Madison, Ltd. v. Price

• Decision Date: 28 July 1978
• Docket Number: No. 55170,55170
• Citation: 247 S.E.2d 523,146 Ga.App. 837
• Court: Georgia Court of Appeals
• Parties: MADISON, LTD. v. PRICE et al.

Page 523

247 S.E.2d 523

146 Ga.App. 837

MADISON, LTD. v. PRICE et al.

No. 55170.

Court of Appeals of Georgia.

Argued Jan. 5, 1978.

Decided June 29, 1978.

Rehearings Denied July 28, 1978.

Raiford, McKeithen & Dixon, Tyler Dixon, Atlanta, for appellant.

Kilpatrick, Cody, Rogers, McClatchey & Regenstein, Thomas C. Harney, George B. Haley, Claude E. Hambrick, Alston, Miller & Gaines, Ben F. Johnson, III, Peter Q. Bassett, Gershon, Ruden, Pindar & Olim, Max Olim, Atlanta, W. Paul Kesmodel, Jr., Duluth, for appellees.

BANKE, Judge.

The appellant, Madison, Ltd., sued the appellees to recover damages for their refusal to comply with a security deed property release provision. The appellees are Citizens & Southern Bank of East Point, Bank of Duluth, Maxie Price, Gene Latham, and Dan Kenerly, individually and d/b/a Kenerly Realty Company. All the appellees filed motions to dismiss, except Maxie Price who moved for summary judgment. The trial judge granted these motions and then stated that because of the identity of issues involved with regard to the defendants, he was granting summary judgment to all defendants. The appellant then brought this appeal.

Madison, Ltd., purchased the real estate in question from Oliver R. Dobbs, III (not a party to this action) on November 8, 1973. Mr. Dobbs had previously purchased the property from Maxie Price. The property was subject to four security deeds, one of which was granted to Mrs. Maxie Price and another of which was granted to Maxie Price, Dan Kenerly, and Professional Real Estate Services Company. After the closing, Price assigned his interest in the second security deed to the Bank of Duluth, and Kenerly assigned his interest to Gene Latham who later assigned to the C & S Bank.

Madison, Ltd., originally sought the release of three tracts of land (totaling 200 acres), but later amended to remove its claim for damages on one of the tracts since it was not contiguous with the other two tracts as required by the security deed. Both C & S Bank and the Bank of Duluth refused to execute any of the desired releases. Madison, Ltd., claims that under the security deed it became entitled to the release of 200 acres upon payment of the down payment and that it lost an opportunity to sell the property as a direct result of the appellees' refusal to execute the releases. Professional Real Estate Services Company executed the desired releases and is not named as a defendant in this action.

Prior to its filing of this suit for damages, Madison, Ltd. filed in the same court a suit seeking specific performance by the same parties. That action was reviewed by the Supreme Court in Madison, Ltd. v. Price, 237 Ga. 904, 230 S.E.2d 297 (1976). The Supreme Court affirmed summary judgments for the Bank of Duluth and C & S Bank since they had reassigned their interests in the security deed by the time the suit was filed. The Supreme Court also found no evidence of bad faith or stubborn litigiousness by the banks. Additionally, the Supreme Court ruled that Mrs. Maxie Price and the Bank of Duluth were entitled to summary judgment regarding the First security deed since Madison, Ltd., had not made the payments necessary for release.

Because of the Supreme Court's decision in the first case, C & S Bank and Bank of Duluth filed supplemental answers in this suit involving the Second security deed raising the defense of res judicata. The trial judge found that the plea of res judicata was valid and granted the banks' motions to dismiss. The judge granted summary judgment to appellee Price because ". . . the release provision in question is vague, indefinite and therefore incapable of enforcement" and because ". . . even the vague restrictions set out in the release provision were not complied with by the plaintiff (Madison, Ltd.)." The court then stated that it was treating the dismissals in favor of appellees Kenerly, Latham, C & S Bank, and Bank of Duluth as being grants of summary judgment. Held:

1. A plaintiff is not permitted to split his single cause of action to seek in successive litigation the enforcement of first one remedy (e. g., specific performance) and then a second (e. g., damages).

