In re: Jeffrey A. Clark and Jodene M. Clark

United States Bankruptcy Appellate Panel for the Ninth Circuit·Decided May 25, 2012·No. CC-11-1322-KiMkH·Unpublished

Opinion

FILED MAY 25 2012

SUSAN M SPRAUL, CLERK

1 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. CC-11-1322-KiMkH )

6 JEFFREY A. CLARK and ) Bk. No. 00-11061-VK JODENE M. CLARK, )

7 )

Debtors. )

8 )

)

9 MARTIN STRAND; GABRIELLE )

STRAND, )

10 )

Appellants, )

11 )

v. ) M E M O R A N D U M1 12 )

JEFFREY A. CLARK; JODENE M. )

13 CLARK, )

)

14 Appellees. )

______________________________)

15 Submitted Without Oral Argument 16 on February 24, 20122 17 Filed - May 25, 2012 18 Appeal from the United States Bankruptcy Court for the Central District of California 19 Honorable Victoria S. Kaufman, Bankruptcy Judge, Presiding 20 Appearances: Christopher C. Gautschi, Esq. on brief for 21 Appellants Martin Strand and Gabrielle Strand;

Frank J. Lozoya of Law Offices of Lozoya & Lozoya 22 on brief for Appellees Jeffery A. Clark and Jodene M. Clark.

23 24

1

This disposition is not appropriate for publication.

25 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 26 Cir. BAP Rule 8013-1. 27 2 In an order dated February 16, 2012, the Panel determined that based on the parties’ stipulation to submit on the briefs 28 this matter was suitable for disposition without oral argument.

Fed. R. Bankr. P. 8012; 9th Cir. BAP R. 8012-1.

Before: KIRSCHER, MARKELL, and HOLLOWELL, Bankruptcy Judges.

2 3 Appellants, Martin and Gabrielle Strand (“Strands”), appeal 4 an order from the bankruptcy court denying their motion to reopen 5 the chapter 73 bankruptcy case of appellees, Jeffrey and Jodene 6 Clark (“Clarks”). We conclude the bankruptcy court applied an 7 incorrect standard of law by going beyond the scope of the motion 8 to reopen and reviewing the merits of the underlying claims 9 Strands wish to bring. Therefore, we must REVERSE and REMAND with 10 instruction to reopen the case.

11 I. FACTUAL AND PROCEDURAL BACKGROUND 12 A. Events leading up to the Motion to Reopen.

13 This case has a long, litigious history, but little of it was 14 included in the record.4 In 1990, Strands owned a rental house in 15 Simi Valley, California, which they had been renting to the Clarks 16 for several years (the “Property”).

17 On November 6, 1990, the parties executed a written agreement 18 for the Property entitled “Equity-Share Partnership Agreement with 19 20 21 3 Unless otherwise indicated, all chapter, section and rule references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532, and 22 to the Federal Rules of Bankruptcy Procedure, Rules 1001-9036, as enacted and promulgated prior to the effective date of The 23 Bankruptcy Abuse Prevention and Consumer Protection Act of 2005, Pub. L. 109-8, 119 Stat. 23.

24

4

Because important portions of the record were missing, we 25 reviewed the Ventura County Court docket (“VCC”), case no.

SC044691, to determine the facts and procedural history of this 26 case. The Panel can take judicial notice of relevant proceedings in other courts. See Kowalski v. Gagne, 914 F.2d 299, 305 (1st 27 Cir. 1990)(“It is well-accepted that federal courts may take judicial notice of proceedings in other courts if those 28 proceedings have relevance to the matters at hand.”).

1 Right-to-Purchase Option” (“Partnership Agreement”). In the 2 Partnership Agreement, Clarks agreed to purchase the Property from 3 Strands for $192,200. Specifically, Clarks were to make a $1,200 4 down payment, and the balance of the purchase price was to be 5 financed by a $131,250 conventional loan secured by a first deed 6 of trust and by a $59,750 loan from Strands secured by a second 7 deed of trust. The parties further agreed to share, on a 60/40 8 basis, the appreciation in the Property above $192,200, if any, 9 “from the date of this agreement until the agreement is concluded 10 and satisfied.” The Partnership Agreement would be “concluded and 11 satisfied” when the parties received their respective “percentage 12 share amount(s) . . ., and the pay-off of the remaining balance of 13 the second deed of trust to [the Strands].” Strands’ 40% share in 14 the Property’s appreciation was to be inclusive of any interest 15 payment portions and exclusive of any principal payment portions 16 paid toward the $59,750 second deed of trust. The Partnership 17 Agreement gave Strands the option to purchase the Property under 18 certain conditions. No copy of a promissory note or a second deed 19 of trust is in the record. It is uncertain whether these 20 documents were ever created and/or recorded.5 21 Several days prior to the execution of the Partnership 22 Agreement, Strands executed a grant deed conveying the Property 23 without reservation to Clarks as joint tenants on October 24, 24 1990. The grant deed, recorded on November 2, 1990, in Ventura 25 County, does not refer to any partnership or partnership interest. 26 27 5 In an appeal to the BAP regarding the granting of a stay relief motion filed by Strands (discussed infra), Clarks alleged 28 that a second deed of trust was drafted but never recorded.

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