Shabani v. Regions Bank CA2/3

CourtCalifornia Court of Appeal
DecidedJuly 19, 2024
DocketB324217
StatusUnpublished

This text of Shabani v. Regions Bank CA2/3 (Shabani v. Regions Bank CA2/3) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Shabani v. Regions Bank CA2/3, (Cal. Ct. App. 2024).

Opinion

Filed 7/19/24 Shabani v. Regions Bank CA2/3

NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS

California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(a). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115(a).

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION THREE

JOSEPH SHABANI, B324217

Plaintiff and Respondent, Los Angeles County Super. Ct. No. BC696195 v.

REGIONS BANK,

Defendant and Respondent;

CAL BURTON, as Trustee, etc.,

Defendant and Appellant.

APPEAL from an order of the Superior Court of Los Angeles County, Christopher K. Lui, Judge. Affirmed. Collins + Collins and James C. Jardin for Defendant and Appellant. Law Offices of Saul Reiss, Saul Reiss, and Faye Pugh for Plaintiff and Respondent. Sacks, Glazier, Franklin, & Lodise, Terrence M. Franklin, and Antonieta Pimienta Lefebvre for Defendant and Respondent. _______________________________________

INTRODUCTION

This appeal arises from the trial court’s approval of a settlement agreement between plaintiff and respondent Joseph Shabani and defendant and respondent Regions Bank. The Bank, acting as a trustee, agreed to sell certain trust assets to plaintiff. The sale was obstructed by the beneficiary of the trust and protracted litigation ensued in this case and in a parallel probate proceeding. The Bank resigned as trustee and was replaced by defendant and appellant Cal Burton, who refuses to complete the sale. Plaintiff sued Cal Burton for breach of the asset purchase agreement and related claims and sued the Bank for fraudulent misrepresentation. Plaintiff’s claims against the Bank are barred as a matter of law. In the interest of halting further litigation, the Bank settled with plaintiff for $150,000 in exchange for a release of all claims against it. The court approved the settlement under Code of Civil Procedure section 877.6.1 Finding no error, we affirm.

1 All undesignated statutory references are to the Code of Civil

Procedure.

2 FACTS AND PROCEDURAL BACKGROUND

1. The Trust In 1998, Julius Burton, Sr. and Christopher Burton created a trust and transferred to it, as relevant here, several pieces of real property located on Crenshaw Boulevard in Los Angeles (Crenshaw properties). The sole beneficiary of the trust is the trustors’ son, Julius Burton, Jr. (beneficiary). The surviving trustor died in 2006 and at that time the trust owned no liquid assets or cash accounts. In May 2007, the Bank became the trustee of the trust. The trust was insolvent and burdened with substantial federal estate tax liability. 2. The Purchase Agreement In July 2013, the Bank agreed to sell the Crenshaw properties to plaintiff for $775,000 as documented in a purchase agreement. The purchase price was later reduced to $685,000. The parties agreed that escrow would close 45 days after the date of the purchase agreement, in early September 2013. The parties agreed to extend the date several times during 2013 and 2014. Plaintiff fully performed under the agreement by depositing funds into escrow and removing contingencies as required. 3. Obstacles to Sale of the Crenshaw Properties In 2010, the beneficiary filed a petition in probate court to remove the Bank as trustee under Probate Code section 17200. Extensive litigation ensued. The court conducted a trial on the petition and other pending issues and, in October 2013, terminated the trust noting that “[t]here are substantial outstanding tax liabilities.”

3 Approximately six months later, in April 2014, the Bank filed a petition to instruct the trustees regarding the sale of the trust’s property. The petition explained that the estate’s federal tax liability, including interest, then exceeded $817,000. Further, the Bank represented that it had obtained a commitment from the Internal Revenue Service to settle that debt for $280,000, to be paid no later than April 18, 2014. The Bank requested authority to sell the Crenshaw properties to plaintiff for $685,000 to satisfy the debt. The Bank did not complete the transaction by the deadline, due in part to ongoing negotiations with the Internal Revenue Service regarding liens on the properties for estate tax liability and attempts by the beneficiary, in parallel probate proceedings, to prevent the sale of the properties. In May 2018, pursuant to a settlement agreement between the Bank and the beneficiary, the parties stipulated to and the court approved the appointment of Cal Burton as successor trustee of the trust. It is undisputed that Cal Burton has refused to proceed with the sale of the Crenshaw properties to plaintiff. 4. Complaint In 2018, plaintiff filed the present action against the Bank and Cal Burton relating to the unconsummated purchase of the Crenshaw properties. As to Cal Burton, the complaint states causes of action for breach of contract (the purchase agreement), breach of the implied covenant of good faith and fair dealing, and specific performance. As to Regions Bank, the complaint states causes of action for intentional misrepresentation, promissory fraud, negligent misrepresentation, and declaratory relief. Plaintiff also alleges that each of the defendants acted as an

4 agent, employee, servant, partner, guarantor, or successor of the other defendants. 5. Summary Adjudication of Contract Claims Against Cal Burton In July 2019, the court summarily adjudicated plaintiff’s claims against Cal Burton. The court found the undisputed material facts established that Cal Burton breached the purchase agreement and the covenant of good faith and fair dealing by refusing to sell the Crenshaw properties to plaintiff. The court ordered specific performance of the purchase agreement. 6. Settlement Between Plaintiff and the Bank In June 2022, plaintiff and the Bank executed a settlement agreement. As pertinent here, the Bank agreed to pay plaintiff $150,000 in exchange for plaintiff’s agreement to dismiss with prejudice all of his claims against the Bank. The Bank filed an application for a determination of good faith settlement under section 877.6. The Bank asserted that the $150,000 settlement amount is generous because plaintiff admitted that no fraud had occurred and, further, plaintiff’s fraud claims were barred as a matter of law. Specifically, and as pertinent here, the Bank argued that the economic loss rule precluded plaintiff from recovering damages from the Bank on his fraud claims because plaintiff did not suffer any damages beyond those caused by the breach of the purchase agreement. In support of its application, the Bank submitted discovery responses from plaintiff stating that his only damages for fraud relate to the loss of income from the properties during the time the sale of the properties was delayed.

5 Cal Burton opposed the application. He argued that section 877.6 does not apply because he and the Bank are neither joint tortfeasors nor are they co-obligors on a contractual obligation. In addition, Cal Burton asserted the Bank failed to offer any evidence that its $150,000 settlement was within the “ballpark” of what plaintiff could expect to recover from it if the matter proceeded to trial. He claimed, further, that it was improper for the Bank to argue that it would not be liable to plaintiff, thereby rendering any settlement payment “in the ballpark.” As to the economic loss doctrine, Cal Burton noted that the doctrine does not bar recovery of damages relating to fraud insofar as those damages are different from the damages resulting from a breach of contract. But he did not identify any damages claimed by plaintiff aside from the damages resulting from the breach of the purchase agreement.

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Shabani v. Regions Bank CA2/3, Counsel Stack Legal Research, https://law.counselstack.com/opinion/shabani-v-regions-bank-ca23-calctapp-2024.