FOURTH D I VI SI ON

BA RNES, P. J.

, RA Y and M CM I LLI A N, JJ.

N O T IC E : M otions for r e c ons i de r a tion m us t be

ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n

da y s of the da te of de c is ion to be de e m ed tim e ly file d.

http://w w w .ga a ppe a l s .us /r ule s

October 30, 2015



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A1 5 A1 06 8 . HINES et al

. v . HOLLAND et al

.

M C M ILLI A N , J u dg e.

Th e s o l e i s su e i n t h i s ap p eal i s wh et h er t h e t ri al co u rt erred b y d i s m i s s i n g a

t h i rd -p art y co m

p l ai nt fo r co n t ri b u tion a nd inde m nif ic a tion f ile d by Mat t h ew C. Hi n es

,

i n d i v i d u al l y

, an d t h e Hi n es Law Fi rm

, P.C., (co l l ect iv el y referred t o as “ Hi n es ”),

a ga inst no n -at t o rn ey s Hazel A. H o l l an d an d Ho l l an d T i t le Li m i t ed Li ab i l i t y Com pa ny

(s i n g u l arl y referred t o as “ Hazel ” an d “ Ho l l an d Ti t l e” an d co l l ect iv el y referred to as

“ Ho l l an d ” ) a f

t er Hi n es was s ued b y t i t l e i n s u rer Fi rs t Am eri can Ti t l e In s u ran ce

Co m p an y (“ FATIC”) fo r p ro fes s i o n al m a l pract ice i n ren d eri n g an o p i n i on o n t h e

s t at u s of t i t l e t o l an d rel at ed t o a real es t at e cl o s i n g. As m o re fu l l y s et fo rt h b el o w, we

fi nd n o erro r an d affi rm

.Th e r e l e v a n t fact s are es s en t i al l y u n d is pu t ed

. 1 Hi n es was ret ai n ed as t h e

s et t l em en t ag en t / cl os i ng at to rn ey i n co n nect i o n wi t h t h e refi n an ci n g o f a l o an rel at ed

t o cert ai n real p ro p ert y (t h e “ Pro p ert y ”). Hi nes h i red Ho l l an d t o perfo rm t h e t i t l e

ex am i n at i o n o f t he Pro p ert y

, an d t h e t i tl e ex am i nat i on rev eal ed an o p en s ecu ri t y d eed

t o Berk l ey P a r k P ro p ert i es

, LLC (“ Berk l ey Park ”), as l en d er (“ Berk l ey Lo an ”);

h o wev er, an o th er op e n l o an s ecu red b y a s ecu ri t y deed to t h e Ban k o f No rt h

Geo rg i a’ s p red eces s o r, as l en der, i n wh i ch Berk l ey Park was t h e bo rro wer (“ Ban k o f

No rt h Ge o rg ia Lo an ”) was n o t i d en t i fi ed wh en Ho ll an d p erfo rm ed th e t i t l e s earch

.

Hi n es s ub s eq u en t l y co n d u ct ed t h e l o an cl o s i n g an d d i s b u r s ed p ay m en t fo r t h e

Berk l ey l o an b u t d i d no t p ay o ff o r s eek a rel eas e o f th e Ban k o f N o rt h Geo rg i a l o an

.

Aft er t h e Berk l ey

Lo an was pai d o ff, Hi nes

, as t i t l e ag en t

, ren d er e d a l eg al o p i n i o n

t o FATIC t o t h e effect t h at t h e p ro p ert y at i s su e w a s n o w f r ee an d cl ear o f

en cu m b ran ces

. Bas ed on t h i s rep res en t at i o n, FATIC t h en i s s ued a l en d er/ o wn er t i t l e

i n s u ran ce p o l i cy

.

1 Fu rt h er, Hi n es ’ t hi rd -p art y co m p l ai n t i s co n s t ru ed i n h i s fav or, an d al l d o u b t s

reg ard i n g h i s t h i rd -p art y co m p l ai n t are l i k ewi se res o l v ed i n h i s fav o r. Au s t i n v. Cl a r k

, 2 9 4 Ga. 7 7 3

, 7 7 5 (7 5 5 SE2 d 7 9 6 ) (2 0 1 4 ). Acco rd i ng l y

, al t h o ug h d i sp u ti n g s o m e o f

Hi n es ’ fact s as s tat ed i n hi s ap p el l at e b ri ef, Ho ll an d ack n o wl ed g es t h at s u ch d i s p u t es

are i m m at eri al t o t h i s ap p eal

.

