Gleen v. Hrim (In Re Hrim)

196 B.R. 237, 1993 Bankr. LEXIS 2256, 1993 WL 819838
CourtUnited States Bankruptcy Court, N.D. New York
DecidedSeptember 30, 1993
Docket14-30814
StatusPublished
Cited by7 cases

This text of 196 B.R. 237 (Gleen v. Hrim (In Re Hrim)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Gleen v. Hrim (In Re Hrim), 196 B.R. 237, 1993 Bankr. LEXIS 2256, 1993 WL 819838 (N.Y. 1993).

Opinion

*239 MEMORANDUM-DECISION, FINDINGS OF FACT, CONCLUSIONS OF LAW AND ORDER

STEPHEN D. GERLING, Chief Judge.

Presently before the Court in this adversary proceeding is the objection of James L. Glenn (“Plaintiff’) to discharge of certain debts claimed to be owed to Plaintiff by the Defendant Clifford D. Hrim (“Debtor”). This adversary proceeding was commenced pursuant to Bankruptcy Code § 523(a)(4) and (6) (11 U.S.C. § 101-1330) (“Code”). 1

The Court conducted a trial on May 12, 1993, and allowed the parties to submit mem-oranda of law. No memoranda of law were provided to the Court although Plaintiffs counsel did furnish the Court with a copy of In re Prevost, 123 B.R. 692 (Bankr.D.N.H. 1991). The matter was submitted for decision on June 7,1993.

JURISDICTION

The Court has jurisdiction over the parties and subject matter of this core proceeding pursuant to 28 U.S.C. §§ 1334(b), 157(a), 157(b)(1) and (b)(2)(I).

FACTS

Sometime prior to June 1, 1992, Debtor entered into a contract to cut trees on property owned by Raymond Stephens (“Stephens”) over a period of three months. The contract provided for a 50/50 split of the monies received for the logs (“stumpage”) between Debtor and Stephens. On Monday, June 1,1992, Debtor visited the Lewis County offices in Lowville, New York, to inquire about the existence of a right-of-way giving access to Stephens’ land. The Debtor was accompanied by a friend, James McCauley (“McCauley”). While at the County offices, Debtor was furnished with a copy of a deed which excepted and reserved a right-of-way giving access to Stephens’ land along the northerly boundary of property belonging to Plaintiff. (See Plaintiffs Exhibit A).

Upon leaving the County offices, Debtor and McCauley travelled to Plaintiffs residence in Boonville, New York. McCauley apparently remained outside while Plaintiff and Debtor went into the residence. Debtor indicated that as a courtesy he had wanted to let Plaintiff know that he had a contract to cut trees on the Stephens’ property and would be making use of the right-of-way located on Plaintiffs property. According to the undisputed testimony, both parties examined the deed and the tax map in the possession of the Debtor and agreed that the right-of-way was located along the northerly boundary of Plaintiffs property.

From the further testimony presented, there appears to be a dispute of fact concerning the understanding reached by the parties at this initial meeting. Plaintiff contends that he agreed to Debtor’s use of the right-of-way along the northerly boundary of his property. This particular piece of land was described as “swampy” and covered by dense undergrowth. According to the Plaintiff, he pointed this out to Debtor, who at the time had not seen the property. Plaintiff alleged that Debtor indicated to him that the fact that the right-of-way was currently impassable would not be a problem as he had access to gravel and a bulldozer, and that any expense incurred would be worth it as Stephens’ property was full of cherry trees and had not been logged for 40 years.

In contradiction to Plaintiffs testimony, Debtor testified that when the subject of the right-of-way came up, Plaintiff suggested that Debtor use the road which already existed on Plaintiffs property as a “skidder trail”. This testimony was confirmed by McCauley, who had remained outside on the Plaintiffs porch steps. It was McCauley’s testimony that he was able to hear the conversation between Plaintiff and Debtor, although not present in the house, as the door had been left open by Plaintiffs son. Plaintiff denies giving Debtor permission to use the existing road.

Debtor alleges that he offered to cut and remove any timber on Plaintiffs property for the same 50/50 split that he had with Stephens and suggested that they enter into a written contract. Plaintiff responded that *240 there were no marketable trees on the property. However, it was Debtor’s testimony, corroborated by McCauley, that Plaintiff gave permission to remove any marketable trees Debtor found on the property for the 50/50 split, and that Plaintiff would not require a written contract since it was unlikely that they would get more than a couple of loads. Plaintiff without admitting or denying the existence of an oral agreement did indicate he had expected to receive payment on June 7, 1992, for the “few” soft maples removed from his property.

Debtor began his logging operation on Tuesday morning,- June 2, 1993, using the road already in existence on Plaintiffs property, as a skidder trail rather than the right-of-way, to drag the logs out of the woods. On Thursday evening, June 4, 1993, Plaintiff visited the site and discovered that the road, located at the center of his property, was being used by Debtor and that no right-of-way on the northerly boundary had been cleared.

On Friday morning, June 5, 1993, the Plaintiff again returned to the property where he encountered Debtor coming out of the woods dragging a quantity of logs. Plaintiff alleges that he did not inquire where the logs had come from that were being dragged. He testified that the only reference to any trees concerned a “few” soft maples that Debtor had removed in order to gain access to Stephens’ property from Debt- or’s road. However, Debtor testified that Plaintiff had asked where the logs had come from, and Debtor had told him they had been removed from the back of the Plaintiffs woodlot. This latter testimony was corroborated by Stephens’ son, Jeff, who was present on Plaintiffs property that morning. Plaintiffs primary concern at. the time appears to have been the damage done to the road by the heavy equipment and logs. It was Plaintiffs testimony that he had asked Debtor why he was using the road as a skidder trail and Debtor replied the he would repair the road when he was finished with the logging operation but gave no other explanation for using the road rather than the right-of-way.

At the time of Plaintiffs visit to the property on Friday, June 5, 1992, the parties discussed the possibility of establishing an escrow account to cover the repair of the road. Plaintiff suggested that $2,000.00 be set aside from the stumpage fees that were to be paid to Debtor and Stephens upon the sale of the timber. Debtor agreed to discuss the matter with Stephens but made no commitment. The proposal was also conveyed to Jeff Stephens, who told Plaintiff he had no authority to make such an agreement regarding the stumpage fees. Stephens later rejected the proposal to set aside $2,000 of the stumpage fees. When Plaintiff did not hear from the Debtor regarding the payment for the “few” soft maples removed from his property, he called his home on Sunday June 7, 1992, and left a message on his answering machine. On the tape Plaintiff told Debtor that he (Debtor) “no longer had permission to use my property” until they could straighten things out. (See Debtor’s Exhibit 1). Debtor acknowledged that he received the message and responded by removing his skidder and other equipment from the property.

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Cite This Page — Counsel Stack

Bluebook (online)
196 B.R. 237, 1993 Bankr. LEXIS 2256, 1993 WL 819838, Counsel Stack Legal Research, https://law.counselstack.com/opinion/gleen-v-hrim-in-re-hrim-nynb-1993.