Legal Case

COD Properties Ohio, L.L.C. v. Black Tie Title, L.L.C.

Citation

2025 Ohio 2519

Court

Unknown Court

Decided

July 17, 2025

Importance

35%

Standard

Practice Areas

Real Estate Law
Insurance Law

Case Summary

[Cite as COD Properties Ohio, L.L.C. v. Black Tie Title, L.L.C., 2025-Ohio-2519.] COURT OF APPEALS OF OHIO EIGHTH APPELLATE DISTRICT COUNTY OF CUYAHOGA COD PROPERTIES OHIO, LLC, : Plaintiff-Appellee, : No. 113730 v. : BLACK TIE TITLE, LLC, ET AL., : Defendants-Appellants. : JOURNAL ENTRY AND OPINION JUDGMENT: AFFIRMED IN PART, REVERSED IN PART, AND REMANDED RELEASED AND JOURNALIZED: July 17, 2025 Civil Appeal from the Cuyahoga County Court of Common Pleas Case Nos. CV-19-917765 and CV-20-932386 Appearances: Harold Pollock Co., L.P.A., and Harold Pollock; Mark G. Passannante, pro hac vice, for appellee. Roetzel & Andress, LPA and David Sporar, for appellants. LISA B. FORBES, J.: Appellants Black Tie Title, L.L.C. (“Black Tie” or “BTT”), Nicholas Varner (“Varner”), and Ryan Steigmeier (“Steigmeier”) (collectively referred to as “Defendants” or “Appellants” at times) appeal the trial court’s decisions on various post-trial motions and the denial of their motion for summary judgment. For the reasons set forth below, we reverse the trial court’s denial of Appellants’ motion for judgment notwithstanding the verdict on COD Properties Ohio, L.L.C.’s (“COD”) conversion claim. We also reverse the trial court’s grant of COD’s Civ.R. 60(A) motion, and accordingly, we partially reverse the trial court’s award of attorney fees. The remaining assignments of error raised by Appellants are overruled. This matter is remanded for further proceedings consistent with this opinion. I. Background This case arises from a business arrangement between Black Tie and COD in which Black Tie agreed to attend residential foreclosure sales, also known as sheriff’s sales, on COD’s behalf and bid on properties offered for sale following foreclosure. Black Tie is owned by Varner and Steigmeier, with Varner serving as the managing member. Black Tie provides title and escrow services related to residential real estate transactions. COD was established by Christopher Ostlund (“Ostlund”), who is based in Oregon, for the purpose of purchasing foreclosed residential properties in Cuyahoga County. One specific transaction is at the heart of this dispute. On February 11, 2019, Steigmeier, in his position as an employee of Black Tie, attended the sheriff’s sale for residential real estate located at 15508 Edgewood Avenue (the “Edgewood Property” or the “Property”). He won the bid and provided the sheriff’s office with a $5,000 deposit check given to him by COD to secure the purchase. When he filled out the paperwork for the sale, he did so incorrectly. Instead of identifying COD as the purchaser using its exact business name registered with the Ohio Secretary of State — COD Properties Ohio, LLC — Steigmeier wrote COD Properties, LLC. When it came time to prepare the deed, the sheriff’s office titled the Edgewood Property in Steigmeier’s name. Thereafter, Black Tie, Varner, and Steigmeier refused to title the Property in COD’s name. On July 3, 2019, COD filed suit against Black Tie, Varner, and Steigmeier. The parties engaged in vigorous litigation. The following is a summary of the procedural history relevant to this appeal. A. Procedural History COD filed its fourth and last amended complaint on June 11, 2021, in which it raised 14 causes of action against Black Tie, Varner, and Steigmeier. Black Tie, Varner, and Steigmeier answered and filed counterclaims and a third-party complaint. The court appointed a receiver to take legal possession of the Property on December 23, 2021. In June 2022, the receiver transferred the Property to COD. On March 13, 2023, the trial court granted in part and denied in part Black Tie, Varner, and Steigmeier’s joint motion for summary judgment on COD’s claims against them. The court granted summary judgment on seven of COD’s claims. However, the court denied the Defendants’ motion for summary judgment on the remaining seven counts that alleged breach of contract, promissory estoppel, unjust enrichment, civil theft, conversion, conspiracy to commit conversion, and breach of fiduciary duties, finding that genuine issues of material fact existed for these counts, thereby precluding summary judgment. A trial commenced on March 27, 2023. The jury returned its verdict on April 4, 2023, as follows: in f

NEW FEATURE

Agentic Research

Unlock the power of AI-driven legal research. Our advanced agentic system autonomously analyzes cases, identifies patterns, and delivers comprehensive insights in minutes, not hours.

