Opinion
—Plaintiffs sued defendant Ticor Title Company of California (Ticor) and several other defendants on allegations they participated in a conspiracy to fraudulently induce plaintiffs to take out real estate refinancing loans. The fraudulent acts were committed largely by a single defendant, Altai Shaikh, known to plaintiffs as “Zak Khan” (Khan), acting as agent for a mortgage brokerage firm. With respect to the claims involved in this appeal, those alleged against Ticor, the trial court granted summary adjudicаtion on a claim of aiding and abetting the fraud, and the case proceeded to trial on claims of breach of contract and fiduciary duty. Plaintiffs presented evidence that Ticor, which acted as escrow holder for the loan closings, facilitated Khan’s fraud by permitting him to obtain the borrowers’ signatures on the loan documents, rather than requiring the signings to occur under Ticor’s supervision. With a minor exception, the jury found in Ticor’s favor.
Plaintiffs contend the jury’s verdicts were not supported by the evidencе and the trial court erred in granting summary adjudication of their claim for aiding and abetting the fraud. In a cross-appeal, Ticor contends the trial court erred in considering plaintiffs’ financial circumstances when setting its contractual attorney fees award and in allocating liability for the award among the plaintiffs, rather than making them jointly and severally liable. Ticor also claims the court should have granted reimbursement of its expert witness fees under Code of Civil Procedure section 998 (section 998). We find no error in
I. BACKGROUND
Plaintiffs, originally 19 individuals, filed suit against Ticor and 12 other defendants in August 2007, alleging defendants conspired to fraudulently induce them to refinance real estate loans. According to the second amended complaint, which joined two additional plаintiffs, the central figure in the fraud was Khan. While acting on behalf of a mortgage brokerage firm, he and an assistant misrepresented some facts and failed to disclose others to cause plaintiffs to enter into loans originated by defendant World Savings Bank, FSB (World Savings). Against Ticor, plaintiffs pleaded claims for breach of contract, breach of fiduciary duty, aiding and abetting the fraud of Khan and the other defendants, and “Breach of Duty.” Prior to trial, the court granted summary adjudication of the aiding and abetting and breaсh of duty causes of action.
A. The Evidence at Trial
The case proceeded to trial only against Khan, Khan’s assistant, and Ticor, the latter on the remaining theories of breach of contract and fiduciary duty. The evidence demonstrated plaintiffs were induced to enter into adjustable rate mortgages originated, with one exception, by World Savings. Khan, the person who induced plaintiffs to take out these loans, was an employee of two mortgage brokerage firms, defendants Golden Gate Mortgage and Securе Financial, Inc. He located prospective refinancing customers through the activities of a telemarketing company he owned, defendant Bay Area Telemarketing, Inc. Khan used a number of unethical tactics to persuade plaintiffs to refinance, including misrepresenting the terms of the loans and failing to disclose various loan features, including payments the brokerage firm would receive. He also induced some of the plaintiffs to make payments to his telemarketing company, althоugh he was not entitled to them, and in two cases forged the signatures of borrowers.
Each of the loans was closed under essentially identical escrow instructions. Plaintiffs’ claims of breach of contract and fiduciary duty against Ticor, the escrow holder, were based on three provisions of the “LENDER’S CLOSING INSTRUCTIONS” and one provision of the “BORROWER’S
Ticor did not counter the evidence of Saenz’s release of loan documents to Khan, but it claimed the escrow instructions were not violated because World Savings had either authorized the practice, as permitted by the escrow instruction, or waived enforcement of this provision. Ticor’s evidence demonstrated that a “loan representative” for World Savings, Thilo Dreuth, worked closely with Khan, overseeing the loans he developed. Khan and Dreuth regularly discussed Khan’s activities in the course of obtaining the loans. During these conversations, Khan sometimes told Dreuth that he needed the loan documents to be drawn before a certain date “[b]ecause a customer, for example, is going оut of town, [and] I need to go to their home and get it signed.” Based on these conversations, Khan concluded, “Thilo Dreuth knew I was picking up the documents] from the title company” for signature and “didn’t mind.” Dreuth had a motive to consent to Khan’s removal of the documents to facilitate closing of the loans. As Dreuth confirmed, “the more loans that closed the more money [I] made.” According to an expert witness presented by Ticor, the practice of allowing mortgage brokers to take documents out of escrow to be signed was “[q]uite common” in 2003 and 2004, when these loans were obtained, due to the heavy volume of refinancing activity.
