Norwich Commercial Group, Inc.

United States Tax Court·Decided May 12, 2025·No. 8104-19·Unpublished

Opinion

United States Tax Court

T.C. Memo. 2025-43

NORWICH COMMERCIAL GROUP, INC., Petitioner

v.

COMMISSIONER OF INTERNAL REVENUE, Respondent

Docket Nos. 3639-19, 8104-19. Filed May 12, 2025.

P overreported more than $7 million in income on its 2007 through 2013 federal income tax returns. The overreported income is related to accounting and other errors in connection with P’s warehouse lending business supported by lines of credit (LOC) at banks L and F. The errors resulted in severe undercollateralization of the LOC at bank L.

In 2014 P discovered the errors and signed an agreement providing additional collateral and agreeing to reduce the LOC balance with L by the amount of the mistaken undercollateralization of that LOC. P then claimed a “CLAIM OF RIGHT DOCTRINE ADJUSTMENT” deduction of $7,580,507 on its 2014 return. In 2014 P repaid L $1.2 million and received an interest credit from L of $599,112. It also paid F $626,388. In 2015 P repaid $5,476,577, representing the remaining balance due L under the agreement. R disallowed the 2014 deduction and the 2015 NOL carryover stemming from the claim of right doctrine but allowed the related income adjustments for open years, some of which are before the Court.

Held: P’s inclusion of phantom income from 2007–13 was in accordance with the claim of right doctrine entitling

Served 05/12/25

[*2] P to a deduction for 2014, the year the errors were discovered and the collateralized obligation to reduce its LOC balance with L was executed.

Held, further, R’s reduction of P’s income for 2012 is upheld only in the amount of $383,728 to correct for accounting errors related to an LOC with F.

Held, further, the NOL carryforwards to 2014 and 2015 must be adjusted in accordance with the outcome of this Opinion.

[*3] and income in 2007–13 stemming from transactions with Liberty Bank (Liberty) and (2) overreporting of income for 2012 stemming from transactions with Farmington Bank (Farmington), because such income had been overreported from 2007–13 under the claim of right doctrine.

FINDINGS OF FACT

Some of the facts have been stipulated and are so found. The First and Second Stipulations of Facts and the accompanying Exhibits are incorporated by this reference. Norwich maintained its principal place of business in Avon, Connecticut, when it filed its Petitions.

Phillip DeFronzo, a mortgage broker, incorporated Norwich in 1989 under the laws of Connecticut. Mr. DeFronzo held a majority of Norwich’s common stock at all relevant times. Norwich is a C corporation.

I. Warehouse Lending

During 2007–15 Norwich was a residential mortgage loan originator (originator). It engaged in warehouse lending transactions and maintained warehouse lines of credit (LOCs) with at least three banks: Liberty, Farmington, and People’s United Bank. Norwich was not itself a bank.

A warehouse lending transaction is generally accomplished in several steps. First, the originator borrows funds from a warehouse lender by drawing on a warehouse LOC. Second, the originator provides the borrowed funds to a homebuyer (customer) in exchange for a secured promissory note (mortgage receivable). Third, the originator sells the mortgage receivable to a mortgage loan investor. Fourth, the originator deposits the proceeds from the mortgage receivable sale with the warehouse lender. Last, the warehouse lender subtracts amounts owed to it on the warehouse LOC from those proceeds and sweeps the remaining funds, representing the originator’s mortgage fee income, into the originator’s operating account (usually an account with the warehouse lender).

II. Liberty Warehouse LOC

Liberty was Norwich’s primary warehouse lender. Norwich and Liberty entered into a Line of Credit and Security Agreement (Agreement) on August 15, 2007. The Agreement stated that Norwich could borrow up to $5 million on the LOC it held with Liberty. All LOC

[*4] funds were to be used exclusively for originating first and second mortgage loans secured by residential real estate in Connecticut. Norwich was then to sell the mortgage receivables to institutional investors or mortgage banking entities satisfactory to Liberty. Over the course of several subsequent Omnibus Loan Document Modification Agreements, Norwich’s LOC was increased to $30 million, and its permissible uses were expanded to include loans secured by real estate in several additional states, including Massachusetts, Vermont, New Hampshire, Maine, Florida, Tennessee, and Rhode Island. (We sometimes refer to the Line of Credit and Security Agreement and the Omnibus Loan Document Modification Agreements collectively as the “Agreements.”)

In addition to the LOC, Norwich maintained separate clearing and operating bank accounts at Liberty. Norwich used the clearing account in virtually every step of its mortgage loan origination business. Funds obtained from the Liberty LOC were deposited by Liberty into the clearing account. Pursuant to the Agreements, Liberty was not to transfer LOC funds to the clearing account unless Norwich satisfied certain prerequisites. Norwich was to provide Liberty with a list of mortgage loan investors to whom Norwich would sell the mortgages, ensure the mortgage loans were underwritten in compliance with Federal National Mortgage Association standards, furnish the underwriting findings to Liberty, and designate one of Norwich’s attorneys to hold the mortgage receivables as Liberty’s agent before they were sold. Both the mortgage loan investors and the attorney had to be preapproved by Liberty. Advances on the LOC were evidenced by collateral, specifically mortgage receivables in which Norwich granted Liberty a corollary and continuing security interest. LOC advances were never to exceed the principal amount of the mortgage receivables, lest the LOC become undercollateralized. Whenever Norwich drew on the LOC, it did so to facilitate a specific customer’s purchase of a specific house. Only Liberty had the authority to wire LOC funds into or out of the clearing account.

As described, after a closing on a home purchase, Norwich received a collateralized promissory note from the customer that Norwich would subsequently sell to an investor. Norwich (or the investor directly) then deposited the proceeds from the sale of the mortgage receivable into the clearing account and then Norwich informed Liberty of the deposit. Pursuant to the Agreements, Liberty was to take from the proceeds the amount it was due according to the relevant terms of the Agreements. Funds remaining in the clearing

[*5] account after Liberty took what it was owed were periodically swept at Norwich’s request from the clearing account into the operating account. 2 While it lacked control of funds in the clearing account, Norwich had full discretionary control over funds in the operating account. Similar procedures were followed with the other warehouse lenders.

III. Accounting for the Liberty LOC

Norwich hired Certified Public Accountant (CPA) William Schulz, of Schulz & Urbanski, P.C., sometime in the early 1990s. Mr. Schulz served as Norwich’s CPA until 2013. He prepared Norwich’s adjusting journal entries, financial statements (which he subsequently audited), and federal income tax returns for years 2007–13. Norwich is a calendar-year accrual basis taxpayer.

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