AC38693 - EH Investment Co., LLC v. Chappo LLC ("The defendants, Chappo LLC and its principal, Richard J.
Chappo, appeal from the judgment of the trial court rendered in favor of the
plaintiff, EH Investment Company, LLC, on those counts of the complaint alleging
breach of contract by Chappo LLC and conversion by both defendants. The court
determined that the defendants, whom the plaintiff had engaged to find a lender
willing to make a commercial loan that the plaintiff needed in order to redeem
a foreclosed office building it had owned, improperly refused to return the
plaintiffโs deposit after the plaintiff informed them that it would be unable
to proceed with a loan because it had not obtained a lease extension from the
buildingโs primary tenant, the proceeds from which were intended to service the
debt on the loan. The trial court determined that the existence of an executed lease
with the tenant was a condition precedent to the partiesโ loan procurement contract,
the nonoccurrence of which excused the plaintiffโs performance and required
Chappo LLC to return the plaintiffโs deposit. The court awarded the plaintiff
total damages of $47,500, the amount of the deposit.
The defendants claim on appeal that the trial court improperly
determined that the existence of a lease extension was a condition precedent to
the partiesโ contract. According to the defendants, the terms of the partiesโ
contract were memorialized in a written engagement letter drafted by Chappo,
and Chappo LLC successfully performed its only duty under the partiesโ contract
by successfully finding a lender willing to make a loan on the terms sought by
the plaintiff as set forth in the engagement letter. Further, they contend that
because the engagement letter unambiguously set forth express terms governing
the disposition of the engagement deposit, which did not include any provision requiring
Chappo LLC to return the deposit if the plaintiff was unable to obtain a lease
after Chappo LLC procured a commitment from a lender, they were entitled to
keep the plaintiffโs deposit. For the reasons that follow, we agree with the
defendants. Accordingly, we reverse in part the judgment of the trial court and
remand the case to that court with direction to render judgment in favor of the
defendants on the breach of contract and conversion counts. The remainder of
the judgment is affirmed.")
AC38900 - American Express Bank, FSB v. Rutkowski ("The defendants, Krzysztof Rutkowski and Tri-City Trading,
LLC, appeal from the judgment rendered by the trial court in favor of the
plaintiff, American Express Bank, FSB. On appeal, the defendants claim that the
court improperly rendered summary judgment as to liability on the plaintiffโs
claim of breach of a contractual credit agreement because the statute of
frauds, General Statutes ยง 52-550 (a) (6), bars enforcement of the agreement.
We disagree and, accordingly, affirm the judgment of the trial court.")