Rankin

CourtDistrict Court, E.D. Michigan
DecidedSeptember 26, 2008
Docket2:06-cv-14084
StatusUnknown

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Bluebook
Rankin, (E.D. Mich. 2008).

Opinion

UNITED STATES DISTRICT COURT EASTERN DISTRICT OF MICHIGAN SOUTHERN DIVISION In re: Consolidated Case No. 06-13726 WILLIAM A. RANKIN and Hon. Gerald E. Rosen SHIRLEY A. RANKIN, Bankr. Case No. 02-30596 Debtors. Chapter 7 _________________________________/ Hon. Walter Shapero WILLIAM A. RANKIN and SHIRLEY A. RANKIN, Case No. 06-13726 Appellants, v. JOEL R. DAULT, et al., Appellees. _________________________________/ WILLIAM A. RANKIN and SHIRLEY A. RANKIN, Case No. 06-14084 Appellants, v. JOEL R. DAULT, et al., Appellees. _________________________________/ WILLIAM A. RANKIN and SHIRLEY A. RANKIN, Case No. 06-14179 Appellants, v. JOEL R. DAULT, et al., Appellees. _________________________________/ WILLIAM A. RANKIN and SHIRLEY A. RANKIN, Case No. 06-14910 Appellants, v. JOEL R. DAULT, et al., Appellees. _________________________________/ OPINION AND ORDER AFFIRMING BANKRUPTCY COURT RULINGS At a session of said Court, held in the U.S. Courthouse, Detroit, Michigan on September 17, 2008 PRESENT: Honorable Gerald E. Rosen United States District Judge I. INTRODUCTION Debtors/Appellants William A. Rankin and Shirley A. Rankin, proceeding in pro per, have appealed a number of Bankruptcy Court rulings to this Court, resulting in the four above-captioned bankruptcy appeals. Specifically, Debtors evidently challenge: (i) a September 8, 2006 opinion and related September 8 and September 29, 2006 orders in which the Bankruptcy Court awarded summary judgment to Defendants/Appellees Joel R. Dault, Progressive Title Insurance Agency, Inc., and Commonwealth Land Title Insurance on Debtors’ various state-law claims asserted in Adversary Proceeding No. 04- 3044 (Case Nos. 06-14084 and 06-14910); (ii) a September 11, 2006 opinion and corresponding September 8, 2006 order in which the Bankruptcy Court granted the motion of Chapter 7 Trustee Collene K. Corcoran to compromise a claim arising from a 2 state court suit instituted by Debtors against Paul Wood and Karla Volke-Wood (Case No. 06-14179), and (iii) a July 31, 2006 order in which the Bankruptcy Court awarded sanctions to a number of parties, attorneys, and entities (Case No. 06-13726).

By order dated January 18, 2007, these four matters were consolidated into a single bankruptcy appeal, and the parties were directed to file consolidated briefs stating their positions with respect to all of the issues raised by Debtors in their several appeals. Having reviewed the briefs filed by the parties pursuant to the January 18 order, as well

as the attached exhibits and the designated record on appeal, the Court now is prepared to rule on Debtors’ various challenges. For the reasons set forth below, the Court affirms in all respects the challenged rulings of the Bankruptcy Court. II. FACTUAL AND PROCEDURAL BACKGROUND The general nature and factual and procedural background of the underlying

Bankruptcy Court proceedings are summarized in a prior September 23, 2004 opinion issued by this Court in an earlier, related appeal (Case No. 03-71127), and need not be restated at length here. In essence, the bankruptcy proceedings arose principally from the efforts of Debtors/Appellants William and Shirley Rankin to avoid eviction from a residence located at 10982 E. Charring Cross Circle in Whitmore Lake, Michigan.

Before filing for bankruptcy protection in February of 2002, Debtors lived at this residence for about four years under a land contract with Paul Wood and Karla Volke- Wood. When Debtors failed to stay current on their payments under this land contract, the Woods sought and obtained state court relief, including a February 4, 2002 order 3 awarding them possession of the property. In an effort to remain in the Charring Cross residence, Debtors negotiated with the Woods for the outright purchase of the property. The parties evidently reached an oral

agreement on a purchase price of around $280,000, but this agreement was not reduced to writing. Unfortunately, the transaction did not go through, for reasons that are sharply disputed by Debtors and the Woods. Briefly, Debtors contend that they stood ready to fulfill all of their obligations to the Woods — including delivery of the agreed-upon

purchase price, most or all of which was to be financed via a loan obtained through Federal Mortgage, a mortgage broker — and that, as a result, the Woods were obligated to produce a deed conveying the property to Debtors. The Woods, on the other hand, contend that the terms of the parties’ transaction were altered at the eleventh hour, with the result that the Woods would have netted $10,000 less than the amount to which they

had agreed. In any event, after the parties failed to close on the sale of the property, the Woods reinstituted their efforts to take possession of the property, and Debtors, in turn, commenced a voluntary Chapter 7 bankruptcy proceeding, which resulted in an automatic stay of the Woods’ state-court efforts to collect the amounts owed by Debtors under the parties’ land contract and to evict them from the Charring Cross residence.

Following this failed transaction, Debtors commenced two state-court actions that form the basis for the present appeals. First, within a few days after filing for bankruptcy protection, Debtors brought suit against the Woods to quiet title to the Charring Cross

4 property and recover damages under various theories.1 Upon learning of this suit and looking into the matter, Trustee Collene Corcoran agreed to accept the Woods’ offer of $10,000 to settle Debtors’ claims, and filed a motion with the Bankruptcy Court seeking

approval of this proposed settlement. The Bankruptcy Court granted this motion, but this Court reversed this ruling on appeal and remanded for further proceedings, reasoning in a September 23, 2004 opinion that the record was silent as to at least some of the factors that the Bankruptcy Court should have considered in determining whether to approve the

Trustee’s proposed settlement. On remand, the Bankruptcy Court conducted an evidentiary hearing spanning several days, during which the court heard the testimony of several witnesses and numerous exhibits were introduced into evidence. Following this hearing, the Bankruptcy Court issued a September 8, 2006 order in which it once again granted the

Trustee’s motion to compromise the claims asserted in Debtors’ state-court suit against the Woods for the sum of $10,000, as well as a corresponding September 11, 2006 opinion setting forth the grounds for its ruling. Through one of the present appeals (Case No. 06-14179), Debtors challenge this ruling. Next, about two years after filing for bankruptcy protection, Debtors commenced a

state-court suit on January 15, 2004 against Defendants/Appellees Joel R. Dault, 1In her brief on appeal, Trustee Collene Corcoran states without dispute that Debtors did not disclose any interest in the Charring Cross property in the schedule accompanying their bankruptcy petition, nor did they disclose any potential claim against the Woods regarding this property. Instead, the Trustee evidently learned about Debtors’ state-court suit during a meeting with creditors. 5 Progressive Title Insurance Agency, Inc., and Commonwealth Land Title Insurance (collectively, the “Title Defendants”), asserting various claims predicated on the failure of these parties to secure the transfer of the Charring Cross property from the Woods to

Debtors back in February of 2002. The Trustee removed this suit to the Bankruptcy Court, and the Title Defendants moved for the dismissal of the case or for an award of summary judgment in their favor. In an opinion dated September 8, 2006 and related September 8 and September 29, 2006 orders, the Bankruptcy Court awarded summary

judgment to the Title Defendants, and this ruling is the subject of two of Debtors’ appeals (Case Nos. 06-14084 and 06-14910).

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