In re: Joan Kathryn Livdahl

United States Bankruptcy Appellate Panel for the Ninth Circuit·Decided April 19, 2019·No. AZ-18-1131-BTaL·Unpublished

Opinion

FILED APR 19 2019 NOT FOR PUBLICATION SUSAN M. SPRAUL, CLERK U.S. BKCY.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. AZ-18-1131-BTaL

JOAN KATHRYN LIVDAHL, Bk. No. 2:16-bk-12768-MCW

Debtor. Adv. No. 2:18-ap-00054-MCW

LEONARD NOEL ROBERTS,

Appellant,

v. MEMORANDUM*

JOAN KATHRYN LIVDAHL,

Appellee.

Argued and Submitted on March 22, 2019 at Phoenix, Arizona

Filed – April 19, 2019

Appeal from the United States Bankruptcy Court for the District of Arizona

* 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. Honorable Madeleine C. Wanslee, Bankruptcy Judge, Presiding

Appearances: Craig Stephan argued for Appellant Leonard Noel Roberts; Katherine Anderson Sanchez of Dickinson Wright PLLC argued for Appellee Joan Kathryn Livdahl.

Before: BRAND, TAYLOR and LAFFERTY, Bankruptcy Judges.

INTRODUCTION

Appellant Leonard Roberts appeals an order dismissing his

dischargeability complaint for untimeliness, lack of standing, and claim

preclusion. We AFFIRM.

I. FACTUAL BACKGROUND AND PROCEDURAL HISTORY

A. Prepetition events

The following facts are undisputed. In 2003, Livdahl obtained the

subject real property located in Scottsdale, Arizona (the "Property").

Livdahl and Roberts met in 2004, and the two began dating.

In 2005, Livdahl executed a Home Equity Variable Rate Line of Credit

Agreement and Disclosure Statement with Desert Schools Federal Credit

Union ("Credit Union") and a Revolving Credit Deed of Trust ("DOT"). The

line of credit was for $125,000. The DOT gave Credit Union a valid and

perfected lien on the Property and was the only consensual lien on the

Property during all relevant times.

2 In June 2011, Livdahl established JTC'S, LLC, an Arizona limited

liability company which is wholly owned by the Livdahl Family Trust.

Livdahl manages JTC'S, LLC and is the trustee of the Livdahl Family Trust.

In August 2011, Livdahl transferred the Property to JTC'S, LLC. She

did a similar transfer of another property located in Tucson, Arizona.

Roberts sued Livdahl and JTC'S, LLC over the Tucson property. On

October 28, 2015, the Pima County Superior Court entered judgment in

favor of Roberts and against Livdahl and JTC's, LLC for $795,290.53 plus

interest (the "Judgment"). That same day, Livdahl withdrew $125,000

against the line of credit secured by the DOT. She allegedly transferred the

funds to her son in the Philippines.

On November 3, 2015, Roberts filed the Judgment with the Maricopa

County Superior Court and recorded it in Maricopa County so that he

could execute on any real property located there, including the Property. A

writ of general execution was issued, and a sheriff's sale of the Property

was scheduled for February 4, 2016.

Thereafter, a series of bankruptcy filings ensued. The first chapter 111

case for JTC'S, LLC was filed on February 4, 2016, just moments before the

scheduled sheriff's sale. That case was dismissed on April 4, 2016. The next

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.

3 day, JTC'S, LLC executed and recorded a quitclaim deed transferring the

Property back to Livdahl.

The sheriff's sale eventually proceeded on July 21, 2016. Roberts

purchased the Property with a credit bid of $200,000 against his Judgment.

When Livdahl refused to vacate, Roberts sought and was granted a forcible

detainer judgment against her. However, before any final judgment was

entered, Livdahl filed for bankruptcy.

B. Postpetition events

1. Livdahl's bankruptcy filing

Livdahl filed a chapter 11 bankruptcy case on November 7, 2016. She

claimed a fee simple ownership interest in the Property in her Schedule

A/B, valuing it at $200,000; she claimed a $150,000 homestead exemption

for the Property in her Schedule C. Livdahl disclosed Credit Union's

$125,000 lien against the Property in her Schedule D, and in her amended

Schedules D and F, she listed Roberts as both a secured and unsecured

creditor with a claim of $800,000. The last day for filing dischargeability

complaints against Livdahl was February 13, 2017.2

On the petition date, Roberts filed an emergency motion for relief

from the automatic stay identifying himself as "the present owner of the

2 JTC'S, LLC filed a second chapter 11 bankruptcy case on January 20, 2017. The case was dismissed on February 6, 2017, reinstated on February 21, 2017, and dismissed again on March 22, 2017.

4 [Property]" and stating that Livdahl was a "trespasser in unlawful

possession of the Property without any lease or tenancy agreement."

Roberts sought both possession of the Property and past rents owed from

Livdahl.

Credit Union filed a $119,107.27 secured proof of claim in Livdahl's

case. Credit Union valued the Property at $260,216.00.

Meanwhile, on February 7, 2017, after the redemption period expired

without any party redeeming the Property after the July 21, 2016 sheriff's

sale, the Maricopa County Sheriff executed a sheriff's deed conveying the

Property to Roberts. The sheriff's deed was recorded on July 10, 2017.

2. The first adversary proceeding

On February 13, 2017, Roberts filed his first dischargeability

complaint against Livdahl, seeking to except the Judgment from discharge

under § 523(a)(2). Livdahl filed an answer and counterclaim. Ultimately,

the parties stipulated that the Judgment of $795,290.53 would be excepted

from discharge under § 523(a)(2).

However, Livdahl's counterclaim remained in dispute. In short, she

argued that the sheriff's sale was invalid; at the time of the sale she held a

valid Arizona homestead exemption in the Property, and because of the

homestead exemption, the Judgment lien was released. Therefore, since

Roberts had no lien against the Property prior to the sale, the sale was

invalid. To support her argument, Livdahl asserted that title to the

5 Property did not transfer to Roberts until February 7, 2017, when the

sheriff's deed was issued.

In his motion to dismiss Livdahl's counterclaim, Roberts argued that

the recorded Judgment became a lien on the Property, which was owned

by JTC'S, LLC and was not subject to a homestead exemption. Because

Livdahl had actual notice of the Judgment lien when she transferred the

Property back to herself in April 2016, argued Roberts, she took it subject to

the lien; the subsequent transfer to herself and alleged homestead

exemption did not extinguish the Judgment lien or impair the sheriff's

ability to sell it.

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