In re: Amadeus Therapy , Inc.

United States Bankruptcy Appellate Panel for the Ninth Circuit·Decided April 21, 2025·No. 24-1049·Unpublished

Opinion

FILED

NOT FOR PUBLICATION APR 21 2025 SUSAN M. SPRAUL, CLERK

UNITED STATES BANKRUPTCY APPELLATE PANEL U.S. BKCY. APP. PANEL OF THE NINTH CIRCUIT

OF THE NINTH CIRCUIT

In re: BAP No. AZ-24-1049-BSC AMADEUS THERAPY, INC., Debtor. Bk. No. 2:21-bk-08245-BKM NAI HORIZON, Appellant,

v. MEMORANDUM∗ AMADEUS THERAPY, INC., Appellee.

Appeal from the United States Bankruptcy Court for the District of Arizona Brenda K. Martin, Bankruptcy Judge, Presiding

Before: BRAND, SPRAKER, and CORBIT, Bankruptcy Judges.

INTRODUCTION

Appellant NAI Horizon ("NAI") appeals an order denying its motion for relief from judgment under Civil Rule 60(d)(3).1 Previously, the bankruptcy court sustained the debtor's objection to NAI's unsecured claim for a real estate commission. NAI appealed the order disallowing its claim to the district court, which affirmed. NAI then sought relief under Civil Rule

∗ This disposition is not appropriate for publication. Although it may be cited for

whatever persuasive value it may have, see Fed. R. App. P. 32.1, it has no precedential value, see 9th Cir. BAP Rule 8024-1.

1 Unless specified otherwise, all chapter and section references are to the Bankruptcy

Code, 11 U.S.C. §§ 101-1532, all "Rule" references are to the Federal Rules of Bankruptcy Procedure, and all "Civil Rule" references are to the Federal Rules of Civil Procedure.

60(d)(3), arguing that the debtor obtained a favorable ruling on the claim objection by committing fraud on the court. Seeing no abuse of discretion by the bankruptcy court, we AFFIRM.

FACTS 2

A. Prepetition events Bridget O'Brien is the sole shareholder of debtor Amadeus Therapy, Inc.

("Debtor"). In February 2019, Debtor executed a $500,000 promissory note secured by a deed of trust to purchase real property in Avondale, Arizona (the "Dysart Property").

In early 2020, Ms. O'Brien was diagnosed with metastatic breast cancer stage 3 with the prognosis of likely death. Ultimately, she survived.

On May 19, 2020, Debtor executed a Special Warranty Deed ("Deed")

which, according to its terms, conveyed the Dysart Property to the Vickie L. Simpson Living Trust (the "Simpson Trust"). Vickie Simpson was a friend and business associate of Ms. O'Brien's.

In February 2021, Debtor hired NAI to sell the Dysart Property. The listing period was to end on September 30, 2021. Under the Listing Agreement, Debtor would pay NAI a 5% commission if "the [Dysart] Property or any interest therein is voluntarily or involuntarily sold, conveyed, exchanged, assigned, contributed or transferred[.]"

2 We exercise our discretion to take judicial notice of documents electronically filed in the bankruptcy court, where appropriate. See Atwood v. Chase Manhattan Mortg. Co. (In re Atwood), 293 B.R. 227, 233 n.9 (9th Cir. BAP 2003).

The Simpson Trust recorded the Deed for the Dysart Property on May 21, 2021, one year after receiving it from Debtor. On October 27, 2021, the Simpson Trust recorded a Quit Claim Deed which, according to its terms, conveyed the Dysart Property back to Debtor. B. Postpetition events

1. The bankruptcy filing, trial on the claim objection, and the appeal.

After Debtor filed a chapter 11 bankruptcy case on November 4, 2021, NAI filed an unsecured proof of claim for $110,000 (reduced to $104,000) for what it contended was an earned sales commission. NAI argued that Debtor breached the Listing Agreement by transferring the Dysart Property to the Simpson Trust on May 21, 2021 (the recording date), without notifying NAI or paying NAI the required commission. Debtor objected to the claim.

After a round of cross motions for summary judgment, the bankruptcy court held a trial on whether Ms. O'Brien had the requisite intent to effectuate a transfer of the Dysart Property to the Simpson Trust. Ms. O'Brien testified that she was concerned about who would care for her children if she passed away from cancer, so it was agreed that Ms. Simpson would care for the O'Brien children in that event. For Ms. Simpson to have the necessary financial means, Ms. O'Brien signed the Deed for the Dysart Property (and deeds for other properties), but with the condition that the Dysart Property would not transfer to the Simpson Trust unless Ms. O'Brien died. Although the Deed did not contain any conditional language, Ms. O'Brien testified that both women understood that the Deed was not to be recorded or used in any

manner unless and until she died. Debtor argued that the Simpson Trust's recording of the Deed was fraudulent and an attempted theft.

One of the trial exhibits included a "screenshot" of a letter from a Dr.

Tracy Wooten, the naturopathic physician treating Ms. O'Brien, attesting to Ms. O'Brien's illness (the "Wooten Letter"). The Wooten Letter stated:

To Whom It May Concern:

Bridget O'Brien and [sic] has been under my medical care since 2015. In 2017, Ms. O'Brien was diagnosed with stage 3 metastatic breast cancer. She underwent treatment starting in January 2018 with radiation then, in April 2018 with a bilateral mastectomy, followed by multiple rounds of different types of chemotherapy, more radiation, medication and subsequent surgeries through 2020. In 2020, due to severe side effects, [s]he decided to discontinue chemotherapy and pursue a holistic treatment approach for recovery.

Sincerely, Tracy Wooten Dr. Tracy Wooten, MD

Other than the Wooten Letter, Debtor did not submit any medical records to corroborate Ms. O'Brien's testimony that she had been diagnosed with cancer and treated for such. Ms. O'Brien testified that she attempted to get records from Mayo Clinic in response to NAI's production request, but was unable to given the expedited discovery time frame agreed to by the parties, which began about one month before trial.

Debtor argued that other evidence corroborated Ms. O'Brien's testimony as to her lack of intent to transfer the Dysart Property, including a February 2,

2021 email from Ms. Simpson to a document preparer, which stated (grammatical and punctuation errors in original):

Whitney we needed just add me to title as beneficiary in case something happened to Bridget I could handle her estate for her kids. We went by your advice as to what papers to draw up not change Everything totally in my name. You said we couldn’t do that. We do need a form from you now if we can that you mentioned that you could draw up that forms were Incorrect & being redone. I would appreciate that

Debtor argued that this proved Ms. Simpson knew of Ms. O'Brien's intent not to transfer the Dysart Property. 3 NAI argued that the transfer of the Deed was not conditional and could have been completed for many reasons, including as consideration to Ms. Simpson for her role in guarantying loans or managing other properties or businesses in which she and Ms. O'Brien had unwritten partnership or financial interests. Besides Ms. O'Brien's testimony, argued NAI, Debtor had no evidence to corroborate her alleged lack of intent. However, NAI argued that contrary evidence existed, including language in a Settlement Agreement between Ms. O'Brien and Ms. Simpson dated October 27, 2021 (the date the Quit Claim Deed was recorded), which revealed that ownership of the Dysart Property was disputed. In addition, there was a listing agreement between NAI and the Simpson Trust involving another property dated January 14, 2020, but oddly it was signed by Ms. O'Brien on behalf of the Simpson Trust.

3 The bankruptcy court found that the February 2 email was less than clear and appeared to discuss adding Ms. Simpson as a beneficiary, not transferring title.

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