Novecon Ltd. v. Bulgarian-American Enterprise Fund

190 F.3d 556, 338 U.S. App. D.C. 67, 1999 U.S. App. LEXIS 21059, 1999 WL 683006
CourtCourt of Appeals for the D.C. Circuit
DecidedSeptember 3, 1999
Docket97-7178, 97-7182
StatusPublished
Cited by42 cases

This text of 190 F.3d 556 (Novecon Ltd. v. Bulgarian-American Enterprise Fund) is published on Counsel Stack Legal Research, covering Court of Appeals for the D.C. Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Novecon Ltd. v. Bulgarian-American Enterprise Fund, 190 F.3d 556, 338 U.S. App. D.C. 67, 1999 U.S. App. LEXIS 21059, 1999 WL 683006 (D.C. Cir. 1999).

Opinion

Opinion for the Court filed by Circuit Judge GARLAND.

GARLAND, Circuit Judge:

The plaintiffs brought this diversity action charging breach of contract and defamation in connection with a failed real estate venture in Sofia, Bulgaria. The district court granted summary judgment in favor of defendants on both the contract and defamation claims. For the reasons stated below, we affirm the judgment of the district court.

I

Plaintiffs Novecon, Ltd. and Novecon Management Company (“Novecon”) are private firms engaged in developing business projects in Bulgaria, primarily through the use of joint ventures. Plaintiff Richard Rahn is president of both companies; Ronald Utt is their managing director. Defendant Bulgarian-American Enterprise Fund (BAEF or “the Fund”) is a not-for-profit corporation established pursuant to the Support for East European Democracy Act, 22 U.S.C. §§ 5402, 5421. It promotes private sector development and entrepreneurship in Bulgaria through, among other things, grants, loans, and equity investments. Defendant Frank Bauer is the Fund’s president and defendant Nancy Schiller is the managing director of its Chicago office.

*560 A

In 1991, Novecon formed a joint venture with a Bulgarian company to develop a residential and commercial building complex in Sofia, on land owned by the Batsov family. 1 In November 1992, it began negotiating with the Batsovs to transfer title to the land in exchange for a percentage of the project’s finished units. Novecon also contacted BAEF and proposed that the Fund provide a construction loan to finance the development of the project. In March 1993, BAEF sent Novecon a letter indicating that the Fund’s board of directors had “authorized continued conversations surrounding several real estate projects,” including Novecon’s. Joint Appendix (“J.A.”) 144.

Between May 20 and June 3, 1993, BAEF and Novecon exchanged a series of four written communications concerning details of the project. The correspondence described the extent of Novecon’s responsibilities in connection with the project, set forth a series of project milestones, and described the payments that Novecon would receive upon the completion of each milestone. The correspondence contemplated that the Batsov family would have a 26 percent stake in the building complex. Novecon contends that these four documents created a contract which bound BAEF to provide financing for the project.

The first letter, from Nancy Schiller of BAEF to Ronald Utt of Novecon, was written on May 20, 1993. J.A. 145. It stated that the Fund was “prepared to move forward on the terms outlined in this letter.” The letter then described a “narrower oversight role” for Novecon than previously anticipated, listed a series of responsibilities that BAEF contemplated for Novecon, and noted that “this list is not exhaustive [but] should provide an overview of the role that [Novecon] will have.” Schiller stated that “Contingent on the signing of a definitive agreement,” the Fund was willing to compensate Nove-con with the sum of $200,000, “with payment based on timing and project landmarks.” The first installment, of $25,000, would be made “[u]pon completion of: a) Contract signing, b) Delivery of unencumbered land title for Phase I and II, c) Transfer of the land title, [and] d) Securing and delivery of the zoning amendment.” Schiller further stated that she and Mr. Batsov had agreed that the family would receive 26 percent of the building’s apartments. She noted that “this document is fairly comprehensive, but undoubtedly there will be some need to clarify certain points now or as we proceed.” Finally, Schiller said that the offer made in the letter would expire on June 4, 1993. Id.

On June 1, 1993, Utt sent Schiller a telefax reflecting their telephone conversation of the previous Friday. J.A. 148-49. The fax noted that Schiller had asked Novecon to revise the milestones “to advance the project and conform to Bulgarian law.” Novecon’s fax contained the revised milestones, as well as a series of revised fees, which Utt said he had “redone ... to better reflect the degree of difficulty in accomplishing the required tasks.” He closed by stating that he “looked forward to [BAEF’s] response.” Id. at 149.

On June 3, 1993, Schiller sent Utt a revised fee structure which, she said, would be included “in our request to the Fund’s Board for final approval” of the project. J.A. 150. Her letter stated, however, that “[o]ne important new issue has come up.” Although BAEF had previously been told that Mr. Batsov represented all the heirs to the property, Ms. Lilyana Batsova and two relatives had just notified BAEF that they had an ownership interest and that Mr. Batsov did not represent them. “[I]f this is the case,” Schiller said, *561 “I am sure you realize that the BAEF will not pursue this investment.” In light of these developments, Schiller said that BAEF “will consent to extending our negotiations until June 15, 1993 by which time we will expect certified documentation of the sign off of all heirs.” If evidence is not received by that date, she said, “BAEF will rescind its offer to negotiate and terminate its discussions with [Novecon].” Id.

The last of the four communications was a two-paragraph telefax sent by Utt to Schiller on June 3, 1993. J.A. 152. “On behalf of [Novecon],” he wrote, “I accept the terms of the Fund’s 20 May 1993 offer and the revised fee schedule. I also understand that your offer is contingent upon a resolution of any and all outstanding uncertainties regarding ownership of [the building] sites, and accept the responsibility to resolve the uncertainties to the Fund’s satisfaction by the 15 June 1993 deadline.” Novecon contends that by accepting the terms of the Fund’s May 20th letter and June 3rd revised fee schedule, this telefax “creatfed] a binding contract.” Am. Compl. ¶ 17.

On June 14, 1993, Schiller telephoned Utt and requested that he renegotiate the arrangement with the Batsov family to reduce their share in the project from 26 percent to 12 percent. To give Novecon time to negotiate, BAEF extended its deadline to June 28. On that date, however, Novecon advised BAEF that the Bat-sovs had refused to reduce their share. Novecon sought BAEF’s “guidance as to how ... to proceed,” and offered to “extend the period of time during which we will not solicit other investors while you attempt to work this out.” J.A. 157-59.

Finally, on November 2, 1993, BAEF wrote Novecon that “since our agreement to negotiate the project expired on June 28, 1993, we have decided to terminate negotiations.” J.A. 160. The letter noted that the local court in Sofia had delayed judgment on Lilyana Batsova’s property claim, that BAEF had not received a contract signed by the Batsov family agreeing to turn over the property, and that numerous zoning issues regarding the land remained unresolved. “Basically,” BAEF wrote, “the project has proven unfeasible.” Id.

In June 1995, Novecon (and Rahn) filed suit in the United States District Court for the District of Columbia, asserting jurisdiction based on the diversity of the parties’ citizenship.

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Bluebook (online)
190 F.3d 556, 338 U.S. App. D.C. 67, 1999 U.S. App. LEXIS 21059, 1999 WL 683006, Counsel Stack Legal Research, https://law.counselstack.com/opinion/novecon-ltd-v-bulgarian-american-enterprise-fund-cadc-1999.