Lenbro Holding Inc. v. Simon Falic ( 2013 )


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  •                     Case: 12-11789         Date Filed: 01/16/2013   Page: 1 of 8
    [DO NOT PUBLISH]
    IN THE UNITED STATES COURT OF APPEALS
    FOR THE ELEVENTH CIRCUIT
    ________________________
    No. 12-11789
    Non-Argument Calendar
    ________________________
    D.C. Docket No. 1:11-cv-22799-JLK
    LENBRO HOLDING INC.,
    llllllllllllllllllllllllllllllllllllllll                                   Plaintiff-Appellant,
    versus
    SIMON FALIC,
    llllllllllllllllllllllllllllllllllllllll                                 Defendant-Appellee.
    ________________________
    Appeal from the United States District Court
    for the Southern District of Florida
    ________________________
    (January 16, 2013)
    Before CARNES, WILSON and BLACK, Circuit Judges.
    PER CURIAM:
    Case: 12-11789      Date Filed: 01/16/2013      Page: 2 of 8
    Lenbro Holding, Inc. (Lenbro) appeals the district court’s dismissal of its
    Amended Complaint with prejudice for failure to state a claim, pursuant to Federal
    Rule of Civil Procedure 12(b)(6). Lenbro asserts the district court erred in: (1)
    finding as a matter of law that the Personal Guaranty and Consulting Agreements
    could not be read together to satisfy the statute of frauds because they were
    executed eight days apart, (2) refusing to consider allegations in the Amended
    Complaint as to the parties’ intent on the basis such allegations were conclusory,
    and (3) refusing to consider allegations in the Amended Complaint as to the
    parties’ intent on the basis those allegations constituted inadmissible parol
    evidence. After review, 1 we reverse and remand for further proceedings.
    I. BACKGROUND
    On September 30, 2005, Lenbro entered into Consulting Agreements with
    two corporations owned by Simon Falic (Falic) and his two brothers, Leon Falic
    and Jerome Falic. Both Consulting Agreements were signed by Leon Falic on
    behalf of the two corporations, Urban Decay Cosmetics, LLC (Urban Decay) and
    Christian Lacroix SNC (Lacroix), respectively. Under the Consulting Agreements,
    Lacroix and Urban Decay each agreed to pay $4,000,000.00 to Lenbro over several
    quarterly installments. Lenbro alleges that on September 22, 2005, eight days prior
    to the execution of the Consulting Agreements, Falic signed a Personal Guaranty in
    1
    We review the dismissal of Lenbro’s Amended Complaint for failure to state a claim
    pursuant to Rule 12(b)(6) de novo. See Rosenberg v. Gould, 
    554 F.3d 962
    , 965 (11th Cir. 2009).
    2
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    which he personally assumed liability for the payment of the consulting fees to
    Lenbro under the terms of the two Consulting Agreements.
    On November 3, 2011, Lenbro filed an Amended Complaint against Falic
    seeking $7,775,000.00 in damages for breach of contract under the Personal
    Guaranty. On March 1, 2012, the district court granted Falic’s motion to dismiss
    with prejudice, finding the Personal Guaranty failed to satisfy the statute of frauds.
    Lenbro timely appeals the dismissal.
    II. DISCUSSION
    A. Whether the Personal Guaranty and Consulting Agreements could be read
    together
    Lenbro first contends the district court erred by finding the Personal
    Guaranty and Consulting Agreements could not be read together to establish
    consideration satisfying the statute of frauds because they were executed eight days
    apart. Lenbro argues the Personal Guaranty was executed in connection with the
    Consulting Agreements, thus alleviating the necessity of finding independent
    consideration.
    In Florida, a guaranty executed independently of the principal contract must
    be supported by separate consideration. Texaco, Inc. v. Giltak Corp., 
    492 So. 2d 812
    , 814 (Fla. 1st DCA 1986). Florida courts have carved out a limited exception
    to this rule where the principal and guaranty contracts are executed as part of the
    same transaction. See id.; see also von Dunser v. Se. First Nat’l Bank of Miami,
    3
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    367 So. 2d 1094
    , 1095 (Fla. 3d DCA 1979). However, Florida courts have limited
    this exception to apply only where the principal and guaranty contracts are, or
    should have been, executed at the same time. See Texaco, 492 So. 2d at 814
    (noting personal guaranty was executed “[a]t about the same time” as the primary
    contract); Barnett Bank of S. Fla., N.A. v. University Gynecological Assocs., Inc.,
    
    638 So. 2d 595
    , 595 (Fla. 4th DCA 1994) (finding guaranty executed two months
    after original contract needed no additional consideration where guaranty was “a
    condition of the making of the original loan” and was supposed to have been
    executed “at the same time” as the original agreement); Gordon v. Corporate Ins.
    Services, Inc., 
    374 So. 2d 603
    , 604 (Fla. 3rd DCA 1979) (“Where . . . the guaranty
    is entered into at the time of the creation of the principal obligation . . . the same
    consideration for the principal debt suffices for the contract of guaranty.”).
    The Consulting Agreements and the Personal Guaranty were not executed at
    the same time, as Lenbro admits the Personal Guaranty was signed eight days prior
    to the contract. Moreover, Lenbro has not alleged the Personal Guaranty and
    Consulting Agreements were supposed to have been executed at the same time.
