United States v. Darren Chaker

820 F.3d 204, 2016 U.S. App. LEXIS 6796, 2016 WL 1552408
CourtCourt of Appeals for the Fifth Circuit
DecidedApril 14, 2016
Docket14-20026
StatusPublished
Cited by9 cases

This text of 820 F.3d 204 (United States v. Darren Chaker) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
United States v. Darren Chaker, 820 F.3d 204, 2016 U.S. App. LEXIS 6796, 2016 WL 1552408 (5th Cir. 2016).

Opinion

CARL E. STEWART, Chief Judge:

In an attempt to shield a residential property from foreclosure, Defendant-Appellant Darren Chaker (“Chaker”) transferred his assets through two entities and caused three bankruptcies to be filed. At a hearing in connection with his second bankruptcy, Chaker failed to disclose certain rental income from the property. After a six-day bench trial, the district court convicted him on one count of bankruptcy fraud in violation of 18 U.S.C. § 157(3). He now appeals that conviction, raising several constructive amendment arguments and a literal truth defense. Finding no error, we AFFIRM.

BACKGROUND

Altogether, this case involves two business entities, three bankruptcies, and *207 several residential properties owned by Chaker. Reduced to its essentials, however, Chaker’s prosecution turns on a fraudulent misrepresentation that he made to a bankruptcy court in March 2007. We discuss the relevant facts from Chaker’s trial “in the light most favorable to the government and defer to all reasonable inferences drawn by the trial court.” United States v. Tovar, 719 F.3d 376, 388 (5th Cir.2013) (quotation marks and citation omitted).

A. Factual Background

The story starts in 2004, when Chaker purchased the property at issue — a home at 11307 Pampass Pass on the outskirts of Houston — and represented on his loan application that it would be his primary residence. One year later, and with the help of a Nevada lawyer specializing in business and trust formation, Chaker began creating entities and shuffling the Pampass Pass property through those entities. Chaker first formed Platinum Holdings Group Trust (“Platinum Holdings”) and made himself the primary beneficiary and primary trustee, holding exclusive access to and control of Platinum Holding’s income and assets. As trustee of Platinum Holdings, Chaker promptly created Core Capital, LLC (“Core Capital”). Platinum Holdings was given all voting rights in Core Capital and was entitled to all of Core Capital’s profits. Chaker transferred all of his assets, including the Pam-pass Pass property, to Platinum Holdings, and then, as trustee of Platinum Holdings, transferred them to Core Capital. Chaker also executed a general warranty deed for the Pampass Pass property, conveying it to Core Capital, in September 2005. That deed was never recorded.

Beginning in September 2005, Chaker rented the Pampass Pass property to a series of short-term tenants, at times transacting in his own name and at other times transacting in the name of Core Capital. Chaker’s first tenant lease ran from September 2005 to January 2006, and when it ended, Core Capital sued that tenant in state court for $70,000 in alleged ■ damage to the property. A second tenant leased the property from January to February 2006. Finally, a third tenant lease ran from January to June 2007.

Meanwhile, Chaker failed to keep up his mortgage obligations on the Pampass Pass property. When the tax bill for the Pam-pass Pass property came due in January 2005, Chaker did not pay it. Instead, he obtained a loan from a company called Tax Ease, which paid the taxes for Chaker and placed a lien on the property. Chaker did not inform Saxon Mortgage, the mortgage servicing company responsible for the Pampass Pass property, of the 2004 tax delinquency or the Tax Ease lien.

Chaker also failed to pay his 2005 taxes when they came due in January 2006 and stopped making mortgage payments that April. Saxon Mortgage paid the delinquent 2005 taxes. Saxon Mortgage also paid off the Tax Ease lien stemming from Chaker’s delinquent 2004 taxes in order to preserve its superior security interest in the Pampass Pass property. Because Chaker was in monetary default, ie., delinquent on his mortgage payment, and non-monetary default, ie., encumbering the Pampass Pass property with the superior Tax Ease lien, Saxon Mortgage initiated foreclosure proceedings on the Pampass Pass property. Saxon Mortgage set a foreclosure date of December 5,2006.

B. Bankruptcy Proceedings

Chaker caused three bankruptcies to be filed, all following the same strategy~on the same day Saxon Mortgage was set to foreclose on the Pampass Pass property, Chaker filed a bankruptcy petition and used the bankruptcy court’s automatic stay *208 to put the foreclosure on ice. Thus, in connection with Saxon’s first foreclosure date, Chaker filed a Chapter 13 bankruptcy petition on December 5, 2006. Chaker attached Statements of Financial Affairs (hereinafter, “Statements”) and Schedules to that filing, electronically signing under penalty of perjury that he had reviewed the Statements and Schedules and that they were true and accurate to the best of his knowledge. In those Statements and Schedules, Chaker claimed the Pampass Pass property as his homestead, and represented, inter alia, that he had no interest in any business entities; that he had no unexpired leases; and that, within the previous ten years, he had not transferred any property to a self-settled trust of which he was a beneficiary. Chaker did not disclose his relationship with Platinum Holdings and Core Capital in his Statements or Schedules.

Chaker’s first bankruptcy invoked an automatic stay, and Saxon Mortgage could not foreclose on the Pampass Pass property until the stay was lifted. Ultimately, the stay was lifted in February 2007, when the bankruptcy court dismissed Chaker’s first bankruptcy.

Saxon Mortgage set a new foreclosure date of March 6, 2007. The same day, Chaker filed a second Chapter 13 bankruptcy petition, attaching Statements and Schedules under penalty of perjury that were nearly identical to those from his first bankruptcy. Chaker’s filing once more invoked an automatic stay on Saxon Mortgage’s foreclosure. Because this was his second debtor filing, however, the automatic stay would last only 30 days unless Chaker could extend it by showing that his second filing was not made in bad faith. Chaker moved to extend the stay, and the bankruptcy court held a hearing on March 26, 2007. At that hearing, Chaker testified, inter alia, that he currently had a tenant in the Pampass Pass home. Critically, the following exchange occurred:

[Attorney:] Okay. Do you have an actual lease?
[Chaker:] Yes.
[Attorney:] How long has the property been rented?
[Chaker:] Since the first week of January; just after I filed bankruptcy.
[Attorney:] Had you ever rented the property out prior to January?
[Chaker:] No.

The bankruptcy court ultimately declined to extend the stay. The court later dismissed Chaker’s second bankruptcy in July 2007.

Saxon Mortgage set a third foreclosure date of August 7, 2007, and Chaker again filed for bankruptcy on the day of the scheduled foreclosure. This time, however, Chaker filed a Chapter 11 petition with Core Capital as the debtor.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

United States v. Riley
Fifth Circuit, 2025
United States v. Limane
Fifth Circuit, 2024
United States v. Strother
Fifth Circuit, 2023
United States v. Little
Fifth Circuit, 2023
United States v. Selgas
Fifth Circuit, 2022
United States v. Gudipati
Fifth Circuit, 2021
United States v. David Spalding
894 F.3d 173 (Fifth Circuit, 2018)
United States v. Jiten Nanda
867 F.3d 522 (Fifth Circuit, 2017)

Cite This Page — Counsel Stack

Bluebook (online)
820 F.3d 204, 2016 U.S. App. LEXIS 6796, 2016 WL 1552408, Counsel Stack Legal Research, https://law.counselstack.com/opinion/united-states-v-darren-chaker-ca5-2016.