AI-Powered Analysis
Precise Legal Research
10x Faster Results

Join 2,500+ legal professionals

Case Details

Case Details

Legal case information

Status

Decided

Date Decided

July 17, 2025

Legal Significance

Case importance metrics

Importance Score
Standard
Score35%
Citations
0
Legal Topics
Title Insurance
Property Transactions
Contract Law

Metadata

Additional information

AddedJul 17, 2025
UpdatedAug 4, 2025

Quick Actions

Case management tools

AI-enhanced legal analysis

Case Summary

Summary of the key points and legal principles

Legal Topics

Areas of law covered in this case

Title Insurance
Property Transactions
Contract Law

Case Information

Detailed case metadata and classifications

Court Proceedings

Date FiledJuly 17, 2025
Date DecidedJuly 17, 2025

Document Details

Times Cited
0
Importance Score
0.4
Judicial Panel
Forbes
Opinion Author
Forbes

Similar Cases

5

Cases with similar legal principles and precedents

Citizens Insurance Company of America v. Mullins Food Products, Inc.

80% match
Court of Appeals for the Seventh Circuit
Jun 2025

United States Court of Appeals For the Seventh Circuit Chicago, Illinois 60604 May 23, 2025 Before ILANA DIAMOND ROVNER, Circuit Judge MICHAEL B. BRENNAN, Circuit Judge JOSHUA P. KOLAR, Circuit Judge No. 24-1524 CITIZENS INSURANCE COMPANY Appeal from the United States District Court OF AMERICA, for the Northern District of Illinois, Plaintiff-Appellee, Eastern Division. v. No. 1:22-cv-01334 MULLINS FOOD PRODUCTS, INC., Jorge L. Alonso, Defendant-Appellant. Judge. ORDER Plaintiff-Appellee, Citizens Insurance Company of America, filed a Petition for Rehearing on May 16, 2025. All members of the panel have voted to deny rehearing but to amend the opinion dated May 2, 2025, as follows: At page 2, first full paragraph, three lines from the bottom of the paragraph, immediately before the word “indemnify,” insert the words “potentially to”; At page 14, last paragraph, fourth line, again insert the words “potentially to” immediately before “indemnify”; At page 21, in the first and only paragraph of the main text, lines 5-6, replace “must also” with “may potentially be required to”; No. 24-1524 Page 2 At page 21, at the end of the same paragraph, insert the following sentence: “The duty to indemnify Mullins has not been briefed in this appeal and remains to be sorted out on remand.” At page 32, four lines from the bottom of the paragraph, insert the following sentence immediately prior to the sentence beginning “We therefore VACATE . . .”: “Also in the event the district court determines that timely notice was given to Citizens, the district court must resolve whether Citizens has a duty to indemnify Mullins.” The Petition for Rehearing is DENIED

