In re: Roark Montgomery Merrill

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedMarch 26, 2014
DocketCC-13-1370-KuPaTa
StatusUnpublished

This text of In re: Roark Montgomery Merrill (In re: Roark Montgomery Merrill) 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: Roark Montgomery Merrill, (bap9 2014).

Opinion

FILED MAR 26 2014 1 NO FO PUBL A IO T R IC T N SUSAN M. SPRAUL, CLERK U.S. BKCY. APP. PANEL 2 OF THE NINTH CIRCUIT

3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. CC-13-1370-KuPaTa 6 ) ROARK MONTGOMERY MERRILL, ) Bk. No. 11-52820 7 ) Debtor. ) Adv. No. 12-01111 8 ______________________________) ) 9 PATRIC J. KELLY; EDWARD ) ROUPINIAN; ARLENE ROUPINIAN, ) 10 ) Appellants, ) 11 ) v. ) MEMORANDUM* 12 ) ROARK MONTGOMERY MERRILL, ) 13 ) Appellee. ) 14 ______________________________) 15 Argued and Submitted on February 20, 2014 at Pasadena, California 16 Filed – March 26, 2014 17 Appeal from the United States Bankruptcy Court 18 for the Central District of California 19 Honorable Gregg W. Zive, Bankruptcy Judge, Presiding 20 Appearances: Robert Schachter of Hitchcock, Bowman & Schachter 21 argued for appellants Patric J. Kelly, Edward Roupinian and Arlene Roupinian; David Brian Lally 22 argued for appellee Roark Montgomery Merrill. 23 Before: KURTZ, PAPPAS and TAYLOR, Bankruptcy Judges. 24 25 26 * 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 INTRODUCTION 2 Patric J. Kelly, Edward Roupinian and Arlene Roupinian 3 (collectively, “Lenders”) obtained a state court judgment against 4 Roark Montgomery Merrill for roughly $160,000 based on Merrill’s 5 personal guaranty of a third party’s debt. After Merrill filed 6 bankuptcy, the Lenders commenced an adversary proceeding seeking 7 to except the judgment debt from discharge under 11 U.S.C. 8 § 523(a)(2)(B).1 After trial, the bankruptcy court entered 9 judgment in favor of Merrill and against the Lenders. The 10 bankruptcy court held that it would not except the judgment debt 11 from discharge because any reliance by the Lenders in Merrill’s 12 written financial representations was unreasonable. The Lenders 13 filed this appeal. 14 We cannot conclude on the record before us that the 15 bankruptcy court’s ultimate finding of no reasonable reliance was 16 illogical, implausible or without support in the record. In 17 addition, even though the bankruptcy court did not make an 18 explicit finding on the Lenders’ actual reliance, based on the 19 entire record, and especially on the court's comments after 20 trial, we are convinced that the bankruptcy court implicitly 21 found that the Lenders did not actually rely on Merrill’s 22 financial representations before entering into the underlying 23 lending transaction. 24 Because the bankruptcy court’s reasonable reliance and 25 actual reliance findings were not clearly erroneous, we AFFIRM 26 27 1 Unless specified otherwise, all chapter and section 28 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532.

