Opinion ID: 1228580
Heading Depth: 1
Heading Rank: 3

Heading: Duffy's Case

Text: This third case is completely unrelated to the first two. Here, James Duffy, t/a Duffy Roofing Co. (Duffy), entered into a contract in the amount of $19,500 with Flatiron Associates, Limited (Flatiron), to supply labor and material to erect certain improvements on property owned by Flatiron in Norfolk, Virginia. On December 15, 1986, Duffy filed a memorandum of mechanic's lien claiming $17,000 for labor and material. The memorandum was filed on a form which contained handwritten insertions. In the portion of the memorandum labeled brief description and location of real property, Duffy wrote substantially as follows: Bute & Charlotte St., Norfolk, Va. # 501, 503, 505, 507 Granby St. Lots 19, 20, 21, Block 6 Plat of O.V. Cottage Co. Book 187, pg. 550, 1/10/86, 525,000 Duffy's description referred to properties in two completely different places in Norfolk. The Bute and Charlotte address is where Duffy had worked. But the reference to O.V. Cottage Co. was to land located in the Ocean View section of Norfolk on which Duffy had never worked. Duffy claimed a lien against all the property described in his memorandum of lien. Defendants Steven C. St. John, Trustee; Phil Stewart, Trustee; First Union National Bank; and Chrysler Condo Developers, Limited Partnership (hereinafter collectively St. John) demurred on two grounds. We are concerned here with the first ground which was as follows: The Bill and the mechanic's lien sought to be enforced therein are invalid and unenforceable in that Plaintiff, by its mechanic's lien, has encumbered not only the property described in the Bill of Complaint, but also additional land described in the Memorandum of Mechanic's Lien as Lots 19, 20, 21, Block 6, Plat of O.V. Cottage Company, upon which latter land the Plaintiff has added no value by its work, labor or service. The trial court sustained the demurrer for the reasons set forth in the description of Woodington's case. Duffy appealed.