Public Reprimand of Benjamin J. Harris
2008-OLR-03
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Matter 1
In spring 2002, a woman (“Client 1”) hired
Attorney Benjamin Harris to represent her in
a real estate matter relating to a parcel of
real property in Milwaukee, Wisconsin
(the “Property”). Harris prepared a land
contract between Client 1 and a buyer
(“Buyer 1”) whereby Buyer 1 was to purchase
the Property (the “Buyer 1 Land Contract”).
The final payment on the Buyer 1 Land
Contract was to be due in May 2005.
In May 2005, Client 1 contacted Harris and
advised him that the Buyer 1 Land Contract
was due and that Buyer 1 had defaulted.
Thereafter, Harris mailed Buyer 1 a letter
regarding her performance under the Buyer 1
Land Contract. According to Harris, Buyer
1’s attorney contacted Harris and advised
Harris that his client still wanted to
purchase the property, that she was working
on obtaining a loan and needed the payoff
amount for the Buyer 1 Land Contract.
Harris hoped that Buyer 1 would either
complete the financing or voluntarily
terminate her interest in the land contract.
For working on the foreclosure of
the Buyer 1 Land Contract, Harris quoted
Client 1 a fee amount of $1,300. Client 1
paid portion of the fee, $900. According to
Client 1, she understood that the initial
fee of $900 was all that was needed to begin
the foreclosure process. Harris then let
the file sit with no further action because
of the press of business and because Client
1 had not paid the remainder of the fee.
However, no one from Harris’ office
contacted Client 1 to inform her that she
would need to pay the fee in full before
Harris would continue with the
representation.
In fall 2005, another potential buyer
(“Buyer 2”) expressed interest in the
Property. Harris prepared for Buyer 2 a one-
year option to purchase the property for
$40,000. Harris spoke with Buyer 2 on a few
occasions, but nothing was ever signed.
According to Client 1, Buyer 2 was waiting
for the Buyer 1 Land Contract to be
foreclosed before he could proceed with his
purchase. Furthermore, according to Client
1, Buyer 2 offered Buyer 1 several thousand
dollars to sign over the Property, but Buyer
1 refused this offer.
In February 2006, Client 1 contacted Harris
and Harris realized that the Buyer 1 Land
Contract had sat and Harris advised Client 1
that he would be moving forward with the
foreclosure and subsequent sale of the
Property at no further charge to her.
Later, Harris told Client 1 that he was
going to purchase the property himself
because he had caused them to lose the
buyer. In a January 30, 2007 letter to OLR,
Harris explained, “As I am a real estate
investor, I offered to purchase the property
in the spring of 2006. I prepared the offer
and presented it to [Client 1] and advised
her that she should have someone review the
offer. She then took the offer and faxed
over the accepted offer the next day. I am
unaware if anyone reviewed it on her behalf
or not.”
On June 8, 2006, Harris and Client 1 signed
Harris’ offer to purchase the Property with
a purchase price of $40,000, with closing to
occur no later than June 30, 2006.
On July 5, 2006, Harris and Client 1 signed
a handwritten document, which provides, “The
parties agree to extend closing to July
31st, 2006 with buyer either cashing out
seller completely or assuming existing
mortgage & paying difference. Seller
acknowledged receipt of $500 on this date as
consideration for extending closing.”
Because Harris had issues with financing and
was unable to close on the property in July,
on August 16, 2006, Harris and Client 1
entered into a land contract, prepared by
Harris, for the sale of the Property from
Client 1 to Harris for the purchase price of
$40,000 (the “Harris Land Contract”). The
Harris Land Contract was to be paid in full
by March 1, 2007. Harris explained, “I paid
[Client 1] the downpayment [sic] and monthly
payments. The land contract was scheduled
to close in March of 2007, but in the
interim and much to our surprise, [Buyer 1]
answered the publication summons. As such,
I couldn’t close on the property.”
Client 1 did not sign a written consent
acknowledging that she was entering a
business transaction with Harris regarding
the Property while Harris was representing
her as her attorney with respect to the
Property.
