Herman M. Braude v. John Jerry Robb (Md. Ct. of Spec. Appeals)

Filed: July 29, 2022

Opinion: Michael W. Reed

Holding:

The trial court erred in finding that there was no enforceable contract because there was insufficient consideration, as the appellant might recover under his claim for detrimental reliance depending on the version of events found credible. The trial court also erred in finding appellee did not breach his fiduciary duty to appellant because he was not appellant’s exclusive agent for the purpose of claiming the horse named Hydra, as appellee was appellant’s agent, owed appellant a fiduciary duty, and could not serve as agency for more than one principal who was seeking to purchase the same horse. Finally, the court incorrectly concluded that there was no factual basis or law that required it to address the legal theory of fraud. The Special Court of Appeals reversed and remanded for a new trial.

Facts:

Mr. John Robb (“Mr. Robb” or “Appellee”) is a horse trainer who owns his own stable, and has served as a horse trainer for Mr. Herman Braude (“Mr. Braude” or “Appellant”), a horse enthusiast and attorney, for more than 30 years. The dispute in this case centers on whether there was an enforceable oral agreement between Mr. Braude and Mr. Robb that Mr. Robb would claim for Mr. Braude a horse named Hydra during a race on January 4, 2020, at the Laurel Park Racetrack. According to Mr. Braude, Mr. Robb assured him several times that he would claim the horse. According to Mr. Robb, he had advised Mr. Braude that he would not claim the horse for him.

On January 2, 2020, Mr. Braude reviewed the advance race sheet for the Laurel Park Racetrack and became interested in Hydra, a one-year-old race horse racing two days from then for the claiming price of $25,000. A “claiming race” is one in which all horses racing are for sale at the same price, and one cannot physically examine a horse prior to the race. A horse is “claimed” by dropping a claim slip with the name of the horse, claimant, trainer, and the signature of the claimant into a lock box located at the Racing Office at least ten minutes before the post time for the race. Many claims are made in the minutes prior to the race when the horse is brought into the paddock area where a person can visually observe the condition of the horse. Mr. Robb had claimed at least 25 horses on behalf of Mr. Braude over the years.

Mr. Braude called Mr. Robb and asked him to submit a claim slip for Hydra before the race, and Mr. Braude asked his legal secretary, Ms. Dodd, to make formal arrangements with Mr. Robb to claim the horse. Mr. Robb texted Ms. Dodd that Mr. Braude needed to fill out a 2020 Authorized Agent form, since it was a new year. Mr. Robb and Ms. Dodd also communicated regarding wiring $25,000 from Mr. Braude’s personal bank account into his racing account at the Laurel Park Racetrack. On January 4, the day of the race, Mr. Braude filed the Authorized Agent form and added funds to his racing account to cover state taxes.

Mr. Braude met Mr. Robb in the paddock area to watch another horse owned by Mr. Braude and trained by Mr. Robb race. Mr. Braude informed Mr. Robb that he had $26,500 in his racing account and to meet him before Hydra’s race so they could jointly look at Hydra. Mr. Robb said he had not yet dropped a claim slip for Hydra, but he would. Video evidence shows Mr. Robb speaking to a man later identified as Mr. Eugene Gould, Jr. The parties provided conflicting testimony regarding their conversations about Mr. Robb dropping a claim slip on Mr. Braude’s behalf.

After the race, Mr. Robb told Mr. Braude there had been multiple claimants for Hydra and someone else had won. Mr. Braude later saw a report listing Mr. Gould as Hydra’s new owner and Mr. Robb as the new trainer. Mr. Braude fired Mr. Robb, and withdrew him as his authorized agent the following day.

On September 15, 2020, Mr. Braude filed a complaint in the Circuit Court for Montgomery County against Mr. Robb, alleging, among other things, breach of contract, breach of fiduciary duty, and fraud. After a bench trial, the circuit court denied Mr. Braude’s complaint for breach of contract and breach of fiduciary duty, but did not address the fraud count.

Analysis:

The court reviewed the bench trial decision, viewing the evidence in the light most favorable to the party who prevailed at trial, but reviewing the trial court’s legal findings de novo.

(1) The trial court in considering the breach of contract claim failed to make a credibility determination and determine whether detrimental reliance occurred.

