U.S. v. Heath

CourtCourt of Appeals for the Fifth Circuit
DecidedAugust 18, 1992
Docket91-1112
StatusPublished

This text of U.S. v. Heath (U.S. v. Heath) 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
U.S. v. Heath, (5th Cir. 1992).

Opinion

UNITED STATES COURT OF APPEALS for the Fifth Circuit

_____________________________________

No. 91-1112 _____________________________________

UNITED STATES OF AMERICA,

Plaintiff-Appellee,

VERSUS

SIMON EDWARD HEATH and PAUL SAU-KI CHENG,

Defendants-Appellants.

______________________________________________________

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

______________________________________________________ (August 20, 1992)

Before HIGGINBOTHAM and DUHÉ, Circuit Judges and HUNTER, District Judge.1

DUHÉ, Circuit Judge:

Defendants-Appellants Simon Heath and Paul Cheng were

convicted of numerous counts of bank fraud, wire fraud,

misapplication of funds, false entries, and interstate

transportation of funds obtained by fraud. They seek reversal of

their convictions. Because we find two counts of the indictment

multiplicitous, we remand in part. The remaining convictions are

affirmed.

BACKGROUND

Cheng and Heath were founding partners of Pacific Realty

Corporation (PRC), a large national real estate development

1 Senior District Judge of the Western District of Louisiana, sitting by designation. company. In 1984, PRC and Cheng and Heath, individually,

acquired Guaranty Federal Savings & Loan, a Dallas savings and

loan then in receivership. The purchase agreement contained a

forbearance clause exempting Guaranty from banking regulations

that prohibit loans to insiders. Thus, Guaranty was authorized

to loan money to PRC and its clients.

Soon after acquiring Guaranty, PRC bought forty-two acres of

land in Florida for development. Problems occurred, however,

when the local government imposed a sewer moratorium. At the

same time, the company with which PRC had planned to develop the

land withdrew from the deal. Cheng and Heath then tried to sell

the land, but were unsuccessful.

In December 1985, Cheng and Heath made a deal with Don

Farris, of the Don Companies, an Arizona real estate development

company. Farris, a major borrower at Guaranty, was to buy almost

thirty acres of the Florida property for $10 million with money

loaned to him by Guaranty. The loan would be non-recourse and

collateralized solely by the Florida property. Farris would then

establish a $2 million reserve account to pay interest on the

loan, funded with proceeds from the sale to PRC of property he

owned in Arizona. PRC agreed to buy the Arizona property with

$3.3 million loaned to it by Guaranty and secured solely by the

property.

The $10 million loan from Guaranty to Farris required a

loan-to-property value ratio of ninety percent. For the deal to

be successful, therefore, the Florida property had to be

2 appraised at $11 million, more than twice the value quoted to

Cheng and Heath during their earlier unsuccessful attempts to

sell the property. In an effort to obtain such a favorable

appraisal, Heath, in the presence of Cheng and another PRC

employee, directed Ben Romero, an officer of PRC, to secure an

appraisal on an "as built basis" by informing the appraisers that

twin highrise apartment towers would be built on the land. At

the time, Cheng and Heath had no intention of actually building

the highrises. Based on this misrepresentation, Romero obtained

a preliminary opinion letter from Marshall & Stevens, a Chicago

appraisal firm, appraising the full 42.40 acres at $11.2 million.

Marshall & Stevens was not aware that its preliminary letter was

going to be used to close the Guaranty/Farris loans, and the

letter was technically deficient for such purposes. Using this

letter, however, PRC and Farris closed the deal on January 17,

1986. On January 18, at Cheng and Heath's request, Marshall &

Stevens sent PRC a corrected back dated letter, addressed to

Guaranty and appraising only the thirty acres of property sold to

Farris.

Although it corrected its original letter, Marshall &

Stevens did not immediately provide Guaranty with the necessary

full narrative appraisal because it was unable to verify its

initial $11.2 million estimate. In light of the zoning laws and

sewer moratorium, one Marshall & Stevens's appraiser suggested

that the Florida property was worth less than half of the $11.2

million evaluation. In the meantime, in March 1986, the Federal

3 Home Loan Bank (FHLB) discovered that the loan had been made

without the required full narrative appraisal.

To provide Marshall & Stevens with a factual basis for the

$11.2 million figure, Romero made to them specific false

representations about the development potential of the Florida

property, including assurances that sewer and treatment

facilities were available, that the density of the purported twin

towers was permissible under current zoning, and that it was

physically possible to build the highrises on the land. Based on

these misrepresentations, Marshall & Stevens completed the full

narrative appraisal for $11.2 million.

For their participation in the scheme, the Government

brought a seventeen count indictment against Cheng and Heath.

Count one alleged conspiracy, counts two and three alleged bank

fraud based on the loans for $10 million and $3 million procured

from Guaranty. Counts four through seven alleged wire fraud,

misapplication of funds, and false entries. The final ten counts

were for interstate transportation of funds obtained by fraud,

based on Cheng and Heath's use of funds obtained through the

Florida deal to purchase stock from a New York broker.

ANALYSIS

Together, the Defendants attack their convictions on many

grounds. Initially, they charge that the indictment was

multiplicitous with regard to the two bank fraud charges stemming

from a single transaction. Next they attack the sufficiency of

the evidence on all counts, asserting that the evidence did not

4 support the finding of fraud necessary to each count. They also

claim that their convictions for interstate transportation of

fraudulently obtained funds fail because the Government did not

prove that each individual transfer involved proceeds of a

fraudulent transaction. Finally, they cite numerous trial

errors, including prosecutorial misconduct, mistakes in the

district court's evidentiary rulings, and flaws in the district

court's instructions to the jury.

I. Indictment Multiplicity

"'Multiplicity' is charging a single offense in more than

one count of an indictment." United States v. Lemons, 941 F.2d

309, 317 (5th Cir. 1991). The Defendants argue that Counts 2 and

3 of their indictments, which charged them with bank fraud under

18 U.S.C. § 1344, are multiplicitous in that each of the counts

seeks to punish them for participation in the same scheme against

Guaranty. The Government counters that each transaction, the

$3.3 million Phoenix loan and the $10 million Florida loan, must

be viewed as subjecting Guaranty to separate risks of loss,

giving rise to multiple liability under the statute.

In Lemons, we stated that "the bank fraud statute imposes

punishment only for each execution of the scheme." Id. at 318.

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