Very Similar Similarity

Becker v. Tig Insurance Company

80% match
Court of Appeals for the Ninth Circuit
Jun 2025

NOT FOR PUBLICATION FILED UNITED STATES COURT OF APPEALS JUN 9 2025 MOLLY C. DWYER, CLERK U.S. COURT OF APPEALS FOR THE NINTH CIRCUIT MATTHEW BECKER; LAUREN No. 24-443 KUEHNE; ADAM CRISWELL; D.C. No. KRYSTAL CRISWELL; ALFEE DIXON; 3:21-cv-05185-JHC DONALD FINISTER Sr.; CHRISTOPHER HART; JASON KOVACK; RICKY LORENSIUS; HEATHER MAREK; MEMORANDUM* MICHAEL MARTIN; DAISEY MARTINEAR; GRACE MATEIAK; IAN MATEIAK; JOHN MELOPRIETO; TRAVIS NEUMAN; Doctor ARIEL NEUMAN; MICHELLE PAULINO; JOHN PAULINO; JAMES RAMPONI; LINDSEY RAMPONI; ERIC MCCANDLESS; PAIGE ROE; PAUL ROHRER; ANDREW SICAT; NICOYA SICAT; IAN LAUGHLIN; SHELLY LAUGHLIN; TAMMARA BOYLES; BOBBY BOYLES; LAIN SUPE; PETER BROWN; JEREMY SIERRA; ERICA SIERRA; DARIUS USMAN; KRISTEN ZABAGLO; DAVID WILSON, Plaintiffs - Appellants, v. TIG INSURANCE COMPANY; UNITED SPECIALTY INSURANCE COMPANY, a foreign insurer, * This disposition is not appropriate for publication and is not precedent except as provided by Ninth Circuit Rule 36-3. Defendants - Appellees. Appeal from the United States District Court for the Western District of Washington John H. Chun, District Judge, Presiding Submitted June 5, 2025** Seattle, Washington Before: HAWKINS, GOULD, and BUMATAY, Circuit Judges. Appellants (“Homeowners”) appeal the dismissal of their case with prejudice under Federal Rule of Civil Procedure Rule 41(b) and several interlocutory rulings. We affirm the dismissal and do not consider Homeowners’ other claims because the dismissal was proper, foreclosing review of interlocutory rulings. A dismissal under Rule 41(b) is reviewed for abuse of discretion. Al- Torki v. Kaempen, 78 F.3d 1381, 1384 (9th Cir.1996). “The trial court's dismissal will only be disturbed if there is a definite and firm conviction that the court below committed a clear error of judgment in the conclusion it reached upon a weighing of the relevant factors.” Pagtalunan v. Galaza, 291 F.3d 639, 640-41 (9th Cir. 2002) (internal quotation marks omitted). This court weighs five factors to decide whether dismissal for failure to ** The panel unanimously concludes this case is suitable for decision without oral argument. See Fed. R. App. P. 34(a)(2). 2 24-443 prosecute or comply with a court order is proper. Hernandez v. City of El Monte, 138 F.3d 393, 399 (9th Cir. 1998). They are: “(1) the public's interest in expeditious resolution of litigation; (2) the court's need to manage its docket; (3) the risk of prejudice to the defendants; (4) the public policy favoring disposition of cases on their merits; and (5) the availability of less drastic sanctions.” Id. There must be “unreasonable delay” before dismissal is proper. In re Eisen, 31 F.3d 1447, 1451 (9th Cir.1994). “A reviewing court will give deference to the district court to decide what is unreasonable because it is in the best position to determine what period of delay can be endured before its docket becomes unmanageable.” Id. (internal quotation marks omitted). The district court did not abuse its discretion by dismissing Homeowners’ action. The district judge made detailed findings regarding each factor. Because the facts are familiar to the parties, we reference them only as they are relevant to the decision. The first factor—the public’s interest in expeditious resolution of litigation— strongly favored dismissal. Homeowners exhibited a pattern of noncompliance with deadlines. Failure to comply with the court’s orders or the Federal Rules of Civil Procedure provides grounds for dismissal under Rule 41(b). Fed. R. Civ. P. 41(b). Homeowners argue that they missed these deadlines in good faith, but a showing of bad faith is not required under the court’s inherent power to dismiss for lack of 3 24-443 prosecution under Rule 41(b). See Henderson v. Duncan, 779 F.2d 1421, 1425 (9th Cir. 1986). The second factor—the district court’s need to manage its docket—also strongly favored dismissal. Plaintiffs’ repeated failures to meet deadlines undermined efficient management of the district court’s docket. See Pagtalunan, 291 F.3d at 642. The third factor—the risk of prejudice to Appellee TIG Insurance Company (“TIG”)—also strongly favored dismissal. TIG suffered prejudice because Homeowners interfered with

Very Similar Similarity

J.H. v. Harford Mutual Insurance Group, Inc.

