Justia Contracts Opinion Summaries

Landlord leased commercial real estate to Tenant, a third party. The lease agreement provided on option to purchase with a condition precedent. At the time Tenant assigned this purchase option to Assignees, Tenant had fully performed all obligations under the lease. When Assignees attempted to exercise the purchase option, Landlord denied the attempt, arguing that because of certain rental underpayments, which were later paid in full, Tenant had failed to satisfy the condition precedent. Assignees filed a complaint seeking specific performance of the purchase option. Landlord later moved for specific performance of the terms and provisions of the purchase option. The district court sustained Landlord’s motion, and Assignees purchased the property. The district court then entered judgment in Assignees’ favor and awarded equitable monetary relief for lost rentals. Landlord appealed. The Supreme Court affirmed as modified, holding (1) Landlord was judicially estopped from asserting the condition precedent in avoidance of equitable monetary relief; and (2) Landlord was entitled to offset the monetary award with the interest on the unpaid purchase price. View "O'Connor v. Kearny Junction, LLC" on Justia Law

In this insurance coverage dispute, Liberty Mutual, OES's insurer, denied OES's claim for reimbursement of funds OES spent defending against, and ultimately settling, the underlying tort suit. On appeal, Liberty Mutual claimed that the district court erred by permitting OES and Anadarko to equitably reform their master services contract (MSC), and that the district court interpreted the OES-Liberty Mutual policy erroneously by concluding that the policy obligated Liberty Mutual to reimburse OES for all of the attorney's fees OES incurred in connection with the tort suit, rather than a pro-rata portion of those fees. The court affirmed as to the MSC issue. In this case, OES and Anadarko met the higher clear-and-convincing evidence burden of establishing mutual error in the contract's creation. However, the court concluded that the insurance policy only obligated Liberty Mutual to pay a pro-rata share of the attorney's fees, and modified the attorney's fees award, determining that the policy entitled OES to attorney's fees totaling $168,695.96. View "Richard v. Anadarko Petroleum" on Justia Law

This appeal arose from a lawsuit brought by a contractor, Michael Kelly against his former client, Pamela Wagner, alleging nonpayment of amounts due to him for the performance of construction work. The district court found in favor of Kelly and awarded him a total judgment of $13,762.54 ($4,694.64 of damages and $9,067.90 of prejudgment interest). On appeal, Wagner argued that the district court erred in finding that Kelly was owed for the construction work. She further argued that the district court erred in awarding prejudgment interest to Kelly. Finding no reversible error, the Supreme Court affirmed. View "Kelly v. Wagner" on Justia Law

In 2008, Kinzel, then CEO of Cedar Fair, borrowed $8,000,000 from Merrill Lynch to finance his exercise of the company’s stock options and to pay estimated taxes that would be due immediately upon exercise. Kinzel pledged the shares that he would acquire as collateral and entered into an agreement that allowed Merrill Lynch, “in its sole discretion and without prior notice,” to “liquidate” the collateral upon any of twelve events, including “if the value of the . . . collateral is in the sole judgment of [Merrill Lynch] insufficient.” The market value of the company dropped from the exercise price of $23.19 per share in April 2008 to $6.99 per share in March 2009. Having set a $7.00-per-share “trigger” to liquidate, Merrill Lynch began selling Kinzel’s shares, without advance notice to Kinzel and without first making demand upon Kinzel for repayment. Kinzel appealed the district court’s denial of leave to file an amended complaint to reassert a breach-of-contract claim that had been dismissed, and final judgment in favor of Merrill Lynch on a breach-of-good-faith claim. The Sixth Circuit affirmed, finding that Kinzel could not state a claim for breach of contract and that Merrill Lynch exercised its discretion within the “contemplated range” of “judgment based upon sincerity, honesty, fair dealing and good faith.” View "Kinzel v. Bank of America" on Justia Law

