Captran Creditors Trust v. North American Title Insurance Agency, Inc. (In Re Captran Creditors Trust)

116 B.R. 845, 1990 Bankr. LEXIS 1419, 1990 WL 94734
CourtUnited States Bankruptcy Court, M.D. Florida
DecidedJune 29, 1990
DocketBankruptcy No. 85-0045-8P1, Adv. No. 88-460
StatusPublished
Cited by3 cases

This text of 116 B.R. 845 (Captran Creditors Trust v. North American Title Insurance Agency, Inc. (In Re Captran Creditors Trust)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, M.D. Florida primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Captran Creditors Trust v. North American Title Insurance Agency, Inc. (In Re Captran Creditors Trust), 116 B.R. 845, 1990 Bankr. LEXIS 1419, 1990 WL 94734 (Fla. 1990).

Opinion

FINDINGS OF FACT, CONCLUSIONS OF LAW AND MEMORANDUM OPINION

ALEXANDER L. PASKAY, Chief Judge.

THIS is the second major litigation in this confirmed Chapter 11 case, and the matters currently under consideration are the claims set forth in a seven-count Amended Complaint filed by Captran Creditors Trust (CCT). The Complaint was originally filed against North American Title Insurance Agency, Inc. (NATIA), George Mills (Mills), Joan Smock (Smock), Captran Resorts International, Inc. (CRI), Keith Trowbridge (Trowbridge), Canadian Imperial Bank of Commerce (CIBC), Jeffrey W. Warren (Warren), the law firm of Bush, Ross, Gardner, Warren & Rudy, P.A. (Bush, Ross), and Mortgage Managers, Inc. (Mortgage Managers). A few months before trial, CIBC was dismissed as a defendant, and immediately before trial, Mills and Smock were also dismissed by CCT voluntarily.

The Court, having heard extensive testimony of witnesses at the final evidentiary hearing, and having considered the documentary evidence, together with the record and the post-trial submissions of counsel, now finds and concludes as follows:

Events Leading up to First Chapter 11 Case

In 1982, Captran Resorts International, Inc. (CRI), a Florida corporation based in Lee County, Florida, was engaged in the business of developing resorts in Southern Florida and selling timeshare interests in the developed or yet to be developed resorts to the public. At about the same time, CRI, through its president, Trow-bridge, also entered into a joint venture agreement with Club Baha, Inc. and Tropical Properties, both entities controlled by Jack Grabowski (Grabowski), for the development of similar enterprises in the Bahamas. A disagreement between the parties ultimately resulted in litigation which concluded with a $1.7 million Final Judgment against CRI and Trowbridge and in favor of Club Baha and Tropical Properties. (Plaintiffs Exh. No. 1.)

CRI, not having been able to satisfy the judgment and faced with the possibility of losing some, if not all, of its property because it could not post a supersedeas bond, filed a Voluntary Petition for Relief under Chapter 11 of the Bankruptcy Code in this Court on July 16, 1982. Soon .after CRI filed its bankruptcy petition, CRI and some of its creditors, primarily Grabowski, on behalf of Club Baha and Tropical Properties, entered into extensive negotiations with CRI. The purpose of their negotiations was to devise a plan to satisfy CRI’s creditors and to resolve all CRI’s problems outside of the provisions of Chapter 11 of the Bankruptcy Code. These creditors, in addition to Club Baha and Tropical Properties, were the consumers who purchased timeshare interests from CRI, but did not receive the benefit of their bargain.

The negotiations ultimately produced an agreement which provided that certain, but not all, creditors of CRI would form a trust, Captran Creditors Trust (CCT). The assets of CRI, with some minor exceptions, were to be transferred to CCT to be the trust res, and the creditors of CRI were to *848 be the trust beneficiaries. David McConnell, an attorney, and Gerard McHale, a certified public accountant, were appointed as the initial trustees for this newly created trust. A copy of the Agreement, a synopsis of its salient provisions and copies of related documents are included in what is referred to as “the yellow book.” (Plaintiffs Exh. No. 1.) The Agreement was finalized in December, 1982. Based on this Agreement, this Court entered an Order which granted CRTs Motion to Dismiss its Chapter 11 case, and the first Chapter 11 case was dismissed on December 6, 1982.

The Agreement provided, inter alia, that CCT would receive from CRI certain specified assets of CRI; that CCT would assume all debts and liabilities associated with all the assets to be transferred into the trust. The assets transferred to CCT would be marketed and sold by the trustees, and the sale proceeds would go to the trust to be distributed to the beneficiaries of the trust. Under the Agreement, CRI was to act as the marketing agent for the trust properties and was to receive 38% of the sale price of the properties for its marketing services. Additionally, any residual interest remaining after full satisfaction of the interests of the beneficiaries was to be revested in CRI.

CRI did, in fact, act as the marketing agent for the ti;ust properties. All of the sales of the trust properties were through a real estate firm owned and controlled by Trowbridge, and they were processed through NATIA, a title company managed by Smock and owned and controlled by Trowbridge. Smock was originally named by CCT as a defendant, but she was dismissed immediately before trial.

Both the trustees and Grabowski attempted to sell all of the trust assets in bulk; however, they were unable to find a buyer. (Defendant’s Exhs. No. 51, No. 52.) To solve their dilemma, the trustees developed a liquidation plan pursuant to which the trust assets would be distributed in-kind to the trust beneficiaries in exchange for the beneficiaries relinquishing their interest in the trust. (Plaintiffs Exh. No. 66.) However,-CRI resisted the in-kind distribution and threatened to sue the trustees if they proceeded with this plan. (Defendants’ Exh. No. 6.) CRI’s resistance is understandable in light of a provision in the Agreement, noted earlier, which preserved for CRI any residual interest in the trust properties which remained after the liquidation of the trust assets and after the satisfaction of the trust beneficiaries’ interest.

In order to protect their position, the trustees filed a suit for declaratory relief requesting that the Circuit Court of Lee County, Florida approve the in-kind distribution. The trustees also sought a temporary restraining order and sought to remove CRI as the marketing agent for the trust assets. The request was denied. (Defendants’ Exhs. No. 44 and No. 47.) Although the Agreement clearly contemplated the in-kind distribution, it was never consummated.

During the pendency of the declaratory suit in the Circuit Court of Lee County, several of the trust beneficiaries assigned their interest in the trust to Club Baha. As a result, Club Baha had become the holder of over 90% of the beneficial interests in the trust. Shortly thereafter, Grabowski, acting on behalf of Club Baha and Tropical Properties, discharged McHale and McConnell, relieved them from their duties as trustees, and appointed Michael Glantz and Sylvia Steeves as successor trustees. (Plaintiff’s Exh. No. 44.)

The successor trustees and Club Baha then entered into an agreement pursuant to which the successor trustees, at the direction of Grabowski, agreed to convey the bulk of the trust assets to Club Baha in exchange for Club Baha’s interest in the trust. However, before this transfer could be finalized, NATIA, Mills, and Smock, claiming to be creditors of CCT, filed an involuntary Petition against CCT in this Court in order to prevent the transfer of the trust properties to Club Baha. After extensive pretrial litigation, CCT consented to the entry of the order for relief on the eve of the final evidentiary hearing. This order expressly reserved jurisdiction to determine whether sanctions could be award *849 ed to CCT based on Section 303(i) of the Bankruptcy Code.

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116 B.R. 845, 1990 Bankr. LEXIS 1419, 1990 WL 94734, Counsel Stack Legal Research, https://law.counselstack.com/opinion/captran-creditors-trust-v-north-american-title-insurance-agency-inc-in-flmb-1990.