2So m e t i m e l at er, fo recl os u re p ro ceed i n gs were i n s t i t ut ed on t h e Ban k o f No rt h

Geo rg i a l o an . Th e p ro p ert y o wn er was g i v en n o t ice o f t h e fo recl o s u re s al e, an d s h e

n o t i fi ed FAT I C o f t h e i m p en d i n g fo recl o s u re. FATIC u l t i m at el y p ai d o ff t h e

o u t st an d i n g l o an am o u n t o f $ 1 4 4 ,9 8 5.1 7 an d o bt ai n ed a rel eas e t o p rev en t t h e

fo recl o s ure s al e an d pro tect t he o wn er’ s/ i n s u red ’ s i nt eres t i n t he Pro pert y

.

F ATIC s u b s eq u en t l y fi l ed a l eg al m al p ract i ce an d i n d em n i fi cat i on act i o n

ag ai n s t Hi n es b as ed on H i n es ’ fai l u re t o d i s cl o s e an d o b t ai n a d i s ch arg e an d rel eas e

o f t h e Ban k o f No rt h Geo rg i a Lo an in co n n ect io n wi th t h e cl o s i ng . Hi n es an s wered

an d fi l ed a t hi rd -p art y co m p l ai n t ag ai n s t H o l l a n d T i t l e seek i n g co n t ri b u t i o n an d

i n d em ni fi cat i o n fo r an y d am ag es Hi n es m i gh t b e l i ab l e t o p ay FATIC, as sert i n g t h at

Ho l lan d Ti t l e b reach ed t h e s t an d ard o f care i t o w ed t o Hi n es i n p erfo rm in g t h e t i t l e

s ear c h a n d t h at i t b reach ed an u n s p eci fi ed o ral co n t ract b et ween th e p art i es

.

Su b s eq u en t l y

, an d wi t h o u t fi rs t s eek i n g p erm i ss i o n fro m t h e t r i a l c o u rt

, Hi n es

am en d e d h i s t h i rd -p art y co m p l ai n t t o ad d Hazel i n d i v id u al l y as a t h i rd -p art y

d efen d an t ; Hi n es l at er m o v ed fo r p erm i s s i o n to ad d Hazel as a p art y t o t h e l aws u i t

.

Ho l lan d fi l ed a m o t i o n t o d i s m i s s

, as s ert i n g t h at b ecau s e Hazel an d t h e o t h er Ho l l an d

t i tl e ex a m i n e r s were n o t at t orn ey s

, t h ey co u l d n o t ren d er a leg al “ o p i n io n” o n t h e

s t at u s o f t h e t it l e t o l an d an d th at

, t h erefo re, Ho l l a n d c o u l d n o t b e l i ab l e fo r an y

3p o rt i on o f t h e l e g al m al p ract i ce cl ai m ag ai n s t Hi n es

. Hazel H o l l an d al s o fi l ed a

res p o n s e t o Hi nes ’ m o t i o n t o ad d h er as a p art y

, co n t en di n g t h at H i n es ’ m o t i o n s h o u ld

b e d en i ed b ecau s e, am o ng o t h er t h in g s

, h e h ad no t at tem pt ed to p i erce t h e co rp o rat e

v ei l o r m ad e an y al l eg at io ns t h at s h e, i n d i vi d u al l y

, h ad co m m i t ted a t o rt o r b reach ed

a co nt ract

. Fo l lo wi n g a h eari ng

, t h e t ri al co u rt d en ied Hi nes ’ m o t i o n t o ad d Hazel as

t h i rd -p art y d efen d an t an d d i s m is s ed Hi n es ’ t h i rd -p art y cl ai m s o n th e b as i s th at Hi n es

co u ld n o t s eek in d em

n it y or co n t ri b u t i o n fro m Ho l l an d fo r FATIC’ s p ro fes s i o n al

n eg li g en ce cl ai m

ag ai n s t Hi n es

. 2

FATIC an d Hi n es su b s eq u en t l y en t ered i n to a co n s en t j u d gm e n t p u rs u an t to

wh i ch Hi n es ag reed t o p ay FATIC t h e fu l l am ou n t p ai d o u t u n d er th e t i t l e i n s u ran ce

p o l i cy

. W i t h i n 3 0 d ay s o f t h e en t ry o f t h e co n s en t ju d g m en t, H i n es fi l ed hi s n o t i ce o f

2 Hi n es an d FATIC s o u g h t a cert i fi cat e o f i m m ed i at e rev i ew o f t h e t ri al co urt ’ s

o rd er, an d t h e t ri al co u rt s i g n ed t h e cert i fi cat e o n Ap ri l 3 0

