St. George v. Hampton Ventures, LLC (In re Hampton Ventures, LLC)

599 B.R. 474
CourtUnited States Bankruptcy Court, D. Connecticut
DecidedMarch 12, 2019
DocketCASE NO. 18-21217 (JJT); ADV. PRO. NO. 18-02903 (JJT)
StatusPublished
Cited by3 cases

This text of 599 B.R. 474 (St. George v. Hampton Ventures, LLC (In re Hampton Ventures, LLC)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, D. Connecticut primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
St. George v. Hampton Ventures, LLC (In re Hampton Ventures, LLC), 599 B.R. 474 (Conn. 2019).

Opinion

James J. Tancredi, Unites States Bankruptcy Judge

I. INTRODUCTION

In 2004, the plaintiff, Lucille St. George ("Ms. St. George" or "Plaintiff"), and William *480Nappo ("Mr. Nappo") were divorced. Since then, the parties have been involved in interminable litigation in a variety of cases both here and in the Connecticut Superior Court. After the marriage, in 2005, Mr. Nappo's corporation, R.E.T. Capital Corporation ("RET"), prevailed in an ad valorem suit in New York and received, after fees and expenses, approximately $ 225,000.00. Mr. Nappo directed that money to be paid in a loan to the debtor, Hampton Ventures, LLC ("Debtor"), a single-member limited liability company owned by Karen Nappo ("Ms. Nappo"), Mr. Nappo's current wife. In return, the Debtor gave RET a promissory note for $ 225,000.00 ("Note"). The Debtor used that money in 2005, along with other financing, to purchase a commercial building located at 1098-1110 New Britain Avenue, West Hartford, CT ("Property") for $ 650,000.00.

Upon learning of the ad valorem suit from a 2013 deposition of Mr. Nappo, the Plaintiff filed suit in the Connecticut Superior Court, claiming, inter alia , a constructive trust over the Debtor.1 When the Debtor subsequently filed for protection under Chapter 7 of the Bankruptcy Code in 2018, the Plaintiff filed the present adversary proceeding ("Adversary Proceeding") in this Court against the Debtor and the Chapter 7 Trustee, Anthony S. Novak ("Trustee," collectively "Defendants"), claiming a constructive trust over the Debtor's main asset, the Property.

Additionally, the Plaintiff filed a proof of claim ("Claim 6-1") in the amount of $ 1,582,517.00 on the basis of her constructive trust claim, which amount was meant to encapsulate an attributed value of the Property ($ 774,900.00) and estimated rents received by the Debtor from May 4, 2005 to August 9, 2018.2 The Trustee objected to Claim 6-1 ("Objection"), arguing that the Plaintiff has no right to a constructive trust under applicable law. The Trustee also requested that the Adversary Proceeding and the proceedings on the Objection be consolidated for trial. The Court, with the consent of the parties, has done so and conducted a consolidated trial of these matters on March 4, 5, and 6, 2019.

After reviewing the law and the evidence, the Court finds that the Plaintiff has failed to meet her burden to warrant the imposition of a constructive trust on the Property. On that basis, the Court also sustains the Objection and, accordingly, disallows Claim 6-1.

II. JURISDICTION

The Court has jurisdiction over these matters pursuant to 28 U.S.C. § 1334(b) and derives its authority to hear and determine these matters on reference from the District Court pursuant to 28 U.S.C. §§ 157(a) and (b)(1). The Objection is a core proceeding under 28 U.S.C. § 157(b)(2)(B).

The Court, pursuant to 28 U.S.C. § 157(b)(3), has previously determined that the Adversary Proceeding before the Court is a core proceeding. See 28 U.S.C. §§ 157(b)(2)(A), (E), and (O). Even if the Adversary Proceeding concerns a " Stern claim," see generally Stern v. Marshall , 564 U.S. 462, 131 S.Ct. 2594, 180 L.Ed.2d 475 (2011), or is a noncore "related to" matter, see 28 U.S.C. § 157(a), the Plaintiff has expressly consented to this Court's entry of final judgment in this matter. See 28 U.S.C. § 157(c)(2).

*481III. UNDISPUTED FACTS3 AND PROCEDURAL HISTORY

The Court notes the following undisputed facts and procedural history of these matters and the related cases:

A. The Debtor and the Property

1. The Debtor is a limited liability company organized under the laws of Connecticut.

2. Ms. Nappo is the sole member and owner of the Debtor.

3. Ms. Nappo is the current wife of Mr. Nappo.

4. On May 4, 2005, the Debtor purchased the Property for $ 650,000.00.

5. The Debtor paid the purchase price through two mortgages totaling $ 400,000.00, with the remainder paid through $ 225,000.00 obtained from RET as a loan and $ 25,000.00 in undisclosed funds.

6. Mr. Nappo is the sole owner of RET.

7. RET was administratively dissolved by the State of New York in 2002 but remains in wind-down.

8. RET received the $ 225,000.00 through the successful prosecution of an ad valorem suit in New York. After receiving the funds, Mr. Nappo directed that they be loaned to the Debtor.

9. In return for the $ 225,000.00, Ms. Nappo, on behalf of the Debtor, executed the Note payable to RET. The Note was payable in 2015 at 1.5% interest per annum, with the maturity date extendable by five years to 2020 by mutual consent, which was exercised.

10. The Debtor never granted RET a mortgage over the Property.

11. The Debtor subsequently refinanced and consolidated the first two mortgages with Webster Bank, N.A., which currently holds the mortgage lien on the Property.

B. The Bankruptcy Case: In re Hampton Ventures, LLC

1. The Debtor filed a voluntary petition under Chapter 7 of the Bankruptcy Code on July 27, 2018 (MC ECF No. 1).4

2. After John J. O'Neil, Jr. resigned as trustee, Bonnie C. Mangan was appointed as successor trustee on August 6, 2018 (MC ECF No. 8).

3.

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Cite This Page — Counsel Stack

Bluebook (online)
599 B.R. 474, Counsel Stack Legal Research, https://law.counselstack.com/opinion/st-george-v-hampton-ventures-llc-in-re-hampton-ventures-llc-ctb-2019.