Middlefield Banking Co. v. Kassoff (In Re Kassoff)

146 B.R. 194, 1992 Bankr. LEXIS 1651, 1992 WL 308639
CourtUnited States Bankruptcy Court, N.D. Ohio
DecidedOctober 22, 1992
Docket19-10842
StatusPublished
Cited by10 cases

This text of 146 B.R. 194 (Middlefield Banking Co. v. Kassoff (In Re Kassoff)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Ohio primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Middlefield Banking Co. v. Kassoff (In Re Kassoff), 146 B.R. 194, 1992 Bankr. LEXIS 1651, 1992 WL 308639 (Ohio 1992).

Opinion

MEMORANDUM OF OPINION AND DECISION

WILLIAM J. O’NEILL, Bankruptcy Judge.

Before the Court is the complaint of Mid-dlefield Banking Co. (Middlefield) seeking determination of dischargeability and objecting to discharge pursuant to various subsections of Sections 523 and 727 of the United States Bankruptcy Code. Defendant-Debtor, Joshua Seth Kassoff, filed an answer and counterclaim. These matters are core proceedings within the jurisdiction of the Court. 28 U.S.C. §§ 1334, 157(a), (b)(2)(I), (J), (0) (1988), General Order No. 84 entered on July 16, 1984 by the United States Court for the Northern District of Ohio.

A trial of this proceeding was conducted, and on consideration of the evidence, pleadings and file, the Court finds:—

Defendant-Debtor, Kassoff, is a 30-year old high school drop out. He incorporated Double J. Mobile Home Service, Inc. (Double J), a mobile home transport business in approximately 1987. He was sole shareholder, president and a director of the corporation. (T. 16-20, 174). The corporate business was operated in Middlefield, Ohio in Geauga County. Its employees worked from that location and the phones were answered there. Personal property taxes were paid to the Geauga County taxing district at Geauga County rates. (EXH. 19, 20; T. 19, 30, 35-37, 176-179). Double J vehicles traveled throughout the state in pursuit of corporate business. (EXH. 2-5, 7, 9; T. 23, 179-180). Debtor resided in South Euclid, Ohio in Cuyahoga County. *197 His personal computer which he owned was kept at his residence and used to assist him in his business and for other purposes. (EXH. 18; T. 34, 182-183). At some point he directed the corporation’s mail be sent to his personal residence because of problems receiving delivery at the Middlefield location. (T. 69-70, 177, 181-182). The corporation ceased doing business during the summer of 1991. Kassoff and his wife filed for bankruptcy relief on September 6, 1991. Double J did not file.

During the corporation’s tenure its financing and banking were conducted with Plaintiff, Middlefield, from whom Kassoff also obtained personal loans. This relationship arose because the loan officer was a family friend. (T. 59,169, 208). The initial start-up loan for the corporation was made due to this friendship and because Kas-soff’s parents co-signed the loan, not because of the financial soundness of either the corporation or Kassoff. This relationship served the corporation well because loans were extended during its existence despite its minimal value and marginal profitability. (EXH. E, F; T. 94-95, 100, 131-138, 141-145). Loans were extended in 1991 even after the bank cancelled the corporate and Kassoff’s personal credit cards for delinquencies. (EXH. D; T. 131-133).

Eight loans were introduced into evidence, seven being business loans of the corporation. Kassoff co-signed six of the latter and his parents co-signed one. (EXH. 21, 22, 23, 26, 27, 29, 31; T. 41-43, 61-77). One loan was Kassoff’s personal loan for home improvements. (EXH. 25). Four of the business loans provided for pledging collateral as security. All the loans are written on bank forms. A secured loan is distinguished from an unsecured by a check in a box marked “Security Agreement” and a description of collateral. To obtain the loans Kassoff indicated he needed money for a given purpose and length of time. Terms of the loans were never negotiated. The loan officer determined the rate of interest and whether the loan would be collateralized. (T. 199, 209). Many of these loans were re-writes of previous loans, some rewritten as often as four times. To rewrite a loan the Bank required no principal payments. It usually required that interest payments be brought current. (T. 61-76, 123-124, 144-145, 224-225). The Bank never made an effort to check its collateral. (T. 129, 211). All loan payments were current through May of 1991. (T. 105-106, 175).

