State v. Davis

689 P.2d 5, 1984 Utah LEXIS 867
CourtUtah Supreme Court
DecidedJune 25, 1984
Docket18892
StatusPublished
Cited by12 cases

This text of 689 P.2d 5 (State v. Davis) is published on Counsel Stack Legal Research, covering Utah Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
State v. Davis, 689 P.2d 5, 1984 Utah LEXIS 867 (Utah 1984).

Opinion

HALL, Chief Justice:

This is an appeal from a third degree felony conviction of theft. 1 Defendant assigns the following as error: (1) insufficiency of the evidence; (2) denial of his motion to waive a jury trial; (3) admission of improper evidence during the State’s rebuttal argument; and (4) inclusion of a partial written deposition in the evidence which the jury was permitted to take with them into their place of deliberation.

In 1978, Joseph Mascaro and Charley Joseph became investment partners for the purpose of purchasing options on two adjacent parcels of real property located in Utah County. While holding said options, Mascaro and Joseph (hereinafter the “partnership”) initiated a sale of both parcels to Paul Tanner, who intended to develop the lots into a subdivision. Prior to the consummation of that sale, however, the term of the options expired and Tanner was able to negotiate a direct purchase on the larger of the two parcels (consisting of approximately 130 acres) from Stan Logan, the former owner thereof. The partnership was able to renew its option on the smaller 18-acre parcel, which it then exercised by purchasing the said parcel on uniform real estate contract for $117,000. Inasmuch as this smaller parcel provided access to the larger parcel purchased by Tanner, it was essential to Tanner’s proposed development. Tanner therefore purchased the smaller parcel from the partnership on uniform real estate contract at a price of $165,000. He paid $40,000 down on the contract, 2 but was unable thereafter to obtain the necessary financing to pay off the $125,000 balance.

In December of 1978, defendant John Davis, an attorney, was hired by the partnership to collect the balance owing on the Tanner contract. During the initial meeting between defendant and the partnership, one of the matters discussed relative to the impending collection was that of attorney fees. Defendant indicated that his fee for the requested services would be between $9,000 and $12,000, depending upon the extent of the work involved. The partnership, however, countered with an offer of a flat fee of $20,000 to cover the collection as well as defendant’s representation of the partnership in any connected litigation. The record does not reveal which fee proposal was ultimately agreed upon.

Defendant was successful in negotiating a settlement between the partnership and Tanner, whereby Tanner agreed to sell his interest in both parcels if the partnership could find another buyer before Tanner could obtain financing. This settlement agreement was reduced to writing and signed by the parties (i.e., Mascaro, Joseph and Tanner) on February 8, 1979. Soon thereafter, defendant was commissioned by the partnership to effectuate the resale of the property. According to the testimony of Charley Joseph, defendant was to be paid an additional $20,000 if he was successful in finding a new buyer and completing the resale transaction. That testimony *8 was however contradicted by defendant, who testified that he had agreed to perform the said services in exchange for one-third of the total income derived from the transaction. The record does not contain any written documentation evidencing the parties’ intentions with respect to attorney fees.

Less than a month and a half after the signing of the settlement agreement, defendant succeeded in negotiating a new sale of the subject property (both parcels) to Chatillion, Inc. (hereinafter “Chatillion”) at a total price of $1,280,000. Since the said property consisted of two distinct parcels owned by different individuals (i.e., a 130-acre parcel owned by Stan Logan and an 18-acre parcel owned by the partnership), the sale was accomplished by executing a separate earnest money agreement between Chatillion and each of the owners. The agreement relevant to these proceedings is that between Chatillion and the partnership concerning the 18-acre parcel. That agreement provided that Chatillion would pay the partnership approximately $141,000 in cash and transfer to it property valued at $240,000.

A closing was held on June 5, 1979, at which time Curtis Baum, Chatillion’s principal officer and stockholder, tendered to the partnership a check for $100,000, 3 as well as the deeds to eight building lots. The check was made payable to defendant in his capacity as attorney for the partnership and was deposited by defendant in his trust account, as per the directions of Charley Joseph. The building lots were rejected by the partnership because they were of insufficient value. As a result, Baum tendered deeds to another eight lots, but failed to deliver therewith an appraisal to substantiate their value. 4

At trial Joseph testified that at the time the initial funds were received from Chatil-lion and deposited, he gave defendant specific instructions regarding the disburse-

ment thereof. Those instructions were as follows: (1) Joseph was to receive, and did receive on that particular occasion, a check for $20,000 to cover his expenses; (2) $30,-000 to $40,000 was to be applied toward the partnership’s purchase of the 18-acre parcel from Shelby Taylor (original owner of the said parcel); (3) $25,000 to $30,000 was to be disbursed to Joseph Mascaro as his partnership share; and (4) an unspecified amount was to be reserved to cover closing expenses.

Also testifying in regard to the disbursement instructions was Curtis Baum, who claimed to have been present at the time the $100,000 was deposited by defendant and to have been privy to the conversations between defendant and Joseph concerning the appropriation of that money. His recollection of the instructions given defendant was identical to that given by Joseph (in his trial testimony), with only one exception: he thought he recalled the amount set aside for Mascaro as being $20,000 to $25,000, rather than $25,000 to $30,000.

Another witness who claimed to have been privy to the subject conversation between defendant and Joseph was George Robinson, an employee of the defendant’s on the occasion so specified. Robinson’s testimony in this respect was consistent with Joseph’s in nearly every respect, the only variation being that he did not recall a specific dollar amount committed to Shelby Taylor; rather, he thought the instruction with respect to the Taylor obligation was that an unspecified amount (of the deposited funds) should be used to make a down payment on an apartment complex that would then be conveyed to Taylor in satisfaction of the partnership’s obligation to him.

Defendant’s version of the instructions given him as to the disbursement of the $100,000 was at variance with that adduced by the plaintiff through the testimonies of Joseph, Baum and Robinson, supra. He *9 testified that Joseph’s instructions were to apply the funds toward the retainer (i.e., allegedly a one-third contingency fee) and use them as needed at his (defendant’s) own discretion.

Bank records produced at trial revealed that on June 5, 1979, prior to the recording of the $100,000 deposit, defendant’s trust account registered an overdraft of $14.23. On June 18, 1979, less than two weeks after the said deposit was made, defendant’s trust account registered an overdraft of $435.67.

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Bluebook (online)
689 P.2d 5, 1984 Utah LEXIS 867, Counsel Stack Legal Research, https://law.counselstack.com/opinion/state-v-davis-utah-1984.