Plaintiffs were awarded total compensatory and punitive damages of $530,596 against Khan, but the jury found against them on their claims against Ticor, with one exception.
B. Posttrial Motions
Plaintiffs filed a motion for judgment notwithstanding the verdict (JNOV) or, alternatively, a new trial, arguing the evidence “compelled” a finding Ticor had breached the escrow instructions. The trial court denied the motion.
In setting its award of fees, the trial court observed Ticor’s requested amount was “astonishing in [its] audacity” and “unreasonable by any measure in terms of time claimed to be devoted and the redundancy of effort.” Reflecting plaintiffs’ argument on supplemental briefing, the court also noted an award of the full amount “would be individually and cоllectively ruinous to the plaintiffs” and held it had the authority to reduce the award on this ground. Without explaining how these factors entered into its decision, the court set the amount of attorney fees at $884,036.62, the amount conceded by plaintiffs to be reasonable before taking into consideration their ability to pay. The court allocated liability for the fees among the plaintiffs pro rata according to their relative recoveries against Khan.
Ticor also filed a memorandum of costs seеking, inter alia, expert witness fees pursuant to section 998. In moving to tax certain costs, plaintiffs argued expert witness fees should not be available because Ticor’s section 998 settlement offers, cumulatively $100,000, were unreasonable.
The trial court denied Ticor’s request for expert witness fees, agreeing the settlement offers were not made in good faith. The court explained, “The stakes in the case, notwithstanding the outcome of such, that I don’t think that the 998 offer can be construed as reasonable, adequate or a good faith
II. DISCUSSION
Plaintiffs contend they were entitled either to JNOV or a new trial on their breach of contract and fiduciary duty claims. They also argue the trial court erred in granting summary adjudication of their claim for aiding and abetting the fraud, and they dispute the amount of the attorney fees award. In a cross-appeal, Ticor contends thе trial court erred in considering plaintiffs’ financial circumstances and in allocating the attorney fees award among the plaintiffs. In addition, Ticor argues the court should have granted expert witness fees under section 998.
A., B.
C. The Award of Attorney Fees to Ticor
Both parties take issue with the trial court’s consideration of the financial impact on plaintiffs in setting the amount of Ticor’s contractual attorney fees award. Ticor contends the trial court abused its discretion in considering financial impact at all; plaintiffs contend the cоurt abused its discretion by not giving it sufficient weight. In addition, Ticor contends the trial court erred in allocating liability for attorney fees among the plaintiffs, rather than imposing joint and several liability among them.
1. The Financial Impact of the Award
An award of contractual attorney fees is reviewed for abuse of discretion. (PLCM Group, Inc. v. Drexler (2000)
In holding it could consider the financial impact of the attorney fees awаrd in determining reasonable fees, the trial court relied on Garcia v. Santana (2009)
In an opinion dissenting from the majority’s rationale, Justice Frank Y. Jackson concluded a determination of reasonable attorney fee should not take into account the losing party’s financial condition. (Garcia, supra,
For one obvious reason, Garcia is distinguishable. Garcia concerned an award of attorney fees pursuant to a statute, rather than a contract. If Ticor’s entitlement to attorney fees were judged solely by the standards applicable to an award of damages under a contract, we would havе little difficulty rejecting the consideration of such equitable matters as its financial impact. Contract damages are the classic legal remedy, consistently distinguished from equitable remedies. (E.g., Kaufman v. Goldman (2011)
The unconventional nature of contractual attorney fees, however, makes such a straightforward resolution difficult. As discussed below, contractual attorney fees awards are judged not as damages but by the rules applicable to statutory attorney fees, including the consideration of equitable factors. While recognizing this general principle, we conclude it is inappropriate to consider the losing party’s financial status as an equitable factor in assessing сontractual attorney fees.
