In re: Hokulani Square, Inc.

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedNovember 8, 2011
DocketHI-10-1468-PaDJu
StatusPublished

This text of In re: Hokulani Square, Inc. (In re: Hokulani Square, Inc.) 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: Hokulani Square, Inc., (bap9 2011).

Opinion

FILED NOV 08 2011 1 SUSAN M SPRAUL, CLERK U.S. BKCY. APP. PANEL O F TH E N IN TH C IR C U IT 2 ORDERED PUBLISHED 3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 6 In re: ) BAP No. HI-10-1468-PaDJu ) 7 HOKULANI SQUARE, INC., ) Bk. No. 07-00504 ) 8 ) Debtor. ) 9 ___________________________________) ) 10 ) UNITED STATES TRUSTEE, ) 11 ) Appellant, ) 12 ) v. ) O P I N I O N 13 ) BRADLEY R. TAMM, Chapter 7 Trustee,) 14 ) Appellee. ) 15 ___________________________________) 16 17 Argued and submitted on September 22, 2011 by video conference 18 Filed - November 8, 2011 19 Appeal from the United States Bankruptcy Court 20 for the District of Hawaii 21 Hon. Robert J. Faris, U.S. Bankruptcy Judge, Presiding. 22 23 Appearances: Curtis B. Ching appeared for appellant U.S. Trustee. Bradley R. Tamm appeared pro se. 24 25 26 Before: PAPPAS, DUNN and JURY, Bankruptcy Judges. 27 28 1 PAPPAS, Bankruptcy Judge: 2 3 The United States Trustee (“the UST”) appeals the order of 4 the bankruptcy court approving the application for final 5 compensation and expenses of chapter 71 trustee Bradley B. Tamm 6 (“Tamm”). In particular, the UST argues that, in calculating the 7 maximum compensation that could be allowed under § 326(a) for 8 Tamm’s services in the bankruptcy case, the bankruptcy court erred 9 when it included the amount of the credit bid made by secured 10 creditors in connection with Tamm’s sale of real property. We 11 agree with the UST, and therefore REVERSE and REMAND. 12 FACTS 13 Hokulani Square, Inc. (“Debtor”) filed a petition for relief 14 under chapter 11 on May 10, 2007. Debtor’s principal asset was a 15 nineteen-unit condominium project (the “Property”). From the 16 beginning of this bankruptcy case, it was clear that the Property 17 was fully encumbered by mortgages held by secured creditors 18 Investors Funding Corporation and Walter and Sylvia Chang 19 (together, the “Secured Creditors”). 20 After two years of alleged mismanagement of its business in 21 the chapter 11 case by the Debtor, on March 30, 2009, the Secured 22 Creditors filed a motion to convert the bankruptcy case to chapter 23 7, or for the appointment of a chapter 11 trustee. Although the 24 bankruptcy court initially granted the motion and converted the 25 26 1 Unless otherwise indicated, all chapter and section references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532. 27 Section numbers less than 100 refer to the Bankruptcy Act, 11 U.S.C. § 1 et seq. (repealed 1978). All "Rule" references are to 28 the Federal Rules of Bankruptcy Procedure, Rules 1001-9037.

-2- 1 case to chapter 7, the UST was unable to entice any of the local 2 chapter 7 panel trustees to serve in the case. As a result, the 3 bankruptcy court vacated the conversion order and, instead, 4 directed appointment of a chapter 11 trustee. Tamm was appointed 5 chapter 11 trustee. 6 Tamm promptly determined that there was no reasonable 7 likelihood of rehabilitating the Debtor’s financial affairs under 8 chapter 11 and, on May 26, 2009, moved to again convert the case 9 to chapter 7. The bankruptcy court immediately granted Tamm’s 10 request and converted the case. Tamm was then appointed by the 11 UST to serve as chapter 7 trustee. 12 Tamm experienced considerable pressure to dispose of the 13 Property. Apparently, a “Condominium Public Report” issued by the 14 Hawaii State Department of Commerce and Consumer Affairs, the 15 conditions of which would govern any sale of the Property, was 16 scheduled to expire on August 15, 2009, and Tamm had determined 17 that any attempt to extend the authorized sale date would result 18 in a substantial expense to the bankruptcy estate. Tamm therefore 19 entered negotiations with the Secured Creditors to sell the 20 Property to them. A deal was struck whereby the Secured Creditors 21 agreed to purchase the Property by submitting a credit bid 22 totaling $1,500,000, as authorized by § 363(k).2 However, the 23 2 24 Section 363(k) provides:

25 Use, sale, or lease of property

26 (k) At a sale under subsection (b) of this section of property that is subject to a lien that secures an allowed claim, unless 27 the court for cause orders otherwise the holder of such claim may bid at such sale, and, if the holder of such claim purchases such 28 property, such holder may offset such claim against the purchase (continued...)

-3- 1 Secured Creditors agreed with Tamm’s request that their credit bid 2 would be subject to an opportunity for others to submit higher 3 bids for the Property. 4 Tamm filed a motion in the bankruptcy court on July 10, 2009, 5 to approve the sale of the Property, free and clear of liens or 6 other interests, pursuant to §§ 363(f) and (m). The bankruptcy 7 court conducted a hearing on Tamm’s motion on August 3, 2009. 8 No higher bids were submitted under the process set forth in 9 Tamm’s motion.3 The bankruptcy court therefore entered an order 10 the same day approving the sale of the Property to the Secured 11 Creditors, or their designees, for $1,500,000, with the purchase 12 price to be paid by the credit bids of the Secured Creditors. The 13 sale was closed on August 18, 2009. As Tamm had agreed with the 14 Secured Creditors, title to the Property was conveyed at closing 15 to their nominees, SJB Kalihi One, LLC, SJB Kalihi Two, LLC, and 16 MSP, LLC (the “Purchasing Entities”). Per the escrow 17 instructions, the sale was effected by offsetting a credit against 18 amounts owed on the existing mortgages to the Secured Creditors 19 against the sale price. Report of Sale at dkt. no. 501. 20 Tamm completed administration of the bankruptcy estate and 21 submitted his Final Report on July 1, 2010. In the Final Report, 22 Tamm represented that he had made, or would make from funds on 23 2 24 (...continued) price of such property. 25 3 The balance owed to the Secured Creditors was at least 26 $2.2 million. Presumably, if an overbid was submitted and if they chose to do so, the Secured Creditors could have simply upped 27 their credit bid. Considering the history of difficulties in marketing the Property, it seems highly unlikely that, under these 28 sale terms, the Property would have been acquired by any party other than the Secured Creditors.

-4- 1 hand, a total of $2,720,000 in disbursements to creditors in the 2 bankruptcy case. Of course, that amount included the credit bid 3 made by the Secured Creditors for the purchase of the Property, 4 which Tamm entered in the Final Report as an offset against the 5 Secured Creditors’ claims secured by the Property. 6 In his request for compensation and expenses accompanying the 7 Final Report, Tamm requested $109,293 in compensation for his 8 services, the maximum he alleged was available to him under the 9 “caps” established in § 326(a).4 Again, this calculation was 10 based upon the $2,720,000 Tamm alleged he was “disbursing” to 11 creditors, which in turn included the Secured Creditors’ credit 12 bid at the sale. 13 The UST objected to Tamm’s fee application. The UST’s sole 14 objection was that, because the amount that Tamm alleged he had 15 disbursed improperly included the $1,500,000 credit bid for the 16 sale of the Property, Tamm’s compensation request exceeded the 17 maximum allowed for a trustee under § 326(a).

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