In re: Izzuddin Ahmed

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedFebruary 26, 2015
DocketNC-13-1616-PaJuTa
StatusUnpublished

This text of In re: Izzuddin Ahmed (In re: Izzuddin Ahmed) 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: Izzuddin Ahmed, (bap9 2015).

Opinion

FILED FEB 26 2015 1 NOT FOR PUBLICATION SUSAN M. SPRAUL, CLERK U.S. BKCY. APP. PANEL OF THE NINTH CIRCUIT 2 3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. NC-13-1616-PaJuTa ) 6 IZZUDDIN AHMED, ) Bankr. No. 10-47690 ) 7 Debtor. ) Adv. Proc. 11-04115 ___________________________________) 8 ) IZZUDDIN AHMED, ) 9 ) Appellant, ) 10 ) v. ) M E M O R A N D U M1 11 ) ) 12 AMJAD SILMI; ALEX PREIGER, ) ) 13 Appellees. ) ___________________________________) 14 Submitted Without Argument 15 on February 19, 20152 16 Filed - February 26, 2015 17 Appeal from the United States Bankruptcy Court for the Northern District of California 18 Honorable Roger L. Efremsky, Chief Bankruptcy Judge, Presiding 19 Appearances: Raymond R. Miller on the brief for appellant 20 Izzuddin Ahmed; Yosef Peretz and Emily Knowles of Peretz & Associates on the brief for appellee Amjad 21 Silmi. 22 Before: PAPPAS, JURY, and TAYLOR, Bankruptcy Judges. 23 24 1 This disposition is not appropriate for publication. Although it may be cited for whatever persuasive value it may have 25 (see Fed. R. App. P. 32.1), it has no precedential value. See 9th Cir. BAP Rule 8024-1. 26 2 After examination of the briefs and record, and after 27 notice to the parties, in an order entered December 31, 2014, the Panel unanimously determined that oral argument was not needed for 28 this appeal. 9th Cir. BAP Rule 8019-1.

-1- 1 Chapter 73 debtor Izzuddin Ahmed (“Ahmed”) appeals the 2 amended judgment of the bankruptcy court adding attorney’s fees to 3 an earlier judgment excepting his debt to creditor Amjad Silmi 4 (“Silmi”) from discharge under § 523(a)(2)(A) and excepting his 5 debt to creditor Alex Preiger (“Preiger”) from discharge under 6 § 523(a)(6). We AFFIRM. 7 I. FACTS 8 A. Background 9 Preiger owns Food King, a commercial complex in Oakland, 10 California. In 1998, Preiger leased a large area to Ahmed for 11 operation of a grocery store (the “Grocery Store” and “Grocery 12 Store Lease”). On June 28, 2001, the parties executed an addendum 13 to the Grocery Store Lease (the “Lease Addendum”) allowing Ahmed 14 to use a small space next to the grocery store for a store selling 15 sundries (“Sundries Space”) and to install a booth to operate a 16 check-cashing business. In September 2004, Preiger leased Ahmed 17 another area for a retail meat market (the “Meat Market” and “Meat 18 Market Lease”). 19 In 2001, Ahmed executed a sublease to Silmi (the “2001 20 Lease”), apparently in violation of the Lease Addendum that 21 prohibited subleasing. Based on this arrangement, Silmi has 22 consistently argued that he was the proprietor of the check- 23 cashing business, not an employee of Ahmed. Preiger believed, 24 however, that Silmi was an employee of Ahmed and never recognized 25 3 Unless otherwise indicated, all chapter and section 26 references are to the Bankruptcy Code, 11 U.S.C. §§ 101–1532, all Rule references are to the Federal Rules of Bankruptcy Procedure, 27 Rules 1001–9037, all Civil Rule references are to the Federal Rules of Civil Procedure 1–86, and all Appellate Rule references 28 are to the Federal Rules of Appellate Procedure 1-48.

