In Re: L&N Twins Place LLC

CourtDistrict Court, S.D. New York
DecidedDecember 4, 2020
Docket7:20-cv-01858
StatusUnknown

This text of In Re: L&N Twins Place LLC (In Re: L&N Twins Place LLC) is published on Counsel Stack Legal Research, covering District Court, S.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re: L&N Twins Place LLC, (S.D.N.Y. 2020).

Opinion

UNITED STATES DISTRICT COURT SOUTHERN DISTRICT OF NEW YORK

In re:

L&N TWINS PLACE LLC

Debtor.

-----------------------------------------------------X No. 20-CV-1858 (KMK)

MARIA BALAJ, OPINION & ORDER

Appellant,

v.

L&N TWINS PLACE LLC, et al.,

Appellees.

Appearances:

Anne Julia Penachio, Esq. Penachio Malera, L.L.P. White Plains, NY Counsel for Appellant

Jeffrey Alan Reich, Esq. Reich, Reich & Reich, P.C. White Plains, NY Counsel for L&N Twins Place LLC

Jonathan Brett Nelson, Esq. Dorf & Nelson LLP Rye, NY Counsel for Puka Capital Funding LLC

KENNETH M. KARAS, District Judge:

Maria Balaj (“Maria” or “Appellant”) appeals from the January 27, 2020 Order of the Bankruptcy Court for the Southern District of New York (the “Bankruptcy Court”), which granted the claim of Puka Capital Funding LLC (“Puka”) against debtor L&N Twins Place LLC (“L&N” or “Debtor”) and denied Appellant’s claim. (A.R. A479–81.)1 For the reasons set forth below, the Order of the Bankruptcy Court is vacated, and the matter is remanded for further proceedings consistent with this Opinion. I. Background

Maria and David Balaj (“David”) were married on May 3, 1997. (A.R. A791.) After living with David’s parents, Zef Balaj and Lina Balaj (“Zef” and “Lina”) for several years, Maria and David purchased real property at 2-4 Virginia Place, Pleasantville, NY (the “Property”), consisting of a three-bedroom home and six one-bedroom apartments, which served both as their marital home and a source of rental income for L&N. (Id. at A792–93; see also id. at A458.) To acquire the Property, Maria and David on February 20, 2002 formed L&N as a New York limited liability company. (Id. at A778; see also id. at A458.) Maria and David were each fifty-percent members of L&N, and David served as its managing member. (Id. at A778, A791, A1000; see also id. at A458.) As managing member, David was authorized to “take any and all

actions as [he] . . . deem[ed] necessary or desirable to acquire the Property.” (Id. at A998; see also id. at A458.) David believed that the only way to purchase the Property would be for L&N to obtain a loan, but was unsure whether a bank would approve a loan in time to purchase the Property. (Id. at 779; see also id. at A458.) Rather than rely on a loan from a bank, David’s father Zef, through his and Lina’s company Puka, offered to loan L&N money. (Id.) Puka loaned L&N $861,000.00 plus interest at the federal prime rate, and the loan was memorialized in a promissory note signed by David (the “Puka Note”). (Id. at A805–07; see also id. at A459.)

1 Citations to “A.R.” refer to the record on appeal, filed as a series of appendices to Appellant’s opening brief at Dkt. No. 6. In April 2002, two months after signing the Puka Note, L&N obtained a $600,000 loan from Hudson Valley Bank (the “HVB Loan”), which was secured by a mortgage against the Property. (Id. at A780, A909; see also id. at A459.) L&N used the proceeds of the HVB Loan and additional funds to pay in part the amount due on the Puka Note. (Id. at A781; see also id. at A459.) After this date, no further payments were made on the Puka Note. (Id. at A798; see also

id. at A459.) Instead, as L&N’s managing member, David prioritized payments on the HVB Loan until it was paid off in January 2010, because it was secured and had a higher interest rate. (Id. at A781; see also id. at A460.) While the Bankruptcy Court did not make an explicit factual finding to this effect, and neither does this Court, the Parties appear to agree that David did not disclose the existence of the Puka Note to Maria. (See A.R. A801 (containing Maria’s testimony that “there was never a conversation between David and I that [L&N] owed [Puka] any money whatsoever”), A781 (containing David’s testimony that he “never directly discussed the Promissory Note with Maria”).)2 David filed for divorce in October 2009. (Id. at A792; see also id. at A460.) In April