, 2 0 1 2, wh i ch w as fi l ed wi th

t h e l o w e r c o urt cl erk on M ay 1

, 2 0 1 2

. W e in i t i al l y g ran t ed H i n es ’ ap p l i cat i o n fo r

i n t erl o cu t o ry rev i ew, b u t th en d is m i s s ed t h e ap p eal b ecau se t h e cert i fi cat e o f

i m m ed i at e rev i ew w a s n o t o b t ai n ed wi t h in t en d ay s o f t h e ju d g m en t s o u g h t t o b e

rev i ewed

. Ho wev er, o u r earl i er d i s m i s s al o f Hi nes ’ p ro ced u ral l y fau l ty i n t erl o cu t o ry

ap p eal d o es n o t fo recl o s e o u r co n s i d erat i on of t h i s ap p eal

. Ca n o es i d e Pr o per t i es

, In c.

v. Li vs ey , 2 7 7 Ga. 4 2 5

, 4 2 6 (1 ) (5 8 9 SE2 d 1 16 ) (2 0 0 3 ); s ee al s o S o t t er v. S t ep h en s

, 2 9 1 Ga. 7 9 , 8 4 (7 27 SE2 d 4 8 4 ) (2 0 1 2 ).

4ap p eal

, ch al l en g i n g o n l y t h e t ri al co u rt ’ s o rd er g ran t i n g t h e th i rd -p art y d efen d an t s ’

m o ti o n t o d i s m i s s

. 3

1

. I n G eo rg i a, t hi rd -p art y p ract i ce i s g o v ern ed b y OCGA § 9-1 1 -1 4. Un d e r

s u b s ect i o n (a) o f OCGA § 9 -1 1 -1 4

, a th i rd -p art y co m p l ai n t m ay b e b r o u g h t b y t h e

d efen d an t

, as a t h i rd -p art y p l ai n t i ff, “ u p o n a p ers o n n o t a part y t o t h e act i o n wh o i s

o r m a y b e l i a b l e to h i m fo r al l o r p art o f th e pl ai n t i ff’ s cl ai m ag ai ns t h i m

. ” As o u r

ap p el l at e co urt s h av e ex po u n d ed , s ub s ect i o n (a)

au t h ori zes a d efen d an t

, as a t h i rd -p art y p lai n t i ff, t o fi l e a cl ai m

ag ai n s t

a t h i rd -p art y d efen d an t fo r s eco n d ary l i ab i l i t y o n t h e pl ai n t i ff ’s cl ai m

,

i .e., a cl ai m fo r l i ab i l it y o v er, b u t n ot a d i rect cl ai m fo r d am ag es

. [Th us

,

an ] ab s o l u te req u i rem en t o f ev ery t h i rd -p art y p ro ceed i n g i s t h at i t s

p u rp o s e m

u s t b e t o i m

p o s e u po n t h e t h i rd -p art y d efen d an t a l i ab i l i t y fo r

p a rt o r al l o f t h e l i ab i l i t y as s ert ed b y t h e o ri g in al p l ai nt i ff ag ai n s t t h e

t h i rd -p art y p l a intif

f

. A t h ird -p art y act i o n m ay b e m ai n t ai n ed o n l y ag ai n s t

o n e wh o i s s eco n d ari ly l i ab l e t o th e o ri gi n al defen d an t fo r p art o r al l o f

t h e o ri g i n al p l ai n t i ff’ s cl ai m

. W h en a reco v ery b y t h e p l ai n t i ff ag a i n s t

t h e d efen dan t wo u l d n eces s ari l y b e fo l l o wed b y reco very fo r th e

d efen d an t ag ai n s t t h e t hi rd -p art y d efen d an t, th en a t h i rd -p art y act io n i s

p ro p er.

. . . [I] t i s n o t a d ev i ce fo r b ri n g i n g i n t o a n act i on an y

3 Al t h o u g h t h i s ap peal fo l l o ws t h e en try o f a co n s en t ju d g m en t b et ween FATIC

an d Hi nes

, we h av e ju ri s di ct i o n t o rev i ew t h e earl i er i n t erl o cu t o ry o rd er g ran t i n g

Ho l lan d’ s m o t io n t o d is m i s s t h e t h i rd -p art y co m p l ai n t

. See O’Del l v. M

a h o n ey

, 3 2 4

Ga. Ap p . 3 6 0 , 3 6 1 (1 ) (7 5 0 SE2 d 6 8 9 ) (2 0 1 3 ).

5co n t ro vers y wh i ch m ay h ap p en t o h av e s om e rel at i o n s h ip wi th it

. . . . [A]

d efen d an t can n o t as s ert an en t i rel y sep arat e cl ai m ag ai ns t t h e t h i rd -p art y

ev en t h o u g h i t ari s es o u t o f t h e s am e g en eral s et o f fact s as t h e m ai n

cl ai m

. Th ere m

u st b e an at t em

p t to p as s o n t o th e t h i rd -p art y al l o r p art

o f t h e l i ab il i t y as s ert ed ag ai n s t t h e defen d an t b u t n o t to t en d er t h e t h i rd

p art y as a s u bs t i tu t e d efen d an t

.