Beecher Osborne filed a lawsuit against Allegheny Wood Products, Inc. and Heartwood Forestland Fund, IV, Limited Partnership. The parties entered into a pre-trial settlement agreement containing (1) a consent judgment in which the defendants agreed to a $1 million judgment against them, (2) a covenant not to execute in which Osborne promised not to collect the judgment from the defendants, and (3) an assignment from the defendants to Osborne of all claims they may have had against Penn-America Insurance Company for failing to provide them a defense in the lawsuit. Osborne subsequently dismissed his lawsuit against Allegheny and Heartwood and filed a new lawsuit against Penn-America on his assigned claims to collect the consent judgment. The circuit court granted summary judgment in favor of Osborne and ordered Penn-America to pay Osborne the consent judgment. The Supreme Court reversed, holding (1) the consent judgment was not binding on Penn-America because it was not a party to the underlying lawsuit; and (2) under the facts of this case, the assignment by Allegheny and Heartwood to Osborne of any claims they may have had against Penn-America was void. Remanded with direction to enter summary judgment for Penn-America and to dismiss Penn-America from Osborne’s lawsuit with prejudice. View "Penn-America Insurance Co. v. Osborne" on Justia Law

Lord & Taylor filed suit against White Flint, alleging breach of contract. Lord & Taylor operated a retail department store at the White Flint Shopping Center until White Flint closed the Mall and began demolition for a mixed use development. Lord & Taylor objected to the redevelopment, arguing that the clear terms of the parties' agreement required White Flint to maintain the Mall, and that the proposed mixed-use alternative would negatively affect its business. A jury found White Flint in breach of contract and awarded Lord & Taylor $31 million in damages. Both parties appealed. The court rejected White Flint's challenge to the damages award, concluding that the district court did not abuse its discretion by instructing the jury not to consider the potentially positive economic effects of the planned redevelopment in assessing damages for lost profits. Furthermore, the district court properly admitted a store executive's construction cost estimate as lay testimony. Finally, the court concluded that the district court committed no legal error or other abuse of discretion in applying long-established Maryland law to reject Lord & Taylor's claim to separate damages for the taking of property rights. Accordingly, the court affirmed the judgment. View "Lord & Taylor v. White Flint, L.P." on Justia Law

Defendant was an attorney who represented clients in contingency fee matters that originated while he was a member of a two-person law firm with Plaintiff. After the dissolution of that firm, Defendant continued to represent those clients, and those fees were not paid until after the dissolution. Plaintiff brought this action claiming that Defendant’s failure to pay him those fees constituted, inter alia, breach of contract and unjust enrichment. The trial court concluded that Plaintiff was entitled to recover on his claim of unjust enrichment with respect to the contingency fee cases and found that Defendant owed Plaintiff $116,298.89. Defendant appealed, arguing that the award violated the fee splitting provisions of Rule 1.5(e) of the Rules of Professional Conduct because the clients had not consented to the fee sharing. The Supreme Court affirmed, holding that the trial court properly awarded Plaintiff a portion of the contingency fees that Defendant collected subsequent to the firm’s dissolution. View "Horner v. Bagnell" on Justia Law

