Thursday, May 3, 2018

UNDERSTANDING FRAUDULENT TRANSFERS


Understanding Fraudulent Transfers
One of the many issues that I look for prior to filing a bankruptcy case is whether there have been any fraudulent transfers.  A fraudulent transfer is any transfer of an asset made with intent to hinder, delay, or defraud a creditor. 

Fraudulent transfers are very important because the bankruptcy Trustee who oversees the administration of the bankruptcy estate can reverse the transfer.  This means the recipient may become a defendant in an action to recover the fraudulently transferred asset.  Furthermore, the debtor seeking bankruptcy relief could have their entire discharge denied.  They could receive no relief from the bankruptcy filing. 

Obviously, not all transfers are fraudulent.  Clear examples of fraudulent transfers are gifted assets to friends and family members.  If some individual gifts away that pristine Corvette Stingray to their brother prior to filing a bankruptcy, then it’s a fraudulent transfer. 

A transfer without actual intent to hinder or defraud creditors can also be a fraudulent transfer.  If someone sells an asset for less than fair market value while they are insolvent, then it is also presumed to be a fraudulent transfer.  Luckily, if the Trustee cannot show intent, it is difficult to deny the entire discharge, but the Trustee can still reverse the sale. 
An example would be if while having financial distress, you decide to sell that Corvette to your brother for $10,000 knowing it is worth much more than that.  You may be trying to keep your prized possession in the family rather than selling it to a stranger rather than trying to defraud creditors.  This transfer would still be reversible by the Trustee. 
The important thing to understand is you should not make any transfers or sales of assets without first consulting with an experienced attorney if you are in financial distress.  You may not even be considering bankruptcy yet, but with a 2 year look back period, it is important to plan ahead.  There is a lot of grey area in fraudulent transfers.



Martin Prybylski
Attorney at Law
McFerran Law, P.S.
3906 S 74th Street
Tacoma, WA 98409
253-284-3811

PLANNING FOR THE WORST


Bankruptcy Update: Planning for the Worst

Many people live their lives too optimistically for my taste.  As an attorney, I have become very risk adverse.  Instead of thinking of how things will go well, I am always worried about how things can go wrong.  Don’t get me wrong – optimism is GREAT!  But if you are too optimistic, you will ignore dangers and walk right into them. 
This comes up in my bankruptcy practice all too often.  My clients will wait long past financial distress, and wait until financial Armageddon before they ask a professional what they should be doing.   This severely limits their options. 
I want to take a little time to explain some things all people should do or not do – especially if they are having difficulty meeting their financial burdens.
1.      Meet with a professional!:  This is not merely self-serving.  You can meet with accountants, investment advisers, or attorneys.  Professional guidance at every step of financial health will improve your ability to avoid dangers. 
2.      Retirement accounts:  Everyone knows that having money for retirement is a good idea.  Less well known is that they are protected from creditors in and out of bankruptcy.  This is a good safe-haven for your assets in the event you are hounded by creditors.
3.      Know who to pay:  Some people freeze up when they cannot pay everyone – so they pay no one.  If you get to this point you should go back to number 1 before you start pulling money from your retirement or borrowing from friends or family. 
4.      Personal loans:  If you are going to lend money to a friend of family member or they are going to loan money to you, consider securing the loan.  This helps ensure payment to these parties in the face of collection from other creditors. 
5.      Create Trusts:  If you decide you want to help family members in this life or after, you should consider placing those funds into a trust.  You can set up a trust in a way to allow those family members to receive the benefits of the trust without impairing their ability to obtain Supplemental Social Security or Medicaid.  You can also protect those trust assets from their creditors!
6.      Disability Plan:  Plan on how you will live should you become disabled.  You should at least have short-term and long-term disability insurance. 
I know – this is an eclectic list of points.  They all have one thing in common, better safe than sorry.  Keep these in mind when times are good, and your bad times will not be quite as bad.  Don’t be the one to later say, “I never thought it would happen to me.”

If you or someone you know has a toxic property, they should consult with a qualified professional that can explore all that property owner’s options to best resolve their issue.

Martin Prybylski

Attorney at Law
McFerran Law, P.S.
3906 S 74th Street
Tacoma, WA 98409
253-284-3811

Thursday, February 15, 2018

WASHINGTON STATE HOMESTEAD EXEMPTION


A homestead exemption is a protection granted by statute which safeguards equity in a residence of a homeowner from judgment creditors.  In Washington, this safeguard is automatic.  See Revised Code of Washington 6.13.040.  Under the statute, the exemption is automatically applied to the home as soon as it is occupied as a principal residence by the owner. 

          This automatic protection is very comforting, as a homeowner is not required to file any declaration to obtain the protection.  Homeowners have enough to worry about when purchasing a new home!

          What about when a new homeowner has purchased a piece of property, and is interested in moving into the property as their residence?  Imagine the property is raw land and the homeowner must rent while they are anxiously awaiting their dream home to be built.  The good news is that Washington has a mechanism for this homeowner to claim their new home as their homestead before moving into the property. 