In October 2006, Harris filed a summons and
complaint to foreclose on the Buyer 1 Land
Contract. Buyer 1 filed an answer in March
2007. In June 2007, Harris advised the
court that Buyer 1 had obtained financing to
avoid foreclosure. The parties then
prepared a stipulation for dismissal and the
court dismissed the case.
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By failing to file an action against Buyer 1
to foreclose on the Buyer 1 Land Contract
between August 2005 and October 2006, Harris
violated SCR 20:1.3, which provides, “A
lawyer shall act with reasonable diligence
and promptness in representing a client.”
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By entering into a land contract with Client
1 without obtaining the requisite written
consent from Client 1, Harris violated
former SCR 20:1.8(a), effective through June
30, 2007, which stated, “A lawyer shall not
enter into a business transaction with a
client or knowingly acquire an ownership,
possessory, security or other pecuniary
interest adverse to a client unless:
(1) the transaction and terms on which
the
lawyer acquires the interest are fair and
reasonable to the client and are fully
disclosed and transmitted in writing to the
client in a manner which can be reasonably
understood by the client;
(2) the client is given a reasonable
opportunity to seek the advice of
independent counsel in the transaction;
and
(3) the client consents in writing
thereto.
Matter 2
In September 2005, plaintiff (“Plaintiff”)
filed a complaint in Milwaukee Circuit Court
against a company (“Client 2”). Plaintiff
processes and settles card transactions on
behalf of merchants who accept credit and
debit cards payments. Client 2 is a
merchandise exporting company, which signed
an agreement with Plaintiff obligating
Plaintiff to reimburse all charge backs and
associated fees incurred with respect to the
processing of credit card transactions.
Client 2 agreed to resolve any disputes in
the state courts of Wisconsin.
The Plaintiff’s complaint alleged that
since
2004 credit card transactions initiated by
Client 2 totaling $17,891.54 had been
charged back, that Plaintiff demanded
payment from Client 2, and Client 2 had
failed or refused to reimburse Plaintiff.
The owners of Client 2, who live in
Maryland, hired Harris to represent them in
the defense of the action brought by
Plaintiff. In November 2005, Harris filed a
notice of appearance and an answer, denying
any amounts due and owing. Harris attended
an initial scheduling conference in December
2005.
On December 23, 2005, Harris sent Client
2 a
letter, enclosing the scheduling order,
explaining that Harris had attended the
hearing on their behalf, and informing them
that Harris would be in touch early in
January 2006. Harris never contacted them
in January 2006. Further, between January
and April 2006, Client 2 left numerous
voicemail messages for Harris and he did not
respond.
In March 2006, Plaintiff filed a brief in
support of its motion to file an amended
complaint, increasing the amount of charge
backs owed by Client 2 to approximately
$39,000. According to the Client 2, Harris
never filed a response contesting these
arguments. CCAP records indicate that no
amended answer was filed.
In April 2006, a pre-trial conference was
held. According to Client 2, Harris failed
to communicate with them prior to the pre-
trial conference and failed to communicate
about hearings and postponements as they
occurred.
In May 2006, a motion hearing was held to
consider Plaintiff’s motion to amend the
complaint to allege that Client 2 owed more
than $39,000 in un-returned charges.
Thereafter, Client 2 reviewed CCAP and
discovered that the court granted
Plaintiff’s motion to amend its complaint
because the motion was unopposed and Harris
failed to appear on their behalf at the
motion hearing. Then, Client 2 telephoned
Harris, with no response from Harris.
Late in May 2006, a status conference was
held, which Harris attended. During such
hearing, Plaintiff moved for summary
judgment. Harris did not consult with
Client 2 prior to the hearing. That day,
Harris sent Client 2 a letter regarding the
hearing, informing them that the judge would
likely grant the plaintiff’s motion for
summary judgment and discussing settlement
options. The next hearing was scheduled for
June 2006.
During June and July 2006, Client 2 left
numerous voice messages for Harris and
emailed him regarding the hearings and the
status of the case. They were able to reach
Harris only briefly on June 5, 2006, at
which time he informed them that he would do
better in responding to their concerns.
On July 11, 2006, Client 2 sent Harris a
letter, disputing Plaintiff’s factual
allegations. On July 12, 2006, Client 2
wrote a letter to Harris, outlining their
attempts to contact him and his failure to
respond. Client 2 further expressed that
the funds were never deposited into Client
2’s bank account and, therefore, Plaintiff
was not entitled to recover any money.
