Butler v. Candlewood Road Partners, LLC (In re Raymond)

529 B.R. 455, 2015 Bankr. LEXIS 1340
CourtUnited States Bankruptcy Court, D. Massachusetts
DecidedApril 17, 2015
DocketCase No. 13-16214-JNF; Adv. P. No. 14-1082
StatusPublished
Cited by19 cases

This text of 529 B.R. 455 (Butler v. Candlewood Road Partners, LLC (In re Raymond)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, D. Massachusetts primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Butler v. Candlewood Road Partners, LLC (In re Raymond), 529 B.R. 455, 2015 Bankr. LEXIS 1340 (Mass. 2015).

Opinion

MEMORANDUM

Joan N. Feeney, United States Bankruptcy Judge

I. INTRODUCTION

The matter before the Court is the Motion of the Plaintiff Joseph G. Butler, the Chapter 7 Trustee of the estate of Neil St. John Raymond (the “Debtor”), for Leave to Amend Complaint pursuant to Fed. R. Bankr.P. 7015(a) for the purposes of adding defendants and a claim for relief. The [458]*458Defendants, Candlewood Road Partners, LLC, a Delaware limited liability company, Maplecroft Partners LLC, a Massachusetts limited liability company, 53-85 Canal Street LLC, a Massachusetts limited liability company, Buttonwood Trust, Buttonwood Nominee Trust, 2002 Buttonwood Nominee Trust, Neil St. John Raymond, Jr., Macy Raymond, Benjamin Raymond, and Samuel Raymond (collectively, the “Defendants”), filed an Opposition to the Motion.

If the Court grants the Motion for Leave to Amend, the Defendants’ pending Motion to Dismiss pursuant to Fed.R.Civ.P. 12(b)(6), which Defendant Elizabeth Raymond joined by way of a document captioned, “Joinder to Motion to Dismiss,” the Court then must determine whether the Motion to Dismiss is moot. According to the court in Oquendo-Claudio v. Santander Fin. Servs., Inc., No. 10-2185-GAG, 2011 WL 5163319, at *1 n. 4 (D.P.R. Oct. 31, 2011), “while it is common for district courts to deny a motion to dismiss an original complaint as moot if an amended complaint is timely filed pursuant to Rule 15(a)(1)(B), an amendment to a complaint does not automatically render moot the grounds raised in the motion to dismiss the original complaint.” The court in Oquendo-Claudio noted that if the allegations and claims asserted in the original and amended complaints are substantially identical, defendants’ motions to dismiss are not moot. Id. For the reasons set forth below, the Court shall grant the Trustee’s Motion for Leave to Amend and address the merits of the Defendants’ Motion to Dismiss because the allegations in the original Complaint and Amended Complaint are substantially identical.

II. BACKGROUND

The Debtor filed a voluntary Chapter 11 petition on October 24, 2013. He subsequently filed a Motion for Entry of Order Converting Debtor’s Chapter 11 Case to Chapter 7, which the Court granted on November 20, 2013, and the Plaintiff, Joseph G. Butler, Esq., was appointed Chapter 7 Trustee.1 The Court established [459]*459February 18, 2014 as the deadline for filing complaints under 11 U.S.C. §§ 523 and 727. Neither the Chapter 7 Trustee nor any creditors timely filed a complaint under 11 U.S.C. § 523 or § 727,2 and the Court entered a discharge order on April 1. 2014.

On April 25, 2014, the Chapter 7 Trustee filed a Verified Complaint against the Defendants, Candlewood Road Partners, LLC (“Candlewood”),3 Maplecroft Partners LLC (“Maplecroft”),4 53-85 Canal Street LLC (“Canal Street”),5 Buttonwood Trust, Buttonwood Nominee Trust, 2002 Buttonwood Nominee Trust, and certain individual defendants, namely the Debtor’s spouse (“Elizabeth”) and children, Neil St. John Raymond. Jr. (“Jed”), Macy Raymond (“Macy”), Benjamin Raymond (“Benjamin”), and Samuel Raymond (“Samuel”).

