Troubled Asset Solutions, LLC v. Wilcher
Troubled Asset Solutions, LLC v. Wilcher
Opinion of the Court
**399This case requires us to consider and apply the legal standard for the reformation of a contract to include a term that all parties had intended, but that one of the parties, by mistake, had failed to include in the written agreement. The trial court reformed the contract to include the term, finding that the mistake "was easily missed," and that the "evidence is clear that all parties intended" the term to be included. The Court of Appeals reversed, concluding that reformation is permissible only if the party seeking the remedy demonstrates that it was not "grossly negligent," and holding that the facts in this case did not meet that standard. Troubled Asset Solutions v. Wilcher ,
I. FACTUAL AND PROCEDURAL HISTORY
We take the facts from the pleadings and the trial court record.
The same three individuals that signed the promissory note also executed the critical *883document in this case: a deed of trust identifying more than a dozen separate parcels of land as collateral for the loan. The trust deed described the properties that would be subject to the trust and security for the loan as "SIERRA HEIGHTS, Klamath Falls, OR plus additional collateral in Keno, OR," and the record makes clear that the "Keno" property included Wilcher's residence, which he owned personally. The trust deed then listed the various lots that comprised the Sierra Heights development and also listed as "additional security" the properties owned personally by Wilcher, including the 15-acre property with his residence. Exhibit A to the trust deed contained metes and bounds descriptions of the properties that were collateral for the loan, including a legal description of the property with the residence. Other documents and testimony at trial confirm that the parties clearly intended that the loan be secured not only by the properties owned by Sierra, but also by properties owned individually by Wilcher, including the property with his residence. The signature block of the trust deed identifies, under the designation "Corporate or Partnership Grantors," "SIERRA DEVELOPMENT, LLC." Wilcher and his son signed on signature lines that set out their names and the designation "Member." Wilcher's son's wife also signed the deed of trust. Both the trust deed and the promissory note had been prepared by MEX.
The dispute in this case arises because, although the trust deed identifies the collateral as including the properties owned personally by Wilcher and contains legal descriptions of those properties, the only name that appears in the space labeled "GRANTOR" on the first page of the trust deed is Sierra. Wilcher, individually, is not identified as a "grantor" in the trust deed. After the loan went into default, TAS initiated foreclosure proceedings against one of the properties owned personally by Wilcher ("the property").
**401Following unsuccessful settlement efforts, Wilcher brought a quiet title action in Klamath County Circuit Court seeking a declaration that the trust deed did not grant any interest in the property to TAS. That action was later dismissed for improper venue. TAS then filed an action for forcible entry and detainer against Wilcher in Washington County Circuit Court, seeking to remove him from the property. Wilcher renewed his quiet title claim in a separate action in that court, and TAS filed a counterclaim seeking to reform the trust deed to add Wilcher, individually, as a grantor.
The two actions in Washington County were consolidated for trial, and the trial court ultimately entered a judgment granting TAS's claim for reformation and related relief. The trial court found that the parties to the loan transaction knew and intended that Wilcher's individually owned property, including his residence, would be subject to the trust deed and collateral for the loan. That property was listed as collateral in the trust deed and also in the promissory note, which, as noted, Wilcher had signed both individually and as a member of Sierra. The trial court also found that the error in the trust deed in failing to list Wilcher individually as a "grantor" was "easily missed." The trial court further observed that, because some of the claims before it were equitable in nature, it was required to do what was "fair." It also found that, since signing the deed, and prior to the present litigation, Wilcher had consistently behaved as though the property was encumbered. The trial court ordered reformation of the trust deed to include Wilcher, individually, as a grantor of the property.
On appeal, Wilcher asked the Court of Appeals to review the record de novo and argued that the trial court had erred in reforming the trust deed, because TAS had **402failed to prove any of the elements necessary for reformation. He also raised several other assignments of error. The Court of *884Appeals denied the request for de novo review, but nevertheless agreed with Wilcher that the trial court had erred in reforming the trust deed. Troubled Asset Solutions ,
II. ANALYSIS
On review, TAS makes two related arguments. First TAS asserts that the Court of Appeals erred in articulating and applying the "gross negligence" requirement to the facts here by failing to consider, as part of that determination, whether the balance of equities, including prejudice to either party, favors reformation. TAS argues that this **403court's cases always have interpreted the gross negligence element of the reformation test to include consideration of broader equitable principles, and that Court of Appeals erred by departing from those cases here, as well as by failing to credit the trial court's express and implicit findings that demonstrated the absence of gross negligence on the part of MEX. Second, TAS argues that this court should clarify and restate (if not rename) the "gross negligence" standard, consistent with this court's cases on contract reformation and the Restatement (Second) of Contracts , to emphasize underlying equitable principles, including the presence or absence of prejudice, good faith, and unjust enrichment.
