Traxys North America LLC v. Concept Mining Incorporated , 510 F. App'x 262 ( 2013 )


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  •                              UNPUBLISHED
    UNITED STATES COURT OF APPEALS
    FOR THE FOURTH CIRCUIT
    No. 11-2054
    TRAXYS NORTH AMERICA LLC,
    Plaintiff - Appellee,
    v.
    CONCEPT MINING INCORPORATED,
    Defendant - Appellant.
    Appeal from the United States District Court for the Western
    District of Virginia, at Abingdon.   James P. Jones, District
    Judge. (1:1-cv-00029-JPJ-PMS)
    Argued:   December 5, 2012                 Decided:   February 19, 2013
    Before DUNCAN, AGEE, and DAVIS, Circuit Judges.
    Affirmed in part and reversed in part by unpublished opinion.
    Judge Agee wrote the opinion, in which Judge Duncan and Judge
    Davis concur.
    Robert Hannen, ECKERT SEAMANS CHERIN & MELLOTT, LLC, Canonsburg,
    Pennsylvania, for Appellant. Wade Wallihan Massie, PENN, STUART
    & ESKRIDGE, Abingdon, Virginia, for Appellee.
    Unpublished opinions are not binding precedent in this circuit.
    AGEE, Circuit Judge:
    In    this     diversity-based        breach   of       contract      action,
    Concept Mining,         Inc. (“Concept”) 1 appeals a                damages award of
    $4,167,760,       and   a   prejudgment       interest,     attorneys'        fees,    and
    litigation    expenses       award     of    $547,518.19       in    favor    of   Traxys
    North America, LLC (“Traxys”).                   The district court held that
    Concept breached its 2009 obligation to deliver coal to Traxys
    and that this breach excused Traxys from having to exercise an
    option to extend the obligation through 2010.                              It thus held
    Concept liable in damages to Traxys for both 2009 and 2010.
    Pursuant to the parties’ agreement, Traxys was also entitled to
    recover prejudgment interest and “legal costs” arising from the
    breach.     The district court construed this provision to include
    attorneys' fees, expert witness fees, and certain witness travel
    expenses.
    For     the     reasons     set      forth   below,       we     affirm   the
    district     court’s        judgment        regarding    the        2009     breach   and
    attendant damages, but we reverse the district court’s judgment
    as to a breach in 2010 or any resulting damages.                            In light of
    this disposition, and because we conclude the district court
    misconstrued the provision regarding recovery of “legal costs,”
    1
    In 2008, ArcelorMittal acquired Concept; for simplicity,
    the opinion will refer simply to Concept.
    2
    we   also    vacate     the     district         court’s    judgment            concerning
    prejudgment      interest,     attorneys'        fees,   and    certain         litigation
    expenses, and remand the case in order for the district court to
    recalculate an appropriate award.
    I.
    In 2007, Concept and Traxys entered into a contract
    (the “Contract”) in which Concept agreed to supply Traxys with
    approximately      4,000   tons      of    coal   per    month       for    a    total   of
    approximately 48,0000 tons in 2008.                A Special Provisions Clause
    set forth reciprocal options to extend the Contract beyond 2008:
    This transaction has an additional two year term that
    is an integral part of the contract with a $5.00 (Five
    Dollar) collar for each year.    Commencing on November
    1, 2008, the Parties shall mutually agree to negotiate
    in good faith and attempt to agree upon a new Contract
    to be in effect for Contract year 2009. . . . If . . .
    Traxys is unwilling to pay $83.00 per ton fob car as a
    Base Price[,] . . . then [Concept] and [Traxys] agree
    this Agreement shall terminate on December 31, 2008.
    (J.A. 23.)
    In    the   fall   of    2008,      Traxys   elected       to    extend      the
    Contract    one   additional        year   when    it    sent    Concept         a   letter
    agreeing to pay the high-end $5.00 collar of $83.00 per ton fob
    car of coal in 2009.           Although the parties remained in contact
    throughout    2009,     Concept     did    not    deliver      any    coal      to   Traxys
    3
    toward the 2009 obligation.    Neither party exercised the option
    to extend the Contract into 2010. 2
    In May 2010, Traxys filed the underlying complaint in
    the United States District Court for the Western District of
    Virginia alleging Concept had breached the Contract by failing,
    inter alia, to supply coal in 2009 and 2010. 3    Concept then filed
    a   counterclaim   alleging   Traxys   breached   the   Contract   by
    thwarting delivery of the coal and thereby violating its duty of
    good faith and fair dealing.      Both parties asserted they were
    entitled to damages based on the other party failing to fulfill
    its obligations during 2009 and 2010, which resulted in no coal
    being shipped for either year.    At the heart of these claims lay
    the interpretation of the Special Provisions Clause, whether a
    binding Contract existed in 2009 and/or 2010, and which party
    (if either) breached the Contract in 2009 and/or 2010.
