In re: Marlow Howard Hooper and Monique Lori Hooper

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedFebruary 14, 2012
DocketCC-11-1269-PaMkCa and CC-11-1272-PaMkCa (Related Appeals)
StatusUnpublished

This text of In re: Marlow Howard Hooper and Monique Lori Hooper (In re: Marlow Howard Hooper and Monique Lori Hooper) 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: Marlow Howard Hooper and Monique Lori Hooper, (bap9 2012).

Opinion

FILED FEB 14 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 Nos. CC-11-1269-PaMkCa and ) CC-11-1272-PaMkCa 6 MARLOW HOWARD HOOPER and ) (Related Appeals) MONIQUE LORI HOOPER, ) 7 ) Bk. No. 08-24094-MJ Debtors. ) 8 __________________________________) Adv. No. 09-01275-MJ ) 9 MARLOW HOWARD HOOPER; ) MONIQUE LORI HOOPER, ) 10 ) Appellants, ) 11 ) M E M O R A N D U M1 v. ) 12 ) KARL T. ANDERSON, Chapter 7 ) 13 Trustee; ETS SERVICES, LLC; GMAC ) MORTGAGE, LLC; MORTGAGE ELECTRONIC) 14 REGISTRATION SYSTEMS, INC., ) ) 15 Appellees. ) __________________________________) 16 Argued and submitted on January 19, 2012 17 at Pasadena, California 18 Filed - February 14, 2012 19 Appeal from the United States Bankruptcy Court for the Central District of California 20 Honorable Meredith A. Jury, Bankruptcy Judge, Presiding 21 22 Appearances: W. Derek May of the Law Offices of Stephen R. Wade, P.C. argued for appellants Marlow and Monique 23 Hooper; Adam Starr of Greenberg Traurig, LLP argued for appellee GMAC Mortgage, LLC. 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. See 9th 28 Cir. BAP Rule 8013-1

-1- 1 Before: PAPPAS, MARKELL and CASE,2 Bankruptcy Judges. 2 3 Chapter 73 debtors Marlow Hooper and Monique Hooper (the 4 “Hoopers”) appeal the bankruptcy court's orders approving a 5 compromise settling litigation pending between Karl T. Anderson 6 (the chapter 7 “Trustee”) and creditor GMAC Mortgage, LLC 7 (“GMAC”),4 overruling Hoopers’ objection to GMAC’s claim, and 8 denying reconsideration of those orders. We AFFIRM. 9 FACTS 10 In 2006, the Hoopers purchased a property in Rancho 11 Cucamonga, California (the “Property”). To finance this purchase, 12 Marlow Hooper5 borrowed $1 million from Greenpoint. The loan was 13 evidenced by an adjustable rate note dated April 20, 2006 (the 14 “Note”). The correct street address of the Property is listed on 15 the Note. 16 2 17 The Honorable Charles G. Case II, United States Bankruptcy Judge for the District of Arizona, sitting by designation. 18 3 Unless otherwise indicated, all chapter, section and rule 19 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532, and to the Federal Rules of Bankruptcy Procedure, Rules 1001-9037. The 20 Federal Rules of Civil Procedure are referred to as “Civil Rules.” 21 4 Besides GMAC, the other defendants named in the adversary proceeding were ETS Services, Inc. (“ETS”), Mortgage Electronic 22 Registration Systems, Inc. (“MERS”), Greenpoint Mortgage Funding, Inc. (“Greenpoint”) and Fidelity National Title, Inc. 23 (“Fidelity”). Although ETS and MERS are named as appellees in this appeal, they did not file briefs or appear at oral argument. 24 With the exception of Fidelity, the appellees appear to have acted in concert. Consequently, we refer to the appellees collectively 25 either as GMAC or the GMAC Parties. 26 5 The Note and two deeds of trust discussed herein were executed by Marlow Hooper alone; they do not bear the signature of 27 his wife and co-debtor, Monique Hooper. According to GMAC’s motion for relief from stay, discussed below, Monique Hooper was 28 not a co-borrower on the Note.