As this court explained in McDonald Mtg. & Realty Co. v. Feingold, 168 Ga. 763, 764, 149 S.E. 132 (1929): "The facts alleged in the first and second petitions are the same; the parties are the same . . . While there was no specific prayer for damages in the first petition, the plaintiff relied upon the same facts as are set out in the present petition for relief. This additional prayer for damages might have been appropriately included in the other case . . . (N)or is a second suit in such case maintainable merely because the plaintiff prays therein not only for the relief originally sought but for other and further relief, the right to which, however, depends upon the identical allegations set forth in the first petition. Fain v. Hughes, 108 Ga. 537, 33 S.E. 1012 . . ." See also Perry v. McLendon, 62 Ga. 598 (1879); Smith v. Smith, 125 Ga. 83, 54 S.E. 73 (1906); Crawford v. Baker, 86 Ga.App. 855, 72 S.E.2d 790 (1952); Rothstein v. First Nat. Bank, 141 Ga.App. 526, 233 S.E.2d 802 (1977). See generally Summer-Minter & Assoc. v. Giordano, 231 Ga. 601, 203 S.E.2d 173 (1974).

The judgment in the first case ¹ that Madison, Ltd., could not obtain specific performance from C & S Bank and Bank of Duluth because they lacked a possessory interest in the property was a decision on the merits (see Code Ann. § 110-503); and even though the question of damages for wrongful refusal to release the property was not litigated or decided, it could have been put in issue (see Code Ann. § 110-501). See Coile v. Finance Co. of Am., 221 Ga. 863, 148 S.E.2d 328 (1966); Miami Properties, Inc. v. Fitts, 226 Ga. 300, 175 S.E.2d 22 (1970); Smith v. Bank of Acworth, 111 Ga.App. 112(1), 140 S.E.2d 888 (1965).

We find no merit in Madison, Ltd.'s contention that it is relieved from the bar of res judicata by the ruling of the trial judge in the specific performance case denying his supplemental claim for damages, the effect of which Madison claims was to sever the issues for trial. The trial judge there ruled: "It is ordered that the plaintiff's second amendment to complaint is disallowed, the court finding the complaint on its face purports to be a supplemental pleading, 'setting forth transactions or occurrences or events which have happened since the date of the pleadings sought to be supplemented.' Under Ga.Code (Ann.) § 81A-115 and the record conclusively demonstrating that the plaintiff failed to obtain leave of court to permit service on such supplemental pleading as required by § 81A-115, the court denies leave to file such supplemental pleading, finding that the supplemental claims sought to be asserted by the amended complaint are an unnecessary duplication of claims already pending before this court."

It is unclear whether the trial judge's reference to "claims already pending" was a reference to this suit which was already filed in the same court (although assigned to a different judge) or whether it was a reference to the fact that Madison, Ltd., had pled facts sufficient to support a damage claim in its initial complaint for specific performance but had neglected to include a prayer for damages in the ad damnum clause. The trial judge in this action ruled that "If the language in the order referred to allegations which were already in the complaint, the plaintiff should have properly amended his prayer for damages in that case. If the reference was to this case the plaintiff had an option of dismissing this action or dismissing (the specific performance case)." The trial judge also noted that Madison, Ltd., had not appealed the order. There also is no indication in the record that Madison, Ltd., asked for a clarification of the order.

All parties agree that Madison's attempt to supplement its first complaint was procedurally invalid. The court agrees with the trial judge in this case that the ambiguous language in the first judge's ruling did not relieve Madison, Ltd.'s attorney from his responsibility to get a clarification of the order (by appeal or otherwise) and/or to add the prayer by amendment (which could have been done as a matter of right under Code Ann. § 81A-115(a)). He was not authorized to rely on his personal interpretation that the order was an implied order of severance. Accordingly, Madison, Ltd., is now barred by res judicata from seeking a recovery in damages against C & S Bank and Bank of Duluth.

2. Madison, Ltd.'s remaining enumerations of error contest the correctness of the trial judge's grant of summary judgment to Maxie Price, Gene Latham, and Dan Kenerly.

The pertinent portions of the release provision in question here are as follows:

"1. The grantee herein shall release from the real property described herein, parcels of land, as selected by Grantee herein upon payment by said grantee to said grantor of . . . $1,100.00 . . . per acre, exclusive of paragraphs 7 and 8 below stated . . .

"4. Each release of property must be contigious (sic.) and run the full depth of the property from the roads (or road rights-of-way) through the property, unless grantor herein submits a plan of development which will provide a system of public roads and provide access to the public roads, or roads from the unreleased portions of said property. In no event, shall property be released as to deprive unreleased portions, of the within described property, of access to the public road, or roads . . .

"8. Grantee further agrees that in consideration of the downpayment on the described property to release by quitclaim deed any two hundred (200) acres from any of the described tracts, as selected by grantor herein, without payment for such releases, as set forth in ...