Leonard v. First Commercial Mortgage Co. (In Re Circuit Alliance, Inc.)

228 B.R. 225, 1998 Bankr. LEXIS 1800, 33 Bankr. Ct. Dec. (CRR) 800
CourtUnited States Bankruptcy Court, D. Minnesota
DecidedDecember 24, 1998
Docket19-40014
StatusPublished
Cited by29 cases

This text of 228 B.R. 225 (Leonard v. First Commercial Mortgage Co. (In Re Circuit Alliance, Inc.)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, D. Minnesota primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Leonard v. First Commercial Mortgage Co. (In Re Circuit Alliance, Inc.), 228 B.R. 225, 1998 Bankr. LEXIS 1800, 33 Bankr. Ct. Dec. (CRR) 800 (Minn. 1998).

Opinion

ORDER ON CROSS-MOTIONS FOR SUMMARY JUDGMENT

GREGORY F. KISHEL, Bankruptcy Judge.

This adversary proceeding came on before the Court on the parties’ cross-motions for summary judgment. The Plaintiff appeared personally, on behalf of the Debtor’s bankruptcy estate. The Defendant appeared by its attorney, Gregory J. Wald (Owen H. Prague, on the brief). Upon the moving and responsive documents and the arguments of counsel, the Court makes the following order.

IDENTITY OF PARTIES AND NATURE OF ADVERSARY PROCEEDING

The Debtor was a company based in Minneapolis, Minnesota that manufactured circuit boards for computers. It filed for relief under Chapter 11 on January 28, 1996. The case was converted to one under Chapter 7 on March 11, 1997. The Plaintiff is the Trustee of the Debtor’s bankruptcy estate.

The Defendant is a home mortgage lender based in Little Rock, Arkansas. Between late February and early May, 1995, the Defendant received payment of a total of $3,359.80, and applied it to the residential mortgage loan account of one of its borrowers. The funds to make these payments originated from the Debtor’s corporate revenues, and were initially drawn off the Debt- or’s business checking account.

Alleging that the payment of the funds was a fraudulent transfer within the meaning of 11 U.S.C. § 548(a)(2), the Plaintiff commenced this adversary proceeding. He seeks to avoid the transfer effected by the payments. The Plaintiff alleges that the Defendant was an “initial transferee” of the funds within the contemplation of 11 U.S.C. § 550(a)(1), and that therefore he may recover the transfer from the Defendant. To effectuate the avoidance, he seeks a money judgment against the Defendant.

The Defendant answered the Plaintiffs complaint. It denies most of the Plaintiffs fact allegations, raises several general equitable defenses, and specifically pleads that it was a good faith transferee within the scope of 11 U.S.C. § 550(b).

MOTIONS AT BAR

The Plaintiff filed his motion for summary judgment first. He notes that the basic aspects of the transfers at issue are undisputed, and he brings forth evidence of the Debt- or’s financial condition at the time of the transfers. These points, he argues, make out his prima facie case for avoidance under the governing law. Then he argues that the Defendant must be characterized as the “initial transferee” of the transfers as a matter of law, and hence is liable to the estate under § 550(a)(1).

In its responsive motion, the Defendant points to various statements in deposition testimony and affidavits in the record, and notes that they are uncontroverted. These points, the Defendant argues, establish that it was no more than a mediate or immediate transferee that took the transfers unwittingly and without knowledge of their possible void-ability. Thus, the Defendant argues, it is entitled to summary judgment on its affirmative defense.

UNDISPUTED FACTS:

THE TRANSFERS

The basic transactional facts, and some going to the affirmative defense, are uncon-troverted. Other facts require some analysis *229 and discussion for their status to be ascertained. The former are as follows:

1. Before the Debtor’s bankruptcy filing, one Christopher Casey was its managing agent. Michael Hullermann was an employee of the Debtor at the same time.
2. In early 1995, Casey and Hullermann entered a written contract, entitled “Lease Option and Purchase Agreement,” under which Casey was to purchase Hullermann’s house.
3. At the time, the Defendant held a mortgage against Hullermann’s house, to secure a debt from Hullermann and another individual. The regular monthly payment obligation on this debt was $807.64, subject to a late payment penalty of $32.31.
4. On January 26, 1995, Hullermann filed for bankruptcy relief under Chapter 7 in this Court. Tem Meleher, Esq. was his counsel of record for the case.
5. Casey apparently took possession of Hullermann’s house at some point in early 1995. Under the terms of the Lease Option and Purchase Agreement, he was then to make monthly mortgage payments to the Defendant as due, until he and Hullermann closed on the sale.
6. Casey failed to make payments to the Defendant for several months after Huller-mann’s bankruptcy filing.
7. Representing the Defendant, Owen Prague, Esq. wrote to Meleher to demand that Hullermann cure his default in payment, and to request that he reaffirm the debt secured by the mortgage.
8. By that point, Hullermann had moved to Wisconsin. To ensure that Casey followed through on his payment obligations pending the closing of the sale, Hullermann instructed Meleher to receive payment for the mortgage obligation from Casey, to deposit it in her law firm’s trust account, and to forward payment to the Defendant via checks drawn on the trust account.
9. Between late February and early May, 1995, Casey caused to have four checks drawn on the Debtor’s corporate business account, each in the amount of $839.95 and each payable to Meleher, and forwarded them to her.
10. Meleher deposited each such check in her firm’s trust account. Via checks drawn on the trust account, Meleher paid a total of $3,359.80 to the Defendant on Hullermann’s mortgage loan account. 1
11. The Defendant negotiated all of the checks from Melcher’s trust account; they were honored to the extent of $3,359.80.
12. In receiving the Debtor’s checks from Casey, depositing them, and issuing checks to the Defendant, Meleher was acting as counsel to Hullermann and following the instructions of her client. Had he instructed her to direct payment elsewhere, she could and would have done so. She could not have acted contrary to his instructions without violating her legal and ethical duty to him.
13. Throughout this time, no employee or agent of the Defendant was aware of the existence of the Lease Option and Purchase Agreement or its terms, or of any agreement between Casey and Hullermann at all. Nor was any such person aware that the funds from which the four monthly payments were made had originally come out of the Debtor’s business account.

DISCUSSION

I. Standards for Summary Judgment

Both parties have moved for summary judgment, the Plaintiff on his main claim and the Defendant on its affirmative defense. The governing rule is Fed. R. Bankr. P. 7056. 2

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Bluebook (online)
228 B.R. 225, 1998 Bankr. LEXIS 1800, 33 Bankr. Ct. Dec. (CRR) 800, Counsel Stack Legal Research, https://law.counselstack.com/opinion/leonard-v-first-commercial-mortgage-co-in-re-circuit-alliance-inc-mnb-1998.