          The homeowner in this unique circumstance can file a declaration of homestead and a declaration of abandonment of homestead.  With these two documents the homeowner is not only asserting the new property as their home, but they are denying any other property is their home.  This gives the homeowner the same protections as would be granted automatically, if they were able to move into it right away.

          This is a corner case for most people to worry about while waiting to move into a new home.  The individuals that are most benefited by this rule are those people who are already exposed to risk of loss:  individuals contemplating bankruptcy or individuals hounded by creditors through lawsuits and/or judgments.

          If your client is in such circumstances, let them know of the option to protect their new home!  Refer them to a qualified attorney to assist in not only filing the declarations, but planning for resolving their creditor problems permanently!

Tuesday, January 30, 2018

Surrendering Toxic Real Property in a Bankruptcy

Many people become confused about what it means to ‘surrender’ an asset in a bankruptcy.  It is commonly believed if you surrender a property through a bankruptcy proceeding, somehow you no longer own that property.  The problem is that this is not only wrong, but a dangerous misunderstanding.

Surrendering your rights to a piece of real property through a bankruptcy is merely a statement of your intention regarding that property.  It has no vesting power to the ownership of that property.  You remain title owner of the property and, to some extent, you are liable for post-bankruptcy taxes, HOA dues, and tort actions.
As owner of the property, if someone is injured on the property, you could be exposed to significant liability.  If significant time passes after you file the bankruptcy, then you could be facing a huge HOA assessment including fines! 

A big reason to desire to surrender property through a bankruptcy is because the property is a source of dangerous liability.  Imagine a couple who inadvertently rented their condo to meth manufacturers.  The risk and costs for this poor couple could easily make the property undesirable to retain.  The issue is that the first mortgage holder may not be in a big hurry to foreclose on the property.  It could be years that this toxic property remains in the couple’s name after a bankruptcy.  During that time, they would be liable on the condominium association’s dues.  No one wants to throw good money after bad.

Luckily for this group of individuals, there is an option to force the lender’s hands.  In a Chapter 13 Bankruptcy, the property owner can include special language in the plan that will not only surrender the property, but to actual transfer ownership to the first mortgage holder.  This can be done even in the face of creditor objections in many cases.


If you or someone you know has a toxic property, they should consult with a qualified professional that can explore all that property owner’s options to best resolve their issue.

Tuesday, January 9, 2018

What is the Difference Between Chapter 7 & 13 Bankruptcies?

Many people have very little understanding of bankruptcies.  Below I am attempting to give a cursory overview of the main types of bankruptcy.  It is not an exhaustive attempt to cover their differences.

For most individuals, there are basically only two bankruptcy options:  Chapter 7 and Chapter 13.  Individuals can also file for Chapter 11 or Chapter 12, but they are designed for businesses and farmers or fisherman respectively. 
Chapter 7
A Chapter 7 bankruptcy is a liquidation proceeding where debtors can seek a discharge of most types of debts in exchange for assets they own that are not protected by state or federal law.  Many debtors do not have any such unprotected assets, and therefore do not need to surrender any assets to obtain their discharge. 
Assets
Assets can include more than just a debtor’s obvious tangible assets such as a car or a house.  Assets can include a debtor’s right to sue someone or a right to an inheritance.  It also includes any debts owed to a debtor by anyone including family members.
Another thing that can be viewed as an asset is anything you have paid to creditors to the detriment of other creditors.  The most common is payments made to friends or family members on debts. 
Timeline
Every bankruptcy must begin by filing the Voluntary Petition, Schedules, and other documents with the Bankruptcy Court.
In a Chapter 7, like in a Chapter 13, the debtor will be required to appear at a meeting of creditors about 30 days after the filing of the case.  If there are not objections to the debtor’s discharge, then the discharge will be issued about 60 days after the conclusion of the meeting of creditors.  If there are assets to administer, the case will not close until both the discharge is entered and the assets are fully administered.
Limitations
Not everyone can file a Chapter 7 bankruptcy.  Income can be an issue.  If a debtor makes too much money and their debt is primarily consumer in nature, then they will not be eligible for a Chapter 7 bankruptcy.  They will likely be forced into a Chapter 13.
Benefits
The biggest reason to file a Chapter 7 bankruptcy is its speed and efficiency.  A debtor is often done with their case in as little as 5 months.  The debtor is no longer under court supervision after closing, so they can continue to live their life normally and begin repairing their credit.  The debtor often pays less overall in legal fees and repayment to creditors in a Chapter 7. 

Chapter 13
A Chapter 13 bankruptcy is a reorganization proceeding where debtors propose a plan to repay creditors based on several requirements set out by the Bankruptcy Code.  Upon successful completion of a court approved plan, debtors will receive a discharge of most types of debts left unpaid at the end of the plan.

