Karen L. Hart

Reported Cases

• Long Beach Mortg. Co. v. Evans, 284 S.W.3d 406 (Tex. App. – Dallas 2009, pet. denied), cert. denied by Long Beach Mortg. Co. v. Evans, 130 S.Ct.3470 (2010)
• Site Work Group, Inc. v. Chemical Lime Ltd, 171 S.W.3d 512 (Tex. App. –Waco 2005, no pet.)
• Cadle Co. v. LaCroix, NO. CIV.A. 1:07-CV-183, 2008 WL 576991 (E.D. Tex. Feb 28, 2008) (unpublished)
• In re Aluotto, NO. 08-32970, ADV. 08-3250, 2009 WL 1231988 (Bankr. S.D. Tex. Apr 29, 2009) (unpublished)

Representative Matters

Real Estate Litigation

• Represents health care property owners and asset managers in litigation involving medical-office buildings (MOBs) and other medical-related properties.
• Handles litigation concerning various property holdings, including in cases involving city, county and state entities, for a national storage company.
• Represents commercial property owners and commercial tenants in federal and state commercial eviction lawsuits and related appeals, in breach of lease cases and in cases involving real estate receiverships.
• Represents oil and gas companies, including industrial contractors and subcontractors, in contract and construction disputes.
• Obtained declaratory judgment of priority of receiver’s lis pendens claim, quieting title in receiver over a competing lien claimant and prevailing at every level of appeal, including the U.S. Supreme Court.
• Attained judgment for a supplier in a suit on account and to foreclose a construction lien and bond claims in Louisiana state court, creatively domesticating judgment in Texas for collection.
• Resolved a national restaurant chain’s constructive eviction claims.
• Obtained judgment in a breach of lease case and litigated a hotly contested, complex garnishment of connected parent and subsidiary accounts.
• Resolved breach of restrictive use covenant for owner of regional shopping center.

Business Litigation

• Defended a medical clinic against a competitor’s assertion of tortious interference, civil theft, and misappropriation of trade secrets arising from physician noncompetition agreements, ultimately achieving settlement and dismissal of claims.
• Secured injunctive relief protecting a small business from a larger competitor’s wrongful interference with customer contracts/relationships through a business disparagement campaign arising from a software ownership dispute.
• Obtained judgment on the promissory note and an order of foreclosure on a luxury houseboat involved in dealer fraud.

International Disputes

• Secured settlement and payment after obtaining a judgment on behalf of a Canadian broadcasting company against another organization in a broadcast dispute through garnishment of multiple accounts post-judgment.
• Litigated complex subordinated-promissory-note claims for a Canadian production company.
• Defended a South American pharmacy chain in an employment and trade secret misappropriation case in federal court.
• Litigated negligence claims arising from an international shipment stolen from a Customs Centralized Examination Station (CES).
• Obtained award against a French distributor of surgical lenses manufactured in U.S. in international commercial arbitration.

• Serves as Bell Nunnally’s General Counsel
• Serves on Bell Nunnally's Diversity & Inclusion Committee
• Selected by attorney peers as a Texas Super Lawyer^®, Thomson Reuters, 2022–2023
• Named one of the "Best Lawyers in Dallas" by D Magazine, 2022-2024
• Named one of the "Litigation Stars" in the Benchmark Litigation Guide, 2021–2024
• Featured in Best Lawyers^®’ Texas' Best Lawyers, 2020
• Texas Diversity Council, "Dallas Top 50 Women Lawyers Award," 2017
• Leadership Council on Legal Diversity Fellow, 2017
• Selected by attorney peers for inclusion in The Best Lawyers in America^®, 2017–2024
• American Bar Association Section of Litigation Outstanding Subcommittee Chair Award for the Real Estate, Condemnation & Trust Litigation Committee, 2016
• Texas Lawyer, Winning Women Award Honoree, 2014
• Dallas Business Journal, Women in Business Award Honoree, 2012
• Selected by attorney peers as a Texas Monthly Rising Star^®, Texas Monthly, 2006–2007, 2011–2014
• North Texas District Export Council, Member of the Year, 2013
• CREW Dallas Outstanding New Member Award Recipient, 2011
• National American Inns of Court Outstanding Program Award, “Separation of Church & State,” 2005
• Law clerk, Hon. Hayden Head, Jr., U.S. District Court, Southern District of Texas, Corpus Christi, 2001–2002

