Tudor Associates, Ltd., II v. AJ & AJ Servicing, Inc.

843 F. Supp. 68, 1993 U.S. Dist. LEXIS 19001, 1993 WL 564720
CourtDistrict Court, E.D. North Carolina
DecidedSeptember 7, 1993
Docket91-300-CIV-5-D
StatusPublished

This text of 843 F. Supp. 68 (Tudor Associates, Ltd., II v. AJ & AJ Servicing, Inc.) is published on Counsel Stack Legal Research, covering District Court, E.D. North Carolina primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Tudor Associates, Ltd., II v. AJ & AJ Servicing, Inc., 843 F. Supp. 68, 1993 U.S. Dist. LEXIS 19001, 1993 WL 564720 (E.D.N.C. 1993).

Opinion

MEMORANDUM OF DECISION

DUPREE, District Judge.

The bifurcated jury trial of this action brought by the trustee in bankruptcy of Tudor Associates, Ltd., II (“the plaintiff’ or “Tudor”) against AJ and AJ Servicing, Inc., E.J. Realty Management Corporation, Garden National Properties, Inc., Alan Jacobs and Robert Jacobs (“AJ” or “the defendants”) at the June 1993 civil session of the court at Raleigh resulted in a finding for the plaintiff against all defendants except Alan Jacobs in the liability phase of the trial and a finding of compensatory damages in the amount of $529,696.50 .plus punitive damages in the amount of $7,000,000.00 in the damages phase. Now before the court is the motion of defendants for judgment as a matter of law notwithstanding the verdict (“JNOV”) and in the alternative for a new trial. The motion has been extensively briefed, and the questions posed are now ripe for resolution.

In the lengthy history of this ease the facts have been stated in detail on many occasions, and they will not be repeated here. For present purposes the following abbreviated version of the facts will suffice.

The case started with the sale by Tudor’s trustee in bankruptcy of four rental properties in Durham, North Carolina to EMT of Ohio, Inc. (“EMT”) in 1979. Subject to several primary mortgages these properties were sold by EMT to a group of investors located mainly in New York (“the limited partners”). As a part of the purchase price EMT took four purchase money notes and mortgages denominated “wrap around mortgages” which encompassed the primary mortgages and the balance due EMT by the limited partners on the purchase price.

AJ had obtained the limited partners as purchasers of the properties, and as compensation for its efforts in this regard and the services to be rendered by AJ in servicing the wrap around mortgages AJ and EMT entered into a series of letter agreements *72 under the terms of which AJ acquired substantial rights and obligations which EMT undertook to secure by a lien on a one-half undivided interest in the mortgages. EMT retained the other one-half undivided interest in the mortgages.

Alleging a fraud on the bankruptcy court by EMT in connection with its purchase of the four rental properties, Tudor brought an action against EMT in the bankruptcy court which resulted in a judgment against EMT in the amount of $11,600,000. To secure payment of this judgment Tudor was granted an equitable lien on EMT’s one-half undivided interest in the wrap around mortgages and the notes secured thereby. The judgment remains unpaid.

In that action to which AJ was a party Tudor had also sought to invalidate AJ’s one-half undivided interest in the notes and mortgages, but the court held that “[t]he transfers by Executive Management Trustees, Inc., an Ohio Corporation, of a one-half interest in the notes ... to AJ and AJ Servicing, Inc., are valid transfers and are not subject to any claims by the plaintiff.” The judgment was filed September 14, 1988.

AJ, as the recognized owner of a one-half undivided interest in the wrap around mortgages and as the lawful servicing agent for the mortgages, undertook to defend the present action on the ground that the letter agreements which it had with EMT authorized its retention of all monies collected prior to the institution of this lawsuit and that consequently plaintiff was not entitled to any payment by reason of its equitable hen, at least until 1991 when in connection with a state court action brought by the limited partners against AJ the payments collected by AJ on the mortgages after deducting the expenses of operating the mortgaged properties and the payments due the holders of the primary mortgages thereon (referred to in the letter agreements as “cash flow”) was placed in an escrow account awaiting the outcome of this action.

Throughout the course of the litigation plaintiff has stressfully maintained that he was not bound by the letter agreements, but the court ruled against plaintiff on this point as did the bankruptcy court in effect when it denied plaintiffs attempt to invalidate AJ’s interest. Thus the pivotal question in the case has been whether or not these letter agreements authorized defendants to retain for their own use and to the exclusion of the plaintiff all of the money collected on the mortgages less payments due on the primary mortgages and operating expenses.