Kassoff was a relatively unsophisticated businessman whose dealings with the Bank were familial and informal. It is apparent he did not fully understand the significance of security interests provided in untitled property. He understood the significance of a security interest in titled vehicles, however, as demonstrated by his cooperation with Middlefield and other creditors regarding this collateral. (T. 62-63, 93, 151-154, 198, 202-204). Middlefield, on the other hand, failed to notify Kassoff of certain sales of its collateral. (T. 151-154).

Specifically at issue are two of the secured loans to the corporation in 1991; # 552641 made on January 22, 1991 for $12,014.00 secured by a 5 point multi-di-rectional system heavy duty-light weight mobile and modular setting systems, and # 552922 of April 28, 1991 for $20,920.64 secured by a radio system. (EXH. 27, 29). Middlefield filed U.C.C. financing statements listing this collateral in Cuyahoga County and with the State of Ohio. (EXH. 28, 30). Collateral securing these loans, or a portion thereof, was sold by the corporation in the summer of 1991. At this time, Kassoff sought legal counsel regarding bankruptcy and discussed the possibility of selling equipment. Legal counsel conducted a lien search in Geauga County based on Kassoff’s representation the corporation was located in that county. Kassoff was advised there were no liens preventing disposal of the equipment. Collateral was sold in reliance on this legal advice. (EXH. C; T. 55-56, 108-113, 116-117, 185, 202-203).

Loan # 552641 was for the purchase of the modular system, a trailer hitch and some equipment for the corporation. (T. 41-44, 67-71). Some equipment purchased with the loan proceeds was sold to Som-mers Mobile Leasing for $4,500.00. The *198 money from the sale was deposited in the corporate account and disbursed for corporate purposes. No receipt was obtained for this sale; however, the corporation’s bank statements reflect the transaction. Fair market value of the equipment sold was approximately $5,000.00. Kassoff’s testimony at his meeting of creditors reflected a purchase price of $5,000.00 for the sale, a minimal discrepancy. Also, there is a discrepancy in his explanation of the deposit of the sale proceeds. The discrepancies regarding disposing of collateral to Sommers Mobile Leasing were minimal and satisfactorily explained by Kassoff. (EXH. T; T. 41-50, 184-189, 197, 201, 212-217). The funds were initially deposited in the corporate account and disbursed to pay corporate debt.

Loan # 552922 is a re-write originally negotiated for the corporation in part to finance the purchase of a radio system which secures the loan. This loan was rewritten four times. (T. 51-53, 74-75). One of the radios in the system was apparently left in a truck when repossessed by Middlefield and subsequently sold. The other radios were given to J.S.L. Truck Service to reduce an outstanding bill. The radios were given to J.S.L. with the understanding they could be sold after Kassoff consulted with his attorney. They are still in J.S.L.’s possession. J.S.L. was owed $5,400.00 and the radios when transferred had an approximate value of $4,200.00. (T. 54-56, 114-121, 184-188).

Double J’s business accounts were maintained at Middlefield which, therefore, had access to all its bank statements and can-celled cheeks. In addition, corporate payroll records and tax returns are available. (T. 156,175-176). No disposition was made of any corporate records.

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

Related

Sergejev v. Alderman
D. New Mexico, 2021
Kaler v. Huynh (In Re Huynh)
392 B.R. 802 (D. North Dakota, 2008)
Davis v. Melcher (In Re Melcher)
322 B.R. 1 (District of Columbia, 2005)
PNC Bank, National Ass'n v. Buzzelli (In Re Buzzelli)
246 B.R. 75 (W.D. Pennsylvania, 2000)
Florio v. Florio (In Re Florio)
187 B.R. 654 (W.D. Missouri, 1995)
Fahey Banking Co. v. Parsell (In Re Parsell)
172 B.R. 226 (N.D. Ohio, 1994)
Miller v. Pulos (In Re Pulos)
168 B.R. 682 (D. Minnesota, 1994)
Case v. Cheek (In Re Cheek)
157 B.R. 1003 (E.D. Missouri, 1993)

Cite This Page — Counsel Stack

Bluebook (online)
146 B.R. 194, 1992 Bankr. LEXIS 1651, 1992 WL 308639, Counsel Stack Legal Research, https://law.counselstack.com/opinion/middlefield-banking-co-v-kassoff-in-re-kassoff-ohnb-1992.