Plaintiff Jared Trent Cowen’s 2000 Peterbilt 379, a commercial truck, was in need of repair. To cover the cost, Cowen borrowed money from Defendant WD Equipment, which is owned and managed by Defendant Aaron Williams, in exchange for a lien on the truck and the promise of repayment. After the Peterbilt broke down again only a few weeks after the repairs, it was towed to a local repair company, which estimated that fixing the truck again would cost more than Cowen could afford. Because his Peterbilt was in the shop, Cowen could not make installment payments to WD Equipment. So, in early August, 2013, Cowen began taking steps to refinance the loan. Williams gave Cowen several, contradictory responses as to how much Cowen would need to pay to settle the debt, and he accelerated the payoff date several times, before ultimately setting a deadline. Around the same time, Cowen defaulted on another loan secured by another one of his trucks, a 2006 Kenworth T600. This loan was owed to Defendant Bert Dring, the father-in-law of Williams, who held a purchase-money security interest in the truck. Dring lured Cowen under false pretenses to his place of business to repossess the Kenworth. Cowen filed a voluntary petition for relief under Chapter 13 of the Bankruptcy Code on the day of the deadline for paying off the Peterbilt, and which was within the ten-day cure period for the Kenworth. He notified Defendants of the filing and requested the immediate return of both trucks. But Defendants refused. Cowen moved the bankruptcy court for orders to show cause why Defendants should not be held in contempt for willful violations of the automatic stay. The bankruptcy court granted the motions and ordered Defendants to “immediately turn over” the trucks to Cowen. When Defendants did not comply with the bankruptcy court’s turnover order, Cowen filed an adversary proceeding for violations of the automatic stay. A few months later, the bankruptcy court dismissed the underlying bankruptcy case because, without the trucks, Cowen had no regular income, which rendered him ineligible for Chapter 13 relief. However, the bankruptcy court expressly retained jurisdiction over the adversary proceeding. During the adversary proceeding, Defendants again asserted that Cowen’s rights in the trucks had been properly terminated by Defendants before the bankruptcy petition was filed, and so they could not have violated the automatic stay. The court disagreed, and Defendants timely appealed this decision to the district court, which reversed on the calculation of damages but otherwise affirmed the bankruptcy court’s order. Defendants then appealed to the Tenth Circuit, arguing, among other things, that the bankruptcy court exceeded its jurisdiction, that it lacked constitutional authority to enter a final judgment in this adversary proceeding, and that the bankruptcy court misinterpreted section 362 (the automatic stay provision). The Tenth Circuit agreed, reversed and remanded. View "WD Equipment v. Cowen" on Justia Law

Gordon Paving Company, Inc., Northwest Sand & Gravel, Inc., Blackrock Land Holdings, LLC (collectively, “Gordon Paving”), Brandon Hansen, an individual, Brian Hansen, an individual, Carol Hansen GPC Nevada Trust, Craig Hansen GPC Nevada Trust, Canyon Equipment and Truck Service, Inc., and Doe Entities owned by Brian, Brandon, and Craig Hansen (collectively “Guarantors”) appealed the district court’s denial of their motion to set aside default in a breach of personal guarantee action brought by AgStar Financial Services, ACA (“AgStar”). Between 2007 and 2008, Gordon Paving borrowed $10 million from AgStar. In addition to real and personal property collateral, the indebtedness was secured by separate guarantee agreements executed by Guarantors. By 2012, Gordon Paving had defaulted and AgStar sued for foreclosure. A year later, the district court entered a Judgment and Decree of Foreclosure against Gordon Paving. AgStar purchased the real property collateral at a foreclosure sale. AgStar moved for entry of a deficiency judgment for the difference between the unpaid judgment as of the time of the sale and its credit bids for the real property. The district court denied AgStar’s motion for a deficiency judgment, finding that the reasonable value of the properties that AgStar purchased by credit bids was nearly two million dollars greater than Gordon Paving’s indebtedness. In an Opinion issued in early 2017, the Idaho Supreme Court held that Gordon Paving’s indebtedness to AgStar had been fully satisfied and discharged. AgStar brought the present action against Guarantors, bringing a number of theories, including breach of personal guarantee. The district court ultimately entered a judgment against Guarantors on the cause of action based on breach of their personal guarantees. AgStar agreed to dismiss the other claims with prejudice because the judgment on the guarantees represented the total remaining amount due on Gordon Paving’s indebtedness. AgStar moved for an award of attorney fees and costs, which was granted. Guarantors timely appealed, but finding no error in defaulting the Guarantors, and in the award of fees and costs, the Supreme Court affirmed. View "Agstar Financial v. Gordon Paving Co, Inc." on Justia Law

The parties entered into a contract wherein John Lamoureux provided the necessary capital to MPSC, a start-up company, in exchange for a royalty fee every time the company used its patented service. After John died, his wife filed a breach of contract suit against MPSC for ceasing to make payments. The district court granted summary judgment to plaintiff, denying MPSC an at-will termination term. The court concluded that the express terms of the Investment Agreement compelled MPSC's continued performance. Because no principle of Minnesota state law or general contract law overrides the agreement's intent, the court affirmed the judgment. View "Lamoureux v. MPSC, Inc." on Justia Law