Not content with a single cause of action on contract which would support a judgment for all the compensatory damages he would ever be able to prove, the plaintiff in his thirty-five-page complaint peppered defendants with several additional causes of action, all based essentially on the same facts. Four of plaintiffs causes of action survived summary judgment, and the jury decided each of them in plaintiffs favor. Defendants now ask the court to set aside the verdict in each instance and render judgment notwithstanding the verdict or in the alternative to award defendants a new trial.

THE CAUSE OF ACTION BASED ON CONTRACT

Although the parties have engaged in an almost unprecedented paper war for the better part of two years, this was in fact a simple contract action in which plaintiff sought to enforce his equitable lien on the one-half undivided interest of EMT in the wrap around mortgages referred to above. Count IV of plaintiffs lengthy complaint was entitled “Breach of Contract Against Defendants AJ Servicing, Alan Jacobs and Robert Jacobs.” After adopting the first seventy-one paragraphs of the complaint plaintiff alleged in this count that prior to October 31, 1988 AJ had a “contractual obligation” as servicing agent to collect mortgage payments due on four purchase money mortgage notes; that an undivided one-half interest in the payments was due plaintiff as lienor; and that AJ breached its “contractual obligations” by failing to collect payments due, by wrongfully retaining for its own use some of the monies collected and “by failing to truthfully and accurately account for all monies received ... on the undivided one-half ... interest in the four purchase money mortgage notes held by Tudor II as lienor.”

*73 Prodded on two occasions and finally ordered by the court to identify the parties and terms of the contract out of which AJ’s “contractual obligation” allegedly arose, information needed by the court in preparing the issues to be submitted to the jury and the jury instructions, plaintiffs counsel was never able to do so to the satisfaction of the court. At the same time plaintiff continued to insist that the letter agreements between AJ and EMT referred to above were not contracts binding on the plaintiff.

Finally, the court concluded that the letter agreements did in fact constitute the only contracts binding on AJ and that as successor in interest to EMT’s rights under the letter agreements they were equally binding on the plaintiff. Accordingly, issues were formulated for jury decision to ascertain whether or not AJ had breached its obligations under the contract which resulted from the letter agreements.

By its verdict the jury determined that:

1. Defendants wrongfully deducted from the cash flow collected by AJ management fees in excess of those authorized by the contract;

2. Defendants wrongfully deducted from such revenues reserves in excess of those authorized by the contract;

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Pacific Mutual Life Insurance v. Haslip
499 U.S. 1 (Supreme Court, 1991)
TXO Production Corp. v. Alliance Resources Corp.
509 U.S. 443 (Supreme Court, 1993)
Belford Trucking Co. v. Zagar
243 So. 2d 646 (District Court of Appeal of Florida, 1970)
Marshall v. Miller
276 S.E.2d 397 (Supreme Court of North Carolina, 1981)
Garvin v. City of Fayetteville
401 S.E.2d 133 (Court of Appeals of North Carolina, 1991)
Coble v. Richardson Corp. of Greensboro
322 S.E.2d 817 (Court of Appeals of North Carolina, 1984)
Curl by and Through Curl v. Key
316 S.E.2d 272 (Supreme Court of North Carolina, 1984)
American Craft Hosiery Corp. v. Damascus Hosiery Mills, Inc.
575 F. Supp. 816 (W.D. North Carolina, 1983)
Shipley v. Meadowbrook Club, Inc.
126 A.2d 288 (Court of Appeals of Maryland, 2001)
Fink v. Pohlman
582 A.2d 539 (Court of Special Appeals of Maryland, 1990)
Osborn v. Chandeysson Electric Co.
248 S.W.2d 657 (Supreme Court of Missouri, 1952)
Platt v. . Potts
33 N.C. 266 (Supreme Court of North Carolina, 1850)
Cobb v. . Cornegay
28 N.C. 358 (Supreme Court of North Carolina, 1846)
Nelson v. Nelson Neal Lumber Co.
17 P.2d 626 (Washington Supreme Court, 1932)
Laurent v. Williamsburgh Savings Bank
28 Misc. 2d 140 (New York Supreme Court, 1954)
Dunn v. HOVIC
1 F.3d 1371 (Third Circuit, 1993)
Garvin v. City of Fayetteville
401 S.E.2d 133 (Court of Appeals of North Carolina, 1991)

Cite This Page — Counsel Stack

Bluebook (online)
843 F. Supp. 68, 1993 U.S. Dist. LEXIS 19001, 1993 WL 564720, Counsel Stack Legal Research, https://law.counselstack.com/opinion/tudor-associates-ltd-ii-v-aj-aj-servicing-inc-nced-1993.