United States v. Fisher

CourtCourt of Appeals for the Fifth Circuit
DecidedJune 2, 1997
Docket95-10733
StatusPublished

This text of United States v. Fisher (United States v. Fisher) 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. Fisher, (5th Cir. 1997).

Opinion

REVISED UNITED STATES COURT OF APPEALS For the Fifth Circuit

No. 95-10733

UNITED STATES OF AMERICA, Plaintiff-Appellee,

VERSUS

JAMES R. FISHER and JOHN R. CARNEY, Defendants-Appellants.

Appeal from the United States District Court for the Northern District of Texas

February 13, 1997

Before POLITZ, Chief Judge, SMITH and DUHÉ, Circuit Judges.

DUHÉ, Circuit Judge:

Defendants-Appellants James Fisher and John Carney appeal

their convictions on several counts including bank fraud, mail

fraud, wire fraud, conspiracy, and making false statements to the Federal Home Loan Bank Board and the Office of Thrift Supervision.

For the reasons assigned, we reverse and vacate the convictions and

remand for a new trial.1

1 We note at the outset there is no double jeopardy issue in remanding for a new trial: “[T]he Double Jeopardy Clause’s general prohibition against successive prosecutions does not prevent the government from retrying a defendant who succeeds in getting his first conviction set aside, through direct appeal or collateral attack, because of some error in the proceedings leading to conviction.” Lockhart v. Nelson, 488 U.S. 33, 38, 109 S.Ct. 285, BACKGROUND

In 1984, James Fisher, John Carney and Jeff Noebel2 formed

Equisource Realty Corporation as a real estate investment company

in Dallas, Texas. By 1987, Texas real estate was no longer a

profitable investment, and the Equisource Realty partners began to

investigate other business opportunities.

At that time, the savings and loan industry was in disastrous

condition. Many S&Ls had declared bankruptcy, and the federal

government was faced with the unappealing reality of bailing out

numerous failed institutions. In an effort to curtail the

disaster, the Federal Home Loan Bank Board (“FHLBB”) sought private

investors to aid in the bailout.

To induce investment, bankrupt S&Ls were allowed to recognize

“regulatory goodwill” as an asset. This goodwill was not

recognized under Generally Accepted Accounting Principles, but was

instead a creation of federal regulators. The goodwill asset

created artificial capital for S&Ls without requiring investors to

contribute hard dollars.

Equisource Realty became interested in acquiring an S&L in the

summer of 1987. It targeted Bayside Savings and Loan Association

in Port Charlotte, Florida, and applied for regulatory approval to

purchase the institution. In the fall of 1987, Bayside had zero

value, was $1,000,000 in debt and was losing $50,000 a month.

289 (1988). 2 Jeff Noebel was indicted with Fisher and Carney but entered into a plea agreement and was not a defendant.

2 To acquire Bayside, the defendants and Noebel formed

Equisource Capital Corporation to act as the general partner of a

newly formed bank holding company, U.S. Savings Associates

(“USSA”). Davis Hughes served as president of a sister

organization, Equisource Financial Corporation.

Originally, USSA proposed to regulators it raise $3,000,000

for the acquisition: $2,000,000 in equity and $1,000,000 in debt.

This proposal received approval. However, before closing, USSA

opted to instead raise $4,000,000 in equity, with $875,000 of that

sum subject to repurchase agreements. To accomplish this goal,

USSA sold 80 units in USSA for $50,000 a unit to approximately 37

investors.

Some of the investors in USSA were represented by Joe

Courrege, an agent for the financial interests of several NFL

football players (“Players”). Courrege had purchased several homes

in Dallas in the early eighties and then sold the homes to the

Players as investments. By 1988, however, changes in the tax laws

and the general decline of the real estate market had contributed

to extremely high interest rates on the loans made to acquire the

homes. Courrege was interested in refinancing these homes to

decrease the monthly loan payments.

Early in 1988, Courrege learned of the USSA investment. As

incentive to have his Players invest, USSA promised Courrege it

would obtain refinancing on the Players’ homes if the Players

bought units in USSA.

