Lien Avoidance
Lien Avoidance
Lien Avoidance
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Lien Stripping in Bankruptcy
Cases
Lessons for Secured Creditors
6
What is a Lien?
• A “lien” is defined as: “A legal right or interest that a creditor has in
another's property, lasting usually until a debt or duty that it secures is
satisfied.” LIEN, BLACK'S LAW DICTIONARY (10th ed. 2014).
• Typically, the creditor does not take possession of the property on which
the lien has been obtained.
• There are many types of liens that are dealt with in bankruptcy. Some
examples include:
• Voluntary
• Statutory
• Judgment
7
Voluntary Liens
• A voluntary lien is a lien created with the debtor’s consent. There
are two broad classes of voluntary liens:
• Purchase-Money Security Liens (“PMSI”): security interest that is
created when a purchaser uses the proceeds of a loan to purchase
property immediately and gives the lender security by using the
purchased property as collateral. UCC § 9-103
• Example: buyer purchases a home/boat/car by applying for a loan and
uses the proceeds of the loan to effectuate the purchase
• Non-Purchase-Money Security Liens (“Non-PMSI”): lien where
collateral supports an underlying obligation but not limited to purchase
of specified personal property
• Example: owner refinances a mortgage on property, or a loan is used to
pay for expenses collateralized by accounts receivable
• PMSI and Non-PMSI: borrower retains possession of property
8
Voluntary Liens (cont’d)
• A mortgage lien is very common in a bankruptcy case and is
typically defined as a lien on the mortgagor's real property securing
the mortgage.
• There can be a first lien, a second lien, and/or a priming lien:
• First lien: A lien that arises and attaches before or after another validly
recorded lien in such a way that the lien has equal or superior rights in
the same collateral.
• Second lien: A lien secured by the same collateral as the first lien but
subordinate in priority of payment to the existing first lien.
• Priming lien: A lien on collateral superior to all other liens that arises
after perfection of the pre-existing liens, e.g., Debtor-in-Possession
Financing
• Many of the cases and concepts herein will discuss first and second
liens.
9
Statutory Lien
• A statutory lien is defined as a lien arising solely by force of statute,
not by agreement of the parties. LIEN, BLACK'S LAW DICTIONARY
(10th ed. 2014).
10
Judicial Lien
• A judicial lien is imposed by a court and created when a creditor has
an interest in a debtor’s property after a judgment has been entered.
• Mechanically, if a debtor owes money to a creditor and the judgment
has not been satisfied, the creditor may request that the court
impose a lien on specific property owned and possessed by the
debtor.
• After the court imposes the lien, typically it issues a writ directing the
sheriff to seize the property, sell it, and turn over the proceeds to the
creditor.
• Judgment creditors can look to wages, bank accounts, or real or
personal property.
• Theoretically, a judgment creditor can foreclose on the property if it
is not paid by the judgment debtor.
11
Important Rule about Liens
• Liens, whether voluntary, judicial, or statutory in nature, are specific
to the state in which they arose, with the exception of some federal
liens such as those encumbering intellectual property.
• Thus, look to state law to determine how they arise and their effects.
• In some situations, liens arise automatically, while in others, a
creditor must take some action to “perfect” its liens.
• State law typically determines perfection.
• Without perfection, a creditor with an otherwise valid lien may be
subject to having it “stripped,” e.g., strong-arm provisions of the
Bankruptcy Code.
12
Perfection is Key
• Real Estate: file and record the mortgage in the land records in the
county where the property is located.
• Tangible and Intangible Property: file a financing statement in the
appropriate UCC filing offices. Article 9 of the UCC requires:
• The debtor’s and creditor’s names
• The debtor’s and creditor’s mailing addresses
• Whether the debtor is an organization or individual
• Type of organization and jurisdiction
• Description of the collateral
• Perfection by Possession, e.g., money, instruments, letters of credit,
certificated statements, and chattel paper may require perfection under
Art. 8 of the UCC.
• Perfection by Control, e.g., deposit accounts and investment property.
Liens may attach to the proceeds of collateral but not comingled cash
• Tax Lien: perfect in the manner above depending on asset
• Judicial Lien: record the Abstract of Judgment with the county recorder
or Secretary of State in the county or state where debtor owns property
13
General Rule for Treatment of Liens in Bankruptcy
14
Specific Rules Discussed Herein Regarding
Chapter 11, 7, and 13
• Chapter 11: a lien will be extinguished if it is “dealt with” in a plan
under section 1141(c) of the Bankruptcy Code.
