Susan Gloger Moncrief and Peter L. Gloger, Independent Co-Executors of the Estate of Leroy J. Gloger and Reba K. Gloger v. United States

730 F.2d 276, 53 A.F.T.R.2d (RIA) 1479, 1984 U.S. App. LEXIS 23317
CourtCourt of Appeals for the Fifth Circuit
DecidedApril 20, 1984
Docket82-2209
StatusPublished
Cited by21 cases

This text of 730 F.2d 276 (Susan Gloger Moncrief and Peter L. Gloger, Independent Co-Executors of the Estate of Leroy J. Gloger and Reba K. Gloger v. United States) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Susan Gloger Moncrief and Peter L. Gloger, Independent Co-Executors of the Estate of Leroy J. Gloger and Reba K. Gloger v. United States, 730 F.2d 276, 53 A.F.T.R.2d (RIA) 1479, 1984 U.S. App. LEXIS 23317 (5th Cir. 1984).

Opinion

CLARK, Chief Judge:

The taxpayers appeal, the trial court’s grant of a judgment notwithstanding the verdict. The appellate issue turns on whether the tax attributes associated with operations of certain commercial real estate properly accrued to the corporation that held legal title, as the Commissioner contended, or whether those tax attributes properly accrued to a partnership, as the taxpayers contended and the jury found, because the corporation held the property merely as the agent or nominee of the partnership. Finding the evidence sufficient to support the jury’s verdict, we reverse and remand with instructions to reinstate the verdict.

*278 I

In 1972, Richard B. Merrill, Jr., and Harold Chamberlain formed Texas Professional Tower Ltd., a limited partnership. Merrill was sole general partner and Chamberlain sole limited partner. They each held a fifty percent ownership interest. The partnership owned an office building in Houston, Texas, named the Texas Professional Tower.

Merrill and Chamberlain needed cash to complete renovations in the Texas Professional Tower. Mutual business acquaintances put them in touch with Leroy J. Gloger, a Houston businessman who was in the process of arranging the sale of Houston radio station KIKK, which he owned. Chamberlain and Merrill testified that they met with Gloger on January 12, 1973, in Chamberlain’s law offices. The testimony indicated that Merrill, Chamberlain, and Gloger “cut a deal” that day to form a new partnership. Merrill and Chamberlain were to contribute their respective interests in the Texas Professional Tower, plus another piece of real estate. Gloger, in turn, was to fund the partnership with proceeds from the sale of his radio station. Chamberlain testified that Gloger agreed to contribute sufficient proceeds to cover two mortgages on the real estate totalling $412,500, and to pay all the partnership’s operating expenses from January 12, 1973, until the date the cash was contributed. Under the agreement, Merrill and Chamberlain were each to have a 25 percent ownership interest in the partnership, and Gloger was to have a fifty percent ownership interest.

The parties made no written agreement at the time of this meeting. Chamberlain testified that they agreed to remain general partners under their oral agreement until Gloger made his cash contribution, at which time Gloger would become a limited partner.

Chamberlain testified that the Texas Professional Tower limited partnership continued to hold legal title to the Texas Professional Tower, because they anticipated that Gloger would shortly make his cash contribution and that all paperwork would be done at that time.

Gloger was slow in making his cash contribution. It was decided that the partnership needed immediate financing. On April 19, 1973, Merrill and Chamberlain deeded their interests in the Texas Professional Tower to Merrill’s wholly-owned corporation, the 608 Corporation. 1 The testimony indicated that Gloger did not participate in this decision.

Merrill had established the 608 Corporation in 1971. He testified that he created it for the purpose of borrowing funds necessary to conduct the partnership’s business. The corporation was able to acquire financing more readily than the partnership or an individual, because Texas usury laws at the time permitted lenders to charge corporate borrowers substantially higher rates of interest than individuals or partnerships. He testified that the “corporation was just me____ It was strictly my ... front for me to be able to borrow money.”

On May 14, 1973, the 608 Corporation borrowed $200,000. On June 1, 1973, the 608 Corporation conveyed title to the building back to Texas Professional Tower, Ltd. Merrill testified that he assumed he used the $200,000 to pay off a previous mortgage.

On July 9, 1973, Gloger made his agreed-upon contribution, which then totalled $527,000. At that time, an agreement was executed forming Houston Downtown Properties, Ltd., a limited partnership, to conduct a real estate business which included the Texas Professional Tower. The agreement stated that it was “entered into as of January 12, 1973.” Chamberlain testified that this provision was intended to “reflect that this agreement of limited part *279 nership encompassed an agreement that was made on January the 12th, 1973 .. but that the limited partnership was not intended to replace the oral general partnership agreement until the date the agreement was executed.

On their 1973 joint tax return, Gloger and his wife claimed $342,170 in deductions arising from activities of the Houston Downtown Properties partnership for calendar year 1973. The Commissioner disallowed $49,497 of these deductions attributable to the interest in the Texas Professional Tower held by the 608 Corporation prior to June 1, 1973. The Commissioner determined that losses arising while the 608 Corporation held legal title to the Texas Professional Tower were properly attributable to the corporation, and not to the partnership or to the individual partners. Moreover, the Commissioner contended that Gloger did not become a partner until the limited partnership agreement was executed on July 9, 1973.

The taxpayers 2 paid the assessed deficiency and, following denial of their refund claim, instituted this lawsuit. At trial, the taxpayers ¿rgued that the 608 Corporation was the true agent or nominee of the partnership and that the partnership was entitled to the tax losses associated with all 1973 operations of the Texas Professional Tower. In response to two special interrogatories, 3 the jury found that (1) Gloger had entered into “a partnership” with Merrill and Chamberlain on January 12, 1973, and (2) the 608 Corporation was acting as the partnership’s agent until June 1, 1973. The trial court granted the government’s motion for judgment n.o.v. on the grounds that the taxpayers had not sustained their burden of proof that an agency relationship existed. The trial court found, however, that there was “substantial evidence from which a jury might infer that Mr. Gloger entered into a valid and enforceable oral partnership agreement, resulting in a general partnership, on January 12, 1973.”

The taxpayers appeal. The Commissioner does not contest the finding that Gloger was a member of the partnership as of January 12, 1973.

II

We recently restated our long-standing rules concerning judgments n.o.v. Confirming the standard set in Boeing Co. v. Shipman, 411 F.2d 365, 374-75 (5th Cir. 1969) (en banc), we said:

Under the standard established in Boeing, a motion for directed verdict or for judgment n.o.v. should be granted only when the facts and inferences point so strongly and overwhelmingly in favor of the moving party that reasonable persons could not arrive at a contrary verdict. The court should consider all of the evidence — not just that evidence which supports the nonmovant’s case — but in the light and with all reasonable inferences most favorable to the party opposed to the motion.

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Bluebook (online)
730 F.2d 276, 53 A.F.T.R.2d (RIA) 1479, 1984 U.S. App. LEXIS 23317, Counsel Stack Legal Research, https://law.counselstack.com/opinion/susan-gloger-moncrief-and-peter-l-gloger-independent-co-executors-of-the-ca5-1984.