CA: Duties to Third-Parties

Wechter v. Schroeder, Comis, Nelson & Kahn, LLP, Court of Appeals of California, Second Circuit, May 3, 2010 (Unpublished).

Facts:  Decedent died shortly before the division of marital property and entry of the final judgment of divorce.  His surviving spouse then asserted claims to his share of the marital estate.  Plaintiffs, the surviving children and heirs of the decedent, brought suit against the decedent's former matrimonial attorneys for their alleged failure to abide by decedent's instructions and act in the best interests of his beneficiaries.

Plaintiffs allege that the attorneys failed to prepare an estate and trust plan removing decedent's former spouse as beneficiary of his will, trust, life insurance, and retirement plan.  They allege that the attorneys directed decedent to prepare a holographic will that became the subject of litigation in probate court, and that they failed to promptly deliver a revocation of trust to decedent's former spouse.  Finally, Plaintiffs' alleged the attorneys were negligent in not referring decedent to an estate planning attorney.

The attorneys argued that the complaint ought to dismissed because they owed no duty to the decedent's beneficiaries. 

Issue:  Did the decedent's former matrimonial attorneys owe a duty to the beneficiaries of his estate? 

Ruling:  No.  The Court initially noted that a determination of whether an attorney is liable to third-parties not in privity is a policy question: 

The question involves balancing various factors, including the extent to which the transaction was intended to affect plaintiff; the forseeability of harm to him; the degree of certainty that he suffered injury; the closeness of the connection between the defendant's conduct and the injury suffered; the moral blame attached to a defendant's conduct; and the policy of preventing future harm.

The Court concluded that decedent's matrimonial attorney owed no duty to his beneficiaries for a number of reasons.  First, the Court noted that the attorneys had no knowledge that the Plaintiffs were decedent's only heirs or intended beneficiaries.  Nor did they agree to perform legal services intended directly to benefit them.  Moreover, the attorneys could not, in violation of the California Family Code, unilaterally dispose of marital property during dissolution proceedings without a court order or consent of decedent's former spouse.

Lesson:  The question of whether an attorney owes a duty to a third-party is a fact sensitive one.  The biggest factor appears to be whether the attorney knew or could have reasonably expected his actions to negatively affect the interests of a third-party.  

Fiduciary Duties to Third-Parties: No Affirmative Misrepresentations

Petrillo v. Bachenberg, 139 N.J. 472 (1995)

Student Contributor: Evan Kusnitz

NJ Underlying Real Estate Transaction

Facts: A purchaser of real estate sued the seller and the seller’s attorney. The seller’s attorney had forwarded to the seller an incomplete copy of the results of percolation tests conducted by a previous owner to determine the subject property’s ability to hold a septic tank. During negotiations, the seller gave the incomplete copy of the test results to the purchaser. When the purchaser performed her own tests after the contract had been signed, she became aware of the actual quality of the land and told the seller that the contract was null and void. The seller refused to return the purchaser’s deposit. The purchaser subsequently brought suit against the seller’s attorney for, among other claims, breach of fiduciary duty.

Issue: Does an attorney who represents a seller in a real estate transaction owe any duty to the purchaser of the subject property?

Ruling: The court applied a “relaxed” privity rule, holding that an attorney for a real estate seller who makes affirmative misrepresentations by providing misleading information concerning the subject of the transaction, violates a fiduciary duty to a purchaser who will rely on the material misrepresentations to his detriment.

Lesson: A seller’s attorney has a fiduciary duty of care to the buyer and this duty exists when the attorney knows, or should know, that non-client will rely on the attorney’s affirmative misrepresentations.