Securities Groups v. Barnett

2 F.3d 1098
CourtCourt of Appeals for the Eleventh Circuit
DecidedSeptember 23, 1993
DocketNo. 90-3801
StatusPublished
Cited by146 cases

This text of 2 F.3d 1098 (Securities Groups v. Barnett) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eleventh Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Securities Groups v. Barnett, 2 F.3d 1098 (11th Cir. 1993).

Opinion

PER CURIAM:

Charles D. Barnett and Randall W. Atkins were partners in related partnerships that sought Chapter 11 bankruptcy protection. A court-appointed administrator initiated adversary proceedings against Barnett, Atkins and others on behalf of the partnerships, predicated upon breach of fiduciary duty, conversion, misappropriation of partnership assets and opportunities, and violation of the [1100]*1100federal Racketeer Influenced and Corrupt Organizations Act (RICO), 18 U.S.C. §§ 1961-1968. Following a bench trial, the bankruptcy court found Barnett, Atkins, and others liable to the partnerships for almost $32 million. In re Securities Groups, 89 B.R. 204 (Bankr.M.D.Fla.1988). Barnett and Atkins appealed to the district court, which affirmed in an unpublished order. Barnett and Atkins appeal the district court’s judgment. We affirm as to Atkins but reverse as to Barnett.

I. BACKGROUND

A. Facts

The facts stated are undisputed unless otherwise noted. The plaintiffs-appellees are The Securities Group (“TSG”), a New York limited partnership formed in 1978; The Monetary Group (“TMG”), a New York limited partnership formed in 1979; The Securities Group 1980 (“TSG80”), a New York limited partnership formed in 1980; and The Securities Groups (“Groups”), a New York general partnership formed in 1979 whose general partners included TSG, TMG and, later, TSG80 (hereinafter referred to collectively as “plaintiffs”).

The defendants-appellants, Charles Barnett (“Barnett”) and Randall Atkins (“Atkins”), were general partners in TSG at all relevant times. Additionally, both were limited partners in TMG, and Barnett was a limited partner in TSG80.

The plaintiffs also sued three additional defendants who are not parties to this appeal. Among these was a Kentucky limited partnership called 500 Park Avenue Associates (“Associates”). Atkins was a limited partner in Associates and acted as counsel in its formation. Associates was formed in 1979 to acquire certain real estate in New York City which is at the center of this case.

By the time TMG and Groups were formed, TSG was already outgrowing its office space on three floors of the Seagram’s Building at 375 Park Avenue in New York City. TSG therefore initiated an office search. Steven A. Considine (“Considine”), then an employee of Ficor, Inc. (“Ficor”), a real estate brokerage company, and Peter G. Schmidt (“Schmidt”), a New York attorney, assisted in the office search. In August of 1979 the search began to focus on the possibility of TSG purchasing the Olivetti Building at 500 Park Avenue and the adjacent Hotel Nassau (jointly, the “Property”).

Olivetti Properties N.V. (“Olivetti”), an affiliate of Olivetti Corporation of America, owned the Olivetti Building but leased the ground under it from Peter Kalikow (“Kali-kow”). The ground lease restricted Olivetti’s ability to mortgage or otherwise encumber the building. Olivetti owned both the Hotel Nassau and the fee to its site.

TSG submitted its first offer for the Property on September 11, 1979. The partnerships prepared a number of other proposals between September and November, 1979. On November 2, a new offer was tendered to Olivetti. This offer listed “The Securities Groups and/or 500 Park Associates” [sic] as the prospective purchasers. (Plaintiffs’ Exh. 7.) The offer referred to Groups and 500 Park Associates as “collectively, ‘Securities.’” (Id) Associates, however, did not exist at the time of this offer. Associates was not formed until December 28, 1979.1

During the course of the negotiations for the Property, Considine left his employment at Ficor. Ficor subsequently obtained the sole right to obtain financing for the purchase and to lease the Property on behalf of Associates. In return, Ficor agreed to indemnify Associates, TSG, Atkins, Barnett, and others against any claim that Considine might later make for a commission on the Property transaction.

On December 26, 1979, Ficor forwarded to Associates, in care of TSG, a commitment letter from Manufacturers Hanover Trust Company to finance Associates’ purchase of the Property with a $30 million loan. Security for the loan was to include a first mortgage on the Property and an assignment to the lender of marketable securities worth at [1101]*1101least $5 million. At its formation, however, Associates was capitalized with only $10,000.

Associates proposed to lease space in the Olivetti Building to Groups. Under the ten-year lease, Groups was to occupy three floors of the Olivetti Building. The lease required Groups to post a $1 million rent security deposit. Associates also required a $4 million deposit as security against damage from a structural change that Groups planned for the leased space.2 A different version of the lease, again dated December 31, later was substituted for the first agreement. The second document provided for a lease of only two floors but required the same security deposits. A third lease, dated January 1, 1980, again provided for the rental of three floors of the Olivetti Building but did not require a security deposit.

A 1981 report by the Groups’ independent certified public accountants indicated that the Groups paid Associates a $1 million cash rent deposit and a total of $6.8 million, rather than $4 million, in securities for a construction deposit pursuant to a lease dated December 31, 1979. The accountants noted that $5.5 million worth of the securities were returned to Groups by the end of 1980. Evidence in the record indicates that the $1 million cash deposit was eventually returned to Groups with interest. Associates also paid Groups an $800,000 fee for financial consulting services. The bankruptcy court found that the remaining $1.3 million worth of the securities from the construction deposit never went back to Groups, although Atkins disputes that finding.

In addition to serving as a special counsel for Associates, Atkins acted briefly as an escrow agent for the transfer of the Groups’ lease deposits to Associates. On December 30, 1979, Groups transferred $1 million in cash and $4 million worth of certificates of deposit to Atkins in escrow. The following day, acting under written instructions from another principal and employee of Groups, Atkins transferred the money and certificates of deposit to Associates pursuant to the terms of the original December 31, 1979, lease. Groups’ obligation to pay rent, however, did not begin until six weeks later. Associates immediately gave the $1 million in cash to Olivetti as a down payment on the Property. The $4 million worth of certificates of deposit went into an escrow account under the joint control of attorneys for Associates and Olivetti.3

Olivetti’s total sale price for the Property was $22 million. Associates entered into a separate agreement with Kalikow to acquire rights under the Olivetti Building ground lease for $3 million. A few days before Associates and Olivetti executed their initial contract, the Property had been appraised at not less than $40 million.

Associates closed on its $30 million loan from Manufacturers Hanover Trust Company on April 17,1980. Along with a mortgage on the Property, security for the loan included the $6.8 million in marketable securities provided by Groups to Associates as a construction deposit.

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2 F.3d 1098, Counsel Stack Legal Research, https://law.counselstack.com/opinion/securities-groups-v-barnett-ca11-1993.