• Commercial Real Estate Women (CREW) – Dallas
  • Board of Directors, 2014–2016
  • Chair of Various Committees
  • Member
• American Bar Association (ABA)
  • Litigation Section Member
    • Real Estate Condemnation Trusts Litigation Committee, Co-Chair, 2019–present
• North Texas District Export Council (NTDEC)
  • Chair, 2013–2015
  • Vice Chair, 2012
  • Appointed Member of the NTDEC by the U.S. Department of Commerce, 2010
• National Association of Credit Management (NACM), NACM Southwest
  • Member
• International Council of Shopping Centers (ICSC)
  • Member
• State Bar of Texas
  • Member
• Dallas Bar Association
  • Member
• Dallas Young Lawyers Association
  • Foundation Life Fellow
• Patrick E. Higginbotham American Inn of Court
  • Barrister, 2017–2021
  • Associate
• Texas Winds Musical Outreach
  • Board of Directors (Past-President)
  • Advisory Board Member

• “Big Loopholes in Texas Attorney Fees Recovery Law Closed in Much-Anticipated Legislative Update," The Journal of Real Estate, Condemnation, and Trust Litigation, ABA Section of Litigation; September 21, 2021.
• "Cannabis Regulation and Cannabis Derived Products," USA Chapter of the Legalink guidebook, co-author; 2021.
• “Cannabis Laws in the U.S. and Europe Continue to Evolve,” Legalink; September 2020.
• "All Things Credit. All Things Legal," NACM Business Credit magazine, author; May 2020.
• "Impacts of COVID-19 on Commercial Leasing," Bell Nunnally Client Alert, co-author; April 3, 2020.
• "COVID-19 Issues and Answers for NACM Members," Bell Nunnally Client Alert, co-author; March 20, 2020.
• "Commercial Eviction," LexisNexis, author; March 2020.
• “Hemp, It’s Not Just for Hippies Anymore. Texans, are you ready?” Dallas Business Journal, author; October 2019.
• "New Legislation Would Give Cannabis Businesses Access to Federal Banks," NACM Business Credit magazine, quoted; April 2019.
• “A Credit Manager’s Guide to Effective Demand Letters,” NACM Business Credit magazine, author; May 2019.
• "Keep Calm and Credit On! Successfully Navigating, Negotiating and Resolving Customer Account Disputes," NACM Business Credit magazine, author; March 2018.
• "Properly Document Your Deal and Avoid Pitfalls of Casual Contracting," NACM Business Credit magazine, author; May 2017.
• "Dance Like No One is Watching; Email Like It May One Day Be Read Aloud in a Deposition," NACM Business Credit magazine, author; February 2017.
• "Tips to Ensure the Acceleration Clause in Your Lease is Enforceable," The Journal of Real Estate, Condemnation, and Trust Litigation, ABA Section of Litigation; January 2017.
• "What Real Estate Investors Should Know about Tenant Safety and Security," Dwell Finance Blog, interviewed; July 2016.
• "Post Judgment Collection Strategies: Know Your Basic Options," NACM Business Credit magazine, author; April 2016.
• "What Texas Property Owners Need to Know about Open Carry,” The Journal of Real Estate, Condemnation, and Trust Litigation, ABA Section of Litigation; February 2016.
• "Saddle Up with New Eviction Rules in Texas Justice Courts," The Journal of Real Estate, Condemnation, and Trust Litigation, ABA Section of Litigation; June 1, 2015.
• "Eviction: Not the End of the Road for Landlords and Tenants," The Journal of Real Estate, Condemnation, and Trust Litigation, ABA Section of Litigation; May 20, 2015.
• "Arbitration, the Good, the Bad, and the Ugly," NACM Business Credit magazine, author; May 2015.
• “Partnerships & Joint Ventures: Legal Obligations and How to Deal with Them,” Chapter 2, NACM Manual of Credit & Commercial Laws; 2014 & 2015 Editions
• "Leggo My Alter Ego! What You Need to Know About Piercing the Corporate Veil," NACM Credit Congress, so-author; July 2014.
• “What You Need to Know About the Commercial Eviction Process,” Dallas Bar Association Headnotes, Vol. 39, No. 9, author; September 2013.
• "Fraudulent Transfer Is The Bomb! Fallout From In Re Dynegy," Law360, co-author; December 5, 2012
• “Getting Paid on Foreign Country Judgments: Recognition and Enforcement in the United States,” Bloomberg BNA’s The United States Law Week, co-author; June 5, 2012
• “Section 52.0012 Resolves Few Homestead Release-of Lien Issues," Texas Lawyer, author; March 2011
• "Inside Texas Attorney Ethics: Referendum Breakdown," Law360, author; March 2011
• “Lis Pendens: What Owners and Claimants Need to Know to Effectively and Legally Protect and Defend Their Real Property Rights,” The Real Estate Finance Journal, author; Summer 2011
• “Texas Lockouts: Do Them Right and Avoid a Tenant Tangle,” Sterling Education Services Inc., The Sterling Blog; August 11, 2011

