THOMAS E. HEDENBERG VS. ALBERT A. CIARDI, III VS. GROVE STREET REALTY URBAN RENEWAL, LLC (L-0309-14, GLOUCESTER COUNTY AND STATEWIDE) (CONSOLIDATED)

New Jersey Superior Court Appellate Division·Decided November 22, 2019·No. A-3774-17T3/A-4069-17T3·Unpublished

Opinion

NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION This opinion shall not "constitute precedent or be binding upon any court ." Although it is posted on the internet, this opinion is binding only on the parties in the case and its use in other cases is limited. R. 1:36-3.

SUPERIOR COURT OF NEW JERSEY APPELLATE DIVISION

DOCKET NOS. A-3774-17T3

A-4069-17T3

THOMAS E. HEDENBERG and ESTATE OF RAY H. TRESCH,

Plaintiffs-Appellants/

Cross-Respondents,

v.

ALBERT A. CIARDI, III and CIARDI, CIARDI & ASTIN,

Defendants/Third-Party

Plaintiffs-Respondents/

Cross-Appellants,

v.

GROVE STREET REALTY URBAN RENEWAL, LLC,

Third-Party Defendant.

THOMAS E. HEDENBERG and RAY H. TRESCH,

Plaintiffs,

v.

ALBERT A. CIARDI, III and CIARDI, CIARDI & ASTIN,

Defendants/Third-Party Plaintiffs-Appellants,

v.

GROVE STREET REALTY URBAN RENEWAL, LLC,

Third-Party Defendant/ Respondent.

Argued September 12, 2019 – Decided November 22, 2019 Before Judges Alvarez, Nugent and Suter.

On appeal from the Superior Court of New Jersey, Law Division, Gloucester County, Docket No. L-0309-14.

Peter J. Leyh argued the cause for appellants/crossrespondents Thomas E. Hedenberg and Estate of Ray H. Tresch in A-3774-17 (Braverman Kaskey PC, attorneys; Peter J. Leyh and David Larry Braverman, on the briefs).

Candidus K. Dougherty argued the cause for respondents/cross-appellants Albert A. Ciardi, III and Ciardi, Ciardi & Astin in A-3774-17 and appellants Albert A. Ciardi, III and Ciardi, Ciardi & Astin in A-

4069-17 (Swartz Campbell, LLC, attorneys; Jeffrey B.

Mc Carron, Candidus K. Dougherty and Caryn Jennifer Steiger, on the briefs).

Seth Neil Broder argued the cause for respondent Grove Street Realty Urban Renewal, LLC in A-4069-17

A-3774-17T3

(Broder Law Group, PC, attorneys; Seth Neil Broder, on the brief).

PER CURIAM We consolidate these back-to-back appeals involving the same parties and related claims. In A-3774-17, plaintiffs, Thomas E. Hedenberg and Ray H. Tresch1, appeal the December 12, 2017 order granting summary judgment to defendants, Albert A. Ciardi III (Cardi) and Ciardi, Ciardi & Astin (jointly the Ciardi defendants) and dismissing plaintiffs' legal malpractice complaint against defendants, the January 23, 2018 order denying their motion for reconsideration, and the April 18, 2018 order awarding attorney's fees to the Ciardi defendants. Ciardi cross-appeals orders entered on September 11, 2015, and October 23, 2015.

In appeal A-4069-17, the Ciardi defendants appeal from the April 18, 2018 judgment awarding them $8293.36 in attorney's fees on their $116,672.36 claim. They contend the trial court erred by granting partial summary judgment on March 9, 2018, to third-party defendant Grove Street Realty Urban Renewal LLC (Grove Street). That order dismissed the Ciardi defendants' third-party

1 Both plaintiffs passed away prior to the conclusion of these appeals.

A-3774-17T3

complaint for indemnification against Grove Street and limited their claim for attorney's fees to those not related to Grove Street's Chapter Eleven bankruptcy.

For reasons that follow, in A-3774-17, we affirm the orders that dismissed plaintiffs' legal malpractice complaint because there were no genuine issues of material fact about whether an attorney-client relationship existed between the Ciardi defendants and plaintiffs. We conclude the cross-appeal in A-3774-17 is moot in light of our affirmance. In A-4069-17, we affirm the trial court's order that the Ciardi defendants' claim for attorney's fees for their representation of Grove Street in bankruptcy should be resolved in the first instance by the bankruptcy court. We also affirm the non-bankruptcy related fee.

Appeal A-3774-17

I.

A.