Where a contact lacks formal consideration, a formal contract may nevertheless exist by virtue of the doctrine of detrimental reliance. The trial court found no enforceable contract because there was a lack of consideration; however, it failed to make any findings as to which version of events it believed. If Mr. Braude’s version of events were found credible and the court found that he had relied to his detriment on Mr. Robb’s promise to drop a claim for him, Mr. Braude might recover under his claim for detrimental reliance.

The trial court found other problems with the parties’ alleged contract, including that too much time had elapsed between the offer and acceptance, and that Mr. Braude failed to mitigate his injury because he did not put down his own claim and he chose not to claim Hydra in her next six claim races. The Court of Special Appeals finds these are not failures to contract in this context. If Mr. Braude’s version of events were found credible, there was offer and acceptance. Furthermore, under the theory of detrimental reliance, Mr. Braude was under no duty to drop a claim slip himself, as he had relied on Mr. Robb to do so for 30 years and was not in the physical condition to retrieve the horse himself. The Court directs the trial court to make findings of fact and a credibility assessment, and then conclusions of law as to whether there was a breach of contract.

(2) The trial court erred in denying the breach of fiduciary count, as a non-exclusive agent could not serve as an agent for more than one principal who sought to purchase the same horse.

Mr. Braude argues that the trial court erred in rejecting his breach of fiduciary duty count, on the ground that Mr. Robb did not owe him a fiduciary duty because Mr. Robb was not Mr. Braude’s exclusive agent for the purpose of claiming Hydra. The Court considers the duties of an agent to a principal, including the duty to “act solely for the benefit of the principal in all matters connected with his agency,” the duty to “avoid any conflict between his or her self-interest and that of the principal,” and the duty to “‘make full disclosure of all known information that is significant and material to the affairs’ of the fiduciary relationship.” Green v. H & R Block Inc., 355 Md. 488, 517–18 (1999) (citing RESTATEMENT (SECOND) OF AGENCY § 387 (1958); Ins. Co. of N. Am. v. Miller, 362 Md. 361, 380 (2001); Impala Platinum v. Impala Sales, 283 Md. 296, 324 (1978) (quoting Herring v. Offutt, 266 Md. 593, 597 (1972)).

The Court found Mr. Robb was Mr. Braude’s agent and owed him a fiduciary duty. Due to the conflicting testimony about whether Mr. Robb told Mr. Braude he would claim Hydra for him, the Court directs the trial court upon remand to make findings of fact and a credibility assessment, and then conclusions based on the applicable law as to whether there was a breach of duty.

(3) The trial court incorrectly concluded there was no factual basis or law that required it to address the legal theory of fraud.

Mr. Braude argues that the trial court erred when it failed to address his fraud count. Prior to addressing what error if any was made by the trial court, the Court holds that the trial court addressed all of the claims presented to it by the Appellant, including the fraud claim. The trial court disposed of the claim, even though it did not address each of the legal theories that Mr. Braude presented to support his claim: breach of contract, breach of fiduciary duty, and fraud. The trial court incorrectly concluded that there was no factual basis or law that required it to address the legal theory of fraud, therefore the Court remands for retrial on the issue of fraud.

The full opinion is available here.

4900 Park Heights Avenue LLC v. Cromwell Retail 1, LLC (Ct. of Special Appeals)

Filed: April 30, 2020

Opinion by: C.J. Fader

Holding: Appellant’s attorney had the authority to enter into a settlement agreement despite the client misunderstanding the legal effects of a provision; the settlement agreement placed on the record in lieu of trial was valid and binding where there were no open terms, and the language and context indicated an intent to be bound. However, approving a written version that omitted a provision incorporated by reference when set out orally on the record was an abuse of discretion by the circuit court.

Facts: Appellant owns and operates a lot on a business park developed by the Appellee. Appellant filed suit to resolve whether it had the right to erect a sign on its premises. The parties settled the matter and counsel placed the agreement on the record the morning of trial. The parties had agreed as to the location of the sign, legal fees and court costs, a mutual release, and to modify a declaration of covenants. However, the parties were unable to agree on a final draft of the agreement, and Appellee filed a motion to enforce the settlement. The circuit court held that the terms placed on the record were binding on the parties and issued an enforcement order containing Appellant’s written version of a mutual release and Appellee’s version of a declaration of covenants. 

