Merkle v. Gragg

CourtDistrict Court, W.D. Texas
DecidedNovember 26, 2019
Docket5:19-cv-00640
StatusUnknown

This text of Merkle v. Gragg (Merkle v. Gragg) is published on Counsel Stack Legal Research, covering District Court, W.D. Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Merkle v. Gragg, (W.D. Tex. 2019).

Opinion

UNITED STATES DISTRICT COURT WESTERN DISTRICT OF TEXAS SAN ANTONIO DIVISION

CARL NATHANIEL MERKLE, § § Plaintiff, § § v. § CIVIL NO. SA-19-CV-00640-XR § CIVIL NO. SA-19-MC-740-XR DAVID S. GRAGG, NATALIE FRIEND § CIVIL NO. SA-19-MC-790-XR WILSON, LANGLEY AND BANACK, § CIVIL NO. SA-19-CV-1214-XR INCORPORATED, KEVIN F. SHEA, § DENIS B STRATFORD, WILLIAM C. § GARLINGTON, CAPITAL § CROSSING SERVICING COMPANY, § LLC, BRADLEY M. GORDON, JOEL § W. REESE, REESE GORDON § MARKETOS, LLP, § § Defendants. §

O R D E R Carl N. Merkle filed a voluntary petition under Chapter 11 in the Bankruptcy Court for the Western District of Texas on January 4, 2016. The case was docketed as 16-50026 and assigned to Bankruptcy Judge Craig Gargotta. The bankruptcy has spawned various appeals and other filings by Merkle in this Court. In this Order, the Court considers the pending motions to dismiss in civil action 19-CV-640-XR, as well as the motions to withdraw reference and other pending motions in 19-MC-740 and 19-MC-790, and whether to refer 19-CV-1214 to the Bankruptcy Court pursuant to the Standing Order of Referral for bankruptcy matters. This Order shall be filed in all four actions. Background Because three of the four of the instant cases primarily involve matters previously decided in other appeals, the Court must recount the history of Merkle’s bankruptcy case and various appeals. In 2005, Carl Merkle and his then-wife Janie Markle entered into a loan (of approximately $1,096,000) to purchase an apartment complex known as Northeast Village Apartments (“the Property”). The Property was collateral subject to a Note and Deed of Trust eventually held by Defendant Pilgrim REO, LLC (“Pilgrim”). At the relevant times, the loan was serviced by Defendant Capital Crossing Servicing Company, LLC (“CCS”). Merkle and Janie Merkle divorced in 2012, and Merkle agreed to pay Janie $202,500 for her interest in the

Property, secured by a lien on the Property. Merkle has admitted that he was in default of his loan obligations at various times. Merkle failed to make repairs to certain units damaged by fire in 2014, and Pilgrim eventually applied the insurance proceeds to the principal balance of Merkle’s loan. Merkle has disputed the propriety of Pilgrim’s actions in so applying the insurance proceeds. In late 2015, CCS as loan servicer sought to accelerate the mortgage loan and foreclose on the Property on behalf of Pilgrim, and a foreclosure sale was set in January 2016. Merkle filed his bankruptcy petition on January 4, 2016, staying the foreclosure. Pilgrim filed a proof of claim (Claim No. 6) in the amount of $877,134.63 (later amended on November 4, 2016 as Claim No. 6-2 and again on

May 18, 2017 as Claim No. 6-3), and thus became a creditor in the bankruptcy proceeding. Pilgrim is the largest creditor in the bankruptcy case, and is represented by David Gragg and Nancy Friend Wilson of the law firm Langley & Banack. On August 2, 2016, Pilgrim sued Janie Merkle in Bexar County district court (Cause No. 2016CI13558), seeking the unpaid balance owed under the Note. Bradley Gordon and Joel Reese with the law firm Reese Gordon Marketos, LLP represented Pilgrim and CCS in the state-court action. Pilgrim filed a motion for relief from automatic stay on August 3, 2016. Merkle filed his Chapter 11 plan on September 2, 2016. On November 15, 2016, Judge Gargotta ordered Merkle and Pilgrim to mediate Pilgrim’s claim with Chief Bankruptcy Judge Ron King. Mediation was unsuccessful. Merkle filed a First Amended Chapter 11 Plan on February 24, 2017. His First Amended Chapter 11 Plan stated, The Loan was subsequently sold to a succession of multiple note owners, and apparently, eventually to the present owner, Pilgrim REO, LLC (“Pilgrim”). In the period of time from the acquisition date to today, the Loan had been paid down over $200,000 from an original loan balance of $1,096,000 and then Pilgrim claims the balance has increased to approximately $940,000 from Debtor’s default.

