Defense Verdict: Firm Prevails in Trial Over Commercial Property Eviction
Medway Auto Sales v. McMullin
Norfolk Superior Court
In this case, our office secured the dismissal of all claims against our client, a commercial landlord in Medway that had been sued by its former tenant for breach of contract, wrongful eviction, conversion of property and violation of the Massachusetts Consumer Protection Statute (Mass. Gen. Laws c. 93A). Final judgment was entered in our client’s favor following a three-day jury trial held in Norfolk Superior Court at which the former tenant requested damages of approximately $300,000.00. The jury found our client not liable for two of the three claims that it considered, and awarded the tenant zero damages on the third. In a separate written decision, the judge presiding over the case found our client not liable for violation of c. 93A, a claim which would have entitled the tenant to his reasonable attorney’s fees plus three times (3X) any damages awarded. The tenant’s post-trial motion was denied.
Avery Selected to Massachusetts Super Lawyers’ List
Attorney Ryan P. Avery of MIRAGEAS & AVERY, LLC has been selected to the 2019 Massachusetts Rising Stars List by Super Lawyers. Each year, no more than 2.5 % of the lawyers in each state are selected by the research team at Super Lawyers to receive this honor. Super Lawyers, a Thomson Reuters business, is a rating service of outstanding lawyers from more than 70 practice areas who have attained a high degree of peer recognition and professional achievement. The annual selections are made using a patented multi-phase process that includes a statewide survey of lawyers, an independent research evaluation of candidates, and peer reviews by practice area. The result is a credible, comprehensive and diverse listing of exceptional attorneys. The Super Lawyer lists are published nationwide in Super Lawyer Magazines, and in leading city and regional magazines and newspapers across the country. Super Lawyer Magazines also feature editorial profiles of attorneys who embody excellence in the practice of law. For more information about Super Lawyers, visit SuperLawyers.com.
Establishing Prescriptive Easement Rights Over Driveway
Mongeau v. Masonic Building Association of Uxbridge
Worcester Superior Court
This bench (jury-waived) trial focused on our clients’ use of a driveway that ran over part of the defendant’s land in downtown Uxbridge. Defendant had started to block access to the driveway in 2016, leading our clients to seek a declaration from the court as to their prescriptive easement rights to pass over the defendant’s land for purposes of entering and exiting their property. In order to establish prescriptive easement rights, a party must prove at least 20 years of open, continuous, adverse (non-permissive) notorious use of the land in question. The defendant counterclaimed for trespass as our clients had, in 2012, covered the driveway area with reground asphalt. The Court found that our clients testified credibly at trial to their family’s use of the driveway for over 60 years, and awarded them the requested easement while dismissing the defendant’s counterclaim. The judgment allows our clients, their heirs and/or any future parties who buy our clients’ property to continue to legally utilize the driveway without disturbance.
Proving Contractor’s Right to Payment on Homeowner’s Insurance Claim
Belfor USA Group Inc. v. Porter
Stoughton District Court
In this District Court matter, our office represented the plaintiff contractor, which had performed emergency restoration services at the defendant’s home pursuant to an express written contract with the defendant. The defendant’s counterclaims for consequential damages resulting from delay on the project were dismissed prior to trial. After a two day trial on the plaintiff’s claims for breach of contract and quantum meruit, our office successfully proved that the plaintiff had performed work outside the scope of the defendant’s homeowners’ insurance policy, for which the defendant was responsible to pay. The jury verdict awarded all damages requested by the plaintiff. After trial, the parties reached an agreed-upon judgment that was paid promptly and included the plaintiff’s attorney’s fees, costs and interest on the principal balance.
Specific Performance of Commercial Real Estate Purchase and Sale Agreement
Ferreira v. Oxford Realty & Trust, LLC et al.
Worcester Superior Court
Our office filed suit on behalf of a commercial tenant in Milford, who operated a diner on the premises and had contracted to purchase the property after a short-term rental. Under the parties’ original purchase and sale agreement, the tenant had deposited approximately 23% of the purchase price during her rental term. After closing on the property was forestalled due to outstanding requests for c. 21E (hazardous waste) documentation, the property owner refused a short-term extension of closing and demanded some $65,000 more from our client in order to purchase the property.
