Notredan, LLC v. Old Republic Exchange Facilitator Co.

875 F. Supp. 2d 780, 2012 WL 2368440, 2012 U.S. Dist. LEXIS 85712
CourtDistrict Court, W.D. Tennessee
DecidedJune 21, 2012
DocketNo. 11-2987-STA-tmp
StatusPublished
Cited by8 cases

This text of 875 F. Supp. 2d 780 (Notredan, LLC v. Old Republic Exchange Facilitator Co.) is published on Counsel Stack Legal Research, covering District Court, W.D. Tennessee primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Notredan, LLC v. Old Republic Exchange Facilitator Co., 875 F. Supp. 2d 780, 2012 WL 2368440, 2012 U.S. Dist. LEXIS 85712 (W.D. Tenn. 2012).

Opinion

ORDER GRANTING DEFENDANT REGIONS BANK’S MOTION FOR JUDGMENT ON THE PLEADINGS

S. THOMAS ANDERSON, District Judge.

Before the Court is Defendant Regions Bank’s Motion for Judgment on the Pleadings (D.E. #25) filed on March 12, 2012. Plaintiff Notredan, LLC has filed a response in opposition to Defendant’s Motion (D.E. # 30), and Defendant has filed a reply brief (D.E. # 32). For the reasons set forth below, Defendant’s Motion for Judgment on the Pleadings is GRANTED.

BACKGROUND

Plaintiffs Complaint alleges that Plaintiff was the owner of real property located in Tallahatchie County, Mississippi (“the Tallahatchie property”). (Compl. ¶ 5.) Plaintiff was interested in selling its property and at the same time purchasing like-kind property adjacent to other property Plaintiff already owned in Tiptonville, Tennessee. (Id.) Plaintiff sought a property transaction that would allow it to take advantage of Section 1031 of the Internal Revenue Code and the Treasury regulations promulgated under that section. (Id.) As a result, Plaintiff entered into a contract with Old Republic Exchange Facilitator Company (“Old Republic”) by which that party would act as a “qualified intermediary” for the 1031 exchange. (Id.)1 According to the Complaint, Old Republic prepared the contract to facilitate [783]*783the exchange, and the parties executed the contract on February 11, 2011. (Id.)

Upon inspection, the contract recited that Plaintiff had entered into an agreement for the sale of the Tallahatchie property with a third-party. (Contract Recital C.) At the closing on that transaction, Plaintiff would assign its interest in the sales agreement to Old Republic, and Old Republic would complete the transfer of the property to the third-party buyer. (Id. § 2.) A closing agent would then wire the proceeds of the sale to Old Republic to be held in trust. (Id. § 4.) Upon the closing of the Tallahatchie property sale, Plaintiff would have 45 days in which to identify the replacement property for the exchange and then approximately 180 days in which to reach an agreement for the purchase of the replacement property. (Id. at §§ 5.2 — 5.4.) Once Plaintiff had entered into an agreement for the purchase of the replacement property, Plaintiff would assign its rights in the agreement to Old Republic. (Id. § 6.1.) Old Republic would acquire the property using the proceeds from the sale of the Tallahatchie property and then convey the replacement property to Plaintiff. (Id. § 6.2.) For its role in the qualified exchange, Old Republic was to receive a fee of $900.00 as well as all interest income earned on the funds from the sale of the Tallahatchie property. (Id. § 22.)

The contract appointed David J. Johnson, P.C. to act as the closing agent for the transfer of the Tallahatchie property. (Compl. ¶ 5.) David J. Johnson, P.C. and David J. Johnson (collectively “Johnson”) are not named as parties to this suit. The Complaint alleges that the transaction for Plaintiffs Tallahatchie property was initiated whereupon the purchasers of the property wire transferred the sum of $525,000.00 into Johnson’s trust account. (Id. ¶ 6.) Ultimately, Plaintiff was unable to complete the section 1031 exchange because Plaintiff could not purchase the replacement property it sought in Tiptonville, Tennessee. (Id.) At that point Plaintiff contacted Johnson about the proceeds from the sale of Plaintiffs Tallahatchie property. (Id.) Johnson gave Plaintiff conflicting and erroneous explanations before finally admitting that a mistake had been made and the proceeds were wired to a bank in Montreal, Canada, or to a bank in New York City or to some third location. (Id.) Plaintiff alleges that neither Johnson nor Old Republic were able to obtain the misdirected funds. (Id.)