Bankr. Docket No. 98 at 2. The Summary of the Plan stated, The Debtor’s Plan is to sell the apartment complex within 12 months of the effective date. Until the apartment complex is sold Debtor shall pay principal and interest to Pilgrim at 6.5% interest at $6500 per month with all remaining principal and interest due and payable at closing or at the end of the 12 month period. At closing, the net proceeds of sale shall be distributed in the following order: 1) Property taxes on the apartment complex; 2) Pilgrim’s allowed claim; 3) Janie Merkle for her allowed secured claim. In the event a final unappealable order has not been rendered by the Court in regard to Debtor’s objections to Pilgrim’s claims and any counter claims (the “Disputes”), then Pilgrim shall be paid $940,000 at the closing of the property subject to amendment by a final unappealable order.

Id. at 6. It further stated, Debtor and Pilgrim shall litigate their dispute in the bankruptcy court. Debtor is in the process of preparing objections to Pilgrim’s claims and an adversary against Pilgrim and its loan servicer Capital Crossing. Debtor shall allow Pilgrim to receive $940,000, on their claim subject to this amount being amended by a final order from the Court. Debtor shall file objections to the claims of Pilgrim and any related claims or offsets within 60 days of the effective date. These claims shall not affect confirmation of Debtor’s plan.

Id. at 13. Judge Gargotta conditionally approved Merkle’s disclosure statement and set a confirmation hearing for March 28, 2017. Merkle filed objections and a counterclaim to Pilgrim and CCS’s Claim on March 17, 2017. Bankr. Docket No. 111. Merkle complained that the Amended Claim had increased in amount “without showing any additional evidence” and that the claim was “fraudulent” and should be denied or alternatively reduced “to the proper amount.” Merkle’s Objections further asserted that “the Creditors” (Pilgrim/CCS) breached the Deed of Trust by misapplying the insurance proceeds from the fire by applying the entire balance to

principal and interest without first applying funds to outstanding payments and property taxes to bring the loan current. Merkle asserted other objections to the claim, argued that the Creditors did not give proper notice before attempting to accelerate the Note, and would have had no basis for foreclosure if they had properly applied the insurance proceeds. Merkle also asserted counterclaims based on the alleged breach of the Deed of Trust and unreasonable debt collection under Texas common law. Merkle further pled “that Pilgrim REO, LLC is liable for all the actions of its agent servicer Capital Crossing Servicing Company, LLC through respondeat superior.” Merkle filed amended objections to Claim No. 6 on March 27, 2017. Bankr. Docket No. 119. He asserted an additional counterclaim for wrongful acceleration

of the note. Pilgrim filed an objection to confirmation of plan and disclosure statement on March 21, 2017. Bankr. Docket No. 113. Pilgrim asserted that the balance due on the Note lien as of March 17, 2017 was approximately $943,000. Pilgrim argued that it properly applied the insurance proceeds to the outstanding principal. Pilgrim further objected that the plan was not fair and equitable as to Pilgrim, was not feasible, did not meet the best interests of the creditors, and was not proposed in good faith. Judge Gargotta held a hearing on March 28, 2017 and confirmed the Chapter 11 Plan and approved the disclosures and mooted Pilgrim’s motion for relief from the automatic stay. An order confirming the First Amended Plan of Reorganization was issued April 5, 2017. Bankr. Docket no. 128. The treatment of Pilgrim’s claim was as follows: The Class 2 claim consists of the impaired secured claim(s) of Pilgrim REO, LLC (“Pilgrim”) in the claimed amount of approximately $940,000.

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Merkle v. Gragg, Counsel Stack Legal Research, https://law.counselstack.com/opinion/merkle-v-gragg-txwd-2019.