(Ci t at i o n s an d pu n ct u at i o n o m i t t ed .) Co h en v. McLa u gh l i n

, 2 5 0 Ga. 6 6 1

, 6 6 2 (1 ) (3 0 1

SE2 d 3 7 ) (1 9 83 ). See al s o Sa t i l l a Co mmu n i t y S vc. Bo a r d v. S

a t i l l a Hea l t h Svcs

., In c.

,

2 7 5 Ga. 8 0 5

, 8 0 9 (5 7 3 SE2 d 3 1 ) (2 0 0 2 ) (Hi n es

, J u st ice, co n cu rri n g ). St at ed m o re

s u cci n ct l y

, “ [t ] h i s s ect i o n d o es n o t au th o ri ze d efen d an t to s eek affi rm at iv e rel i ef

s o l el y o n h is o wn b eh al f. In s t ead

, t h e co m pl ai n t m u s t be pred i cat ed o n s eco n d ary o r

d eri v at i v e l i ab i l i t y

. . . .” (Ci t at i on om i t t ed .) McCr a y v. Fed

. Na t. Mt

g

. A s s n

. , 2 9 2 Ga.

Ap p

. 15 6 1 6 0 (3 ) (6 6 3 SE2 d 7 3 6 ) (2 00 8 ). Ty p i cal ly t h en

, t h e “ t h i rd -p art y p l a i n t i f f

m u st es t ab l i s h a ri g h t ov er ag ai n s t t h e t h ird -p art y d efen d an t ei t her b y i n d em n i t y [,]

.

. . s u bro g at i o n

, co n t ri b u t i o n o r warran t y .” (Ci t at i o n an d p u n ct u at i o n om i t t ed .) ARA

Tr a ns p

. v. Ba r n es

, 1 8 3 G a. Ap p

. 4 2 4

, 42 5 ( 1 ) (3 5 9 SE2 d 1 5 7 ) (1 9 8 7 ). Ag ai n s t t h i s

b ack dro p, we n o w t u rn t o t h e s p eci fi c al l eg at i o n s o f Hi nes ’ t h i rd -p art y co m p l ai n t an d

co n si d er wh et h er h e h as as sert ed an y cl ai m s o f d eri v at i v e l i ab i l i t y

.

6(a) Co n t r ib u t i o n

. OCGA § 5 1 -1 2 -3 2 s et s o u t a st at u t o ry ri g h t o f co nt ri b u t i o n,

s u b ject t o cert ai n l im i t at i o n s n o t pert i n en t here. See Zu r ich Amer i ca n In s

. Co

. v.

Hea rd

, 3 2 1 Ga. Ap p

. 32 5, 3 30 (1 ) (7 4 0 SE2 d 4 2 9 ) (2 0 1 3 ) (ex p l a i n i n g t h at t h e

s t at u to ry ri g ht o f co n tri b u ti o n h as n o t b een co m p l et el y ab o l i s h ed b y t h e l eg i s l at u re’ s

en act m en t of t h e OCGA § 5 1-1 2-3 3

, Geo rg i a’ s ap p o rt i o n m en t s t at u t e); see al s o Di s t

.

Own er s As s n

., In c. v. A MEC En vi r o n men t a l & In f r a st r u ct u r e, In c.

, 32 2 Ga. Ap p

. 7 1 3,

7 1 8 (2 ) (7 4 7 SE2 d 1 0 ) (2 0 1 3 ) (n o t in g t hat “ o u r Su p rem e Co u rt has h el d t h at OCGA

§ 51 -1 2 -3 3 s u p pl an t ed cl ai m s fo r co m m o n -l aw co n t ri b u ti o n an d ap p o rt i o n m en t ”).

Bu t

, as ex p res s l y st at ed i n t he s t at u t e, “ [t ] h e ri g h t to co n t ri b u t i o n rel at es o n ly t o jo i nt

t o r t f ea s o rs

, an d wh e r e t h e p r o p o s ed d efen d an t ca nn o t b e m ad e l i ab l e as a jo i nt

t o rt feas o r, th e co n t ri b u t i o n act i o n d o es n o t s t at e a cl ai m .” (Ci tat i o n s an d pu n ct u at i o n

o m it t ed ; e m

p h as i s in o ri g i nal .) Gr een h o r n e & O’Ma r a

, In c. v. Ci ty of A t l a n t a

, 2 9 8

Ga. Ap p

. 2 6 1, 26 2 (6 79 SE2 d 8 1 8 ) (2 0 0 9 ). See al s o Ga

. Po r ts Au t h

. v. An d r e & Co

. ,

2 6 2 Ga. Ap p

. 59 1

, 5 9 6 (5 ) (a) (5 8 5 SE2 d 8 8 3) (2 0 0 3) (“ [a] n al l eg ed jo i nt t o rt feas o r