2010, the court in the divorce action issued a restraining order against David, granting Maria “the exclusive use and occupancy of the Property and also task[ing] her with collecting the rents from the tenants and using them to pay the Propert[y’]s carrying costs.” (Id. at A782; see also id. at A460.) In August 2011, Puka sued in Bronx County Supreme Court, alleging that L&N failed to make payments on the Puka Note. (Id. at A27; see also id. at A461.) In April 2013, Maria sued in Westchester County Supreme Court alleging fraud against David, Zef, and Puka. (Id. at A128; see also id. at A462.) The two cases were consolidated in Bronx County Supreme Court. (Id. at A136; see also id. at A462.) On May 23, 2017, L&N filed a voluntary petition for relief

2 The Parties dispute the extent of Maria’s knowledge of the Puka Note. See infra. under Chapter 11 of the Bankruptcy Code. (Id. at A500; see also id. at A462.) The state court litigation was removed to Bankruptcy Court, and Puka and Maria both filed proofs of claim. (Id. at A895 (Puka), A1012 (Maria); see also id. at A462.) After trial, the Bankruptcy Court ruled against Maria on her direct fraud causes of action. (Id. at A476; see also id. at A462.) The Parties submitted post-trial briefing on the validity of the Puka Note, Puka’s entitlement to

interest, and whether David breached his fiduciary duty to Maria and/or L&N. (Id. A423, A428, and A442; see also id. at A462–63.)3 On October 15, 2019, the Bankruptcy Court issued its Post-Trial Decision, finding that Puka was entitled to recover under the Puka Note, and expunging Maria’s proof of claim against L&N. (Id. at A475.) The Bankruptcy Court entered judgment on January 27, 2020. (Id. at A476, A479.) The instant appeal concerns only Maria’s claim that David breached his fiduciary duty to her and/or to L&N. In rejecting this claim, the Bankruptcy Court reached the following conclusions. First, it was consistent with L&N’s operating agreement and the business judgment rule for David to focus on paying off the HVB Loan prior to the Puka Note. (Id. at A472.)

Second, there was no evidence in the record that L&N had the money to make payments on the Puka Note in the period after the HVB Loan was paid off in January 2010, but before Maria was granted exclusive use of the Property in April 2010. (Id. at A472–73.) Third, the record did not suggest self-dealing by David. (Id. at A473.)

3 The Bankruptcy Court describes an alleged breach of David’s fiduciary duty to Debtor, and not to Maria. (Id. at A462–63.) In fact, Maria also claimed a breach of David’s duty to her. (See A.R. A434 (“David completely ignored his fiduciary duty to Maria.”).) Further, it is clear from pre-motion proceedings that Maria was granted leave to argue a potential violation of a fiduciary duty owed to her. (See A.R. A723 (“Maria’s claim of breach of fiduciary duty runs to David Balaj and his position as the managing member.”); see also Dkt. No. 44 (17-8332 Dkt. (Bankr. S.D.N.Y.)) (ordering briefing on “[w]hether there was a breach of fiduciary duty by the managing member of L&N Twins Place”).) This appeal followed. Maria’s Notice of Appeal and Statement of Election, and her Statement of Issues to Be Presented and Designation of Items to Be Included in the Record on Appeal were filed with this Court on March 3, 2020. (Dkt. Nos. 1, 3.) Maria filed her brief on April 23, 2020. (Opening Br. of Appellant (“Maria Br.”) (Dkt. No. 6).) On May 22, 2020, Puka filed its answering brief in which it took no position with respect to the appeal. (Appellee Puka’s

Br. (Dkt. No. 8).) On June 2, 2020, L&N filed its answering brief. (Appellee’s Answering Br. (“L&N Br.”) (Dkt. No. 10).) On June 16, 2020, Maria filed her reply brief. (Reply Br. of Appellant (“Maria Reply”) (Dkt. No. 12).) II. Discussion A. Standard of Review The Court has jurisdiction to review this appeal pursuant to 28 U.S.C.

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