    Following a bench trial, the district court entered
    judgment upon an opinion in favor of Traxys on its claim and
    2
    Although the parties disputed some of these facts at
    various stages in the proceedings below, they do not dispute
    them on appeal.
    3
    Traxys also sought damages for a small portion of coal
    Concept failed to deliver under the 2008 obligation.     Concept
    does not raise any issue relating to the district court’s
    findings regarding a partial 2008 default and damages arising
    therefrom, and as such this opinion does not address or affect
    the district court’s disposition of Traxys’ claims as to damages
    for the 2008 default.
    4
    against    Concept’s          counterclaim.          Traxys     N.    Am.     v.    Concept
    Mining, Inc., 
    808 F. Supp. 2d 853
     (W.D. Va. 2011).                           The district
    court found that Concept’s lead coal buyer for the Americas,
    Liem Hazoumé, had misinterpreted the Contract, which mistakenly
    “led him, on behalf of Concept, to take the position with Traxys
    that there was no binding agreement for 2009.”                         
    Id. at 860
    .          It
    further found that “Concept was obligated to deliver the 2009
    tonnage” as a result of Traxys’ exercise of the 2009 option, and
    that   Concept       materially       breached   the       Contract     by    failing       to
    deliver coal toward its 2009 obligation.                         
    Id.
            The district
    court concluded that Traxys’ remedies for the breach included
    awaiting performance, and that it did not violate a duty of good
    faith by remaining silent, despite the fact that its “silence
    may    have     been     in    part    strategic      and      sensitive      to     market
    considerations.”         
    Id. at 862
    .
    The   district     court    rejected        Concept’s    argument          that
    “Traxys’       refusal    to    communicate      .    .    .   frustrated          Concept’s
    ability to fulfill its obligations.”                      
    Id. at 863
    .        This is so,
    the    court    concluded,       because    Traxys        “advised     Concept       of    its
    ability to accept any proposed delivery dates,” 
    id. at 864
    , and
    yet Concept never sent Traxys any such dates and thus had not
    “demonstrated its willingness to perform and [thereby] signified
    its intent to remedy its delinquency.”                    
    Id. at 863
    .
    5
    In addition, the district court found that “[b]ecause
    Concept    repudiated      any    obligation    to    deliver      coal    under    the
    Contract after 2008 and was in breach of the Contract throughout
    2009, Traxys was not required to give any notice of an election
    to take the 2010 tonnage.”               
    Id. at 860
    .        The court concluded
    that   Concept’s     “ongoing       breach     throughout       2009      had     legal
    consequence    for   the    parties’      status     in   2010.”       
    Id. at 865
    .
    Namely, it held that because Concept was in breach of contract
    in 2009, Concept had no right to demand performance of condition
    precedents to performance such as requiring Traxys to make “a
    futile election on the 2010 tonnage.”                
    Id.
        The court concluded
    Concept was liable to Traxys for its failure to deliver any coal
    during 2010.
    On appeal, the parties do not dispute the district
    court’s method of calculating damages.                 Broken out by year, the
    damages award consisted of $46,696 for 2008, $800,367 for 2009,
    and $3,324,697 for 2010, for a total award of $4,167,760.                           
    Id. at 866
    .
    After entry of the damages judgment, Traxys moved for
    prejudgment    interest,         attorneys’    fees,      and   other      litigation
    expenses.     The Contract provided that in the event of Concept’s
    unexcused failure to perform, Concept would be obligated to pay
    “Legal Costs incurred by [Traxys].”                  (J.A. 27.)         The parties
    disputed    the   definition        of   “Legal      Costs,”    and       whether    it
    6
    included       the    attorneys'    fees    and    litigation     expenses.    The
    district court found “that the plain meaning of ‘Legal Costs’ as
    used in the Contract includes expenses incidental to litigation,
    such as attorneys’ fees and disbursements, as well as expert
    witness fees.”         Traxys N. Am., LLC v. Concept Mining, Inc., Case
    No. 1:10CV00029, 
    2011 U.S. Dist. LEXIS 108530
     (W.D. Va. Sept.