Wilcher responds that "gross negligence" has been adequately defined by the Oregon courts to mean "heightened negligence" and that it does not incorporate other equitable principles. Wilcher asserts that while a party to a transaction is not grossly negligent for failing to read a document, "a party is grossly negligent and reformation will be barred if it fails to obtain information readily available; thus, a party must take reasonable measures to be informed." (Emphasis in Wilcher's brief in this court.) He argues that the Court of Appeals correctly applied the "gross negligence" standard to the facts of this case. He also argues that the trial court found neither an antecedent agreement or a mutual mistake, and that the record would not support such findings.
As we will explain, although Wilcher is not necessarily inaccurate in quoting some of the formulations of the "gross negligence" requirement, he advances a cramped and abstract interpretation of that requirement that is inconsistent with our case law. We conclude that the Court of Appeals erred as a matter of law in its application of that standard by focusing only on the conduct of MEX and its agents and by failing to consider the equities of the case, notably whether anyone would be prejudiced by reformation of the contract. We also agree with TAS that it is appropriate to reconsider the utility of the *885"gross negligence" standard, which we do below.
We begin by revisiting the Court of Appeals' decision and the applicable standard of review. As the Court of Appeals noted, having declined Wilcher's request for de novo review, the court was left to review the trial court's factual findings "to determine whether there is any evidence in the record to support them, and its legal conclusions for legal error." Troubled Asset Solutions ,
"[W]e are bound by the court's factual findings as long as the record contains evidence that supports those findings. To the extent that the trial court did not explicitly state its factual findings, we assume that it found facts consistent with its conclusion (assuming, again, that the evidence in the record would support such findings)."
Crimson Trace Corp. v. Davis Wright Tremaine LLP ,
**405Before turning to the central dispute between the parties over the meaning and application of the gross negligence standard, however, we briefly address the two other elements that a party must prove to obtain reformation of a contract: antecedent agreement and mistake. Although the Court of Appeals did not decide those issues, Wilcher briefed them in this court and they are intertwined with the gross negligence issue, so in the interest of judicial and litigant economy we will consider them. The trial court found that there was an antecedent agreement that the property owned by Wilcher personally and described in the trust deed, including the parcel with Wilcher's residence, was intended by the parties to be collateral for the loan and that the parties intended Wilcher, personally, to be named as a grantor in the trust deed. It also found that the failure to include Wilcher as a grantor in that document was a mistake that no party caught-indeed, that Wilcher had been under the impression that he was signing the trust deed in his personal capacity. Although Wilcher argues that there was no evidence to support those findings, we disagree-the trial court's findings on those elements, discussed throughout this opinion, were amply supported by the record and must be upheld under the applicable standard of review. This was a classic example of a mutual mistake, where the written document failed accurately to express the agreement of the parties.
*886B. The Court of Appeals' Determination of Gross Negligence
The Court of Appeals recognized that the term "gross negligence," at least as used in the contract reformation context, is "not well-defined," that it requires consideration of all the facts to determine whether the party seeking **406reformation is entitled to relief, based on the equities, and that in order to bar equitable relief, a party's conduct " 'must go beyond mere oversight, inadvertence, or mistake and, instead, must amount to a degree of inattention that is inexcusable under the circumstance.' " Troubled Asset Solutions ,
The crux of the Court of Appeals' legal conclusion was its agreement with Wilcher's argument that MEX, TAS's predecessor in interest, "had access to all of the information necessary to avoid its mistake, and its failure to obtain or utilize that information constituted gross negligence." Troubled Asset Solutions ,
The Court of Appeals essentially viewed as dispositive MEX's conduct in making a drafting error regarding an important contract term when it had "access to all of the information necessary to avoid the mistake."