2 1 its decision declaring the judgment debt dischargeable. 2 FACTS 3 The Lenders from time to time lent money to third parties 4 through a company known as California Western Financial 5 Investments Inc. (“Cal. Western”). Cal. Western was a mortgage 6 brokerage firm that would find individual investors, like the 7 Lenders, willing to fund real estate secured loans for individual 8 borrowers. 9 In 2006, Cal. Western arranged for the Lenders to make a 10 “hard money loan”2 to Daniel and Sandra Levy in the principal 11 amount of $254,600, to fund the construction of a residence on 12 vacant land located in San Jacinto, California. Before making 13 the loan, the Lenders insisted on receiving a guaranty of the 14 Levys’ loan obligations from Merrill. Apparently, Cal. Western 15 advised the Lenders that Merrill had a financial stake in the 16 land and its development and that he would be willing execute a 17 guaranty in order to induce the Lenders to make the loan to the 18 Levys. 19 The record is quite thin regarding what documents the 20 Lenders received and reviewed in advance of funding the Levy 21 loan. In fact, the sole document the Lenders testified to 22 2 23 One bankruptcy court has described a “hard money loan” as a loan “too risky to meet the criteria of a bank or other 24 conventional lender, typically involving loan fees and interest rates substantially higher than those charged by conventional 25 lenders.” Rigby v. Mastro (In re Mastro), 465 B.R. 576, 585 26 (Bankr. W.D. Wash. 2011). It also has been said that hard money lenders specialize “in short term real estate bridge loans to 27 borrowers who are unable to access conventional financing due to creditworthiness and other high risk factors.” In re WN Truck 28 Stop, L.L.C., 2011 WL 65928 (Bankr. N.D. Tex. 2011).

3 1 receiving from Merrill in advance of funding the loan was a form 2 loan application containing Merrill’s financial information. It 3 is undisputed that the Lenders “requested and required” Merrill 4 to submit the loan application. Joint Pretrial Order and 5 Stipulation (June 18, 2013) at p. 3. But it also is undisputed 6 that the Lenders only received an unsigned and undated version of 7 that application. 8 It is less than clear what the Lenders did with Merrill’s 9 loan application once they received it. Two of the Lenders, 10 Kelly and Roupinian,3 testified at trial. Their direct testimony 11 was presented by declaration. They both stated in their trial 12 declarations, in a conclusory manner, that they relied on 13 Merrill’s loan application and that the financial information in 14 the loan application was an “important fact” they considered 15 before making the loan. Kelly Decl. (Aug. 2, 2013) at ¶¶ 36, 37, 16 43; Roupinian Decl. (Aug. 2, 2013) at ¶¶ 35, 36, 42. During 17 redirect examination, Kelly went even further and testified as 18 follows: 19 Q: What caused you to finally make the loan? 20 A: Mr. Merrill’s application. 21 Q: And the information provided in his application? 22 A: Yes. 23 Trial Tr. (June 19, 2013) at 140:14-18. 24 On the other hand, there is no evidence in the record that 25 the Lenders verified any of the information set forth on 26 3 27 Our references to “Roupinian” refer solely to Mr. Roupinian. The record indicates that Ms. Roupinian did not 28 actively participate in the trial.

4 1 Merrill’s loan application, such as by obtaining and reviewing a 2 credit report or Merrill’s tax returns. This seems odd, given 3 that Kelly was a veteran attorney who had prior experience 4 serving as a foreclosure trustee and who felt comfortable enough 5 with the topic of mortgage loan origination to volunteer his 6 opinion during cross-examination concerning how loan applications 7 typically are prepared and processed. As for Roupinian, he 8 testified to having many years of experience as a mechanical 9 engineer, as an account executive for various brokerage firms, 10 and as a real property investor on behalf of his family trust, 11 including his investment in over thirty loans through Cal. 12 Western. 13 Notwithstanding their stated reliance on Merill’s financial 14 information in deciding to make the Levy loan, neither Kelly nor 15 Roupinian insisted on receiving a signed and dated version of 16 Merrill’s form loan application before they funded the loan. 17 According to Roupinian’s testimony, he did not even notice that 18 Merrill’s loan application was not signed. 19 After the Levys defaulted on the loan, the Lenders sued 20 Merrill in the Los Angeles County Superior Court (Case No. 21 NC052256) and, in May 2011, obtained a judgment after trial for 22 $158,511. Merrill never satisfied any portion of the judgment 23 and commenced his chapter 7 bankruptcy case several months later, 24 in October 2011.

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In re: Roark Montgomery Merrill, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-roark-montgomery-merrill-bap9-2014.