    22, 2011).       It explained:
    [t]here would be no need to expressly provide in the
    Contract for the recovery of court costs to a
    prevailing   party,   since   such   costs   would    be
    recoverable as a matter of course.      The additional
    recovery of “Legal Costs” in the Contract must include
    attorneys’ fees and other normal litigation expenses.
    Id. at *4.           Concept did “not contest the [calculation] of the
    attorneys’ fees and disbursements sought or the amount of the
    expert witness fees,” which the district court concluded were
    reasonable.           Id.    It    did,    however,     reduce   “certain   witness
    travel expenses.”           Id.    at *4.       Accordingly, the court awarded
    Traxys     a     total      of    $547,518.19     for     prejudgment   interest,
    attorneys’ fees and disbursements, witness fees, and expenses.
    Id. at *5.
    Concept noted a timely appeal from both orders, and we
    have jurisdiction under 
    28 U.S.C. § 1291
    .
    7
    II.
    In   this     appeal     from         a    bench      trial,   we    review   the
    district    court’s       findings      of    fact          for    clear   error    and   its
    conclusions of law de novo.              Roanoke Cement Co. v. Falk Corp.,
    
    413 F.3d 431
    , 433 (4th Cir. 2005).                          Contract interpretation is
    also subject to de novo review.                        Frahm v. United States, 
    492 F.3d 258
    , 262 (4th Cir. 2007).                        As a court possessing federal
    jurisdiction by virtue of diversity of citizenship, we apply
    state law in interpreting the Contract.                           See Universal Concrete
    Prods. v. Turner Constr. Co., 
    595 F.3d 527
    , 529 (4th Cir. 2010).
    Pursuant to the Contract’s choice-of-law provision, the law of
    the state of New York controls in this case.                                New York has
    adopted the Uniform Commercial Code, N.Y. U.C.C. (“hereinafter
    U.C.C.”), which applies to the Contract.                           See 
    N.Y. U.C.C. Law § 2-101
     et subseq.
    III.
    Concept first contends the district court erred in
    concluding that it materially breached the Contract by failing
    to supply Traxys with coal pursuant to the 2009 obligation.                                It
    asserts that the failure to deliver coal does not constitute a
    material breach because Traxys’ conduct excused Concept from any
    obligation   under      the   Contract.                To    support     this    contention,
    Concept    points    to    what    it    identifies               as   Traxys’   systematic
    8
    avoidance    and     refusal     to    communicate       with   Concept     in   2009.
    Concept argues the district court erred in failing to conclude
    that these acts by Traxys violated the duty of good faith and
    fair dealing.            As a result of this claimed breach by Traxys,
    Concept contends it was excused from fulfilling any obligation
    to perform under the Contract.
    To establish a prima facie case of breach of contract
    under New York law, a plaintiff must prove: “(1) the existence
    of a contract; (2) a breach of that contract; and (3) damages
    resulting from the breach.”               Nat’l Mkt. Share, Inc. v. Sterling
    Nat’l Bank, 
    392 F.3d 520
    , 525 (2d Cir. 2004).                          Concept avers
    that Traxys failed to establish the second element of a prima
    facie case, that Concept’s failure to deliver coal constituted a
    “breach” of the parties’ contract in light of Traxys’ conduct.
    We have reviewed the record and conclude the district
    court did not err in holding that Concept materially breached
    the Contract and that Traxys was not in breach as to 2009.
    Concept    was     thus     correctly     found    to    be   liable    for   damages
    arising from its failure to deliver coal to Traxys in 2009.
    Significantly, Concept’s argument on appeal differs considerably
    from   the   position        that    it   took    both    during   the    events    in
    question     and    at     various     stages     in    the   proceedings     in   the
    district court.          While it now concedes that Traxys exercised the
    2009   option      and    that   the   parties     consequently    had    a   binding
    9
    contract that year, that is not the position it previously held.