• Chapter 13: the Dewsnup rule does not apply in chapter 13 cases.
In a chapter 13 case the debtor cannot use section 506(a) to
bifurcate and “strip down” an undersecured home mortgage to the
residence's current fair market value, because such a procedure
would contravene section 1322(b)(2)'s prohibition against modifying
the rights of the holder of a security interest secured only by the
debtors' principal residence. Nobelman v. Am. Sav. Bank, 508 U.S.
324 (1993).
15
So if liens pass through
bankruptcy, what is there to worry
about for the secured creditor?
16
Chapter 11: In re Northern New England Telephone Operations LLC
Full Citation: In re N. New Eng. Tel. Operations LLC, 795 F.3d 343 (2d
Cir. 2015) cert. denied sub nom. City of Concord, N.H. v. N. New Eng.
Tel. Operations LLC, 136 S. Ct. 564 (2015)
Facts:
• Debtor files for chapter 11 relief on October 26, 2009.
• The plan is confirmed on January 13, 2011.
• The plan provided that “all property” of the debtor would vest in the
recognized debtor free and clear of creditors’ interest.
• The City of Concord filed timely proofs of claim for property taxes
invoiced post-petition.
• The claims at issue involved two post-petition claims, whereby
proofs of claim were not filed and, instead, the municipality filed a
motion two years after confirmation.
17
Conclusion in In re Northern New England Telephone Operations LLC
18
Statutory Reliance in In re Northern New England
Telephone Operations LLC
Section 1141(c) is used to determine whether a lien can be
extinguished under a plan:
19
Reasoning of In re Northern New England Telephone Operations LLC
20
Why Add the Participation Requirement?
First, it ensures that the parties in interest are notified that property
subject to a lien may be dealt with by the plan.
21
Conclusion of In re Northern New England Telephone Operations LLC
One Case Has Cited Second Circuit: In re Vitro Asset Corp., 539 B.R.
108, 118 (N.D. Tex. 2015)
Facts:
• United Independent School District (“UISD”) was a secured creditor
taxing authority of the debtor.
• UISD delivered two tax bills post-petition and filed a proof of claim.
• The bills were paid.
• UISD amended its proof of claims to purportedly include disputed
fees, such as penalties, interest, and fees.
• The confirmed plan dealt with UISD’s lien and UISD did not object
nor did it appeal the confirmation order.
23
Conclusion of In re Vitro Asset Corp.
Holding: Debtor's confirmed plan “dealt with” taxing authority's lien, as
required for lien to be stripped off pursuant to provisions of plan.
24
“Dealt With” in In re Vitro Asset Corp.
• “Dealt With”: This term was not defined by the Fifth Circuit but the
court adopted the Second Circuit standard, explaining that absent
specific references, a general reference to “all property” categorically
includes the disputed property.
25
“Participation” in In re Vitro Asset Corp.
• What Constitutes Participation? Participation is a “judicial gloss”
of section 1141(c) of the Bankruptcy Code. Courts require
participation to ensure that creditors have notice of the plan and its
potential effect.
• Citing to the Fifth Circuit, the Vitro court concluded that filing a proof
of claim as an unsecured priority creditor constitutes participation.
26
Circuits Discussing Participation
Second Circuit: Filing a proof of claim is participation. In re N. New
Eng. Tel. Operations LLC, 795 F.3d 343 (2d Cir. 2015).
27
Circuits Discussing Participation (cont’d)
Seventh Circuit: Secured creditor participated by filing a proof of claim.
Matter of Penrod, 50 F.3d 459 (7th Cir. 1995).
28
Courts Rejecting “Penrod” Case
• Bankruptcy Court District of Maryland: In re Regl. Bldg. Sys., 251
B.R. 274, 286 (Bankr. D. Md. 2000) subsequently aff'd sub nom. In
re Regl. Bldg. Sys., Inc., 254 F.3d 528 (4th Cir. 2001)
29
Why Did In re Regl. Bldg. Sys. Go This Far?
• “The Penrod dicta's second premise—that a proof of claim must
have been filed for the lien to be affected by the plan—makes no
sense.” In re Regl. Bldg. Sys., 251 B.R. at 286.