In his original Complaint, the Trustee alleged that the Debtor, a well-known real estate developer who was involved in “a high-end golf course and housing development” in Ipswich, Massachusetts known as “Turner Hill,” “treated the assets held by [460]*460the Defendant trusts and limited liability companies ... as if they were his own.” According to the Trustee, the Debtor allegedly solicited investments for the Turner Hill project and personally guaranteed some of thém to induce the investors’ contribution of capital. When the Turner Hill project failed, triggering the personal guarantees, the Debtor’s debts exceeded his ability to pay. The Trustee alleged that the Debtor paid down his debts and granted collateral security to some of his creditors, but claimed insolvency to many others, telling creditors that “Turner Hill had wiped out his assets and that he would not be able to pay his debts.” The Trustee further alleged that the Debtor “did not disclose to his creditors his beneficial interests in one or more trusts, including the Buttonwood Trust, or any personal property with significant value;” that “[wjhile claiming insolvency to stave off collection efforts by his creditors, [Debtor] began a campaign of liquidating and concealing assets, using entities he controlled to shield money and property;” and that since at least 2004, “whenever [the Debtor] needed money to support his real estate projects, help with his legal and personal bills, or assistance in satisfying obligations to creditors that he deemed critical, [he] used assets nominally owned by various legal entities that he controlled, including the Buttonwood Trust, the Buttonwood Nominee Trust, the 2002 Buttonwood Nominee Trust, the Raymond Children’s Trust, Maplecroft Partners LLC, _ Candle-wood Road Partners LLC, Raymond Property Company LLC, and 53-85 Canal Street LLC.” In sum, the Trustee alleged that “[d]espite putative restrictions limiting the use of their assets, [the Debtor] routinely consumed their property for his own personal benefit.”

Specifically, the Trustee alleged that “despite the presence of a spendthrift clause in the Buttonwood Trust ... [the Debtor] has exercised unfettered control over the assets and income of the Buttonwood Trust,6 the Buttonwood Nominee [461]*461Trust, and the 2002 Buttonwood Nominee Trust, and regularly used them to either secure or satisfy his personal and business debts.” In 2007, the Debtor allegedly used assets in the Buttonwood Trust and the Buttonwood Nominee Trust to secure a $1.95 million letter of credit from Bank of New England that was subsequently used to pay the Debtor’s 2005 federal tax bill. According to the Trustee, the Debtor pledged an asset of the Raymond Children’s Trust to one of the Debtor’s creditors, even though the Debtor purportedly had no control over the assets and the ■ Trust was set up as an irrevocable trust; that Maplecroft, an asset in which the Children’s Trust held a 62.89% interest, executed a fraudulent mortgage to secure payment on an “equally fraudulent” promissory note of $2 million in an effort to tie up assets to keep them away from creditors; and that the Debtor caused Maple-croft to mortgage its interest in Vermont real estate as security for his unpaid legal bills and outstanding letters of credit. In addition, the Trustee alleged that the Debtor and his children “dissolved the Raymond Children’s Trust with the actual intent to hinder, delay and defraud the Debtor’s creditors” and that the Debtor’s children formed a new entity with the assets of the Raymond Children’s Trust, namely Candlewood Road Partners, LLC.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Delta MB LLC v. 271 South Broadway, LLC, et al.
2024 DNH 065 (D. New Hampshire, 2024)
Goldsmith v. O'Beirne
D. Massachusetts, 2024
Ascend Learning, LLC v. Bryan
D. Massachusetts, 2023
Cruickshank v. Dixon (In re Blast Fitness Grp., LLC)
603 B.R. 219 (D. Massachusetts, 2019)
Patriot Grp. v. Fustolo (In re Fustolo)
597 B.R. 1 (D. Massachusetts, 2019)
Shea v. Millett
D. Massachusetts, 2019
Calhoun v. Rawlins
106 N.E.3d 684 (Massachusetts Appeals Court, 2018)
Reed v. Zak (In re Zak)
573 B.R. 13 (D. Massachusetts, 2017)
Agin v. Cusson (In re Cusson)
557 B.R. 15 (D. Massachusetts, 2016)

Cite This Page — Counsel Stack

Bluebook (online)
529 B.R. 455, 2015 Bankr. LEXIS 1340, Counsel Stack Legal Research, https://law.counselstack.com/opinion/butler-v-candlewood-road-partners-llc-in-re-raymond-mab-2015.