Larry J. Reynolds v. MBRV I, LLC and MBRV II, LLC

Court of Appeals of Texas·Decided March 3, 2022·No. 02-21-00242-CV·Published

Opinion

In the

Court of Appeals Second Appellate District of Texas at Fort Worth

No. 02-21-00242-CV

LARRY J. REYNOLDS, Appellant V.

MBRV I, LLC AND MBRV II, LLC, Appellees

On Appeal from the 48th District Court Tarrant County, Texas

Trial Court No. 048-315357-20

Before Kerr, Birdwell, and Womack, JJ.

Memorandum Opinion by Justice Womack

MEMORANDUM OPINION

I. INTRODUCTION

This dispute concerns the ownership and possession of real property located in Mansfield, Texas (the Property), which was determined by summary judgment to belong to Appellees MBRV I, LLC and MBRV II, LLC (hereinafter collectively MBRV). In this appeal from the granting of MBRV’s traditional motion for summary judgment, Appellant Larry J. Reynolds (Reynolds) complains in one issue that the trial court erred by denying his motion for continuance of the summary judgment hearing. In its cross-issue, MBRV seeks sanctions under Texas Rule of Appellate Procedure 45. We will affirm the trial court’s judgment and deny appellate sanctions.

II. BACKGROUND

On April 24, 2002, Reynolds bought the Property, which was used as a boat-

and-RV-storage facility and included storage buildings and a house/office. He conveyed the Property in May 2017 to Mansfield Boat & RV Storage, LLC (Mansfield), an entity that Reynolds controlled. In late 2017, Pender Capital Asset Based Lending Fund I, LP (Pender) loaned money to Mansfield, with the loan secured by a deed of trust that covered the Property. Reynolds signed the deed of trust on behalf of Mansfield. Mansfield defaulted on the loan in February 2018. Ultimately, Mansfield filed for bankruptcy, the bankruptcy court appointed a trustee for Mansfield, and the bankruptcy court authorized Pender to foreclose on the Property.

Thereafter, the Property was transferred to Pender through a Substitute Trustee’s Deed with Bill of Sale.

In disputes surrounding the ownership and possession of the Property, Reynolds was held in contempt multiple times by the bankruptcy court.1 Due to what the bankruptcy court described as “impermissible payments, including but not limited to, payment of business expenses for non-Debtor entities, payments to lawyers whose retention has not been approved by [the bankruptcy court], and payment of personal expenses, including payments of [Reynolds’s] mortgage loan for his home in Alaska,” Reynolds was ordered to pay money to Mansfield. In subsequent orders, Reynolds was also ordered to pay money to Pender and Mansfield’s Chapter 7 Trustee. He was further ordered not “to act or speak” for Mansfield and not to “hold himself out as a representative or agent of” Mansfield.

After the foreclosure sale, according to Pender’s managing director, Reynolds refused to vacate the Property and again claimed an ownership interest in the house on the Property. Reynolds even signed a quit claim deed conveying the Property from Mansfield to himself. After the bankruptcy court made a finding that “Reynolds had unclean hands and should not be allowed to participate” in a bid on the Property,

1 In his appellate brief, Reynolds asserts that many of the disputes were because Pender “claimed misbehavior” against him “multiple times, the most significant of which was the use of approximately $140,000 of cash collateral belonging to [Mansfield] without permission.” He describes this “procedural error” as a “significant misjudgment.”

Pender purchased any remaining interest that Mansfield possessed in the Property. In a series of transactions in 2019, MBRV obtained title to the Property from Pender and its successor-in-interest.

Thereafter, Reynolds executed two more deeds purporting to convey the Property from Mansfield to himself. The bankruptcy court ultimately signed an order setting aside these deeds, as well as others, finding them “fraudulently executed” by Reynolds. Again, the bankruptcy court ordered that “Reynolds has no authority to act or speak on behalf of [Mansfield] or otherwise hold himself out as a representative or agent of [Mansfield].”

On February 20, 2020, MBRV filed this suit against Reynolds “to establish [its]

ownership of the [P]roperty, to recover damages for Reynolds’[s] trespassing on and refusal to vacate the [P]roperty, and to remove the cloud of title created by Reynolds’[s] improper and fraudulent actions.” Reynolds failed to answer, and a default judgment was entered. The trial court granted Reynolds’s motion for new trial and vacated the default judgment. However, according to MBRV, Reynolds again “did not file an answer, did not assert any affirmative defenses, and did not serve any discovery.”

During the pendency of this suit, in August 2020, a federal district court ordered that a criminal contempt case be opened against Reynolds. Reynolds ultimately pleaded guilty and served time in jail. According to his attorney, Reynolds

was “arrested and detained” the week before Christmas and remained “detained” at the time Reynolds filed his response to the summary judgment motion.

On January 19, 2021, MBRV filed a traditional motion for summary judgment on all of its claims, asserting that (1) Reynolds deeded the Property to Mansfield in May 2017, (2) Mansfield sold its remaining interest in the Property to MBRV’s predecessor, (3) MBRV obtained full title to the Property and is its rightful owner, (4) the bankruptcy court voided Reynolds’s deeds to himself, and (5) Reynolds is trespassing on the Property. On the same day it was filed, the motion for summary judgment was set for hearing on March 3, 2021.

On February 22, 2021, Reynolds filed his motion for continuance of the summary judgment hearing. In the three-page motion, Reynolds acknowledged that the trial court had entered a scheduling order requiring responses to the summary judgment to be filed by February 17, 2021, and replies and objections to responses to be filed by February 24, 2021. However, he asserted that his counsel had “struggled with inclement weather” and was unable to complete his response to the summary judgment motion. The continuance motion claimed that “because Reynolds was detained in federal court for several weeks about two hours outside of the DFW area and thus unable to cooperate with counsel in drafting an answer during that time,” Reynolds was seeking a “two-week continuation of the hearing” or alternatively, leave to file a late response by February 26. In the prayer, Reynolds requested “a continuance of the hearing by submission on [MBRV’s] Motion for Summary

Judgment currently scheduled March 3 to March 17, 2021.” No affidavit accompanied the motion; only a “Declaration of [Reynolds’s attorney]” was on the third page of the motion, wherein it stated that “statements of fact above[-]numbered 1–6 are true and correct.”

MBRV filed a response in opposition to the request for a continuance, noting that “because of the winter weather,” it had offered not to oppose Reynolds’s request to file a late response by February 24. MBRV also pointed out that it had served, in September 2020, a request for disclosure to which Reynolds never responded.

On February 24, 2021, Reynolds filed his response to the motion for summary judgment. In it, he again urged the trial court to deny the motion for summary judgment and to “allow discovery to be had in accordance with Texas Rule of Civil Procedure 166a(g).” The summary judgment response included a declaration by Reynolds’s attorney.

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Larry J. Reynolds v. MBRV I, LLC and MBRV II, LLC, (Tex. Ct. App. 2022).

Larry J. Reynolds v. MBRV I, LLC and MBRV II, LLC (Larry J. Reynolds v. MBRV I, LLC and MBRV II, LLC) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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