30
Treatment of Liens in Chapter 7
Liens are not stripped in chapter 7 cases
• Dewsnup v. Timm, 502 U.S. 410 (1992) is the seminal case.
• Issue: whether a debtor can strip down a creditor’s lien on real
property to the value of the collateral when that value is less than the
amount of the claim secured by the lien
• Facts:
• Debtor loaned money and received a security interest in farmland. The
debtor defaulted.
• Debtor files for bankruptcy to avoid a portion of creditor’s lien, arguing
that the loan exceeded the fair value of the land.
• Debtor argued that under section 506(a) a claim is secured only up to
the value of the collateral and that under section 506(d), if a claim is not
an allowed secured claim it is void.
31
Determination of Secured Status
11 U.S.C. 506:
(a) (1) An allowed claim of a creditor secured by a lien on property in which the estate has
an interest . . . is a secured claim to the extent of the value of such creditor's interest in
the estate's interest in such property . . . and is an unsecured claim to the extent that the
value of such creditor's interest . . . is less than the amount of such allowed claim. Such
value shall be determined in light of the purpose of the valuation and of the proposed
disposition or use of such property, and in conjunction with any hearing on such
disposition or use or on a plan affecting such creditor's interest.
(2) If the debtor is an individual in a case under chapter 7 or 13, such value with respect
to personal property securing an allowed claim shall be determined based on the
replacement value of such property as of the date of the filing of the petition without
deduction for costs of sale or marketing. With respect to property acquired for personal,
family, or household purposes, replacement value shall mean the price a retail merchant
would charge for property of that kind considering the age and condition of the property at
the time value is determined.
(d) To the extent that a lien secures a claim against the debtor that is not an allowed
secured claim, such lien is void, unless— (1) such claim was disallowed only under
section 502(b)(5) or 502(e) of this title; or (2) such claim is not an allowed secured claim
due only to the failure of any entity to file a proof of such claim under section 501 of this
title.
32
Conclusion in Dewsnup
• Holding: in evaluating the words allowed + secured + claim
(independently), the Court held that creditor had a claim, that was
allowed, and secured by the property, therefore, it could not be
stripped-down under section 506(d)
• Notice that the allowed + secured + claim analysis under section 506(d)
is not the same as the “allowed secured claim” analysis under section
506(a), which bifurcates secured and unsecured claims
• Dissent: a lien is void if the claim is not both allowed and secured
because of the language of section 502(a)
33
What Happens After Dewsnup?
• Takeaway from Dewsnup: a creditor’s lien stays with the real
property until the foreclosure and any increase in value of the
property at the time belongs to the creditor
• Problem: after Dewsnup, when you see the term “allowed secured
claim” throughout the Code, how do you read it – like (a) or (d)?
34
Split in Courts on Valueless Second Liens
35
How Debtors Deal with Dewsnup v. Timm
File a Chapter 20:
• By filing the chapter 7 first, the debtor discharges the second lien.
• By filing the chapter 13, the debtor satisfies the secured claims
evidenced by a lien over a period of time.
36
Bank of America v. Caulkett: No Lien Stripping for
Underwater Liens
Bank of Am., N.A. v. Caulkett, 135 S. Ct. 1995 (2015)
Facts:
• The secured creditor’s claim was partially secured.
• The home was worth less than the first mortgage.
• The second mortgage was completely underwater.
• The secured creditor argued that junior liens should not be treated as
unsecured loans, because the bankruptcy code only “strips off” claims
from property that are disallowed and because the Supreme Court’s
ruling in Dewsnup v. Timm, disallowing “stripping down” of primary liens
to the value of the underlying property, should extend to this case.
• The defendants argued that second liens should be treated as
unsecured, and hence disallowed.
Held: The Bankruptcy Code does not allow a chapter 7 debtor to strip off a
wholly underwater junior mortgage
37
Bank of America v. Caulkett: Reasoning
The Court declined to limit Dewsnup to underwater liens.
• The definition of “secured claim” under Dewsnup and the Code did
not depend on whether a lien is partially or wholly underwater
• The debtors’ suggestion that the historical and policy concerns that
motivated the Court in Dewsnup do not apply in the context of wholly
underwater liens is an insufficient justification for giving the term
“secured claim” a different definition depending on the value of the
collateral.
38
Treatment of liens in Chapter 13
• Dewsnup v. Timm does not apply in chapter 13 cases.
