In Re Daniels

362 B.R. 428, 2007 WL 446803
CourtUnited States Bankruptcy Court, S.D. Iowa
DecidedJanuary 4, 2007
Docket14-02195
StatusPublished
Cited by5 cases

This text of 362 B.R. 428 (In Re Daniels) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, S.D. Iowa primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re Daniels, 362 B.R. 428, 2007 WL 446803 (Iowa 2007).

Opinion

DECISION RE: MOTION TO CONVERT CASE

WILLIAM L. EDMONDS, Bankruptcy Judge.

Three creditors move to convert Curt Daniels’s chapter 11 case to chapter 7. Daniels objects. Hearing on this contested matter proceeding was held December 4, 2006 in Des Moines. Matthew T. Cronin appeared as attorney for the three movants: Hunters Retreat, L.L.C. (Hunters); WSH Properties, L.L.C. (WSH); and Navajo Associates, L.L.C. (Navajo). Michael P. Mallaney appeared as attorney for Daniels. This is a core proceeding under 28 U.S.C. § 157(b)(2)(A).

Curtis Daniels filed his chapter 11 petition on August 14, 2006. He lives near Chariton, Iowa. He graduated from Drake University Law School in 1973. He has been practicing law for only three years, and he has established a professional cor *430 poration, Curt Daniels, P.C., for that purpose. Initially, he began taking criminal defense cases. Three months into his practice, he took on a personal injury case which has taken most of his time since. The case has not yet been resolved, and he has as yet earned no fee from it. He expects to start taking other cases beginning during the next 60 days.

Daniels also farms. In 1975 he formed Indian Creek Corporation (Indian Creek). Initially, he and his now former spouse, Constance Daniels, owned 95 per cent of the shares of stock in Indian Creek. A few relatives owned the remaining shares. Daniels later became the sole shareholder. The corporation owns approximately 1,225 acres of farmland in Lucas County, Iowa (“the FARM”). Indian Creek raises cattle on some of the acres; it rents out other acres to a farmer named Brad Arnold. It also rents acres to Daniels (exhibit 00). Evidence is insufficient on the financial terms of the leases. Daniels values the farm land at $1.5 million or $1.6 million. Indian Creek owns some farm equipment. Daniels estimates its value at $100,000.00. Arnold owes some remaining rent for 2006, perhaps $22,000.00. He has not paid because of his concern over whom to pay.

Indian Creek had owned some other farmground near Mingo, Iowa, where it operated a hog confinement facility. Indian Creek was delinquent in paying its real estate taxes, and in 1998, the property was sold at tax sale. WSH obtained the tax sale certificate, and in 2001, it acquired the tax deed. A dispute with WSH arose when Daniels and Indian Creek removed property related to the hog operation from the land. They considered the property personalty. WSH considered it real estate. WSH filed a petition against Daniels and Indian Creek in the Iowa District Court for Lucas County, seeking recovery for damages and recovery of possession. WSH obtained a jury verdict of $533,952.00 for wrongful detention of the equipment and $299,850.00 for value of the property (see exhibit 2). In February 2005, in ruling on post-trial motions, the trial court required remittitur of $287,952.00 on the wrongful detention damages, which would have resulted in a judgment for such damages of $246,000.00 (id.). It also reduced to $120,000.00 the valuation of the property wrongfully taken, and it required WSH to file an election between return of the property or money judgment for that amount (id.). WSH agreed to remittitur and chose return of the property (exhibit 4). Judgment entered against Daniels and Indian Creek for $246,000.00 and possession (id.).

Daniels and Indian Creek appealed, and on August 9, 2006, the Iowa Court of Appeals reversed the judgment and remanded the matter to the trial court for a new trial on all issues (id.). The matter remains pending.

Heritage Bank, a mortgagee of the FARM, in early 2006, filed a foreclosure action against the FARM, naming as defendants Indian Creek, as promissor, and Daniels, as guarantor (see exhibit NN). It is apparently not disputed that the Bank also named WSH as a defendant by virtue of its then existing judgment lien against the FARM (see doc. 21). WSH has purchased the promissory note and mortgage delivered to Bank by Indian Creek. I am uncertain as to the status of the foreclosure proceeding.

Daniels scheduled WSH as a creditor holding an unsecured claim of “unknown” amount. He listed the debt as disputed. WSH filed a proof of an unsecured nonpriority claim in the amount of “at least $500,000.00” (exhibit 2). WSH is a limited liability company; John Holtz of Scottsdale, Arizona is a member.

*431 Holtz is also a member of Hunters." It claims to be a creditor of Daniels (and Indian Creek) by virtue of its purchase of a judgment entered in Iowa District Court for Jasper County against Daniels and Indian Creek in the case of State of Iowa, ex rel., Iowa Department of Natural Resources v. Indian Creek Corporation and Curt Daniels, Law No. LACV110419 (exhibit 1). The judgment was for $90,000.00 plus interest and court costs (exhibit 1). Having purchased the judgment, Hunters sought to satisfy it by execution against Daniels’s shares of stock in Indian Creek.

Sheriffs sale took place July 26, 2006 (exhibit 1). Total of the judgment, interest, costs and fees as of that date was $112,431.95 (id.). Hunters, as assignee of the State of Iowa, purchased the shares of stock for $110,000.00 (id.). Hunters has filed a proof of unsecured nonpriority claim in the amount of $7,431.95(id.).

Daniels has filed an adversary complaint in this bankruptcy (Adv. No. 06-30224) seeking to avoid the transfer of the shares as fraudulent pursuant to 11 U.S.C. § 548. Daniels contends that the sale price was grossly inadequate relative to the value of the stock. He contends in his complaint that the value of the stock was at least $500,000.00.

Daniels believes the land owned by Indian Creek is worth between 1.5 and 1.6 million dollars. The proof of claim by Navajo for the second mortgage is approximately $250,000.00. The Heritage Bank claim was $238,000.00 as estimated by Indian Creek on February 28, 2005. See exhibit MM. If nothing has been paid, perhaps it is $300,000.00 today. WSH no longer has a judgment lien. Indian Creek owns equipment valued by Daniels at $100,000.00. There is no evidence it is encumbered. These values and estimates of secured debt indicate there may be significant equity in Indian Creek’s assets, affecting the value of its stock.

Also, Daniels contends that the sale was invalid for other reasons. Hunters has filed answer and motion for summary judgment.

Holtz is also a member of Navajo. It claims to be Daniels’s creditor by virtue of a purchase from Constance Daniels, debt- or’s former spouse, of a note and mortgage to her from Indian Creek, and by its purchase from her of the guaranty of the note by Daniels (exhibit 3, also exhibits A, B and C). Navajo’s proof of claim asserts, as to Daniels, that it is an unsecured nonpriority claim in the amount of $249,141.83 (exhibit 3). As to Indian Creek, Navajo is a secured creditor. Daniels has scheduled the debt to Constance Daniels as an unsecured nonpriority claim in the amount of $200,000.00 (exhibit NN).

In his initial schedules, filed August 14, 2006, Daniels listed the following assets:

real property none
cash $80.00
bank account 222.00

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Bluebook (online)
362 B.R. 428, 2007 WL 446803, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-daniels-iasb-2007.