While attorney fees awarded under a contract were, at one time, considered to be an element of contract damages (e.g., Genis v. Krasne (1956)
Accordingly, while the availability of an award of contractual attorney fees is created by the contract (Code Civ. Proc., § 1033.5, subd. (a)(10)(A)), the
While we recognize that an award of cоntractual attorney fees may be subject to equitable considerations, we nonetheless conclude a losing party’s financial condition should not be considered in setting the amount of such an award. As the dissent in Garcia makes clear, the issue is not without controversy even in connection with statutory attorney fees. It is by no means clear that statutory attorney fees should be characterized as denying an indigent party access to the courts or as a punishment, the rationale used by the Garcia majority. (See Garcia, supra,
In any event, Garcia’s reasoning does not justify its application to contractual attorney fees because, unlike statutory fees, contractual fees are voluntarily incurred. The possibility of an award of contractual attorney fees exists because the parties chose to enter into an agreement containing an appropriate provision. The award is a business risk assigned as a matter of mutual agreement by the parties. As a result, contractual attorney fees cannot fairly be characterized as a punishment. Nor can the possibility of an award of contractual attorney fees constitute an improper denial of access to the courts, since the risk of such an award has been undertaken in return for the benefits of the contract.
We recognize this holding is, on its face, inconsistent with language stating that Civil Code section 1717 was intended to “eliminate distinctions based on whether recovery was authorized by statute or by contract.”
Our conclusion does not threaten this uniformity. In finding Garcia’s rationale inapplicable to contractual attorney fees, we have not introduced a difference in the calculation of the “objective determination of the value of the attorney’s services” between statutory and contractual attorney fees. (PLCM Group, supra,
2. The Allocation of Liability Among the Plaintiffs
Rather than enter a single award of attorney fees for whiсh plaintiffs were jointly and severally liable, the trial court allocated a portion of the total award to each plaintiff, assigning fees on the basis of plaintiffs’ relative recoveries against Khan. Ticor contends the trial court lacked discretion to allocate liability for the fees in this manner, arguing the “usual rule in California” is that multiple losing parties are jointly and severally liable for a contractual attorney fees award. (E.g., Mepco Services, Inc. v. Saddleback Valley Unified School Dist. (2010)
Regardless of the “usual rule,” it is well established that “trial courts have discretion not only in setting the amount of an award of attorney fees,
By the same reasoning, equitable considerations can justify a trial court’s apportionment of an award of attorney fees among multiple plaintiffs in appropriate circumstances. In Golf West of Kentucky, Inc. v. Life Investors, Inc. (1986)
The primary case on which Ticor relies, Acosta v. SI Corp. (2005)
III. DISPOSITION
The trial court’s ruling on the award of cоntractual attorney fees and its denial of expert witness fees to Ticor are vacated, and the matter is remanded to the trial court for further proceedings consistent with this decision. The judgment is otherwise affirmed. Ticor is entitled to recover its costs on plaintiffs’ appeals. The parties will bear their own costs with respect to Ticor’s appeals.
Marchiano, P. J., and Banke, J., concurred.
Notes
The appellate record contains eight different notices of appeal and cross-appeal filed by plaintiffs and Ticor. All of the appeals have been consolidated in this matter by stipulation.
The jury found a breach of contract by Ticor as to plaintiffs Daniel and Josephine Garcia, but it concluded the breach had not caused the Garcias any monetary harm.
The attorney fees provision, which calls for the payment of reasonable attorney fees to the “Escrow Holder” in the event it prevails in a lawsuit, is included in the “GENERAL PROVISIONS” of the borrower’s escrow instructions.
The settlement offers were made individually to each plaintiff and ranged from $1,000 to $25,500. Plaintiffs did not argue that any individual offer was unreasonable, instead attacking them as a whole.
See footnote, ante, page 363.
The doctrine of impossibility is not an exception. That defense excuses performance, not because a party has become financially unable to perform, but because performance itself has become “impractical] due to excessive and unreasonable expense.” (City of Vernon v. City of Los Angeles (1955)
The amendment added the language, “Reasonable attorney’s fees shall be fixed by the court.. . and shall be an element of the costs of suit.” (Stats. 1981, ch. 888, § 1, p. 3399.) The sentence is retained in subdivision (a) of Civil Code section 1717.
The same is not necessarily the case with respect to a plaintiff in a lawsuit featuring the possibility of statutory attorney fees, since the plaintiff has no choice but to risk an award of attorney fees in order to enforce his or her statutory rights.
Ticor also appears to argue the trial court abused its discretion in the manner in which it allocated fees, pointing out that allocation pro rata according to their damages had the effect of allocating some of the largest fee awards to what appeared to be the least financially capable plaintiffs. We find nothing unreasonable about the court’s decision. By allocating fees in the
See footnote, ante, page 363.