• “Asset Seizures – How to Seize Assets and Improve your Bottom Line,” The Credit & Finance Development Division (CFDD) Portland Chapter Credit Retreat, co-presenter; March 15, 2024.
• "Arbitration, Mediation, Litigation...Oh My!" NACM Southwest All South Credit Conference, presenter; September 25, 2023.
• "The Evolution of Attorney-Client Privilege for In-House Counsel," Association of Corporate Counsel Annual In-House Symposium, presenter; April 6, 2023.
• "Cryptocurrency, NFT's and the Metaverse: Office of the Future?" National Association of Credit Management Southwest All South Conference, October 11, 2022.
• “Cannabis Law 101” and “Cannabis Ethical Considerations,” ABA Litigation Section Regional Cannabis Law Conference, Chicago, IL, September 12, 2022.
• "Ethics and Communication in the Credit Department," National Association of Credit Management; May 11, 2022.
• "NACM All South Conference - Lucky 7's Webinar Series," National Association of Credit Management; November 11, 2021.
• "BNM Practice Management Essentials," CLE Presentation for Bell Nunnally; October 20, 2021.
• "Lien Waivers- Effective Management and Best Practices," National Association of Credit Management, Kansas City; October 12, 2021.
• "The Essentials: Credit Applications and Guaranty Agreements," National Association of Credit Management Southwest, April 28, 2021.
• "Help Your Attorney Help You! Ensuring All Those I's Are Dotted and T's Are Crossed," National Association of Credit Management Southwest 2020 All South Digital Summit; October 20, 2020.
• "COVID-19 Impact on Cannabis: Industry Insights and Expectations," American Bar Association; August 5, 2020.
• "Joint Agreement - a Quick Primer," NACM Southwest; May 18, 2020.
• "COVID-19 - Impact on Oklahoma and Arkansas," NACM Southwest; April 8, 2020.
• "COVID-19: Force Majeure, Impossibility and Frustration of Purpose," American Bar Association Litigation Section panel; moderator; March 31, 2020.
• "COVID-19 Impact on Texas: Know Your Legal Rights," NACM Southwest; March 27, 2020.
• "COVID-19 Business Legal Alert: Navigating the New Normal," Richardson Chamber of Commerce; March 26, 2020.
• "COVID-19 - Legal Update for Credit Professionals," NACM Southwest, March 25, 2020.
• "Dance Like No One is Watching But Email Like it May Be Read Aloud in a Deposition," NACM Southwest, Houston; November 2019.
• "The Life Cycle of a Creditor's Payment," NACM Southwest Chapter, Dallas; June 2019.
• "Successfully NAVIGATING, NEGOTIATING, and RESOLVING Account Disputes," NACM Southwest Chapter, Odessa; June 2019.
• "Cannabis Law: Everything You Wanted to Know but Were Afraid to Ask!" NACM’s Credit Congress and Expo, Aurora; May 2019.
• "Effective Demand Letters: Securing Payment & Avoiding Liability," NACM, webinar; October 2018.
• "Keep Calm and Credit On! Successfully Navigating, Negotiating and Resolving Customer Account Disputes," NACM Southwest Chapter, Dallas; September 2018.
• "Keep Calm and Credit On! Successfully Navigating, Negotiating and Resolving Customer Account Disputes," NACM'S Credit Congress and Expo, Phoenix; June 2018.
