Lucero v. Montes (In Re Montes)

177 B.R. 325, 1994 Bankr. LEXIS 2229, 1994 WL 749479
CourtUnited States Bankruptcy Court, C.D. California
DecidedJuly 7, 1994
DocketBankruptcy No. LA 93-33701 AG. Adv. No. LA 93-03853 AG
StatusPublished
Cited by8 cases

This text of 177 B.R. 325 (Lucero v. Montes (In Re Montes)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, C.D. California primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Lucero v. Montes (In Re Montes), 177 B.R. 325, 1994 Bankr. LEXIS 2229, 1994 WL 749479 (Cal. 1994).

Opinion

MEMORANDUM OF DECISION

ARTHUR M. GREENWALD, Bankruptcy Judge.

NATURE OF PROCEEDINGS

The Debtors and Defendants, Thomas Garcia Montes and Margaret Lourdes Montes (Debtors), filed a joint voluntary Chapter 7 petition for relief on July 2, 1993. Pursuant to 11 U.S.C. § 341(a), the first meeting of creditors was held on August 4, 1993.

Mary Lucero (Mrs. Lucero) commenced the instant adversary proceeding on October 4, 1993 by filing a complaint against Debtors alleging that certain pre-petition debts were non-dischargeable under 11 U.S.C. § 523(a)(2)(A), (a)(4) and (a)(6). More specifically, Mrs. Lucero alleges that her home was refinanced rather than purchased by the Debtors, that Debtors held the property in trust for her benefit, and that Debtors breached that trust when they sold the property and kept the proceeds. Mrs. Lucero has requested compensatory and punitive damages. Debtors filed their answer to the complaint on November 5, 1993 asserting laches and the statute of limitations as affirmative defenses. Debtors have requested that Mrs. Lucero take nothing by her complaint.

Debtors received their discharge on February 23, 1994. While the Chapter 7 proceeding was in progress, Debtors filed a joint voluntary Chapter 13 petition for relief on March 23, 1994. A non-jury trial was held by this court regarding the instant adversary proceeding on May 2, 1994 and thereafter submitted.

On June 2, 1994, the Clerk of the Court inadvertently issued an order closing the Chapter 7 case. In the interests of justice, the court vacated that order, permitting it to render the instant decision in this adversary action.

The court, having considered the record before it, including the testimony and documents received in evidence, the various mem-oranda and briefs filed by the parties, and the statements and arguments of counsel, files this Memorandum of Decision, which, pursuant to Rule 7052(a), Fed.R.Bankr.P. and Rule 52(a), Fed.R.Civ.P., shall constitute this court’s Findings of Fact and Conclusions of Law.

JURISDICTION AND VENUE

This court has jurisdiction over this adversary proceeding to determine non-discharge-ability pursuant to 28 U.S.C. § 157(b)(2)(I).

Venue lies within the Central District of California pursuant to 28 U.S.C. § 1409(a), as the Debtors filed their Chapter 7 petition in the Central District of California.

STATEMENT OF FACTS

Mrs. Lucero is in her late 70’s. She is the mother of defendant Margaret Montes and the mother-in-law of defendant Thomas Montes. She is also the mother of Carol Lucero, Freída Lucero, Peggy Lucero, Dan *328 ny Lucero, Tony Lucero and Joe S. Lucero, Jr.

Mrs. Lucero and her husband, Joseph A. Lucero, acquired title to real property commonly known as 6707 Keltonview Drive, Pico Rivera, California (Property) in January, 1965. She and her husband lived together at the property until Mr. Lucero’s death in December, 1985. Mrs. Lucero continued to reside at the property from the time of Mr. Lucero’s death until the property was sold in March, 1991. Her daughters Carol Lucero, Freida Lucero and Peggy Lucero also resided at the property from December, 1985 until March 1991.

Prior to 1985, Mrs. Lucero and her husband encumbered the property. After experiencing financial difficulties, Mrs. Lucero and her husband defaulted on the obligations secured by certain deeds of trust against the property. Consequently, the loan obligation went into foreclosure and the property was in danger of being lost in December of 1985. Joseph Lucero became ill during this period and died on December 30, 1985.

In the midst of the impending foreclosure, the death of Mr. Lucero, and the financial difficulties of Mrs. Lucero, the Debtors agreed to purchase the property from Mrs. Lucero. Debtors were the only family members with a sufficient credit rating to acquire a loan on the property. The Debtors further acknowledged that Mrs. Lucero and other family members then living at the property could continue to live at the property. Mrs. Lucero and/or the other family members living at the property were to pay the new mortgage payments, pay the taxes and maintain the home.

In order to facilitate the purchase transaction, it was agreed that Debtors and Carol Lucero would take title to the property as purchasers and apply for a new loan. Carol Lucero was placed on the title and the loan agreement so that Debtors could obtain a lower interest rate and lower down payment.

Escrow was opened in December, 1985. In February, 1986, Mrs. Lucero deeded title to Debtors and Carol Lucero, all as joint tenants. Debtors and Carol Lucero obtained a new loan. The existing loan obligation of approximately $68,000 was paid off.

Over the succeeding years, Mrs. Lucero and/or the other family members living at the property had difficulty maintaining the mortgage payments. Mrs. Lucero and her son, Danny Lucero, contracted with a real estate broker to list the property on the market for sale. Debtors voided the listing agreement, found another real estate agent, and contracted to sell the property.

Carol Lucero quitclaim deeded the property to Debtors in July or August, 1990 for no consideration. Subsequently, on March 6, 1991, the property was sold for a purchase price of $148,000. After the sale, Mrs. Luce-ro and other family members were no longer permitted to reside at the property.

Proceeds from the sale of the property totaled $75,882.79. Debtors offered to give Mrs. Lucero and other family members $28,-000 from the proceeds of sale to help relocate. Joe Lucero, Jr., acting on behalf of his mother and other family members, refused the $28,000 payment. There were no discussions or agreements between Mrs. Lucero and Debtors as to what would happen if the property were sold or any disposition of sale proceeds. Debtors retained the entire sum of $75,882.79 from the March 6, 1991 sale.

DECISION

Violation Of 11 U.S.C. § 362(a)

The operation of the automatic stay in Debtors’ Chapter 13 proceeding does not preclude this court from adjudicating the instant adversary proceeding, notwithstanding that Mrs. Lucero has not requested relief from stay in the Chapter 13 proceeding.

Nonr-Dischargeability Pursuant To 11 U.S.C. § 523(a)(2)(A)

Mrs. Lucero has failed to establish false pretenses, a false representation, or actual fraud under § 523(a)(2)(A) by a preponderance of the evidence.

Non-Dischargeability Pursuant To 11 U.S.C. § 523(a)(4)

Mrs.

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Bluebook (online)
177 B.R. 325, 1994 Bankr. LEXIS 2229, 1994 WL 749479, Counsel Stack Legal Research, https://law.counselstack.com/opinion/lucero-v-montes-in-re-montes-cacb-1994.