Blachy v. Butcher

129 F. App'x 173
CourtCourt of Appeals for the Sixth Circuit
DecidedApril 12, 2005
Docket03-2079
StatusUnpublished
Cited by16 cases

This text of 129 F. App'x 173 (Blachy v. Butcher) is published on Counsel Stack Legal Research, covering Court of Appeals for the Sixth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Blachy v. Butcher, 129 F. App'x 173 (6th Cir. 2005).

Opinion

OPINION

MILLS, District Judge.

Rosemary Butcher’s Rule 60(b) motion for relief below was patently without merit.

Her appeal from the district court’s denial was equally baseless.

The sanctions ordered by the district court were clearly proper and are affirmed.

In addition, Appellees’ motion for sanctions on appeal under Rule 38 and § 1297 is granted.

I. HISTORY 1

A. Factual history

Alexander Butcher (“Alexander”) and his wife Rosemary Butcher (“Rosemary”) sought to develop resort condominiums in northern Michigan through Little Traverse Development Company (“LTDC”), a Michigan corporation owned solely by Alexander. On June 30, 1978, Cedar Cove, a Michigan limited partnership in which Alexander was a partner, conveyed four par *175 cels of land, consisting of approximately 100 acres in Little Traverse Township, to Alexander and Rosemary for the price of $640,000. By warranty deed dated July 6, 1978, Mr. and Mrs. Butcher conveyed two of these four parcels (40.81 acres in total) to LTDC. Both the June 30 and July 6 deeds were recorded on July 12, 1978. That same day, Alexander signed a warranty deed in his capacity as president of LTDC, conveying the unmortgaged portion of the property, consisting of 17.83 acres, back to Mr. and Mrs. Butcher as tenants by the entirety. This deed was recorded on July 14,1978.

At Alexander’s request, Lawyers Title issued a title commitment to LTDC for the full 40.81 acres on July 18, 1978. Lawyers Title failed to discover the 17.83 acre conveyance from LTDC back to Mr. and Mrs. Butcher. As a result, the title commitment erroneously listed LTDC as the owner of all 40.81 acres — including the 17.83 acres that had been conveyed to Mr. and Mrs. Butcher.

On November 1, 1978, Alexander, on behalf of LTDC, executed a master deed creating Harbor Cove Phase II on the entire 40.81 acres. From 1981 to 1984, LTDC constructed and sold condominiums on portions of the acreage that included the 17.83 acres. Nine of those condominiums were sold to the plaintiffs or their predecessors-in-interest.

On May 8, 1984, Alexander formed H.C. Development Company (“HCDC”). He was the majority stockholder, president, and a director of this new corporation. In late October of 1984, Alexander signed a warranty deed on behalf of LTDC, purporting to convey 12.60 of the 17.83 acres to HCDC. Alexander, as president of HCDC, then signed a master deed creating Harbor Cove Phase III on the 12.60 acres. He granted Northwestern Savings and Loan Association a mortgage on this acreage to secure a construction loan. After Lawyers Title issued a title commitment for the transaction, HCDC constructed condominiums on the development. HCDC began selling the condominiums in December of 1985. Three of these condominiums were sold to the plaintiffs or their predecessors-in-interest.

In the deeds conveying the condominiums to the plaintiffs, Alexander, acting as president of both LTDC and HCDC, represented that one or the other of those entities held title to the particular condominium being sold. He also stated under oath on several occasions that LTDC was the owner of the Phase II property and that HCDC was the owner of the Phase III property.

In August of 1988, the Internal Revenue Service (“IRS”) issued an assessment against Mr. and Mrs. Butcher for approximately $61,000 in unpaid federal income taxes that arose from the taxable year 1986. On September 9, 1988, the United States, acting on behalf of the IRS, filed a tax lien 2 against Mr. and Mrs. Butcher’s property seeking to attach Rosemary’s and Alexander’s interest in the 17.83 acres.

On March 1, 1991, Rosemary filed for bankruptcy. The condominium owners— who had been paying the property taxes on the 17.83 acres over the years — subsequently learned of the July 12, 1978, conveyance from LTDC to Mr. and Mrs. Butcher. On September 17, 1991, Rosemary amended her bankruptcy schedules to claim ownership of the 17.83 acres. Pri- or to that date, Mr. and Mrs. Butcher had taken no action to claim title to any portion of the property. Alexander quitclaimed his interest in the 17.83 acres to Rosemary *176 on October 31, 1991. Alexander died in December 1991.

B. Procedural history

Rosemary filed her Chapter 7 bankruptcy petition in the United States Bankruptcy Court for the Eastern District of Michigan. Seven and a half months later, Lawyers Title and the condominium owners to whom Lawyers Title issued title insurance policies sued Alexander, LTDC, HCDC, and the IRS in Emmet County Circuit Court, Michigan. The plaintiffs did not sue Rosemary because she was under the protection of the bankruptcy court.

On November 18, 1991, the IRS removed the state court action to the United States District Court for the Western District of Michigan. The district court stayed the Western District case while the plaintiffs pursued an adversary proceeding in Rosemary’s bankruptcy case. In both actions, the plaintiffs sought a constructive trust.

Subsequent to Alexander’s death in late 1991, Rosemary and Robert Butcher (Rosemary’s brother-in-law and co-personal representative of Alexander’s estate) moved the district court to dismiss the plaintiffs case because Alexander’s estate had not been substituted as a party following his death. The plaintiffs responded by moving to transfer venue to the bankruptcy court. On August 16, 1993, the district court denied the motion to dismiss, holding that the order staying the district court action pending the adversary proceeding in the bankruptcy court tolled the time limit for substituting the estate of Alexander into the suit under Rule 25(a)(1) of the Federal Rules of Civil Procedure. The district court also granted the plaintiffs’ motion to transfer venue to the Bankruptcy Court for the Eastern District of Michigan.

The plaintiffs’ Western District case and Rosemary’s bankruptcy proceeding were consolidated on November 18, 1993, in the bankruptcy court. On February 11, 1994, the bankruptcy court substituted Rosemary and Robert Butcher 3 for Alexander.

In late November of 1994, the bankruptcy court granted the plaintiffs’ motion for summary judgment and imposed a constructive trust over the 17.83 acres for the condominium owners’ benefit. The bankruptcy court also concluded that the constructive trust related back to 1978, thus predating and superseding the IRS’s 1988 tax lien.

The defendants appealed the bankruptcy court’s ruling to the United States District Court for the Eastern District of Michigan. On July 31, 1995, the bankruptcy court’s award of summary judgment to the plaintiffs was reversed by the district court. The district court’s decision was based upon the case of XL/Datacomp, Inc. v. Wilson (In re Omegas Group, Inc.), 16 F.3d 1443

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Bluebook (online)
129 F. App'x 173, Counsel Stack Legal Research, https://law.counselstack.com/opinion/blachy-v-butcher-ca6-2005.