In re: DEVORE STOP, a General Partnership

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedAugust 16, 2022
DocketCC-21-1226-LST
StatusUnpublished

This text of In re: DEVORE STOP, a General Partnership (In re: DEVORE STOP, a General Partnership) 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: DEVORE STOP, a General Partnership, (bap9 2022).

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FILED AUG 16 2022 NOT FOR PUBLICATION SUSAN M. SPRAUL, CLERK U.S. BKCY.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 1 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. 2 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”)

3 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

4 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

closed in January 2009.

B. The Adversary Proceeding

In November 2012, Morschauser commenced the adversary

proceeding that is the subject of this appeal. The complaint names as

defendants ConCap, Collias, Bojorquez, ABI, and Abdizadeh and contains

claims for: (1) quiet title; (2) declaratory relief; and (3) injunctive relief. The

complaint alleges that Notes 1 and 2 have both been paid off, the deeds of

5 trust should not continue to encumber Parcels 2 and 3, and title should be

quieted to reflect that Morschauser is the fee simple owner of both parcels.2

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