Credit Union Liquidity Services, L.L.C. v. Green Hills Development Co.Credit Union Liquidity Services, L.L.C. v. Green Hills Development Co.
Douglas Cole Noble, Oliver Stephen Montagnet, III, Esq., McCraney, Montagnet, Quin & Noble, P.L.L.C., Ridgeland, MS, for Appellee.
Before WIENER, DENNIS, and OWEN, Circuit Judges.
PRISCILLA R. OWEN, Circuit Judge:
Credit Union Liquidity Services, L.L.C. (CULS)1 appeals the dismissal of its peti- tion
I
Green Hills entered into a construction loan agreement with CULS as part of a plan to develop approximately 403 acres of land in Brandon, Mississippi (the property). Under that agreement, Green Hills executed a promissory note (the Note) for $14.5 million as well as a related security agreement and Deed of Trust on the property. At closing, CULS dispersed $8,250,000 to enable Green Hills to acquire the proрerty and reserved $5,500,000 for construction advances.2 Separately, in order to provide additional funding for the development, Green Hills also formed the Stonebridge Public Improvement District (the PID) pursuant to Mississippi law.3 The PID entered into a trust indenture, with the Bank of the Ozarks as trustee, through which the PID issued bonds, using the proceeds to improve the property.
Green Hills requested and received from CULS six disbursements from the construction reserve totaling $4,455,566.92. Request for a seventh draw was made, but CULS did not provide the funds. Green Hills mаde some of the payments required under the Note, ultimately repaying approximately $5,921,930.36 of the loan’s principal, although its payments were not always timely. Toward the end of 2008, the relationship between Green Hills and CULS soured, and Green Hills did not repay the outstanding balance of $8,074,348.57 when the Note matured on November 3, 2008. Green Hills also fell behind in its bond obligations to the PID.
Green Hills filed suit against CULS in Texas state court (the Texas Litigation), seeking damages estimated to exceed $20 million, an injunction preventing CULS frоm collecting its debt under the Note, and other relief. Green Hills asserted a wide variety of claims and theories to invalidate the loan agreement and offset its debt, including fraud, promissory estoppel, breach of contract, breach of fiduciary duty, equitable estoppel, unconscionability, duress, reformation, equitable subordination, and various statutory claims. CULS answered and filed a counterclaim for $8,315,065.09, the amount it claimed was then owed under the loan agreement. CULS also filed a motion for summary judgment on all of Green Hills’s claims and its own counterclaims. The state court held a hearing on that motion, among others, at which it partially granted and partially denied summary judgment in favor of CULS. The Texas court did not issue a written order, but the record includes a proposed order that CULS prepared and filed with the Texas court after the hearing. That proposed order would have granted summary judgment to CULS only on Green Hills’s claims under the Texas
As the Texas Litigation was proceeding in state court, CULS filed a petition for involuntary bankruptcy against Green Hills in the Bankruptcy Court for the Southern District of Mississippi. Green Hills filed a motion to dismiss the petition, arguing that involuntary bankruptcy was an improper vehicle to resolve what was essentially a two-party dispute and that CULS lacked standing becаuse its claim against Green Hills was subject to a bona fide dispute as to liability or amount. CULS filed a motion for summary judgment on all claims. The bankruptcy court took all motions under advisement pending trial. At the conclusion of the trial, the bankruptcy court issued a written opinion dismissing the petition. The court held that CULS had failed to offer sufficient evidence that Green Hills was generally not paying its debts as they came due, and that, pursuant to
II
After CULS filed its notice of appeal, the district court in which the Texas Litigation was pending issued an order denying in part another motion by CULS for summary judgment. We granted Green Hills’s motion to take judicial notice of that order. Shortly before oral argument, the district court in the Texas Litigation issued another order, this time granting CULS’s motion to clarify the summary judgment order. CULS has filed an unopposed motion to take judicial notice of that order. As the content of that order is capable of accurate аnd ready determination by resort to sources whose accuracy cannot reasonably be questioned, we grant CULS’s motion to take judicial notice of the clarification order.5
III
In general, we review a bankruptcy court’s findings of fact for clear error and conclusions of law de novo.6 To the extent that we are presented with a mixed question of law and fact, we consider the question de novo,7 although we have
IV
Recognizing that involuntary bankruptcy is a particularly severe remedy, Congress limited the circumstances in which creditors may force a debtor into such a proceeding.10
We first address and reject CULS’s assertion that Green Hills has forfeited any argument regarding
Under
The bankruptcy court held that a bona fide dispute did not exist under
The bankruptcy court’s analysis rested primarily on a pre-BAPCPA Ninth Circuit case, Chicago Title Insurance Co. v. Seko Investment, Inc. (In re Seko Investment, Inc.).24 At issue in Seko was whether the debtor’s counterclaim for coverage under its title insurance policy created a bona fide dispute as to the creditor’s claim on a related note.25 Because the note had been assigned to the title insurance company, the creditor in that instance was also the potentially liable insurer.26 The debtor argued that payment under the insurance policy would offset the debt it owed under the note, and therefore a bona fide dispute existed as to the amount.27 After acknowledging that a counterclaim that “arises ... out of the sаme transaction which forms the basis of the creditor’s claim” could
