Sterling Homes, Ltd. v. Rasberry

759 N.E.2d 163, 325 Ill. App. 3d 703, 259 Ill. Dec. 683, 2001 Ill. App. LEXIS 832
CourtAppellate Court of Illinois
DecidedNovember 5, 2001
Docket2-00-1210
StatusPublished
Cited by22 cases

This text of 759 N.E.2d 163 (Sterling Homes, Ltd. v. Rasberry) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Sterling Homes, Ltd. v. Rasberry, 759 N.E.2d 163, 325 Ill. App. 3d 703, 259 Ill. Dec. 683, 2001 Ill. App. LEXIS 832 (Ill. Ct. App. 2001).

Opinion

JUSTICE GEIGER

delivered the opinion of the court:

The pro se defendants, Leo Rasberry and Bridgette Rasberry, appeal from the March 2, 2000, order of the circuit court of Du Page County entering judgment on behalf of the plaintiff, Sterling Homes, Ltd., in the amount of $35,007.28. On appeal, the defendants raise numerous objections to the proceedings below. For the following reasons, we affirm and order a response from the defendants pursuant to Supreme Court Rule 375(b) (155 Ill. 2d R. 375(b)).

The following facts are relevant to the instant appeal. On April 20, 1997, the parties executed a construction and purchase agreement for the construction of a new home. The agreement required the defendants to pay the plaintiff $25,000 toward the purchase price of the home prior to closing. The agreement also contained the following provision:

“Builder, by accepting the final payment, waives all claims against Purchaser except those which Builder has previously made in writing and which remain unsettled at the time of closing and occupancy by Purchaser.”

Prior to closing, the defendants gave the plaintiff three separate checks totaling $25,000. These were dated May 8, 1997, June 3, 1997, and July 5, 1997. The check written on July 5, 1997, was in the amount of $15,000. When this check was presented to the defendants’ bank, the bank refused to honor the check due to insufficient funds.

The closing of the transaction took place on July 25, 1997. At the time of the closing, the defendants’ $15,000 check had not yet been returned to the plaintiff unpaid. The amount of this check was therefore credited toward the purchase price. The defendants tendered a check for the remaining amount at the closing, and the plaintiff turned over possession of the home.

On September 11, 1998, the plaintiff filed a three-count complaint against the defendants. Count I sought payment on the bad check pursuant to Article 3 of the Uniform Commercial Code (the Code) (810 ILCS 5/3 — 101 et seq. (West 1998)). Counts II and III sought recovery for breach of contract. The plaintiff sought judgment in the amount of $15,000, plus interest, attorney fees, and costs. The defendants appeared pro se.

On January 21, 2000, the trial court entered summary judgment on behalf of the plaintiff. On March 2, 2001, following a hearing on attorney fees and the calculation of interest, the trial court entered judgment on behalf of the plaintiff in the amount of $35,007.28. This amount included an award of $6,466.78 for interest and costs and an award of $13,540.50 for attorney fees. Following the denial of their motion to reconsider, the defendants filed a timely notice of appeal.

On appeal, the defendants raise six different issues. The defendants’ first argument on appeal is that the trial court erred in granting the plaintiffs motion for summary judgment and in denying the motion for summary judgment that the defendants had filed earlier in the proceedings. In their motion for summary judgment, the defendants argued that the plaintiffs complaint was barred because the plaintiff had accepted final payment on the house at the closing and had therefore waived all claims against the defendants under the contract. The defendants also argued that their motion should have been granted because the plaintiff failed to file any counteraffidavits.

The purpose of a motion for summary judgment is to determine whether a genuine issue of triable fact exists and should be granted when “the pleadings, depositions, and admissions on file, together with the affidavits, if any, show that there is no genuine issue as to any material fact and that the moving party is entitled to a judgment as a matter of law.” 735 ILCS 5/2 — 1005(c) (West 1998). Our standard of review on such a motion is de novo. Quinton v. Kuffer, 221 Ill. App. 3d 466, 471 (1991).

Contrary to the defendants’ assertions, we do not believe that the contract barred the plaintiffs action. As noted above, the contract provided that the plaintiff waived all claims upon plaintiffs acceptance of final payment. Although the defendants tendered a check to the plaintiff at closing, we disagree that such a check constituted “final payment” when $15,000 of the purchase price was allegedly outstanding. As the plaintiff had not yet received the full payment of the purchase price at closing, we do not believe that it waived its right to sue for breach of contract. Additionally, we note that the waiver provision contained in the contract would not preclude the plaintiff from seeking recovery on the bad check pursuant to the provisions of Article 3 of the Code. 810 ILCS 5/3 — 301 (West 1998). Accordingly, we conclude that the plaintiffs action was not barred under the provisions of the contract.

We also reject the defendants’ contentions that no counteraffidavits were filed in opposition to their motion for summary judgment. To the contrary, the record demonstrates that the plaintiff s president executed an affidavit indicating that the defendants’ $15,000 check had been returned to the plaintiff after the closing due to insufficient funds. The affidavit also indicated that the defendants had never submitted a new check or other payment. A copy of the returned check was attached to the plaintiffs verified complaint. In light of such evidence, we believe that the trial court correctly determined that the defendants were not entitled to summary judgment.

Rather, we agree with the trial court that the plaintiff was entitled to summary judgment. Attached to the plaintiffs motion was a copy of the returned check, along with a bank statement indicating that the check had been returned for insufficient funds. Also appearing in the record is a letter -written by the defendants acknowledging that their check had been returned and indicating their intent to replace the check. In the entirety of the proceedings, the defendants have never offered any evidence that they replaced this check or otherwise paid the remaining $15,000 still owed. Accordingly, we find that there is no genuine issue of material fact and that the plaintiff is entitled to judgment as a matter of law.

The defendants next argue that the trial court abused its discretion in failing to require the plaintiff to respond to their discovery requests. However, a review of the record reveals that the defendants never secured any rulings from the trial court regarding discovery. On November 16, 1999, the defendants did file a motion to compel discovery. However, at the hearing on the motion, the defendants did not argue the merits of their motion and instead filed a petition for removal to the United States District Court. When the proceedings were remanded to the trial court, the defendants did not pursue their motion to compel. As the trial court never entered any order on the defendants’ discovery motion, there is nothing for us to review.

The defendants’ next argument on appeal is that the trial court erred in failing to take judicial notice of an order entered by the United States District Court for the Northern District of Illinois allegedly dismissing the plaintiffs complaint.

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Bluebook (online)
759 N.E.2d 163, 325 Ill. App. 3d 703, 259 Ill. Dec. 683, 2001 Ill. App. LEXIS 832, Counsel Stack Legal Research, https://law.counselstack.com/opinion/sterling-homes-ltd-v-rasberry-illappct-2001.