In re: Farrah Pirahanchi Nazemi

United States Bankruptcy Appellate Panel for the Ninth Circuit·Decided March 19, 2025·No. 24-1091·Unpublished

Opinion

FILED

MAR 19 2025

NOT FOR PUBLICATION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. SC-24-1091-CBS FARRAH PIRAHANCHI NAZEMI Debtor. Bk. No. 19-05758-LT7

FARRAH PIRAHANCHI NAZEMI, Adv. No. 24-90015-LT Appellant,

v. MEMORANDUM* WELLS FARGO BANK N.A., DOA 1-10, Appellee.

Appeal from the United States Bankruptcy Court for the Southern District of California Laura S. Taylor, Bankruptcy Judge, Presiding

Before: CORBIT, BRAND, and SPRAKER, Bankruptcy Judges.

INTRODUCTION

Chapter 71 debtor Farrah Pirahanchi Nazemi (“Debtor”) appeals the bankruptcy court’s order denying her motion to reconsider the bankruptcy

* 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 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, all “Rule” references are to the Federal Rules of Bankruptcy Procedure, and all “Civil Rule” references are to the Federal Rules of Civil Procedure.

court’s previous order dismissing her adversary complaint against creditor Wells Fargo Bank N.A., DOA 1-10 (“Wells Fargo”) related to Wells Fargo’s foreclosure of her former residence on Camino Del Cerro in Grande Bonita, California (the “Property”). Because the bankruptcy court did not abuse its discretion in denying the Debtor’s motion for reconsideration, we AFFIRM.

FACTS2

A. The Debtor’s previous bankruptcy petitions.

The Debtor is well known to the bankruptcy court in the Southern District of California. Since 2008, the Debtor has filed at least six bankruptcy petitions and of those six cases, five were dismissed without a discharge. Relevant to this appeal is the bankruptcy case that Debtor filed on May 16, 2018 (“2018 Bankruptcy”) and the in rem relief order granted to Wells Fargo.

After the Debtor filed her 2018 Bankruptcy, Wells Fargo filed a motion for relief from the automatic stay. Wells Fargo alleged that the Debtor had filed multiple bankruptcies as part of a scheme to delay, hinder, or defraud Wells Fargo and to prevent Wells Fargo from pursuing its state law remedies against the Property. The bankruptcy court agreed. On July 18, 2018, the bankruptcy court entered an order granting Wells Fargo in rem relief from the automatic stay pursuant to § 362(d)(4) as to the

2 We exercise our discretion to take judicial notice of the docket and documents filed in the underlying bankruptcy case and adversary proceeding. See Atwood v. Chase Manhattan Mortg. Co. (In re Atwood), 293 B.R. 227, 233 n.9 (9th Cir. BAP 2003).

Property (“In Rem Stay Relief Order”). Wells Fargo recorded the In Rem Stay Relief Order pursuant to state law, perfecting its in rem relief for two years. The Debtor’s 2018 Bankruptcy was eventually dismissed without a discharge. B. The Debtor’s most recent bankruptcy proceedings.

The Debtor filed the underlying chapter 7 bankruptcy case on September 26, 2019 (“2019 Bankruptcy”), one day before Wells Fargo’s scheduled foreclosure sale of the Property. Wells Fargo proceeded with the foreclosure sale despite the Debtor’s bankruptcy filing based on the In Rem Stay Relief Order which was granted within the preceding two years. Therefore, no automatic stay arose against the Property when the Debtor’s 2019 Bankruptcy was filed. Wells Fargo sold the Property to a third party who took possession of the Property.

On October 18, 2019, the Debtor filed a motion to “Set Aside Foreclosure Trustee Sale as a Matter of Law.” The basis of the Debtor’s motion was vague and imprecise. It appears that the Debtor generally asserted that the foreclosure sale should have been stayed because of her 2019 Bankruptcy. The Debtor asserted that by going through with the foreclosure sale, Wells Fargo violated the automatic stay. The Debtor also generally disputed Wells Fargo’s right to foreclose on the Property, arguing that the original note and deed of trust were “unalienable” and could not be assigned by the original note holder, World Savings Bank. According to the Debtor, Wells Fargo “never had any legal and equitable ownership

rights at anytime [sic] of [her] Note and Deed.” The Debtor also asserted that she had fully paid the amount of the original note to World Savings Bank.

1. The motion to dismiss.

On October 29, 2019, the United States Trustee (the, “U.S. Trustee”)

filed a motion to dismiss the Debtor’s 2019 Bankruptcy pursuant to §§ 707(a), 105(a), and 349(a) or, in the alternative, sought an order denying the Debtor’s discharge pursuant to § 727(a)(8) and Rule 4004(a). In support, the U.S. Trustee detailed the Debtor’s six previous bankruptcy filings and five dismissals without a discharge. The U.S. Trustee argued that this was evidence that the Debtor had abused the bankruptcy system by filing multiple bankruptcies solely “to evade foreclosure” of the Property. The U.S. Trustee also argued that the case should be dismissed because the Debtor was ineligible to receive a discharge pursuant to § 727(a)(8) because the Debtor received a chapter 7 discharge on November 25, 2014, within eight years of the petition date of the current chapter 7 case.

The Debtor objected to the U.S. Trustee’s motion to dismiss. The Debtor’s objection was again unfocused and unclear. Rather than addressing any of the issues identified in the U.S. Trustee’s motion, the Debtor focused on the foreclosure sale and her multiple alleged claims against Wells Fargo which included allegations of fraud and misrepresentation.

In response, the U.S. Trustee argued that regardless of the Debtor’s

belief that she had legal claims against Wells Fargo and/or World Saving Bank, the Debtor should pursue those claims in state court, not the bankruptcy court. The U.S. Trustee also argued that the Debtor had not provided any objective basis for allowing the 2019 Bankruptcy to continue. According to the U.S. Trustee, “[w]ith no right to a discharge and only one creditor, there is no need for this bankruptcy case to proceed.”

2. The order dismissing the Debtor’s 2019 Bankruptcy.

After a hearing, the bankruptcy court agreed with the U.S. Trustee.

On December 20, 2019, the bankruptcy court entered an order granting the U.S. Trustee’s motion. The dismissal order stated in relevant part that:

1. The Dismissal Motion is granted with prejudice.

2. Farrah Pirahanchi-Nazemi (the “Debtor”) is barred from refiling a case under chapter 7 of title 11 for 180-days from the entry of this order.

3. The above-entitled chapter 7 case is hereby dismissed pursuant to 11 U.S.C. § 707(a) for cause, because the Debtor is not eligible for a discharge having had a previous discharge in less than eight (8) years in Case No. 14-05061-LT7. Here, Debtor intends to use bankruptcy only as a platform for litigation that she either has filed or can file in a nonbankruptcy forum.

She does not intend to resolve other debt issues. Instead, she appears to be utilizing the automatic stay to obtain an injunction in litigation. There is no appropriate bankruptcy purpose here.

4. All related adversary proceedings which are pending are also dismissed subject to the provisions of Bankruptcy Local Rule 7041-2(a). Dismissal is without prejudice to her rights, if any,

to initiate this litigation in another forum. Given the lack of bankruptcy purpose the cases are moot from a bankruptcy perspective, and the Court exercises its discretion as to dismissal.

5. All stays now in effect for this case are vacated.

Bankruptcy ECF No. 49 (emphasis added by the bankruptcy court).

On January 10, 2020, the clerk of court entered a notice of entry of order dismissing the 2019 Bankruptcy and vacating all automatic stays and injunctions.

3. The Debtor’s motion to reopen.

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