In Re Gibellino-Schultz

446 B.R. 733, 2011 Bankr. LEXIS 1265, 2011 WL 1441902
CourtUnited States Bankruptcy Court, E.D. Pennsylvania
DecidedApril 11, 2011
Docket14-14096
StatusPublished
Cited by10 cases

This text of 446 B.R. 733 (In Re Gibellino-Schultz) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, E.D. Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re Gibellino-Schultz, 446 B.R. 733, 2011 Bankr. LEXIS 1265, 2011 WL 1441902 (Pa. 2011).

Opinion

MEMORANDUM

BRUCE FOX, Bankruptcy Judge.

Melvyn A. Woloshin and his law firm, Woloshin, Lynch, Natalie & Gagne, P.A. (collectively ‘Woloshin”) filed a motion seeking termination of the bankruptcy stay under 11 U.S.C. § 362(d)(1). This chapter 7 debtor opposes the motion. A hearing was held, at which the parties agreed that the relevant facts were not in dispute. For reasons that follow, the instant motion shall be denied.

I.

The debtor filed a voluntary petition in bankruptcy under chapter 7 on December 8, 2010. Before the bankruptcy petition was filed, the debtor had been named as a defendant in a lawsuit filed in Delaware state court by New Castle Shopping, LLC (“NCS”), docketed in that court as C.A. No. 4257-VCL. See Woloshin Motion and Answer, ¶ 7, ex. A.

According to its first amended and verified complaint, NCS alleged that it holds a ground lease of the entire Penn Mart Shopping Center, located in New Castle, Delaware. This ground lease dates from 1986. At the time it obtained the 1986 ground lease, NCS, as lessor, entered into a long-term lease agreement (until 2015 with an option to extend until 2045) of store space to Mr. Ronald Gibellino, at terms highly favorable to Mr. Gibellino. Mr. Gibellino was to operate a liquor store at his leasehold.

Under the terms of the lease between Mr. Gibellino and NCS, the favorable lease terms would run only in favor of Mr. Gi-bellino and “any other person(s) or entity(ies) of which Ronald Gibellino or a member of his family hold the controlling interest,” with the phrase “family member” defined in the agreement to include his daughter. Ex. A, ¶ 14. The agreement further provided that if Mr. Gibellino or his family member sought to assign or sublet the store lease to any person or entity not entitled to favorable lease terms, such assignment or sublease required NCS’s prior approval.

In November 1986, Mr. Gibellino subleased his liquor store leasehold to an entity known as Penn Mart Discount Liquors, LTD (“PMDL”). This entity was controlled by his daughter, the instant chapter 7 debtor, who is identified in NCS’s first amended complaint as Camella Burkhart. It is alleged by NCS that, until 2000, *736 PMDL operated the liquor store at the shopping center and paid its rent to NCS.

NCS asserts that in 2000 the debtor conspired to transfer her interest in PMDL in a manner that would allow her to continue to pay NCS below-market rent while receiving higher rent from the transferees. To that end, and knowing of the rights of NCS, a series of agreements were entered into among the transferees, PMDL and the debtor, which agreements were drafted by Woloshin. Woloshin allegedly knew that NCS approval was required, but nonetheless drafted agreements that “provided the illusion that [the debtor] remained in control” of PMDL and therefore could continue to pay rent to NCS on favorable terms. Ex. A, ¶¶ 22, 23, 28.

NCS also contends that these third-party transferees, while in de facto control of the liquor store operations, paid significant rent to PMDL for a number of years as sublessees, while the debtor tendered far lesser sums to NCS based upon the rent fixed by the 1986 lease. Furthermore, NCS maintains that Woloshin, on behalf of the debtor and PMDL, knowingly and falsely represented to NCS that the debtor still held a controlling interest in PMDL.

NCS asserts that it first learned of the true nature of the debtor’s 2000 sale transaction involving PMDL in 2008. Thereafter, NCS brought suit in Delaware state court against the debtor, Mr. Woloshin, the Woloshin law firm, and the third-party transferees. In its multi-count complaint, NCS, as landlord, seeks the following relief:

[F]or declaratory relief, fraud, breach of contract, breach of the implied covenant of good faith and fair dealing, interference with contract, eviction, civil conspiracy, and damages arising out of the defendant-tenants’ fraud, misrepresentation and breach of a commercial lease agreement all orchestrated by their legal counsel. Plaintiff seeks rescission of the lease agreement, a declaration that the Defendants have breached the April 16, 1986 lease, an order enjoining defendants from possessing the premises as hereinafter defined, and damages in an amount to be determined at trial.

Ex. A, ¶ 1.

Also before the debtor filed the instant bankruptcy case, Mr. Woloshin and his law firm, as defendants, filed an answer denying any wrongful conduct on their part. They also filed a cross-claim against all of their co-defendants, including the debtor, asserting a right of contribution under Delaware’s Uniform Contribution Among Tortfeasor’s Act, 10 Del. C. §§ 6301-6305, as well as a common law right of indemnification. Woloshin Motion and Answer, ¶ 8, ex. B.

When she filed her chapter 7 petition, the debtor included NCS among her unsecured creditors. Thus, NCS received notice of her bankruptcy filing. In January 2011, NCS sought relief from the bankruptcy stay to prosecute its pending state court litigation against the debtor. Specifically, it stated in its lift-stay motion:

Debtor will not be prejudiced by allowing the State Court Action to resume. All parties were prepared to move forward with mediation when Debtor filed her petition on the night before mediation was to commence. Upon information and belief, one of Debtor’s co-defendants, Woloshin, has insurance coverage for this type of matter. NCS seeks only to proceed against all defendants in the State Court Action, and to liquidate its claim against the Debtor, and not the enforcement of any judgment or remedy against Debtor.

NCS Lift Stay Motion, ¶ 20 (docket entry #22).

*737 This motion was served upon the chapter 7 trustee, debtor’s counsel, and the United States trustee. See Certifícate of Service (docket entry # 23). When no response in opposition thereto was filed, NCS was granted relief from the bankruptcy stay by default under Fed. R. Bankr.P. 4001(a), 7055, 9014(c).

In addition, the chapter 7 trustee filed his report that his examination of the debt- or and her affairs led him to conclude that there were no non-exempt assets available for distribution to creditors. See docket entry 1/10/2011. Thus, this bankruptcy case was classified as a no-asset chapter 7 case.

In February 2011 Woloshin filed its present lift-stay motion under section 362(d)(1). Thereafter, as no complaint objecting to the debtor’s discharge having been filed by the March 8, 2011 bar date established under Fed. R. Bankr.P. 4004(a), a chapter 7 discharge was entered pursuant to Fed. R. Bankr.P. 4004(c). Woloshin, however, did timely file a complaint seeking a determination of nondis-chargeability against the debtor pursuant to 11 U.S.C. § 523(a) and Fed. R. Bankr.P.

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Cite This Page — Counsel Stack

Bluebook (online)
446 B.R. 733, 2011 Bankr. LEXIS 1265, 2011 WL 1441902, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-gibellino-schultz-paeb-2011.