San Saba Pecan, Inc. v. Failing (In Re Failing)

124 B.R. 340, 1989 U.S. Dist. LEXIS 17421, 1989 WL 236452
CourtDistrict Court, W.D. Oklahoma
DecidedJune 2, 1989
DocketCIV-88-1639-T, Bankruptcy No. 87-5639A, Adv. No. 87-0557
StatusPublished
Cited by13 cases

This text of 124 B.R. 340 (San Saba Pecan, Inc. v. Failing (In Re Failing)) is published on Counsel Stack Legal Research, covering District Court, W.D. Oklahoma primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
San Saba Pecan, Inc. v. Failing (In Re Failing), 124 B.R. 340, 1989 U.S. Dist. LEXIS 17421, 1989 WL 236452 (W.D. Okla. 1989).

Opinion

*342 ORDER

RALPH G. THOMPSON, Chief Judge.

This is an appeal of the bankruptcy court’s determination in an adversary proceeding that a certain debt is not subject to the exceptions to discharge set forth in 11 U.S.C. § 523(a)(2), § 523(a)(4), and 11 U.S.C. § 727. Both San Saba Pecan, Inc. (the appellant here and the plaintiff in the adversary proceeding) and George Failing, II (the appellee here, the defendant in the adversary proceeding, and the debtor in the bankruptcy case) have briefed the matter, and the issues presented are ready for determination.

FACTUAL BACKGROUND

This matter arises out of a loan commitment agreement entered into between the appellant, San Saba Pecan, Inc. (San Saba) and American Fidelity Mortgage Company (American Fidelity) in October 1985. San Saba is a pecan shelling company based in San Antonio, Texas that, in 1985, sought to restructure its financing. Some time in the late summer or early fall of that year, Mr. Randy Adams, the owner of San Saba, contacted Mr. Martin Spieckerman, a loan officer of Wells Fargo Bank in San Antonio in order to inquire about the refinancing of San Saba. Mr. Spieckerman referred the plaintiff to the defendant, Mr. George Failing, II, the president of American Fidelity, a company based in Enid, Oklahoma.

Following a series of discussions, Mr. Adams, on behalf of San Saba, and Mr. Failing, on behalf of American Fidelity, entered into a loan commitment agreement under which American Fidelity was granted the exclusive right to obtain financing for San Saba. Under this agreement, San Saba was required to make a $30,000.00 “conditionally refundable good faith deposit” as well as a $750.00 deposit for expenses. In addition, American Fidelity was entitled to a loan origination fee of 1% of the total amount of any financing that it obtained for San Saba. On behalf of San Saba, Mr. Adams sent a check for $30,-750.00 to American Fidelity on the same day that he executed the contract, October 1, 1985.

At trial, conflicting testimony was given regarding the manner in which San Saba’s deposit was to be handled by American Fidelity. Mr. Adams testified that upon discovering that such a deposit would be required, he became concerned and called Mr. Spieckerman to ask if Mr. Failing “could be trusted with that kind of money.” After receiving assurances from Mr. Spieckerman, Mr. Adams explained at trial, he then asked Mr. Failing how the deposit would be managed. According to Mr. Adams, Mr. Failing then stated that the $30,000.00 deposit would be placed in a trust fund and that neither San Saba nor American Fidelity would be able to draw interest on the deposit. Similarly, Mr. Spieckerman testified that in the course of a number of business dealings, Mr. Failing had repeatedly told him that such deposits were held in trust. In contrast, Mr. Failing testified at trial that he never indicated that the $30,000.00 sum would be placed in trust and that; in fact, the deposit was placed in American Fidelity’s general account.

After the parties signed the loan commitment agreement and San Saba forwarded its deposit, Mr. Failing, on behalf of American Fidelity, made several attempts to obtain financing for San Saba. However, Mr. Failing was unable to obtain any financing that was acceptable to San Saba. As a result, in early August, 1986, Mr. Adams notified Mr. Failing by telephone that he wished to terminate the loan commitment agreement and asked that Mr. Failing return San Saba’s $30,000.00 deposit. Mr. Failing responded that he would need to consult with various individuals involved in American Fidelity’s business before the deposit could be returned. On August 18, 1986, Mr. Adams sent a letter to Mr. Failing in which he stated that he was terminating the loan commitment agreement and demanding the return of the deposit.

After receiving this letter, Mr. Failing telephoned Mr. Adams to discuss it with him. At trial, Mr. Failing and Mr. Adams also gave differing accounts of this conversation. According to Mr. Adams, Mr. Failing told him that he had discovered a law *343 yer in Washington, D.C. who might be able to assist San Saba in obtaining financing. Mr. Adams further stated that Mr. Failing then asked him if he wanted Mr. Failing to contact the lawyer. As Mr. Adams described this conversation, he then told Mr. Failing that “whatever he wanted to do was fine but I wanted my money back and I wanted to terminate this contract.”

In response, Mr. Failing stated at trial that Mr. Adams did not make such a statement. According to Mr. Failing’s testimony, when he called Mr. Adams, he expressly told him that if the contract was terminated, he would be unable to pursue the Washington financing on behalf of San Saba. Mr. Adams replied that he wanted Mr. Failing to pursue the financing, and Mr. Failing interpreted this statement as a revocation of the August 18, 1986 letter purporting to terminate the contract. According to Mr. Failing, after this telephone conversation, his view was that the loan commitment agreement remained effective.

Following this conversation, throughout September, October and November 1986, Mr. Adams continued to demand the return of the $30,000.00 deposit. He testified that he called Mr. Failing four or five times during this period to inquire about the money but was never given a clear explanation of the reason for the delay in returning it.

During one of these telephone conversations, in November, 1986, Mr. Adams mentioned to Mr. Failing that he had succeeded in obtaining financing for San Saba through his Texas bank. Mr. Failing then requested documentation of this financing, and Mr. Adams sent it to him. Subsequently, on November 24, 1986, Mr. Failing sent a letter to Mr. Adams stating that under the loan commitment agreement, American Fidelity was entitled to a loan origination fee in the amount of 1% of the $5,000,000.00 in financing that San Saba had obtained, (i.e. $50,000.00). Accordingly, American Fidelity requested payment from San Saba of an additional $20,000.00, representing the difference between the $30,000.00 that it had already received in the form of the initial deposit and the $50,-000.00 loan origination fee that it claimed. Mr. Adams refused this request, contending that the loan commitment agreement had been terminated by means of the August 18th letter. Subsequently, San Saba filed an action in the Western District of Texas against American Fidelity and Mr. Failing in which it alleged that it had been defrauded out of the $30,000.00 deposit. Mr. Failing then filed bankruptcy in this district, and San Saba commenced the instant adversary proceeding.

In its complaint, San Saba alleges that Mr. Failing misled Mr. Adams by representing to him that the $30,000.00 deposit would be returned if American Fidelity did not obtain financing for San Saba and that, as a result, Mr. Failing violated the Texas Deceptive Trade Practices Act. It further maintains that Mr. Failing’s liability for the $30,000.00 deposit should not be discharged from bankruptcy and that it is entitled to recover actual and exemplary damages, attorney’s fees, costs and interest. Mr.

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Cite This Page — Counsel Stack

Bluebook (online)
124 B.R. 340, 1989 U.S. Dist. LEXIS 17421, 1989 WL 236452, Counsel Stack Legal Research, https://law.counselstack.com/opinion/san-saba-pecan-inc-v-failing-in-re-failing-okwd-1989.