VINCENT L. BRICCETTI, District Judge.
Plaintiffs John A. Meskunas ("John"), Denise Meskunas ("Denise"), and Important Properties, LLC ("Important"), sue defendants Lee David Auerbach, Esq. and Lee David Auerbach, P.C., alleging defendants, acting as plaintiffs' counsel and as Important's courtappointed receiver, improperly diverted approximately $250,000 from rent payments made to Important.
Before the Court is defendants' motion to dismiss the amended complaint pursuant to Rules 12(b)(1) and 12(b)(6). (Doc. #24).
For the reasons set forth below, the motion is GRANTED IN PART and DENIED IN PART.
The Court has subject matter jurisdiction under 28 U.S.C. § 1332.
For the purpose of ruling on the motion to dismiss, the Court accepts as true all wellpleaded factual allegations in the amended complaint and draws all reasonable inferences in plaintiffs' favor, as summarized below.
John and Denise allege they control Important, a limited liability company formed in 2004 to purchase, own, and operate commercial real estate located at 8 Industrial Lane in New Rochelle, New York (the "property"). Important owned the property subject to a $5.5 million, 25-year, self-amortizing mortgage (the "mortgage") on which Important allegedly made monthly payments of $35,444.48. Until 2012, non-party JPMorgan Chase Bank ("JPMorgan") held the mortgage.
The property houses a Harley Davidson Motorcycle dealership. From September 2004 through February 2012, non-party New Roc Motorcycles, LLC ("New Roc"), operated the dealership pursuant to a lease with Important. In February 2012, New Roc sold the dealership to non-party Peter Friend Motorcycles, LLC, doing business as Empire Harley Davidson ("Empire"). Empire allegedly took over the dealership pursuant to a 10-year lease with Important, paying monthly rent of approximately $35,000, subject to annual three-percent increases. Plaintiffs allege Empire's monthly payments fully funded Important's mortgage payments and also generated unspecified profits for Important in the lease's second and subsequent years.
In March 2012, John and Denise began "contentious marital litigation" in Westchester Family Court and Supreme Court, Westchester County. (Doc. #23 ("Am. Compl.") ¶ 19). Those proceedings concerned, among other things, dissipation of the Meskunases' marital assets. Denise—both individually and as Important's principal—allegedly retained defendants to represent her in the marital litigation. Defendants' representation allegedly included handling Empire's rent payments to Important, as well as Important's mortgage payments. The amended complaint alleges defendants continuously represented Denise and Important "[f]rom the date of [defendants'] retention through and including approximately November 21, 2014." (
In March 2012, the Family Court appointed defendants to serve as receiver and custodian of Important's rent payments from Empire. According to the amended complaint, the Family Court directed defendants to apply Empire's rent payments "solely and exclusively" to Important's mortgage payments. (Am. Compl. ¶ 21). In July 2012, the Supreme Court, Westchester County, allegedly ordered this arrangement to continue until it ordered otherwise. Accordingly, defendants allegedly began receiving Empire's rent payments to Important. However, instead of using the money from Empire's rent payments to make Important's mortgage payments, defendants allegedly diverted Empire's rent money into defendants' own account or paid the rent money to unspecified third parties.
Plaintiffs allege they began demanding in June 2012 that defendants use Empire's rent payments to pay Important's mortgage payments, in accordance with the Family Court and Supreme Court's orders. Defendants allegedly failed to do so. According to the amended complaint, defendants decided not to make Important's mortgage payments "based on the[ir] frivolous conclusion" that the property's value had significantly decreased, and that the property could generate a profit only if Important defaulted on the mortgage. (Am. Compl. ¶ 26).
Defendants' decision to stop making Important's mortgage payments allegedly caused Important to default. Starting in June 2012, JPMorgan sent plaintiffs multiple notices to cure. Plaintiffs allege defendants did not cure Important's default.
In December 2012, JPMorgan allegedly assigned the mortgage to nonparty Colfin Metro Funding, LLC ("Colfin"). Colfin accelerated the mortgage in January 2013, and in June 2013 began foreclosure proceedings against Important—as well as against John and Denise as the mortgage's personal guarantors—in Supreme Court, Westchester County. In June 2014, the Supreme Court granted summary judgment in Colfin's favor. The property was then scheduled to be sold at auction.
In January 2015, before the property could be sold, Important declared Chapter 11 bankruptcy, triggering an automatic stay of the auction. As required by the Bankruptcy Code,
According to plaintiffs, defendants received a total of approximately $258,000 in rent payments that defendants should have applied to Important's mortgage payments. At the same time, defendants allegedly diverted more than $250,000 to themselves in the form of attorneys' fees and expenses. Plaintiffs also allege defendants have refused multiple demands for an accounting of the funds they received and paid as Important's court-appointed receiver.
