In re: Tony L. Phan and Jenny Nguyen

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedFebruary 24, 2014
DocketCC-12-1621-KiTaKu
StatusUnpublished

This text of In re: Tony L. Phan and Jenny Nguyen (In re: Tony L. Phan and Jenny Nguyen) 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: Tony L. Phan and Jenny Nguyen, (bap9 2014).

Opinion

FILED 2/24/2014 SUSAN M. SPRAUL, CLERK 1 U.S. BKCY. APP. PANEL OF THE NINTH CIRCUIT

2 3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. CC-12-1621-KiTaKu 6 ) TONY L. PHAN and JENNY NGUYEN,) Bk. No. 8:12-16820-MW 7 ) Debtors. ) Adv. No. 8:12-1334-MW 8 ) ) 9 TONY L. PHAN; JENNY NGUYEN, ) ) 10 Appellants, ) ) 11 v. ) M E M O R A N D U M1 ) 12 THU NGUYEN; TRUC PHAN, ) ) 13 Appellees. ) ______________________________) 14 Argued and Submitted on September 19, 2013, 15 at Pasadena, California 16 Filed - February 24, 2014 17 Appeal from the United States Bankruptcy Court for the Central District of California 18 Honorable Mark S. Wallace, Bankruptcy Judge, Presiding 19 20 Appearances: David Y. Tang argued for appellants Tony L. Phan and Jenny Nguyen; Justin Sterling of Do Phu & Anh 21 Tuan, APLC, argued for appellees Thu Nguyen and Truc Phan. 22 23 Before: KIRSCHER, TAYLOR and KURTZ, 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. See 9th 28 Cir. BAP Rule 8013-1. 1 Appellants, chapter 7 debtors Tony L. Phan and Jenny Nguyen 2 ("Debtors"), appeal an order from the bankruptcy court granting 3 appellees' motion for summary judgment determining that their debt 4 was excepted from discharge under 11 U.S.C. § 523(a)(2)(A)2 based 5 on issue preclusion. We VACATE and REMAND. 6 I. FACTUAL BACKGROUND AND PROCEDURAL HISTORY 7 A. Prepetition events 8 Appellees, Thu Nguyen and Truc Phan ("Plaintiffs"),3 are 9 related to Debtors. As alleged by Plaintiffs, in or about July 10 2000, the parties agreed to purchase together a residence located 11 in Garden Grove, California ("Residence"). Each couple was to 12 contribute 50% of the down payment and 50% of the costs associated 13 with the purchase. Each couple was to have a 50% ownership 14 interest in the Residence and share equally the benefits and 15 obligations of ownership, including paying 50% of the mortgage 16 payments, utilities, homeowner association fees and property 17 taxes. Title to the Residence was taken in Debtors' names only. 18 Despite Plaintiffs' repeated requests over the years, their names 19 were never put on the title. Defendants assured Plaintiffs that 20 they still held a 50% ownership interest. 21 In July 2007, Plaintiffs sued Debtors in state court over the 22 ownership interest in the Residence ("First Case"). A Lis Pendens 23 24 2 Unless specified otherwise, all chapter and section 25 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532, all “Rule” references are to the Federal Rules of Bankruptcy 26 Procedure, Rules 1001-9037, and all “Civil Rule” references are to the Federal Rules of Civil Procedure. 27 3 Because the adverse parties have the same surnames, for 28 clarity we refer to them as "Debtors" and "Plaintiffs."

