Rivet v. Regions Bnk of LA

139 F.3d 512
Court of Appeals for the Fifth Circuit·Decided June 2, 1997·No. 95-30524·Published

Opinion

REVISED

IN THE UNITED STATES COURT OF APPEALS FOR THE FIFTH CIRCUIT

No. 95-30524

MARY ANNA RIVET, MINNA LEE WINER, EDMOND G. MIRANNE, and EDMOND G. MIRANNE, JR., Plaintiffs-Appellants,

versus

REGIONS BANK, WALTER L. BROWN, PERRY S. BROWN, and FOUNTAINBLEAU STORAGE ASSOCIATES, Defendants-Appellees.

Appeal From the United States District Court for the Eastern District of Louisiana

March 13, 1997

Before JONES and WIENER, Circuit Judges, and FURGESON,* District Judge.

WIENER, Circuit Judge:

Plaintiffs-Appellants Mary Anna Rivet, Mina Lee Winer, Edmond G. Miranne, and Edmond G. Miranne, Jr. (collectively, the

*

District Judge of the Western District of Texas, sitting by designation.

Mirannes)2 appeal the district court’s order refusing to remand their case to the Louisiana state court from which it had been removed by Defendants-Appellees Regions Bank, Walter L. Brown, Perry S. Brown, and Fountainbleau Storage Associates (FSA) (collectively, the defendants). The Mirannes also appeal the district court’s grant of the defendants’ motions for summary judgment dismissing that action. Concluding that the district court correctly denied remand under the “artful pleading” exception to the well-pleaded complaint doctrine, we affirm the refusal to remand the Mirannes’ suit to state court; and, agreeing that summary judgment of dismissal was providently granted on the basis of claim preclusion, we affirm.

I.

FACTS AND PROCEEDINGS

This action concerns the viability of a $5,000,000 second mortgage on the interest of the lessee (leasehold estate)3 in a parcel of immovable property (leased premises) located at the intersection of Tulane and Carrolton Avenues in New Orleans,

2 Edmond G. Miranne and Mary Anna Rivet are husband and wife, and Edmond G. Miranne, Jr. and Minna Lee Winer are husband and wife.

3 “Leasehold estate” is a term unknown to the Civil Law, which does not recognize estates in land. See A.N. Yiannopoulos, 2 Louisiana Civil Law Treatise § 226 at 422-23 (3d ed. 1991). In Louisiana, a lease of immovable (real) property is a personal (in personam) contract which does not create rights in rem; however, under provisions of various statutes, both predial (real estate) and mineral leases are afforded some of the attributes of rights in rem, notably the protection of the public records doctrine, including the susceptibility of the rights of the lessee to conventional (real estate) mortgages and the ranking of such encumbrances among themselves based on time of recordation. See id., at 424-25, and also La. Rev. Stat. Ann. §§ 2721 & 2754-56 (West 1991).

Louisiana.4 In 1957, Lois Stern as lessor granted a ground lease of the leased premises to Pelican State Hotel Corporation as lessee. As a result of several subsequent assignments, the leasehold estate was eventually acquired by Tulane Hotel Investors Limited Partnership (THILP) on September 15, 1983. On the same date, THILP granted a collateral mortgage (first mortgage) encumbering the leasehold estate to secure a $15,000,000 collateral mortgage note, which in turn was pledged as collateral on a loan from First Financial Bank (FFB).5 In May of the following year, THILP granted another collateral mortgage (second mortgage) on the leasehold estate, this one to secure a $5,000,000 collateral mortgage note pledged to and held by the Mirannes.6 In 1985, little more than a year after granting the second mortgage, THILP filed for protection under Chapter 11 of the Bankruptcy Code. The bankruptcy was later converted to a Chapter 7 proceeding and a trustee was appointed. In the spring of 1986, the trustee applied for court approval to sell the leasehold estate at public auction, free and clear of essentially all encumbrances,

4 The location of the leased premises is a legendary one to many New Orleanians. For years the property was the site of Pelican Stadium, the home field of the old New Orleans Pelicans minor league baseball team.

5

See Max Nathan, Jr., The Collateral Mortgage, Logic and Experience, 49 La. L. Rev. 39 (1988), for a discussion of the collateral mortgage, that unique Louisiana “hybrid security device, combining the elements of both pledge and mortgage.” Id. at 39-40.

6 One of the holders of the note, Edmond G. Miranne, Jr., also appears to have been a partner of THILP.

specifically including the second mortgage.7 The bankruptcy court issued an order advising all creditors and parties in interest who might oppose the proposed sale to serve any objections to the sale on the trustee and file such objections with the court by June 12, 1986. The court also set June 16, 1986 as the date for a hearing on the trustee’s application. At the hearing, plaintiff Edmond G. Miranne, Jr., an attorney-at-law, appeared on behalf of himself, pro se, and his father, plaintiff Edmond G. Miranne, as holders of the note secured by the second mortgage. Their respective wives, plaintiffs Minna Lee Winer and Mary Anna Rivet, did not appear in person; neither were they identified by name as being represented by Miranne, Jr.

On the day after the hearing, the bankruptcy court granted the sale application and ordered that the leasehold estate be sold free and clear of virtually all liens and encumbrances, expressly identifying the second mortgage held by the Mirannes as one of the myriad encumbrances to be canceled. As no appeal was taken from that order, the trustee proceeded with the public auction of the leasehold estate. At the auction, FFB, the holder of the first mortgage, submitted the only bid. Approximately two months later, the bankruptcy court approved the auction results, directed that the sale of the leasehold estate to FFB be consummated, and ordered the Recorder of Mortgages for Orleans Parish to cancel the liens and encumbrances listed, which expressly included the second

7 At this point, the leasehold estate consisted principally of the Bayou Plaza Hotel, formerly known as the Fountainbleau Hotel.

mortgage held by the Mirannes. Despite the bankruptcy court’s order, however, the second mortgage was, for some as yet unexplained reason, never canceled and remained inscribed on the public records of Orleans Parish.

Secor Bank eventually succeeded FFB as owner of the leasehold estate. In December 1993, Defendants-Appellees Walter L. Brown and Perry S. Brown, successors-in-interest to the original lessors, sold the leased premises to Secor, thereby vesting Secor with perfect ownership of the leased premises.8 Later the same day, Secor in turn conveyed its newly acquired full ownership in the leased premises to FSA, which remained the record owner as of the commencement of the instant litigation. Secor was thereafter succeeded by Regions.

A year later, the Mirannes filed this suit in Louisiana state court against the defendants, alleging that the December 1993 transactions —— in which the Browns conveyed their interest in the leased premises to Secor (which already owned the leasehold estate), and Secor in turn conveyed the leased premises in full ownership to FSA —— had the net effect of canceling the lease and thereby abrogating the Mirannes’ purported rights under the second mortgage which, they alleged, still encumbered the leasehold

8 Under Louisiana Civil Code Article 1903, an obligation may be extinguished by “confusion” when the qualities of obligee and obligor are united in the same person. Thus when a lessor’s interest and a lessee’s interest in the same immovable property are consolidated in the same person, the lease ceases to exist and the person vested with both interests will hold perfect or full ownership —— essentially the equivalent of “fee simple” title in the common law. See Ranson v. Voiran, 146 So. 681, 682 (La. 1931).

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Rivet v. Regions Bnk of LA, 139 F.3d 512 (5th Cir. 1997).

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