In re: Joseph P. Keith and Carolyn G. Keith

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedOctober 3, 2013
DocketNC-12-1635-DPaJu
StatusUnpublished

This text of In re: Joseph P. Keith and Carolyn G. Keith (In re: Joseph P. Keith and Carolyn G. Keith) 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: Joseph P. Keith and Carolyn G. Keith, (bap9 2013).

Opinion

FILED OCT 3 2013 SUSAN M. SPRAUL, CLERK U.S. BKCY. APP. PANEL 1 OF THE NINTH CIRCUIT

2 3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. NC-12-1635-DPaJu ) 6 JOSEPH P. KEITH and CAROLYN G. ) Bk. No. 11-12535-AJ KEITH, ) 7 ) Adv. Proc. No. 11-01248-AJ Debtors. ) 8 ________________________________ ) ) 9 JOSEPH P. KEITH; ) CAROLYN G. KEITH, ) 10 ) Appellants, ) 11 ) v. ) M E M O R A N D U M1 12 ) EXCHANGE BANK, ) 13 ) Appellee. ) 14 ________________________________ ) 15 Argued and Submitted on September 20, 2013 at San Francisco, California 16 Filed - October 3, 2013 17 Appeal from the United States Bankruptcy Court 18 for the Northern District of California 19 Honorable Alan Jaroslovsky, Bankruptcy Judge, Presiding 20 Appearances: Douglas Provencher of Provencher & Flatt LLP argued for appellants Joseph P. Keith and Carolyn G. Keith; 21 Lewis R. Warren of Abbey, Weitzenberger, Warren & Emery argued for appellee Exchange Bank. 22 23 Before: DUNN, PAPPAS and JURY, Bankruptcy Judges. 24 1 This disposition is not appropriate for publication. 25 Although it may be cited for whatever persuasive value it may have 26 (see Fed. R. App. P. 32.1), it has no precedential value. See 9th Cir. BAP Rule 8013-1.

1 1 The complaint in the subject adversary proceeding asserted that 2 Exchange Bank’s claims against Joseph P. and Carolyn G. Keith were 3 based on Exchange Bank’s forbearance in pursuing a writ of 4 attachment against the Keiths because Exchange Bank had relied on a 5 materially false financial statement submitted by the Keiths. 6 Further, Exchange Bank had clarified in pretrial proceedings that it 7 was asserting a claim only pursuant to § 523(a)(2)(B).2 8 In its Pretrial Brief, Exchange Bank added a claim for relief 9 for actual fraud pursuant to § 523(a)(2)(A). The Keiths objected to 10 the introduction of evidence at trial which might support the 11 late-added claim for relief. 12 Following the trial, the bankruptcy court determined that 13 Exchange Bank had not met its burden of proving damages under either 14 of its alternative theories. Nevertheless, the bankruptcy court 15 granted judgment to Exchange Bank, pursuant to § 523(a)(6), finding 16 that the debt the Keiths owed to Exchange Bank was one for willful 17 and malicious injury by the Keiths to Exchange Bank. 18 We REVERSE. 19 I. FACTS 20 A. Default and Failed Workout. 21 Mr. Keith is a real property developer in the Santa Rosa, 22 California area. As relevant to this appeal, Mr. Keith did business 23 24 2 Unless otherwise indicated, all chapter and section references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532, and 25 all rule references are to the Federal Rules of Bankruptcy 26 Procedure, Rules 1001-9037. The Federal Rules of Civil Procedure are referred to as Civil Rules.

