Ashlesha Nigam v. United States Bankruptcy Court for the District of Colorado

CourtBankruptcy Appellate Panel of the Tenth Circuit
DecidedAugust 9, 2018
Docket17-45
StatusPublished

This text of Ashlesha Nigam v. United States Bankruptcy Court for the District of Colorado (Ashlesha Nigam v. United States Bankruptcy Court for the District of Colorado) is published on Counsel Stack Legal Research, covering Bankruptcy Appellate Panel of the Tenth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Ashlesha Nigam v. United States Bankruptcy Court for the District of Colorado, (bap10 2018).

Opinion

FILED U.S. Bankruptcy Appellate Panel of the Tenth Circuit

NOT FOR PUBLICATION August 9, 2018 UNITED STATES BANKRUPTCY APPELLATE PANEL Blaine F. Bates Clerk OF THE TENTH CIRCUIT

IN RE ASHLESHA NIGAM, BAP No. CO-17-044 CO-17-045 Debtor.

PATRICIA COCOMA and CUSCO Bankr. No. 14-21517 JACKS, INC., Adv. No. 14-1574 Chapter 7 Plaintiffs – Appellants, v. OPINION * ASHLESHA NIGAM, Defendant – Appellee.

Appeal from the United States Bankruptcy Court for the District of Colorado

Before CORNISH, JACOBVITZ, and HALL, Bankruptcy Judges.

HALL, Bankruptcy Judge. Appellants Patricia Cocoma and Cusco Jacks, Inc. (“Ms. Cocoma” and “Cusco Jacks,” or together, “Appellants”) appeal the bankruptcy court’s Order Dismissing Complaint1 and Judgment2 denying Appellants’ claims for

* This unpublished opinion may be cited for its persuasive value, but is not precedential, except under the doctrines of law of the case, claim preclusion, and issue preclusion. 10th Cir. BAP L.R. 8026-6. 1 Appellants’ App. at 601. 2 Appellants’ App. at 617. nondischargeability of debts pursuant to 11 U.S.C. § 523(a)(2)(A) and (a)(6). 3 As the record supports the findings and conclusions made by the bankruptcy court, we affirm. I. Facts 4 Appellants filed this adversary proceeding against debtor Ashlesha Nigam (“Debtor”) as a result of her membership in Summit, LLC (“Summit”), an Illinois limited liability company.5 Debtor, her brother Avneesh Nigam, and their father, Dr. Tara Nigam (“Dr. Nigam”), were all members of Summit. Dr. Nigam served as the sole manager of Summit.6 The family established Summit to develop and lease a mixed-use commercial property known as A Perryville Place, in Rockford, Illinois (“Perryville Place”). Debtor’s role in the project was to attract tenants and oversee construction of tenant improvements.7 Appellants operated a retail store that sold “new age” products such as gems, crystals, and other gift-related items (the “Inventory”). 8 In May 2005, Debtor approached Ms. Cocoma as the owner of Cusco Jacks about moving her store location to one of the units in the soon to be constructed Perryville Place.9 After months of courting and lease negotiations, Cusco Jacks and

3 All future references to “Code,” “Section,” and “§” are to the Bankruptcy Code, Title 11 of the United States Code, unless otherwise indicated. 4 Appellants did not provide the trial exhibits in the record on appeal. Consequently, all facts are derived from the bankruptcy court’s Order Dismissing Complaint or the transcript. 5 Order Dismissing Complaint (“Dismissal Order”) at 1-2, in Appellants’ App. at 601-02. 6 Id. at 2, in Appellants’ App. at 602. 7 Id. at 3, in Appellants’ App. at 603. 8 Id. at 1, in Appellants’ App. at 601. 9 Id. at 2, in Appellants’ App. at 602.

-2- Summit executed a lease for retail space in January 2006 (the “Lease”).10 Because Perryville Place was new construction, the Lease required Cusco Jacks to bear the costs of building out the store up-front. Pursuant to the Lease, Summit would reimburse Cusco Jacks at a rate of $25 per square foot, or a maximum of $69,575.00, upon receipt of all contractor lien waivers for the build-out (the “Tenant Allowance Payment”). 11 Cusco Jacks moved into Perryville Place and opened for business in early July 2006, and Ms. Cocoma delivered all required build-out lien waivers to Summit.12 When Summit did not tender the Tenant Allowance Payment to Cusco Jacks, Ms. Cocoma began asking Debtor and Summit when Cusco Jacks would receive the Tenant Allowance Payment. Cusco Jacks paid rent from July to October 2006,13 but because it had yet to receive reimbursement for the build-outs, Cusco Jacks withheld rent for November and December 2006 and January and February 2007.14 In February 2007, Summit’s title insurance company informed Ms. Cocoma the Tenant Allowance Payment was ready.15 However, the title insurance company then called Ms. Cocoma and told her the Tenant Allowance Payment would not be released to her without Summit’s approval.16 Ultimately, the title insurance company paid the Tenant Allowance Payment directly to Summit. In fact, the bankruptcy court found Dr. Nigam intervened and instructed the title company to

