In re: William Roger Utnehmer and Marie Claire Utnehmer

499 B.R. 705
CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedOctober 10, 2013
DocketBAP NC-12-1362-PaDJu; Bankruptcy. 11-12159; Adversary. 11-01239
StatusPublished
Cited by5 cases

This text of 499 B.R. 705 (In re: William Roger Utnehmer and Marie Claire Utnehmer) 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: William Roger Utnehmer and Marie Claire Utnehmer, 499 B.R. 705 (bap9 2013).

Opinion

*708 PAPPAS, Bankruptcy Judge.

Chapter 7 1 debtors William Roger Ut-nehmer (“William”) 2 and Marie Claire Ut-nehmer (“Marie” and together, “Debtors”) appeal pro se 3 the judgment of the bankruptcy court awarding creditors Patrick (“Patrick”) and Mary Crull (together, “Crulls”) $100,000 plus interest, and determining that the judgment debt is excepted from discharge under § 523(a)(4). We REVERSE.

FACTS

John Kwan (“John”) and William did business as CW Development Partners (“CWDP”), a general partnership involved in real estate development in California. In February 2005, CWDP purchased a property in Venice, California (the “Property”) for $1,250,000, which the partners intended to develop as a “spec house” by tearing down the existing structure and building a new luxury residence for resale. Title to the Property was taken in Debtors’ individual names because John’s credit was not as good as theirs. However, both William and John always considered the Property to be owned by CWDP.

Crulls were long-term acquaintances of John. Sometime in 2005, John offered Crulls “an opportunity to get in on this particular project.” Trial Tr. 69:16-17, June 12, 2012. In June 2005, there was a telephone conversation between William and Patrick. The record is unclear as to who initiated the call and the specifics of the conversation. After the conversation, William sent Crulls a packet of documents, including the following:

1. A transmission letter addressed to Mary 4 Crull, indicating that a “cover letter, loan agreement/note and the private offering was attached.”
2. A cover letter from William to Crulls. The letter contained the following statement: “Until the formal operating agreement is drafted and executed pursuant to the terms of the Private Offering, John and I will be executing promissory notes with you for the amount of your equity contribution.”
3. A “Loan Agreement” proposing a $100,000 loan from Crulls to CWDP, including the following material terms:
(A) The loan was to be for a term of not more than twelve months. The interest rate was twelve percent per annum, payable monthly. The entire balance of principal and interest was due upon sale of the property, or at the end of the twelfth month, whichever was sooner. The loan could be paid off at any time without any penalty for prepayment.
(B) The loan was to be secured by a trust deed on the Property.
(C) The loan proceeds were to be used by CWDP at their sole discretion.
(D) CWDP would procure liability, property and worker’s compensation insurance as required, and *709 name Lender [Crulls] as loss payee for an amount equal to the loan.
(E) The Parties agreed that $50,000 of the initial $100,000 loan was intended to be superseded by execution of a formal operating agreement which would recharacterize this $50,000 of the lenders’ interest as an investors’ equity interest in a limited liability company to be formed, with a 10% annual preferred return, and 35% participation in profits on a prorated basis. The documents for formation of the limited liability company, and the operating agreement, were supposedly being drafted.
3. A promissory note (“Note”) to be executed by William and John consistent with the Loan Agreement. However, the Note makes no reference to the Loan Agreement’s provision for recharacterizing $50,000 of the money to be loaned as an equity interest at some later time.
4. A twelve-page “Private Offering,” describing the Property and the investment opportunity.

On or about June 15, 2005, Crulls wire-transferred $100,000 to the CWDP Partnership Account at Bank of America. On June 15, 2005, William signed the Note evidencing the loan from Crulls.

William and John expected, and had informed Crulls of their intention, to complete the Property project within ten months. However, significant delays were experienced resulting from design changes. Over the next two years, Debtors obtained several additional loans to finance the construction project, which loans were secured, at least in part, by the Property. 5 Patrick testified at trial that Crulls were never informed about these refinancings of the Property. Trial Tr. 71:13 (“We had no idea there was refinanc-ings at all.”). This is not disputed by Debtors.

The check ledger for the Property project reflects that $25,175.00 in interest payments were paid to Crulls from mid-2006 to mid-2008. Although the Loan Agreement "with Crulls by its terms ended on June 15, 2007, the principal balance was not repaid.

By early 2008, the Property project had been completed. Crulls retained counsel to attempt to enforce their rights. On April 7, 2008, their attorney sent a letter to Debtors, confirming the parties’ intention “to modify the [Loan] agreement.” Those revisions provided that Debtors would pay Crulls $50,000 by April 28, 2008, plus $2,000 per month until the remaining balance due on the Note of $50,000 had been repaid. Notably, the modified terms of the parties’ agreement included the following:

When the Property sells, the remaining $50,000 principal sum of the Note shall be re-characterized as an investor’s equity interest in the Property and the Crulls shall be paid first, their initial $50,000 equity, second 10% preferred re *710 turn thereon, third their pro rata 35% share of the net sales proceeds.

William signed the modification, consenting to the revision of the Loan Agreement on April 8, 2008. Debtors made only one $4,000 payment on the obligations created in the revisions to the Loan Agreement.

In June 2008, the Property was sold for $3,725,000. All creditors on the Property project were paid in full from the proceeds, but no payment was made to Crulls. Crulls asserted that William informed them that he was unable to pay the debt from the proceeds of sale.

On September 30, 2009, Crulls filed a complaint against William in Los Angeles Superior Court, to collect the balance due on the Note. Crull v. Utnehmer, Case no. SC105077. When William did not respond, a default judgment was entered in favor of Crulls against him on June 28, 2010, in the amount of $213,645.17.

Debtors filed a chapter 7 bankruptcy petition on June 6, 2011. On their Schedule F and Statement of Financial Affairs, they listed a contingent, unliquidated, disputed debt owed to Crulls for $220,259.43 for the default judgment.

Crulls filed an adversary complaint against Debtors on September 12, 2011.

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Related

Board of Trustees v. Quinones (In re Quinones)
537 B.R. 942 (N.D. California, 2015)
Mele v. Mele (In Re Mele)
501 B.R. 357 (Ninth Circuit, 2013)

Cite This Page — Counsel Stack

Bluebook (online)
499 B.R. 705, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-william-roger-utnehmer-and-marie-claire-utnehmer-bap9-2013.