-2- 1 Silmi as a sublessee. 2 Ahmed sold all of his businesses, including the grocery 3 store, meat market, and the check-cashing operation, to Nagi 4 Homran, his cousin, on June 5, 2005. Silmi had no knowledge of 5 this transaction; when he discovered it, he confronted Ahmed, who 6 allegedly told Silmi that Homran was merely purchasing the right 7 to become Silma’s landlord, not ownership of Silma’s check-cashing 8 business. 9 Beginning in March 2005, Silmi discovered that his check- 10 cashing business was regularly losing money. Silmi confronted 11 Guprin Faisal (“Faisal”), Ahmed’s brother, who worked for Silmi. 12 Faisal admitted stealing $50,000 from the business and giving that 13 money to Ahmed at Ahmed’s direction. Ahmed repaid Silmi the 14 $50,000 on July 14, 2005. 15 At some point not clear in the record, Silmi loaned Ahmed 16 money; the loan balance in July 2005 was $31,000. Ahmed informed 17 Silmi that he would repay the $31,000 if Silmi agreed to void the 18 2001 Lease. Silmi refused. 19 On November 15, 2005, Silmi filed a civil suit in state court 20 against Ahmed and Faisal, alleging breach of the 2001 Lease, 21 conversion, and intentional misrepresentation. Ahmed cross- 22 complained, alleging that Silmi had intentionally interfered with 23 Ahmed’s contract with Preiger and seeking rescission of the 2001 24 Lease. 25 Preiger discovered that Hamron had purchased Ahmed’s 26 properties and that Silmi owned the check-cashing business in July 27 2005; both of these transactions violated Ahmed’s lease. Preiger 28 served a three-day notice to cure breaches of the leases, or to

-3- 1 quit the premises, on Ahmed. Ahmed apparently ignored the notice. 2 Preiger sued Ahmed in state court on January 10, 2006, alleging 3 breach of the leases and seeking relief under this and other 4 theories. Ahmed cross-complained for breach of contract and 5 intentional interference with contracts and business relations. 6 On May 26, 2006, Preiger informed Ahmed that he would not 7 renew the Lease Addendum for the Sundries Area adjacent to the 8 Grocery Area when the term expired in June 2006. After expiration 9 of the lease term, Preiger retook possession of the Sundries Area 10 and cleaned it. 11 At some point in July 2006, Ahmed allegedly unloaded several 12 pallets of toilet tissue in the Sundries Area and left it there. 13 On August 17, 2006, Preiger moved the toilet tissue to a storage 14 area. That afternoon, Ahmed returned and Preiger called the 15 police. Then, Ahmed allegedly rammed an industrial cart into 16 Preiger’s leg. On May 7, 2007, Preiger amended his state court 17 pleadings to assert causes of action for trespass, assault, and 18 battery. 19 The state court consolidated the actions and conducted a jury 20 trial in February and March, 2010. The jury returned a special 21 verdict in favor of Silmi and Preiger and against Ahmed. The jury 22 found in favor of Simli on his causes of action for conversion, 23 misrepresentation, and fraud, awarded him $46,376 in compensatory 24 damages and $67,500 in punitive damages against Ahmed, and found 25 that Simli was the owner of the check-cashing operation. As to 26 Preiger’s claims, the jury found that Ahmed had committed a 27 trespass and that Ahmed intentionally or negligently entered upon 28 Preiger’s property, without Preiger’s consent. The jury awarded

-4- 1 Preiger compensatory damages of $7,500 and punitive damages of 2 $70,000 against Ahmed. 3 The state court then awarded attorney’s fees to both Silmi 4 and Preiger as prevailing parties. The state court’s judgment 5 incorporating the damage and attorney’s fee awards was entered on 6 July 7, 2010 (“State Court Judgment”); Ahmed filed a chapter 11 7 petition the same day. 8 Ahmed voluntarily converted the case to chapter 7 on 9 January 31, 2011.

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