2 1 through Cobblestone Homes, Inc. (“Cobblestone”), of which he was the 2 principal. Mr. Keith also conducted business for more than twenty 3 years with a long-time friend, Russell Flynn. Cobblestone as 4 borrower, and Mr. Keith as guarantor, had a long-standing financing 5 arrangement with Exchange Bank.3 6 When the real estate market collapsed, Mr. Keith and 7 Cobblestone were unable to meet their obligations to Exchange Bank. 8 On March 28, 2007, Exchange Bank commenced a formal workout of its 9 relationship with Mr. Keith. From the perspective of Exchange Bank, 10 Mr. Keith was “slow to initiate the necessary steps to implement a 11 workout plan,” but he soon became “fully engaged.” 12 As a part of the workout process, a series of forbearance 13 agreements were executed extending all loan maturities first to 14 December 31, 2007, then to June 30, 2008, and finally, to 15 December 31, 2008. As required by the forbearance agreements, the 16 Keiths provided periodic personal financial statements to Exchange 17 Bank. 18 From Exchange Bank’s view, by July 2008, considerable progress 19 had been made in the workout arrangement. At that time, in an 20 internal memorandum, an Exchange Bank officer made the following 21 comments regarding Mr. Keith’s actions implementing the workout: 22 The specific accomplishments to date are accompanied by a generally high level of cooperation, a willingness to work 23 collaboratively to find solutions to problems with the various projects, and a very strong commitment to the 24 25 3 The Cobblestone/Exchange Bank financing relationship had 26 been ongoing since the late 1980s. Mr. Keith guaranteed all Cobblestone debt to Exchange Bank.

3 1 survival of [Cobblestone]. Further, having worked through an initial period of shock, [Mr. Keith] is doing what is 2 needed to honor the obligation of his guaranty to [Exchange Bank]. 3 4 Mr. Keith had facilitated the sale of numerous Cobblestone and 5 affiliate-owned land parcels, which contributed $26.811 million to 6 pay down Exchange Bank debt. Mr. Keith also had sold real property 7 he held individually and in partnership with Mr. Flynn, as well as 8 other assets, collecting $6.239 million to fund Cobblestone 9 operations. Additionally, beginning in April 2007, Mr. Keith 10 significantly reduced Cobblestone’s costs, mostly by reducing staff 11 from thirty-four, first to twenty, and ultimately to thirteen. 12 Until December 2008, Mr. Keith kept all loans with Exchange 13 Bank current by selling partnership interests in income-producing 14 properties. During this period, Mr. Keith contributed more than 15 $8 million to Cobblestone to maintain current interest payments on 16 Exchange Bank loans and to pay Cobblestone’s overhead. In December 17 2008, Mr. Keith informed Exchange Bank he could not continue the 18 interest payments due pursuant to the forbearance agreements. 19 Thereafter, Exchange Bank determined that its primary course of 20 action for collection of the Cobblestone debt would be to liquidate 21 the real property which collateralized its loans. As of March 4, 22 2009, Exchange Bank was owed $44,626,313.09, and the “as is” 23 appraised value of the collateral totaled $45,132,750. Exchange 24 Bank projected that liquidation of the collateral would likely 25 realize between 78 and 90 percent of this value. 26 Exchange Bank offered to release the Keiths fully from their

4 1 guaranties upon their payment of $7.5 million (“Release Payment”), 2 conditioned upon Mr. Keith’s cooperation in the liquidation of the 3 real property. In setting the amount of the Release Payment, 4 Exchange Bank used the Keiths’ January 20, 2009 financial statement, 5 which reflected liquid assets of approximately $500,000 and 6 additional assets in the approximate amount of $18.3 million. The 7 financial statement also reflected liabilities in the approximate 8 amount of $10.2 million, such that the stated net worth of the 9 Keiths was $8,698,752. Exchange Bank imposed a very short deadline 10 for the Release Payment, with one-half due by March 16, 2009 and the 11 balance by June 30, 2009. The Release Payment was not made. 12 After Exchange Bank had liquidated its real property 13 collateral, it initiated, on November 10, 2009, litigation against 14 the Keiths in the Sonoma County (California) Superior Court (“State 15 Court”) to enforce the guaranties. On April 22, 2011, the State 16 Court granted Exchange Bank’s motion for summary judgment. On 17 July 1, 2011, before judgment was entered against them in the State 18 Court, the Keiths filed a chapter 11 bankruptcy petition, at which 19 time their unsecured debt to Exchange Bank was approximately 20 $21 million. 21 B. The Adversary Proceeding. 22 It is in the context of the failed workout that the primary 23 dispute in this appeal arose.

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In re: Joseph P. Keith and Carolyn G. Keith, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-joseph-p-keith-and-carolyn-g-keith-bap9-2013.