Fontainebleau Las Vegas LLC v. Bank of America: Eleventh Circuit Affirms Term Lenders Do Not Have Standing to Force Funding of Revolving Loans | Practical Law

Fontainebleau Las Vegas LLC v. Bank of America: Eleventh Circuit Affirms Term Lenders Do Not Have Standing to Force Funding of Revolving Loans | Practical Law

The US Court of Appeals for the Eleventh Circuit, in Fontainebleau Las Vegas LLC v. Bank of America, affirmed two rulings of the District Court for the Southern District of Florida. One ruling dismissed a claim of term lenders against revolving lenders for lack of standing to force the revolving lenders to fund their loans to the borrowers. The other ruling denied the borrowers' motion for summary judgement due to ambiguity in the interpretation of loan funding requirements in the credit agreement.

Fontainebleau Las Vegas LLC v. Bank of America: Eleventh Circuit Affirms Term Lenders Do Not Have Standing to Force Funding of Revolving Loans

by PLC Finance
Published on 18 Apr 2013USA (National/Federal)
The US Court of Appeals for the Eleventh Circuit, in Fontainebleau Las Vegas LLC v. Bank of America, affirmed two rulings of the District Court for the Southern District of Florida. One ruling dismissed a claim of term lenders against revolving lenders for lack of standing to force the revolving lenders to fund their loans to the borrowers. The other ruling denied the borrowers' motion for summary judgement due to ambiguity in the interpretation of loan funding requirements in the credit agreement.
On February 20, 2013, the US Court of Appeals for the Eleventh Circuit, in Fontainebleau Las Vegas LLC v. Bank of America, affirmed two rulings of the District Court for the Southern District of Florida:
  • Dismissing a claim of term lenders (Term Lenders) against revolving lenders (Revolving Lenders) for lack of standing to force the Revolving Lenders to fund their loans to the borrowers.
  • Denying the borrowers' motion for summary judgement due to ambiguity in the interpretation of loan funding requirements in the credit agreement (Credit Agreement).
This case affects the right of one tranche of syndicate lenders to require another tranche of syndicate lenders to perform their lending obligations to the borrower. It also serves as a reminder to avoid ambiguity in drafting contracts.

Background

Fontainebleau Las Vegas LLC and Fontainebleau Las Vegas II LLC (Borrowers) were the owners and developers of a casino-resort project in Las Vegas. The project was funded through various agreements including the Credit Agreement and a disbursement agreement (Disbursement Agreement). The Credit Agreement included a promise by the Revolving Lenders to lend revolving loans (Revolving Loans) to the Borrowers once certain conditions were met.
Under Section 2.1(c)(iii) of the Credit Agreement, the Revolving Lenders agreed to make Revolving Loans provided that "unless the Total Delay Draw Commitments [had] been fully drawn, the aggregate outstanding principal amount of all Revolving Loans and Swing Line Loans shall not exceed $150,000,000." The case at hand centers around a dispute over the interpretation of the term "fully drawn" in the Credit Agreement.
On March 2, 2009, the Borrowers requested $350 million in delay draw term loans (Delay Draw Term Loans) and $670 million in Revolving Loans. The administrative agent rejected this request, claiming that it failed to comply with the terms of the Credit Agreement because it requested the Delay Draw Term Loans and Revolving Loans simultaneously. The administrative agent claimed that under the terms of the Credit Agreement, the outstanding principal amount of all Revolving Loans could not exceed $150 million unless the Total Delay Draw Commitments had been fully drawn.
The Borrowers asserted that the request did comply with the terms of the Credit Agreement since they interpreted the term "fully drawn" to mean "fully requested" as opposed to "fully funded." The Revolving Lenders alleged that the Borrowers had defaulted on the lending conditions and refused to fund the project further, which led to its collapse.

Key Litigated Issues

On June 9, 2009, the Borrowers filed for bankruptcy and sued the Revolving Lenders, alleging that they breached their contract by refusing to fund the Revolving Loan on March 2, 2009. The Borrowers moved for summary judgment in bankruptcy court and asked for a turnover order under section 542 of the Bankruptcy Code. The District Court took over the case and denied the motion for summary judgment, as well as the request for the turnover of the funds. Various Term Lenders also sued Revolving Lenders in separate suits for the same breach of contract. These suits were merged into a multi-district litigation action in the District Court. The District Court dismissed the Term Lenders' claims against the Revolving Lenders, finding that, since the Term Lenders were not the intended beneficiaries of the promise, they lacked standing to enforce the Revolving Lenders' promise to the Borrowers to fund the Revolving Loan. The Borrowers and Term Lenders both appealed and these cases were consolidated.