Analysis: Appellant argued that its attorney did not have the authority to settle on its behalf. The attorney, it argued, had mistakenly interpreted the client’s statements that it did “not care about the covenants” to mean that he should proceed with settlement; rather, Appellant meant that it was agreeable to a proposed amendment, but not insofar as it would bind its successors. The Court found that this was not a misunderstanding about the proposed amendment, but rather a misunderstanding about its legal effects. There was no genuine dispute about whether Appellant authorized the amendment. The Court also noted that Appellant and its attorney did not promptly inform the other party of the misunderstanding and proceeded with negotiations for months. 

Even if, arguendo, there was ambiguity in what the appellant authorized (as opposed to what appellant fully understood the implications of what was authorized), the attorney reasonably interpreted the client’s statement and had the authority to act in accordance with it. The Court pointed out the troubling implications of the rule Appellant would have them adopt, as it would render suspect any settlement conveyed to the court unless and until the clients independently confirmed that they authorized settlement and that they and their attorneys shared the same subjective understanding of the agreed terms. Such a rule would impede settlements and efficient operation of the courts. See Maslow v. Vanguri, 168 Md. App. 298, 317 (2006). 

Appellant also argued that the basic requirements to form a settlement agreement were not met because there was no manifestation of the parties’ intent to be bound absent their subsequent consent to the terms of the agreement. Also, certain terms were too indefinite. The Court found that there was an intent to be bound because the existence of an agreement was referenced by the trial court and not contradicted by counsel; all material terms were set out on the record; no open terms were identified; and the presentation of the agreement was made at what would have been the beginning of trial. The sole contradicting factor is the Appellant attorney’s statement regarding the open language of a mutual release; however, the Court did not need to determine whether this statement created ambiguity regarding an intent to be bound because Appellant conceded during oral argument that it did intend to be bound. 

Appellant also argued that there were two open terms: the mutual general release and a proposed amendment to a declaration of covenants and whether it would bind successors. However, the Court found that the former is clearly defined in Black’s Law Dictionary. The latter issue is resolved by the fact that the declaration expressly referenced the record owner of fee simple title, regardless of their particular identity.

Appellant also argued that the circuit court improperly modified the settlement agreement by approving language that omitted an agreed-upon phrase. The Court agreed, finding that the settlement agreement placed on the record adopted by reference the definition of future improvements in the existing declaration of covenants. The definition included the phrase “all future material revisions thereto.” By omitting the phrase, the Court went beyond the terms of the parties’ agreement, constituting an abuse of discretion. 

The full opinion is available in PDF.

Al-Sabah v. Agbodjogbe (Maryland U.S.D.C.)

Filed:  January 14, 2019

Opinion by:  Ellen L. Hollander

Holding:  Motions for summary judgment (1) granted in part as to breach of contract claim where no genuine dispute of material fact existed as to the formation of a contract for a loan and its subsequent default, and (2) denied in part as to a claim for fraudulent misrepresentation where genuine dispute of material fact existed as to the requisite scienter.

Facts: 

Plaintiff (“Donor”) is a Kuwaiti citizen who met Defendant (“Entrepreneur”) in 2014 in Baltimore.  Entrepreneur operated a few restaurants and convinced Donor to invest in his business and to entrust him with the creation of investment entities and charitable endeavors on her behalf.  Donor thereafter transferred more than $3 million for these purposes.

Instead, Entrepreneur allegedly formed entities with himself as sole owner through which he purchased commercial property.  Entrepreneur also, allegedly without authorization, purchased a $470,000 family home in cash using the proceeds of a 2015 wire transfer from Donor. 

Donor became suspicious of Entrepreneur in early 2016 and demanded documentation relating to the business and charitable entities and their transactions.  These requests were met with delays and misrepresentations.  Three months later, Entrepreneur’s wife contacted Donor claiming that a loan taken out against the family home was in default and would result in the family’s eviction if $350,000 were not paid by the end of the week.  Donor phoned Entrepreneur requesting more details.  Entrepreneur responded indicating the amount needed was only $165,000 by the next Friday or he risked eviction. 

In fact, Entrepreneur’s pending obligation was less than $10,000, paid weekly toward a personal loan and bearing no collateral relationship to the family home.

