In re Razzi

533 B.R. 469, 2015 Bankr. LEXIS 2409, 2015 WL 4480843
CourtUnited States Bankruptcy Court, E.D. Pennsylvania
DecidedJuly 22, 2015
DocketBky. No. 14-14089 ELF
StatusPublished
Cited by10 cases

This text of 533 B.R. 469 (In re Razzi) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, E.D. Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In re Razzi, 533 B.R. 469, 2015 Bankr. LEXIS 2409, 2015 WL 4480843 (Pa. 2015).

Opinion

MEMORANDUM

ERIC L. FRANK, CHIEF U.S. BANKRUPTCY JUDGE

I. INTRODUCTION

- Leo Razzi (“the Debtor”) commenced this chapter 13 bankruptcy case on May 21, 2014.1 (Doc. # 1). In his bankruptcy schedules, he disclosed ownership of two (2) properties in the City of Philadelphia: 1015 New Market Street (“the New Market Property”) and 1018-30 Germantown Avenue (“the Germantown Avenue Property”) (collectively, “the Properties”), with current values of $150,000.00 and $500,000.00, respectively. ' (Sch.A, Doc. # 1). In Schedule D, the Debtor listed only one (1) secured creditor, the City of Philadelphia, holding a claim of $25,000.00 for unpaid real estate taxes on the Ger-mantown Avenue Property. (Doc. # 11).

On June 12, 2014, Gulam and Nirpal Gogolu (collectively, “Gogolu”) filed a proof [472]*472of claim (“the POC”) in the amount $148,795.63 (“the Claim”). In the POC, Gogolu stated that both Properties secure the Claim based upon a default judgment entered against the Debtor on or about October 21, 2013 (“the C.P. Judgment”) in an action filed in the Court of Common Pleas, Philadelphia County, docketed at No. 3142, October Term 2012 (“the C.P. Action”). Gogolu also attached to the POC:

• a Promissory Note dated August 12, 2008 in the amount of $75,000.00 with interest at the rate of 25.0% per annum and identifying Razzi, Ltd. as the borrower; and
• a Guaranty of Payment identifying the Debtor as guarantor.

On December 27, 2014, the Debtor filed an Objection to the POC (“the Objection”). (Doc. # 69). After two (2) continuances of the hearing on the Objection, Gogolu filed a response (“the Response”) on March 15, 2105. (Doc. # 84). In the Response, Go-golu raised as affirmative defenses to the Objection, inter alia, the Rooker-Feldman doctrine and res judicata.

The hearing on the Objection commenced on March 17, 2015. During the course of opening statements, it became apparent that Rooker-Feldman and res judicata defenses potentially were disposi-tive and would obviate the need for a lengthy evidentiary hearing. As a result, I suspended the hearing and requested written memoranda from the parties on those issues. The parties timely filed their respective memoranda on April 7, 2015 and April 27, 2015. (Doc. #’s 90, 91).

For the reasons explained below, I conclude that:

1. The Rooker-Feldman doctrine is not applicable and does not bar the Objection.
2. Gogolu’s res judicata defense to the Objection is not ripe for determination. A hearing is necessary to determine if the Debtor can establish whether the “fraud exception” to the res judicata doctrine applies in this matter.

Based on these conclusions, I will bifurcate the hearing in the contested matter. I will schedule an initial hearing limited solely to the question whether the fraud exception applies. If the Debtor is successful at that hearing, I will schedule a second hearing to consider the merits of the Objection.

II. FACTUAL BACKGROUND

In the Objection, the Debtor:

• alleged that the transaction on which the Claim is based was “arranged” by the Debtor’s then-attorney, John M. Franklin (“Franklin”);
• admitted that he executed “the [loan and guaranty] documents” in Franklin’s office;
• alleged that the loan documents he signed also included an Open-End Mortgage and Security Agreement on the New Market Property;
• denied that he or Razzi, Ltd. ever received any funds in connection with the note and mortgage he signed in favor of Gogolu;
• admitted that he was served with the Complaint in the C.P. Action;
• alleged that he “turned over” the C.P. Action to Franklin and that Franklin entered his appearance in the case;2
[473]*473• “question[ed]” the validity of the transaction due to the circumstances of another transaction which he considers suspicious.

(Objection, ¶¶4, 5, 7-11, 13-15, 18-26) (Doc. # 69).

The other transaction the Debtor considers “suspicious” involved the recordation of a $500,000.00 mortgage against the Ger-mantown Avenue Property in favor of an entity called 1018-30 Germantown Avenue, Inc. (Id. ¶ 19). In the Objection, the Debt- or alleged that:

• the same attorney (James Kennedy) who prepared the loan documents in the Golgolu transaction also prepared the loan documents that resulted in the mortgage against the Germantown Avenue Property;
• Kennedy was the incorporator of 1018-30 Germantown Avenue, Inc.;
• 1018-30 Germantown Avenue Inc.’s address is the same as Kennedy’s law office;
• he knows nothing about the $500,000.00 mortgage and received no money or other consideration in connection with the mortgage;
• Kennedy is incarcerated based on federal, criminal charges.

(Id. ¶¶ 19-26).

In the Objection, -the Debtor did not flesh out the precise nature of his “suspicions.” I surmise that he contends that this court should infer that James Kennedy masterminded (or at least participated in) multiple fraudulent mortgage loan transactions, including the transaction giving rise to the Claim.3 The Debtor did not articulate the legal ramifications if his “suspicions” are proven at trial or how exactly the facts state a defense to the POC.

In his post-hearing memorandum of law, the Debtor alleged additional facts and represented that he would prove them at trial. Specifically, he stated that between February 2004 and November 2009, his own attorney, Franklin, had represented Gogolu in several legal actions in the C.P. Court and in the landlord-tenant court division of the Philadelphia Municipal Court (against other parties, not the Debtor). (Debtor’s Mem. at 3) (Doc. # 90). He acknowledged that “[t]he extent of the representation ... is unknown.” Id. The Debtor failed to articulate precisely how Franklin’s prior representation of Golgolu lends support to the Objection. Presumably, he considers the representation another “suspicious” circumstance in the history of this matter and some evidence that the C.P. Judgment itself was procured by fraud.

Based on these allegations, the Debtor requests disallowance of the Claim.

III. Rooker-Feldman and Res Judicata Doctrines

This contested matter requires consideration of both the Rooker-Feldman and res judicata doctrines. Courts frequently describe these doctrines as “separate” but “closely related,” e.g., Bates v. Harvey, 518 F.3d 1233, 1240 (11th Cir.2008); Moore v. City of Asheville, 396 F.3d 385, 391 (4th Cir.2005); In re Goetzman, 91 F.3d 1173, 1177 (8th Cir.1996), and difficult to distinguish from each other, e.g., Noel v. Hall,

Related

Lynn Z Smith
D. New Jersey, 2023
MARSHALL v. ABDOUN
E.D. Pennsylvania, 2023
Marshall v. Abdoun
E.D. Pennsylvania, 2021
Willet Walter Thomas
E.D. Pennsylvania, 2021
Faulkner v. M&T BANK
E.D. Pennsylvania, 2020
Faulkner v. M & T Bank (In re Faulkner)
593 B.R. 263 (E.D. Pennsylvania, 2018)
Crespo v. Immanuel (In re Crespo)
557 B.R. 353 (E.D. Pennsylvania, 2016)

Cite This Page — Counsel Stack

Bluebook (online)
533 B.R. 469, 2015 Bankr. LEXIS 2409, 2015 WL 4480843, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-razzi-paeb-2015.