Our office filed suit in Superior Court for specific performance of the purchase and sale agreement or, in the alternative, the return of deposits paid by our client pursuant to the purchase and sale agreement. We successfully obtained a preliminary injunction from the Worcester Superior Court (1) precluding the owner from selling the property until our litigation was concluded, (2) consolidating any eviction action subsequently filed by the owner with our suit and (3) establishing a temporary monthly rent for the property that was approximately 25% of what the owner was seeking.
The defendant soon returned to court with a request to modify the Court’s rent order. On behalf of our client, we obtained a commercial real estate expert to assess the property in question and draft a report on the property’s fair market value. The defendant’s modification request was denied. The defendant then filed a summary process action to evict our client from the premises, however, our suit for specific performance and the injunctive order previously entered by the court precluded this action from being expedited for trial.
Faced with a compromised rent order, increasing litigation costs and significant legal exposure, the defendant property owner agreed to convey the property to our client on highly favorable terms, including the credit of all deposits previously paid. An expedited closing on the property was consummated within days of reaching agreement.
Class Action Settlement – Failure to Pay Prevailing Wages
Maracallo et als. v. Patriots Environmental Corp. et als.
Worcester Superior Court
In this case, three closely-held asbestos abatement contractors and their common owners (the defendants) operated an employee retirement fund into which a certain percentage of prevailing wages earned by employees (our clients) was supposed to be deposited. These wages were earned by our clients from work they performed on public construction projects throughout Massachusetts.
Instead, the defendants withheld these wages while indicating on employee payroll statements that the deposits had, in fact, been made. As a result, our clients were deprived of more than $320,000 in retirement contributions, plus interest.
Our office filed a putative class action in April of 2015, and, shortly thereafter, a payment of $120,000 was made to the plaintiff class representatives and certain other members of the putative class. A class action was certified by the Worcester Superior Court in September 2015.
In April 2016, the Court approved a class action settlement proposed by the parties, which called for additional payments totaling $262,000 to be made to our clients.
After the defendants failed to consummate settlement pursuant to the Court’s order, our office obtained a real estate attachment on a piece of commercial property owned by the defendants’ real estate holding company, which was added to the class action suit. This property was sold in December of 2016, resulting in full payment to our clients pursuant to the Court’s settlement order.
Successful Appeal of Federal Workers’ Compensation Benefits Denial
Remillard v. United States Office of Workers’ Compensation Programs
U.S. Department of Labor, Office of Workers’ Compensation Programs
Our office successfully appealed the denial of our client’s continuation of pay benefits from the United States Postal Service. Thereafter, the client was approved by the Department of Labor for a schedule award compensating him for 12% permanent impairment to his upper extremity – within 1% of the disability rating reported by the client’s medical providers.
Extinguishing Easement Rights
Junkala v. DeCarolis Bros., Inc. and its legal successors and assigns
Worcester Superior Court
Our office extinguished a substantial easement over the plaintiff landowner’s property under the theories of abandonment and frustration of purpose.
Successful Opposition to Mandatory Arbitration Clause & Limitation of Statutory Payment Bond Remedies
Bridgeline v. Linwood Construction, LLC et al.
Middlesex Superior Court
Successfully defended efforts by the defendant general contractor and surety company to compel arbitration of plaintiff subcontractor’s payment bond claim, which would have severely limited the subcontractor’s rights to full recovery. Instead, a six-figure settlement was obtained that compensated the subcontractor client for its full principal and interest, plus attorney’s fees.
Securing Creditor’s Rights in Bankruptcy Court
Weaver v. 89 Commercial Road, LLC
Worcester Superior Court
United States Bankruptcy Court (D. Mass)
Our client was awarded the full principal and interest due to him under a promissory note from the Chapter 11 debtor, following attachment of the debtor’s single asset in state court and the successful re-negotiation of the debtor’s Chapter 11 bankruptcy plan. Counsel successfully opposed several Chapter 11 plans that were proposed and which would have “crammed down” or otherwise reduced our client’s recovery.