    Therefore, the district court did not err in finding that, as a matter of law, the
    Personal Guaranty and Consulting Agreements could not be read together to
    establish consideration satisfying the statute of frauds because they were executed
    eight days apart.
    4
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    B. Whether the allegations in the Amended Complaint were conclusory
    Lenbro contends the district court erred in refusing to consider the
    allegations in the Amended Complaint as to the parties’ state of mind on the basis
    that such allegations were “conclusory” and therefore not entitled to a presumption
    of truth. Following the Supreme Court’s approach in Ashcroft v. Iqbal, 
    129 S. Ct. 1937
    , 1949 (2009), the Eleventh Circuit has suggested that, when considering a
    motion to dismiss, courts: “(1) eliminate any allegations in the complaint that are
    merely legal conclusions; and (2) where there are well-pleaded factual allegations,
    assume their veracity and then determine whether they plausibly give rise to an
    entitlement to relief.” Am. Dental Ass'n v. Cigna Corp., 
    605 F.3d 1283
    , 1290 (11th
    Cir. 2010) (quotations omitted). Allegations entitled to no assumption of truth
    include “[l]egal conclusions without adequate factual support” or “[f]ormulaic
    recitations of the elements of a claim.” Mamani v. Berzain, 
    654 F.3d 1148
    , 1153
    (11th Cir. 2011).
    In its Amended Complaint, Lenbro alleged it “insisted that Simon Falic
    personally guarantee to pay the consulting fees provided for in those agreements
    and made clear that it would not enter into the Consulting Agreements without
    such a personal guarantee from Mr. Falic.” This allegation as to the parties’ intent
    is not a mere legal conclusion, nor is it a formulaic recitation of the elements of a
    claim. Instead, this allegation is factual, providing support for Lenbro’s contention
    5
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    that the Personal Guaranty and Consulting Agreements were inseparable parts of
    the same transaction. Therefore, the district court erred in determining these
    allegations were conclusory, and the allegations should be entitled to a
    presumption of truth for the purposes of a motion to dismiss.
    C. Whether parol evidence should be considered
    Lenbro argues the district court erred by refusing to consider parol evidence
    as to the parties’ understandings of the Personal Guaranty as a prerequisite to the
    execution of the underlying contract. Under Florida law, parol evidence is
    admissible to prove the elements of an agreement where a writing fails to contain
    the elements of a complete contract. Indus., Invs. & Agencies (Bahamas), Ltd. v.
    Panelfab Int’l Corp., 
    529 F.2d 1203
    , 1211 (5th Cir. 1976).2 Specifically, “[p]arol[]
    evidence is . . . admissible to show the consideration for an agreement where none
    appears therein.” Id.; see also Ungerleider v. Gordon, 
    214 F.3d 1279
    , 1284 (11th
    Cir. 2000).
    The Personal Guaranty failed to contain the elements of a complete contract,
    as it lacked consideration and failed to identify the party to whom Falic was
    personally liable. Pursuant to Florida law, the district court was permitted to
    2
    In Bonner v. City of Prichard, 
    661 F.2d 1206
    , 1209 (11th Cir. 1981) (en banc), this
    Court adopted as binding precedent all decisions of the former Fifth Circuit handed down prior
    to close of business on September 30, 1981.
    6
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    determine whether the missing terms could be supplied by parol evidence. Thus,
    the district court erred in not considering such parol evidence.
    Additionally, although the Personal Guaranty and the Consulting Agreement
    cannot be construed together to establish consideration, Lenbro has alleged
    sufficient facts that the Personal Guaranty was supported by independent
    consideration. Under Florida law, “[a] promise, no matter how slight, qualifies as
    consideration if the promisor agrees to do something that he or she is not already
    obligated to do.” Palm Lake Partners II, LLC v. C & C Powerline, Inc., 
    38 So. 3d 844
    , 851 n.10 (Fla. 1st DCA 2010) (quotations omitted). Mutually binding
    promises can provide consideration for one another and give rise to an enforceable
    contract. See Bhim v. Rent-A-Center, Inc., 
    655 F. Supp. 2d 1307
    , 1312 (S.D. Fla.
    2009) (applying Florida law); Redington Grand, LLP v. Level 10 Props., LLC, 
    22 So. 3d 604
    , 608 (Fla. 2d DCA 2009).
    Lenbro alleged in its Amended Complaint that it would not enter into the
    Consulting Agreements without a personal guaranty from Falic. Because Falic,
    through the express terms of the Personal Guaranty, agreed to do something he was
    not already obligated to do, i.e. guaranty the subsequent Consulting Agreements,
    sufficient consideration has been shown as to Falic. Similarly, because Lenbro,
    through parol evidence, agreed to do something it was not already obligated to do,
    i.e. enter into the Consulting Agreement, sufficient consideration has been shown
    7
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    as to Lenbro. These two mutually binding promises constitute a sufficient
    allegation of consideration for the Personal Guaranty.
    III. CONCLUSION
    The district court did not err in concluding the Personal Guaranty and
    Consulting Agreements could not be read together to establish consideration.
    However, because Lenbro’s Amended Complaint alleged sufficient facts that the
    Personal Guaranty was supported by independent consideration, we reverse the
    district court’s grant of Falic’s motion to dismiss for failure to state a claim, and
    remand for further proceedings.
    REVERSED and REMANDED.
    8