Savage v. Savage

920 A.2d 403, 2006 Del. Ch. LEXIS 165, 2006 WL 2576867
CourtCourt of Chancery of Delaware
DecidedSeptember 7, 2006
DocketC.A. No. 1613-S
StatusPublished
Cited by4 cases

This text of 920 A.2d 403 (Savage v. Savage) is published on Counsel Stack Legal Research, covering Court of Chancery of Delaware primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Savage v. Savage, 920 A.2d 403, 2006 Del. Ch. LEXIS 165, 2006 WL 2576867 (Del. Ct. App. 2006).

Opinion

OPINION

STRINE, Vice Chancellor.

This case involves a property dispute between divorced spouses over the ownership of the home they lived in while they were married. That home, located at 34013 Woodland Circle, Lewes, Delaware 19958 (the “Home”), is titled solely in the name of defendant, Lawrence “Larry” Savage. By this action, plaintiff Angela Savage seeks to add her name to the deed to the Home as a tenant in common or a joint tenant with her former husband. In the alternative, Angela seeks the imposition of a remedial trust to both give legal effect to a claimed understanding between the parties that the Home would be jointly owned in equal one-half interests and to prevent Larry from evicting her, selling the Home, and enriching himself unjustly at her expense.

During their divorce proceedings, Larry and Angela deferred addressing the division of their marital property, hoping to reach an amicable settlement at a later time. Therefore, the Family Court closed their divorce case without addressing what rights, if any, Angela had to the Home, or more generally, how Angela’s and Larry’s property should be divided.

Since they separated, Angela and Larry have attempted to negotiate a settlement on many occasions. During this process, Larry has allowed Angela to live in the Home with the children from her marriage with Larry as well as with her new romantic partner and a child Angela has had with that new partner. This case arose when Larry indicated his intention to sell the Home, an intention that he expressed after prior discussions with Angela about different arrangements had broken down.

Allegedly fearing eviction, Angela filed this action, and an action to reopen her divorce proceeding in the Family Court, both seeking to obtain a judicial order requiring, in substance, that she be treated as an equal owner of the Home with Larry, and giving her credit for improvements she has made to the Home since she separated from Larry. At the same time, Angela also filed an action to collect allegedly past-due child support in the Family Court. The Family Court refused to reopen the divorce, finding that Angela had not proven a basis for reopening under [405]*405Family Court Rule 60(b), and has yet to rule on the child support action.

Asserting that the Family Court, not this court, is the proper tribunal to resolve this matter, Larry has moved to dismiss this case for lack of subject matter jurisdiction. In this opinion, I grant his motion. The clear terms of the Delaware Code give the Family Court subject matter jurisdiction over cases like these, to the exclusion of this court, and provide Angela with an adequate remedy at law. Angela had the right to seek precisely the relief she now seeks against Larry in her divorce proceeding in the Family Court. In the divorce action, the Family Court was entitled to exercise all the remedial authority of a court of equity in determining what interest Angela had in the Home.

The fact that Angela chose not to pursue such relief in a timely manner and that the Family Court denied her motion to reopen does not confer upon this court the subject matter jurisdiction that the General Assembly decided to entrust to the Family Court. Whatever relief Angela is entitled to at this stage must be granted by the Family Court. If the Family Court concludes that Angela’s time to claim ownership in the Home has come and gone, Angela must challenge that decision in the Supreme Court or move on.

To permit her now to present her claims to this court would disrespect clear statutes of this State empowering the Family Court and would undermine the General Assembly’s desire to create a single court with comprehensive authority to address marital relations. To that point, to hear Angela’s case and make an equitable ruling would likely require this court to consider not only ownership of the Home, but the full range of property acquired by the parties during their marriage, and the child support Larry has or has not provided to Angela since. That is, it would involve this court shaping the economic basis on which the former parties to a marriage should move forward — a fundamental function of the Family Court.

I. Factual Background

Angela and Larry Savage were married in 1993 and purchased the Home soon thereafter. The terms of the purchase were outlined in a Purchase and Sale Agreement that both Angela and Larry signed on November 26, 1995. Two months later, at Angela and Larry’s direction, the Home was conveyed by deed to Larry individually. On that same day, Larry alone executed a $95,000.00 mortgage on the property. Larry’s parents provided funds to help with the cash down payment.

Angela now argues that although Larry solely held the title and the mortgage to the Home in his name, it was never the parties’ intent that the Home would belong to Larry alone. Rather, Angela claims the purchase was a joint undertaking structured to secure a low-interest loan that the couple qualified for because Angela was on unpaid maternity leave at the time. Angela fails to explain why titling the Home solely in Larry’s name would have this effect, unless the parties simply sought to elide from their loan application the reality that Angela had a good job to return to after her pregnancy leave because the inclusion of her income would have resulted in their lack of entitlement under the low-income loan program from which the loan was sought. But that is for another day. For now, what matters is that Angela claims that she and Larry bought the Home as spouses for their joint interest, regardless of the title. In support of that claim, Angela has proffered a copy of a second mortgage on the Home that was entered into by Larry and her, which she has made payments on after Larry moved [406]*406out, and a third mortgage, also jointly executed, securing a line of credit.

Angela and Larry lived together in the Home until August 2003. During that month, Larry moved out, while Angela continued to live in the Home with her children from her marriage with Larry. At some point thereafter, Angela’s new lover moved in and she has allegedly now had a child from this relationship.

Since Larry moved out, Angela has paid the mortgages, costs, taxes, utilities and expenses related to the Home. She also claims to have improved the Home by replacing windows, paving the driveway and altering the landscaping. In total, Angela claims to have expended $34,000.00 on these household bills as of June 13, 2005. By contrast, Larry has admittedly made no contribution to the maintenance or improvement of the Home since the separation.

These living arrangements and the state of the Home’s title were known to both parties during the pendency of their divorce case. Instead of hammering out a division of marital property in the Family Court, Angela and Larry opted to let their divorce case close without asking the Family Court to involve itself in the question of what property each would take from the marriage. Therefore, on June 9, 2004, the Family Court closed the Savages’ divorce case.

Apparently, Angela and Larry had achieved a level of amity that gave them hope that they could divide their property interests without court involvement. In support of their contentions on this motion, each of them has submitted evidence of various attempts to broker an amicable division of their property.

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Bluebook (online)
920 A.2d 403, 2006 Del. Ch. LEXIS 165, 2006 WL 2576867, Counsel Stack Legal Research, https://law.counselstack.com/opinion/savage-v-savage-delch-2006.