wh o ca n n o t b e h e l d l i ab le o n t h e u n d erl y i n g to rt cl ai m can n ot b e h el d l iab l e fo r

co n tri b u t i o n or i n d em

n i ty ”), rev ’ d o n o t her g ro u n d s

, Hi n es v. G a

. Po r ts Au t h

. , 2 7 8

Ga. 63 1 (6 0 4 SE2 d 1 8 9 ) (2 00 4 ); S o u t h er n R. Co

. v Br ewer

, 1 2 2 G a. A p p

. 2 9 2

, 2 9 3

(1 7 6 SE2 d 6 65 ) (1 9 7 0 ) (t h i r d

- p a r t y co m pl ai nt b as ed o n co n t ri b u t i o n co u l d n o t b e

7m ai n t ai n ed ag ai n st t h i rd -p art y defen d an t wh o was n ot s ub ject to s u i t b y t h e p l ai n t i ff

fo r n eg l i g en ce).

Here, we n eed n o t p ars e wh et h er t he n o n -at t orn ey t i t l e ex am i n ers co u l d b e jo i nt

t o rt feas o rs i n t h i s s u i t i n v o l vi n g a l eg al m al pract i ce cl ai m b ecau s e Hi n es h as

s p eci fi cal l y den i ed th at Ho ll an d i s a jo i nt t o rt feas o r wi t h h i m

. Hi n es arg u es i n s t ead

t h at “ as a res u l t of t h e d efect i v e t i t l e ex am i n at i o n co n d u ct ed b y [Ho l l an d ]

, [Ho l l an d ]

are t o rt feas o rs a s t o [Hi n es ]

, an d t h erefo re s eco n d ari l y l i ab l e fo r dam ag es t h at [Hi n es ]

i s u l t i m at el y o bl ig at ed t o p ay FATIC p u rs u an t t o t h e ju d g m en t en t ered i n t h i s cas e[.] ”

(E m p h as i s s u p p l i ed .) Acco rd i n g ly

, b ecau s e H i n es h as no t as s ert ed a cl ai m fo r

co n tri b u t i o n u nd er OCGA § 5 1 -1 2 -3 2

, t h e t ri al co u rt d i d n o t err b y d i s m is s i n g Hi n es ’

t h i rd -p art y co m

p lai nt t o t h e ex t en t i t was g ro u n d ed o n a cl ai m fo r co nt ri bu t i o n

.

(b ) In d emn i t y

. Hi n es al s o a s s e r t ed a cl ai m fo r i nd em n i ty ag ai n s t Ho l l an d.

Fo l l o wi ng t h e en act m en t of OCGA § 51 -1 2 -3 3

, “ Geo rg ia l aw co n t i n u es t o reco g n i ze

t wo b ro ad cat eg ori es o f i n dem n i t y : as creat ed b y co n t ract

, as b et ween a s u ret y an d a

d eb to r; an d u n d er t h e co m m o n l aw o f v i cari ou s l i ab il it y , as bet ween p ri n ci p al s an d

ag en ts .” (Ci t at i o n s an d p u n ct u at i o n o m i t t ed .) AMEC

, 3 22 Ga. Ap p. at 7 1 5 (1 ). Here,

t h ere i s n o co n ten t i o n t h at an ex p res s co n t ract o f i n d em n i t y ex is t s b et ween t h e t h i rd

p art i es . Fu rt h er, as t o t h e s eco n d cat eg o ry o f i n dem n it y , we h av e h el d t h at t h i s t y p e

8o f “ [i ] n d em

n i fi cat i o n co n t em

p l at es i m p u t ed l i ab i l i t y ari si ng fro m t h e t o rt s o f an o t h er.

A p ers o n wh o i s co m

p el l ed t o p ay d am ag es b ecau s e of l i ab il i t y im p u t ed t o h i m as t h e

res u l t o f a t o rt co m

m i t t ed b y an o t h er m ay m ai n t ai n an act i o n fo r i n d em ni t y ag ai n s t

t h e p ers o n wh o s e wro n g h as b een i m p u ted t o h i m

. ” Au t o-Ow n e r s I n s. Co

. v.