Harris did not respond to the July 11 and
12, 2006 letters. Harris did not again
communicate with Client 2 until he sent them
a letter dated September 23, 2006, the day
after a status conference.
After receiving his letter, Client 2
telephoned Harris several times between
September 28 and October 20, 2006. Having
received no response from Harris, on October
20, 2006, Client 2 sent a certified letter
terminating Harris for his lack of diligence
and failure to communicate.
On November 14, 2006, Harris sent Client
2 a
letter of apology, in which he stated, “I
need to apologize for my delay in getting
back to you after your message and
letters.” Harris informed Client 2 that
Plaintiff was still interested in settlement
and their attorney had recently contacted
him. Harris provided Client 2 his cellular
and home phone numbers, so that they might
reach him more easily.
On or about November 27 or 28, 2006,
Harris
spoke with Client 2 and discussed the
settlement proposals with them. Client 2
indicated to Harris they would agree in
principle, but wanted to see it in writing.
According to Client 2, they had not received
any settlement proposals in writing and they
wanted to make sure everything was
acceptable before agreeing. Harris did not
tell them that he was going to be talking to
the court.
In early December 2006, Harris advised
the
court that the matter was settled and,
therefore, it was removed from the trial
calendar.
On or about December 27 or 28, 2006,
Client
2 received a letter from Harris along with a
draft of the stipulation and order for
dismissal and the release. In the letter,
Harris asked that they review the documents
and call to discuss them. Client 2 called
Harris on January 2 and 8, 2007, leaving
messages on his cellular phone voice mail
and with his office secretary,
respectively. Harris did not respond.
On January 15, 2007, Client 2 sent Harris
a
letter, again with no response. Thereafter,
with a deadline settlement date of February
1, 2007 fast approaching, Client 2 felt it
necessary to sign the agreement without
having their questions answered and
forwarded it to Plaintiff along with a
settlement payment of $7,500.
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By failing to respond to Plaintiff’s motion
to amend its complaint and by failing to
attend the motion hearing in May 2006,
Harris violated SCR 20:1.3, which
provides, “A lawyer shall act with
reasonable diligence and promptness in
representing a client.”
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By failing to consistently inform Client 2
about the status of their case and respond
to their numerous attempts to contact him,
Harris violated former SCR 20:1.4(a)
(effective through June 30, 2007), which
provides “A lawyer shall keep a client
reasonably informed about the status of a
matter and promptly comply with reasonable
requests for information.”
Matter 3
In 2003, a man (“Client 3”) hired Harris, to
represent him in his divorce in Wisconsin.
Harris filed the summons and petition in May
2003.
In November 2004, the parties entered into a
marital settlement agreement. Pursuant to
the property division agreement and court
order, Client 3 was to make an equalization
payment of 31,000 to his ex-wife upon the
sale of the couple’s marital residence.
After the marital residence was sold, Client
3 offered to pay his ex-wife $2,500 followed
by monthly payments, but she refused such
offer and her counsel scheduled an order to
show cause for contempt hearing for October
2006. The parties continued the hearing to
December 5, 2006. Client 3 spoke with
Harris on that date and Harris appeared on
Client 3’s behalf. During the hearing,
Harris and the wife’s attorney (“Opposing
Counsel”) advised the court that they had
reached a stipulation regarding the $31,000
payment and requested a review date of
January 23, 2007. The hearing was adjourned
to January 23, 2007.
After the December 5, 2006 hearing and over
the next 5 months, Client 3 telephoned
Harris dozens of times and left voicemail
messages requesting a status update on his
case, with no response from Harris. On
December 12, 2006, Opposing Counsel
forwarded the proposed Stipulation and Order
to Harris for review with Client 3. Harris
never contacted Client 3 to discuss the
Stipulation and Order.