In February 2014, plaintiffs filed a complaint for compensatory damages against the Ciardi defendants for legal malpractice alleging that the Ciardi defendants represented them individually in connection with a failed real estate construction project. Count One asserted that plaintiffs relied on legal guidance provided by the Ciardi defendants, who owed a duty of care, which was breached. Count Two further alleged the Ciardi defendants breached their

A-3774-17T3

fiduciary duty to plaintiffs. In July 2014, after their motion to dismiss was denied, the Ciardi defendants filed an answer and asserted affirmative defenses. 2 In August 2017, the Ciardi defendants filed a motion for summary judgment to dismiss the complaint. They contended they represented Grove Street pursuant to a written retention agreement, but not plaintiffs individually. Plaintiffs opposed the motion, asserting that the Ciardi defendants committed legal malpractice and breached their fiduciary duties by not advising them that Grove Street's bankruptcy filing would trigger personal liability for them under the "Limited Joinder" of Grove Street's loan obligation.

The trial court granted the Ciardi defendants' summary judgment motion on December 12, 2017, and dismissed plaintiffs' complaint. Plaintiffs' motion for reconsideration was denied on January 23, 2018. We denied leave to appeal. On April 18, 2018, a judgment for attorney's fees was entered in favor of the

2 In October 2014, the Ciardi defendants filed a third-party complaint against Grove Street. We address the third-party complaint in the portion of our opinion on A-4069-17.

On September 11, 2015, the trial court dismissed the Ciardi defendants' affirmative defenses eighteen, nineteen and twenty without prejudice because depositions had not been taken at that time. On October 23, 2015, the trial court denied reconsideration. Those orders are the subject of the cross-appeal in A- 3774-17.

A-3774-17T3

Ciardi defendants and against Grove Street. Plaintiffs' filed a notice of appeal and Ciardi's cross-appeal followed.

B.

Plaintiffs, the managing members, owned an eighty-six percent interest in Grove Street, a limited liability company formed in 2002. 3 In 2007, Grove Street entered into a Loan Agreement with GE Business Financial Services, Inc. f/k/a Merrill Lynch Business Financial Services, Inc. (GE) in which Grove Street borrowed $32,328,683 to construct luxury, age-restricted apartments known as "the Cove at Riverwinds" development. Grove Street executed two promissory notes in favor of GE with a maturity date of April 30, 2010. A mortgage and security agreement was also executed by Grove Street. Plaintiffs individually signed a performance and completion guaranty personally guaranteeing the completion of the project.

Additionally, plaintiffs signed a "Limited Joinder" on October 16, 2007 as part of the loan package. In that document, plaintiffs agreed to repay Grove Street's loan in the event that Grove Street filed for bankruptcy. Specifically,

[e]ach [p]rincipal [of Grove Street], jointly and severally, shall be personally liable for the following (the '[r]etained [l]iabilities'): . . . . [r]epayment of the

3 Plaintiffs accepted $1,050,000 in 2005 from six investors, reducing their ownership from fifty percent to forty-three percent each.

A-3774-17T3

[l]oan, the [e]xit [f]ee, all costs and expenses of [l]ender, and all other obligations of [b]orrower under the [l]oan [d]ocuments in the event of . . . (ii) the filing by [b]orrower . . . of any proceeding for relief under any federal or state bankruptcy . . . made by borrower ....

According to the attorney plaintiffs' used for the loan closing, he explained to plaintiffs that this was a "bad boy" clause; if one of the loan provisions were violated, "the nonrecourse nature of the loan [would] change[]."

The construction project was completed in October 2009 and a certificate of occupancy obtained, which under the performance completion guaranty, relieved plaintiffs of personal liability. However, Grove Street could not repay GE's loan by the April 30, 2010 maturity date. Although Hedenberg tried to negotiate an extension of the maturity date to April 1, 2011, GE refused.

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THOMAS E. HEDENBERG VS. ALBERT A. CIARDI, III VS. GROVE STREET REALTY URBAN RENEWAL, LLC (L-0309-14, GLOUCESTER COUNTY AND STATEWIDE) (CONSOLIDATED), (N.J. Ct. App. 2019).

THOMAS E. HEDENBERG VS. ALBERT A. CIARDI, III VS. GROVE STREET REALTY URBAN RENEWAL, LLC (L-0309-14, GLOUCESTER COUNTY AND STATEWIDE) (CONSOLIDATED) (THOMAS E. HEDENBERG VS. ALBERT A. CIARDI, III VS. GROVE STREET REALTY URBAN RENEWAL, LLC (L-0309-14, GLOUCESTER COUNTY AND STATEWIDE) (CONSOLIDATED)) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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