Jacobs v. Ballard (In Re Ballard)

26 B.R. 981, 1983 Bankr. LEXIS 6852
CourtUnited States Bankruptcy Court, D. Connecticut
DecidedFebruary 7, 1983
Docket19-20164
StatusPublished
Cited by22 cases

This text of 26 B.R. 981 (Jacobs v. Ballard (In Re Ballard)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, D. Connecticut primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Jacobs v. Ballard (In Re Ballard), 26 B.R. 981, 1983 Bankr. LEXIS 6852 (Conn. 1983).

Opinion

MEMORANDUM AND DECISION

ALAN H.W. SHIFF, Bankruptcy Judge.

The plaintiffs in both of the above-captioned adversary proceedings, which were tried together, seek exceptions to the debt- or’s discharge based on various allegations of fraud involving the debtor’s home construction business.

I.

BACKGROUND

On February 13,1980, Timothy J. Ballard (debtor) filed a voluntary petition under Chapter 7 of the Bankruptcy Code and scheduled Wayne W. and Linda M. Upright (Uprights) as well as Robert and Arleen Jacobs (Jacobses) as unsecured creditors. The Jacobses seek to except their debt pursuant to 11 U.S.C. § 523(a)(2)(A) and (a)(4). The Uprights seek to except their debt pursuant to 11 U.S.C. § 523(a)(2)(A).

After considering the evidence adduced, the credibility of the witnesses and the applicable law, I conclude, for the reasons set forth below, that a debt owed to the Jacobs-es in the amount of $5,000.00 is nondis-chargeable and that a debt owed to the Uprights in the amount of $12,500.00 is nondischargeable.

A.

Jacobs

During all relevant periods, the debtor was engaged in the general construction business. In the course of that business, the debtor customarily began the construction of a residence on a “speculation” basis and then locate a buyer for the property, after which construction was completed under an agreement between the parties.

During August, 1979, the Jacobses entered into a formal binder agreement to purchase one of the debtor’s properties. At that time, the Jacobses paid $1,500 to a real estate broker pursuant to the binder agreement. At a date undetermined by the evidence, the $1,500 was transferred to the debtor by the real estate broker.

During September, 1979, the Jacobses and the debtor formally entered into a contract whereby the Jacobses would purchase a fully completed residence on the property. At that time, the residence was fifty to sixty-five percent completed. The contract provided that the Jacobses make an additional deposit of $13,500.00 upon the signing of the agreement with the balance of $135,-000.00 to be paid upon the delivery of the deed to the property. On September 13, 1979, the Jacobses paid the debtor $13,-500.00.

Thereafter, the debtor requested the Ja-cobses to make an advance payment on the basis that he needed additional money to make certain that various work on their home could be started immediately. On September 15, 1979, in reliance upon that representation, the Jacobses paid the debtor an additional $5,000.00 in cash.

*983 It was undisputed that the residence was never completed by the debtor. There was contradictory testimony, however, as to how much work was done after September 15, 1979. Dr. Jacobs testified that virtually no work was done, and in support of that claim, the Jacobses offered two receipts which tend to show that the work promised to be done by the debtor was in fact done by others at the Jacobses request. The debtor, on the other hand, testified that the job was almost completed when he stopped work. Other than his uncorroborated testimony, there was no evidence that there was any significant work under the contract after September 15, 1979. In that regard, the debtor testified that he placed the $13,-500.00 deposit into a general account and paid cash to subcontractors. The progress of those funds, however, cannot be traced from the documentary evidence or the debt- or’s testimony.

B.

Upright

The fraud claimed by the Uprights also occurred in connection with the debtor’s construction business. Like the Jacobses, Linda Upright entered into a contract with the debtor.

On October 12, 1979, at the time of the closing, the debtor presented the Uprights with an “Owners Affidavit” and an “Affidavit As To Mechanics’ Liens,” both of which were signed and sworn to by the debtor. The first affidavit provided in relevant part:

“This Affidavit is made for the purpose of inducing LINDA M. UPRIGHT and WAYNE N. UPRIGHT to purchase said premises and to induce First American Title Insurance Company to issue its policy or policies of title insurance, among other things insuring against unrecorded or inchoate mechanics liens, well knowing that they will do so only in complete reliance upon the truth and accuracy of the statements contained herein.”

Similarly, the second affidavit provided:

“2. That he [the debtor] is this day transferring title to said premises to Wayne N. Upright and Linda M. Upright, both of the Town of New Fairfield.
3. That he [the debtor] certifies that all persons and corporations that have rendered any services or furnished any materials in connection with the construction and erection of the buildings located on the above lot have signed waivers of mechanics’ liens and that there are no other suppliers or materials or persons or corporations who have furnished labor on this job who are entitled to any rights or lien whatsoever.”

There is no serious dispute that the above representations regarding claims of mechanic lienors were false, that the Uprights relied on the false representations, and that mechanics’ liens were placed on the property by Stevenson Lumber Co., Inc. a/k/a Stelco, Inc. (Stelco) securing a debt in excess of $16,000.00 and by Builder’s Carpet, Inc. (BCI) securing a debt of $1,500.00. The Uprights settled the Stelco claim for $11,-000.00. The BCI claim remains unresolved. The real controversy here centers on the question of the debtor’s knowledge of the misrepresentation at the time he presented the false affidavits.

Prior to the alleged fraud, the debtor’s financial affairs and records were in disarray. On or about October 1, 1979, the debtor made a check payable to Stelco in the amount of $16,516.47, which, shortly thereafter but prior to the closing, was returned for insufficient funds. Stelco advised the debtor of this fact. Thus, within approximately one week of the closing, the debtor knew of an outstanding obligation to Stelco. He also knew that at that time, he had insufficient funds in his checking account to cover the Stelco debt. The debt- or testified, however, that a representative of Stelco, named “Scott,” met with him prior to the closing and instructed him to post-date the check and redeposit it, but the testimony of Scott directly contradicted the debtor. The debtor further testified that he expected proceeds from the closing as well as other proceeds to cover the check, *984 which was allegedly post-dated to October 12, 1979, but he did not recall any funds being placed in the account prior to the closing, and there is no documentary evidence of any such deposit. Moreover, although the debtor was paid by his attorney, who acted as disbursing agent, no money was ever paid to Stelco.

There was little evidence as to the debt- or’s knowledge of BCI’s claim. The debtor merely testified that he did not think BCI had done any work prior to the closing. Mr.

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Cite This Page — Counsel Stack

Bluebook (online)
26 B.R. 981, 1983 Bankr. LEXIS 6852, Counsel Stack Legal Research, https://law.counselstack.com/opinion/jacobs-v-ballard-in-re-ballard-ctb-1983.