Harris did not inform Client 3 that the
hearing had been adjourned to January 23,
2007. Both Client 3 and Harris failed to
appear at the January 23, 2007 hearing. The
court made a default judgment against Client
3 and found Client 3 in contempt for his
willful failure to pay the equalization
payment of $31,000. The court issued a
bench warrant for his arrest and ordered
Client 3 to serve 100 days in jail with a
one year stay for Client 3 to purge the
contempt by making payments ordered by the
court. Harris did not inform Client 3 of
the contempt order or the bench warrant.
In April 2007, Client 3 left a voicemail
for
Harris in which Client 3 fired Harris.
Client 3 hired another attorney (“Successor
Counsel”) to represent him thereafter. On
April 17, 2007, Successor Counsel sent
Harris a letter, requesting that he provide
her Client 3’s file and that he sign and
return an enclosed substitution of counsel
form. Harris did not respond to this letter.
On May 10, 2007, Opposing Counsel filed
an
Execution Against Petitioner (Client 3) and
an Affidavit in support with the court,
requesting the court to lift the stay and
arrest Client 3. The court granted the
request on May 16, 2007. Harris learned
about the bench warrant for Client 3, but
did not notify Client 3 of it.
On May 14, 2007, Successor Counsel sent
Harris a letter, again requesting Client 3’s
file and the completed substitution of
counsel form. Harris did not respond to
this letter. On May 29, 2007, Successor
Counsel telephoned Harris and left voicemail
requesting Client 3’s file and the
substitution of counsel form. Harris did
not respond. Harris eventually returned the
substitution of counsel form to Successor
Counsel. Harris did not send Client 3’s
file. Successor Counsel went to Harris’
office to request the file. On June 11,
2007, Harris sent Successor Counsel Client
3’s file. Successor Counsel believed the
file was incomplete as it did not include
the Execution and Affidavit filed by
Opposing Counsel. The file also did not
include any correspondence between Harris
and Client 3. Thus Successor Counsel and
Client 3 remained unaware of the Order for
Contempt and Execution.
In June 2007, Successor Counsel filed a
request and consent for substitution of
attorneys, which was granted. Shortly
thereafter, Successor Counsel filed a Notice
of Motion and Motion for Revision of
Judgment and Petition for Appointment of
Guardian Ad Litem. A scheduling conference
regarding the motion was set for Wednesday,
August 22, 2007. Successor Counsel attended
this hearing with Client 3, during which
they first learned of the bench warrant
against Client 3. Immediately following the
hearing Client 3 was arrested and taken to
jail.
On August 24, 2007, Successor Counsel
filed
a Petitioner’s Notice of Motion and Motion
for Relief from Judgment and Orders
regarding the execution of the bench
warrant. On Tuesday, August 28, 2007, a
hearing was held regarding such motion. The
court granted the motion and released Client
3 from custody on that day.
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By failing to failing to timely act in
furtherance of the resolution of the
equalization payment, and by failing to
attend the January 23, 2007 contempt
hearing, Harris violated SCR 20:1.3, which
provides, “A lawyer shall act with
reasonable diligence and promptness in
representing a client.”
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By failing to respond to Client 3’s
telephone calls, failing to notify Client 3
of the proposed Stipulation and Order
regarding the property equalization issues,
failing to notify Client 3 of upcoming
hearings, and failing to advise Client 3 of
the Order for Contempt, and failing to
advise Client 3 of the Execution against
him, Harris violated former SCR 20:1.4(a)
(effective through June 30, 2007), which
provides, “A lawyer shall keep a client
reasonably informed about the status of a
matter and promptly comply with reasonable
requests for information.”
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By failing to promptly provide Client 3’s
file to him or Successor Counsel, despite
numerous requests, Harris violated former
SCR 20:1.16(d) (effective through June 30,
2007), which provides in relevant
part, “Upon termination of representation, a
lawyer shall take steps to the extent
reasonably practicable to protect a client’s
interests, such as giving reasonable notice
to the client, allowing time for employment
of other counsel, surrendering papers and
property to which the client is entitled and
refunding any advance payment of fee that
has not been earned.”
Harris was privately reprimanded on March
12, 2007 for violations of SCR 20:1.3 and
former SCR 20:1.4(a), occurring in each of
two separate grievance matters.
For the above misconduct, and in accordance
with SCR 22.09(3), Attorney Benjamin H.
Harris is hereby publicly reprimanded.
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