Witkowski v. Welch

173 F.3d 192, 1999 WL 203725
CourtCourt of Appeals for the Third Circuit
DecidedApril 13, 1999
Docket98-1213
StatusUnknown
Cited by1 cases

This text of 173 F.3d 192 (Witkowski v. Welch) is published on Counsel Stack Legal Research, covering Court of Appeals for the Third Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Witkowski v. Welch, 173 F.3d 192, 1999 WL 203725 (3d Cir. 1999).

Opinion

OPINION OF THE COURT

RODRIGUEZ, District Judge.

I.

At issue in this case is whether the doctrine of collateral estoppel applies to bar a claim of fraudulent conveyance and fraud alleged against a transferee of real property, where an arbitrator awarded damages for breach of fiduciary duty and fraud against the transferor of that property, but seemingly dismissed all other claims against the transferor, including the claim that he fraudulently conveyed the disputed property.

After extensive arbitration hearings which did not involve the transferee of the real property in question here, the arbitrator awarded the plaintiffs to that action *195 $150,000 based on the defendant’s breach of fiduciary duty and fraud under the Employee Retirement Income Security Act (“ERISA”), 29 U.S.C. §§ 1001 et seq. This award also dismissed in their entirety, but without specificity, other claims pressed against many other defendants. At the request of the prevailing plaintiffs, the District Court confirmed the arbitrator’s award in all respects. Subsequently, based on that award and the doctrine of collateral estoppel, the District Court granted the defendant transferee’s motion for summary judgment. Judgment was thus entered, dismissing the fraudulent conveyance claim against the defendant transferee contained in Count V of plaintiffs’ complaint. This appeal followed.

II.

Appellants in this action are Dr. Joseph A. Witkowski, individually, and as trustee of his pension plan, Joseph A. Witkowski, M.D., P.C. Defined Benefit Pension Plan, along with his wife, Grace, who is a beneficiary of the plan (collectively, “the Witkow-skis”). Appellants were the plaintiffs in the underlying action claiming, inter alia, that a conveyance of real property was fraudulent and should be set aside. The principal defendant in the underlying controversy was Robert G. Welch (“Welch”), individually and as a General Partner and Trustee of other entities. These other legal entities which he allegedly controlled were also named as defendants in a five count complaint. 2 Finally, named as a defendant, but only to Count V of the Wit-kowskis’ second amended complaint, was appellee Ronald J. Srein (“Srein”), the transferee of real property in which the Witkowskis now claim an interest.

A.

The events leading up to this appeal began in July of 1986, when the Witkow-skis invested retirement funds held by a retirement plan 3 in an entity controlled by Welch. 4 Specifically, the Witkowskis invested $150,000 for the purchase of a 19.23% ’Mortgage Participation Interest’ which they believed was to be used to finance the acquisition or renovation of 70 — 72 North Second Street in Philadelphia. The check drawing this money from their account was made payable to Historical Second Street Development Associates (“Historical”). A subscription agreement described the investment interests as “speculative investments which involve a substantial degree of risk.” App. 211-12. The Witkowskis believed that a mortgage was to be made to Historical, a limited partnership which Welch controlled either as a trustee or general partner. They also believed that this mortgage, once recorded, would be the first on the property and thus serve to secure the investment. Apparently, no mortgage interest was ever recorded in Historical’s name. 5

What the record does reflect, however, is that a $1,400,000 mortgage was on the property, and that this mortgage was held by an entity called Follansbee-Merion Historic Associates (“FMHA”), another entity related to Welch. This mortgage first encumbered the property on December 31, 1985, yet it was not recorded until April of *196 1990. According to the testimony of Welch, FMHA was the mortgagee of the property, and Historical was the mortgagor. This, of course, was the same entity in which the Witkowskis bought an interest for $150,000.

Srein entered this situation in July 1989 when, at the request of Welch, he invested $300,000 in a limited partnership called St. George Mortgage Associates. The record contains a subscription agreement signed by Welch, however, it was neither notarized nor signed by Srein. According to Welch’s testimony, this investment found its way into the FMHA account, and was used for renovations and improvements to the property at 70-72 North Second Street. 6 When Welch failed to make payments as required of him to Srein, legal action was threatened. To assuage Srein, Welch executed a personal $300,000 promissory note in January 1990. However, payments still were not forthcoming.

On July 19, 1990, after another threat of legal action, Welch offered a first mortgage on the property at 70-72 North Second Street to secure the debt (including now the personal debt he owed), allegedly telling Srein that his investment was used to improve that property. Welch purportedly assured Srein that, as the General. Partner of Historical, he had the full authority to encumber the property. Srein accepted the offer, and Welch and Historical executed a promissory demand note and mortgage on the property in the amount of $500,000. This was to cover Srein’s original investment, plus interest, an additional $50,000 that was part of the bargain, and related attorneys fees and costs. Welch also agreed to subordinate the first mortgage on the property, held by FMHA, to Srein’s interest.

In January 1991, after not receiving payments, Srein initiated an action based on the demand note. Shortly thereafter, the property at 70 — 72 South Second Street was deeded to Srein from Historical in lieu of foreclosure. Welch and related entities were released from liability due to the transfer. The Witkowskis therefore claim Srein is properly a defendant transferee for the purpose of setting aside his ownership of the Second Street property which was originally owned by Historical, because it was fraudulently conveyed to him.

B.

The Witkowskis commenced an action principally against Welch, and the other entities he controlled, but they also named Srein in Count V of the plaintiffs’ Second Amended Complaint. Count I, against Welch and Welch P.C., alleges that as investment advisors and fiduciaries to the Witkowskis’ retirement plan, the $150,000 investment made to Historical constituted self-dealing and a breach of fiduciary duty. Count II also concerns the $150,000 investment, and alleges that the scheme to convert that money to the defendant’s own use constituted fraud. Counts III and IV alleged fraud concerning the investment by the Witkowskis’ retirement plan into two other Welch-controlled ventures known as the Medic Monitor, and St. George Mortgage Associates, which are not relevant here. Count V, which names Srein as a defendant, is a fraudulent conveyance claim regarding the ownership and rights to the property at 70-72 North Second Street, Philadelphia.

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Related

Witkowski v. Welch
173 F.3d 192 (Second Circuit, 1999)

Cite This Page — Counsel Stack

Bluebook (online)
173 F.3d 192, 1999 WL 203725, Counsel Stack Legal Research, https://law.counselstack.com/opinion/witkowski-v-welch-ca3-1999.