In Re Starling

359 B.R. 901, 2007 Bankr. LEXIS 67, 2007 WL 96678
United States Bankruptcy Court, N.D. Illinois·Decided January 11, 2007·No. 19-03787·Published·Cited by 9 cases

Opinion

MEMORANDUM OPINION ON DEBTORS’ MOTIONS TO VACATE DISCHARGE AND CONVERT TO CHAPTER 13 AND ON TRUSTEE’S MOTION TO RECONVERT

JACK B. SCHMETTERER, Bankruptcy Judge.

Debtors’ Edward and Karen Starling (the “Debtors”) filed their combined motion to convert this Chapter 7 case to Chapter 13 and vacate the discharge entered in the Chapter 7 case. Chapter 7 Trustee Philip Levey (the “Trustee”) opposed that motion, and in the alternative moved that Debtors’ case be reconverted to Chapter 7 should conversion from Chapter 7 to Chapter 13 be permitted. The Trustee wants to sell their home which is found to have equity not reflected in an appraisal that Debtors obtained before filing their case.

By order entered December 7, 2006, over the Trustee, objection to the Debtors’ motion to vacate their discharge order and convert to a Chapter 13 case was allowed, and the Trustee’s Motion to Reconvert was denied. This Opinion sets forth the grounds for those rulings.

FINDINGS OF FACT

Apart from a dispute over value of the home which was resolved by evidence *905 hearing, the relevant facts are not in dispute:

With the assistance of counsel, the Debtors filed a petition for Chapter 7 bankruptcy relief on October 14, 2005. Their Schedule D listed secured claims totaling $104,729.53. Total general unsecured claims were listed on Schedule F at $49,160.63.

Included among their assets, and listed accordingly on Schedule A, is real property used as the Debtors’ homestead and commonly known as 8030 S. Woodlawn, Chicago, IL. Based on an appraisal obtained from a real estate brokerage firm pre-bankruptcy and dated October 11, 2005, the Debtors listed “$104,000” as the real estate’s then current market value on Schedule A. The Debtors’ schedules further reflect that the property was secured by a $93,000 mortgage note, thus apparently leaving the Debtors with $11,000 of equity in the property. As allowed under Illinois law applicable when the bankruptcy was filed, 735 ILCS 5/12-901, the Debtors claimed their homestead exemptions then totaling $15,000. Therefore, initially there appeared no possibility that the real estate could be used to satisfy unsecured claims of creditors.

Chapter 7 Trustee Phillip Levey (“Trustee”) was assigned to the Debtors’ case by the United States Trustee for this region. The first meeting of creditors was scheduled to be held on February 1, 2006. Without objection to discharge or other litigation issues being raised by Trustee or other creditors and without any effort being made by the Trustee for several months to sell the home, Debtors were granted a discharge under § 727 of the Bankruptcy Code on April 10, 2006.

At some point prior to June 2006, but apparently after the discharge had entered, the Trustee had the Debtors’ real property appraised for an approximate market value of $225,000 to $235,000. Pursuant to an application filed by the Trustee, an order was entered June 8, 2006 authorizing him to employ a real estate brokerage firm to market the property for sale. Notice of that motion was the first information received by Debtors of Trustee’s contention that their home was worth much more than they had known or believed, since they had relied on the pre-bankruptcy appraisal.

The foregoing sequence of events is quite unusual in Chapter 7 cases because the Chapter 7 Trustees will usually proceed against the homestead real estate of debtors before the discharge issues. The usual response of Chapter 7 debtors who want to keep their home is to seek conversion to a Chapter 13 in an effort to save the home, or they sometimes obtain funds from family or lenders to buy out the trustee’s interest in recovering equity for the creditors. Mr. Levey is among the most diligent of Chapter 7 panel trustees, and his delay in proceeding against the home until the discharge had entered was likely due his heavy work load. Whatever the reason, this circumstance has resulted in a situation where Debtors are now struggling to overcome several hurdles before they can save their home through a Chapter 13 Plan.

They initially thrashed about in efforts to prevent sale of their home or even to permit it to be shown by the Trustee’s broker. Pursuant to a motion filed by the Trustee, an order was entered June 22, 2006 requiring the Debtors to cooperate with the Trustee and his agents in marketing and selling the real estate. The order further even authorized the Trustee to change the locks on the premises in the event the Debtors failed to cooperate. The Debtors continued with some efforts to slow Trustee and the broker’s efforts to sell the property. An additional order was *906 entered October 10, 2006 compelling the Debtors’ particularized cooperation.

On August 20, 2006, a motion to substitute the Debtors’ original counsel with their present counsel was filed and allowed by order entered September 15, 2006. Under the guidance of new counsel, the Debtors tried to use the law to solve the problem. They moved on August 21, 2006, to convert their case from a Chapter 7 case to a Chapter 13 case and to have the Chapter 7 discharge vacated.

On October 5, 2006, an evidence hearing concerning the property’s value was held. After considering evidence presented by the Parties, a ruling was issued from the bench that the subject real estate has a value of $200,000. (Trial Tr., 14, Oct. 27, 2006.) The Trustee obtained evidence that the unpaid balance of the mortgage held against the property was about $89,000 as of October 3, 2006. It thereby became apparent that Debtors’ have significant net equity in their home, in the range of $84,000 ($200,000 less broker’s fee of $12,000, mortgage of $89,000, and homestead exemptions of $15,000).

Following further hearing on the pending motions and remaining issues, a decision was announced from the bench on December 7, 2006, that for reasons to be set forth in this opinion, the Debtors’ discharge would be vacated, their request to convert from Chapter 7 to Chapter 13 would be granted, and Trustee’s motion to reconvert would be denied. However this relief was to be conditioned upon the Debtors compensating the Trustee for services he rendered in trying to market and sell the property. The Trustee was granted leave to submit a fee application based on his efforts to market and sell the property.

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In Re Starling, 359 B.R. 901, 2007 Bankr. LEXIS 67, 2007 WL 96678 (Ill. 2007).

359 B.R. 901 (In Re Starling) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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