10 Id., in Appellants’ App. at 602. 11 First Amended Complaint Objecting to Dischargeability Pursuant to 11 U.S.C. § 523 (“Complaint”) at 6, in Appellants’ App. at 11. 12 Transcript of Trial Proceedings held on April 10, 2017 (“Tr. Day 1”) at 71, in Appellants’ App. at 107. 13 Tr. Day 1 at 72-73, in Appellants’ App. at 108-09. 14 Tr. Day 1 at 73, in Appellants’ App. at 109. 15 Dismissal Order at 3, in Appellants’ App. at 603. 16 Tr. Day 1 at 65-66, in Appellant’s App. at 101-02.

-3- pay the Tenant Allowance Payment to Summit instead of Cusco Jacks on account of past-due rent. 17 In March 2007, Summit’s attorney sent Cusco Jacks a check for $30,586.50 as payment of the Tenant Allowance Payment.18 The letter accompanying the check stated Summit would settle its claims of almost $40,000 in unpaid rent by offsetting that amount from the $69,575 Tenant Allowance Payment. 19 On advice of counsel, Cusco Jacks returned the $30,586.50 check to Summit, rejecting any settlement.20 To date, Cusco Jacks has not received the Tenant Allowance Payment. 21 Cusco Jacks continued to operate at Perryville Place throughout 2007. But despite experiencing increasing sales,22 Ms. Cocoma decided to close Cusco Jacks in early 2008. Cusco Jacks began liquidating inventory and published an advertisement indicating the store would close on March 31, 2008. 23 Debtor saw the ad and discussed it with her brother and father, Dr. Nigam, who became concerned that Summit would never receive the rents owed by Cusco Jacks. In fact, the bankruptcy court found Dr. Nigam, “was livid when he learned of the store closing [and] immediately contacted Summit’s attorney and then informed his son that they would proceed with a distress warrant.”24 Debtor was not a part of these

17 Dismissal Order at 3, in Appellants’ App. at 603. 18 Tr. Day 1 at 67, in Appellants’ App. at 103. 19 Tr. Day 1 at 66-67, in Appellants’ App. at 102-103. 20 Transcript of Trial Proceedings held on April 11, 2017 (“Tr. Day 2”) at 8, in Appellants’ App. at 190. 21 Id., in Appellants’ App. at 190. 22 Dismissal Order at 9, in Appellants’ App. at 609. 23 Id. at 4, in Appellants’ App. at 604. 24 Id., in Appellants’ App. at 604.

-4- discussions, and according to her brother, had been cut out of the process completely by their father. 25 Late at night on March 24, 2008, Ms. Cocoma received a call from the alarm company that secured Cusco Jacks. Ms. Cocoma went to the store and discovered that Debtor’s brother, several Summit employees, a security guard, and a locksmith had entered Cusco Jacks.26 The locksmith was in the process of changing the locks to the building and Summit’s employees were haphazardly boxing up Cusco Jack’s Inventory. The packing continued until the early hours of March 25, 2008. Summit removed some of the Inventory from the store and caused other items to be stored in the basement of the store. The following day, Summit posted what appeared to be a notice of distress for rent pursuant to Illinois law on Cusco Jack’s door. 27 Debtor testified she had no involvement in entering Cusco Jacks or the execution of the distress warrant, 28 and Ms. Cocoma admitted Debtor was not present on the night of March 24, 2008.29 Summit employees, including Debtor, inventoried Cusco Jacks’ merchandise in the days following.30 Ms. Cocoma testified a few of the items (a picture frame and candy dish) were on display in Dr.

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Ashlesha Nigam v. United States Bankruptcy Court for the District of Colorado, Counsel Stack Legal Research, https://law.counselstack.com/opinion/ashlesha-nigam-v-united-states-bankruptcy-court-for-the-district-of-bap10-2018.