Suffield Development Associates Ltd. Partnership v. National Loan Investors, L.P.

905 A.2d 1214, 97 Conn. App. 541, 2006 Conn. App. LEXIS 414
CourtConnecticut Appellate Court
DecidedSeptember 19, 2006
DocketAC 26450
StatusPublished
Cited by23 cases

This text of 905 A.2d 1214 (Suffield Development Associates Ltd. Partnership v. National Loan Investors, L.P.) is published on Counsel Stack Legal Research, covering Connecticut Appellate Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Suffield Development Associates Ltd. Partnership v. National Loan Investors, L.P., 905 A.2d 1214, 97 Conn. App. 541, 2006 Conn. App. LEXIS 414 (Colo. Ct. App. 2006).

Opinion

Opinion

ROGERS, J.

This action arose from an abuse of process in connection with the procurement, service and maintenance of an excessive execution. The defendant law firm of Berman and Sable and the defendant attorney James W. Oliver 1 appeal, and the plaintiff, Suffield Development Associates Limited Partnership, cross appeals from the judgment of the trial court awarding damages to the plaintiff. The defendants claim that the court improperly (1) found that the execution at issue was excessive, (2) concluded that the defendants had *545 engaged in abuse of process and (3) awarded certain damages. In its cross appeal, the plaintiff also challenges the court’s damages award. We affirm in part and reverse in part the judgment of the trial court.

The events underlying this matter extend back well over a decade and have spawned three prior appeals. The following facts and procedural history, gleaned from the reported decisions in the earlier appeals or found by the court in the present matter, are necessary to give context to the issues on appeal.

The plaintiff is an entity that was formed for the purpose of developing certain commercial property. It sought funding for the project in two phases from Society for Savings, whose successor in interest was Bank-Boston (bank). Although the bank supplied the initial funding as contemplated, it declined to lend further amounts, and the development project failed. The plaintiff brought a two count action against the bank for its failure to provide the secondary financing (lender liability action), alleging breach of contract and, alternatively, promissory estoppel. Following a jury trial in the lender liability action, the plaintiff was awarded $2.5 million on its breach of contract claim. The bank appealed from the judgment, which our Supreme Court reversed. The case was remanded for a new trial on the promissory estoppel claim. See generally Suffield Development Associates Ltd. Partnership v. Society for Savings, 243 Conn. 832, 708 A.2d 1361 (1998).

The failed development project also resulted in the bank’s commencing foreclosure proceedings against the plaintiff (foreclosure action). 2 During the litigation, *546 National Loan Investors, L.P. (National), was substituted for the bank in the foreclosure action. 3 The defendants acted as legal counsel for National in the foreclosure action, and it is their conduct in relation to that action that gave rise to the present matter.

On December 17, 1996, while the lender liability action was on appeal, the parties to the foreclosure action agreed to a stipulated judgment. Pursuant to the stipulation in the foreclosure action, a deficiency judgment in the amount of $375,000 was rendered in favor of National. The stipulation provided further, however, that the deficiency judgment could be satisfied only from the damages award, if any, eventually received by the plaintiff in the lender liability action (lender liability judgment). 4 The plaintiff had other creditors potentially interested in the lender liability judgment. Furthermore, at the time the stipulation was reached, the ultimate amount of that judgment was uncertain. Accordingly, the stipulation established a sliding scale formula that eventually would be applied to determine the amount to which National was entitled to satisfy the deficiency judgment in the foreclosure action.

Stated simply, pursuant to that formula, if the proceeds of the lender liability judgment were to exceed $1,333,333.33, National would recover 15 percent of those proceeds in satisfaction of the deficiency judgment. If the proceeds of the lender liability judgment fell between $200,000 and $1,333,333.33, National would *547 recover $200,000. If the proceeds of the lender liability judgment were between $1 and $200,000, National would recover all of those proceeds. Finally, if the plaintiff received no proceeds from the lender liability judgment, National would accept $1 in full satisfaction of the deficiency judgment.

Following our Supreme Court’s remand of the lender liability action, a new jury trial commenced on the promissory estoppel count. On April 22, 1999, before the conclusion of that trial, the plaintiff and the bank agreed to a settlement whereby the bank would pay the plaintiff $1.5 million by May 13,1999, in full satisfaction of the pending claim (lender liability settlement). 5

Also on April 22, 1999, Richard P. Weinstein, the plaintiffs counsel in both the foreclosure and lender liability actions, telephoned Joel Sable, a senior partner at Berman and Sable, and informed him that the lender liability action had settled for $1.5 million. Weinstein also apprised Sable of the plaintiffs position that National, pursuant to the stipulation in the foreclosure action, was entitled to only $1. According to the plaintiff, the term “lender liability judgment,” as used in the stipulation, did not encompass the lender liability settlement-, thus, the proceeds of the lender liability judgment, as contemplated by the stipulation, were zero. Correctly predicting that National would disagree with the plaintiffs interpretation of the stipulation, Weinstein offered to put $200,000 of the lender liability settlement proceeds into escrow 6 and to immediately *548 file a declaratory judgment action in which the plaintiffs and National’s respective rights to those proceeds could be determined by a court.

At some point between April 22 and 28, 1999, Sable relayed what Weinstein had told him to Oliver, another attorney at Berman and Sable who had served as trial counsel in the foreclosure action. Sable was unable to answer Oliver’s questions regarding whether $1.5 million represented the gross or net amount of the lender liability settlement, and whether the settlement agreement involved any other type of valuable consideration. On April 29, 1999, Oliver contacted the bank’s counsel and attempted, unsuccessfully, to learn further details of the lender liability settlement. 7 Oliver also suggested to the bank’s counsel that he might have to protect National’s rights by garnishing the settlement proceeds, which then were still held by the bank. The bank’s counsel indicated to Oliver his disinclination to be involved in an interpleader action over the contested funds. The bank’s counsel then called Weinstein and relayed what Oliver had told him.

Weinstein subsequently contacted Oliver and told him that Sable already had been informed about the amount of the lender liability settlement. Also on April 29,1999, Weinstein wrote to Sable and expressed disappointment at Oliver’s suggestion of a garnishment, given Weinstein’s earlier offer to hold $200,000 in escrow pending a judicial determination of what National was owed pursuant to the stipulation.

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Bluebook (online)
905 A.2d 1214, 97 Conn. App. 541, 2006 Conn. App. LEXIS 414, Counsel Stack Legal Research, https://law.counselstack.com/opinion/suffield-development-associates-ltd-partnership-v-national-loan-connappct-2006.