Raleigh Commons, Inc. v. SWH, LLC

CourtCourt of Appeals of Tennessee
DecidedDecember 14, 2018
DocketW2017-01792-COA-R3-CV
StatusPublished

This text of Raleigh Commons, Inc. v. SWH, LLC (Raleigh Commons, Inc. v. SWH, LLC) is published on Counsel Stack Legal Research, covering Court of Appeals of Tennessee primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Raleigh Commons, Inc. v. SWH, LLC, (Tenn. Ct. App. 2018).

Opinion

12/14/2018 IN THE COURT OF APPEALS OF TENNESSEE AT JACKSON September 12, 2018 Session

RALEIGH COMMONS, INC. v. SWH, LLC ET AL.

Appeal from the Circuit Court for Shelby County No. CT-000052-06 Mary L. Wagner, Judge

No. W2017-01792-COA-R3-CV

This action, which involves payment of a promissory note, was previously appealed to this Court and subsequently remanded to the trial court due to the existence of a genuine issue of material fact precluding summary judgment. Following remand, the trial court conducted a hearing regarding the disputed issue of the reasonableness of attorney’s fees paid. Determining that the amount of fees paid was reasonable, the trial court entered judgment in favor of Dr. Joseph Weinstein, the note holder and the appellee herein. Dr. Stevan Himmelstein, one of the parties found to be liable on the note, has appealed. Discerning no error, we affirm the trial court’s judgment.

Tenn. R. App. P. 3 Appeal as of Right; Judgment of the Circuit Court Affirmed; Case Remanded

THOMAS R. FRIERSON, II, J., delivered the opinion of the court, in which ARNOLD B. GOLDIN and KENNY W. ARMSTRONG, JJ., joined.

John J. Heflin, III, and Kenneth P. Jones, Memphis, Tennessee, for the appellant, Stevan I. Himmelstein, M.D.

Dan M. Norwood, Memphis, Tennessee, for the appellee, Joseph Weinstein, M.D.

OPINION

This is the second appeal in this matter, which involves the obligation assumption of a promissory note by three physicians who were former business associates and members of a limited liability company. See Raleigh Commons, Inc. v. SWH, LLC, No. W2011-01298-COA-R3-CV, 2013 WL 3329016, at *1 (Tenn. Ct. App. June 28, 2013) (“Raleigh I”). In Raleigh I, this Court detailed the factual and procedural history of this case as follows: Joseph Weinstein, M.D. (“Dr. Weinstein”), Stevan Himmelstein, M.D. (“Dr. Himmelstein”), and Whitney Slade, M.D. (“Dr. Slade”) formed SWH, LLC (“SWH”) for the purpose of purchasing and developing real property. In particular, the doctors were interested in constructing a medical office building and developing the surrounding property located at Raleigh Commons Boulevard in Memphis, Tennessee. At that time, the property was owned by American Way Builders, Inc. (“American Way”) which purchased the property from Raleigh Commons, Inc. (“Raleigh Commons”) by executing a Promissory Note (the “Note”) in the principal amount of $1,264,559.00. In February 1998, in order to acquire the property, SWH and its individual members executed an Assumption and Modification Agreement assuming American Way’s obligation to Raleigh Commons under the Note. Pursuant to the Assumption and Modification Agreement, SWH and its individual members each agreed to be jointly and severally liable to Raleigh Commons under the Note to the same extent and for all purposes as if they were original makers and borrowers of the Note. Each of the doctors signed the Assumption and Modification Agreement twice—once as a member of SWH and once in their individual capacities evidencing their personal liability.

Subsequently, Dr. Weinstein decided to give up his ownership in SWH. In exchange and in consideration for Dr. Weinstein’s ownership interest, SWH and its individual members, including new members Sherman McGill (“Mr. McGill”), John Scott (“Mr. Scott”), and Thomas Tello (“Mr. Tello”), transferred certain portions of its property to RC Office, LLC (“RC Office”), a new entity formed and owned by Dr. Weinstein, Dr. Himmelstein, and Dr. Slade. The purpose of forming RC Office was to own and manage the medical office building and assume the debt related to it. This agreement was evidenced by the parties’ execution of the Assignment and Agreement in November 1999. Pursuant to the Assignment and Agreement, SWH and its individual members agreed to indemnify and hold Dr. Weinstein harmless from any liability arising from SWH’s operations, including but not limited to the Note. Further, SWH agreed to retain the remainder of the property and the debt related to its operations.

