Justia Contracts Opinion Summaries

The Court of Appeals affirmed the judgment of the Court of Special Appeals affirming the judgment of the circuit court granting summary judgment in favor of Respondent in this action brought by Petitioners seeking to collect real estate brokerage commissions allegedly due after the tenant of the property exercised its option to renew a lease that Petitioners had procured for a prior owner, holding that the lower courts’ judgments were correct.Specifically, the Court of Appeals held (1) even if Petitioners qualified as third-party beneficiaries, that only gave them the right to sue whomever was liable; (2) because Respondent was not a party to the lease its assignors also were not parties; and (3) in the assignment of the lease the assignors had expressly rejected any obligations of the lease, and therefore, Respondent was not liable. View "Cushman & Wakefield of Maryland, Inc. v. DRV Greentec, LLC" on Justia Law

International Paper Company and three of its employees (collectively, "IPC") petitioned the Alabama Supreme Court for a writ of mandamus to direct the Wilcox Circuit Court to vacate its order denying IPC's motion to dismiss the underlying third-party action against it without prejudice based on improper venue. In 2015, Caterpillar Financial Services Corporation ("Caterpillar") entered into various loan and guaranty agreements with JRD Contracting, Inc. ("JRD") for the purchase of certain equipment. That equipment was to serve as collateral for the loans between Caterpillar and JRD. According to Caterpillar, JRD failed to pay the amounts due under the loan agreements, and, in September 2015 and again in December 2015, Caterpillar notified JRD of its intention to accelerate the loans and to make demand for the return of the equipment. In the summer of 2016, a JRD subsidiary, JRD Land Contracting and Land Clearing, Inc. ("JRD C&L"), signed an agreement with International Paper in which JRD C&L agreed to dispose of International Paper's waste at its Pine Hill Mill for a period of five years. In 2016, Caterpillar sued JRD at the Wilcox Circuit Court alleging a claim of detinue and seeking damages for breach of contract and breach of the guarantees. After performing work for International Paper under a waste-services agreement for eight months, JRD C&L received written notice of International Paper's intent to terminate the waste-services agreement. The equipment Caterpillar sought was used for the JRD C&L contract; in the pending Wilcox Circuit Court action, JRD filed a third-party complaint against IPC and fictitiously named defendants seeking a declaration and damages for breach of contract, promissory estoppel, fraud, work and labor done, and indemnity. When International Paper terminated that agreement, JRD alleged, it could no longer afford to pay the loans from their lenders, including Caterpillar, although they had already defaulted on some of those loans. IPC moved to dismiss the third-party complaint based on improper venue. According to IPC, the waste-services agreement contained an outbound forum-selection clause that provided that the courts of Tennessee would have jurisdiction over any disputes arising out of or relating to that agreement. IPC also challenged whether JRD or Dailey had a right to bring the third-party action because, it argued, the third-party action had nothing to do with the transactions underlying Caterpillar's lawsuit. IPC argued that, generally, outbound forum-selection clauses were enforceable in Alabama and that the third-party plaintiffs did not establish that the enforcement of the clause would be unfair or unreasonable. According to IPC, because the third-party plaintiffs failed to meet their burden, the outbound forum-selection clause should have been enforced. The Alabama Supreme Court agreed with IPC and issued the writ. View "Ex parte International Paper Company." on Justia Law

Economy Linen and Towel Service faced a shortfall of qualified truck drivers and subcontracted with another firm to provide the necessary drivers. The union filed a grievance on the ground that the new drivers earned a higher hourly rate than the union-represented employees. An arbitrator ruled for the union. The district court and Sixth Circuit affirmed, noting that in reviewing arbitration awards, courts do not ask whether the arbitrator interpreted the contract correctly; “the parties bargained for an arbitrator’s interpretation of the contract, not a federal judge’s interpretation of it.” The court noted that this situation did not involve any allegations of fraud and that the arbitrator did not decide any issue outside of his authority but only determined which contractual provision controlled. View "Economy Linen & Towel Service, Inc. v. International Brotherhood of Teamsters" on Justia Law

The Supreme Court reversed the judgment of the court of appeals in this case involving the construction of an “opaquely worded oil and gas agreement,” holding that Burlington Resources may deduct post-production costs when calculating royalty payments due to Amber Harvest on its oil and gas leases.Amber Harvest, an affiliate of Texas Crude Energy, owned overriding royalty interests in the oil and gas leases operated by Burlington. Texas Crude sued Burlington, alleging that the parties’ agreements prohibited Burlington from charging post-production costs to the royalty holder. All parties agreed that the contracts at issue were unambiguous. After construing the agreements based on the language the parties chose the Supreme Court held that Burlington’s construction of the parties’ contracts was correct and that Burlington may deduct post-production costs when calculating royalty payments. View "Burlington Resources Oil & Gas Co. v. Texas Crude Energy, LLC" on Justia Law

The Supreme Court declined to overturn a rule established in St. Benedict’s Development Co. v. St. Benedict’s Hospital, 811 P.2d 194 (Utah 1991), in which the Court held that to prevail on a claim for intentional interference with contract the plaintiff must show that the defendant interfered through “improper means,” holding that “improper means” test remains a good rule.Plaintiff filed suit against Defendant alleging that Defendant intentionally interfered with Plaintiff’s contracts with its employees. Defendant moved for summary judgment, arguing that Plaintiff failed to provide proof of “improper means” to support its claim. The federal district court concluded that there appears to be no clear, controlling Utah law regarding the interpretation of “improper means” and certified the question to the Supreme Court. The Supreme Court held (1) the element of improper means is firmly established in Utah law and rests upon a firm legal footing, and therefore, this Court declines to overturn St. Benedict’s; (2) the definition of “improper means” provided in Leigh Furniture & Carpet Co. v. Isom, 657 P.2d 293 (Utah 1982), and St. Benedict’s is reaffirmed; and (3) to prove the element of improper means based on an alleged violation of an established industry rule or standard the plaintiff must provide evidence of an objective, industry-wide standard. View "C.R. England v. Swift Transportation Co." on Justia Law