The bankruptcy court’s reliance on Seko is misplaced. Seko concerned only the treatment of unrelated counterclaims advanced by a debtor as a potential offset to the creditor’s debt.29 Here, Green Hills does not argue that a bona fide dispute exists because of an оffset arising from an unrelated counterclaim. Green Hills’s claims in the Texas Litigation directly call into question Green Hills’s liability under the Note, including the amount it may owe. Seko provides no justification to treat related counterclaims differently under the two subsections. Furthermore, as discussed above, the addition of the phrase “as to liability or amount” to
In Subway Equipment Leasing Corp. v. Sims (In re Sims),31 we stated that, in considering whether a claim is subject to a bona fide dispute, “the bankruptcy court must determine whether there is an objective basis for either a factual or a legal dispute....”32 Under this objective standard, the petitioning creditor has the burden to establish a prima facie case that no bona fide dispute exists, after which the debtor must present evidence sufficient to rebut the prima facie case.33 “[N]either the debtor’s subjective intent nor his subjective belief is suffiсient to meet this burden.”34 Furthermore, although the court “may be required to conduct a limited analysis of the legal issues” and its determination “will often depend ... upon an assessment of witnesses’ credibilities and other factual considerations,” the court’s aim is to “ascertain whether a dispute that is bona fide exists ... not to actually resolve the dispute.”35
For purposes of determining whether there was a bona fide dispute under
CULS argues that the bankruptcy court erred in considering the evidence of the Texas Litigation and therefore that Green Hills had offered no evidence to rebut the prima facie case.36 CULS contends that the pleadings, briefing related to its motion for summary judgment, and hearing transcripts are not competent evidence of a bona fide dispute.37 According to CULS, only a judgment in favor of Green Hills could constitute competent evidence of a bona fide dispute.38 However, CULS cites no case law (other than cases discussing when judgments are considered final) for this assertion. Nor would such a rule make sense given the standard articulated in Sims, which limits the bankruptcy court’s inquiry to the existence of a bona fide dispute and does not require resolution of the merits. Bankruptcy courts routinely consider the existence and character of pending but unresolved litigation as evidence of a bona fide dispute.39
Contrary to CULS’s assertion, the bankruptcy court did not merely conclude that the existence of the Texas Litigation or the Texas court’s apparent denial of summary judgment were, by themselves, dispositive. The bankruptcy court did find it significant that “the Texas judge, who held numerous hearings in the Texas Litigation over the nineteen months the case was pending before her, determined that there were facts which gave rise to a legitimate disagreement.” However, the bankruptcy court also conducted a thorough, independent review of the evidence from the Texas Litigation.
Green Hills filed suit against CULS in early 2009, asserting a variety of claims attacking both the validity of the loan agreement and the amount due under that agreement. That suit survived multiple motions for summary judgment in both Texas state court and federal district court. More than four years later, at least some of those claims remain pending. Two different judges have unquestionably concluded that the factual allegations and legal theories advanced by Green Hills have enough merit to justify careful consideration. Given that a debtor may demonstrate the existence of a bona fide dis- pute
Finally, CULS argues that, even if the bankruptcy court did not err in considering the evidence from the Texas Litigation, there is no bona fide dispute because an offsetting counterclaim can never be the basis of a bona fide dispute. Citing only a single, unpublished bankruptcy opinion from 2002, In re American Cotton Suppliers International, Inc.,40 CULS asserts that “unsubstantiated counterclaims ... do not call into question the validity of [] debts” and therefore cannot be evidence of a bona fide dispute. Even if this court were to find the reasoning from American Cotton persuasive, that case was decided under the pre-BAPCPA version of
CULS’s claim was subject to a bona fide dispute. We affirm the dismissal of the petition on the alternative ground that CULS lacked standing under
V
After CULS submitted its brief in this appeal, Green Hills moved to sanction CULS for filing a frivolous appeal. We carried the motion with the case and now consider it. Green Hills argues that we should sanction CULS pursuant to
We conclude that sanctions are not appropriate in this case. First, we decline, in this instance at least, to order sanctions based on the appellant’s conduct before the district and bankruptcy courts.
With regard to the appeal, CULS’s contentions, while not ultimately meritorious, were not entirely unreasonable. The weight of authority did not foreclose room for some disagreement between this court and both the district and bankruptcy courts. Accordingly, Green Hills’s motion for sanctions is denied.
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The district court’s order affirming the bankruptcy court’s dismissal is AFFIRMED. CULS’s motion for judicial notice is GRANTED. Green Hills’s motion for sanctions is DENIED.