An d er s o n

, 2 5 2 Ga. Ap p

. 3 6 1

, 3 6 3 (1 ) (5 56 S E 2d 4 6 5 ) (2 0 0 1). St at ed s o m ewh at

d i fferen tl y

, “ i f a p ers on i s co m pel l ed t o p ay d am ag es becau s e o f n eg li g en ce i mp u t ed

t o h i m as t h e res u l t o f a t o rt co m m it t ed b y an o t h er, h e m ay m ai n t ai n an act i o n fo r

i n d em ni t y ag ai n s t t h e pers o n wh o se wro n g h as t h u s b een i m p u t ed t o h i m .” (Ci t at i o n

an d p u n ct u at i o n o m i t ted ; em p h as i s i n o ri g i n al .) AMEC, 3 2 2 Ga. Ap p. at 7 1 5-7 1 6 (1 ).

As n ot ed ab o v e, Hi n es i s n o t al l eg i ng t h at h e i s v i cari o u sl y l i ab l e fo r Ho l l an d ’ s

al l e g e d om i s s io ns ; rat h er, he al l eg es t h at H ol l an d h as b reach ed a s t an d ard o f care

o wed d i r e c t ly t o h im an d t h at Ho l l an d i s a to rt feas o r as t o h i m

. M o reo v er, t o t h e

ex t en t h e al l eg es t h at Ho l l an d ’ s fai l u re t o i d en t i fy t h e o u t s t a n d i n g secu ri t y d eed

reco rd ed b y Ban k o f No rt h Geo rg i a was th e p ro x i m at e cau s e o f an y d am ag es s u ffered

b y FATIC, h e h as n o t al l eg ed t h at h e i s li ab l e fo r t h es e d am ag es b as ed o n an as s ert i o n

o f i m p u t e d

, vi cari o u s

, o r deri v at i v e l i ab i l i t y

. Rat h er, h e as s ert s, i n es s en ce, t h at

H o l l an d ’ s n eg li g en ce cau s ed h i m t o b e p ro fes s i o n al l y neg l i g en t an d t h at h e h a s a

cl ai m fo r i n d em

ni t y ag ai n s t Ho l l an d

.

9A lt h o u g h n on -at t o rn ey s i n Geo rg i a h av e b een gran t e d a n e xpr e s s sta tutor y r ight

t o ex am in e reco rd s o f t it les t o real p ro p ert y an d t o p rep are an d i s su e ab s t ract s o f t i t l e,

o u r l eg i s l at u re has al s o p r o v i d e d t h at o n l y “ an at to rn ey at l aw [i s au t h o ri zed ] to

e x p r e s s

, r en d er, or i s su e an y l eg al o p i n i o n as to t h e s t at u s of th e ti t le t o rea l o r

p ers o n al p ro p ert y

. ” OCGA § 1 5 -1 9 -5 3

. Th u s, an act i o n fo r l eg al m al p ract i ce wi l l l i e

ag ai n s t an at t o rn ey o r l aw fi rm wh o i s s u es a d efect i ve t i t l e ex am in at i o n o r rep o rt

, an d

t h i s i s t ru e ev en w h en t h e d efen d an t at t o rn ey d oes n ot p ers o n al l y perfo rm th e s earch

,

b u t m erel y rev i ews o r ap p ro ves t h e res u l t s

. S e e O l d R ep u b l i c Na t

. Ti t l e In s

. Co

. v.

At t o r n ey Ti t l e S

vcs

., In c.

, 2 9 9 Ga. Ap p . 6

, (9 ) (1 ) (6 8 2 SE2 d 1 3 2 ) (2 00 9 ) o v erru l ed

o n o t h er g ro u n d s b y

, Newel l Recycl i n g of At l a nt a

, In c. v. Jo r d

a n Jo n es & Go u l d i n g,

In c. , 2 8 8 Ga. 2 3 6

, 2 3 9 (7 0 3 SE2 d 3 2 3 ) (2 0 1 0 ), an d ci t es

. 4

Fu rt her, t h i s i s i n acco rd wi t h OCGA § 1 5 -1 9-5 4

, wh i ch p ro v i d es t h at wh i l e “ a

p ers o n

, co rp o rat i o n

, o r v o l u n tary as s o ci at i o n [m ay fu rn i s h ] an y p ers o n l awfu l l y

en g ag ed i n t he p ract i ce o f l aw s u ch i n fo rm at i o n o r cl eri cal s erv i ces i n an d ab o u t h i s

p ro fes s i on al wo rk ,” i t i s “ t h e at t o rn ey recei v i n g t h e i nfo rm at i o n o r s erv i ces [wh o ]

s h al l [at al l t i m es ] m ai n t ai n fu l l p ro fes s i o n al an d d i rect res p on s i b i l i t y t o h is cl i en t s fo r

4 W e h a v e p rev i o u s ly “ n o t e[d ] t h at t h e p ro fes s i o n s o f t i tl e ex am i n er an d

at t o rn ey are n o t m

u t u al ly ex cl u s i ve.” Ol d Rep u b l i c Na t

. , 2 9 9 Ga. Ap p . at (8 ) (1 ).

