Yellowstone Valley Properties v. Eames (In re Eames)

108 B.R. 742, 1990 Bankr. LEXIS 21
CourtUnited States Bankruptcy Court, D. Montana
DecidedJanuary 9, 1990
DocketBankruptcy No. 89-10378-007; Adv. No. 289-0072
StatusPublished
Cited by2 cases

This text of 108 B.R. 742 (Yellowstone Valley Properties v. Eames (In re Eames)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, D. Montana primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Yellowstone Valley Properties v. Eames (In re Eames), 108 B.R. 742, 1990 Bankr. LEXIS 21 (Mont. 1990).

Opinion

ORDER

JOHN L. PETERSON, Bankruptcy Judge.

In this Chapter 7 case, Yellowstone Valley Properties, a co-partnership, and Safeco Insurance Company of America have filed a complaint against the Debtor, Kenneth L. Eames, seeking a determination that the debt owed each creditor is non-dischargea-ble under Section 523(a)(4) and (6) of the Bankruptcy Code. The parties have submitted the matter on an agreed statement of facts which center around state court findings and judgment entered in favor of the objecting creditors.

The stipulated facts are identical to the findings of fact entered by the state district court described above and are as follows:

STIPULATED FACTS

1. That Defendant, Kenneth L. Eames (hereinafter referred to as “Eames”), was at the times and for the purposes pertinent herein a duly licensed real estate salesman pursuant to Title 37, Chapter 51, M.C.A.

2. That at all times pertinent herein, Eames was the managing partner and attorney-in-fact for the Plaintiff, Yellowstone Valley Properties, a Montana general part[744]*744nership, (hereinafter referred to as “YVP”).

3. That YVP was formed to subdivide and sell single-family residential property located in Hypark Subdivision, such subdivision being in Yellowstone County, Montana.

4. That YVP entrusted Eames to advertise for, locate, negotiate with prospective purchasers, and to sell developed single-family residential lots on behalf of YVP, and YVP agreed to pay Eames a commission for such services.

5. That on or about August 11, 1981, Eames, on behalf of YVP, negotiated and ultimately executed a contract for YVP with Design Builders, Inc., for the purchase by Design Builders, Inc., of ten (10) YVP lots within Hypark Subdivision, First Filing, for the sum of $180,000.00.

6. That over the course of the next four years, Eames received from Design Builders, Inc., a total of $213,660.00 toward the purchase of the aforedescribed lots.

7. That with respect to such sale, Eames earned and collected the sum of $15,000.00 as a commission.

8. That of the total funds received, Eames applied $15,000.00 toward the payment of his commission, $160,200.00 was properly paid to YVP, and the remaining $37,800.00 was willfully and without justification or excuse converted by Eames for his own purposes.

9. That in the course of other dealings with Design Builders, Inc., Eames, on behalf of YVP, came into possession of moneys paid in consideration of a grant by YVP of certain purchase option rights to Design Builders, Inc.

10. That Eames willfully and without justification or excuse converted a portion of such funds paid by Design Builders, Inc., for his own purposes, even though rightfully belonging to YVP.

11. During the months of August and September, 1986, Eames, on behalf of YVP, negotiated and ultimately executed an agreement for the sale of a residential lot owned by YVP described as Future Lot 9, Block 1, Hypark Subdivision, Second Filing, before the final subdivision plat as to such land was approved.

12. That the purchaser of said lot paid Eames a total of $16,000.00 for the property, which amount was willfully and without justification or excuse converted by Eames for his own purposes.

13. That between July and November of 1985, Eames, on behalf of YVP negotiated and ultimately executed an agreement for the exchange and sale of a residential lot owned by YVP described as Future Lot 14, Block 1, Hypark Subdivision, Second Filing, before the final subdivision plat as to such land had been approved.

14. That the purchaser of said lot paid Eames a total of $27,000.00 for the property, which amount was willfully and without justification or excuse converted by Eames for his own purposes.

15. That during March of 1986, Eames, on behalf of YVP, negotiated and ultimately executed an agreement for the sale of a residential lot owned by YVP described as Future Lot 3, Block 2, Hypark Subdivision, Second Filing, before the Final subdivision plat as to such land had been approved.

16. That the purchaser of said lot paid Eames a total of $25,570.00 for the property, which amount was willfully and without, justification or excuse converted by Eames for his own purposes.

17. That the aforementioned acts of conversion and fraud were perpetrated by Eames by depositing certain receipts properly belonging to YVP into a bank account unknown to YVP (such account being an account at First Citizens Bank, Billings, Montana, maintained by Eames in the name of “First Realty Co. Operating Account”) and by failing to account to YVP for such receipts.

18. That in addition to the foregoing, Eames committed other acts of fraud, misrepresentation and conversion consisting of the conversion of other funds belonging to YVP for his personal use, the use of false pretenses to obtain funds from others for which YVP was ultimately responsible, misrepresentations to YVP to conceal his [745]*745fraud and conversion, and the conspiring with others in order to conceal his fraud.

19. That as a result of the aforede-scribed acts of fraud, misrepresentation and conversion committed by Eames, YVP was damaged in a total amount which is not ascertainable with absolute certainty. However, to avoid costly and protracted litigation, YVP and Eames stipulated that the damages to YVP totalled $166,850.00.

20. YVP discovered the aforedescribed conversion some time in October, 1986, and on or about April 30, 1987, YVP brought suit against Eames in Yellowstone County Cause No. DV 87-728. By such suit, YVP sought in excess of $200,000.00 in damages plus punitive damages against Eames.

21. After discovery had been completed in Cause No. DV 87-728, Eames, and his then counsel of record, consented to entry of judgment in favor of YVP in the amount of $166,850.00, based on the aforementioned factual background.

22. On July 15, 1988, the State District Court entered its Findings of Fact, Conclusions of Law, and Order in Cause No. DV 87-728. Pursuant to the Conclusions of Law entered, it was determined by the State District Court that: Eames willfully and without justification or excuse converted funds rightfully belonging to YVP for his own purposes; that Eames committed fraud against YVP; and that as a result of Eames’ intentional acts of conversion and/or fraud, YVP was damaged in the amount of $166,850.00.

23. On July 15, 1988, judgment was entered by the State District Court in favor of YVP and against Eames in the amount of $166,850.00, together with interest at the rate of 10% per annum from the date of the judgment until paid.

DISCUSSION

Section 523(a)(4), provides that debts incurred by “fraud or defalcation while [the debtor was] acting in a fiduciary capacity, embezzlement or larceny” are non-dis-chargeable. The issue presented as to the case sub judice is whether the debtor, Eames, was “acting in a fiduciary capacity” when he committed the defalcation. Rocky Martin General Agency v. Rustad, 5 Mont.B.R. 44, 45 (Bankr.Mt.1987) adopted the holding of the decision of the Ninth Circuit Court of Appeals of Ragsdale v. Haller, 780 F.2d 794 (9th Cir.1986), which case is factually close to the present case. Ragsdale holds:

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Bluebook (online)
108 B.R. 742, 1990 Bankr. LEXIS 21, Counsel Stack Legal Research, https://law.counselstack.com/opinion/yellowstone-valley-properties-v-eames-in-re-eames-mtb-1990.