Decision

Dismissal of Term Lenders' Claim Against Revolving Lenders for Lack of Standing

In order to establish standing, the Term Lenders must show that they held a legally protected interest in the Credit Agreement that was injured by the Revolving Lenders. Under New York law, the Term Lenders may have standing to enforce a promise made in the Credit Agreement if either:
  • The contract language clearly evidences an intent to permit enforcement.
  • No other party may recover for the alleged breach of contract.
The Term Lenders argued that they were the intended beneficiaries of the Revolving Lenders' promise to lend to the Borrowers. Specifically, the Term Lenders cited section 10.6(a) of the Credit Agreement that said "the provisions of this Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns." They claimed this meant that all parties to the Credit Agreement were intended beneficiaries of all provisions of the Credit Agreement. The Eleventh Circuit rejected this argument saying the broad language did not clearly show the parities' intent for the Term Lenders to enforce or benefit from the promise of the Revolving Lenders to fund the Borrowers' Revolving Loan.
Secondly, the Term Lenders argued that under the terms of the Disbursement Agreement, proceeds of Revolving Loans were paid into a bank proceeds account (Account) and could not be withdrawn by the Borrowers until certain conditions were met. During that time, the Term Lenders benefited from increased collateral securing their loans since the Term Lenders held a ratable security interest in the funds in the Account. Because of this, the Term Lenders argued they were intended beneficiaries of the Revolving Loans while the funds were in the Account. Here also, the Eleventh Circuit found no express intention of the parties that the Term Lenders be beneficiaries of the Revolving Lenders' promise to fund the Borrowers' Revolving Loan. Even though they may have indirectly benefited from a promise between the Revolving Lenders and the Borrowers, that made them incidental beneficiaries rather than intended beneficiaries. The Eleventh Circuit said, as incidental beneficiaries, the Term Lenders are not in a position to require the performance of the Revolving Lenders.
Additionally, the Eleventh Circuit found that the Term Lenders were clearly not the only party able to recover for the breach since the Borrowers could recover also. Therefore, the Eleventh Circuit concluded that the Term Lenders lacked standing to enforce the Credit Agreement, and affirmed the District Court's dismissal of the Term Lenders' breach of contract claims.

Denial of Borrowers' Motion for Summary Judgment Against Revolving Lenders and Motion for Turnover

The Borrowers asserted that the Revolving Lenders broke their promise to fund the project when they rejected the Borrowers' request for funds based on their interpretation that the Credit Agreement disallowed the simultaneous request of funds.
The Revolving Lenders argued that the Credit Agreement established a sequential funding process in which the Revolving Loans were the last to be funded to the Borrowers. They asserted that the simultaneous request for the total amount of funds from both the Delay Draw Term Loans and Revolving Loans was not allowed under the Credit Agreement. This was because under the funding scheme in the Credit Agreement, part of the Delay Draw Term Loans are used to repay the Revolving Loans. The Borrowers disagreed and presented several proofs to bolster their claim that the phrase "fully drawn" in the Credit Agreement meant "fully requested."
The Eleventh Circuit concluded that there was a reasonable basis for disagreement over the interpretation of the Credit Agreement. Due to this ambiguity, the Eleventh Court affirmed the District Court's denial of the Borrowers' request for turnover of the loan proceeds and specific performance by the Revolving Lenders by funding the Revolving Loans.

Practical Implications

In refusing to allow the Term Lenders to sue the Revolving Lenders due to lack of standing, this case offers relief to lenders from the fear that in denying a borrower's funding request, they may be exposed to suits from other lenders under the same credit agreement. This decision establishes that, under New York law, unless a credit agreement explicitly provides for it, lenders of one tranche of loans lack standing to sue lenders of another tranche of loans to enforce funding requirements under their credit agreement. Additionally, this case serves as a reminder that when drafting credit agreements, parties should be careful to avoid ambiguity and clearly define any terms and provisions to avoid differences that arise when parties disagree as to interpretations.