In October 2002, SWH and its individual members executed an Extension Agreement whereby the due date of the Note was extended to November 1, 2005. In November 2005, however, SWH and its individual members defaulted on their obligation to pay the Note. As a result, on 2 January 6, 2006, Raleigh Commons filed a complaint in the Circuit Court of Shelby County against SWH, Dr. Weinstein, Dr. Himmelstein, Dr. Slade, and Mr. McGill to collect the balance due under the Note. In response, Dr. Weinstein and Dr. Himmelstein filed answers containing general denials. Thereafter, on April 13, 2006, Dr. Weinstein filed a cross- complaint in which he argued that, to the extent he was liable for amounts owing under the Note, he was entitled to indemnification from Dr. Himmelstein, Dr. Slade, and Mr. McGill pursuant to the Indemnity Provisions in the Assignment and Agreement.

Subsequently, Raleigh Commons filed a motion for summary judgment against Dr. Weinstein for the outstanding liability on the Note. On September 28, 2006, instead of allowing a judgment to be entered against him, Dr. Weinstein opted to purchase the Note from Raleigh Commons for $304,218.00. This amount included the $236,000.00 principal balance remaining on the Promissory Note, accrued interest of $15,419.82, and attorney’s fees totaling $52,798.38. Thereafter, Dr. Weinstein, now as holder of the Note, sought to collect from the remaining obligors.

On June 28, 2007, Dr. Weinstein filed his First Amended Cross- Claim in which he argued that Dr. Himmelstein, Dr. Slade, Mr. McGill, and SWH each assumed liability for the Note as makers and guarantors. Dr. Weinstein further argued that each was liable to him pursuant to the Indemnity Provisions contained in the Assignment and Agreement. Thereafter, on October 23, 2008, the trial court entered an order granting partial summary judgment in favor of Dr. Weinstein against Dr. Himmelstein in which it ruled that Dr. Weinstein had the right to enforce the Note as the holder, and that Dr. Himmelstein was jointly and severally liable on the Note. Subsequently, the trial court granted Dr. Weinstein’s motions for default judgment and partial summary judgment against SWH and Dr. Slade regarding their liability under the Note.

On January 14, 2009, Dr. Himmelstein filed his Second Amended Answer to Dr. Weinstein’s Cross-Claim, and filed Cross-Claims against Dr. Weinstein, Dr. Slade, Mr. McGill and SWH, and a Third-Party Complaint against RC Office. Specifically, Dr. Himmelstein asserted claims against Dr. Weinstein for an accounting, declaratory and injunctive relief, negligent and/or intentional misrepresentation, breach of contract, contribution and indemnity, breach of duty of good faith and fair dealing, breach of fiduciary duty, and unjust enrichment arising out of alleged mismanagement of RC 3 Office. Following Dr. Weinstein’s filing of several dispositive motions, the trial court entered orders dismissing Dr. Himmelstein’s claims for unjust enrichment, breach of duty of good faith and fair dealing, and breach of fiduciary duty.

On May 15, 2009, in order to determine the amount owed to Dr. Weinstein under the Note, the trial court conducted a writ of inquiry, after which it concluded that Dr. Himmelstein, Dr. Slade, and SWH were jointly and severally liable to Dr. Weinstein for $319,544.00, comprised of the principal amount due on the Note, accrued interest, and an award of attorney’s fees and costs associated with collection as provided for in the Note. On the same day, Dr. Weinstein filed an affidavit in support of his request for attorney’s fees. Thereafter, on November 19, 2009, the trial court entered its Order Awarding Fees to Dr. Weinstein and Reserving Partial Collection in which it concluded:

This cause came to be heard on Application of [Dr.

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Raleigh Commons, Inc. v. SWH, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/raleigh-commons-inc-v-swh-llc-tennctapp-2018.