In re: Szerwinski, No. 11-8050 (6th Cir. 2012)
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In 2006 debtors sublet land from lessees on a 30-year recorded lease and purchased a three-story cottage on the land by bill of sale. The lease refers to removal of the structure upon termination of the lease and requires approval by the lessor of any liens or mortgages. The landowner consented to a mortgage on the cottage and leasehold. Two years later, debtors filed a voluntary Chapter 7 petition and listed the cottage as real property, with a secured claim of $235,000. The Trustee sought to avoid security interests held by the bank and landowner, arguing that the cottage was a chattel so that a lien could only be perfected by filing a financing statement with the Ohio Secretary of State. The bankruptcy court ruled that the mortgage was valid, concluding that the cottage was a fixture. The Sixth Circuit affirmed. To avoid the security interest (11 U.S.C. 544) the trustee had to show that the cottage was chattel. The cottage is highly integrated with the land and unlikely to be moved or dismantled; there was no proof that the parties intended that it be chattel. Security interests in both the cottage and leasehold were properly secured.
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