Federal Circuits, 1st Cir. (February 02, 1996)
Docket number: 95-1682
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Glen Banks, with whom Steven C. Koppell and Fulbright & Jaworski, LLP, New York City, were on brief, for appellant.
Joseph L. Kociubes, with whom Mark W. Batten and Bingham, Dana & Gould, Boston, MA, were on brief, for appellees.SELYA, Circuit Judge, BOWNES, Senior Circuit Judge, and CYR, Circuit Judge.CYR, Circuit Judge.Plaintiff Den norske Bank AS ("Den norske") appeals from a district court order granting summary judgment to defendant First National Bank of Boston ("First National")1 on its claims for breach of contract and breach of fiduciary duty. We vacate the judgment.* BACKGROUNDIn 1985, First National loaned $43.2 million to Glades Roads Associates ("Glades Roads") to construct an office building in Florida, and took a first mortgage on the Project. In 1986, appellant Den norske entered into a Loan Participation Agreement ("Agreement")2 with First National. Den norske purchased approximately 17% (or $7.5 million) of the Glades Roads loan. First National retained an 83% interest in the loan, and served as "Principal"--the party charged with administering the loan. The Agreement also provided, in pertinent part:11. Approval of Principal's Actions. Principal [First National] agrees that it shall not without prior written agreement by all Participants: (1) reduce the amount of the Loan principal or interest payments; (2) reduce the Loan interest rate; (3) postpone for a period of more than 60 days any due date for payment of the Loan principal; (4) release or subordinate any of the collateral or waive any claim against any guarantor or person who may be secondarily liable who would have a material, adverse effect on the collection and enforcement of the Loan or the Loan documents; (5) suspend the accrual of Loan interest.In other matters concerning the routine administration of the loan, [First National] agrees not to deviate from the Loan Documents unless the majority (dollars outstanding) of the lending institutions agree to the change provided [First National] is in the majority. In all cases where a consensus cannot be reached on matters of administration that is acceptable to [First National], [First National] agrees to adhere to the Loan Documents.In all cases pertaining to default, [First National ] agrees to adhere to [Section ] 13.....13. Loan Default Procedures. [First National] and Participants agree that in case of default, courses of action will be agreed to by a majority (dollars outstanding) of the lending institutions providing [First National] is in the majority. In cases where a consensus cannot be reached on matters pertaining to default that is acceptable to [First National], then [First National] agrees to adhere to the Loan Documents for all appropriate remedies.... (Emphasis added.)In July 1991, Glades Roads defaulted on the note. At the time of the default, First National still held its 83% interest in the note; Den norske 17%. First National invoked the acceleration clause, made demand for the entire outstanding loan principal and accrued interest, then commenced foreclosure proceedings. In September 1991, however, First National asked Ernst & Young to evaluate the comparative benefit to First National of (i) an immediate foreclosure and (ii) a negotiated loan restructuring agreement whereby Glades Roads would make an immediate payment of $8 million and a five-year balloon payment of $17 million, and First National in turn would "forgive" $9.6 million. Valuing the Glades Roads project at $24.7 million, Ernst & Young recommended restructuring rather than foreclosure. Den norske, believing that the Project was worth far more, preferred to foreclose, hold the property for five years, and collect rental income. First National rejected the Den norske proposal and opted for its own five-year restructuring plan.In 1992, Den norske brought this diversity action against First National in federal district court, alleging that First National's failure to obtain "prior written agreement by all Participants" with the Glades Roads loan forgiveness arrangement, pursuant to § 11 of the Agreement, supra pp. 2-3, constituted breach of contract, breach of fiduciary duty, and an unfair trade practice. The district court initially denied cross-motions for summary judgment, finding §§ 11 and 13 of the Agreement ambiguous. Den Norske Bank AS v. First Nat'l Bank of Boston, 838 F.Supp. 19 (D.Mass.1993).3Following discovery, however, the court reconsidered, eventually awarding summary judgment to defendant First National on the remaining Den norske claims. Den Norske Bank AS v. First Nat'l Bank of Boston, No. 92-11294-NMG, 1993 WL 773796 (D.Mass. May 24, 1995). The court concluded that § 11 unambiguously entitled Den norske to veto a loan forgiveness only in the pre-default stage of "routine" loan administration, but that § 13 gave First National the right to choose any "course of action" thereafter. Id. at * 3. The court ruled also that even if the Agreement were determined ambiguous, Den norske's extrinsic evidence was insufficient to support a rational inference that the parties intended to give Den norske a post-default veto. Id. at * 4 ("The extrinsic evidence submitted by the plaintiff is unpersuasive and does not create an ambiguity or a genuine issue of material fact.").IIDISCUSSIONDen norske presents a two-part challenge to the summary