Jeff Walker was represented by Courrege and sought to purchase

3 a USSA share. Jeff Walker’s father Trent Walker deposited $10,000

with USSA for the purchase of one share, with the remaining $40,000

owed to be financed. Trent Walker was offered a repurchase

agreement if the homes owned by his son were not refinanced by

December 31, 1988. Both Walkers had trouble obtaining financing

for the remaining $40,000 owed, so Trent Walker sent USSA a check

for $40,000 in October 1988 to be placed in escrow until financing

of the balance came through. That check was instead cashed by

USSA.

Other investors were also promised repurchase agreements.

Another Courrege client, Gary Hogeboom, invested $100,000 in USSA

with the understanding his homes would be refinanced, and that his

shares would be repurchased if such refinancing did not come

through. Michael Barlerin purchased one unit in USSA in October

1988. Barlerin testified he was promised a repurchase agreement.

Ramesh Mahtani, an investor who joined the Bayside Board of

Directors, paid $250,000 for five units in USSA in October 1988.

He also testified USSA promised him he could “put” the investment

back to USSA within 18 months of the investment. Theodore Taub,

another investor who joined the Bayside Board of Directors,

purchased one unit for $50,000, and testified USSA promised him a

repurchase agreement. Dennis Noebel, USSA partner Jeff Noebel’s

brother, bought a half unit with the understanding he could “put”

the investment back.

Bradley Branson, a professional basketball player living

abroad, purchased two units of USSA through his accountant Michael

4 Tannery. In September 1988, Tannery sent USSA a check for $20,000

on Branson’s behalf, with the remainder of the purchase price to be

financed. Tannery then sent another Branson account check to USSA

in October for $20,000. Tannery claimed the check was sent by

mistake. That check was cashed by USSA.

The USSA investment was beset with problems from the start.

After promising refinancing to the players as an incentive to

investment, USSA discovered that their homes had dropped

significantly in value since their original financing, and that

refinancing could only be obtained based upon the new worth of the

homes. The Players believed that the homes could be refinanced

without any out of pocket expense. In reality, large loan

shortfalls would result, necessitating a hefty payment from the

Players. Refinancing on the terms the Players had expected was not

forthcoming.

The Bayside investment itself also received a severe blow. In

1989, Congress passed the Financial Institution Reform, Recovery,

and Enforcement Act of 1989 (“FIRREA”), Pub.L. 101-73, 103 Stat.

183. FIRREA eliminated the regulatory goodwill offered by

regulators as an incentive to purchase S&Ls. This severely

restricted the amount of capital available in S&Ls using regulatory

goodwill, and also limited the size of the S&Ls since their ability

to lend was contingent on their capital reserves.3 Bayside had

3 In United States v. Winstar Corp., 116 S.Ct.

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

Related

Bias v. Ieyoub
36 F.3d 479 (Fifth Circuit, 1994)
United States v. Broussard
80 F.3d 1025 (Fifth Circuit, 1996)
Westley v. Johnson
83 F.3d 714 (Fifth Circuit, 1996)
Blockburger v. United States
284 U.S. 299 (Supreme Court, 1931)
Brady v. Maryland
373 U.S. 83 (Supreme Court, 1963)
Burgett v. Texas
389 U.S. 109 (Supreme Court, 1967)
United States v. Tucker
404 U.S. 443 (Supreme Court, 1972)
Loper v. Beto
405 U.S. 473 (Supreme Court, 1972)
Albernaz v. United States
450 U.S. 333 (Supreme Court, 1981)
Lockhart v. Nelson
488 U.S. 33 (Supreme Court, 1988)
Green v. Bock Laundry MacHine Co.
490 U.S. 504 (Supreme Court, 1989)
Zafiro v. United States
506 U.S. 534 (Supreme Court, 1993)
United States v. Dixon
509 U.S. 688 (Supreme Court, 1993)
United States v. Winstar Corp.
518 U.S. 839 (Supreme Court, 1996)
United States v. Melvin Marable
578 F.2d 151 (Fifth Circuit, 1978)
United States v. Dewey Lawrence Cobb
588 F.2d 607 (Eighth Circuit, 1979)
Joel Reyes v. Missouri Pacific Railroad Company
589 F.2d 791 (Fifth Circuit, 1979)

Cite This Page — Counsel Stack

Bluebook (online)
United States v. Fisher, Counsel Stack Legal Research, https://law.counselstack.com/opinion/united-states-v-fisher-ca5-1997.