LBCMT 2007-C3 Valley Retail, LLC v. Sheppard et al, No. 7:2012cv00179 - Document 19 (W.D. Va. 2012)

Court Description: MEMORANDUM OPINION. Signed by District Judge Glen E. Conrad on 10/12/2012. (ssm)
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CLERK' OFF CE U .S. ST CO S I DI . AT ROANOKE: VA FIED L 22- 12 2 1 f 22 I THE UNI N TED STATES DI STRI COURT CT FOR THE W ESTERN DI STRI OF VI NI CT RGI A RO AN OK E D I SI VI ON J A . DL ,CL RK ULI BY; LBCM T 2007- V A LLEY C3 RETA I LLC, L, Ci lA c i No.7: 2CV0001 vi ton 1 79 Pl i if a ntf , M EM OM NDUM OPI ON NI ERI D.SHEPPAD , gL, C tt . By:Ho Gln E.Co a n. e nr d ChifUnie Stt DititJ e td a es src udge Def nda s e nt . Thi c s i pr e l be or t c t t de enda s'm otonst s ta i def tan s a e s es nty f e he our on he f nt i o e s de aul d e end tm e t f l r pons ve pl di . Fort r as s tf t be ow ,t c r w ilg a t xt i o ie es i ea ngs he e ons e orh l he ou t l r nt he de e nt 'm o i ns f nda s t o . Backeround OnAprl18,2012, i LBCM T 2007- ValeyRealLLC (G C3 l ti, C LBCM T')fl t sdi riy ' ied hi ve st a ton a i tde e c i ga ns f ndan sErcD . ppa d a Phii W ol a s e ngt r co t ba a eofa t i She r nd lp m n, e ki o e ver he l nc l nt tt defnda sha gua a e d on be fofLe n Br he sBa FSB. A wave of oa ha he e nt d r nt e hal hma ot r nk, i r s vie ofpr e swase or e by Donal N . vi Es ,c er c oc s nd s d d Da d, q. ouns lf W ol n,on Aprl27, e or ma i 201 a She r wa s r e wih pr es o M a 2,201 Afe t de e 2, nd ppa d s e v d t oc s n y 2. tr he f ndan sf ie t t al d o tm e y fl r pons ve pl a ngs LBCM T m ove f e r ofde a t The C l r e er d de a t i l ie es i e di , d or nty f ul. e k nt e f ul a i tShe r on J m e 1 201 and a i tW ol a on J y 9, 2. On J y 23, 2 a ga ns ppa d t 5, 2, ga ns m n ul 201 ul 201 nd J y 25,201 r s c i l She r a W ol n move t s ta i t e re ofd a ta ul 2, e pe tvey, ppa d nd ma d o e sde he nti s ef ul nd e e t tm ei whih t fl r s xt nd he i n c o ie e ponsvepladi . i e ngs Di cuss on s i Purua t Rul 5 c oft Fedea Rul ofCi lPr ce e t c tma s a i a s nt o e 5() he rl es vi o dur,he our y et sde n e r ofdefuluponas ngofE nty a t howi ç c us ' Fed. Ci P. c . Be a et Unied good a e. ' R. v. 55() c us he t L K St t Cour ofA ppe l f rt Fo t Cic thasa G t o polc t tc esbe dec ded o t i a es t a s o he urh r ui ç r ng i y ha as s i n he r meis'Unie Sae v.Shaf rEgui Co. 11F. 450,453( h Ci.1 ,heCour hashel rty td tts ' fe p. , 3d 4t r 993)t t d t a Rul 55c mu tb Ei eal c n tu di o d rt p o ier l ffo t eo eo h t e () s e ç b rly o sr e n r e o r vd ei r m h n rus l e c n e u n e o d fut a dd fut u g n s'ColtnPrpaaovAc d.nc v. o e o s q e c s f e a ls n e a lj d me t, leo e rtr a .l . Ho v r ' Uni ra.l , 6F. 41 421( ) W he de i ngwhehe t s ta i a e r of ves l nc.61 3d 3, 2010 . n cdi t r o e sde n nty de a t t c tc i r t f l i f c o s fwhe he t m ovi pa t hasa m e io i f ul, he our onsde s he olow ng a t r : ç t r he ng ry rt r ous de e e w he he i ac s w ih r as bl pr m pt s , he pe s nalr pons biiy oft def uli f ns , t r t t t e ona e o ne s t ro es i lt he a tng pat,h p eudc t tep ry wh t rte ei ahso yo dlt r a t n, n tea albit o ry t e rj ie o h a t, ehe h r s it r f i o y ci a d h v i l y f a o a i sn t nsls d atc' Pa n v. a e 4 9F.d 1 8 2 4 0 ( t Ci. 0 6 . ç yd u t a ci e s rsi. y e Br k , 3 3 9 , 0 - 5 4h r 2 0 ) i o ' An o bs aboutwhehe r le s ul beg a e s d ber s ve i f vo ofs ti a i t def ts t r ei f ho d r ntd houl e ol d n a r e tng s de he aul o t tt c ema beheadont meis' Tolonv. ha he as y r he rta ' s Hodge, F.d 1 1 ( h Ci.1 ) 411 2 23, 30 4t r 969 . Appl ngt f t ss tf t i Pa ,t co tc l est tgood c us e s st s t yi he acor e orh n vne he ur oncud ha a e xit o e a i t e re ofde a tag i tt de e nt . Ast t frtf c or i or rt esa ih a sde he nti s f ul ans he f nda s o he is a t , n de o t bls m e iorousde e e t lt ti ne s a y ... sapr s ntton orpr f rofe