C. The Gross Negligence Standard
This court first used the term "gross negligence" in connection with contract reformation by courts of equity in Lewis v. Lewis ,
"[T]he class of cases wherein courts of equity interfere to correct mistakes are said to be those where the mistake is of so fundamental a character that the minds of the parties have never in fact met, or where an unconscionable advantage has been gained by mere mistake or misapprehension, and there was no gross negligence on the part of the plaintiff either in falling into error or in not sooner claiming redress, and no intervening rights have accrued, and the parties may still be placed in statu quo. But even in cases like these it is said that equity will interfere in its discretion, in order to prevent intolerable injustice. The prevention of intolerable injustice appears to be the cause which, according to this authority, impels the court to grant relief."
**408(Emphasis in original; citation omitted.) We emphasized the importance of the absence or presence of prejudice as part of the absence of gross negligence requirement in contract reformation in another early case, Powell v. Heisler ,
Other reformation cases similarly have highlighted the importance of whether the other party to the transaction or a third party would be prejudiced by reformation. In Wolfgang v. Henry Thiele Catering Co. ,
The clearest application of that principle is found in Edwards Farms v. Smith Canning Co. ,
Unsurprisingly, the plaintiff argued that reformation was barred by the defendant's gross negligence in preparing the contract.
Those cases teach that whether a party's mistake is so inexcusable as to constitute "gross negligence" and thus **410to bar reformation is not simply a matter of the level of carelessness of the party now seeking reformation, as the addition of the adjective "gross" to the noun "negligence" might otherwise suggest. Contrary to Wilcher's contention, gross negligence does not simply mean "heightened negligence." Rather, whether the error is "inexcusable" and can constitute gross negligence will depend in substantial part on the equities, including whether the parties acted in good faith and whether the other party to the contract or an innocent third party, such as bona fide purchaser, will be prejudiced. And that approach is consistent with other authorities. Indeed, the Restatement (Second) of Contracts section 157 eschews the term gross negligence as "not well defined." Restatement (Second) of Contracts § 157 comment a (1979). Instead, in discussing "the effect of fault of [the] party seeking relief" when a written contract mistakenly fails to express the actual agreement of the parties, the Restatement focuses on good faith:
"A mistaken party's fault in failing to know or discover the facts before making the contract does not bar him from avoidance or reformation *** unless his fault amounts to a failure to act in good faith and in accordance with reasonable standards of fair dealing."
"[T]he determination of 'gross negligence' is ultimately grounded in the equitable principles underlying reformation. So understood, 'gross negligence' in this context connotes the result of a balancing of equities ***."
**411D. Application of the Gross Negligence Test
Having reviewed some of the key cases explaining and applying the "gross negligence" element of the equitable remedy of contract reformation, we return to the Court of Appeals' decision in this case. As discussed earlier, that court relied heavily on *889the fact that MEX had access to the information necessary to avoid the mistake and yet failed to do so. But that fact merely indicates that MEX may have been negligent. Our cases from 1874 to the present stress the importance of considering whether reformation would prejudice the other party to the transaction or a third party, as well as whether other equities may favor one party or the other. Yet nothing in the Court of Appeals' opinion suggests that it gave any consideration to prejudice or to other equitable principles. That was legal error.
Aside from the general requirement that prejudice and other equitable matters be considered, cases from this court are directly responsive to specific arguments that Wilcher raises. It is certainly true, for example, that the fact that a party has the "information available" to avoid a drafting mistake, yet still makes the mistake, is relevant to determining whether the mistake is excusable or not. Yet Wilcher effectively argues that that fact is a defense to a reformation action-a position that this court explicitly rejected over 130 years ago. In Powell , the party seeking to avoid reformation argued that "if [the party seeking reformation] possessed the means of information, or by the exercise of reasonable diligence could have obtained the knowledge, the court will not relieve him."
