RecoverEdge L.P. v. Pentecost

44 F.3d 1284, 31 Fed. R. Serv. 3d 1143, 1995 U.S. App. LEXIS 3019, 26 Bankr. Ct. Dec. (CRR) 874, 1995 WL 39481
CourtCourt of Appeals for the Fifth Circuit
DecidedFebruary 17, 1995
Docket93-02523
StatusPublished
Cited by273 cases

This text of 44 F.3d 1284 (RecoverEdge L.P. v. Pentecost) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
RecoverEdge L.P. v. Pentecost, 44 F.3d 1284, 31 Fed. R. Serv. 3d 1143, 1995 U.S. App. LEXIS 3019, 26 Bankr. Ct. Dec. (CRR) 874, 1995 WL 39481 (5th Cir. 1995).

Opinion

EMILIO M. GARZA, Circuit Judge:

David G. Carpenter appeals the district court’s judgment and order determining that a breach of contract judgment against him is nondischargeable under section 523(a)(2)(A) of the Bankruptcy Code, 11 U.S.C. § 523(a)(2)(A) (1988). We REVERSE and REMAND.

*1287 I

In the early 1980’s, Dr. David Carpenter, a practicing family physician, became involved as an investor in a real estate development project. Carpenter invested in the project at the behest of his brother-in-law, Gary Pentecost, a real estate developer and mortgage investor. Together with Pentecost’s business associate, J.B. Westmoreland, Pentecost and Carpenter formed Houston Storage, Inc., (“Houston Storage”) to purchase a warehouse. Houston Storage’s articles of incorporation listed Carpenter as President and Director, and Gary Pentecost as Vice President, Secretary, and Treasurer. Pentecost, Westmoreland, and Carpenter each held one-third of Houston Storage’s shares.

Houston Storage later purchased a 3.77-acre parcel of land from Universal Savings Association (“Universal Savings”). 1 Universal Savings financed most of the purchase price, accepting a ten-percent down payment and a $1.6 million promissory note. In exchange, Houston Storage agreed to sell pieces of the property (“pad sites”) and apply the proceeds first to expenses connected with the sale and interest on the note, and then to the principal due on the note. On behalf of Houston Storage, Carpenter executed the closing documents for the sale, including the promissory note. Carpenter also signed a personal guarantee on the note. In his capacity as secretary, Pentecost acknowledged the documents on Houston Storage’s behalf. Pentecost also made the required down payment.

The transaction was ostensibly designed to enable Houston Storage to sell the pad sites for commercial development. In fact, the transaction was driven at least in part by ulterior motives. According to the Resolution Trust Corporation (“RTC”), which later sued Pentecost, Carpenter, and Westmore-land, the transaction was primarily designed to remove a nonperforming asset, the real estate, from Universal Savings’ books and replace it with what appeared to be a good loan to Houston Storage. The scheme was structured through Houston Storage, the RTC alleged, in order to circumvent “loans-to-one-borrower” regulations, which would have prohibited Universal Savings from lending the money directly to Pentecost. 2 Finally, although Houston Storage agreed to use the proceeds from the pad site sales to pay down the promissory note, some of the proceeds were diverted, with the cooperation of Universal Savings officers, to pay down other, unrelated loans that Pentecost had at Universal Savings.

In May of 1988, after it had been placed under the supervision of the Texas Savings and Loan Department, Universal Savings sued numerous individuals and business organizations in connection with six allegedly fraudulent transactions. The Houston Storage transaction was one of the six, and the complaint named Carpenter as a defendant in connection with that transaction. 3

Two years later, after Universal Savings had filed its Third Amended Complaint, the RTC, as conservator for Universal Savings, was substituted as the plaintiff in Universal Savings’ suit against Carpenter. 4 The RTC then filed a Fourth Amended Complaint, the last one filed before trial. In the complaint, the RTC named Carpenter in the following four counts: civil conspiracy, common law fraud, unjust enrichment, and breach of contract. All of the RTC’s claims against Car *1288 penter related solely to the Houston Storage transaction. 5

Then, just before trial was scheduled to begin, Carpenter and his wife' filed for relief under Chapter 7 of the Bankruptcy Code, 11 U.S.C. §§ 701-766 (1988). The RTC promptly filed an emergency motion in the district court to withdraw the reference of the RTC’s prospective bankruptcy claim, lift the automatic stay, and consolidate its bankruptcy claim with its civil case against Carpenter. 6 The district court granted the motion and denied Carpenter’s emergency motion to reconsider. The consolidated case then proceeded to trial.

At trial, Carpenter testified that he had participated in the Houston Storage transaction only as an investor, understanding the purpose of the project to be the purchase and sale of commercial real estate. He further testified that Pentecost handled the books, wrote the checks, and was generally responsible for making interest and principal payments on the promissory note. Carpenter denied having any knowledge that proceeds from the pad sales were used to'pay down some of Pentecost’s other loans from Universal Savings. He did, however, concede that he had failed to pay the promissory note.

At the close of the evidence, the RTC filed a “Supplement to Plaintiffs Complaint (Complaint to Determine Dischargeability of Debt)” alleging that Carpenter’s debt on the promissory note was nondischargeable under section 523(a)(2) of the Bankruptcy Code, 11 U.S.C. § 523(a)(2) (1988). 7 As factual allegations supporting nondischargeability, the RTC simply incorporated the allegations contained in its Fourth Amended Complaint.

The RTC then submitted only the conspiracy to defraud count to the jury, apparently deciding to abandon its common law fraud and unjust enrichment claims against Carpenter. During trial, the court had directed a verdict against Carpenter on the RTC’s breach of contract claim for nonpayment of the promissory note.

The jury ultimately rendered a special verdict finding that all of the Houston Storage transaction defendants except Carpenter had engaged in a conspiracy to defraud the RTC as receiver for Universal Savings. Consistent with this finding, the jury awarded punitive damages against Pentecost and Houston Storage but none against Carpenter. After the jury rendered its verdict, the RTC successfully moved the court to accept the jury’s verdict. At no time either during or after trial did the RTC file a motion for judgment as a matter of law on its conspiracy claim against Carpenter. To. the contrary, the RTC moved for entry of final judgment pursuant to Rule 54(b) of the Federal Rules of Civil Procedure, which the court entered. The court held Carpenter jointly and severally liable with Pentecost, Westmoreland, and Houston Storage for actual damages of approximately $1.6 million, .pre- and post-judgment interest, $110,000 in attorneys’ fees, and costs. 8 The RTC did not appeal

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

Related

Cite This Page — Counsel Stack

Bluebook (online)
44 F.3d 1284, 31 Fed. R. Serv. 3d 1143, 1995 U.S. App. LEXIS 3019, 26 Bankr. Ct. Dec. (CRR) 874, 1995 WL 39481, Counsel Stack Legal Research, https://law.counselstack.com/opinion/recoveredge-lp-v-pentecost-ca5-1995.