• "Best Practices for Documenting the Deal and Customer Disputes," NACM 2017 National Credit Congress, and NACM Southwest, Dallas, Texas; 2017.
• "Welcome to the Jungle: Judgment Enforcement," NACM 2016 National Credit Congress, Las Vegas, Nevada; 2016.
• "Art of Arbitration - Painting Your Way to Payment," NACM 2015 National Credit Congress, St. Louis, Missouri; 2015.
• “Collections Executive Exchange,” panel moderator, National Association of Credit Management, 2015 National Credit Congress, St. Louis, Missouri; 2015.
• “Mediating to Win,” National Association of Credit Management, webinar; 2015.
• "Leggo My Alter Ego! What You Need to Know About Piercing the Corporate Veil," National Association of Credit Management, 2014 National Credit Congress, Orlando, Florida; 2014.
• “Performance Metrics Executive Exchange,” panel moderator, National Association of Credit Management, 2014 National Credit Congress, Orlando, Florida; 2014.
• “Alter Ego & Piercing the Corporate Veil,” National Association of Credit Management, Webinar; 2014.
• “Are you Perfected? Perfecting UCC Lien Rights,” National Association of Credit Management, Webinar; 2014.
• “ESQ’ing Minds Want to Know – CREW Lawyers Tell (Almost) All,” panelist, Commercial Real Estate Women, Monthly Luncheon, Dallas, Texas; 2013.
• “Enforcing Security Interests,” National Association of Credit Management, National Credit Congress, Las Vegas, Nevada; 2013.
• “Construction Executive Session,” panel moderator, National Association of Credit Management, National Credit Congress, Las Vegas, Nevada; 2013.
• “Effective Demand Letters: Securing Payment & Avoiding Liability," National Association of Credit Management, webinar; 2013.
• “Judgment Enforcement Options – What is in Your Collection Arsenal?” National Association of Credit Management, webinar; 2013.
• "Ethical and Liability Issues Arising from Representing Multiple Parties," State Bar of Texas, John Huffaker Agricultural Law Course, Lubbock, Texas; 2012.
• “Liens and Bonds Through the Lens of Litigation,” National Association of Credit Management, National Credit Congress, Grapevine, Texas; 2012.
• “International Executive Credit Panel,” National Association of Credit Management, National Credit Congress, Grapevine, Texas; 2012.
• “Writing Effective Demand Letters that Get You Paid and Keep You Out of Trouble,” Lorman Education Services; 2012.
• “Commercial Evictions and the Judicial Process,” Annual Commercial Landlord-Tenant Law & Lease Negotiations Seminar, Sterling Education Services; 2011.
• “Structuring Your Business to Avoid Personal Liability,” CBD Team Networking; 2011.
• “Managing Global Credit Risk for Exporters,” Exporting with the Experts, University of Texas at Dallas; 2011.
• “Managing Credit Issues in International Trade,” Dallas African Chamber of Commerce Annual Conference; 2011.
• “International Dispute Resolution: What the Business Executives of Today and Tomorrow Need to Know,” University of Texas at Dallas, Global MBA Program; 2011.