Against her better judgment, Donor provided $150,000 in the form of an interest-free one-year loan.  Entrepreneur defaulted on the loan and Donor filed suit alleging claims of (1) fraudulent misrepresentation, (2) conversion, (3) conspiracy, (4) detrimental reliance, (5) unjust enrichment, (6) breach of contract, (7) breach of agency duties, and seeking damages and other equitable relief. 

After discovery, Donor moved for partial summary judgment on the fraudulent misrepresentation and breach of contract claims. 

Analysis: 

The court began with the breach of contract claim, requiring Donor not only to establish that Entrepreneur owed a contractual obligation and breached that obligation, but also that no genuine dispute of material fact existed in the matter. 

Entrepreneur contended that a genuine dispute of material fact existed due to the possibility that the money had not come from Donor but one of her charities.  The court, however, properly found Donor to have acted through her agent as a partially disclosed principal – an arrangement which did not undermine her claim for breach of contract.  The court also found compelling the evidence that Donor had personally reimbursed the charity for the cost of the loan and that her agent had disclaimed any personal interest in the sum. 

Accordingly, the court found no genuine dispute that the parties formed a contract which Entrepreneur breached by failing to repay the loan.

Moving next to the fraudulent misrepresentation claim, the court required Donor to show no genuine dispute of material fact existed that:

(1) Entrepreneur had made a false representation
(2) its falsity was known to Entrepreneur or made with reckless indifference to its truth
(3) the misrepresentation was made for the purpose of defrauding Donor
(4) Donor relied on the misrepresentation and had the right to do so
(5) Donor suffered compensable injury from the misrepresentation. 

Evaluating the factual record, the court found no genuine dispute as to element 1 given that the actual amount owed was less than $10,000 and that Entrepreneur’s representation of needing $165,000 would have made the actual amount received, $150,000, insufficient to meet the purported obligation.

The court had more difficulty finding the necessary scienter requirement of element 2, refusing to impute deliberate intent to deceive from Entrepreneur’s failure or inability to explain why he thought eviction was imminent or why he needed such a large sum of money.  Faced with ambiguity and silence, the court determined a fact-finder more appropriate to determine the merits of Donor’s fraudulent misrepresentation claim.

The full opinion is available in PDF.

Willow Grove Citizens Assoc. v. County Council of Prince George's County, Maryland (Ct. of Special Appeals)

Filed:  December 20, 2017

Opinion by:  Stuart R. Berger

Holding:  A Maryland LLC’s participation in an administrative proceeding by filing for a zoning special exception was valid even though the LLC had forfeited its right to do business in Maryland.  A foreign unregistered corporation's participation in the proceedings as agent or co-applicant did not invalidate the application because the isolated action did not constitute doing business in Maryland.

Facts:  Appellee (“LLC”) in 2001 purchased a parcel in Bowie, Maryland with the intent to construct an assisted living facility.  The parcel being zoned "Rural Residential," prior owner had obtained a special exception for this same purpose but had never developed the land.

In 2012, LLC neglected its State Department of Assessments and Taxation ("SDAT") obligations and forfeited its right to use its name and do business in Maryland.  LLC's sole member was a corporation organized in the District of Columbia not registered to do business in Maryland.  LLC's rights remained forfeited in February 2014 when it applied for a special exception to operate an assisted living facility on the parcel.

The application was accepted, heard, and granted in October 2014 by the local planning commission ("Examiner").  People's Zoning Counsel, appointed by the County Council to protect the public interest and create a full and complete record, was the same attorney who had conducted the settlement and subsequent contract work around the sale of the parcel to LLC.  The record showed no objections made after his disclosure of prior involvement and no objection to his participation in the proceedings.  Examiner's decision was appealed to the County Council who remanded the matter for a determination of LLC's standing with SDAT.

In May 2015, LLC's rights were reinstated, and a month later the sole member became a qualified corporation in Maryland.  LLC provided certificates of good standing at the subsequent rehearing where the Examiner recommended approval.   Appellant, a civic association ("Citizens"), appealed to the County Council, who found LLC legally authorized to file an application for a special exception concerning real or personal property, that forfeiture had not impaired the validity of such a filing, and that the act of applying for a special exception did not constitute doing business.  The Circuit Court for Prince George's County affirmed.

