Steven K. Topletz v. Raygan Wadle, as Independent of the Estate of Lynda Willis

Court of Appeals of Texas·Decided January 11, 2023·No. 05-21-00047-CV·Published

Opinion

Affirmed and Opinion Filed January 11, 2023

S In The

Court of Appeals

Fifth District of Texas at Dallas No. 05-21-00047-CV

STEVEN K. TOPLETZ, Appellant V.

RAYGAN WADLE, AS INDEPENDENT EXECUTOR OF THE ESTATE OF LYNDA WILLIS, Appellee

On Appeal from the 416th Judicial District Court Collin County, Texas

Trial Court Cause No. 416-03100-2020

MEMORANDUM OPINION

Before Justices Partida-Kipness, Pedersen, III, and Nowell Opinion by Justice Partida-Kipness Appellant Steven K. Topletz appeals the trial court’s orders granting

appellee’s motion for summary judgment on Topletz’s bill of review and ordering sanctions against his counsel. We affirm.

BACKGROUND

Although this appeal relates to the denial of a bill of review filed in 2020 by Topletz, the origins of the dispute go back to 2004 with the formation of a limited partnership to engage in real estate development. Topletz’s actions and omissions within that enterprise ultimately led to a 2012 lawsuit filed by Lynda Willis on behalf

of herself and the limited partnership. An adverse judgment was rendered against Topletz in 2015. Willis’s efforts to collect on that judgment and Topletz’s resistance to those efforts ultimately brought the underlying case to where it is today. A brief history of the parties’ interactions prior to the 2012 Lawsuit is necessary to properly address the parties’ appellate arguments. We, therefore, begin there before providing the procedural background of the dispute that is the subject of this appeal.

A. The parties’ business relationships Lancaster Bluegrove, L.P. (the Partnership) was formed on February 28, 2004, to purchase and develop real property for resale. Andante Development, Inc. (Andante) was the general partner and owned 1% of the Partnership. Lynda Willis and Andante Development of Nevada, Inc. (Andante Nevada) were limited partners who each owned 49.5% of the Partnership. Topletz was the president and sole shareholder of Andante and Andante Nevada.

The Partnership acquired approximately 454 acres in Lancaster, Texas (the Bluegrove Property) to develop for resale. In 2004, Willis wired Topletz $304,475.93 to purchase the first tract in the Bluegrove Property. When purchased, the Bluegrove Property was owned free and clear of any liens or encumbrances. Unbeknownst to Willis, Topletz took several actions beginning in July 2005 that encumbered the Bluegrove Property and, by extension, Willis’s investment in the property and potential profits from its future sale. Those encumbrances included two loans obtained by the Partnership through Andante and Topletz totaling

$567,805.00. The loans were obtained in July 2005 and July 2006 and secured by liens against the Bluegrove Property. Andante did not inform or otherwise notify Willis of either of the loans.

Lancaster Cub Creek, L.P. (Cub Creek) was formed on December 22, 2005.

Like the Partnership, Cub Creek was formed to purchase and develop real property for resale. Willis was not a partner in Cub Creek. Andante was the general partner owning 1% of Cub Creek, and Andante Nevada was the sole limited partner owning 99%. Prior to 2007, Cub Creek purchased approximately 289 acres in Lancaster, Texas (the Cub Creek Property). To make the purchase, however, Cub Creek borrowed money from Inwood Bank secured by a lien and deed of trust in favor of Inwood Bank.

When Cub Creek sought to obtain an extension and refinance of the Cub Creek Property, Andante caused the Partnership to pledge the Bluegrove Property and the Partnership’s equity in the Bluegrove Property as security for a loan refinance from Inwood Bank to Cub Creek. Again, Andante did not inform or otherwise notify Willis of those transactions.

Then, in 2009, Topletz marketed and sold the Bluestone Property and Cub Creek Property in a single transaction that closed on September 1, 2009. Like the prior transactions, Andante did not inform or otherwise notify Willis of the sale.

At the time of the sale, the Bluegrove Property was encumbered by two loans totaling $523,016.85 (the Bluegrove Loans), and Cub Creek was encumbered by

four loans totaling $3,398,990.88 (the Cub Creek Loans). After the sale, there was a net due from seller of $941,595.37 which was paid by Topletz. The Partnership’s equity was then used to pay down the Cub Creek loan to the benefit of Cub Creek, Andante, Andante Nevada, and Topletz. The portion of the sales price attributable to the Bluegrove Property was $911,978.16. Willis’s share of the proceeds should have been 49.5% of Bluegrove’s net proceeds. Unfortunately, the Partnership did not realize any money from the sale and Willis received no distributions from the sale despite considerable equity in the Bluegrove Property.

B. The 2012 Lawsuit On October 25, 2012, Willis sued Topletz1 for breach of fiduciary duty, fraud, and breach of contract in the 416th District Court of Collin County (the 2012 Lawsuit). She sued in her individual capacity and derivatively for the Partnership. Willis’s individual fraud and breach of fiduciary duty claims were based on Topletz’s use of the Bluegrove Property as collateral for the Cub Creek loan, sale of the Bluegrove Property in combination with the Cub Creek property, and failure to disclose those acts. Willis alleged those actions benefited Topletz and Cub Creek to the detriment of both Willis and the Partnership.

The Collin County trial court held a bench trial and rendered judgment against Topletz on August 10, 2015 (the 2015 Judgment). The court awarded the Partnership $344,951.58 in damages plus prejudgment interest and awarded Willis individually

1 Willis also brought claims against other parties who are not involved in this appeal.

$304,475.93 in damages plus prejudgment interest, $100,000 in exemplary damages, attorney’s fees of $280,713.34, and conditional appellate fees. The 2015 Judgment included the trial court’s determination that the trial court had jurisdiction over the parties and the subject matter of the case.

The trial court also issued findings of fact and conclusions of law. The trial court concluded Topletz made several misrepresentations regarding the Bluegrove Property. The court also concluded Willis joined the partnership, invested significant funds, and continued in the partnership in reliance on Topletz’s misrepresentations and failure to disclose material information. Those misrepresentations included that the land was to be purchased in cash and kept free of encumbrances or debts, and the Bluegrove Property was in good financial condition because its loan to value ratio was desirable compared to that of Cub Creek. Similarly, the trial court concluded Adante failed to disclose material information to Willis, including the intention to encumber the Bluegrove Property, that loans were obtained and secured by the Bluegrove Property, the purpose of the loans or what the funds were to be used for, and Andante’s intention to pledge the Bluegrove Property for Cub Creek loans and sell the property and use the proceeds of the sale to pay off the Bluegrove Loans and the Cub Creek Loans. The trial court concluded Willis relied on Andante and Topletz’s representations and failures to disclose material information concerning the partnership and was damaged as a result. That damage included out-

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Steven K. Topletz v. Raygan Wadle, as Independent of the Estate of Lynda Willis, (Tex. Ct. App. 2023).

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