Seiller Waterman, LLC v. Rlb Properties, Ltd.

CourtKentucky Supreme Court
DecidedJuly 6, 2020
Docket2018 SC 000538
StatusUnknown

This text of Seiller Waterman, LLC v. Rlb Properties, Ltd. (Seiller Waterman, LLC v. Rlb Properties, Ltd.) is published on Counsel Stack Legal Research, covering Kentucky Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Seiller Waterman, LLC v. Rlb Properties, Ltd., (Ky. 2020).

Opinion

RENDERED: JULY 9, 2020 TO BE PUBLISHED

Supreme Court of Kentucky 2018-SC-000538-DG AND 2018-SC-000558-DG

SEILLER WATERMAN, LLC; PAMELA M. APPELLANTS/CROSS-APPELLEES GREENWELL; GORDON C. ROSE; AND PAUL J. HERSHBERG

ON REVIEW FROM COURT OF APPEALS V. CASE NO. 2017-CA-000024-MR JEFFERSON CIRCUIT COURT NO. 16-CI-002522

RLB PROPERTIES, LTD. APPELLEE/CROSS-APPELLANT

OPINION OF THE COURT BY JUSTICE HUGHES

AFFIRMING IN PART, REVERSING IN PART, AND REINSTATING

RLB Properties, Ltd. filed a complaint against the law firm of Seiller

Waterman, LLC and three of its attorneys based upon their allegedly wrongful

acts undertaken on behalf of the firm’s clients, Skyshield Roof and Restoration,

LLC and Jacob Blanton. The challenged actions included the filing of an

invalid materialman’s and mechanic’s lien against commercial property owned

by RLB Properties and the subsequent filing of a third-party complaint against

RLB Properties. RLB Properties’ complaint against Seiller Waterman alleged

wrongful use of civil proceedings and abuse of civil process; civil conspiracy; slander of title; violation of KRS1 434.155 by filing an illegal lien; negligence;

and negligent supervision. The Jefferson Circuit Court dismissed all of these

claims either for failure to state a claim upon which relief can be granted or for

failure to file timely under the applicable statute of limitations. The Court of

Appeals affirmed the dismissals, except for the slander of title, civil conspiracy,

and KRS 434.155 violation claims, finding that KRS 413.245 would not time

bar the claims if malice were proven.

On discretionary review, we affirm in part and reverse in part. We affirm

the Court of Appeals’ decision that a professional negligence action may not be

brought against an attorney by a party who is neither the client nor an

intended third-party beneficiary of the attorney’s work. We further affirm that

when pleading wrongful use of civil proceedings against an attorney or law

firm, neither earning attorney fees nor filing a claim seeking damages on behalf

of a client is an improper purpose allegation sufficient to survive a motion to

dismiss. Finally, we reverse the Court of Appeals’ decision that KRS 413.245,

the one-year statute of limitations applicable to the rendering of professional

services, does not apply to claims against attorneys when malice is alleged.

FACTUAL AND PROCEDURAL BACKGROUND

The underlying contract dispute regarding building repairs

Skyshield Roof and Restoration, LLC (Skyshield), an Indiana limited

liability company, engaged Seiller Waterman to represent it in various matters

1 Kentucky Revised Statute.

2 on or about March 10, 2014. Around that same date, Pamela M. Greenwell, a

member of the law firm, prepared and eventually executed and filed with the

Kentucky Secretary of State, a Certificate of Authority, authorizing Skyshield to

lawfully transact business in Kentucky.2 The genesis of the present action was

a contract dispute between Skyshield and RLB Properties (RLB) regarding

repairs to a commercial property.

The Marmaduke Building, a property owned by RLB in downtown

Louisville, suffered wind damage in 2012 and water damage in 2014. RLB

entered into a contract with Skyshield to repair the building. Sol Azteca’s

Louisville, Inc. (Sol Azteca), a tenant in the building, also contracted with

Skyshield and Jacob Blanton, Skyshield’s sole member, to repair damage to the

Sol Azteca restaurant caused by frozen water pipes. In June 2014, Sol Azteca

filed suit against Skyshield and Blanton alleging, among other things, that

Skyshield and Blanton breached the contract by failing to perform repairs in a

good and workmanlike manner and by failing to complete repairs. Sol Azteca’s

complaint further alleged that RLB had already paid Skyshield hundreds of

thousands of dollars to repair the building.

On August 5, 2014, Skyshield filed a $1,500,000 materialman’s and

mechanic’s lien against the Marmaduke Building in the Jefferson County

Clerk’s Office for labor rendered and materials actually furnished after

2 In the Certificate, Greenwell agreed that S W Agent, LLC would serve as the service of process agent for Skyshield. S W Agent, LLC is a Kentucky limited liability company whose members and managers are also members of or attorneys associated with Seiller Waterman, including Greenwell.

3 provision for all just credits and set-offs. The lien, attested to by Blanton, was

prepared by Gordon C. Rose, an attorney associated with Seiller Waterman,

and was lodged for record by the law firm. On August 12, 2014, Greenwell and

Paul J. Hershberg, another attorney with Seiller Waterman, filed a verified

third-party complaint against RLB on behalf of Skyshield in the suit initiated

by Sol Azteca. The complaint alleged RLB owed Skyshield a substantial

amount for services performed under the parties’ contract.

RLB retained counsel and filed a response to the third-party complaint,

denying that RLB owed Skyshield any money. RLB also filed a counterclaim

against Skyshield and Blanton, alleging 1) breach of contract, 2) defective

workmanship, 3) strict liability, 4) fraud, 5) fraud in the inducement, 6)

conversion of entrusted money, 7) conversion of property, 8) unjust

enrichment, and 9) slander of title.

On January 29, 2015, RLB’s counsel wrote a letter to Seiller Waterman

advising that the lien was satisfied at the time it was filed, stating that it was

invalid on its face, and demanding that it be immediately released. Seiller

Waterman did not respond to the letter on Skyshield/Blanton’s behalf. On

March 6, 2015, RLB’s counsel filed a motion in the lawsuit to dissolve the

materialman’s and mechanic’s lien.

Less than a week later, on March 12, 2015, Seiller Waterman filed a

motion to withdraw as counsel for Skyshield and Blanton, citing irreconcilable

differences with its clients. The trial court orally granted Seiller Waterman’s

motion on March 16, 2015, and further granted Skyshield and Blanton thirty

4 days in which to obtain new counsel. For reasons that are not apparent in the

record, the trial court’s written order was not entered by the clerk until May 29,

2015. Neither Seiller Waterman nor anyone else acting on behalf of Skyshield

and Blanton ever responded to RLB’s motion to dissolve the materialman’s and

mechanic’s lien.

On May 29, 2015, the trial court entered its order granting the motion to

dissolve the lien, stating:

The Materialman’s and Mechanic’s Lien Statement (“Lien Statement”) recorded against the Marmaduke Building by SkyShield Roof and Restoration, LLC (“SkyShield”) on August 5, 2014 is invalid on its face because SkyShield cannot substantiate that the balance remaining due for labor rendered, and materials actually furnished, after provisions for all just credits and set-offs, is $1.5 million, or any amount. Therefore, the Court orders that the lien is dissolved.

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