B.R. Brookfield Commons No. 1 v. Valstone Asset Mgmt,, LLC, No. 13-2241 (7th Cir. 2013)
Annotate this CaseBrookfield owns a shopping center that is subject to a first mortgage of $8,900,000, held by a trust, and a second mortgage for $2,539,375 that has been transferred to ValStone, which also serves as attorney in fact for the trust. Outside of bankruptcy, state law would allow ValStone to foreclose upon default on the second mortgage; ValStone could bid on the property at auction or receive proceeds from its sale. The second mortgage is a nonrecourse loan; if the proceeds of sale were not enough to repay the first mortgage or repay the second mortgage in full, ValStone could not pursue a deficiency claim for the outstanding debt. ValStone did not initiate foreclosure. Brookfield filed a Chapter 11 bankruptcy petition. Under its reorganization plan, Brookfield elected to retain ownership of the property, requiring the bankruptcy court to establish a judicial value by means of independent appraisals. The value is expected to be less than the amount of the first mortgage, which will leave the second mortgage unsecured by any equity. ValStone argued that 11 U.S.C. 1111(b)(1)(A) treats the claim as if it had recourse, so that its unsecured deficiency claim should be allowed. Brookfield argued that the claim should be disallowed because neither state law nor 11 U.S.C. 1111(b) give ValStone a deficiency claim against Brookfield. The bankruptcy court and the district court held that the claim was valid. The Seventh Circuit affirmed.
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