-2- 1 was recorded on August 3, 2007, in connection with the lawsuit. 2 On January 28, 2009, the allegations in the First Case were 3 settled in open court ("Settlement Agreement"). The reporter's 4 partial transcript indicates that Debtors agreed Plaintiffs had a 5 50% interest in the Residence and agreed to pay Plaintiffs 50% of 6 the Residence's net worth (appraised net worth less selling costs 7 plus mortgage and prorated property taxes). The payment to 8 Plaintiffs was to be accomplished by either refinancing the 9 Residence or Debtors buying out Plaintiffs' 50% share of the 10 equity in it. At that time, Plaintiffs believed their share of 11 the proceeds to be $76,500.4 12 On May 14, 2010, Plaintiffs filed a First Amended Complaint 13 ("Second Case") in state court, alleging that Debtors had 14 intentionally concealed from them that Debtors had secretly 15 secured a $150,000 line of credit ("HELOC") on the Residence in 16 December 2007 and, during the settlement negotiations that led to 17 the January 28, 2009 Settlement Agreement, had intentionally 18 failed to disclose this second lien. Plaintiffs discovered the 19 existence of the HELOC on or about April 20, 2009.5 According to 20 4 21 This figure is based on the following: 22 Residence fair market value: $ 270,000 Balance of first mortgage: - $ 90,000 23 Broker and other fees (10%): - $ 27,000 Total equity: $ 153,000 ÷ 2 = $76,500 24 5 Plaintiffs also sued Wells Fargo Bank for giving Debtors 25 the HELOC while the Lis Pendens was in existence against the Residence. Plaintiffs and Wells Fargo ultimately settled. 26 According to the parties' stipulated judgment, on April 27, 2009, about one week after Plaintiffs discovered the second lien, the 27 state court granted Plaintiffs' ex-parte application to enforce the Settlement Agreement and ordered that the Residence be sold 28 (continued...)

-3- 1 Plaintiffs, shortly after entering the Settlement Agreement, 2 Debtors stopped making any further mortgage payments, took the 3 remaining proceeds from the HELOC, abandoned the Residence, and 4 made their whereabouts unknown. As a result, the Settlement 5 Agreement could not be effectuated. Plaintiffs claimed to have 6 made all further mortgage and HOA payments since that time. By 7 August 2009, the first lien was in default and foreclosure 8 proceedings were initiated. Plaintiffs eventually cured the 9 arrearages and saved the Residence from foreclosure. The Second 10 Case asserted claims for intentional misrepresentation, negligent 11 misrepresentation, conversion, declaratory judgment, equitable 12 lien, constructive trust and quiet title. 13 Debtors failed to file an answer in the Second Case, and 14 their default was taken. On June 14, 2011, Plaintiffs submitted a 15 request for default judgment seeking $171,812.52 in damages for 16 Debtors' alleged fraud. The breakdown of Plaintiffs' claimed 17 damages was as follows: 18 Plaintiffs' share of proceeds had Residence been sold as ordered: $ 76,500.00 19 Interest @ 8% on proceeds: $ 6,120.00 Mortgage payments made since January 2009: $ 40,389.72 20 HOA fees paid since October 2009: $ 5,347.80 Costs: $ 455.00 21 Attorney's fees: $ 43,000.00 Total Damages: $ 171,812.526 22 23 5 24 (...continued) and that Plaintiffs receive 50% of the net proceeds, exclusive of 25 the $150,000 second lien. 26 6 The attachment to Plaintiffs’ Request for Court Judgment filed with the state court on June 19, 2011, states damages in the 27 amount of $171,357.52, but the correct arithmetic number is $171,812.52, which is closer to the $171,813 figure Plaintiffs 28 state on the cover sheet for their request.

-4- 1 In support of their default judgment request, Plaintiffs offered 2 their declarations, their attorney's declaration, and cancelled 3 checks evidencing all payments made. 4 On July 6, 2011, the state court entered a default judgment 5 against Debtors in the Second Case ("Default Judgment"). Although 6 it did not make any specific factual findings regarding Debtors' 7 fraud, the state court awarded Plaintiffs reduced damages in the 8 amount of $132,584.90: $122,237.52 in general damages ($76,500 + 9 $40,389.72 + $5,347.80); $6,120.00 in interest; $3,772.38 in 10 attorney's fees (as opposed to the $43,000 requested); and $455.00 11 for costs, based on Plaintiffs’ testimony and other evidence. 12 Plaintiffs executed on the Default Judgment by garnishing 13 Debtors' wages. Debtors filed a chapter 7 bankruptcy case on 14 May 31, 2012. 15 B.

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In re: Tony L. Phan and Jenny Nguyen, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-tony-l-phan-and-jenny-nguyen-bap9-2014.