**412The Court of Appeals also emphasized that "MEX employees drafted and then executed the trust deed without ensuring the accuracy of a crucial term in the document * * *." Troubled Asset Solutions ,
Neither the fact that MEX had the "information available to it" nor the fact that it drafted the trust deed-or anything else identified in the Court of Appeals' opinion or by either party-suggests that the failure to identify Wilcher as a grantor in the trust deed was anything other than a careless mistake, of the type that we never have found to bar reformation absent prejudice to the other party. The Court of Appeals quoted and relied on its decision in Murray v. Laugsand ,
Conversely, the Court of Appeals rejected TAS's argument that, because the MEX employees who handled the transaction "were highly qualified, they necessarily used 'reasonable care to prepare the loan documents properly.' " Troubled Asset Solutions ,
Combined with the Court of Appeals' suggestion that a party responsible for a drafting error will find it difficult to prove lack of gross negligence, the court's comments on using qualified personnel suggest that it would view any substantive mistake by the party that prepared the documents, or an agent acting on that party's behalf, as likely to constitute gross negligence attributable to that party. Such a standard would dramatically alter the landscape of contract reformation by collapsing gross negligence into ordinary negligence, as well as explicitly jettisoning the prejudice and equitable considerations inquiry that we have discussed at length above. That would eliminate many cases where reformation is appropriate, because the party must first show mistake-and mistake usually presupposes negligence of some kind, which would doom the reformation action at the outset. See Restatement § 157 comment a ("The mere fact that a mistaken party could have avoided the mistake by the exercise of reasonable care does not preclude * * * reformation * * *. Indeed, since a party can often avoid a mistake by the exercise of such care, the availability of relief would be severely circumscribed if he were to be barred by his negligence.").
Finally, the Court of Appeals dismissed the trial court's statement that the "mistake was easily missed," stating that the trial court otherwise "made no explicit findings regarding whether MEX was grossly negligent in drafting the trust deed ***."
E. Reconsideration of the Gross Negligence Standard
As we noted at the outset, TAS urges us to abandon the term "gross negligence" because it is not helpful in determining the kind of conduct that will preclude a party from obtaining equitable relief through the reformation of a contract to reflect the parties' actual agreement. TAS points to the Restatement (Second) of Contracts , which replaces the concept of gross negligence with considerations of good faith and fair dealing.
Wilcher responds that the Restatement approach appears to inject standards regarding "good faith" and "fair dealing," which are used in the Uniform Commercial Code § 1-203 but have never been part of Oregon reformation cases. It is true that the Oregon cases have used terms such as "prejudice," "injustice," and "unclean hands," rather than **416"good faith" and "fair dealing," but there is certainly overlap in the concepts, and the broad principles of equity can include assessment of the mental states of the parties and the overall fairness of their dealings with one another.
Although we see little wrong with the considerations identified in the Restatement- and we agree with TAS and the Court of Appeals that "gross negligence" is "not well defined"-we decline to reject all use of the term that we first used in 1874. Our cases always have read that term to incorporate the consideration of the equities of reforming a contract, including whether reformation would cause prejudice to the other party to the contract or to an innocent third party. And our cases also have examined the specific circumstances related to the contract-the parties' knowledge, intent, and reliance, among the myriad of other details that will help a court balance the equities. Imperfect as the term "gross negligence" may be, understood as we have applied it here and in cases going back more than a century, we believe it is sufficient to guide courts of equity in determining whether reformation is appropriate in a given case. Accordingly, we decline to eliminate that standard in favor of the Restatement approach, although we doubt that there would be many cases decided differently under the two standards.
III. CONCLUSION
We return to the facts and to the trial court's decision. The record supports the trial court's conclusion that the trust deed should be reformed to include Wilcher, personally, as a grantor, as to the properties *892identified in the trust deed that he personally owned. Evidence in the record supports the trial court's explicit and implicit factual findings of the requirements for reformation of a contract: antecedent agreement, mutual mistake, and absence of gross negligence. Both parties understood and agreed that Wilcher's personal properties were part of the collateral for the loan to Sierra; the trust deed contained a mutual mistake in that it did not include him, personally, as a grantor. The mistake "was easily missed," and the record indicates no fraud, misrepresentation, or other improper conduct by either party leading up to the preparation of the documents or the **417closing of the transaction.
On appeal, the Court of Appeals declined to review the case de novo. It nevertheless reversed the trial court, determining that MEX had the information it needed to avoid the drafting error that it made and was not under any time constraints. In contrast to the trial court, however, the Court of Appeals failed to consider the equities, as required by our cases that set out the absence of gross negligence requirement. Such consideration would have identified the lack of prejudice to Wilcher if the trust deed was reformed and the harm to MEX's successor in interest, TAS, if the trust deed was not reformed. That was legal error. On this record, and under the appropriate standard of review, we affirm the trial court's ruling that the elements of reformation were satisfied, such that it was appropriate for the trial court to reform the trust deed to include Wilcher as a grantor of the property that he owned personally that is identified in the trust deed.