10t h e i n fo rm at io n an d s erv i ces rece i v e d .” Id

. Acco rd i n g l y

, b y st at ut e, o nl y Hi n es can

ren d er a l eg al o p i n i on o n t he s tat u s o f t i t l e t o p ro pert y

, an d Hi n es i s d i rect l y

res p o n s i b l e to h i s cl i en t fo r h i s o p i n i o n on t h e s t at u s o f t he t i t l e to t h e Pro p ert y

.

W h et h er h e bas es th at o pi n i o n o n i n fo rm at i o n s u p p li ed t o hi m b y n o n -at t o rn ey s o r

g arn ers t he i n fo rm at i o n hi m s el f, Hi n es i s d i rect l y

, rat h er t h an vi cari o u s l y , l i ab l e fo r

an y cl ai m o f p ro fes s io nal n eg l i g en ce ari si n g o u t o f t h e t i t l e ex am i n at i o n

. 5

(c) M o reo v er, t o t h e ex t en t t h at Hi nes i s cl ai m i n g t hat H o l l an d ’ s n eg l i g en ce

was t h e so l e p ro x i m at e cau s e o f t h e i n ju ry fo r w h i ch reco v ery is so u gh t

, h e i s i n effect

s eek i n g i m

p erm i s si b ly t o ten d er a s u b st i tu t e d e f e n d a nt

. J. S

mi t h La n i er & Co

. v.

Accep t a n ce In d

em. In s

. Co

. , 2 7 2 Ga. Ap p

. 78 9

, 79 3 (1 ) (a) (B) (6 1 2 SE2 d 8 4 3 )

(2 0 0 5) 6 (“ OCGA § 9 -1 1 -1 4 d o es n o t al l ow t he ten d er o f an o t h er d efen d an t wh o i s o r

m ay b e l i ab l e t o th e p lai n t i ff”); Br a b h a m v. Br o wn

, 14 7 Ga. Ap p. 7 6 6, 76 7 (2 5 0 SE2 d

5 W e n o te t hat So u t h er n La n d Ti t l e, In c. v. No r t h Ga

. Ti t l e, In c.

, 2 7 0 G a. Ap p.

4 (6 0 6 SE2 d 4 3) (2 0 0 4 ) is i nap p o s i t e t o th e i s su es rai s ed i n t h i s ap p eal fo r a n u m b er

o f reas o ns

. Fi rs t

, t h at cas e d i d n o t i n v o lv e a cl ai m

, m u ch l es s a t h i rd -p art y cl ai m

, by

an at t o rn ey ag ai ns t t h e n o n -at t orn ey t i t l e ex am i n ers wh o p erfo rm ed t h e t i t l e

ex am i n at i o n an d is s ued t h e ti t l e rep o rt

, an d t hu s p ro v i d es n o au th o ri t y fo r an at t o rn ey

wh o i s s u ed b ecau s e o f a d efect i v e ti t l e o p i n i o n t o fi l e t h i rd -p art y cl ai m s ag ai n st a

n o n -at t o rn ey t i t l e ex am i ner. Mo reo v er, n o n e of t h e i s su es cu rren t l y b efo re u s were

rai s ed o r ad d res sed i n t h at ap p eal

.

6 Th i s cas e was rev ers ed o n u n rel at ed g ro u n ds i n J. S mi t h La n i er & C o

. v.

Accep t a n ce In d

em. In s

. Co

., 2 8 0 Ga. 5 08 (6 3 0 SE2 d 4 0 4 ) (2 0 0 6 ).

114 9 5 ) (1 9 7 8 ). Bas ed o n th e fo reg o i n g

, t h e th i rd -p art y co m pl ai n t was p ro p erl y

d i s m i s s ed o n t h e b as is t h at n o cl ai m fo r i n d em

n i t y h ad b een s t at ed

. 7

2

. H i n e s a l s o co n t en d s th e t ri al co u rt erred by h o l d in g t h at h e can n o t as s ert

s ep arat e l eg al cl ai m s b as e d o n t h e s am e u nd erl y i n g fact s as t h e o ri g i nal co m p l ai n t