    The record unmistakably reflects that Concept’s employee Hazoumé
    did not believe that Concept was obligated to deliver any coal
    toward a 2009 obligation because he did not believe the parties
    had   a   binding       agreement      covering             that    period       of    time.        In
    communication           after      communication,                  he        demonstrated          his
    willingness        to    enter     into      a        new    agreement          for    2009,       but
    disavowed      any      existing       obligation.                   Hazoumé’s         deposition
    testimony similarly reflects his mistaken interpretation of the
    Contract’s Special Provisions Clause and the legal effect of
    Traxys’     letter      exercising      the       2009       option,         which    led    to    his
    belief      that    there        was   not       a     binding          contract       for     2009.
    Hazoumé’s communications to Traxys informed them that Concept
    did   not    intend      to      deliver      coal          toward       a     2009   obligation.
    Moreover,     because       the    Contract           provided          that    Concept      was    to
    deliver approximately 4,000 tons of coal each month, at the end
    of each month in 2009 when Concept had not delivered any coal,
    Concept was in breach.
    Contrary       to    Concept’s           argument,         Traxys’       conduct      did
    not excuse Concept from the obligation to deliver coal in 2009.
    Notably, Concept’s breach preceded the period of time during
    which it claims Traxys refused to communicate.                                  See 
    N.Y. U.C.C. Law § 2-610
    , cmt. 1 (stating that an anticipatory repudiation
    occurs “upon an overt communication of intention or an action
    10
    which    renders      performance        impossible      or    demonstrates         a    clear
    determination         not    to    continue       with    performance.”).                Upon
    Concept’s prior breach, Traxys was entitled under U.C.C. § 2-610
    to     “await    performance        by     the     repudiating            party”    “for    a
    commercially reasonable time.”                   See also 
    N.Y. U.C.C. Law § 2
    -
    610, cmt. 4 (discussing the right of a non-breaching party to
    choose “[i]naction and silence” so long as it does not mislead
    the breaching party).              Furthermore, Concept overstates Traxys’
    “silence,”       as    the    record      reflects       that        Traxys       maintained
    communication         with    Concept      throughout         2009     even    though       it
    channeled        contact      through       one      representative               and    that
    representative strategized as to how and when to communicate
    with     Concept.            The    record        also    reflects           that       Traxys
    unequivocally informed Concept that it was “completely flexible
    on loading dates each month and [stood] willing to work with
    Concept     on    a    loading     schedule        favorable         to    both     parties.
    [Traxys] look[ed] forward to [Concept’s] response as to when
    [it] will begin shipping tons.”                  (J.A. 392.)         That sentiment was
    repeated in numerous communications to Concept throughout 2009.
    Yet at no time did Concept suggest any potential loading dates—a
    duty that it had under the plain language of the Contract—in
    11
    order     to   initiate       the    process        of    scheduling   transfer     of    the
    coal. 4
    At    bottom,        it   was    Concept’s        misperception     that     a
    contract       did     not    exist       rather         than   Traxys’    behavior      that
    resulted in a material breach of the Contract by Concept.                                 The
    district       court    did    not       err   in    concluding     that    Concept,      not
    Traxys, materially breached the Contract by failing to deliver
    coal in 2009.
    IV.
    Concept       next    contends        the    district      court   erred    in
    determining it breached the Contract as to 2010 and in awarding
    damages arising from its failure to deliver coal for that year.
    It asserts the district court erred in excusing Traxys from the
    condition precedent to exercise the 2010 option by agreeing to
    the price collar set forth in the Special Provisions Clause. 5
    4
    Traxys also raises numerous arguments challenging the
    district court’s conclusion Concept breached the Contract by
    failing to set a shipping date because the parties’ course of
    performance modified the Contract’s terms.  We have considered
    those arguments and reject them for substantially the same
    reasons expressed in the district court’s opinion.  See 
    808 F. Supp. 2d at 863-64
    .
    5
    Concept also challenges the district court’s determination
    of what price the Special Provisions Clause set for 2010.
    Because we are reversing the court’s decision on other grounds,
    we need not address that argument.
    12
    Concept maintains that because Traxys never formally exercised
    the     2010        option,        no       contract         existed        for     that     year.
    Consequently,          Concept      argues        it    cannot        be    held    liable    for
    damages arising from any failure to deliver coal during that
    year.