-2- 1 At the same time he executed the Note, Marlow Hooper executed 2 a Deed of Trust (the “2006 DOT”) in favor of Greenpoint. The 2006 3 DOT lists the correct address of the Property; however, the legal 4 description for the Property in the 2006 DOT was incorrectly 5 listed as “Lot 17 Tract No. 16332,” instead of the correct 6 description of “Lot 19 Tract No. 16332.”6 The 2006 DOT was 7 recorded in the Official Records of San Bernadino County on May 1, 8 2006. 9 On September 12, 2008, acting without obtaining a new 10 signature from Marlow Hooper, Greenpoint recorded a second, 11 modified version of the 2006 deed of trust (the “2008 DOT”). In 12 the 2008 DOT, the Property is correctly described as “Lot 19 Tract 13 No. 16332.”7 14 The Hoopers filed a chapter 7 bankruptcy petition on 15 October 15, 2008. In their original schedule D, they listed an 16 undisputed, noncontingent liquidated claim of $1,077,217.96 in 17 favor of GMAC for a mortgage and deed of trust on the Property. 18 The Hoopers also claimed a homestead exemption on the Property in 19 schedule C. Trustee did not challenge the Hoopers’ exemption 20 claim, nor seek to administer the Property. Instead, on 21 December 2, 2008, Trustee filed a “no-asset report.” 22 In a motion originally filed in the bankruptcy case on 23 December 11, 2008, which was amended on December 31, 2008, GMAC 24 25 6 It is not disputed that “Lot 19 Tract No. 16332" is the correct legal description of the Property. 26 7 There was also an alleged disparity between the 2006 and 27 2008 DOTs regarding the assessor’s number. However, this feature of the documents was not raised as a significant issue in this 28 appeal.

-3- 1 sought relief from the automatic stay so that it could foreclose 2 on the Property. Attached to these motions were copies of the 3 2006 DOT and Note. The Hoopers did not contest the stay relief 4 motions, and the bankruptcy court entered its order terminating 5 the stay in favor of GMAC on January 7, 2009. This order was not 6 appealed. 7 The bankruptcy court granted the Hoopers a discharge on 8 February 3, 2009, and the bankruptcy case was closed on 9 February 19, 2009. 10 The Hoopers contend that they were unaware of the existence 11 of the 2008 DOT before their discharge was granted. On March 31, 12 2009, the Hoopers filed a motion to reopen their case to amend 13 their schedules “to include previously unidentified assets.” The 14 case was reopened by order entered by the bankruptcy court on 15 April 30, 2009. 16 The Compromise 17 After he became aware of the discrepancy in the documents, 18 Trustee initiated an adversary proceeding against GMAC, ETS, MERS, 19 Greenpoint and Fidelity on June 11, 2009. In the complaint, 20 Trustee sought avoidance of the 2008 DOT. In addition, he alleged 21 that the 2006 DOT did not “properly encumber” the Property because 22 it contained an incorrect legal description.8 According to 23 Trustee, even if the 2008 DOT was authorized by the parties, which 24 Trustee disputed, because it was recorded on September 12, 2008, 25 within ninety days of the filing of the Hoopers’ bankruptcy 26 27 8 Although the complaint and subsequent summary judgment motion asserted that the 2006 DOT did not properly encumber the 28 Property, Trustee did not seek to avoid the 2006 DOT.

-4- 1 petition it could be avoided as a preference under § 547(b). The 2 Hoopers were not named as parties, and did not intervene, in the 3 adversary proceeding. 4 Trustee filed a motion for summary judgment on January 4, 5 2010, arguing that there were no triable issues of material fact 6 and that, as a matter of law, “the unauthorized and concealed 7 recording of the 2008 DOT on September 12, 2008, thirty-three days 8 before the filing of the bankruptcy petition, was an avoidable 9 preference under § 547.” A flurry of objections from the GMAC 10 Parties, replies from Trustee, supplemental briefing, and multiple 11 continuances of the hearing on summary judgment followed. 12 Trustee then moved to sell the Property on August 25, 2010, 13 pursuant to § 363(b) and (f) with valid liens to attach to the net 14 proceeds of the sale.

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