judgment ruling. First, it contends that proper contract interpretation requires summary judgment against First National because § 11 unambiguously ordains that First National cannot unilaterally "reduce the amount of the [Glades Road] Loan principal" under any circumstances, including the borrower's default, and no provision in § 13 countermands the specific prohibition in § 11. Second, even assuming §§ 11 and 13 were ambiguous or inconsistent, Den norske's extrinsic evidence raises genuine factual disputes--as to whether the contracting parties intended to afford Den norske a unilateral veto over any post-default loan forgiveness [hereinafter: "veto"]--which cannot be resolved at summary judgment.A. Applicable State LawInterpretation of the Agreement is governed by Massachusetts law. See Agreement § 22. Normally, contract interpretation is a question of law for the court. Fairfield 274-278 Clarendon Trust v. Dwek, 970 F.2d 990, 993 (1st Cir.1992); Freelander v. G. & K. Realty Corp., 357 Mass. 512, 258 N.E.2d 786, 788 (1970). Should the court find the contract language unambiguous, we interpret it according to its plain terms. See Dwek, 970 F.2d at 993; Hiller v. Submarine Signal Co., 325 Mass. 546, 91 N.E.2d 667, 669-70 (1950).If, however, the contract language is ambiguous, on its face or as applied, contract meaning normally becomes a matter for the factfinder. See Dwek, 970 F.2d at 993; Freelander, 258 N.E.2d at 788. Although not admissible either to contradict or alter express terms, extrinsic evidence is admissible to assist the factfinder in ascertaining the intent of the parties as imperfectly expressed in ambiguous contract language. See Robert Indus., Inc. v. Spence, 362 Mass. 751, 291 N.E.2d 407, 410 (1973). In descending order of importance, extrinsic evidence may include: (1) the parties' negotiations on the particular loan, see Merrimack Valley Nat'l Bank v. Baird, 372 Mass. 721, 363 N.E.2d 688, 690 (1977); Charles River Mortgage Co. v. Baptist Home of Mass., 36 Mass.App.Ct. 277, 630 N.E.2d 304, 306, review denied, 418 Mass. 1101, 636 N.E.2d 278 (1994); (2) their course of performance, see Affiliated FM Ins. Co. v. Constitution Reins. Corp., 416 Mass. 839, 626 N.E.2d 878, 882 n. 10 (1994) (citing Restatement (Second) of Contracts § 203(b) (1981)); (3) their prior course of dealing, see id.; and (4) trade usage in the relevant (viz., banking) industry, see id. at 881-82 (citing Restatement § 222 cmt. b (1981); A.J. Cunningham Packing Corp. v. Florence Beef Co., 785 F.2d 348, 351 (1st Cir.1986)); Baccari v. B. Perini & Sons, Inc., 293 Mass. 297, 199 N.E. 912, 915-16 (1936); see also Jamesbury Corp. v. Worcester Valve Co., 443 F.2d 205, 210 (1st Cir.1971) (citing 3 Arthur L. Corbin, Corbin on Contracts § 542, at 108 (1970)).B. Standard of ReviewWe examine a grant of summary judgment de novo, with a view to whether there is a "genuine issue as to any material fact and ... the moving party is entitled to a judgment as a matter of law." Fed.R.Civ.P. 56(c); see Byrd v. Ronayne, 61 F.3d 1026, 1030 (1st Cir.1995). Once the moving party (First National) makes this showing, the party bearing the ultimate burden of proof (Den norske) cannot rest on mere allegations, but must proffer sufficient competent evidence upon which a rational trier of fact could find in its favor. See, e.g., Milton v. Van Dorn Co., 961 F.2d 965, 969 (1st Cir.1992) (citing Anderson v. Liberty Lobby, Inc., 477 U.S. 242, 249, 106 S.Ct. 2505, 2510-11, 91 L.Ed.2d 202 (1986)); see also Celotex Corp. v. Catrett, 477 U.S. 317, 322, 106 S.Ct. 2548, 2552, 91 L.Ed.2d 265 (1986). " '[A]n argument between parties about the meaning of a[n] [ambiguous] contract is typically an argument about a "material fact," ' " and summary judgment is normally unwarranted unless " 'the [extrinsic] evidence presented about the parties' intended meaning [is] so one-sided that no reasonable person could decide [to] the contrary.' " Allen v. Adage, Inc., 967 F.2d 695, 698 (1st Cir.1992) (quoting Boston Five Cents Sav. Bank v. Secretary of Dep't of HUD, 768 F.2d 5, 8 (1st Cir.1985)); Blanchard v. Peerless Ins. Co., 958 F.2d 483, 491 (1st Cir.1991) (same). Nonetheless, we must resolve all genuine factual disputes, and any competing rational inferences, in the light most favorable to Den norske, the party against whom summary judgment entered. See Byrd, 61 F.3d at 1030.C. Interpretation of Participation Agreement1. Contract AmbiguityThe district court found that the Agreement unambiguously afforded First National, qua majority participant, the unilateral right to forgive principal on post-default loans. Den Norske Bank AS, 1993 WL 773796, at * 3. The court reasoned that the prohibition against debt forgiveness in § 11, p 1, applies only to pre-default loans. See supra Section I. Section 11, p 2, of the Agreement refers to "other matters concerning the routine administration of the loan." (Emphasis added.) The phrase "other matters" suggests that p 2 is residual; that is, p 1 describes all other "matters" relating to "routine" loan administration not described in p 2. By definition, post-default administration of a loan is not "routine," and therefore cannot be governed by § 11. We do not agree.First, though the district court drew a perfectly plausible inference from the contract language, we do not think it can be considered the only reasonable inference. For one thing, the § 11 caption states "Approval of Principal's Actions," not "Approval of Principal's Pre-default Actions." The district court implicitly assumed that the phrase "concerning the routine administration of the loan," in p 2, stood in apposition to the term "matters," whereas it is as faithfully understood to refer to the phrase "other matters." In other words, § 11, p 2, can be construed to suggest that § 11, p 1, adverts to "other matters" (i.e., actions taken by the lead bank) of such overriding importance to minority participants as to preclude their characterization as "routine" matters.Next, if the contracting parties intended to supplant, in its entirety, the § 11 definition of the parties' rights and obligations upon the occurrence of a borrower default, § 11, p 3, is oddly couched. For instance, § 11, p 3, does not say: "In the event of default, the parties agree that loan administration will be governed (or controlled ) by Section 13." Rather, the choice of language is more inscrutable: "In all cases pertaining to default, [First National ] agrees to adhere to Paragraph 13." (Emphasis added.) This language lends conspicuous ambiguity in at least two significant respects. First, ostensibly it imposes a contractual obligation (i.e., "adherence") upon First National alone, and not on Den Norske. It suggests that though § 13 imposed additional obligations on First National, see, e.g., Agreement § 13 (noting that, if the majority of participants cannot reach a consensus, First National, qua Principal, must "adhere" to loan documents in selecting "appropriate remedies"), it was not intended to supplant any Den norske contractual right already enumerated in § 11. And, at least arguably, the broad-based caption to § 11--"Approval of Principal's Actions "--intimates that Den norske's unconditional right of veto extends to matters embraced by the phrase "courses of action " in § 13. Second, unlike "govern" and "control," the verb "adhere" cannot be read to rule out the possibility that § 13 merely supplements § 11 and does not displace it as the only provision defining the parties' contractual rights and obligations in the post-default period.First National counters that Den norske's alternate interpretation would render § 13 a virtual nullity, see Merchants Nat'l Bank v. Stone, 296 Mass. 243, 5 N.E.2d 430, 433 (1936) (noting that, where possible, no part of contract should be deemed superfluous),4 since it would preclude First National from pursuing some otherwise appropriate "courses of action" following a default by the borrower. On the contrary, though Den norske's interpretation may limit First National's post-default prerogatives under § 13, clearly it does not render § 13 wholly superfluous. So construed, section 13 still would reserve considerable decisional latitude to the lead bank, permitting First National to choose any post-default "course of action," even an innovative one not specifically described in the loan documents, as long as it did not choose a course of action (e.g., unilateral loan principal forgiveness) expressly prohibited under § 11, p 1.First National next argues that its interpretation represents the only "common sense" reading of the Agreement that comports with the economic realities underlying loan participation agreements, which are by their very nature risk-spreading financial arrangements. Thus, a lead bank (at least one which remains the majority participant) retains a much greater financial stake in maximizing loan recoveries than do the minority participants. Consequently, upon a default a minority participant should not be able to take unfair advantage of the majority participant by invoking a veto, thereby forcing the majority either to take a "course of action" it deems inappropriate, or to buy out the minority participant's share at a premium. See, e.g., First Nat'l Bank of Louisville v. Continental Ill. Nat'l Bank & Trust Co. of Chicago, 933 F.2d 466, 470 (7th Cir.1991) ("The banks that had financed five-sixths of the loan thought it in their best interest not to call the loan, despite the borrower's default. Given that decision, it was in [the minority participant's] interest to play dog in the manger...."); see also Carondelet Sav. & Loan Ass'n v. Citizens Sav. & Loan Ass'n, 604 F.2d 464 (7th Cir.1979); Mark Twain Bank v. Continental Bank, N.A., 817 F.Supp. 792 (E.D.Mo.1993).The "economic realities" driving participation agreements vary too widely in individual cases to control the "four corners" analysis of the Agreement in this case.5 As with all contracting parties, "each bank [negotiating a participation agreement] wants to preserve, so far as possible, its freedom of action," First Nat'l Bank of Louisville, 933 F.2d at 470 (emphasis added), yet this intuition is tempered by its assessment as to the financial benefits which would accrue in the event a mutually acceptable "compromise" agreement can be achieved. For example, lead banks utilize participation agreements (1) to spread credit risks by diversifying their loan portfolios, see Banco Espanol de Credito v. Security Pac. Nat'l Bank, 973 F.2d 51, 53 (2d Cir.1992), cert. denied, --- U.S. ----, 113 S.Ct. 2992, 125 L.Ed.2d 687 (1993); W.C. Lott, et al., Structuring Multiple Lender Transactions, 112 Banking L.J. 734 (1995); Note, Bankruptcy and the U.C.C. as Applied to Securitization, 73 B.U.L.Rev. 873 (1993); (2) to avoid regulatory lending limits, see, e.g.,Try vLex for FREE for 3 days
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