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

CourtCourt of Appeals of Texas
DecidedJanuary 11, 2023
Docket05-21-00047-CV
StatusPublished

This text of Steven K. Topletz v. Raygan Wadle, as Independent of the Estate of Lynda Willis (Steven K. Topletz v. Raygan Wadle, as Independent of the Estate of Lynda Willis) is published on Counsel Stack Legal Research, covering Court of Appeals of Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

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

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

–2– $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

–3– 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. –4– $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, Counsel Stack Legal Research, https://law.counselstack.com/opinion/steven-k-topletz-v-raygan-wadle-as-independent-of-the-estate-of-lynda-texapp-2023.