In Re Supertrail Manufacturing Co.

436 B.R. 381, 2010 Bankr. LEXIS 1848, 105 A.F.T.R.2d (RIA) 2867, 2010 WL 2342446
CourtUnited States Bankruptcy Court, N.D. Mississippi
DecidedJune 4, 2010
Docket19-10692
StatusPublished

This text of 436 B.R. 381 (In Re Supertrail Manufacturing Co.) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Mississippi primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re Supertrail Manufacturing Co., 436 B.R. 381, 2010 Bankr. LEXIS 1848, 105 A.F.T.R.2d (RIA) 2867, 2010 WL 2342446 (Miss. 2010).

Opinion

OPINION

DAVID W. HOUSTON, III, Bankruptcy Judge.

On consideration before the court is a Motion to Disburse $1.82 Million of Net Sales Proceeds to Pay the Principal Due on the Superpriority Loan (“Motion to Disburse”), filed by Dr. Mustafa Atac (“Atac”); responses to said motion having been filed by the United States of America-Internal Revenue Service, (“IRS”); the Chapter 11 debtor, Supertrail Manufacturing Co., Inc., (“Supertrail”); Homer *382 D. Thompson, III, (“Thompson”); and Cal-Bay International, Inc., (“Cal-Bay”); and the court, having considered the evidence presented and the arguments of counsel, hereby finds as follows, to-wit:

I.

JURISDICTION

The court has jurisdiction of the subject matter of and the parties to this proceeding pursuant to 28 U.S.C. § 1334 and 28 U.S.C. § 157. This is a core contested proceeding as defined in 28 U.S.C. § 157(b)(2)(A), (B), (E), (K), and (0).

II.

FACTUAL BACKGROUND

A. The debtor, Supertrail, is a Mississippi corporation that filed a voluntary petition for bankruptcy relief pursuant to Chapter 11 of the United States Bankruptcy Code. Supertrail formerly owned certain real property located in Palm Beach County, Florida, which was ultimately sold to Lennar/Centex at Bayhill, LLC, through proceedings conducted in this court in April, 2006. A part of the sales proceeds remains under the jurisdiction of this court for distribution to creditors of the Supertrail bankruptcy estate, as well as, potentially to other parties in interest.

B. The claims of Atac against the Su-pertrail bankruptcy estate and, consequently, against the real property sales proceeds originated through the following:

1)Assignment of mortgage from Richard P. Zaretsky, Trustee, to Atac, dated August 7, 1987. This mortgage, which had originally been executed by GAP Estates, Inc., to Zaret-sky, as Trustee, is superior in priority to the mortgage executed by GAP Estates, Inc., to Republic Service Corporation, discussed immediately hereinbelow.
2) Assignment of judgment from Kristol Management and Investment, Inc., to Atac, dated August 12, 1994. This judgment is related to a mortgage originally executed by GAP Estates, Inc., to Republic Service Corporation, which assigned the said mortgage to Sandia Federal Savings Association (“Sandia”). Sandia was placed in receivership and the mortgage was acquired by Resolution Trust Company which also obtained the judgment against GAP Estates, Inc., et al. Resolution Trust Company assigned the judgment and mortgage to Kris-tol Management and Investment, Inc.
3) Pursuant to an Additional and Supplemental Emergency Motion for Authority to Incur Debt and Grant Security Therefor filed by Supertrail, the court entered an order on December 13, 1999, which authorized Atac or his designee to provide financing to Supertrail in the amount of $1,820,000.00. As security for this financing, the order gave Atac or his designee a priming first lien interest over the existing mortgages as to the Phase II property. This particular security interest has been historically referred to as the “superpriority lien.” The superpriority lien has been discussed on numerous occasions. Whether it was ever documented beyond the language appearing in the aforesaid order is unknown to this court.

C.Evidenced by an Order on Motion to Aid in Sale of Property, entered December 23, 2002, the parties agreed that Atac would not alienate his mortgage interests since this could possibly impact adversely the proposed sale of the Palm Beach County, Florida, property. This order was to remain effective through January 14, 2003. *383 Pursuant to a subsequent motion filed by the IRS, a second order, entered February 7, 2003, extended the Order on Motion to Aid in Sale of Property indefinitely. These two orders became known as the anti-alienation or anti-assignment orders.

D. Mrs. Claudia Holliman formerly held claims against Atac by virtue of a Non-Recourse Secured Promissory Note, dated January 14, 2005, and a Non-Recourse Secured Revolving Promissory Note, dated January 14, 2005, both of which were secured by a Security Agreement and Collateral Partial Assignment of Lien, dated August 25, 2005.

E. As determined in prior orders of this court, Holliman did not hold a direct claim against the Supertrail bankruptcy estate.

F. On April 5, 2007, this court entered an order authorizing the distribution of certain of the property sales proceeds that were related to the interest applicable to the Zaretsky mortgage. The order specifically prohibited the distribution of any of the proceeds owed to Atac or his designee related to the superpriority lien which had been authorized pursuant to the order permitting Supertrail to incur the $1,820,000.00 loan from Atac or his desig-nee.

G. On April 25, 2008, the court entered an order setting aside the sum of $2,200,000.00, “with which to pay the claims of Mrs. Holliman, if any, arising out of the assignment” from Atac. The set-aside funds were to be attributable to the proceeds related to the superpriority lien created by the order entered on December 13, 1999. On April 28, 2008, the court entered a separate order regarding Holli-man’s Request for Issuance of Notice of Transfer of Claim, which stated that, “As Dr. Atac’s assignee, Mrs. Holliman is entitled to whatever Dr. Atac would be entitled to recover on the superpriority lien, subject to the specific terms and provisions of the assignment to Mrs. Holliman.”

H. Pursuant to Holliman’s Motion for Partial Disbursement, an agreed order was entered on May 30, 2008, releasing to Hol-liman the sum of $1,006,466.51, representing a portion of the set-aside funds. As set forth in paragraph 32 of this order, the parties specifically reserved several issues for future adjudication.

I. At some point in time, Noreen Griffin Wilson (who is now known as Noreen Griffin, but for purposes of clarity and consistency will be referred to in this Opinion as “Wilson”) and Judy Circo (“Cir-co”) were designated as the trustees of the mortgage trust, replacing Atac. From earlier pleadings and orders, the court has been advised that the mortgage trust has apparent authority over the Zaretsky mortgage, the Sandia mortgage, and one or more of the Grieser Trusts. However, exactly what is owned or controlled by the mortgage trust is unknown to this court. Indeed, the precise ownership interest of Atac, individually, in the Zaretsky and Sandia mortgages, as well as, the superpri-ority lien has never been adjudicated by the court. This is evidenced by the court’s comments in an opinion entered on June 6, 2008, to-wit:

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436 B.R. 381, 2010 Bankr. LEXIS 1848, 105 A.F.T.R.2d (RIA) 2867, 2010 WL 2342446, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-supertrail-manufacturing-co-msnb-2010.