Norton v. Curtis

Court of Appeals for the Tenth Circuit·Decided March 20, 2000·No. 99-2116·Unpublished

Opinion

F I L E D

United States Court of Appeals Tenth Circuit

UNITED STATES COURT OF APPEALS MAR 20 2000

FOR THE TENTH CIRCUIT

PATRICK FISHER

Clerk

RICHARD E. NORTON and CAROLYN A. NORTON,

Plaintiffs-Appellants,

v. No. 99-2116 (D.C. No. CIV-95-679/DJS/LCS)

STEPHEN CURTIS; BOYD MAZER; (D. N.M.)

CARMEN MAZER,

Defendants-Appellees,

and WESTSTAR ESCROW CO., Defendant.

ORDER AND JUDGMENT *

Before BALDOCK , HENRY , and MURPHY , Circuit Judges.

*

This order and judgment is not binding precedent, except under the doctrines of law of the case, res judicata, and collateral estoppel. The court generally disfavors the citation of orders and judgments; nevertheless, an order and judgment may be cited under the terms and conditions of 10th Cir. R. 36.3.

This diversity action arises out of a dispute between the buyers and the

sellers of a mobile home park in New Mexico. 1 Plaintiffs Richard and Carolyn

Norton purchased the property in November 1993 from defendants Boyd and Carmen Mazer, who were represented in the transaction and subsequent proceedings by attorney Stephen Curtis. Weststar Escrow Co. acted as the escrow agent for the transaction.

Under the terms of the contract, in addition to making payments on the purchase of the property, the Nortons were required to contribute money to two reserve accounts subject to joint control of the Nortons and Mazers. The contract provided that if the Nortons defaulted on any of various provisions in the contract, the Mazers could send them written notice, and if the Nortons failed to cure the default within thirty days, the Mazers could either declare due and payable all amounts remaining to be paid under the contract or terminate the Nortons’ rights to the property and retain all sums previously paid as liquidated damages. If the Mazers elected to terminate the Nortons’ rights to the property, the contract provided that a recordable affidavit of uncured default delivered to the escrow agent “shall be conclusive proof for the Escrow Agent and any

1 After examining the briefs and appellate record, this panel has determined unanimously that oral argument would not materially assist the determination of this appeal. See Fed. R. App. P. 34(a)(2); 10th Cir. R. 34.1(G). The case is therefore ordered submitted without oral argument.

subsequent Purchaser or encumbrancer for value of such uncured default and election of termination.” R. Vol. I, Doc. 3, Ex. A at 11. Among the documents held by Weststar was a special warranty deed executed by the Nortons to the Mazers, and the contact provided that “[i]f the Sellers or their agents deliver an Affidavit of Uncured Default and Election of Termination . . . to the Escrow Agent, then the Escrow Agent shall release and deliver the escrow documents to the Sellers. The Escrow Agent shall be entitled to rely on such Affidavit as conclusive proof of termination.” Id. at 13.

In 1994, Carmen Mazer audited the mobile home park’s books to see if the Nortons were making appropriate payments into the two reserve accounts. Based on the results of Carmen’s audit, Curtis sent a demand letter to the Nortons stating that they were in default and requesting that they cure the default. The Nortons disputed the results of the audit and attempted to work with the Mazers and Curtis to resolve the dispute. As part of the effort to resolve the dispute, the Nortons worked out an agreement with Curtis, whereby the Mazers would forbear exercising their termination rights under the contract for each week that the Nortons paid $5,000 into Curtis’ trust account. On April 27, 1995, Curtis sent the Nortons a letter setting forth what he believed to be the terms of the agreement they had reached. The Nortons did not agree with all the terms in the letter, including that the weekly amounts paid would be forfeited if the default was not

cured. Nonetheless, the Nortons made the weekly payments to stave off litigation with the Mazers. In June 1995, the Nortons learned that Curtis had withdrawn some of the money from the trust account to pay his attorney fees, and that he intended to do so again. They then refused to make any further payments and sent Curtis a letter demanding that he return all their money, which by then totaled $35,000. Curtis did not return the money. Once the Nortons stopped making the weekly payments, the Mazers recorded an affidavit of uncured default, served a copy on Weststar, and demanded that Weststar release the escrow documents to them.

On June 26, 1995, everyone filed suit. Weststar filed an interpleader action in state court naming both the Mazers and the Nortons as defendants. Curtis filed an action in state court on behalf of the Mazers against Weststar. Richard Norton filed the present diversity action in federal court, protesting the Mazers’ attempts to declare a default under the contract based on a faulty audit and Curtis’ actions with regard to the money paid into his trust account. The next day, Curtis sought a preliminary injunction in the Mazers’ state court action requiring Weststar to release the escrow documents to the Mazers. The state court was informed that the Nortons disputed the underlying default and that Weststar had filed an interpleader action, but Curtis argued that the contract provisions regarding release of the escrow documents were mandatory once the Mazers presented

Weststar with the recorded affidavit of uncured default. The state court agreed and ordered Weststar to release the documents to the Mazers. Once Weststar released the escrow documents, it dismissed its interpleader action. The Mazers also dismissed their action against Weststar. Richard Norton made no attempt to seek relief from the state court ruling in state court. Instead, he amended his complaint in the present action to seek additional relief related to the state court proceedings.

Carolyn Norton later joined the present action as a party-plaintiff and in their third amended complaint, the Nortons alleged two federal and eleven state claims against the Mazers and Curtis: 1) illegal seizure of property without due process in violation of 42 U.S.C. § 1983; 2) damage to business reputation through state action in violation of 42 U.S.C. § 1983; 3) breach of contract; 4) breach of fiduciary duty; 5) fraud and fraudulent misrepresentation; 6) negligence and negligent misrepresentation; 7) civil conspiracy; 8) breach of the implied covenant of good faith and fair dealing; 9) prima facie tort; 10) conversion; 11) interference with business relations; 12) defamation; and

13) promissory estoppel. 2 The district court granted summary judgment to Curtis

on the two § 1983 claims, concluding there was no showing he acted under color

2 The Nortons also alleged claims against Weststar, but none of those claims is at issue on appeal.

of state law. The court also granted Curtis summary judgment on the claims for interference with business relations and defamation. The Nortons stipulated to the dismissal of their claims against the Mazers for interference with business relations and defamation, and the Mazers moved for partial summary judgment on the remaining claims, except those for breach of contract, breach of the implied covenant of good faith and fair dealing, and promissory estoppel. The district court granted the Mazers’ partial summary judgment motion ten months later, after the Nortons failed to respond. The case then proceeded to trial against the Mazers on three remaining claims and against Curtis on nine remaining claims. The Nortons lost on all claims at trial.

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