In re: John Lee Christakis

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedFebruary 4, 2014
DocketAZ-12-1376-DPaKu
StatusUnpublished

This text of In re: John Lee Christakis (In re: John Lee Christakis) 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: John Lee Christakis, (bap9 2014).

Opinion

FILED 2/4/2014 1 SUSAN M. SPRAUL, CLERK 2 U.S. BKCY. APP. PANEL OF THE NINTH CIRCUIT 3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. AZ-12-1376-DPaKu ) 6 JOHN LEE CHRISTAKIS, ) Bk. No. 10-18167-GBN ) 7 Debtor. ) ______________________________) 8 ) JOHN LEE CHRISTAKIS, ) 9 ) Appellant, ) 10 ) v. ) M E M O R A N D U M1 11 ) U.S. BANK, N.A., ) 12 ) Appellee. ) 13 ______________________________) 14 Argued and Submitted at Tempe, Arizona on January 23, 2014 15 Filed - February 4, 2014 16 Appeal from the United States Bankruptcy Court 17 for the District of Arizona 18 Honorable George B. Nielsen, Jr., Bankruptcy Judge, Presiding 19 Appearances: Appellant John Lee Christakis argued pro se; 20 Michael D. Curran, Esq., of Jaynard Cronin Erickson Curran & Reiter, PLC, argued for 21 appellee, U.S. Bank. N.A. 22 23 Before: DUNN, PAPPAS and KURTZ, Bankruptcy Judges. 24 25 26 1 This disposition is not appropriate for publication. 27 Although it may be cited for whatever persuasive value it may have (see Fed. R. App. P. 32.1), it has no precedential value. 28 See 9th Cir. BAP Rule 8013-1. 1 The pro se debtor, John Lee Christakis, entered into a 2 stipulation with the appellee, U.S. Bank, N.A. (“U.S. Bank”), to 3 value certain residential real property located in Mesa, Arizona 4 (“Mesa Property”) for purposes of chapter 112 plan confirmation. 5 The stipulation provided that, for purposes of chapter 11 plan 6 confirmation and chapter 11 plan treatment, the Mesa Property had 7 a value of $37,500 (“stipulated value”) as of the chapter 11 8 plan’s effective date. The stipulation further provided that 9 U.S. Bank had a secured claim in the amount of $37,500, and an 10 unsecured claim for the balance of its proof of claim in excess 11 of its secured claim. 12 The debtor filed a disclosure statement which noted that he 13 and U.S. Bank had agreed to the stipulated value. Shortly after 14 the bankruptcy court approved the disclosure statement, U.S. Bank 15 filed a motion for an election under § 1111(b), seeking to have 16 its claim treated as fully secured for purposes of the chapter 11 17 plan. Under its interpretation of the stipulation, the 18 bankruptcy court found that U.S. Bank did not intend to waive its 19 right to make an election under § 1111(b). 20 On appeal, the debtor contests the bankruptcy court’s 21 interpretation of the stipulation. We DISMISS this appeal as 22 moot because: 1) the debtor and U.S. Bank later entered into a 23 second stipulation that supersedes the first stipulation, and 24 25 2 Unless otherwise indicated, all chapter and section 26 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532, and 27 all “Rule” references are to the Federal Rules of Bankruptcy Procedure, Rules 1001-9037. The Federal Rules of Civil Procedure 28 are referred to as “Civil Rules.”

