Drake v. Dennis (In Re Dennis)

209 B.R. 20
CourtUnited States Bankruptcy Court, S.D. Georgia
DecidedNovember 27, 1996
Docket19-40140
StatusPublished
Cited by8 cases

This text of 209 B.R. 20 (Drake v. Dennis (In Re Dennis)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, S.D. Georgia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Drake v. Dennis (In Re Dennis), 209 B.R. 20 (Ga. 1996).

Opinion

MEMORANDUM AND ORDER ON DEFENDANTS’ AND DEBTOR’S MOTION FOR RELIEF FROM ORDER ENTERED ON OCTOBER 4,1994.

MOTION TO STAY SALE OF FARM (93-40713) AND MOTION TO STAY SALE OF FARM (93-4147)

LAMAR W. DAVIS, Jr., Bankruptcy Judge.

The above Motions were filed by Defendants, Tammy Ann Dennis and Larry Dennis, II, and Debtor, Larry Allen Dennis, on November 14, 1996, and November 18, 1996, and raise a number of arguments as to why this Court’s Order of October 4, 1994, should be set aside pursuant to Fed.R.Civ.P. 60(b) which is incorporated in the Bankruptcy Rules by Bankruptcy Rule 9024. This Court’s October 4, 1994, Order and subsequent September 1, 1995, Order, denying a previous, similar motion, are incorporated fully herein, but are summarized below for convenience of the reader.

FINDINGS OF FACT

Debtor, Larry Allen Dennis, filed a voluntary petition for relief under Chapter 7 of the Bankruptcy Code on April 27, 1993. Defendant, Larry Dennis, II, is the minor son of Debtor, Larry Allen Dennis, and Defendant, Tammy Ann Dennis. Larry Dennis, II, was bom in 1981. Defendant, Tammy Ann Dennis, is Debtor’s wife and is the mother of Larry Dennis, II. On or about January 26, 1990, Debtor entered into a contract with PRH Enterprises for the purchase of real property in Jenkins County, Georgia, for the sum of $235,000.00. Debtor paid Seller a deposit of $15,000.00 after signing the contract and an additional $10,000.00 at the time of closing.

In the contract, Debtor directed that title to the Property be placed in the name of “Larry Dennis, II.” Debtor made no disclosure, at or prior to the closing, to either the Seller, the real estate agents involved, or the closing attorney, that Larry Dennis, II, was someone other than the Debtor. Accordingly, PRH Enterprises conveyed the Property to Larry Dennis, II, by Warranty Deed dated February 20,1990, recorded in Deed Book 3-C, Pages 254-256, Jenkins County Records. At the time of the conveyance, Larry Dennis, II, was nine (9) years old.

At or prior to the closing, Debtor executed and delivered to Seller two promissory notes in the amount of $110,000.00 and $100,000.00, representing the balance of the purchase price for the Property. Debtor also executed a Deed to Secure Debt to Seller to secure payment of the these notes. On or about May 8, 1990, Debtor paid off the first note. On or about December 15, 1990, Debtor paid off the second note. Debtor paid the entire $235,000.00 purchase price for the Property from the liquidation of other assets owned by the Debtor and from income earned by the Debtor. No portion of the purchase price was paid by either of the Defendants. On September 27, 1993, the above-captioned adversary proceeding was filed by the Trustee seeking to avoid the conveyance to Larry Dennis, II, and to vest title to the real estate in Debtor’s estate.

In the October 4, 1994, Order, this Court found from the evidence presented that, as of July 3, 1990, when Debtor prepared a personal financial statement, Debtor had total assets of $250,600.00 and total liabilities of $288,488.32, computed as follows:

ASSETS
Cash $16,000.00
Accounts Receivable $73,000.00
Less: Uncollectible Accounts (9,000.00) $64,000.00
Motor Vehicles $32,100.00
Livestock $65,000.00
Fencing Equipment $46,500.00
Fencing Material $27,000.00
TOTAL ASSETS $250,600.00
LIABILITIES
Note Payable - Bourbon Bank $66,129.00
Account Payable E.S. Robbins Corporation $61,361.01
Mortgage Payable— PRH Enterprises $100,000.00
Taxes Payable $17,200.00
Judgment Payable— Mr. and Mrs. George Barnett $43,798.31
TOTAL LIABILITIES $288,488.32

*23 Thus, on July 3, 1990, Debtor was insolvent in that his liabilities exceeded his assets by $37,888.32. Working backwards in time to February 20,1990, the date that the Property was transferred, this Court determined that Debtor had total assets of $323,293.86 and total liabilities of $389,210.41, computed as follows:

ASSETS
Cash $7,869.36
Accounts Receivable $73,000.00
Less: Uncollectible Accounts (59,524.10) $149,824.50
Motor Vehicles $32,100.00
Livestock $60,000.00
Fencing Equipment $46,500.00
Fencing Material $27,000.00
TOTAL ASSETS $323,293.86
LIABILITIES
Note Payable - Bourbon Bank $84,751.00
Account Payable— E.S. Robbins Corporation 1 $33,461.10
Mortgage Payable— PRH Enterprises $210,000.00
Taxes Payable 2 $17,200.00 Judgment Payable—
Mr. and Mrs. George Barnett 3 $43,798.31
TOTAL LIABILITIES $389,210.41

Accordingly, the transfer of the Property to his minor son on February 20, 1990, rendered Debtor insolvent in that his liabilities exceeded his assets by $65,916.55, following the transfer.

In reaching this conclusion, I found that Debtor’s fencing business had no goodwill value on February 20, 1990, or July 3, 1990. 4 I also found that Debtor did not have a cognizable claim against E.S. Robbins Corporation on either February 20,1990, or July 3, 1990. 5 Furthermore, I found that Debtor was unable to meet his obligations as they matured on February 20,1990 — evidenced by the fact that as of February 20,1990, Debtor owed outstanding tax obligations to the State of Kentucky in excess of $17,000.00, 6 dating from 1985, and an outstanding judgment to Mr. and Mrs. George Barnett in excess of $30,000.00, dating from 1987.

Based upon this evidence, I held that the Chapter 7 Trustee was entitled to recover the property for the benefit of the bankruptcy estate under section 544(b) of the Code because the transfer by Debtor to his minor son was voluntary, without valuable consideration, and rendered the Debtor insolvent. “Section 544(b) [of the Bankruptcy Code] confers upon the trustee the power to avoid any of the debtor’s transfers or obligations that are voidable for fraud or any other reason under applicable state or federal law.” The transfer in this case was voidable under Subsection (3) of O.C.G.A.

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Cite This Page — Counsel Stack

Bluebook (online)
209 B.R. 20, Counsel Stack Legal Research, https://law.counselstack.com/opinion/drake-v-dennis-in-re-dennis-gasb-1996.