Murray v. Flannery CA2/3

CourtCalifornia Court of Appeal
DecidedJanuary 27, 2016
DocketB255917
StatusUnpublished

This text of Murray v. Flannery CA2/3 (Murray v. Flannery CA2/3) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Murray v. Flannery CA2/3, (Cal. Ct. App. 2016).

Opinion

Filed 1/27/16 Murray v. Flannery CA2/3 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION THREE

ANDREA MURRAY, B255917

Plaintiff, Cross-defendant and (Los Angeles County Respondent, Super. Ct. No. BC438538)

v.

PATRICK FLANNERY,

Defendant, Cross-complainant and Appellant.

APPEAL from a judgment of the Superior Court of Los Angeles County, Richard E. Rico, Judge. Modified in part, reversed in part and remanded with directions, and affirmed in part. Law Offices of Philip Kaufler and Philip Kaufler for Plaintiff, Cross-defendant and Respondent. Daneshrad Law Firm and Joseph Daneshrad for Defendant, Cross-complainant and Appellant.

_________________________ Defendant, cross-complainant and appellant Patrick Flannery (Flannery) appeals a judgment following a trial of a Marvin1 action brought by plaintiff, cross-defendant and respondent Andrea Murray (Murray). Flannery contends, inter alia, Murray’s claims are barred by the statute of frauds and the statute of limitations, the trial court erred in awarding noneconomic damages for fraud, and the trial court erred in granting nonsuit with respect to two of his claims. For the reasons discussed below, the judgment is modified to strike the award to Murray of $150,000 in noneconomic damages and $68,000 in punitive damages. We also reverse the declaratory relief portion of the judgment awarding Murray 50 percent of the fire settlement proceeds, and remand for preparation of a statement of decision in that regard. In all other respects, the judgment is affirmed. FACTUAL AND PROCEDURAL BACKGROUND 1. Facts.2 Flannery and Murray had a nonmarital relationship over a period of 20 years and have three children together. In 1999, they decided that she would sell her home in Garden Grove, he would sell his home in Northridge, and they would buy an agricultural property together. In January 2003, they closed escrow on a 13-acre horse boarding ranch (the Ranch) in Chatsworth that had a small dilapidated house on it. Murray contributed $123,000 from the sale of her family home toward the down payment and improvements. Flannery contributed $100,000 which he obtained by refinancing his Northridge home instead of selling it. Although Murray contributed the majority of the 1 Marvin v. Marvin (1976) 18 Cal.3d 660 recognized the principle “that adults who voluntarily live together and engage in sexual relations are . . . as competent as any other persons to contract respecting their earnings and property rights . . . [and s]o long as the agreement does not rest upon illicit meretricious consideration, the parties may order their economic affairs as they choose, and no policy precludes the courts from enforcing such agreements.” (Id. at p. 674.) 2 We summarize the facts in accordance with the general rule that an appellate court will view the evidence in the light most favorable to the respondent, here, Murray. (Gyerman v. United States Lines Co. (1972) 7 Cal.3d 488, 492, fn. 1.)

2 funds, they agreed that they would be 50/50 owners. Due to Murray’s low credit score, she was not on the loan and was not on title. Flannery reassured her, however, that “we’re building all this for the family anyway. . . . . [Y]ou know, we’re partners . . . .” After acquiring the Ranch, they ran a horse boarding business on the premises. In October 2008, the Ranch was severely damaged by a fire. The landscape and trees were devastated, and two barns which could accommodate 40 horses were destroyed. In October 2009, Flannery and Murray filed a lawsuit against the Southern California Gas Company (SCG) (the SCG lawsuit) for allegedly failing to maintain the power lines that had sparked the fire. They anticipated recovering about $3 million in damages. Flannery then began taking the position that he was the sole owner of the Ranch and the horse boarding business which they operated at the Ranch.3 Flannery and Murray’s relationship ended in February 2010, when Murray obtained a restraining order against Flannery. 2. Pleadings: Murray’s complaint and Flannery’s cross-complaint. In May 2010, three months after the relationship ended, Murray filed this lawsuit against Flannery. The operative complaint included causes of action for breach of a Marvin agreement, fraud, and declaratory relief. The gravamen of Murray’s complaint is that the parties agreed that they “were in fact equal partners together in their mutual endeavors,” and that “all property acquired belonged to her equally, even if it was titled in [Flannery’s] name only.” Further, Flannery promised that her name “would be added to the title of the Chatsworth Ranch at some point after escrow closed,” and he made the promise “with the intent to defraud and induce [her] to rely upon [it] so that she sold her home in Garden Grove and contributed the proceeds of the sale of her home towards the down payment for the purchase price of the Chatsworth Ranch and paid for the mortgage payments for the Chatsworth Ranch and from in or about August, 2002 to June, 2009, at the request of [Flannery], [she] paid for

3 The SCG lawsuit resulted in a sizable settlement in 2013, during the pendency of the instant action.

3 the mortgage payment for [his] Northridge home out of her earnings from her horse boarding business and her other job.” By way of relief, Murray’s complaint sought compensatory and punitive damages, a judicial determination that she is the half owner of the Ranch, and a declaration with respect to the ownership of the horse boarding business located at the Ranch and her entitlement to share in any proceeds that might be obtained in the SCG lawsuit. Flannery filed a cross-complaint, alleging, inter alia, a cause of action for conversion of a dog, and a cause of action for conversion of funds from the horse boarding business and its bank account. 3. Trial and verdict. The matter was tried to a jury from November 13 to November 22, 2013. Flannery’s claims against Murray with respect to the conversion of the dog and the conversion of money were eliminated on nonsuit. The jury returned a special verdict, finding, inter alia, that Murray proved the parties entered into an oral agreement to purchase the Ranch jointly, and that Flannery made a false representation of an important fact to Murray, on which she reasonably relied to her detriment. On both the breach of oral contract claim and the fraud claim, the jury made findings that Murray was a 50 percent owner of the Ranch and a 50 percent owner of the horse boarding business. On the fraud claim, the jury awarded Murray $150,000 in noneconomic damages and $68,000 in punitive damages. 4. Declaratory relief phase of the proceeding. On January 13, 2014, at a trial setting conference in chambers, the trial court addressed Murray’s request for declaratory relief with respect to her share of the SCG settlement proceeds. Although Flannery had filed a trial brief regarding declaratory relief, the trial court noted that Flannery had offered no additional evidence or witnesses. The trial court announced its tentative decision declaring Murray entitled to 50 percent of the SCG settlement proceeds. The trial court indicated it “considered the evidence heard during the course of the trial and adopts the findings of the jury.”

4 5. Judgment and appeal. The judgment declares Murray a 50 percent owner of the Ranch, a 50 percent owner of the horse boarding business located at the Ranch, and entitled to 50 percent of the $2,450,000 SCG proceeds.

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