    We agree that the district court erred in excusing
    Traxys from the Contract requirement to exercise the 2010 option
    and holding Concept in breach for failing to deliver coal in
    2010.       As noted, the Contract’s original term ended at the end
    of December 2008.             The Special Provisions Clause contained two
    one-year reciprocal options allowing the parties to extend the
    Contract       under    certain         conditions.           But     unless       either    party
    exercised       its     option,         there     was    no        binding    contract      after
    December 31, 2008.             An option contract is simply “an agreement
    to hold an offer open and [it] confers on the optionee . . . the
    right to purchase at a later date.                            While the optionor cannot
    act    in    derogation       of    the      terms      of    an    option    agreement,       the
    optionee is not bound until the option is actually exercised.”
    22    
    N.Y. Jur. Contracts § 55
       (citing          Kaplan    v.    Lippman,    
    552 N.E.2d 151
    ,    153   (N.Y.        1990)).          In        exercising      the     option,
    however, the optionee must act strictly “in accordance with the
    time and in the manner specified in the option.”                                    Kaplan, 552
    N.E.2d at 153.
    13
    Here, Traxys properly exercised a one-year option to
    extend    the    Contract       through       2009.        But    because       the    Special
    Provisions      Clause       established       two    separate       one-year         options,
    Traxys was required to independently exercise the second one-
    year option before the Contract’s term could be extended into
    2010.       Until    Traxys       exercised          the    option,       Concept’s          only
    obligation was to hold open the sale offer; it had no duty to
    deliver    coal     in   2010     absent      Traxys’       proper       exercise      of     the
    second one-year option.            See Toroy Realty Corp. v. Ronka Realty
    Corp.,    
    493 N.Y.S.2d 800
    ,     882-83          (N.Y.     App.       Div.     1985)
    (“Ordinarily,        option        contracts           create        only         unilateral
    obligations upon the seller to hold a sale offer open for the
    duration of the option.                 The obligations of the parties are
    transformed      into    a    bilateral       contract       of    sale    only       upon    the
    exercise of the option[.]”) (citing Benedict v. Pincus, 
    84 N.E. 284
    , 286 (N.Y. 1908)).
    Traxys       failed    to     provide          the    requisite       notice       to
    extend the Contract’s duration beyond December 31, 2009.                                 While
    Concept’s       breach    in    2009     affected          the    parties’      rights        and
    responsibilities         in    2009,     it    did     not       alter    the     Contract’s
    duration or relieve Traxys of its independent duty to exercise
    the 2010 option if it so desired.                    The district court thus erred
    in concluding otherwise.               Accordingly, we reverse the district
    14
    court’s judgment with respect to the 2010 obligation and its
    award of damages to Traxys for that year.
    V.
    Concept’s final challenge is to the district court’s
    award    of   prejudgment      interest,     attorneys'    fees,    and   certain
    witness-related litigation expenses.               In light of our holding
    that the district court erred in awarding damages related to a
    2010    breach    of    contract,    this    judgment    would   necessarily    be
    vacated in order for the district court to reassess the matter
    based on the modified damages award.
    Because it is almost assuredly going to arise during
    remand, we will briefly address Concept’s argument regarding the
    district court’s interpretation of the Contract’s fee-shifting
    provision.        See    United     States   ex   rel.   Drakeford   v.     Tuomey
    Healthcare Sys., Inc., 
    675 F.3d 394
    , 406 (4th Cir. 2012) (“[O]ur
    precedent is clear that we may address issues that are likely to
    recur on remand.”). Concept asserts the district court erred
    when it interpreted the Contract’s provision permitting Traxys
    to recover “Legal Costs” as including attorneys' fees, expert
    witness fees, and certain witness travel expenses.                 It maintains
    that in light of New York case law holding that fee-shifting
    provisions       must   be   strictly   interpreted,      the    district   court
    erred in construing “Legal Costs” to include these amounts when
    15
    it is not clear from the record that was the intention of the
    parties.
    We agree that the district court’s interpretation of
    the fee-shifting provision was too broad. 6                Under New York law,
    “while parties may agree that attorneys’ fees should be included
    as   another    form      of   damages,     such   contracts   must     be   strictly
    construed to avoid inferring duties that the parties did not
    intend to create.”             Oscar Gruss & Son, Inc. v. Hollander, 
    337 F.3d 186
    , 199 (2d Cir. 2003).               Moreover, courts must not “infer
    a party’s intention to waive the benefit of the [American Rule]
    unless the intention to do so is unmistakably clear from the
    language   of       the    promise.”         Hooper    Assocs.,    Ltd.      v.   AGS
    Computers, Inc., 
    548 N.E.2d 903
    , 905 (N.Y. 1989).
