CenTrust Bank, N.A. v. Ybarra

CourtDistrict Court, N.D. Illinois
DecidedDecember 15, 2021
Docket1:21-cv-02576
StatusUnknown

This text of CenTrust Bank, N.A. v. Ybarra (CenTrust Bank, N.A. v. Ybarra) is published on Counsel Stack Legal Research, covering District 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
CenTrust Bank, N.A. v. Ybarra, (N.D. Ill. 2021).

Opinion

UNITED STATES DISTRICT COURT NORTHERN DISTRICT OF ILLINOIS EASTERN DIVISION

CENTRUST BANK, N.A., ) ) Plaintiff, ) ) No. 21 C 2576 v. ) ) Judge Sara L. Ellis RUBEN YBARRA, YRY HOLDINGS, LLC, ) and BOULDER HILL APARTMENTS, LLC, ) ) Defendants. ) ______________________________________ ) ) CNTRUST DEBT RECOVERY and ) BRUCE TEITELBAUM, ) ) Plaintiffs, ) ) No. 21 C 2702 v. ) ) Judge Sara L. Ellis RUBEN YBARRA, YRY HOLDINGS, LLC, ) and BOULDER HILL APARTMENTS, LLC, ) ) Defendants. )

OPINION AND ORDER Plaintiffs Centrust Bank, N.A. (“Centrust”), CNTRUST Debt Recovery (“CDR”), and Bruce Teitelbaum filed two separate but almost identical lawsuits against Defendants Ruben Ybarra, YRY Holdings, LLC (“YRY”), and Boulder Hill Apartments, LLC (“BHA”), which are both pending before this Court.1 Plaintiffs seek declarations that Defendants do not have any legitimate claim against them for malicious prosecution or abuse of process pursuant to the Declaratory Judgment Act (“DJA”), 28 U.S.C. § 2201. They also bring affirmative claims for abuse of process against Defendants. Defendants have moved to dismiss both cases pursuant to

1 Given the similarities between the cases, including the almost identical nature of the complaints and briefing on the motions to dismiss, the Court addresses these cases together and refers to Centrust, CDR, and Teitelbaum collectively as “Plaintiffs.” Federal Rules of Civil Procedure 12(b)(1) and 12(b)(6). Although the Court has diversity jurisdiction over Plaintiffs’ claims, the Court dismisses the DJA claims as unripe for review. Plaintiffs may proceed on their abuse of process claims, however, given that they have sufficiently alleged the elements of the claim. BACKGROUND2

From 2006 to 2008, Ybarra worked for Centrust as a vice president and loan officer. Ybarra used straw entities to conceal his ownership and control over Centrust borrowers, as well as received bribes from borrowers to obtain Centrust loans. The Office of the Comptroller of the Currency (“OCC”) investigated Ybarra’s actions. To avoid prosecution, Ybarra entered into a consent order with the OCC on January 22, 2013 that barred Ybarra from the banking industry and required him to make restitution to Centrust. Ybarra and his companies defaulted on their Centrust loans, prompting Centrust to file several collection lawsuits against Ybarra in 2010 in the Circuit Court of Cook County, Illinois. The state court entered judgments for Centrust and against Ybarra for over $2.6 million. By

summer 2015, Ybarra owed Centrust over $3.3 million on the judgments. Around that time, Teitelbaum approached Centrust, informing it that Ybarra also owed him money and was concealing his assets from creditors. Teitelbaum indicated a willingness to retain an attorney to represent himself and Centrust in collection proceedings against Ybarra if Centrust would share any recovery with Teitelbaum. Teitelbaum then formed CDR and entered into an agreement with Centrust on August 18, 2015 that gave CDR authority to collect the judgments on