Assets
Like in a Chapter 7, what assets the debtor has is central to their case.  Unlike a Chapter 7, in a Chapter 13 proceeding, a debtor is not required to liquidate any assets.  Instead, a debtor must repay creditors such that unsecured creditors will receive at least as much as they would have in a Chapter 7.  Many debtors will file a Chapter 13 because they want to avoid liquidation of a treasured asset. 
Plan
The plan proposed by the debtor must be approved by the court.  The gatekeeper of an approved plan is often the Trustee assigned to supervise the case by the United States Trustee.  To obtain this approval the debtor must satisfy the requirements of 11 U.S.C. §1325.  Below are some of the important plan requirements.  This is not an exhaustive list.
-         The debtor must repay any arrears on secured loans they wish to retain. 
-         The debtor must pay all priority debts in full. 
-         The debtor must pay all disposable income into the plan. 
-         Unsecured creditors must not be treated worse than they would be in a Chapter 7.
Timeline
Debtors begin their Chapter 13 bankruptcy by filing the Voluntary Petition, Schedules, a proposed Chapter 13 Plan and other documents with the Bankruptcy Court.
Like in a Chapter 7, a debtor must attend a meeting of creditors roughly 30 days after filing their case.  After the meeting of creditors, the next hearing is the Confirmation Hearing for the proposed plan.  After successfully obtaining court approval of the plan, the debtor will simply follow the terms of the plan for the length of time dictated by the plan.  Plans are usually 3 to 5 years depending on the debtor’s income.
After successfully completing the plan, the debtor will receive their discharge of most of their remaining debts that were not

Limitations
In a Chapter 13, a debtor must have sufficient regular income to fund a plan.  So, it is opposite of Chapter 7 where too much income can bar a filer. 
There are also limitations on how much debt a party can have when seeking a discharge in Chapter 13.  As of this writing, if a debtor has more than $394,725 in unsecured debt or $1,184,200 in secured debt, they do not qualify for a Chapter 13 bankruptcy.  If a debtor does not qualify for this reason, they may qualify for a Chapter 7 or Chapter 11 depending on their circumstances.
Benefits
The main benefits for a Chapter 13 over a Chapter 7 is the flexibility it gives the debtor.  It allows a debtor to keep a home that has arrears on its mortgage, homeowner’s association dues, or taxes.  It allows a debtor to reduce the debt and interest on certain vehicle loans.  It allows a debtor to reduce interest on credit card payments. 

Conclusion

Chapter 7 and Chapter 13 are very different vehicles for the same goal:  debt relief.  Anyone who is interested in learning how these can be used for their benefit should consult with a qualified attorney.

Thursday, December 21, 2017

Selling a House Despite a Bankruptcy


Selling a House Despite a Bankruptcy

Many of my clients are involved with a real estate broker before they meet met to discuss bankruptcy options.  One common issue is that a sale of real property is in process while the lender is attempting to foreclose on the property.  The broker has made many good faith efforts to delay the foreclosure to complete a sale.  Unfortunately, the lender is unwilling to continue the foreclosure any further to accommodate the sale. 
Many brokers simply walk away at this point chalking up the sale as dead in the water.  They know the client probably needs to file a bankruptcy proceeding to delay the foreclosure and resolve any future liability after the resolution of the sale.  The broker also believes that the bankruptcy will terminate their ability to sell the property and receive their commission.  Therefore, the broker moves on to other potential sales.
Is the broker correct in this circumstance?
Absolutely Not!
In these kinds of cases, the first thing a broker should do is have their client meet with a qualified bankruptcy or distressed property attorney in preparation for the worst-case scenario described above.  If proper planning is done, the loss of the sale may be avoided. 
Short Sales
The reason why many sales are lost is because often the best type of bankruptcy for clients is a Chapter 7 Bankruptcy.  This is most common with short sales.  When the client files for a Chapter 7 Bankruptcy, all their assets become “property of the estate.”  The Trustee then either sells the property or abandons the property back to the owner. 
For a broker working intimately with the property, they are in the best position to continue to sell that property so long as they are properly qualified.  If the client still wants to sell, the broker may be able to be hired by the Trustee to sell the property.  Many Trustees work with particular brokers, but can be persuaded if you either already have leads or are willing to work with them. 
The other option would be to force the Trustee to abandon the property.  Once it is abandoned, your sale can continue unadulterated.  This is a very fact specific scenario, but is an option.  Sometimes, the Trustee will abandon the property on their own accord.
Homes with Equity
If your client’s property has equity it gets a little trickier, but your client has more options to be honest.
If the debtor resides in the property and the equity is less than the homestead exemption, the debtor can still file a Chapter 7.  The Trustee will not be able to sell the property because the homestead will protect it from liquidation.
If the equity exceeds the value of the homestead or the property is not the residence of the client, a Chapter 13 Bankruptcy will stop any pending sale and often gives the client time to reorganize and sell the property successfully.  As Chapter 13 Trustees do not liquidate, the client is not at risk of the property being sold by the Trustee. 
If a buyer is found while the case is open, the client will need to have the sale approved by the court before it can be completed. 
Summary
This is a summary of options available designed to give brokers some insights into options on their distressed sales.  Only qualified attorneys should make the determination as to which route is best for the client.  If you have questions about utilizing bankruptcy to complete a distressed sale, please set up a consultation with one of our attorneys. 

Martin Prybylski
Attorney at Law
McFerran Law, P.S.
3906 S 74th Street
Tacoma, WA 98409
253-284-3811