In re: ALBERT S. AN and LAURI I. An

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedJuly 27, 2016
DocketCC-16-1001-KuFKi
StatusUnpublished

This text of In re: ALBERT S. AN and LAURI I. An (In re: ALBERT S. AN and LAURI I. An) is published on Counsel Stack Legal Research, covering United States Bankruptcy Appellate Panel for the Ninth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In re: ALBERT S. AN and LAURI I. An, (bap9 2016).

Opinion

FILED JUL 27 2016 1 NOT FOR PUBLICATION SUSAN M. SPRAUL, CLERK U.S. BKCY. APP. PANEL 2 OF THE NINTH CIRCUIT

3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. CC-16-1001-KuFKi ) 6 ALBERT S. AN and LAURI I. AN, ) Bk. No. 2:14-bk-25340-BB ) 7 Debtors. ) Adv. No. 2:14-ap-01739-BB ______________________________) 8 ) ALBERT S. AN; LAURI I. AN, ) 9 ) Appellants, ) 10 ) v. ) MEMORANDUM* 11 ) IL YOON KWON; COASTAL ASSET ) 12 MANAGEMENT, LLC, ) ) 13 Appellees. ) ______________________________) 14 Argued and Submitted on June 23, 2016 15 at Pasadena, California 16 Filed – July 27, 2016 17 Appeal from the United States Bankruptcy Court for the Central District of California 18 Honorable Sheri Bluebond, Chief Bankruptcy Judge, Presiding 19 20 Appearances: James Alexander Dumas, Jr. of Dumas & Associates argued for appellants Albert and Lauri An; Ryan 21 Daniel O'Dea of Shulman Hodges & Bastian LLP argued for appellees Il Yoon Kwon and Coastal 22 Asset Management, LLC. 23 24 Before: KURTZ, FARIS and KIRSCHER, Bankruptcy Judges. 25 26 * This disposition is not appropriate for publication. 27 Although it may be cited for whatever persuasive value it may have (see Fed. R. App. P. 32.1), it has no precedential value. 28 See 9th Cir. BAP Rule 8024-1. 1 INTRODUCTION 2 Pursuant to 11 U.S.C. § 523(a)(6),1 the bankruptcy court 3 excepted from discharge – as a debt arising from a willful and 4 malicious injury – a portion of the judgment debt chapter 7 5 debtor Albert An owes to Il Yoon Kwon and Coastal Asset 6 Management, LLC. The bankruptcy court gave issue preclusive 7 effect to the state court’s findings and based thereon ruled that 8 all of the elements were met for a nondischargeable debt under 9 § 523(a)(6), except for those elements pertaining to An’s state 10 of mind. After trial delving into An’s state of mind, the 11 bankruptcy court found that An intended to injure Kwon and 12 Coastal Asset Management and that An knew that such injury was 13 substantially certain to occur. 14 On appeal, An has not challenged the bankruptcy court’s 15 application of issue preclusion. Instead, An contends that the 16 bankruptcy court incorrectly excepted the debt from discharge 17 because it arose from a simple breach of lease and not from any 18 tortious conduct. An further contends that the bankruptcy court 19 incorrectly applied the legal standard for determining 20 willfulness and also incorrectly found willfulness. None of An’s 21 contentions have any merit. 22 The bankruptcy court also excepted from discharge the same 23 debt as against An’s wife, Lauri. It is unclear how the 24 bankruptcy court reached this result. Neither the state court 25 26 1 Unless specified otherwise, all chapter and section 27 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532, and all "Rule" references are to the Federal Rules of Bankruptcy 28 Procedure, Rules 1001-9037.

2 1 nor the bankruptcy court made any findings that Lauri actively 2 participated in An’s nondischargeable conduct or that she had the 3 requisite state of mind for nondischargeability under 4 § 523(a)(6), and the record on appeal does not support the 5 nondischargeability judgment entered against her. In fact, at 6 oral argument, Kwon and Coastal Asset Management admitted that 7 the nondischargeability judgment against Lauri was “incorrect.” 8 AFFIRMED IN PART, VACATED IN PART, AND REMANDED. 9 FACTS 10 The underlying dispute concerns a medical office building in 11 Los Angeles, California. At the time Kwon and An met in 2001, An 12 was renting the building from a third party under a lease. An’s 13 business ventures were not generating sufficient revenue to pay 14 all of his bills, including his rent. Over time, Kwon lent An, 15 in aggregate, roughly $1 million in order to help An pay his 16 expenses. 17 Kwon later became concerned that An could not pay his rent 18 and might be evicted from the office building, which in turn 19 would prevent An from generating further revenue and would 20 jeopardize Kwon’s ability to recover the money he lent An. 21 Therefore, in June 2002, Kwon decided to purchase the office 22 building. Kwon paid $3.15 million for the building and took 23 title in his own name as his sole and separate property. 24 At the time of Kwon’s purchase, Kwon succeeded the prior 25 owner as the landlord under the prior owner’s 2000 master lease 26 of the building to An. Even so, An never paid any rent to Kwon. 27 This state of affairs remained essentially unchanged until August 28 2005. By that time, Kwon had transferred title to the office

3 1 building to his wholly-owned limited liability company Coastal 2 Asset Management, LLC.2 Also at that time, Kwon filed an 3 unlawful detainer action against the Ans. In response, the Ans 4 filed a verified answer, in which they asserted that they were 5 not Kwon’s tenants, they did not owe him any rent, and they 6 became co-owners of the office building at the time Kwon acquired 7 title to the building. 8 The state court entered judgment after trial denying Kwon 9 any relief on his unlawful detainer complaint, apparently holding 10 that the issue of ownership prevented the court from granting 11 Kwon relief in a summary unlawful detainer proceeding. 12 At the time of commencement of the unlawful detainer 13 proceeding, the Ans already had filed their first chapter 7 14 bankruptcy case, but Kwon did not learn of the bankruptcy case 15 until sometime in early 2006, about the same time the 2005 16 bankruptcy case was closed. 17 An also filed in 2005, in the state court, a quiet title 18 action seeking to establish his asserted 50% interest in the 19 office building. An claimed that he had an oral agreement with 20 Kwon that, in effect, entitled An to a 50% interest in the office 21 building, even though An signed multiple documents around the 22 23 2 In the subsequent state court litigation over possession of 24 the building, both Kwon and Coastal Asset Management were parties to the litigation as the former and current owner of the 25 building. Both also filed the nondischargeability complaint 26 against the Ans in their current bankruptcy case. Nonetheless, for purposes of this appeal, there is no material distinction in 27 position between Kwon and Coastal Asset Management, so for ease of reference, we hereafter refer to them both simply by Kwon’s 28 name.

4 1 time of purchase stating that he had no interest in the building. 2 In response to An’s quiet title action, Kwon filed a cross- 3 complaint against An, his medical corporation Woori Medical 4 Center Corp., and his spouse Lauri for, among other things, 5 possession and damages based on their alleged wrongful possession 6 of the office building. The state court litigation was subject 7 to years of delay, which the state court generally attributed to 8 An. Eventually, a bench trial took place, after which the state 9 court ruled in favor of Kwon. According to the state court, An’s 10 testimony generally lacked credibility. More specifically, the 11 state court found that An’s contention of an oral agreement 12 providing for co-ownership of the office building was false. In 13 support of this finding, the state court pointed out that An’s 14 testimony regarding co-ownership “wildly conflicts” with An’s 15 prior testimony and sworn statements, including those made in his 16 2005 bankruptcy case that he did not own any real property.

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In re: ALBERT S. AN and LAURI I. An, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-albert-s-an-and-lauri-i-an-bap9-2016.