In Re Diamond Mortg. Corp. of Illinois

105 B.R. 876, 1989 Bankr. LEXIS 1781, 1989 WL 124638
CourtUnited States Bankruptcy Court, N.D. Illinois
DecidedOctober 16, 1989
Docket19-00210
StatusPublished
Cited by8 cases

This text of 105 B.R. 876 (In Re Diamond Mortg. Corp. of Illinois) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re Diamond Mortg. Corp. of Illinois, 105 B.R. 876, 1989 Bankr. LEXIS 1781, 1989 WL 124638 (Ill. 1989).

Opinion

MEMORANDUM, OPINION AND ORDER

ROBERT E. GINSBERG, Bankruptcy Judge.

JURISDICTION AND PROCEDURE

This matter comes to be heard on the objections of the Official Unsecured Creditors Committee (Committee) appointed in these cases to the claims of George Hamilton, Lloyd Bridges, and Yaffe & Co. (claimants). This Court has jurisdiction over the proceeding under 28 U.S.C. § 1334 and the General Order of the United States District Court for the Northern District of Illinois of July 10, 1984 referring bankruptcy cases *877 and proceedings to this Court. This is a core proceeding under 28 U.S.C. § 157(b)(2)(B). The following constitutes the Court's findings of fact and conclusions of law pursuant to Bankruptcy Rule 7052.

FACTS

The basic facts are not disputed. 1 Diamond Mortgage Corporation of Illinois (Diamond) was an Illinois corporation and a licensed mortgage broker. Diamond was in the business of making consumer loans to homeowners. All of Diamond’s loans were secured by first mortgages on the borrowers’ homes. Diamond attracted its borrowers through advertisements on television, radio, and in other media. Some of these advertisements featured George Hamilton, a well known actor. Some of these ads were produced by Yaffe and Co. (Yaffe), an advertising agency. The targeted consumers were high risk borrowers who would be willing to pay Diamond’s high rates of interest on their mortgages because they were not able to secure financing elsewhere. See generally Currie v. Diamond Mortgage Corp., 859 F.2d 1538 (7th Cir.1988).

Diamond had no independent source of capital and was only able to make these high risk loans by using funds that its “sales arm”, A.J. Obie & Associates, Inc. of Illinois (“Obie”) raised. 2 Obie, like Diamond, advertised heavily in the popular media. However, where Diamond’s ads were aimed at those in financial trouble, Obie’s ads were aimed at those members of the public with money to invest. Some of Obie’s ads featured another well known actor, Lloyd Bridges, and some were produced by Yaffe. In general, the Obie ads promised a secure investment and a high rate of return.

The theory behind the structure of the Obie investment package was that each investment was to be matched with one or more specific Diamond mortgages in a face amount equivalent to the amount of the investment. It was the investor’s understanding that an investor would give his/her money to Obie which in turn would advance the investor’s money to Diamond. Diamond would then lend the funds to a borrower who would sign a note agreeing to repay the funds plus interest. The borrower would also give Diamond a mortgage interest in the borrower’s home as security for the note. Diamond would transfer the note and mortgage to Obie. Obie would then assign this mortgage to the investor. When an investor was matched to one or more mortgages representing the amount of the investment, the investor became entitled to receive principal and interest payments made by Diamond’s borrower. For a service fee, computed on a percentage basis, Diamond continued to service the mortgage for the investor. The notes carried a high interest rate, usually 15% or more, which in theory enabled the investor to get a generous return on his/her investment even after Diamond’s service fees were taken out of the *878 monthly mortgage payments. The investment supposedly was secure because it was backed by a mortgage on real property.

That was the theory. Unfortunately, that was not the reality. Instead, most of the investors were never matched to mortgages, and much of the money investors placed with Obie never went to fund Diamond mortgages. Rather, in a classic Pon-zi scheme fashion, much of the investors’ money went toward paying off other investors or into the pockets of the principals behind the Diamond/Obie scheme, some of whom are now in jail as a result.

It is therefore not surprising that Diamond and Obie lost money from the start. By 1986, the Diamond/Obie empire began to crumble. On August 25, 1986, Diamond and Obie both filed voluntary petitions for relief under Chapter 11 of the Bankruptcy Code. The investors, particularly the unmatched investors, suddenly were faced with large potential losses on their Obie investment. For many, the Obie investment represented their life savings and/or their retirement nest egg. Many investors began to look for potential defendants to sue, preferably deep pockets, in order to recover some or all of their losses. Several latched onto Hamilton, Bridges and Yaffe.

At least seven separate suits were filed by various investors against some or all of these defendants. 3 Some were brought in the district court, while others wound up in this Court. As far as these claimants are concerned, four of the suits were dismissed (Puglisi, Abdullah, Alex, Nicholson) and one was settled (Ramson). Two are pending {Aramowicz and Ritter). The claimants seek reimbursement from the estates for the attorneys’ fees and costs expended for defense in the Abdullah, Puglisi, and Ramson suits. Presumably they now seek similar fees and costs for Alex and Nicholson because Alex had been dismissed after the briefs in this matter were filed and Nicholson was dismissed for want of prosecution. As far as Aramowicz and Ritter are concerned, the claimants take the position that any ruling on their claim for reimbursement and fees should be postponed until those suits are finally resolved. 4

In addition, Yaffe has filed a large claim for advertising services allegedly rendered to those debtors and various related Diamond and Obie entities. Specifically Yaffe seeks $39,000 for services rendered to these debtors, $51,000 for services rendered to Diamond Financial Services of Indiana and $680,000 for claims it has against various other Diamond companies scattered around the United States including Diamond of Michigan.

On July 29, 1988, this Court confirmed a joint plan of reorganization for Diamond and Obie proposed by the Committee. That plan provides for an orderly liquidation of the debtors’ assets, including the mortgage portfolio. Most unsecured creditors of the debtors, including the Obie investors to the extent their investments were not deemed matched to a mortgage, were made Class III creditors by the plan. However, certain unsecured claims against the debtor including “Claims of the Debt- or’s employees or independent contractors *879 for indemnification” were placed in Class IV. Under the plan, Class IV creditors are to receive no payment on their claims unless and until all Class III claims are paid in full.

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Cite This Page — Counsel Stack

Bluebook (online)
105 B.R. 876, 1989 Bankr. LEXIS 1781, 1989 WL 124638, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-diamond-mortg-corp-of-illinois-ilnb-1989.