80% match
Court of Appeals for the Fourth Circuit
Aug 2025

USCA4 Appeal: 23-1733 Doc: 46 Filed: 08/08/2025 Pg: 1 of 14 UNPUBLISHED UNITED STATES COURT OF APPEALS FOR THE FOURTH CIRCUIT No. 23-1733 J.H., by and through their Guardian Ad Litem, Erica Chambers; E.H., by and through their Guardian Ad Litem, Erica Chambers; ERICA CHAMBERS, individually, Plaintiff - Appellees, v. HARFORD MUTUAL INSURANCE GROUP, INC., Defendant - Appellant. Appeal from the United States District Court for the Middle District of North Carolina, at Greensboro. Thomas D. Schroeder, District Judge. (1:21-cv-00856-LPA) Argued: March 18, 2025 Decided: August 8, 2025 Before HEYTENS and BERNER, Circuit Judges, and John A. GIBNEY, JR., Senior United States District Judge for the Eastern District of Virginia, sitting by designation. Affirmed by unpublished per curiam opinion. ARGUED: William A. Bulfer, Asheville, North Carolina, Daniel Thomas Strong, TEAGUE CAMPBELL DENNIS & GORHAM, LLP, Raleigh, North Carolina, for Appellants. Coleman Cowan, LAW OFFICES OF JAMES SCOTT FARRIN, Durham, North Carolina, for Appellees. ON BRIEF: Kaitelyn E. Fudge, LAW OFFICES OF JAMES SCOTT FARRIN, Durham, North Carolina, for Appellees. Unpublished opinions are not binding precedent in this circuit. USCA4 Appeal: 23-1733 Doc: 46 Filed: 08/08/2025 Pg: 2 of 14 PER CURIAM: Erica Chambers was driving with her two minor children on the highway in North Carolina when they were hit by a truck owned by Big Boss Construction, Inc. After bringing suit against Big Boss and several other parties involved in the accident, Chambers filed a declaratory judgment action to establish that Big Boss’s $2 million commercial excess insurance policy—issued by Harford Mutual Insurance Group, Inc.—provided coverage for the accident. The district court sided with Chambers and concluded that the accident fell within the scope of the policy’s coverage. The district court further determined that Chambers and her children were entitled to pre- and post-judgment interest under the policy. We affirm both rulings. I. Background 1 On October 27, 2018, Erica Chambers and her children were severely injured in an automobile accident as they drove south on North Carolina Highway 49. A truck owned by Big Boss Construction, Inc. crossed the center of the highway and struck Chambers head on. The driver of the truck was unauthorized to operate a motor vehicle, as he lacked a valid driver’s license. The parties agree that at the time of the accident, the driver was an agent of Big Boss acting within the scope of his employment. The driver was on his way 1 In the litigation agreement discussed infra, the parties “agree[d] that all facts and conclusions of law pled in the Second Amended Complaint in the Underlying Litigation are deemed admitted” for the purpose of this declaratory judgment action. J.A. 207. We thus recite the facts as alleged in that complaint. 2 USCA4 Appeal: 23-1733 Doc: 46 Filed: 08/08/2025 Pg: 3 of 14 to complete a job for a different company, NC Champions Construction, Inc., which was using the truck with Big Boss’s permission. Chambers and her children incurred astronomical medical bills as a result of the accident. Chambers spent 34 days in the hospital recovering from broken bones throughout her body. She endured multiple surgeries and remains under medical care for her injuries, some of which are permanent. One of Chambers’s children suffered a head injury and continues to experience memory problems. Her other child suffered a broken leg. In total, the family’s medical bills have exceeded $500,000. Chambers and her children (collectively, Chambers 2) filed suit in North Carolina state court against the driver, Big Boss, and NC Champions. The suit alleged, among other claims, that Big Boss was liable for negligently entrusting its truck to the driver. At the time of the accident, Big Boss carried multiple insurance policies, including a commercial excess umbrella policy (the Excess Policy) issued by Harford Mutual Insurance Group, Inc. The Excess Policy had a liability limit of $2 million. It co