• The Supreme Court held that in a chapter 13 case the debtor cannot use
section 506(a) to bifurcate and “strip down” an undersecured home
mortgage to the residence's current fair market value, because such a
procedure would contravene section 1322(b)(2)'s prohibition against
modifying the rights of the holder of a security interest secured only by the
debtors' principal residence. Nobelman v. Am. Sav. Bank, 508 U.S. 324
(1993).
• When the claim of a lien holder secured only by the debtor's principal
residence is a completely or wholly unsecured claim, the anti-modification
provision in section 1322(b)(2) does not apply; in that circumstance, a debtor
may utilize section 506(a) under a chapter 13 plan to effectively “strip off” a
wholly unsecured lien. In re Quevedo, 2015 WL 6150602, at *3 (Bankr. C.D.
Cal. Oct. 19, 2015).
39
Does Dewsnup Apply in Chapter 13 Cases?
Nobelman v. Am. Sav. Bank, 508 U.S. 324 (1993)
Facts:
• Debtor relied on section 506(a) in the plan, which proposed bifurcating
a $71,335 home mortgage into a $23,500 secured claim and a $47,835
unsecured claim.
• The plan would make regular monthly mortgage payments for the
secured portion and the creditor would receive the same treatment
under the plan as other unsecured claims.
40
Reasoning Provided in Nobleman
• Justice Thomas based the decision on the practical difficulties of a
chapter 13 bifurcation, stating:
41
Questions Raised After Nobleman
• Questions Arise After Nobleman:
• Whether the section 1322(b)(2) analysis applies in wholly unsecured
liens
• If there is zero value in a lien, should it receive protection?
42
Chapter 13 “Participation” Case
In re Pajian, 785 F.3d 1161 (7th Cir. 2015)
Facts:
• Secured creditor filed a proof of claim approximately three months after the
bar date.
• Effectively, the secured creditor did not participate timely in the case.
• Creditor argued that:
• Secured creditor need not file a proof of claim in a chapter 13 case.
• Secured creditor filed an information proof of claim.
• Bankruptcy Rule 3002(c) governing deadlines is inapplicable to secured
claims.
• The Bankruptcy Court agreed with the third argument, concluding that a
creditor seeking distributions in a chapter 13 case need only file a proof of
claim prior to confirmation (and not prior to the bar date).
Holding: a secured creditor’s lien can be extinguished if it fails to file a proof of
claim in a chapter 13 case—thus it does not necessarily “ride-through” the
bankruptcy.
43
Reasoning in In re Pajan
The court provided a number of reasons for its holding:
• Requiring all creditors to file claims by the same date allows the debtor
to create a chapter 13 plan without the concern that other creditors
might swoop in at the last minute and upend a carefully constructed
repayment schedule. Otherwise, secured creditors could wreak havoc
on the ability of the debtor and the bankruptcy court to assemble and
approve an effective plan.
44
Why is 506 so Important in Chapter 11?
• Courts analyzing lien-stripping issues in chapter 11 have used
section 506 to analyze this issue, especially in the tax lien context.
• In re Dever, 164 B.R. 132 (Bankr. C.D. Cal. 1994): the court held that
lien stripping is allowed in a chapter 11 case where an involuntary tax
lien against debtors' property was held by the IRS. The lien was
subject to avoidance or modification with the result that the debtors
were entitled to limit the secured claim to the fair market value of its
interest in the collateral pursuant to the plan
• In re Johnson, 386 B.R. 171 (Bankr. W.D. Pa. 2008) aff'd sub nom.
I.R.S. Dept. of Treas. of U.S. v. Johnson, 415 B.R. 159 (W.D. Pa. 2009):
concluding that the Dewsnup bar on the stripping-down of liens on real
property in chapter 7 cases does not extend to chapter 11
reorganization cases with the result that the debtor could strip off a
federal tax lien on his residence.
• In re Berkebile, 444 B.R. 326 (Bankr. W.D. Pa. 2011): chapter 11 debtor
could strip-down a federal tax lien by bifurcating the claim against the
value of the property and modifying the claim under the plan.
45
Lessons Learned
Lessons Arising from Lien-Stripping, Participating in Cases, Ride-
Through:
46
Thank You
Marc E. Hirschfield
[email protected]
Marc Skapof
[email protected]
George Klidonas
[email protected]
47