In Re Sovereign Partners, Debtor. Sovereign Partners v. Dorin Lascu, and Circle J Corporation

110 F.3d 70, 1997 U.S. App. LEXIS 10883, 1997 WL 160279
CourtCourt of Appeals for the Ninth Circuit
DecidedApril 4, 1997
Docket95-15804
StatusUnpublished
Cited by6 cases

This text of 110 F.3d 70 (In Re Sovereign Partners, Debtor. Sovereign Partners v. Dorin Lascu, and Circle J Corporation) is published on Counsel Stack Legal Research, covering Court of Appeals 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 Sovereign Partners, Debtor. Sovereign Partners v. Dorin Lascu, and Circle J Corporation, 110 F.3d 70, 1997 U.S. App. LEXIS 10883, 1997 WL 160279 (9th Cir. 1997).

Opinion

110 F.3d 70

NOTICE: Ninth Circuit Rule 36-3 provides that dispositions other than opinions or orders designated for publication are not precedential and should not be cited except when relevant under the doctrines of law of the case, res judicata, or collateral estoppel.
In re SOVEREIGN PARTNERS, Debtor.
SOVEREIGN PARTNERS, Plaintiff-Appellant,
v.
Dorin LASCU, Defendant,
and
Circle J Corporation, Defendant-Appellee.

No. 95-15804.

United States Court of Appeals, Ninth Circuit.

Argued and Submitted Aug. 14, 1996.
Decided April 04, 1997.

Before: WIGGINS and TROTT, Circuit Judges, and VANCE, District Judge*.

MEMORANDUM**

Appellant Sovereign Partners ("Sovereign") appeals a judgment of the district court affirming a bankruptcy court judgment entered against it in favor of respondent Circle J Corporation ("Circle J") after a bankruptcy court trial. We affirm.

FACTS

This case arises out of a failed project to construct a hotel facility intended for visiting Air Force personnel at the Nellis Air Force Base in Las Vegas, Nevada. On November 20, 1989, the United States Air Force granted to Dorin Lascu ("Lascu") a 40-year "ground lease" ("the Lease") at Nellis Air Force Base for the limited purpose of constructing such a hotel facility. Appellant's Excerpts of Record ("E.R.") Vol. II, Exh. C. Under the terms of the Lease, Lascu had to obtain financing acceptable to the Air Force, and the Lease was subject to termination by the Air Force if a written commitment was not obtained from a banking corporation or other recognized financial institution acceptable to the government. Id. at 13. The Lease also provided that Lascu could not transfer or assign the Lease without the Air Force's consent. Id. at 36-37. Lascu subsequently assigned the Lease to Omni Development, Inc. ("Omni"), a corporation wholly-owned by Lascu, with the Air Force's consent.

Lascu initially entered into an agreement with Joseph and John Kealy to develop the hotel. E.R. Vol. X, exh. 13 at II 73-74. The Kealys supervised design and bid solicitation for the hotel and attempted to secure financing for the project. Id. at II 83.

In November 1990, Lascu also attempted to secure financing for the project. To that end, Lascu met with Ranbir Sahni ("Sahni") and, on November 15, 1990, entered into a pre-partnership agreement with Sanhi to form Sovereign Partners ("Sovereign"), a limited partnership. E.R. Vol. II, exh. B. Sovereign Corporation was designated as a general partner of the limited partnership, while Sahni was originally designated as a limited partner. Id. at 2. The agreement provided that Omni and Sahni would use Sovereign as the vehicle to develop and complete the project and required Sanhi to obtain a written commitment for financing. Id. at 4-5. However, the agreement also provided that if Sovereign could not obtain financing, Lascu was free to seek third-party financing. Id. at 7. While Sovereign made numerous financing proposals to the Air Force, none of the proposals was accepted. In accordance with the terms of the pre-partnership agreement between Lascu and Sanhi, Lascu sought sources for financing from outside parties.

In December of 1991, Lascu arranged for financing from Sierra West Equities, Inc. ("Sierra"), through the Investment Bankers of Legg, Mason, Walter and Wood. The Air Force deemed this arrangement to be acceptable. To develop the project, Omni, Sierra, Lascu, and various other entities formed the Wings Hotel Limited Partnership ("Wings"). E.R. Vol. II, exh. Z. After a meeting on December 17, 1991, Omni assigned the Lease to Wings, and on January 24, 1992, the Air Force formally consented to the assignment.

In December of 1991, Wings asked the Kealys and Joseph Zerbib to become involved in the project. E.R. Vol. X, exh. 13 at II-88. Wings informed them that Sovereign was no longer involved in the project and that Lascu had again switched partners. Id. at II-95. The Kealys and Zerbib formed Circle J Corporation ("Circle J") to further their end of developing the project.

Circle J's responsibilities included design supervision and construction management. Id. at II-92. They were not to be involved in other areas of managing the partnership, including financing and handling legal matters. Id. at II-97. Originally, Wings and Circle J agreed that Circle J was to receive a fee as compensation. Id. at II-91. However, it later agreed to receive a limited partnership in Wings as compensation. Id. at II-94-94.

Shortly thereafter, Sovereign instituted an action in California Superior Court to restrain Omni from going forward with the financing arrangements. The court denied Sovereign's motion for a preliminary injunction to prevent Omni from going ahead with the project.

Having lost its legal battle in California Superior court, Sovereign filed a petition under Chapter 11 in the Bankruptcy Court on February 29, 1992. In its schedules, Sovereign claimed that it was the owner of the Lease and claimed the Lease as an asset of the estate. Sovereign then filed an adversary proceeding in the Bankruptcy Court against Omni and other defendants, asserting five causes of action: (1) to quiet title; (2) for declaratory relief; (3) for breach of fiduciary duty; (4) for a constructive trust and accounting; and (5) for intentional interference with prospective business advantage.

Sovereign filed a motion for a preliminary injunction, and after a hearing, United States Bankruptcy Judge R. Clive Jones found that Sovereign did not have a property interest in the Lease. Accordingly, Judge Jones denied Sovereign's causes of action for quiet title and for declaratory relief and entered judgment against Sovereign on June 8, 1992.

Subsequently, the district court withdrew reference of the adversary proceeding, and Sovereign filed a motion for summary judgment or, alternatively, for reconsideration of Judge Jones' ruling in district court. Judge George of the district court denied these motions and dismissed as moot Sovereign's causes of action for quiet title and declaratory relief on the grounds that Sovereign had no interest in the Lease. The Ninth Circuit affirmed.

After the entry of the district court's order, the attorney representing the defendants withdrew. Only Circle J retained new counsel. Consequently, the district court entered a default judgment against the other defendants--Omni Development Corp., Wings Hotel Limited Partnership, Dorin Lascu, Kurt Davis, and W.G.I., Inc. (collectively, the "Wings Defendants")--and referred the case to back to bankruptcy court for disposition of the remaining issues. E.R. Vol. X, exhs. 7 & 8.

Prior to trial, Sovereign abandoned its fourth claim for constructive trust and an accounting. The bankruptcy court tried the remaining claims--breach of fiduciary duty and intentional interference with prospective business relations--from March 30 through April 4, 1994. At the close of Sovereign's case, Circle J made a motion to dismiss, which was denied. At the end of the trial, the court ruled in favor of Circle J, and a judgment was entered on May 27, 1994. Sovereign appealed that ruling to the district court, which affirmed on March 23, 1995.

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110 F.3d 70, 1997 U.S. App. LEXIS 10883, 1997 WL 160279, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-sovereign-partners-debtor-sovereign-partners-v-dorin-lascu-and-ca9-1997.