Mack v. Yankah (In re Yankah)

514 B.R. 159
CourtDistrict Court, E.D. Virginia
DecidedJuly 25, 2014
DocketCivil Action No. 3:13-CV-804
StatusPublished
Cited by21 cases

This text of 514 B.R. 159 (Mack v. Yankah (In re Yankah)) is published on Counsel Stack Legal Research, covering District Court, E.D. Virginia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Mack v. Yankah (In re Yankah), 514 B.R. 159 (E.D. Va. 2014).

Opinion

MEMORANDUM OPINION

JAMES R. SPENCER, Senior District Judge.

THIS MATTER is before the Court on appeal from the Bankruptcy Court’s denial of a motion for reconsideration filed by Appellant Clifford J. Mack (“Mack”). For the reasons that follow, the Court AFFIRMS the bankruptcy court’s orders and DISMISSES this Appeal.

I.

On June 4, 2012, Appellee Lois A. Yan-kah (“Yankah”) entered into a lease agreement with Mack for the rental of real property located at 251 Rocketts Way # 304, Richmond, Virginia 23231. In September 2012, having made only one month’s payment of rent to Mack, Yankah filed chapter 13 bankruptcy. Mack sought relief from the bankruptcy court’s stay, and such relief was granted on December 14, 2012, allowing Mack to enforce the contractual lease agreement against Yan-kah.

On March 25, 2013, the General District Court for the County of Henrico, Virginia (“Henrico General District Court”) granted an unlawful detainer filed by Mack, allowing him to evict Yankah from the rented property. After being served with the Unlawful Detainer, Yankah converted her chapter 13 bankruptcy to a chapter 7 bankruptcy on April 9, 2013. Despite this, Yankah was served with a second eviction notice on April 29, 2013, and Mack took possession of the leased property along with Yankah’s personal property — which had not been removed — on May 2, 2013.

On June 3, 2013, after the Parties’ efforts to return Yankah’s personal property to her possession failed, Yankah filed a Motion for Violation of Automatic Stay and Creditor Misconduct (“Misconduct Motion”) against Mack. Briefly, Yankah alleged that Mack refused to allow her to recover her personal property and violated the Bankruptcy Code’s automatic stay, 11 U.S.C. § 362, by using her security deposit to offset unpaid rent. The initial hearing on Yankah’s Misconduct Motion was held on June 19, 2013. In that hearing, the bankruptcy court appears to have denied Yankah’s Misconduct Motion orally, but subsequently continued the Misconduct Motion until July 23, 2013.1 Compare Docket Annotation, In re Yankah, No. 12-35627-KLP (Bankr.E.D. Va. June 19, 2013), ECF No. 65 (indicating “Motion Denied”), with id., ECF No. 66 (indicating that the Misconduct Motion was “to be set for Evidentiary Hearing[ ] per direction of Court”). The bankruptcy court indicated that it deferred disposition of the Misconduct Motion in order to allow Yankah an additional opportunity to recover property still in Mack’s possession. The bankrupt[162]*162cy court indicated to both Parties that the purpose of the July 28 hearing was to take evidence on the circumstances surrounding the eviction and disposition of Yankah’s personal property and — in the event of a ruling in Yankah’s favor — to take evidence on resulting damages.

At the hearing on July 23, 2013, Yankah failed to present specific, admissible evidence of the personal property not recovered from Mack. Instead, she submitted only an affidavit summarily stating $50,000 in damages. The bankruptcy court took the matter under advisement, but stated that Yankah “had not proved any damages from her loss of personal property.” Memorandum Opinion & Order at 3, In re Yankah, No. 12-35627-KLP. On August 1. 2013, before the bankruptcy court had entered an order regarding the Misconduct Motion, Yankah sent an undated letter to the bankruptcy court indicating that — as a pro se litigant — she did not understand what was required to prove damages. She requested another opportunity to provide evidence of her damages related to the Misconduct Motion.

The bankruptcy court construed this letter as a motion for reconsideration (“Letter Motion”) of the court’s oral statements at the hearing on July 23. Mack filed a formal objection to the Letter Motion on August 8, 2013 (“Objection”).2 Over this “detailed objection,” the bankruptcy court granted Yankah’s Letter Motion for reconsideration by Order dated August 30, 2013 (“August Order”) and scheduled a third hearing on the Misconduct Motion to be held on September 12, 2013. Id.

Prior to the September 12, 2013 hearing, Mack filed an omnibus motion with the bankruptcy court seeking, among other things, reconsideration of the court’s August Order (“Motion for Reconsideration”). On September 12, the court denied Mack’s Motion for Reconsideration from the bench. In a subsequent order (“September Order”), the bankruptcy court indicated that Mack’s Motion for Reconsideration was denied for the reasons set forth in the August Order and for those stated from the bench on September 12. In that hearing, Mack indicated an intention to appeal the bankruptcy court’s denial of Mack’s Motion for Reconsideration, causing the court to defer its consideration of the Misconduct Motion.

On December 12, 2013, Mack filed this Appeal seeking reversal of the September Order, that is, the bankruptcy court’s denial of Mack’s Motion for Reconsideration. Yankah filed a brief on January 2, 2014. She additionally filed three documents subsequent to the Appeal before this Court: (1) an Emergency Motion for an Expedited Ruling on Interlocutory Appeal (EOF No. 8) on May 2, 2014, to which Mack objected on May 7, 2014; (2) what was docketed as a “Notice of Interlocutory Appeal” on June 13, 2014; and (3) on June 20, 2014, a Motion for Certification of Direct Appeal from a Bankruptcy Order (ECF No. 13), which appears to seek certification of direct appeal to the Fourth Circuit of the bankruptcy court’s order of May 16, 2014.3 For his part, Mack subse[163]*163quently filed a Motion to Dismiss Yankah’s Notice of Interlocutory Appeal (ECF No. 15) and a Motion in Limine (ECF No. 16), which requested that the Court strike various records Yankah filed in support of her Notice of Interlocutory Appeal.4

II.

Federal Rule of Bankruptcy Procedure 8001 authorizes appeals as of right from final judgments, orders, and decrees of the bankruptcy court. Fed. R. Bankr.P. 8001(a) (governing appeals pursuant to 28 U.S.C. §§ 158(a)(1) and (a)(2)). In contrast, appeals from interlocutory judgments, orders, or decrees of the bankruptcy court must be accompanied by a motion for leave to appeal and will be considered in the discretion of the court. Fed. R. Bankr.P. 8001(b); see also 28 U.S.C. § 158(a)(3). If a required motion for leave to appeal is not filed, the appeal is improperly taken; however, such improperly taken appeals are regarded as motions for leave to appeal and may be granted or denied in the district court’s discretion. Fed. R. Bankr.P. 8003(c).

On a properly taken appeal, the district court may “affirm, modify, or reverse a bankruptcy judge’s judgment, order, or decree or remand with instructions for further proceedings.” Fed. R. Bankr.P.

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Cite This Page — Counsel Stack

Bluebook (online)
514 B.R. 159, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mack-v-yankah-in-re-yankah-vaed-2014.