Brandt v. American National Bank & Trust Co. (In Re Foos)

188 B.R. 239, 1995 Bankr. LEXIS 1558, 1995 WL 630821
CourtUnited States Bankruptcy Court, N.D. Illinois
DecidedOctober 26, 1995
Docket19-04892
StatusPublished
Cited by11 cases

This text of 188 B.R. 239 (Brandt v. American National Bank & Trust Co. (In Re Foos)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Brandt v. American National Bank & Trust Co. (In Re Foos), 188 B.R. 239, 1995 Bankr. LEXIS 1558, 1995 WL 630821 (Ill. 1995).

Opinion

MEMORANDUM OPINION

RONALD BARLIANT, Bankruptcy Judge.

Factual Allegations

On July 21, 1995, the Trustee filed an adversary proceeding against American National Bank (“ANB”) as successor to Lake Shore National Bank (“LSNB”) to determine ANB’s interest in the proceeds of the sale of the Debtor’s primary residence, to recover two allegedly preferential transfers in the amount of $225,000, to set aside a guaranty, an assignment of beneficial interest in a land trust and payments as fraudulent transfers under § 548 and under Illinois law and to object to allowance of LSNB’s claim. Before answering the complaint, ANB filed a motion *241 to dismiss for failure to join an indispensable party, Linda Foos, failure to state a claim and for judgment on the pleadings.

There are two loan transactions with LSNB that are the subject of the complaint. The first was a loan in the principal amount of $100,000 dated May 7, 1992 to Saul Foos and Associates, Inc. (“SFA”) and Foos, Miller and Associates, Inc. 1 The Debtor was the president, sole director and sole stockholder of SF & A. On May 24, 1993, the Debtor executed a Continuing Unconditional Guarantee of the indebtedness of SFA. On July 2, 1993, the Debtor executed a Continuing Unconditional Guarantee of the indebtedness of FMA (collectively, the “Guarantees”). Both Guarantees provided that the Guarantee was NOT secured by any personal property of the guarantor.

Under the second loan transaction LSNB lent $100,000 to the Debtor and his wife pursuant to a Revolving Credit Agreement. The $100,000 was secured by a second mortgage on their residence at 647 W. Armitage, Chicago, Illinois (“Property”). The Property was held in a land trust (“Land Trust”). Accordingly, the land trustee executed a Revolving Credit Note and the Debtor executed a Guaranty of Revolving Credit Note (“Revolving Guaranty”). The Revolving Guaranty provided that it was secured by an Assignment of Beneficial Interest in the Land Trust (“ABI”). The ABI provided that it was granted as security for:

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(I) all principal of and interest on that certain Note of the Assignor dated as of August 2, 1993 originally made payable to the order of the Secured Party in the original principal amount of $100,000 and (ii) any and all other indebtedness, obligations and liabilities of the Assignor to the Secured Party whether now existing or hereafter arising, due or to become due, direct, indirect or contingent, joint or several or joint and several; and as security for all expenses and charges, legal or otherwise, including attorneys’ fees paid or incurred by the Secured Party, in relying upon or protecting this Assignment or the indebtedness secured hereby.

The ABI was not lodged with the land trustee.

On July 21, 1994, the Property was sold and the Revolving Credit Note was paid from the sale proceeds. There remains $157,-969.81 proceeds from the sale. ANB asserts a lien on the Debtor’s ^ interest by reason of the Guarantees and the ABI. LSNB filed a secured proof of claim in the amount of $632,874.67 from the deficiency in the Debt- or’s guaranty of SFA’s debt. The Trustee disputes this claim on the grounds that the Guarantees were not intended to be collater-alized and the ABI was not lodged with the land trustee and is, therefore, unperfected.

The following chart summarizes the loan transactions:

*242 Count I — Judgment on the Pleadings; Perfected Interest in ABI

Judgment on the Pleadings under Fed.R.Civ.P. 12(c) is only available when the pleadings are closed. Generally, when a motion under Rule 12(e) is filed before an answer the court should treat it as a motion under Rule 12(b)(6). New York State United Teachers v. Thompson, 459 F.Supp. 677 (N.D.N.Y.1978). In this case however, Count I seeks a determination that ANB has no interest in the excess proceeds from the sale of the Debtor’s residence. Therefore, dismissing Count I would not provide ANB or the Debtor with the necessary declaration as to the parties’ interests and priorities in the sale proceeds. Nor does the record reflect established facts on which to base a judgment in favor of either party. Accordingly, the Motion of ANB to Dismiss Count I is denied, without prejudice.

ANB also contends that Count I must be dismissed for failure to join an indispensable party, Linda Foos, the Debtor’s wife. This issue is moot since Linda Foos was granted leave to intervene by order entered by this Court on October 3, 1995.

Count II Preference — Failure to State a Claim

In Count II the Trustee alleges that two payments made on December 9, 1992 and August 25, 1993 in the amounts of $150,000 and $75,000, respectively, out of the Debtor’s account to LSNB and the assignment of the beneficial interest constitute avoidable preferences under § 547. The payments were made on behalf of SFA, who the Trustee contends was an “insider” of the Debtor under § 101(31)(A)(iv).

The transfers were made more than 90 days but less than one year before the petition date. Accordingly, the transfers are only avoidable if the creditor was an “insider” under § 547(b)(4)(B) or under Deprizio 2 if the transfers were made for the benefit of an inside creditor.

Section 547(b)(4)(B) is not available to extend the reach back period beyond 90 days. The creditor, LSNB, was not an “insider” as that term is defined in § 101(31), at any time. 3 Therefore, the transfers are avoidable under the one year reach back only if the transfers were made for the benefit of an insider under the Deprizio holding. The factual situation that gave rise to the avoidable transfer in Deprizio is the opposite, however, of the factual situation present here. In Deprizio the transfer was made by the debtor/borrower to the lender. The loan had been guaranteed by an “insider”. The payments on the loan thus reduced the insider’s liability on the guaranty. It was this benefit to the insider/guarantor in having its contingent claim on the guaranty reduced that led the court to conclude that the one year reach back period for insiders applied. In this case the Debtor is the Guarantor, and the payments reduced SFA’s liability as the primary obligor. But Deprizio does not apply in every situation where an “insider” is benefitted by a transfer, the “insider” must have been an inside creditor of the Debtor with respect to the antecedent debt that the Debtor paid. In In re Southmark Corp., 993 F.2d 117, 119-20 (5th Cir.1993) the court explained that based upon the language of the statute the “insider must be a creditor in connection with the antecedent debt underlying the transfer:”

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188 B.R. 239, 1995 Bankr. LEXIS 1558, 1995 WL 630821, Counsel Stack Legal Research, https://law.counselstack.com/opinion/brandt-v-american-national-bank-trust-co-in-re-foos-ilnb-1995.