Very Similar Similarity

Cash-Kaeo v. Barrett

80% match
Hawaii Intermediate Court of Appeals
Jun 2025

NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER Electronically Filed Intermediate Court of Appeals CAAP-XX-XXXXXXX 20-JUN-2025 07:58 AM Dkt. 63 SO NO. CAAP-XX-XXXXXXX IN THE INTERMEDIATE COURT OF APPEALS OF THE STATE OF HAWAI‘I MERVINA KAUKINI MAMO CASH-KAEO, Plaintiff-Appellee, v. GUY K. BARRETT; RONETTE BARRETT, Defendants-Appellants, DUSTIN K. BARRETT; SHEENA ANN BARRETT; RICHARD BARRETT; LEZLEY K. BARRETT aka LEZLEY BRADBURY, Defendants-Appellees, and JOHN DOES 1-10; JANE DOES 1-10; DOE PARTNERSHIPS 1-10; DOE CORPORATIONS 1-10; and DOE ENTITIES 1-10, Defendants APPEAL FROM THE DISTRICT COURT OF THE FIRST CIRCUIT WAI‘ANAE DIVISION (CASE NO. 1DRC-XX-XXXXXXX) SUMMARY DISPOSITION ORDER (By: Hiraoka, Presiding Judge, Nakasone and Guidry, JJ.) Defendants-Appellants Guy K. Barrett and Ronette Barrett (collectively, the Barretts) appeal from the District Court of the First Circuit's (district court)1 May 17, 2022 Judgment for Possession. They raise three points of error, contending that the district court abused its discretion when: 1 The Honorable Darolyn H. Lendio entered the Judgment for Possession. The Honorable Michelle N. Comeau presided over the April 26, 2022 hearing on Plaintiff-Appellee Mervina Kaukini Mamo Cash-Kaeo's (Cash- Kaeo) motion for summary judgment (MSJ). NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER (1) "it defaulted [the Barretts] for [their] non[-]appearance [at the MSJ hearing] where the facts show [the Barretts had] defended themselves in this action by retaining counsel" who "made eight court appearances at hearings in defense of [the Barretts]"; (2) "it applied the extreme sanctions methodology" by entering default judgment against the Barretts "for the failure of their counsel to appear at the hearing on [Cash- Kaeo's] [MSJ]"; and (3) "it allowed the hearing on [Cash-Kaeo's] [MSJ] to proceed without first addressing [counsel's] non[- ]appearance at this hearing." Upon careful review of the record and the briefs submitted by the parties, and having given due consideration to the arguments advanced and the issues raised, we resolve the Barretts' appeal as follows. The Barretts contend that the district court entered default judgment against them pursuant to District Court Rules of Civil Procedure (DCRCP) Rule 55. The record reflects, however, that the district court entered the May 17, 2022 Judgment for Possession against the Barretts because Cash-Kaeo demonstrated she was entitled to summary judgment as a matter of law under DCRCP Rule 56. Pursuant to DCRCP Rule 56(c), a motion for summary judgment may be granted "if the pleadings, depositions, answers to interrogatories, and admissions on file, together with the affidavits, if any, show that there is no 2 NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER genuine issue as to any material fact and that the moving party is entitled to a judgment as a matter of law." We review the grant or denial of summary judgment de novo. Kanahele v. State, 154 Hawaiʻi 190, 201, 549 P.3d 275, 286 (2024). The Barretts point to no evidence in the record indicating a genuine issue of material fact disputing that Cash- Kaeo is the sole surviving lessee of the subject property, and that Cash-Kaeo is therefore entitled to judgment of possession against the Barretts as a matter of law. The Barretts also cite no authority indicating the district court was required to address their counsel's non-appearance at the MSJ hearing before it could grant the MSJ. Even if the district court was required to do so, the Barretts fail to identify any legal theory or issue of fact that could have or would have been presented in opposition to the MSJ to defeat the motion. We therefore conclude the district court did not err in granting the MSJ, and affirm the May 17, 2022 Judgment for Possession. DATED: Honolulu, Hawaiʻi, June 20, 2025. On the briefs: /s/ Keith K. Hiraoka Presiding Judge Barry L. Sooalo, for Defendants-Appellants. /s/ Karen T. Nakasone Associate Judge Jay T. Suemori, for Plaintiff-Appellee. /s/ Kimberly T. Guidry Associate Judge

