James v. James
Decision Date | 20 August 2021 |
Docket Number | S-20-0272 |
Parties | ROBERT E. JAMES and NAOMI R. JAMES, Appellants (Plaintiffs), v. GERALD C. JAMES and GLADYS M. WINKEL, Appellees (Defendants). |
Court | Wyoming Supreme Court |
Appeal from the District Court of Carbon County The Honorable Dawnessa A. Snyder, Judge
Representing Appellants: Antonio E. Bendezu, Pelton Creek Law, LLC, Fort Collins, Colorado.
Representing Appellees: Jason M. Tangeman, Nicholas & Tangeman, LLC, Laramie, Wyoming; Kelly M. Neville, Brown & Hiser, LLC, Laramie, Wyoming. Argument by Mr. Tangeman.
Before FOX, C.J., and DAVIS [*] , KAUTZ, BOOMGAARDEN, and GRAY, JJ.
[¶1] Plaintiffs Robert and Naomi James filed a complaint asserting multiple claims against Defendants Gladys Winkel and Gerald James, including a claim to quiet title to real property located in Saratoga, Wyoming. Defendant James answered and counterclaimed for ejectment of Plaintiffs from the property trespass damages, and a declaratory judgment quieting title in his favor. Defendant Winkel answered separately and counterclaimed for a declaratory judgment quieting title in Defendant James' favor.
[¶2] On cross-motions for summary judgment, the district court denied Plaintiffs' motion for partial summary judgment. Plaintiffs' motion asserted the doctrine of equitable conversion as a basis to quiet title in their favor, and the court denied it on the ground that Plaintiffs failed to timely plead a claim for relief under the doctrine. The court granted summary judgment to Defendant James on his quiet title claim, and it granted both Defendants summary judgment on Plaintiffs' remaining claims. It thereafter held a trial on Defendant James' damages and entered a judgment and order awarding damages.
[¶3] Plaintiffs appeal the summary judgment rulings on their claims for equitable conversion, specific performance, breach of contract, breach of the implied covenant of good faith and fair dealing, and promissory estoppel. We affirm.
[¶4] The dispositive issues on appeal are:
[¶5] In 2015, Gladys Winkel and Marie Tatum listed property that they owned as joint tenants with rights of survivorship for sale. The property was located in Saratoga, Wyoming, and consisted of fourteen lots and several buildings, including seven houses.
[¶6] Plaintiffs Robert and Naomi James wanted to purchase the property, and they asked Robert's father, Defendant Gerald James, to find out the lowest price Ms. Winkel and Ms Tatum would accept for it.[1] Gerald had known Ms. Winkel and Ms. Tatum for years and agreed to do so. Robert and Naomi thereafter made an offer on the property, and when they were unable to obtain financing, Ms. Winkel and Ms. Tatum agreed to sell the property to them by contract for deed.
[¶7] On November 27, 2015, Ms. Winkel and Ms. Tatum entered into the contract for deed with Robert and Naomi, and notice of the contract was recorded on December 29, 2015.[2] The contract for deed set a purchase price of $220, 000, and it required no down payment or payment of interest, but it did require a lump-sum payment of $40, 000 upon the sale of other real property Robert and Naomi owned. The following provisions are relevant to this dispute:
[¶8] On September 14, 2018, Marie Tatum passed away, and Ms. Winkel recorded an affidavit of survivorship to terminate the joint tenancy, which caused legal title to vest in her alone. Robert and Naomi thereafter continued to make their required $1, 000 per month payments and did so through early April 2019. As of the April 2019 monthly payment, they had paid $40, 000 toward the property's purchase.
[¶9] In April 2019, Robert and Naomi's other property sold, and on April 22, Robert and Naomi delivered a check to Ms. Winkel in the amount of $40, 000 to satisfy the lump-sum payment required under the contract for deed. The parties disagree as to their conversations concerning that lump-sum payment.
[¶10] Naomi attested that in a conversation in early April 2019, Ms. Winkel told her that once she received the $40, 000 lump-sum payment, she did not want any further payments and would deed the property to Robert and Naomi. Robert attested that Ms. Winkel told him essentially the same thing in early April, and again on April 22 when they delivered the lump-sum payment.
[¶11] Ms. Winkel denied that she ever told Robert and Naomi that she was gifting them the entire remaining $140, 000 balance of the purchase price. She attested:
I informed [Naomi] that I intended to gift Plaintiffs a credit of $30, 000 towards the balance owed under the Contract for Deed and have the remaining balance of $110, 000 paid to Defendant Gerald James, his brother, and a friend as a gift to these three individuals. I wanted to make this gift to the three individuals in memory of service they gave to Marie Tatum and also so my...
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