SE Property Holdings, LLC v. Dyken

CourtDistrict Court, S.D. Alabama
DecidedApril 20, 2022
Docket1:20-cv-00297
StatusUnknown

This text of SE Property Holdings, LLC v. Dyken (SE Property Holdings, LLC v. Dyken) is published on Counsel Stack Legal Research, covering District Court, S.D. Alabama primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
SE Property Holdings, LLC v. Dyken, (S.D. Ala. 2022).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE SOUTHERN DISTRICT OF ALABAMA SOUTHERN DIVISION

TERRIE S. OWENS, Bankruptcy Trustee, ) Plaintiff, ) ) vs. ) CIVIL ACTION 20-00297-KD-B ) JASON DYKEN, et al., ) Defendants. )

ORDER

This matter is before the Court on: 1) certain Defendants' motion to refer this case to the United States Bankruptcy Court (Docs. 99), Defendant Jason Dyken's Joinder to refer (Doc. 103)), Trustee Terrie E. Owens' Response in Opposition (Doc. 102), SE Property Holdings, LLC's Joinder in Opposition (Doc. 105), the Defendants' Reply (Doc. 110), and SE Property Holdings, LLC (SEPH)'s Sur-Reply (Doc. 113); 2) the motion to alter or amend the Order substituting the Trustee as the Real Party in Interest, filed by the Trustee and SEPH (Doc. 104);1 and 3) the parties' Status Report (Doc. 109). I. Background On November 20, 2019, SE Property Holdings, LLC (SEPH) (previously Vision Bank) obtained a $6,169,347.80 judgment in state court against Defendant Jason Dyken (Mobile County Circuit Court Case No. 2009-900085) in a breach of contract action based in part on his personal continuing guaranty of approximately $20 million in loans to certain entities which defaulted. Specifically, the contractual litigation focused on the following four (4) Vision Bank loans which had defaulted and for which Defendant Jason Dyken was one of the guarantors: 1) a March 24, 2005 loan to Bama Bayou, LLC for $6 million for which Dyken guaranteed $315,000; 2) a June

1 The opportunity to file a response/opposition was provided but none was filed. (Doc. 114). 12, 2006 loan to Bama Bayou, LLC for $5 million for which Dyken guaranteed $280,000; 3) a March 2, 2007 loan to Marine Park, LLC for $5 million for which Dyken guaranteed $280,000; and 4) a September 27, 2007 loan to Bama Bayou, LLC for $5 million for which Dyken guaranteed to pay accrued interest on the other three (3) loans. (State Court Third Amended

Complaint). Because Vision Bank merged with and into SEPH, SEPH was substituted for Vision Bank as the named party plaintiff in the state action. However, after that litigation commenced, SEPH assigned to another bank -- First National Bank (FNB) -- the Marine Park Loan and guaranties on that loan, as well as all claims arising out of the loan and guaranties, and so FNB was substituted for SEPH on the counts related to that loan and that loan's guaranties. (State Court Third Amended Complaint). The state court action was thus one for breach of contract.2 On June 1, 2020, SEPH initiated this federal tort litigation against certain Defendants (including Jason Dyken), alleging fraudulent transfers, fraudulent representation, fraudulent concealment, an accounting, declaratory relief, and damages. (Doc. 1). As summarized in the R&R (Doc. 54 at 2-3):

SEPH alleges that Jason Dyken was a principal in a real estate project in Orange Beach, Alabama, known as “Bama Bayou;” that between 2005 and 2007, Vision loaned approximately 20 million dollars to Bama Bayou; and that Dyken personally guaranteed the loans ... SEPH also alleges that the Bama Bayou project had financial difficulties almost from its inception and that, fearful of his liability in relation to the Bama Bayou loans, Jason Dyken, along with his wife, Renee, begin in 2007 to devise a scheme to protect his assets from SEPH. ... the Dykens created the Sixth Sense Trust, for which they serve as the trustees and beneficiaries, in order to defraud Jason Dyken’s creditors, including SEPH... February 14, 2007, the Dykens transferred their 98% ownership of Capital Mass to the Sixth Sense Trust, and a little more than a month later, they transferred their residence and beach house to the Sixth Sense Trust, and conveyed two parcels of property to the Mortgage Doctor... The Bama Bayou project went into default in 2008, and a year later,

