Mack Industries, LTD

CourtUnited States Bankruptcy Court, N.D. Illinois
DecidedJanuary 19, 2021
Docket17-09308
StatusUnknown

This text of Mack Industries, LTD (Mack Industries, LTD) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Mack Industries, LTD, (Ill. 2021).

Opinion

UNITED STATES BANKRUPTCY COURT NORTHERN DISTRICT OF ILLINOIS EASTERN DIVISION In re: ) Chapter 7 ) Mack Industries, Ltd., et al., ) ) No. 17 B 09308 ) Debtor. ) ____________________________________) ) Ronald R. Peterson, as chapter 7 trustee, ) ) Plaintiff, ) ) v. ) No. 19 A 00254 ) Timothy Urquhart, Russet Way Country ) Club Hills, LLC, and 154th South Holland, ) LLC. ) ) Defendants. ) Judge Carol A. Doyle Memorandum Opinion Ronald Peterson filed this adversary proceeding as the chapter 7 trustee of two debtors, Mack Industries Ltd. (“Mack”) and Oak Park Avenue Realty, Ltd. (“Oak Park”), against Timothy Urquhart and Russet Way Country Club Hills, LLC (“Russet Way”). He sought to recover alleged preferential and fraudulent transfers made by the two debtors to Urquhart and Russet Way. The trustee then filed an amended complaint. Among other things, it added 154th Street South Holland, LLC (“South Holland”) as a defendant and sought to recover completely different transfers. South Holland moved to dismiss the amended complaint against it on the 1 basis that it was filed after the statute of limitations expired and it does not relate back to the filing of the original complaint. The motion will be granted.

I. Background

After the trustee filed his original complaint against Urquhart and Russet Way, the court granted a motion to dismiss a similar adversary proceeding in Peterson v. McClean (In re Mack Industries, Ltd.), No. 19-ap-00433, 2019 Bankr. LEXIS 3603 (Bankr. N.D. Ill. Nov. 20, 2019). The original complaint in this case was very similar to the complaint in McClean. It alleged virtually nothing about the two defendants or their relationship with the debtors or any related entities. The trustee attached an Exhibit 1 that listed nine transfers over a four month period in 2017 totaling $13,482 that he sought to avoid but it failed to identify even the transferor or the transferee of the transfers. The defendants moved to dismiss. After the McClean opinion was issued, the trustee consented to dismissal and he was granted leave to amend. In February 2020,

the trustee filed an amended complaint. It eliminated Oak Park as a debtor on whose behalf the trustee filed the case, added South Holland as a defendant, consolidated the fraudulent transfer claims into two counts, eliminated the preference claim, eliminated all the transfers in the original Exhibit 1, and added 42 completely different transfers to Exhibit 1. According to the amended complaint, Timothy Urquhart is an individual who purchased two properties from Mack Investments I, LLC, an entity related to Mack. Urquhart then created Russet Way and South Holland to each hold title to one property. He then entered into an agreement with Mack Property Group Ltd. (“Property Group”), another affiliate of the debtors,

to manage the two properties. Property Group dissolved at the end of 2012, Oak Park was 2 created at the beginning of 2013, and Oak Park took over the management contracts with Urquhart for the two properties. The transfers at issue were made to Urquhart individually in connection with the management agreements. Amended Complaint ¶¶ 10 - 24, Exhibit 1. The original complaint sought to recover nine transfers made between January 31, 2017 and May 31,

20171 totaling $13,482. The amended complaint seeks to recover 42 different transfers made to Urquhart between November 20, 2013 and January 13, 2017 totaling $67,659. Regarding the two LLCs, the amended complaint states only that the transfers were made to Urquhart (individually) “while Urquhart and his holding companies benefitted from each transfer.” Exhibit 1 provides some information about each of the 42 new transfers the trustee seeks to recover, including who made the transfer (Mack), who received the transfer (Urquhart), the amount, the date, and a column headed “why” that identifies either Russet Way or South Holland. South Holland moved to dismiss the amended complaint against it. It contends that the

new claims against it are barred by the two-year statute of limitations in 11 U.S.C. § 546(a) and that the amended complaint does not relate back to the date of filing of the original complaint under Rule 15(c) of the Federal Rules of Civil Procedure (applicable to this adversary proceeding via Rule 7015 of the Federal Rules of Bankruptcy Procedure). The trustee concedes that the amended complaint was filed after the statute of limitations expired. He contends, however, that the amended complaint relates back to the filing of the original complaint so it is not barred by the statute of limitations.

1These months were in the 90-day preference period for Mack or Oak Park, whose petitions were filed on March 24, 2017 and May 31, 2017, respectively. 3 II. Relation back Rule 15(c)(1) governs relation back of amended pleadings. Under Rule 15(c)(1)(C), an amended complaint that adds a new party relates back to the original complaint if three requirements are met: (1) Rule 15(c)(1)(B) is satisfied, and, during the period provided by Rule

4(m) for serving the summons and complaint: (2) the new party “received such notice of the action that it will not be prejudiced in defending on the merits,” and (3) the new party “knew or should have known that the action would have been brought against it, but for a mistake concerning the property party’s identity.” Fed. Rule Civ. P. 15(c)(1)(C); Design Basics, LLC v. MC Home Builders, LLC, No. 16-cv-0429, 2017 WL 5197495, *2 ( E.D. Wis. Sept. 21, 2017); E.I. duPont de Nemours & Co. v. Phillips Petroleum Co., 621 F. Supp. 310, 313–14 (D. Del. 1985). Rule 15(c)(1)(B) provides that an amended pleading relates back when it “asserts a claim that arose out of the conduct, transaction, or occurrence set out – or attempted to be set out – in the original pleading.” Fed. R. Civ. P. 15(c)(1)(B).

Here, the trustee satisfies the second element regarding notice within the Rule 4(m) period but he cannot satisfy the third element - that South Holland knew or should have known that the action would have been brought against it but for a mistake concerning the proper party’s identity. The new claims against South Holland, therefore, do not relate back to the original complaint and are barred by the statute of limitations.

A. Notice to South Holland The trustee satisfies the second element of relation back regarding notice to South

Holland. Urquhart was served with the amended complaint within 90 days after it was filed. He 4 solely owns South Holland, an entity that exists only to own the property at 709 E. 154th Street in South Holland that Urquhart purchased from Mack Investments I. Various courts have determined that the notice requirement in Rule 15(c)(1)(C)(i) can be satisfied when there is a sufficient identity of interest between a party served with the original complaint and the new

defendant. Peltz v. CTC Direct, Inc. (In re MBC Greenhouse, Co.), 307 B.R. 787, 793-94 (Bankr. D. Del. 2004) (concluding that the notice requirement in Rule 15(c)(1)(C)(i) can be satisfied if the new defendant has an “identity of interest” with an original defendant, including a parent-subsidiary relationship); E.I. duPont, 621 F. Supp. at 313-14 (finding that the identity of interest test was met when the additional defendant was a wholly owned subsidiary whose parent had actual notice).

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Cite This Page — Counsel Stack

Bluebook (online)
Mack Industries, LTD, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mack-industries-ltd-ilnb-2021.