Analysis:  Because Citizens accepted the factual record and objected only to the decision of the County Council on legal grounds, the only question before the court was whether the approval for special exception had been premised on legally erroneous conclusions of law.

Evaluating Citizens' claim that LLC's actions in pursuit of a special exception were a legal nullity, the court pointed to § 4A-911 of the Corporations & Associations Article (emphasis added):

The forfeiture of the right to do business in Maryland and the right to the use of the name of the limited liability company under this title does not impair the validity of a contract or act of the limited liability company entered into or done either before or after the forfeiture, or prevent the limited liability company from defending any action, suit or proceeding in a court of this State.

Irrespective of its forfeiture, LLC remained a legal entity with the power to enter binding contracts at any time.  What of the statute's proscription against bringing lawsuits?  Continuing on, the court found that because LLC had not filed its application "in a court of this State," the implicit prohibition against initiating suits was irrelevant.

"What about the sole member's initial status as an unregistered corporation?," pressed Citizens.  Applying a similar analysis, the court cited § 7-103 of the Corporations & Associations Article to find unregistered corporations to be entitled to engage in many in-state activities such as maintaining, defending, or settling actions, suits, claims, disputes, administrative or arbitration proceedings.  Citizens failed to meet their burden to prove the sufficiency of sole member's contacts or actions within the state to constitute "doing business,"  therefore, the sole member's status as co-applicant or agent in pursuing the special exception was also irrelevant. 

Finally, the court found that Citizens had not preserved for judicial review the question of People's Zoning Counsel's alleged conflict of interest because it failed to raise the issue at any stage of the administrative proceedings.

Accordingly, the court found the County Council's decision to approve the application for special exception to be correct as a matter of law.

The full opinion is available in PDF.

Dickerson v. Longoria, et al. (Ct. of Appeals)

Filed: May 24, 2010

Opinion by Judge Clayton Green, Jr.

Held: Under general agency principles, agent did not have the requisite authority to bind principal to arbitration agreement. Trial court reversed.

Facts: Estate filed medical malpractice claim against nursing home. The nursing home sought to compel the estate to arbitrate the medical malpractice claim based on an arbitration agreement that was signed by the decedent’s agent when the decedent was admitted to the facility. The estate argued that it was not bound by the arbitration agreement. The circuit court found that the decedent not only knew that his agent acted on his behalf, but more importantly, he expected the agent to act for him and acquiesced to the agent’s decisions. Accordingly, the circuit court held that the agent signed the arbitration agreement while acting as decedent’s agent and the estate was therefore bound by the arbitration agreement.

Analysis: The Court held that Decedent’s agent did not have actual or apparent authority to bind the estate to the arbitration agreement. The agent was given authority to make healthcare and financial decisions on the decedent’s behalf. The decision to sign the arbitration agreement was not such a decision; instead, it was primarily a decision to waive the decedent’s right of access to the courts and his right to a trial by jury. The decision to sign a free-standing arbitration agreement is not a health care decision if the patient may receive health care without signing the arbitration agreement. In such a case, as here, the decision primarily concerns the legal rights of the patient with respect to resolving legal claims. The arbitration agreement explicitly stated that “the execution of this arbitration agreement is not a precondition to the furnishing of services to the Resident of the facility.” Accordingly, the agent’s decision to sign the arbitration agreement was not a health care decision and was therefore outside the scope of her actual authority. Further, there was no evidence of apparent authority conferred upon the agent as the decedent was not aware of the arbitration agreement when he was admitted to the facility.

In addition to general agency principles, the estate was not bound by the arbitration agreement as a third-party beneficiary, nor under the theories of equitable estoppel and unclean hands.

The estate could not be a third-party beneficiary to the arbitration agreement because, for the reasons cited above, the agreement was never actually formed. And, even if there was an enforceable arbitration agreement, a third-party beneficiary is bound only to the extent that it seeks to enforce the agreement. Here, the estate was suing for medical malpractice, which was separate and apart from any rights that would have been granted by the arbitration agreement.

The theories of equitable estoppel and unclean hands are equally inapplicable. The nursing home could not articulate any way in which it changed its position for the worse based upon the agent’s assertion that she was acting on the decedent’s behalf when she signed the arbitration agreement. Further, the nursing home did not assert any improper conduct by the agent.

The full opinion is available in PDF.