Frankford Trust Co. v. Allanoff

29 B.R. 407, 9 Collier Bankr. Cas. 2d 92, 1983 U.S. Dist. LEXIS 18038
CourtDistrict Court, E.D. Pennsylvania
DecidedApril 1, 1983
DocketCiv. A. 82-3275
StatusPublished
Cited by11 cases

This text of 29 B.R. 407 (Frankford Trust Co. v. Allanoff) is published on Counsel Stack Legal Research, covering District Court, E.D. Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Frankford Trust Co. v. Allanoff, 29 B.R. 407, 9 Collier Bankr. Cas. 2d 92, 1983 U.S. Dist. LEXIS 18038 (E.D. Pa. 1983).

Opinion

MEMORANDUM

GILES, District Judge.

This is an appeal from that part of an order of the Honorable Emil F. Goldhaber, Bankruptcy Judge, entered on June 9,1982, holding appellants, Gary Gordon and Eugene Rubin, in contempt of the Bankruptcy Court “for their willful violation of the automatic stay provisions of the Bankruptcy Code” and directing each to pay a $150.00 fine. Oral argument was held November 11, 1982. For the following reasons, appellants’ argument is sustained and the contempt Order reversed and vacated.

Background

The facts are not in dispute. Eugene Rubin, Gary Gordon and Marvin Allanoff formed a limited partnership named Dublin Properties to develop a homebuilding project in Upper Dublin Township, Montgomery County, Pennsylvania. The partnership obtained construction financing *409 from two banks, Frankford Trust Company and Olney Federal Savings and Loan Association (hereinafter “Banks”), secured by personal guaranty and surety agreements (“guaranties”) executed by the general partners and their wives. On November 17, 1980, Dublin Properties filed a petition for reorganization under Chapter 11 of the Bankruptcy Code. Prior to the commencement of the Chapter 11 proceedings, the Banks had entered judgments in the Montgomery County courts on their four mortgage notes and guaranties. Subsequently, the Banks instituted adversary proceedings in the Bankruptcy Court seeking relief from the automatic stay to permit them to continue with mortgage foreclosure proceedings against Dublin Properties. The adversary proceedings were consolidated for purposes of trial and after extensive hearings terminated on July 31, 1981, with the entry of a consent judgment approved by Judge Goldhaber.

As part of that consent judgment, the Banks agreed “to assign and convey to the [Dublin] Estate all of [the Banks’] right and interest, if any” in the guaranties and judgments held by them against Gordon, Rubin and their wives. See Consent Judgment ¶¶ 7 and 15. However, the consent judgment released Allanoff and his wife from liability on their debts owed to the Banks. Id. ¶¶ 4, 5, 6,10,13(a) and 14. Both Gordon and Rubin were aware of the terms of the consent judgment; their attorney had appeared at the hearing and argued at length to the effect that it was improper for the Bankruptcy Court to approve the release of the Allanoffs’ guaranty obligations and judgments while not only retaining the guaranty obligations of the Gordons and Rubins, but assigning them to the bankrupt estate.

On September 23, 1981, after the Banks’ foreclosure and Sheriff sale, Gordon and Rubin wrote to the Banks demanding that the judgments held by them on their guaranties be marked satisfied. They contended that the releases by the Banks of the debt- or, Dublin Properties, and the Allanoffs, precluded the Banks from asserting any claim against Gordon and Rubin as guarantors of the debtor. The Banks and debtor refused to have the judgments marked satisfied on the grounds that it would be prohibited by the stay provisions of the Bankruptcy Code inasmuch as equitable title to the guaranties and judgments was in the debtor’s estate. Gordon and Rubin then filed petitions in the Montgomery County Court to compel satisfaction of those judgments, or in the alternative, to open the judgments.

The Dublin Estate, claiming that it was the equitable holder of the guaranty judgments by virtue of the consent judgment, removed the actions to the Bankruptcy Court and on the same day filed, inter alia, an application for an order to show cause why Gordon and Rubin should not be held in contempt for violating the automatic stay provisions of the Code. On June 9, 1982, without issuing an order to show cause or conducting a hearing, Judge Gol-dhaber held Rubin and Gordon in contempt of court and fined each of them $150.00, ruling that the filing of the petitions in state court to compel satisfaction of judgment by the Banks violated the automatic stay provisions of the Bankruptcy Code, 11 U.S.C. § 362 (1979). The instant appeal followed.

DISCUSSION

In order to hold a person in contempt the court must find that (a) there was a “specific and definite” order of the court that the person has violated, and (b) the person had actual knowledge of that order. In re Abt, 2 B.R. 323, 325, 5 B.C.D. 1237 (Bkrtcy.E.D.Pa.1980); In re Demp, 23 B.R. 239, 240, 9 B.C.D. 838 (Bkrtcy.E.D.Pa.1982). Gordon and Rubin clearly had knowledge that Dublin Properties had sought relief under the Bankruptcy Code, 1 *410 cf., In re Abt, (at time of repossession, creditor had no actual knowledge that debt- or had filed for bankruptcy) and knowledge of the consent judgment. 2 The issue becomes whether appellants violated the automatic stay provisions of the Code when they filed petitions in state court requiring the Banks to mark as satisfied those judgments which the Banks had previously agreed to assign to the debtor’s estate.

Section 541(a)(7) of the Bankruptcy Code, 11 U.S.C. § 541(a)(7), provides that “property of the estate” includes “[a]ny interest in property that the estate acquires after the commencement of the case.” Section 362(a)(3) of the Code provides for an automatic stay of “[a]ny act to obtain possession of property of the estate or property from the estate.” These provisions should be read in conjunction with the parties’ consent judgment which provides that the Banks agreed to assign to Dublin Properties their respective interests, “if any,” in the appellants’ guaranty judgments.

The long-standing, salutory rule in contempt cases is that ambiguities in orders redound to the benefit of the person charged with contempt. Ford v. Kammerer, 450 F.2d 279, 280 (3d Cir.1971) (per curiam). Gordon and Rubin contend that their petitions against the Banks in Montgomery County seeking to have the guaranty judgments marked as satisfied would violate the automatic stay only if the anticipated assignments of the judgments were property of the Dublin Estate. Secondly, they assert that § 362(a)(3) only prohibits an attempted seizure of property from the estate. Since their petitions were not an attempt to obtain possession of any property of the estate but merely to test the existence of any interest possessed by the Banks after the Sheriff’s sales, there was no violation of § 362.

Whether or not this characterization is accurate, taken as a whole, the automatic stay provision of the Bankruptcy Code, read in conjunction with the wording of the consent judgment, was not sufficiently definite and specific so as to warrant a conclusion that appellants’ actions were in contempt of court. Judge Goldhaber himself reasoned:

“[wjhile we agree that the action taken by Gordon and Rubin, is technically, not an action to obtain possession of the property of the estate (i.e., the judgments), it is an action to deprive the estate of that property.” (emphasis in original)....

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29 B.R. 407, 9 Collier Bankr. Cas. 2d 92, 1983 U.S. Dist. LEXIS 18038, Counsel Stack Legal Research, https://law.counselstack.com/opinion/frankford-trust-co-v-allanoff-paed-1983.