State Street Bank & Trust Co. v. Park (In Re Si Yeon Park, Ltd.)

198 B.R. 956, 96 Daily Journal DAR 12755, 36 Collier Bankr. Cas. 2d 1113, 1996 Bankr. LEXIS 937, 29 Bankr. Ct. Dec. (CRR) 570, 1996 WL 437446
CourtUnited States Bankruptcy Court, C.D. California
DecidedJuly 23, 1996
DocketBankruptcy No. LA96-14298-LF. Adv. No. AD96-01825-LF
StatusPublished
Cited by5 cases

This text of 198 B.R. 956 (State Street Bank & Trust Co. v. Park (In Re Si Yeon Park, Ltd.)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, C.D. California primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
State Street Bank & Trust Co. v. Park (In Re Si Yeon Park, Ltd.), 198 B.R. 956, 96 Daily Journal DAR 12755, 36 Collier Bankr. Cas. 2d 1113, 1996 Bankr. LEXIS 937, 29 Bankr. Ct. Dec. (CRR) 570, 1996 WL 437446 (Cal. 1996).

Opinion

AMENDED OPINION RE CONTINUATION OF STATE COURT CONTEMPT PROCEEDINGS

LISA HILL FENNING, Bankruptcy Judge.

This single asset real estate Chapter 11 case and two related bankruptcies have developed into a procedurally convoluted war. The original dispute has been resolved: the borrower has fully paid off the mortgage that had been in default, and the receiver has been relieved of his assignment. The issues now before this Court involve two adversary proceedings consisting of claims and counterclaims arising out of the parties’ actions during the litigation.

Of immediate concern are contempt proceedings set for hearing in state court next week. By order of this Court, the parties have been enjoined from participating in any further proceedings in state court. Nevertheless, the state court has ordered them to appear and proceed with the contempt motion that had been filed and then attempted to be withdrawn by the former receiver. The state court judge previously refused to allow the withdrawal on the grounds that once a contempt motion is filed, it becomes a matter between the judge and the alleged contemnor, and cannot be withdrawn or settled without court approval. The parties have been warned by the state court judge that any failure to appear may itself be punishable by contempt.

Enjoined by the bankruptcy court from proceeding, but in danger of a state court contempt citation for a failure to proceed, the counsel for the former receiver filed an emergency motion seeking a “writ of instruction” from this Court which essentially asks for any help that might relieve the former receiver and other parties of this dilemma. All parties agree that no further proceedings should go forward in the state court, but like the Sorcerer’s Apprentice, they cannot figure out how to stop what they have set in motion by their heedless escalation of the litigation.

This Court has already held that a bankruptcy trustee cannot be held in contempt in a state court proceeding for filing an adversary action in bankruptcy court without asking the state court for permission to sue its receiver. This Court also held that, following the removal of the state court receivership action to bankruptcy court, no case is pending in state court. The bankruptcy court now has jurisdiction over the receivership action. Despite being fully informed of these rulings, the state court judge insists that the contempt matter must proceed to hearing. The parties have been enjoined from proceeding in the state court forum; the only possible remaining step that could be taken to stop that hearing would be to enjoin the state court itself. However, such a step would be contrary to basic principles of federalism and would be impossible to enforce. Therefore, this Court declines to take any further action, choosing instead to rely on the state court to recognize federal jurisdiction in this matter.

BACKGROUND

The legal battles began with the filing of a judicial foreclosure action by State Street Bank in March 1995. That action resulted in the appointment of a receiver, Young S. Hong, for a commercial building occupied by a family-operated Korean restaurant. The *960 building itself was owned by principal of the restaurant, Si Yeon Park (“Mrs. Park”), through a partnership, Si Yeon Park, Ltd. Mrs. Park was also the principal of Jong Joon Corp., which owned and operated the restaurant and held the liquor license. After more than nine contentious months of legal battles and unsuccessful negotiations during the receivership, three Chapter 11 cases were filed in succession in late 1995 and early 1996 by the real property partnership, the restaurant corporation, and Mrs. Park individually, in an attempt to prevent the eviction of the restaurant for nonpayment of rent and the completion of the foreclosure. In re Jong Joon Corp., LA95-38656-LF (filed 11/3/95; converted to Chapter 7 on 2/5/96); In re Si Yeon Park and Yeon Ha Park, LA95-40535-LF (filed 11/22/95; dismissed 2/15/96); and In re Si Yeon Park, Ltd., LA96-14298-LF (filed 2/9/96; Chapter 11 trustee appointed 2/26/96).

When Jong Joon Corp., the restaurant operating entity, filed its Chapter 11 petition, it was a holdover tenant on a lease that had terminated pre-petition. As debtor in possession, it entered into a stipulation with the receiver for continued occupancy of the premises, in exchange for payment of administrative rent and a transfer of the liquor license to the receiver upon any default. Although discussed at a hearing on December 7, 1995, this stipulation was never filed with nor finally approved by the Court. Jong Joon defaulted almost immediately, and the case was converted to Chapter 7 at a hearing on January 17, 1996. Debtor thereafter was ordered to surrender the restaurant premises effective February 1, 1996, but the Court specifically deleted the provision for transfer of the liquor license that had been included in the proposed order.

In quick succession, the Parks filed Si Yeon Park, Ltd., the real property case, on February 9 and dismissed their individual Chapter 11 case on February 15. Despite the new filing by the owner of the real property, on February 15, the receiver entered into a new one-year lease of the restaurant premises with a third party, Ke Hoon Chung. In late February, the Bank obtained relief from stay to proceed with foreclosure in Si Yeon Park, Ltd. primarily because of the serial nature of the filings and the debtors’ contradictory declarations about who really owned what assets. Combined with apparent conflicts of interest among the debtors and other indicators of bad faith-such as the purported leasing of the premises to the Parks’ son on January 29 — these factors led to the appointment of a Chapter 11 trustee sua sponte.

Facing an imminent foreclosure sale due to the lifting of the stay in Si Yeon Park, Ltd., Mrs. Park somehow obtained funds sufficient to pay the Bank’s $740,000-plus claim in full on March 27, 1996, reserving all rights against the Bank, receiver, and their agents. The Bank notified the receiver of the payment, releasing the property for turnover to the debtor. The receiver’s operating duties ended, except for the filing of a final report and account which was set for hearing in June. It is undisputed that, at that point, full control of the real estate was returned to the Chapter 11 trustee. Although it had been subject to the control of the receiver because of the lifting of the automatic stay, the real estate had remained the property of the bankruptcy estate pursuant to 11 U.S.C. § 541(a), pending the completion of the judicial foreclosure.

Ordinarily, full payment of the Bank’s claim would end this story. However, the intervening lease means that Mrs. Park cannot reopen the restaurant, even though the partnership has now recovered the real property. Moreover, the receiver did not merely give Mr. Chung possession of the premises: he also transferred the liquor license and all personal property of the restaurant. These transfers occurred despite the limited nature of the relief from stay order and the express deletion of the requested provision regarding the transfer of the liquor license. Neither the surrender order, nor the relief from stay order, authorized the receiver to seize personal property belonging to the

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198 B.R. 956, 96 Daily Journal DAR 12755, 36 Collier Bankr. Cas. 2d 1113, 1996 Bankr. LEXIS 937, 29 Bankr. Ct. Dec. (CRR) 570, 1996 WL 437446, Counsel Stack Legal Research, https://law.counselstack.com/opinion/state-street-bank-trust-co-v-park-in-re-si-yeon-park-ltd-cacb-1996.