2 The Court takes the facts in the background section from Plaintiffs’ complaints and the exhibits attached thereto and presumes them to be true for the purpose of resolving Defendants’ motions to dismiss. See Virnich v. Vorwald, 664 F.3d 206, 212 (7th Cir. 2011) (Rule 12(b)(6)); Ezekiel v. Michel, 66 F.3d 894, 897 (7th Cir. 1995) (Rule 12(b)(1)). Centrust’s behalf. Centrust gave CDR the right to receive 70% of any amounts recovered on the judgments after reimbursement for legal expenses. Instead of satisfying the judgments, Ybarra created straw companies to retain de facto ownership and control over various assets, including apartments located in the Boulder Hill

Apartments in Montgomery, Illinois (the “Montgomery apartments”). These straw companies included YRY, a holding company for Ybarra’s assets and in which he and his wife have 100% beneficial ownership, as well as BHA, a YRY subsidiary. BHA owns the Montgomery apartments. Teitelbaum had some interest in BHA prior to entering into the August 18, 2015 agreement with Centrust. After Centrust and CDR executed their agreement, CDR instituted post-judgment proceedings against Ybarra by serving citations to discover assets on Ybarra and others. Through these post-judgment proceedings, Centrust and CDR discovered that, through other shell companies, Ybarra transferred the Montgomery apartments to BHA for less than $100 in 2018. Centrust and CDR also learned that Ybarra has a 100% interest in YRY’s profits, losses,

and capital, and that YRY had control over BHA. Based on this information, in May 2019, Centrust and CDR sought to attach the Montgomery apartments and have them sold to satisfy the judgments in state court. But before those proceedings concluded, Centrust sold its judgments against Ybarra to ABS Lincolnwood, LLC (“ABS”). ABS then sold the judgments to PTCV Development, LLC (“PTCV”), which ultimately withdrew the attachment proceedings. After PTCV acquired the judgments, it became clear that Ybarra controls PTCV and established it to acquire the judgments from ABS. Ybarra then had PTCV, YRY, and BHA act as adverse parties to continue the post-judgment proceedings in order to obtain discovery from Plaintiffs and their counsel, discovery that focused on their attempts to collect the judgments. CDR and Teitelbaum, joined by Centrust, raised concerns about the abusive nature of the discovery with the court and their concern that PTCV was not truly adverse to Ybarra, YRY, or BHA. Plaintiffs pointed out, among other things, that PTCV was not taking steps to prosecute the attachment request, PTCV was not conducting any discovery but instead was relying on

YRY and BHA’s discovery requests, and Ybarra’s former counsel and PTCV’s attorney had a long-standing relationship. The state court then entered an order on May 3, 2021 that allowed Plaintiffs and their counsel to conduct discovery regarding whether a justiciable controversy continued to exist and whether PTCV, Ybarra, YRY, and BHA “are engaging in a cooperative, non-adversarial enterprise.” No. 21-2576, Doc. 1 at 114. In the order, the court also noted that YRY and BHA had “conceded that, at least in part, they intend to use materials discovered through supplementary proceedings pending before this Court to develop claims against third parties.” Id. at 105. Soon thereafter, Ybarra, PTCV, YRY, and BHA submitted a joint proposed agreed order withdrawing the attachment request, as well as YRY and BHA’s adverse claims. While these proceedings were ongoing, YRY and BHA threatened Centrust with legal

action, providing Centrust with a notice of claim on October 8, 2020. In the notice of claim, YRY and BHA stated that Centrust “and its lawyers, agents, and collection partners have engaged in an unrelenting, abusive, and frivolous litigation campaign to obtain ownership and control of” the Montgomery apartments despite Ybarra never owning them. Id. at 116. YRY and BHA indicated that the letter “should be considered as a notice of a claim under any policies of insurance issued to the Bank and its officers and directors.” Id. YRY and BHA claimed Plaintiffs acted intentionally and negligently, contending that Centrust was liable “for the negligent, intentional, abusive, and malicious acts of CNTRST since (i) CNTRST is the Bank’s agent, and (ii) the Bank and CNTRST are partners.” Id. at 118.

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