2 SEPH, at one point (after October 25, 2019), asserted fraud and promissory fraud against other defendants (not Dyken) in a Third Amended Complaint, it almost just as quickly dismissed those counts pursuant to Ala. Rules Civ. Proc. Rule 41(a)(2) and such were dismissed by the court. As such, fraud was not at issue in the state court litigation. (State Court Judgment). Vision filed a collection suit in the Circuit Court of Mobile County, Alabama, against Jason Dyken based on his guaranties of the loans. A judgment was entered against Jason Dyken on November 20, 2019, in the amount of $6,169,347.80. ...

Specifically, SEPH's federal Complaint asserts the following claims against the Defendants: 1) Count One -- actual fraudulent transfer per Ala. Code § 8-9A-4(a) (against Jason Dyken, Sixth Sense Trust, The Mortgage Doctor, and CMLP);3

2) Count Two -- constructive fraudulent transfers per Ala. Code § 8-9A-4(c) (against Jason Dyken, Sixth Sense Trust, The Mortgage Doctor, and CMLP);4

3) Count Three -- constructive fraudulent transfers per Ala. Code § 8-9A-5(a) (against Jason Dyken, Sixth Sense Trust, The Mortgage Doctor, and CMLP);5

4) Count Four -- conspiracy to defraud in relation to Counts One-Three (against Jason Dyken, Renee Dyken, Sixth Sense Trust, The Mortgage Doctor, and CMLP);

5) Count Five -- fraudulent misrepresentation (against Jason Dyken);

6) Count Six -- fraudulent concealment (against Jason Dyken);

7) Count Seven -- declaratory judgment regarding the Sixth Sense Trust (that the Court interpret the Trust agreement and declare that Jason Dyken's liability pursuant to his guaranties of loans to Bama Bayou and Marine Park qualifies as one of the "exemptions" from the protective features of the Trust and that the Trust is “to satisfy such liability from Trust assets"); and

8) Count Eight -- accounting and declaratory judgment (requesting an accounting of the transfers and premiums paid for Jason Dyken’s life insurance policies, a determination of the rights and duties of SEPH, Midland, and Jason Dyken with

3 "A transfer made by a debtor is fraudulent as to a creditor, whether the creditor's claim arose before or after the transfer was made, if the debtor made the transfer with actual intent to hinder, delay, or defraud any creditor of the debtor."

4 "A transfer made by a debtor is fraudulent as to a creditor, whether the creditor's claim arose before or after the transfer was made, if the debtor made the transfer without receiving a reasonably equivalent value in exchange for the transfer and the debtor: (1) Was engaged or was about to engage in a business or a transaction for which the remaining assets of the debtor were unreasonably small in relation to the business or transaction; or (2) Intended to incur, or believed or reasonably should have believed that he or she would incur, debts beyond his or her ability to pay as they became due."

5 "A transfer made by a debtor is fraudulent as to a creditor whose claim arose before the transfer was made if the debtor made the transfer without receiving a reasonably equivalent value in exchange for the transfer and the debtor was insolvent at that time or the debtor became insolvent as a result of the transfer." respect to his policy, a declaration that his policy is not exempt from collection or garnishment as it was funded by him with the intent to defraud his creditors.

(Doc. 1). On January 8, 2021, defendant Jason Dyken filed a Suggestion of Bankruptcy based on the filing of his voluntary petition under Chapter 7 of the Bankruptcy Code in the U.S. Bankruptcy Court for the Southern District of Alabama (21-bk-10038). (Doc. 76).

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Related

Grogan v. Garner
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Wilkins v. Sanfilippo (In re Mccallan)
599 B.R. 361 (M.D. Alabama, 2019)

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SE Property Holdings, LLC v. Dyken, Counsel Stack Legal Research, https://law.counselstack.com/opinion/se-property-holdings-llc-v-dyken-alsd-2022.