two markets, both in Muske-gon, were apparently sold under sales agreements executed by Hamady as seller, assigned to the Bank by Hamady, and then the sales closed in the manner described above. In anticipation of the closing on the first two markets Kroger wrote the Bank on April 18, 1983 in part as follows:

“The submitted Assignment of Purchase Agreement assigning to Michigan National Bank, Escrow Agent, the Purchase Agreement between Hamady and Plumb is approved.
The Purchase Agreement calls for Plumb, Inc. to pay $600,000 to Michigan National Bank at closing____
The documents approved herein may be used in any of the other seven store’s sales, as necessary, and do not need to be reviewed by Kroger prior to Michigan National Bank’s execution, but Michigan National Bank will be responsible for the various recitations.... Any other changes in these forms must be approved by Kroger.”

The second two markets were sold under sales agreements which named the Bank as seller. Hamady was apparently not involved in these sales; the record is not clear on the point. Another market was apparently sold directly by Kroger.

The last four markets, located in Alpena, Tawas, Cheboygan and Petoskey, were sold under sales agreements in which Hamady was named as the seller. For reasons not explained, these sales agreements were not assigned to the Bank by Hamady so that *1152 when the sales of the four markets were closed on July 8, 1983 the purchasers were to make their checks payable, to Hamady. The sales agreements for these markets were drafted by Hamady’s lawyer and sent to the Bank for approval. There is a dispute over whether Kroger saw the sales agreements in draft form in advance of closing. The Bank says they were sent to Kroger in draft form and Kroger approved them. Kroger says it left it up to the Bank to handle the sales and did not see the agreements in draft form. Kroger says further it depended on the terms of the escrow agreement and the letter of April 18, 1983 to protect its interest. I find that the Bank did not prove it was more likely than not that Kroger saw the sales agreements in draft form in advance of closing.

Whether Kroger saw the agreements in draft form is really not that important. Proper execution of an escrow closing certainly requires the documents be in a form which provides that payment be made to the escrow agent and the documents regarding the transaction deposited with the escrow agent be released on receipt of payment. See the definition of “escrow” in Black’s Law Dictionary, 5 ed. The Bank as an experienced escrow agent should have known this. The escrow agreement and letter of April 18, 1983 were not as explicit as they might have been on the point. The letter does make clear that Kroger expected that the two Muskegon markets be sold under agreements with Hamady named as seller and thereafter assigned by Hamady to the Bank. However, the Bank certainly had no reason prior to the closing on the four markets to be concerned that Hamady might withhold the amounts it received at closing belonging to Kroger.

On July 8, 1983, on the morning of the closing, Hamady's chief executive called Kroger and attempted to bring to a head a dispute over approximately $200,000 of outstanding items between the two.

These items principally related to Hama-dy's assertion that Kroger should pay Ha-mady’s attorney for drafting the sales agreements and that Kroger should be responsible for any brokerage on the sales.

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Cite This Page — Counsel Stack

Bluebook (online)
619 F. Supp. 1149, Counsel Stack Legal Research, https://law.counselstack.com/opinion/michigan-national-bank-v-kroger-co-mied-1985.