In re: Bechara Victor Honein

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedJune 27, 2012
DocketNV-10-1494 PaDKi
StatusUnpublished

This text of In re: Bechara Victor Honein (In re: Bechara Victor Honein) 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: Bechara Victor Honein, (bap9 2012).

Opinion

FILED JUN 27 2012 SUSAN M SPRAUL, CLERK 1 U.S. BKCY. APP. PANEL OF THE NINTH CIRCUIT 2 3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. NV-10-1494 PaDKi ) 6 BECHARA VICTOR HONEIN, ) Bankr. No. 05-51094-GWZ ) 7 Debtor. ) Adv. Proc. 05-05121-GWZ ___________________________________) 8 ) MICHAEL HARRIS, ) 9 ) Appellant, ) 10 ) v. ) M E M O R A N D U M1 11 ) BECHARA VICTOR HONEIN, ) 12 ) Appellee. ) 13 ___________________________________) 14 Argued and Submitted on June 15, 2012, at Las Vegas, Nevada 15 Filed - June 27, 2012 16 Appeal from the United States Bankruptcy Court 17 for the District of Nevada 18 Honorable Gregg W. Zive, Bankruptcy Judge, Presiding 19 20 Appearance: Michael H. Ahrens of Sheppard, Mullin, Richter & Hampton, LLP argued for appellant Michael Harris. 21 No appearance at argument for appellee Bechara Honein. 22 23 Before: PAPPAS, DUNN and KIRSCHER, Bankruptcy Judges. 24 25 26 1 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. See 9th 28 Cir. BAP Rule 8013-1.

-1- 1 Michael Harris (“Harris”) appeals the bankruptcy court’s 2 judgment denying his motion for a partnership accounting and 3 settling title to certain real property in his adversary 4 proceeding against chapter 112 debtor Bechara Victor Honein 5 (“Honein”). We AFFIRM. 6 FACTS 7 Unless otherwise noted, the parties do not dispute the 8 underlying facts in this appeal. 9 In 2002, Honein and Harris entered into an oral partnership 10 agreement to purchase real property on which a gas station would 11 be operated. The parties never prepared a written partnership 12 agreement. The partnership was to be equally owned by Honein and 13 Harris, with each partner to have an equal responsibility to 14 contribute the sums necessary to fund the partnership. While it 15 was intended that the partnership acquire and own the real 16 property, it would not own or operate the gas station business. 17 The parties agreed that, when acquired, title to the real 18 property would be placed in Honein’s name, because Harris had 19 outstanding money judgments against him and was experiencing other 20 problems with his creditors: 21 COUNSEL FOR HONEIN: And, in fact, sir, you told Mr. Honein that you could put nothing in your name 22 because of your problems with the creditors. Am I correct? 23 HARRIS: Yes, sir. 24 25 2 Unless otherwise indicated, all chapter, section and rule 26 references are to the Bankruptcy Code, 11 U.S.C. § 101-1330 and to the Federal Rules of Bankruptcy Procedure, Rules 1001-9037, as in 27 force prior to the effective date (October 17, 2005) of the Bankruptcy Abuse Prevention and Consumer Protection Act of 2005, 28 Pub. L. 109-8, Apr. 20, 2005, 119 Stat. 23 ("BAPCPA").

-2- 1 Trial Tr. 107:17-21, April 26, 2007. It was agreed that Honein, 2 alone, would own and operate the gas station business. 3 Harris’ initial obligation to the partnership was to 4 contribute $45,000, which the partners then expended on costs and 5 offers on properties that were not ultimately purchased. Harris 6 was also primarily responsible for obtaining the financing for any 7 real property purchase. 8 From 2002 to 2003, Honein and Harris inspected various 9 properties and made offers to acquire them. Ultimately, one offer 10 proposed by Honein was accepted for a property in Carson City, 11 Nevada (the “Property”) owned by BP West Coast Products LLC 12 (“BP/ARCO”).3 Honein and BP/ARCO executed a sale contract for 13 $550,000. Although it is not clear in the record the date when 14 the offer was accepted, on March 25, 2003, BP/ARCO informed Honein 15 that if the sale of the Property did not close within five 16 business days, the sale contract would be rescinded. Harris was 17 unable to obtain commercial financing for this purchase. Instead, 18 Harris arranged for a short-term loan from his brother, Lee 19 Harris, in the amount of $450,000 to close the sale. Honein alone 20 signed a promissory note in favor of Lee Harris, with no reference 21 to any partnership with Harris. 22 Although the parties do not dispute that the amount owed on 23 this promissory note was $450,000, the note executed by Honein was 24 for $850,000. The bankruptcy court later found that both Honein 25 and Harris intended that this false document would be used to 26 3 BP West Coast Products LLC owns Atlantic Richfield 27 Corporation, which markets gasoline under the “ARCO” trade name in ARCO service stations. Hence, the parties refer to the corporate 28 entity as BP/ARCO.

-3- 1 inflate the value of the Property to induce banks to provide a 2 much higher commercial loan. Then, through this scheme, after 3 paying off the $450,000 to Lee Harris, the parties could pocket 4 the fraudulently obtained surplus in loan proceeds. See Amended 5 Findings of Fact no. 21, November 3, 2010. 6 The sale of the Property closed on May 23, 2003; all 7 documents were signed by Honein with no reference to a partnership 8 with Harris; title vested in Honein. At some point not clear in 9 the record, Honein gave a grant deed to Lee Harris for a 50 10 percent interest in the Property, which deed was never recorded. 11 Lee Harris, in turn, provided a quitclaim deed to Harris, again at 12 a time not clear in the record, which was also not recorded. 13 A condition on title to the Property was that it be used to 14 operate a BP/ARCO service station. At closing of the sale, Honein 15 applied for a BP/ARCO franchise to operate a service station and 16 convenience store on the Property. Honein then attended and 17 successfully completed the mandatory franchise holder “training 18 school,” paying the $15,000 tuition, and was awarded the franchise 19 in his own name. Harris never attended the training school or 20 attempted to obtain the status of a franchise holder. Indeed, 21 because Harris never qualified as a BP/ARCO franchise holder, the 22 terms of the deed to the Property prevented him from ever owning 23 it. 24 Honein has owned and operated the service station and 25 convenience store since 2003. Harris was employed there at times, 26 receiving total wages of $38,400. 27 The bankruptcy court would ultimately determine, and the 28 parties do not dispute, that the partnership between Honein and

-4- 1 Harris ended in June 2004. Harris alleges that Honein punched 2 him; Honein alleges that Harris threatened his children. Honein 3 obtained a restraining order against Harris. 4 Apparently in response to a continuing dispute with Lee 5 Harris over repayment of the $450,000 loan, Honein filed a 6 chapter 11 petition on April 15, 2005. Honein’s Schedule D lists 7 a disputed secured claim of $450,000 in favor of Lee Harris. 8 Neither Honein’s schedules nor statement of financial affairs 9 makes any reference to any partnership with Harris, or in any way 10 lists Harris as a creditor. 11 Harris filed a complaint commencing the subject adversary 12 proceeding against Honein on December 6, 2005. The complaint was 13 amended on June 19, 2006 (the “First Amended Complaint”). The 14 First Amended Complaint sought an order from the bankruptcy court 15 declaring that the Property was held in trust by Honein for the 16 benefit of Harris; adjudging Harris to have an equitable lien for 17 the value of 50 percent of the Property; quieting title to, and 18 determining that Harris is the beneficial and legal owner of, 19 50 percent of the Property; and monetary damages.

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In re: Bechara Victor Honein, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-bechara-victor-honein-bap9-2012.