Plaintiffs allege Important's default on the mortgage, caused by defendants' conduct as receiver, resulted in plaintiffs losing at least $2.5 million in equity in the property; at least $10 million in additional equity in the property that would have accrued over the Empire lease's ten-year term; and at least $5.5 million in further equity in the property that would have accrued had Important not defaulted. John and Denise also claim defendants exposed them to "significant liability" as the mortgage's personal guarantors, allegedly causing them to spend at least $300,000 in legal fees. (Am. Compl. ¶ 38).
All plaintiffs assert state-law claims for breach of fiduciary duty, fraud, and conversion; Denise and Important assert state-law claims for legal malpractice and breach of contract; and all plaintiffs also seek an accounting. On all but the accounting claim, plaintiffs seek compensatory damages of $17.5 million.
Defendants seek dismissal of Important's claims pursuant to Rule 12(b)(1), and of all plaintiffs' claims pursuant to Rule 12(b)(6).
"[F]ederal courts are courts of limited jurisdiction and lack the power to disregard such limits as have been imposed by the Constitution or Congress."
When deciding whether subject matter jurisdiction exists at the pleading stage, the Court "must accept as true all material facts alleged in the complaint and draw all reasonable inferences in the plaintiff's favor."
In deciding a Rule 12(b)(6) motion, the Court evaluates the sufficiency of the operative complaint under the "two-pronged approach" articulated by the U.S. Supreme Court in
To survive a Rule 12(b)(6) motion, a complaint's allegations must meet a standard of "plausibility."
Defendants contend plaintiffs' fraud, breach of contract, and accounting claims should be dismissed as duplicative of Denise and Important's claim for legal malpractice.
The Court agrees as to the claims for fraud and breach of contract but disagrees as to the claim for an accounting.
Under New York law, "[t]he key to determining whether a claim is duplicative of one for malpractice is discerning the essence of each claim," without regard for each claim's label.
The Meskunases' fraud claims are duplicative.
Under New York law, a fraud claim "asserted in connection with charges of professional malpractice" is non-duplicative "only to the extent" it arises from "one or more affirmative, intentional misrepresentations" that caused damages "separate and distinct from those generated by the alleged malpractice."
Plaintiffs' allegations of fraud and malpractice are substantially the same. Plaintiffs allege defendants promised to provide competent legal representation but failed to do so. The amended complaint does not plausibly allege fraudulent conduct distinct from defendants' alleged malpractice, and the fraud and legal malpractice claims seek identical damages.
Accordingly, plaintiffs' fraud claims are dismissed.
The breach of contract claim likewise duplicates the claim for legal malpractice.
In a case in which the plaintiff also sues for legal malpractice, a breach of contract claim is duplicative under New York law when it alleges "only a breach of general professional standards," rather than a broken "promise of a particular or assured result."
The essence of the contract claim arises from defendants' conduct as Denise and Important's legal representative, not an unfulfilled promise or failure to deliver an assured result. Plaintiffs "allege only that [defendants] entered into a contract to provide professionally competent services and to exercise applicable standards of care, loyalty and honesty, and instead provided [plaintiffs] with advice [defendants] either knew or should have known to be wrong."
The breach of contract claim therefore is dismissed.
Lastly, the claim for an accounting plainly seeks relief different from the amended complaint's other claims and thus is not duplicative. Defendants do not offer any other reason why this claim should be dismissed. Accordingly, the accounting claim survives dismissal.
Defendants contend plaintiffs' breach of fiduciary duty, conversion, and legal malpractice claims must be dismissed as untimely.
The Court agrees as to the breach of fiduciary duty and conversion claims but disagrees as to the claim for legal malpractice.
Plaintiffs' claims for breach of fiduciary duty are time-barred.
Under New York law, "[a] claim for breach of fiduciary duty generally accrues at the time of breach."
To assess whether an alleged fraud is "only incidental," courts examine "the `gravamen' of the claims,"
Here, the three-year statute of limitations applies. Plaintiffs' breach of fiduciary duty claims seek money damages—namely, compensatory damages of at least $17.5 million. Moreover, the breach of fiduciary duty claims do not arise from defendants' alleged breach of contract or from a fraud that is not merely "incidental" to plaintiffs' other claims.
First, the breach of fiduciary duty claims are not premised upon plaintiffs' allegations sounding in contract. Indeed, the breach of fiduciary duty claims are "premised upon different conduct than [Denise and Important's] malpractice claim": plaintiffs allege defendants, upon being appointed Important's receiver, "entered into a fiduciary relationship" with plaintiffs separate and apart "from simply providing advice and consultation as the lawyer to Denise Meskunas and Important, LLC." (Doc. #33 ("Opp. Br.") at 17). Defendants' alleged breach of fiduciary duty thus arises not from a contractual relationship, but rather from defendants' role and responsibilities as a court-appointed receiver.
