In re: Teresa A. Bryant

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedAugust 3, 2016
DocketCC-16-1009-DKuF
StatusUnpublished

This text of In re: Teresa A. Bryant (In re: Teresa A. Bryant) 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: Teresa A. Bryant, (bap9 2016).

Opinion

FILED AUG 03 2016 1 NOT FOR PUBLICATION 2 SUSAN M. SPRAUL, CLERK U.S. BKCY. APP. PANEL OF THE NINTH CIRCUIT 3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. CC-16-1009-DKuF ) 6 TERESA A. BRYANT, ) Bk. No. 8:10-bk-25064-CB ) 7 Debtor. ) ______________________________) 8 ) TERESA A. BRYANT, ) 9 ) Appellant, ) 10 ) v. ) M E M O R A N D U M1 11 ) ) 12 THE BANK OF NEW YORK MELLON; ) SELECT PORTFOLIO SERVICING, ) 13 INC., ) ) 14 Appellees. ) ______________________________) 15 Argued and Submitted on July 28, 2016 16 at Pasadena, California 17 Filed - August 3, 2016 18 Appeal from the United States Bankruptcy Court for the Central District of California 19 Honorable Catherine E. Bauer, Bankruptcy Judge, Presiding 20 21 Appearances: Fritz J. Firman argued for appellant; Shiva D. Beck of Locke Lord LLP argued for appellees. 22 23 Before: DUNN, KURTZ, and FARIS, Bankruptcy Judges. 24 25 26 1 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 8024-1. 1 This appeal revolves around real property in Hawaii (the 2 “Hawaii Property”). Teresa A. Bryant (the “Debtor”), who owns 3 but does not reside at the Hawaii Property, filed a chapter 132 4 petition in 2010. The Debtor successfully stripped the lien of 5 the second position mortgage holder on the Hawaii Property via an 6 order entered by the bankruptcy court valuing the Hawaii Property 7 at $375,000. In 2013, the Bank of New York Mellon (“BNY 8 Mellon”), the current holder of the first-position mortgage, 9 obtained relief from the automatic stay to foreclose on the 10 Hawaii Property. 11 While contesting BNY Mellon’s judicial foreclosure in 12 Hawaii, the Debtor simultaneously proceeded to deal with the 13 Hawaii Property and BNY Mellon in the bankruptcy case. The 14 Debtor modified her chapter 13 plan to “cram down” the previously 15 determined value of the Hawaii Property to reduce the secured 16 portion of BNY Mellon’s claim. She then moved the court to 17 direct the chapter 13 trustee (the “Trustee”) to pay $375,000 to 18 BNY Mellon. After the court orally granted the motion at a 19 hearing, BNY Mellon reappeared in the bankruptcy case, 20 represented by new counsel, to file an opposition to the 21 Trustee’s notice of intent to file a final report and account to 22 close the case. Sixty-eight days after the first hearing, a 23 second hearing was held, at which BNY Mellon complained that its 24 25 2 Unless otherwise indicated, all chapter and section 26 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532. 27 All “Rule” references are to the Federal Rules of Bankruptcy Procedure. All "Civil Rule" references are to the Federal Rules 28 of Civil Procedure.

2 1 state court counsel in Hawaii had not been apprised of the 2 Debtor’s continued actions in the bankruptcy court. The 3 bankruptcy court concluded for various reasons that the Debtor’s 4 conduct necessitated reversal of the previous decision and 5 entered an order denying the debtor’s motion. 6 The Debtor appeals. We VACATE the bankruptcy court’s order 7 and REMAND for further proceedings. 8 I. FACTUAL AND PROCEDURAL BACKGROUND 9 The Debtor filed her chapter 13 petition on October 22, 10 2010. Her schedule of real property included one entry, the 11 Hawaii Property, which she valued at $558,000. She listed three 12 secured debts in her schedules, each secured by the Hawaii 13 Property: a first mortgage held by Bank of America in the amount 14 of $800,000; a second mortgage, also held by Bank of America, in 15 the amount of $198,771; and a precautionary entry for the City 16 and County of Honolulu for property taxes, with a debt amount of 17 $0. The Debtor’s chapter 13 plan, which was confirmed on 18 February 7, 2011, required the Debtor to make monthly payments of 19 $2,380 directly to Bank of America for the first mortgage.3 The 20 plan also provided that the Debtor would file a motion to avoid 21 22 3 Though the excerpts of record provided by the Debtor on 23 appeal are extensive, the procedural complexity of the underlying case makes it necessary for us to consider other documents, 24 including the chapter 13 plan, which were filed with the 25 bankruptcy court but not included in the appellate record. Hence, we exercise our discretion to take judicial notice of such 26 documents. See O’Rourke v. Seaboard Sur. Co. (In re E.R. Fegert, 27 Inc.), 887 F.2d 955, 957-58 (9th Cir. 1988); Atwood v. Chase Manhattan Mortg. Co. (In re Atwood), 293 B.R. 227, 233 n.9 (9th 28 Cir. BAP 2003).

3 1 the second mortgage. The mandatory form of the plan further 2 provided that property of the bankruptcy estate would not revest 3 in the Debtor until discharge was entered, or until the case was 4 closed without discharge. 5 As provided in the plan, in August 2012, the Debtor filed a 6 motion to determine the value of the Hawaii Property and to avoid 7 the second-position lien of Bank of America (the “Valuation 8 Motion”). The Valuation Motion was served by certified mail on 9 the CEO of Bank of America, as both first and second mortgage 10 holder, and on BAC Home Loans Servicing, LP, its servicer. In 11 the body of the Valuation Motion, the Debtor explained that 12 “[t]he only issue is whether there is sufficient value in the 13 [Hawaii] Property to secure the BAC Home Loans Servicing, LP 14 lien.” To answer this question, the Debtor attached the 15 declaration of a real estate appraiser estimating that the fair 16 market value of the Hawaii Property was $375,000, significantly 17 less than the value the Debtor had stated on her schedules, and 18 far less than the amount owed on the first mortgage. No 19 opposition was filed. After a hearing, the bankruptcy court 20 entered an order on October 1, 2012, captioned “Order on Debtor’s 21 Motion to Value Real Property for the Purposes of Plan Treatment 22 and to Extinguish Lien of BAC Home Loans Servicing, LP Not on 23 Debtor’s Residence” (the “Valuation Order”).4 The Valuation 24 4 25 Before the Valuation Motion, the Debtor filed a substantially similar motion which referred to the Hawaii 26 Property as her “principal residence.” That motion was withdrawn 27 after a hearing, and the Valuation Motion was filed in its place. According to the Debtor, the bankruptcy court insisted that the 28 (continued...)

4 1 Order was served by certified mail on Bank of America and BAC 2 Home Loans Servicing, LP. In addition to avoiding the second- 3 position lien, the Valuation Order provided: “As of October 22, 4 2010 [i.e., the petition date] and at all times since October 22, 5 2010, the [Hawaii Property] is valued at no more than $375,000 6 based on adequate evidence.” 7 In August 2013, BNY Mellon appeared in the case for the 8 first time to move for relief from the automatic stay. BNY 9 Mellon indicated that it was the assignee of the holder of the 10 first-position mortgage5 on the Hawaii Property and that the 11 Debtor had failed to make postpetition mortgage payments as 12 required by the confirmed plan. Over the Debtor’s various 13 evidentiary and other objections, relief from the automatic stay 14 was granted by court order (“Relief from Stay Order”) on 15 September 19, 2013, permitting BNY Mellon to pursue its 16 foreclosure remedies in state court. In January 2014, BNY Mellon 17 commenced judicial foreclosure proceedings in Hawaii.

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