d e, c i rt i f ns , i ha s ce s r al i e e ai ofe vi enc whih, f beive , u dp r t ih rteCo r o tej r t fn f rted fulngp ry' UntdS ae le d wo l e miete h u t r h u y o i d o h ea t a t. i ' ie tts v. ordi 673F. 725,727( hCi.1 . I t sc e,hedee nt ha s bmitd M a , 2d 4t r 982) n hi as t fnda s ve u te afi vis i w hi h t s r y d s e whe he t ro i tonsundert gua ant w e e fda t n c hey ha pl i put t r hei blga i he r y r ti r d by t borowe ' aci ns Att sea l sa oft pr e di ,hec t suna et rgge e he r r s to . hi ry t ge he oc e ngs t our i bl o c l t tt de e nt a ei pa e ofm o i algii ae d e et t pli tf s oncude ha he f nda s r nca bl untng e tm t ef ns o he a n if c a m . Gi n t Fo t Cic ts ç t o pr e e e 'f di pos ng ofc a m sa def e on li ve he ur h r ui' t r ng ef r nc ' or s i s l i nd ens s t i m e is t s f c o w ei i f vo ofgr ntng t def nda s' oto . See Colet 61 he r rt , hi a t r ghs n a r a i he e nt m i ns l on, 6 F. a 41 3d t 7. Ast t s c f cor t dee m i ton ofwheherapa t hast ke r as bl pr m p o he e ond a t , he tr na i t ry a n e ona y o t a ton t s ta i a e r ofde a tt tbega e i lghtoft f c sa cr um snnc of c i o e sde n nty f ul t mus ug d n i he a t nd ic t es ea h oc son. M or di 673F. a 727. He e, t n da ofr c i ng no i oft e resof c ca i ' ' a , 2d t r wihi ys e evi tce he nti de a t t de e nt r t i c eli Vigi at r pr s ntt m . Cot eli e a ey f ul, he f nda s e aned ouns n r ni o e e e he ms mm dit l r se t tt pl ntf co e t a e e i oftm et fl r ponsvepladi . Alho h eque t d ha he ai if ns nt o n xt nson i o ie es i e ngs t ug t pl i ifde lne t agr et a e e i oftm e t pl i ifsat ne i c t d t tt he antf c i d o e o n xtnson i , he antf tor y ndia e ha he p an if udn t v f rd fut u g n wh l d fn ec t e fmiirz dhms lwiht e litf wo l o mo e o ea lj d me t ie ee s oms l a l ie i ef t h a f t oft c s . D e e e c ac s he a e f ns ouns ls bs que l obt i d doc e sr f r nc i t c m pl i e u e nty a ne um nt e e e ed n he o a nt s t the c d be t re l t t pl i ifsc a m a a a i a e de e es Appr m a el o ha oul te va ua e he a ntf l i nd ny pplc bl f ns . oxi t y t wee lt r t de enda smovedt s ta i t e re ofd a t Ba e ont s f ds t wo ks a e ,he f nt o e sde he nti s ef ul. s d he e a ,ht c tc ude t tt def nda t a t wih r a ona epr our oncl s ha he e n s ced t e s bl ompt s a t tt s c f c or ne s nd ha he e ond a t w e ghs i f vorof g an i t de e nt 'm otons i n a r tng he f nda s i . W hie t t r f t r- t r pons biiy f t e r ofde a t- a a st r ts e y l he hi d ac o he es i lt or he nt y f ul ppe r o es ol l w ih t de e nt a t ,wei hsaga ns s ti as d t e r e ofde a t e h oft t he f nda s nd, hus g i t e tng i e he nti s f ul, ac he r m ani f e i ng ador wei i f vorofgr ntngt de e nt 'motons Thepli ifhasnot s ghs n a a i he f nda s i . antf ag e t a i wo db p eudc db stiga ietee tiso d fut a dt rc r d e n t r u d h tt ul e rj ie y et sd h nre f ea l, n he e o d o s o n s gg s ars o p eu ie Lie s ,h r i n e i e c ta tedee d n sh v e g g di u e t ik f rj d c . k wie t ee s o v d n e h t h fn a t a e n a e n o he dia or lt g ton c t r l t y ii a i onduc . Fi ly, tha notbe n di put d t tl sdr s i s nc i ,s h t na l i s e s e ha es a tc a tons uc asa ar ng t pl i ift c t i i ur e i s e ng de a t coul be a ia e on t w di he a ntf he os s t nc r d n e ki f ul, d va l bl he pl ntf sm o i ai i f ton. I sl t emao i o tefco s e t a s s amo a tsC o dc us'u d r l 5 () n l h j rt fh a tr usd o se s v n ' ç o a e' n e Rue 5c m, y g wegh i f vorofs ti a i t en resofde a t Ac r ngl t co twilg a t i n a e tng sde he ti f ul. co di y, he ur l r nt he de e n s m otons f nda t ' i . The Cl r i die t d t s nd c r ii c e oft s m e or um opi o and t e k s r c e o e e tfed opi s hi m and ni n he a co pa ng o de t a lc c m nyi r r o l ouns lofr co d. e e r n ENTER: s i da ofOc o r 201 Thi ' X y t be , 2. Chi fUnie Stt sDiti tJ e t d a e src udge 4