In re: DEVORE STOP, a General Partnership

United States Bankruptcy Appellate Panel for the Ninth Circuit·Decided August 16, 2022·No. CC-21-1226-LST·Unpublished

Opinion

FILED

AUG 16 2022

NOT FOR PUBLICATION SUSAN M. SPRAUL, CLERK U.S. BKCY. APP. PANEL

OF THE NINTH CIRCUIT

UNITED STATES BANKRUPTCY APPELLATE PANEL OF THE NINTH CIRCUIT

In re: BAP No. CC-21-1226-LST DEVORE STOP, a General Partnership, Debtor. Bk. No. 6:03-bk-15174-MH

WILLIAM MORSCHAUSER, Adv. No. 6:12-ap-01498-MH Appellant,

v. MEMORANDUM∗ CONTINENTAL CAPITAL LLC; STEPHEN COLLIAS; JESSE BOJORQUEZ; AMERICAN BUSINESS INVESTMENTS, Appellees.

Appeal from the United States Bankruptcy Court for the Central District of California Mark D. Houle, Bankruptcy Judge, Presiding

Before: LAFFERTY, SPRAKER, and TAYLOR, Bankruptcy Judges.

INTRODUCTION

William Morschauser appeals the bankruptcy court’s order dismissing his claims against appellees for quiet title, declaratory relief, and an injunction pertaining to a note and deed of trust that encumbered

∗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

two parcels of real property owned by Devore Stop (“Debtor”) when it filed its chapter 111 petition in 2003. After the case was converted to chapter 7, the estate sold the parcels to Morschauser, one of Debtor’s partners. The order approving that sale provided that the bankruptcy court retained jurisdiction to enforce the order and to determine the validity of any lien or encumbrance on the property.

Long after the case had been fully administered and closed, Morschauser filed the adversary proceeding that is the subject of this appeal. The bankruptcy court concluded that, despite the retention of jurisdiction provision in the order approving the sale to Morschauser, it lacked subject matter jurisdiction over the adversary proceeding because the litigation was commenced long after the bankruptcy case was closed, did not involve estate assets, did not require the court to interpret its prior orders, and the issues consisted entirely of state law claims between non- debtor parties. We agree. Because bankruptcy court jurisdiction is conferred by statute, retention of jurisdiction provisions in an order cannot create jurisdiction where there is none. We therefore AFFIRM.

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. “Civil Rule” references are to the Federal Rules of Civil Procedure.

FACTS

A. Bankruptcy Events Debtor was a partnership between Morschauser and Mohammed Abdizadeh. Debtor filed a chapter 11 petition in 2003, listing as assets three parcels of real property located in Devore, California (“Parcel 1,” “Parcel 2,” and “Parcel 3”). Appellee Continental Capital (“ConCap”), of which appellee Stephen Collias was the principal and member, held two promissory notes secured by the parcels. One of the notes (“Note 1”) was in the principal amount of $850,000 and was secured by a deed of trust (“DOT 1”) on Parcels 1 and 2. The other note (“Note 2”) was for the principal amount of $150,000 and was secured by a deed of trust (“DOT 2”) on Parcel 3.

Shortly after the petition was filed, ConCap moved for relief from stay to enforce its notes and deeds of trust. The motion was resolved by a court-approved stipulation to sell Parcel 1, with the proceeds to be applied to satisfy Note 1. At the hearing, Debtor’s attorney agreed to submit an employment application for the real estate broker, Jesse Bojorquez (owner of appellee American Business Investments (“ABI”)). The bankruptcy court approved the sale, conditioned upon the escrow of the broker’s commission and a demand from ConCap on Note 1. ConCap submitted a demand for $1,075,000. But no application to employ Bojorquez was filed, and, in the end, the order approving the sale (the “2003 Sale Order”)

provided in relevant part: “The broker Jess Bojorquez has agreed to waive his broker fees in order to consummate this sale[.]”

Unbeknownst to the court, and with Morschauser’s consent, the escrow instructions were amended before closing to provide that ConCap would assign Note 2 and DOT 2 to Bojorquez in exchange for his broker services (the “2003 Assignments”). Additionally, Debtor, ConCap, Abdizadeh, and Morschauser entered into a settlement agreement for the sale that differed from the terms of the 2003 Sale Order. Although ConCap had submitted a demand for $1,075,000 as the payoff on Note 1, the settlement provided that ConCap would accept $1,175,000 “in full and complete satisfaction” of both Notes 1 and 2, rather than the $1,253,773.99 it was owed. In exchange for $1,100,000, ConCap agreed to release its claims against Parcel 1 but would retain DOT 1 as to Parcel 2 to secure the remaining $75,000. At closing, ConCap was paid $1,100,000 pursuant to the settlement. Several months later, ConCap was allegedly paid $81,464.61 in satisfaction of the outstanding $75,000 to prevent foreclosure of Parcel 2.

On April 1, 2004, the bankruptcy court granted the United States Trustee’s motion to convert the case to chapter 7.

In 2005, Morschauser filed multiple actions in state court against ConCap and others for fraud, deceit, fraudulent concealment, negligence, and intentional infliction of emotional distress, challenging the notes and other obligations on the grounds that his signature on the settlement

agreement had been forged. Judgment was entered in favor of ConCap and affirmed on appeal.

In 2006, the chapter 7 trustee appointed in Debtor’s case filed a motion to sell Parcels 2 and 3 to Morschauser subject to existing liens and encumbrances, including DOT 2, which had been assigned to Bojorquez. The sale was without prejudice to Morschauser or any party in interest bringing an action before the bankruptcy court to determine the validity of any lien. The bankruptcy court approved the sale in August 2007; the order approving the sale (the “Morschauser Sale Order”) provided for the bankruptcy court to retain jurisdiction to:

(1) enforce and implement the terms and provisions of the Sale, and this Order; (2) resolve any disputes, controversies or claims arising out of or relating to the Sale or this Order; (3) interpret, implement and enforce provisions of this Order; (4) determine in subsequent action(s) the nature, exten[t] and validity of any lien or encumbrance upon the subject Property.

The bankruptcy case was eventually fully administered, and it was

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