Because the Court of Appeals reversed the trial court's decision reforming the trust deed, it did not address other assignments of error asserted by Wilcher. We remand to that court to consider those assignments of error in the first instance.
The decision of the Court of Appeals is reversed in part. The case is remanded to the Court of Appeals for further proceedings.
The parties review the facts in detail, as did the courts below, from the execution of the relevant documents to post-foreclosure settlement efforts. We set out only the facts necessary to reach the legal questions we resolve in this opinion.
The "15 (+/-) acre property," which is the subject of this dispute, consists of three separate parcels-one parcel with Wilcher's residence and two adjoining parcels.
The trial court also made findings of fact as to the conduct of the parties after Sierra defaulted on loan, including that Wilcher had waived any claim that his individually owned property was not subject to the trust deed, that he was estopped from asserting that TAS was not entitled to foreclose on that property, and that he was not credible. Because we conclude that TAS proved that MEX was not grossly negligent when it prepared the trust deed that mistakenly omitted Wilcher's name as a grantor, we need not rely on the trial court's conclusions regarding waiver, estoppel, or other legal theories.
A&T Siding, Inc. accurately summarized the reformation standard articulated in earlier cases. However, that case did not address, explain, or apply the "gross negligence" requirement because the issue there was a mistake about the legal effect of a contract term, as to which the "equitable remedy of reformation is not available."
In this opinion, we use the term "gross negligence" in the specialized way the term has been used by courts of equity to identify one element in contract reformation cases: specifically, to determine when a party's fault will bar equitable relief. We recognize that the term sometimes is used in tort law, and it is included in ORS 30.115, Oregon's statute granting "guest passenger" immunity. See State v. Gutierrez-Medina ,
Williston makes the point directly:
"If by mistake of the parties some part of what was agreed upon is omitted from the writing, then it is not, in truth, the parties' contract. To enforce such an incomplete contract would be to disappoint the parties and to miscarry them into a conclusion neither contemplated and into which neither would have wittingly entered."
Richard A. Lord, 27 Williston on Contracts § 70.49, 352-53 (4th ed. 2003). Williston goes on to say that "[s]uch a contract may be reformed to express the actual agreement * * *."
One passing reference in the Court of Appeals opinion could be read as suggesting that Wilson was aware of the mistake before the documents were signed: "Wilson testified that he was not alarmed by the mistake in the trust deed *** because he assumed that the title company in Klamath Falls would read over the documents and catch any errors before closing." Troubled Asset Solutions ,
We recognize that, in considering whether there has been negligence in drafting a contract, a wide range of individuals might be responsible. There might have been negligence on the part of the employee asked to prepare the contract; a supervisor may have been negligent in hiring or training or in delegating the drafting to the employee; or an employee may have failed to exercise reasonable care in selecting an independent party-a lawyer or real estate professional-to prepare the documents. Here, the documents were prepared by agents of MEX, a party to the transaction, and no one disputes that MEX was responsible for their preparation.
The Restatement adds the critical caveat that the duty of good faith and fair dealing "extends only to the performance and enforcement of the contract and does not apply to the negotiation stage prior to the formation of the contract. *** During the negotiation stage each party is held to a degree of responsibility appropriate to the justifiable expectations of the other." Restatement § 157 comment a.
As noted earlier, the trial court made certain findings adverse to Wilcher based on conduct after the loan went into default, but we do not rely on those findings here. Wilcher also asserts that TAS engaged in improper conduct after default, by foreclosing prior to reforming the trust deed and by arguing for reformation during eviction proceedings. To the extent those assertions relate to the reformation of the trust deed, we find them unpersuasive or irrelevant. To the extent they may relate to other assignments of error raised by Wilcher in the Court of Appeals and that may be addressed by that court on remand, we express no opinion regarding them.
Reference
- Full Case Name
- TROUBLED ASSET SOLUTIONS, LLC, in its capacity as Receiver for The Mortgage Exchange, Inc., pending in Washington County Circuit Court Case No. C112822CV, on Review v. Eddie WILCHER, and All Occupants, on Review. Eddie Wilcher, on Review v. Troubled Asset Solutions, LLC, in its capacity as Receiver for The Mortgage Exchange, Inc., pending in Washington County Circuit Court Case No. C112822CV, on Review.
- Cited By
- 7 cases
- Status
- Published