The Complaint goes on to allege that the proceeds were wired to Johnson’s IOLTA account at Defendant Regions Bank and credited as a deposit to the account in the amount of $525,000.00 on February 15, 2011. (Id. ¶ 7.) On the same day, Johnson deposited $1,400.00 of the proceeds into his business account as a fee and deposited $523,600.00 into a separate trust account at Regions Bank. (Id.) The $523,600.00 deposit at Regions Bank was on a check payable to Notredan, LLC. (Id.) Even though the check was not endorsed by Notredan, LLC, the Complaint alleges that Defendant Regions Bank improperly honored and paid the check to some payee other than Plaintiff. (Id.) According to the Complaint, Defendant Regions Bank had a duty imposed by law to conduct its business pursuant to the Tennessee Uniform Commercial Code (“UCC”) as well as sound banking practices. (Id. ¶ 9.) The Complaint alleges that Defendant Regions Bank breached its duty by honoring a check made payable to Notredan, LLC, which was not endorsed by Notredan, LLC. (Id.)

In its Motion for Judgment on the Pleadings, Defendant argues that Plaintiffs claims are subject to dismissal. [784]*784First, Defendant contends that Plaintiffs claims are barred as res judicata. According to Defendant, Plaintiff obtained a $525,000.00 judgment against Johnson in state court in 2011 on the same claims. Defendant argues that the judgment was final and on the merits and asserted the same cause of action as the case at bar. Both suits involved claims based on the same transaction between Plaintiff and Old Republic. In the Johnson matter, the Shelby County Chancery Court granted Plaintiffs motion for judgment on the pleadings and awarded Plaintiff the full amount in controversy. Both suits involved the same parties or their privies. Specifically, Defendant argues that it is in privity with Johnson in that both shared an identity of interests relating to the subject matter of the litigation, the Notredan check. As such, Defendant asserts that Plaintiff could and should have brought its claims against Defendant in the previous suit.

Second, even if this suit is not res judicata, Defendant argues that Plaintiff has failed to state a claim against it. Plaintiffs claim sounding in negligence is preempted as it were by the UCC. Plaintiffs conversion claim fails as a matter of law because Plaintiff never received delivery of the check. Defendant cites for support Tenn.Code Ann. § 47-3^420(a), which precludes payees of checks from bringing a conversion claim when the payee did not receive delivery of the check. Finally, Defendant requests in the alternative that the Court stay the case pending the outcome of the declaratory judgment action in Colony Insurance Co. v. David J. Johnson, P.C., no. 2:11-cv-02866-STA-dkv. Defendant argues that Colony Insurance is the malpractice insurer for Johnson and in its suit disclaims any obligation to indemnify Johnson. In the event that Colony Insurance does not prevail, Defendant contends that Colony Insurance will pay Plaintiff the judgment Plaintiff obtained against Johnson in state court. In the interests of justice then, Defendant asks the Court to stay the proceedings in this case.

In its response in opposition, Plaintiff argues that the pleadings in this case demonstrate that disputed facts exist, making judgment on the pleadings improper. With respect to Defendant’s first argument that Plaintiffs claim is barred as res judicata, Plaintiff points out that Defendant failed to plead res judicata as an affirmative defense in its answer.

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Bluebook (online)
875 F. Supp. 2d 780, 2012 WL 2368440, 2012 U.S. Dist. LEXIS 85712, Counsel Stack Legal Research, https://law.counselstack.com/opinion/notredan-llc-v-old-republic-exchange-facilitator-co-tnwd-2012.