    The      Contract’s       fee-shifting     provision    provides       that
    Traxys can recover “Legal Costs.”                   (J.A. 779.)       The term is
    unmodified and undefined.              Because legal costs could encompass
    or   exclude    a    range      of   fees   associated    with    the    underlying
    litigation and the parties’ intent is not clear from the plain
    language of the Contract, the term is ambiguous.                  We believe the
    6
    Although courts review the reasonableness of an attorneys'
    fee award for abuse of discretion, we review the court’s
    interpretation of the Contract – i.e., whether it permits
    recovery of attorneys' fees and other costs – de novo.      Oscar
    Gruss & Son, Inc. v. Hollander, 
    337 F.3d 186
    , 198 (2d Cir.
    2003).
    16
    analysis of U.S. Fid. and Guar. Co. v. Braspetro Oil Servs. Co.,
    
    369 F.3d 34
     (2d Cir. 2004), to be persuasive on this point.
    There, the Second Circuit considered the precise issue presented
    in this case: whether a provision allowing recovery of “legal
    costs”     encompassed    attorneys'       fees.      After   reviewing     the
    relevant    New   York   case   law   and   finding    nothing   directly    on
    point, the Second Circuit turned to three dictionary definitions
    of “legal costs,” only one of which included “attorneys' fees.”
    
    Id. at 74-77
    . 7      In the absence of any extrinsic evidence on
    point, and faced with “two, equally valid interpretations” of
    the provision, the Second Circuit concluded that “it [was] not
    unmistakably clear that the use of the term ‘legal costs’ in
    [the parties’ contract] was intended to obligate” the breaching
    party to pay attorneys’ fees.          
    Id. at 77
    .      As such, no recovery
    for attorneys' fees was permitted.
    Similarly, here, the Contract calls for recovery of
    “legal costs” without any clear indication of what that term
    7
    We note that Black’s Law Dictionary, one of the three that
    the Second Circuit relied on, defines “cost” in three ways, none
    of which are particularly useful in determining whether the
    parties under the Contract intended for recovery of attorneys'
    fees.    Black’s Law Dictionary 349 (7th ed. 1999) (“1.       The
    amount paid or charged for something; price or expenditure. . .
    . 2. (pl.) The charges or fees taxed by the court, such as
    filing fees, jury fees, courthouse fees, and reporter fees. . .
    . 3. (pl.)    The expenses of litigation, prosecution, or other
    legal transaction, esp. those allowed in favor of one party
    against the other.”).
    17
    encompasses.    Traxys points to a declaration in the record from
    its employee Janet Billups, who drafted the Contract, in which
    she indicates that she intended for the provision to include
    attorneys' fees.        However, this evidence is of limited value
    given the uncertainty as to what both parties intended for it to
    mean.   Given that New York narrowly construes such fee-shifting
    provisions, and requires that it must be “unmistakably clear
    from the language of the promise,” Hooper Assocs., Ltd., 548
    N.E.2d at 905, what the parties intended, we conclude that the
    district court erred in interpreting the Contract to include
    attorneys' fees.
    The parties’ briefs focus on the appropriateness of
    including attorneys' fees as “Legal Costs” even though Concept
    also challenges the recovery of expert witness fees and witness
    travel expenses.     Although this is perhaps a closer call, it is
    nonetheless a “call” given that the term used – “Legal Costs” –
    is ambiguous.      As such, we also hold that the district court
    erred in concluding that the Contract was “unmistakably clear”
    in intending to encompass such expert witness fees and travel
    expenses.     On remand, the district court should recalculate an
    appropriate    amount    of   prejudgment   interest   and   permissible
    “Legal Costs” to be allowed in conformity with this opinion.
    18
    VI.
    For the aforementioned reasons, we affirm the district
    court’s damages judgment in part and reverse it in part, and we
    vacate and remand the judgment relating to prejudgment interest
    and “Legal Costs” for further proceedings consistent with this
    opinion.
    AFFIRMED IN PART,
    REVERSED IN PART,
    VACATED AND REMANDED
    19