,

an d b y h o ld in g t h at Ho l l an d can n o t b e i m p l ead ed b as ed o n t h eo ri es o f s i m p l e

n eg li g en ce an d b reach o f co nt ract

. Pret erm i t ti n g wh et h er th e t ri al co u rt act u al l y m ad e

an y h o l d i n g s o n t h es e is s u es

, ev en i m pl i ci tl y

, an d t o t h e ex t en t Hi n es ’ arg um en t s in

s u p p ort o f t h es e en um erat io n s h av e no t b een ad d res s ed i n Di v is i on 1 ab o v e, we n o t e

t h at wh i le it i s t ru e th at “ [i ] t i s i m m at eri al t h at t h e l i ab i l i t y o f th e t h ird -p art y res t s o n

a d i f f er en t th eo r

y fro m t hat u n d erl y i n g p l ai nt i ff’ s cl ai m ,” i t i s al s o t ru e t h a t

i n d ep en den t cl ai m s n o t b as ed o n s eco n d ary l i ab i l i t y can n o t fo rm t h e b as i s fo r a t h i rd

p art y act i o n

. (Ci t at i on s an d p un ct u at i o n o m i t t ed .) Kn a p p v. Lo l ley

, 1 7 7 Ga. Ap p

. 7 8 6,

7 8 7 (3 4 1 SE2 d 3 0 6 ) (1 9 8 6), Th u s

, b ecau s e we h av e d et erm i n ed t h a t H i n e s h as n ot

as s ert e d a d e r iv at i v e o r s eco nd ary l i ab i l it y cl ai m ag ai n s t Ho ll an d fo r t h e act s o f

p ro fes s i on al n eg l i g en ce he is al l eg ed t o h av e co m m i tt ed

, i t fo ll o ws th at he can n o t u s e

7 W e n o te al s o t h at Hi n es h as n o t as s ert ed an y cl ai m b as ed o n t h e ex i s t en ce o f

a warran t y

. See Smi t h

, Kl i n e & Fr en ch La b or a to r i es v. Ju st

, 1 2 6 Ga. Ap p

. 6 4 3 (1 9 1

SE2 d 6 3 2 ) (1 97 2 ) (t h ird -p art y co m p l ai n t ag ai n s t ph arm aceu t i cal m an u fact u rer b as ed

o n i m p l i ed warran t y

p ro p er i n wro n g fu l d eat h act i o n ag ai ns t p res cri bi n g d o ct o r).

12a t h ird -p art y co m p lai n t t o as s ert an y i n d ep en d en t c a u s e s o f act i o n h e m ay h av e

ag ai n s t Ho l l an d. Ho wev er, we cau t i o n th at o u r o p in i o n s h o u ld n o t b e read as h o l d i n g

t h at Hi n es h as n o v i ab le c l ai m s ag ai n s t Ho l l an d b as ed on th e t i t l e ex am i nat i o n an d

rep o rt at i s su e, an d we ex p res s l y d ecl i n e t o ad d res s t h is i s su e.

3

. Bas ed o n t h e fo reg o i n g

, we need n o t co n si d er wh et h er th e t ri al co u rt ab u s ed

i t s d is cret i o n b y den y i n g Hi n es ’ m o t i o n t o ad d Hazel Ho l l an d, i n d i v i d u al l y

, as a t h i rd

p art y defen d an t

. A n d i n a n y ev en t

, we n o t e t hat “ [t ] h e d eci s i on wh et h er t o g ran t o r

d e n y a m o t i o n fo r l eav e t o i m p l ead a t h i rd -p art y d efen d an t i s o ne co m m i t t ed t o t h e

s o u n d d i s cret i o n o f t h e t ri al co u rt

, an d t he t i m el in es s o f t he m o t i o n i s a f a c t o r

g o v ern i n g t h e e x e rci se o f s u ch d i s cret i o n

. W h ere t he m o t i o n fo r i nt erp l ead er i s n ot

p ro m p t ly m ad e an d t he m o v an t o ffers n o reas o n ab l e ex cu s e fo r t h e d el ay

, t h e m o t i o n

m ay be p ro p erl y d en i ed .” (Ci t at i o n s a n d p u n ct u at io n o m i t t ed .) Ho ven d i ck v.

Pr es i d en t i al Fi n a n ci a l Co r

p

. , 2 3 0 Ga. Ap p

. 50 2

, 5 0 6 (7 ) (4 9 7 SE2 d 2 69 ) (1 9 9 8 ).

Here, Hi n es wai t ed o v er t wo m o n t h s aft er h e fi l ed h i s o ri g i n al an s wer an d t h i rd -p art y

co m p l ai n t t o at t em

p t t o ad d Hazel t o h i s t h i rd -p art y co m p l ai nt an d h as o ffered n o

reas on ab l e ex cu s e fo r t h e d el ay

. Acco rd i n g ly

, fo r al l t h e fo reg oi n g reas o n s

, t h e t ri al

co u rt p ro p erl y

d en i ed t h e m o t i o n t o ad d Hazel Ho l l an d as a t h i rd -p art y d efen d an t

.

Ju d g men t a f f i r m ed . Ba r nes , P. J., a n d

Ra y, J., co n cu r

.

13