Very Similar Similarity

Desiree Durga v. Memberselect Insurance Company

80% match
Michigan Court of Appeals
Aug 2025

If this opinion indicates that it is “FOR PUBLICATION,” it is subject to revision until final publication in the Michigan Appeals Reports. STATE OF MICHIGAN COURT OF APPEALS DESIREE DURGA and JUSTIN DURGA, UNPUBLISHED August 13, 2025 Plaintiffs-Appellees, 9:04 AM v No. 371891 Benzie Circuit Court MEMBERSELECT INSURANCE COMPANY, LC No. 23-012025-CZ Defendant-Appellant. Before: O’BRIEN, P.J., and BOONSTRA and WALLACE, JJ. PER CURIAM. This action arises out of a motor vehicle accident that occurred in June 2023, when plaintiff Desiree Durga was driving a Chevrolet Silverado that was involved in a collision with another motor vehicle. This accident resulted in extensive damage to the Silverado, which was insured by defendant MemberSelect Insurance Company (MemberSelect). Plaintiffs alleged that defendant breached their automobile insurance contract when it rescinded their policy based upon an allegation that Desiree Durga made a fraudulent misrepresentation in the application process. The trial court entered a July 2, 2024 amended order granting plaintiffs’ motion for summary disposition on their breach of contract claim pursuant to MCR 2.116(C)(10) and denying defendant’s cross-motion for summary disposition in which it had argued that it was entitled to rescind the policy. On July 9, 2024, the court entered an order of judgment in favor of plaintiffs in the amount of $82,476.04, and this appeal of right by defendant followed. We affirm. I. FACTS As a result of plaintiff Justin Durga having two or more substance abuse convictions in seven years, his Michigan operator’s license was mandatorily revoked from June 9, 2007 “until requirements have been met.” MCL 257.303(2)(c). -1- In June 2012, plaintiff Justin Durga’s wife, Desiree, applied to obtain automobile insurance from defendant MemberSelect for a Jeep Grand Cherokee that she owned.1 According to plaintiff Desiree Durga, “[a]t that time I fully disclosed to AAA that my husband, Justin Durga, did not have a valid driver’s license.”2 Defendant’s insurance records reflect that plaintiffs have been “AAA Insured” since June 29, 2012. While defendant MemberSelect claims that Desiree Durga’s application for insurance contained a material misrepresentation, it has not produced a copy of her June 2012 application in this case. In response to a request for production of documents seeking to have defendant “[p]roduce the application for insurance that Plaintiff(s) filed with Defendants for the Policy,” defendant responded “This application for insurance no longer exists.” In the lower court, MemberSelect relied upon two documents, a “New Declaration Certificate” (certificate), and an “Automobile Application Addendum and Authorization” (addendum), the latter of which was only signed by AAA sales representative, Jeanine Michalski, at 9:53AM on February 25, 2013. Under a line item labeled “Driver Type,” the certificate states that Desiree Durga is “ASSIGNED”3 and Justin Durga is “NOT LICENSED”; and under another line item labeled “Years Licensed” it states “7” for Desiree Durga and “0” for Justin Durga. Contrarily, in the addendum, next to a line asking “Do all drivers have a valid driver’s license including drivers 16 years of age with a graduated license?” the box marked “Yes” is checked. Again, the addendum reflects a signature by Jeanine Michalski on the “Sales Representative” line, but the “Signature of Applicant” line above it is blank. In her affidavit, Desiree Durga’s avers that “I never stated that Justin Durga had a valid driver’s license, nor did I ever prepare or sign this Addendum.” The addendum indicates that the Durgas carried automobile insurance with Farmers Insurance Exchange through March 15, 2013, and consistent with the certificate, it appears MemberSelect first insured Desiree Durga’s Jeep for the February 25, 2013-August 25, 2013 policy term. This policy was renewed and continued for ten years through the February 25, 2023- August 25, 2023 term at issue in this litigation. Desiree Durga’s affidavit also avers that “every renewal from AAA or MemberSelect continued to state that Justin Durga was not licensed—as 1 The policy of insurance that was in effect on the date of the accident was issued by defendant MemberSelect. In various documents prepared by defendant in this matter, including documents sent to plaintiffs, it refers to itself as “MemberSelect Insurance Company,” “AAA In

Very Similar Similarity