Second, assuming for argument's sake that plaintiffs' breach of fiduciary duty claims arise from an alleged fraud, such a fraud is merely "incidental" to plaintiffs' fiduciary claims, rendering those claims subject to the shorter, three-year statute of limitations. Plaintiffs do not allege defendants' purportedly fraudulent conduct caused any injury "distinct from the injuries caused by the alternate claim[s]."
In sum, the breach of fiduciary duty claims are subject to a three-year limitations period. And because plaintiffs indisputably first asserted those claims more than three years after defendants' alleged breach, the claims are dismissed as untimely.
Plaintiffs' conversion claim also is time-barred.
New York imposes a three-year statute of limitations for conversion claims.
Even assuming for argument's sake that the limitations period for plaintiffs' conversion claim did not begin until plaintiffs learned of defendants' alleged conversion, the claim still is untimely. According to the amended complaint, defendants diverted Empire's mortgage payments "on and after June 1, 2012." (Am. Compl. ¶ 23). The amended complaint further alleges that "on and after June 15, 2012," plaintiffs demanded defendants use Empire's rent payments to pay down Important's mortgage, and that "between June 16, 2012 and January 1, 2013," JPMorgan sent plaintiffs multiple notices to cure Important's mortgage default. (
Therefore, the conversion claim is untimely and must be dismissed.
Defendants argue Denise and Important's legal malpractice claim is subject to a three-year statute of limitations and must be dismissed as untimely. Plaintiffs disagree, contending the three-year limitations period was tolled through November 2014 under the doctrine of continuous representation.
The Court declines to dismiss the malpractice claim at this stage.
A legal malpractice claim in New York is subject to a three-year limitations period that begins running when the alleged malpractice occurred.
"[T]o invoke the continuous representation doctrine, [a] plaintiff must demonstrate clear indicia of an ongoing, continuous, developing, and dependent relationship between the client and the attorney."
The amended complaint specifically alleges defendants continuously represented Denise and Important through November 21, 2014, "in connection with the collection of rent" on the property, Important's mortgage default, "and other business and financial matters involving" Important and Denise. (Am. Compl. ¶ 32).
Here, whether defendants continuously represented Denise and Important through November 2014 presents a factual question unsuited for resolution at the motion to dismiss stage.
Defendants argue Important's legal malpractice and accounting claims must be dismissed for lack of standing or under the doctrine of judicial estoppel, because the Bankruptcy Court schedule itemizing Important's assets did not list any of Important's legal claims in the instant case. Plaintiffs concede the bankruptcy schedule did not list Important's claims but argue the appropriate remedy is a stay permitting Important to seek to reopen its bankruptcy proceeding and amend the schedule.
The Court agrees with plaintiffs that Important should be afforded an opportunity to reopen its bankruptcy proceeding. Accordingly, the Court dismisses Important's legal malpractice and accounting claims without prejudice to the right of Important's bankruptcy estate to seek Important's rejoinder in the instant case.
The commencement of a bankruptcy proceeding creates a bankruptcy estate that "encompasses,
A debtor in bankruptcy must file a schedule disclosing all assets belonging to the bankruptcy estate.
Important indisputably failed to schedule in bankruptcy the claims it now pleads in the instant case. The parties agree Important therefore lacks standing to pursue its claims, though they disagree whether judicial estoppel independently bars Important from asserting them.
The Court need not resolve the estoppel issue, because it concludes Important's claims should be dismissed without prejudice so that Important may seek to reopen its bankruptcy proceeding and enable its bankruptcy estate to decide whether to pursue its claims against defendants. Dismissing those claims at this stage would generate a potential windfall for defendants and would deprive Important's creditors of the opportunity to benefit from any damages the bankruptcy estate might recover for defendants' allegedly tortious conduct. Because "[t]he only parties benefiting from the absence of a stay are those accused of violating" the law, staying the instant case and permitting Important to seek to reopen the bankruptcy proceeding is "[t]he `most sensible solution.'"
Accordingly, the Court dismisses Important's legal malpractice and accounting claims without prejudice. Should Important's bankruptcy estate seek to pursue those claims, the Court will entertain an application to rejoin Important in this case.
The motion to dismiss is GRANTED IN PART and DENIED IN PART.
Denise Meskunas's legal malpractice claim and John and Denise Meskunas's claim for an accounting shall proceed.
Important Properties's legal malpractice claim and claim for an accounting are DISMISSED WITHOUT PREJUDICE.
All other claims are DISMISSED.
By March 5, 2019, defendants shall file an answer to the amended complaint.
The Clerk is directed to (i) terminate the motion (Doc. #24), and (ii) terminate plaintiff Important Properties, LLC.
SO ORDERED.
Both parties have submitted as exhibits materials extrinsic to the pleadings and thus not properly considered on a Rule 12(b)(6) motion. (Doc. #24 ("Schillinger Decl."), Exs. C, F, I; Doc. #34 ("Halperin Decl."), Exs. A-E). Neither party has asked the Court to convert defendants' Rule 12(b)(6) motion to a motion for summary judgment,