An interlocutory appeal went before the Mississippi Supreme Court after a circuit court denied Defendants’ motions for transfer of venue and summary judgment in a silica case. On appeal, F&S Sand, Inc.; F&S Sand Abrasive Company, Inc.; Dependable Abrasives, Inc. (Dissolved); Mississippi Valley Silica Company, Inc.; Empire Abrasive Equipment Corporation; Dravo Basic Materials Company, Inc.; and American Optical Corporation (collectively, “Defendants”) asked the Supreme Court to review whether venue was proper in Jefferson County and whether the claim was time-barred by the statute of limitations. The Court reversed the Circuit Court’s denial of summary judgment and rendered judgment in favor of Defendants: the venue issue was moot because the claim was time-barred. View "F & S Sand, Inc. v. Stringfellow" on Justia Law

The four plaintiffs in this interpleader action (MDQ entities) are limited liability companies that hold production rights or are producers in different territories of a Tony-award winning Broadway musical, "Million Dollar Quartet." MDQ entities filed a complaint in interpleader, alleging conflicting claims by Cleopatra and Gilbert Kelly for those portions of distributions owed to Mutrux that had not otherwise been assigned to Katell Productions. MDQ entities deposited the distributions and undertook to add any future distributions not owed and remitted to Katell Productions to the interpleaded funds.At issue on appeal was which adverse claimant was entitled to the interpleaded funds: a judgment creditor with a properly recorded judgment lien, or an assignee who did not file a financing statement with respect to distributions irrevocably assigned to it by the judgment debtor before the judgment lien was recorded. The court held that, although the assignment created a security interest, the judgment creditor was entitled to the interpleaded funds because its recorded judgment lien had priority over the unperfected security interest.In this case, there was no error in the trial court's judgment releasing the interpleaded funds to Cleopatra and ordering the MDQ entities to pay all subsequent monies otherwise payable to Mutrux, except those allocated to Katell Productions, to Cleopatra, until the judgment was satisfied. The court also held that the trial court did not abuse its discretion in ordering Gilbert Kelly to pay attorney fees and costs. View "MDQ, LLC v. Gilbert, Kelly, Crowley & Jennett LLP" on Justia Law

Appellants, Sorokine and Koudriavtseva, are husband and wife. DBS and Kornach are California licensed contractors; DBS worked on their San Rafael house, while Kornach did not. Kornach, a longtime friend of Sorokine’s, had purchased materials for DIY projects at the property because of the discounts afforded to licensed general contractors. Sorokine does not speak English; Kornach often interpreted for Sorokine. After Koudriavtseva fired DBS, she hired unlicensed builders to complete the work and remedy alleged defects. DBS sued, alleging breach of contract and foreclosure of mechanic’s lien. Appellants’ response named as cross-defendants DBS, Komach, and ACIC, which had issued a surety bond to Kornach. The court of appeal reversed a directed verdict against appellants on a claim they violated an Internal Revenue Code provision and awarding $20,000 in sanctions and $122,995 in attorney fees against them. There was no evidence that appellants knew that 1099s issued to Komach were incorrect. The court also reversed directed verdicts against appellants on claims they had asserted against others; appellants were unable to prove damage because the trial court had granted a motion in limine preventing appellants from introducing evidence of payments made to an unlicensed contractor. The court also reversed an award of cost of proof damages to Kornach based on requests for admissions propounded by a different party. View "Design Built Systems v. Sorokine" on Justia Law

Mid-Continent filed a declaratory judgment action seeking a declaration that it did not owe coverage for a judgment assessed against its insured, PSI. The district court ruled that the Cooperation Clause in the policy applied to PSI's third-party claim in the underlying lawsuit and that only parts of the judgment were covered.The Fifth Circuit affirmed in part and held that, regardless of whether the Cooperation Clause applied to affirmative claims, the Cooperation-Clause jury instruction was not an abuse of discretion. The court reversed the district court's conclusion that the Professional Liability Endorsement did not cover the entire judgment and held that it did. View "Mid-Continent Casualty Co. v. Petroleum Solutions, Inc." on Justia Law

The Supreme Court affirmed the judgment of the district court granting summary judgment specifically enforcing post-auction real property buy-sell agreements between Sellers and respective auction purchasers, Buyers, holding that the district court properly granted summary judgment and did not err in denying Sellers Mont. R. Civ. P. 56(f) relief prior to rendering summary judgment.On appeal, Sellers asserted, among other things, that genuine issues of material fact remained on the Rule 56 factual record as to whether Buyers respectively satisfied conditions precedent to formation of their respective buy-sell agreements. The Supreme Court affirmed, holding (1) the district court did not erroneously grant summary judgment specifically enforcing the buy-sell agreements with Sellers; and (2) the district court did not abuse its discretion in not granting Sellers Rule 56(f) relief prior to rendering summary judgment on the parties’ cross-motions for summary judgment. View "Davidson v. Barstad" on Justia Law