-2- 1 2) the plan has been substantially consummated and a final decree 2 has been entered. 3 4 FACTS3 5 Four years before he filed his chapter 11 bankruptcy 6 petition on June 10, 2010, the debtor purchased the Mesa 7 Property. The debtor funded the purchase of the Mesa Property 8 through a loan with U.S. Bank’s predecessor in interest.4 The 9 loan was secured by the Mesa Property with a trust deed. 10 On his Schedule A, he listed the value of the Mesa Property 11 at $50,000. But on his Schedule D, he claimed the value of the 12 Mesa Property was “unknown.” 13 On September 17, 2010, U.S. Bank filed a proof of claim in 14 the amount of $127,305.90, all of which was secured by the Mesa 15 Property. The debtor did not object to the proof of claim. 16 17 3 Neither the debtor nor U.S. Bank provided us with a number 18 of documents relevant to this appeal. We therefore obtained 19 access to and took judicial notice of these documents from the bankruptcy court’s electronic docket. See O’Rourke v. Seaboard 20 Sur. Co. (In re E.R. Fegert, Inc.), 887 F.2d 955, 957-58 (9th Cir. 1988); Atwood v. Chase Manhattan Mortg. Co. (In re Atwood), 21 293 B.R. 227, 233 n.9 (9th Cir. BAP 2003). 22 4 According to U.S. Bank, Corstar Financial, Inc. was the 23 original lender. Appellee’s Opening Brief at 2. The trust deed was specially indorsed to Bank of America, N.A. (“Bank of 24 America”), as trustee successor by merger to LaSalle Bank, N.A. 25 (“LaSalle Bank”). Id. U.S. Bank later acquired the trust deed from Bank of America. Id. 26 Although Bank of America had participated in the debtor’s 27 chapter 11 bankruptcy case before U.S. Bank acquired the trust deed, we attribute to U.S. Bank all actions taken by Bank of 28 America.

-3- 1 Three months later, the debtor filed a motion to determine 2 the value of the Mesa Property (“Mesa Property Valuation Motion”) 3 “for the purposes of completing his Chapter 11 Plan.” He 4 contended that the Mesa Property had a value of $38,000. 5 U.S. Bank opposed the Mesa Property Valuation Motion, arguing 6 that the Mesa Property had a value of $55,700. 7 The debtor and U.S. Bank eventually entered into a 8 stipulation (“First Stipulation”), agreeing to value the Mesa 9 Property at $37,500 (“stipulated value”). The debtor filed the 10 First Stipulation with the bankruptcy court on November 29, 2011. 11 Both the debtor and counsel for U.S. Bank signed the First 12 Stipulation. 13 The First Stipulation contained the following relevant 14 provisions: 15 3. For purposes of confirmation and plan treatment, the parties agree that the value of the [Mesa 16 Property], as of the effective date of confirmation, shall be set at $37,500. In 17 addition to its secured claim of $37,500, [U.S. Bank] shall have an unsecured claim for the 18 balance of its Proof of Claim in excess of its secured claim. 19 4. This Stipulation, which shall be subject to Bankruptcy Court approval, shall be incorporated 20 into Debtors’ [sic] confirmed Chapter 11 Plan and may not be altered in any way by subsequently 21 amending it and/or by filing an Amended Chapter 11 Plan or an Amended Disclosure Statement, unless 22 agreed [to] by the [p]arties in writing. 23 The bankruptcy court entered an order approving the First 24 Stipulation (“First Stipulation Order”) on December 21, 2011. 25 The First Stipulation Order simply provided: 26 The parties having agreed to the terms set forth in the [First Stipulation], at docket #365, are bound, subject 27 to the confirmation of [the] debtor’s Chapter 11 Plan, by the terms of their stipulation which shall be the 28 Order of this Court.

-4- 1 Two months following the entry of the First Stipulation 2 Order, the debtor submitted a disclosure statement. In the 3 disclosure statement, he described the Mesa Property as follows: 4 The Debtor owns a single-family residence located [in Mesa, Arizona]. The Debtor and Bank of America have 5 stipulated to a property value of $37,500. [The] Debtor believes that [U.S. Bank] owns the loan and lien held 6 against the property and is the creditor and Chase Bank is the loan servicer. [U.S. Bank] filed a secured proof 7 of claim in the amount of $127,305.90. When possible costs of sale are factored in, the Debtor does not 8 believe that any equity exists in the property for the benefit of the estate. 9 10 U.S. Bank did not object to the disclosure statement. The 11 bankruptcy court entered an order approving the disclosure 12 statement on March 27, 2012. 13 Two days later, U.S.

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