Atooi Aloha, LLC, by Millicent Andrade and Craig B. Stanley, Its Managing Members et al v. Gaurino et al

Filing 350

ORDER GRANTING DEFENDANT/THIRD-PARTY PLAINTIFF APT-320 LLC'S MOTION FOR CONFIRMATION OF SALE, DISTRIBUTION OF PROCEEDS, AND DEFICIENCY JUDGMENT re: 329 . Signed by JUDGE JILL A. OTAKE on 10/19/2018. (afc)WRITTEN ORDER follows hearing held 10/19/2018. Minutes of hearing: ECF 349 .

IN THE UNITED STATES DISTRICT COURT
FOR THE DISTRICT OF HAWAII
ATOOI ALOHA, LLC, by Millicent )
Andrade and Craig B. Stanley, its
)
Managing Members, et al.,
)
)
Plaintiffs,
)
)
vs.
)
)
ABNER GAURINO, et al.,
)
)
Defendants.
)
_____________________________ )

CIVIL NO. 16-00347 JAO-RLP
ORDER GRANTING
DEFENDANT/THIRD-PARTY
PLAINTIFF APT-320 LLC’S
MOTION FOR CONFIRMATION
OF SALE, DISTRIBUTION OF
PROCEEDS, AND DEFICIENCY
JUDGMENT; EXHIBIT A

ORDER GRANTING DEFENDANT/THIRD-PARTY PLAINTIFF APT-320
LLC’S MOTION FOR CONFIRMATION OF SALE, DISTRIBUTION OF
PROCEEDS, AND DEFICIENCY JUDGMENT
INTRODUCTION
Defendant/Third-Party Plaintiff APT-320 LLC (“APT-320”) requests
confirmation of the sale of the real property being foreclosed upon in this action,
located at 3721 Kanaina Street, Honolulu, Hawaii TMK (1)-3-1-025-008 CPR
0088 (“Property”). APT-320 further requests that the Court: 1) determine
reasonable expenses and attorneys’ fees for the Commissioner; 2) determine other
amounts due and owing for its other claims; 3) determine the priorities and claims
of all other parties to this action; 4) enter a deficiency judgment in its favor if the
sale proceeds are insufficient to pay its claims; 5) issue a judgment for possession

and a writ of possession giving the purchaser possession of the Property; 6) deem
abandoned any personal property found in the Property and authorize the purchaser
to dispose of said personal property; 7) discharge the Commissioner following the
conveyance and distributions and filing of the distribution statement; and 8) enter
judgment pursuant to Federal Rule of Civil Procedure (“FRCP”) 54(b).
For the reasons articulated below, the Court GRANTS the Motion.
BACKGROUND
As the Court and the parties are familiar with the history of this case,
the Court includes only those facts relevant to the disposition of the instant Motion.
On February 13, 2014, Plaintiff Atooi Aloha, LLC (“Atooi Aloha”)
entered into an agreement to purchase 333 shares of Better Living Global
Marketing (“BLGM”) in exchange for the conveyance of the Property to
Defendant Abigail Gaurino (“Abigail”). Following the conveyance of the
Property, Abigail obtained a $200,000.00 mortgage on the property from Investors
Funding Corporation (“IFC”), which IFC then assigned to APT-320.
On January 31, 2018, Chief U.S. District Judge J. Michael Seabright
issued an Order Re: Motions for Summary Judgment and Motion for Interlocutory
Decree of Foreclosure (“SJ/Foreclosure Order”), Doc. No. 238, wherein he
granted summary judgment in APT-320’s favor and concluded that APT-320
2

established a prima facie case that it is entitled to foreclose on the mortgage.
On March 1, 2018, Chief Judge Seabright issued a Foreclosure
Decree. Doc. No. 262. In it, he ordered that the mortgage be foreclosed upon, that
Thomas J. Wong be appointed as Commissioner, and that the Property be sold in a
manner allowed by law.
On September 20, 2018, the Commissioner filed his Report. Doc. No.
318. According to the Report, the Commissioner published a notice in the
Honolulu Star-Advertiser, which contained a description of the Property, and
location of the public auction. The auction took place on May 22, 2018, at noon, in
front of the Judiciary Building, Honolulu, Hawaii. APT-320 presented the winning
bid in the amount of $399,000.00. The Commissioner recommends that this bid be
confirmed and seeks compensation totaling $5,414.53, which is comprised of
$4,425.00 in fees and $989.53 in expenses.
On September 30, 2018, APT-320 filed the Motion for Confirmation
of Sale, Distribution of Proceeds, and Deficiency Judgment (“the Motion”). Doc.
No. 329.
On October 10, 2018, APT-320 filed a Motion for Attorney’s Fees
and Costs, requesting $84,219.86 in fees and $701.47 in costs. Doc. No. 340.

3

LEGAL STANDARD
Under Hawai‘i law, a “court’s authority to confirm a judicial sale is a
matter of equitable discretion.” Sugarman v. Kapu, 104 Haw. 119, 124, 85 P.3d
644, 649 (Haw. 2004) (quoting Brent v. Staveris, 7 Haw. App. 40, 45, 741 P.2d
722, 726 (Haw. Ct. App. 1987) (citation omitted)). In the absence of arbitrary
action, courts enjoy broad discretion with respect to the confirmation of judicial
sales. Id. (citation omitted). “In exercising its discretion, the ‘court should act in
the interest of fairness and prudence, and with a just regard to the rights of all
concerned and the stability of judicial sales.’” Brent, 7 Haw. App. at 45, 741 P.2d
at 726 (quoting Hoge v. Kane II, 4 Haw. App. 533, 540, 670 P.2d 36, 40 (Haw. Ct.
App. 1983)). Courts may deny the confirmation of a sale when the highest bid is
so grossly inadequate as to shock the conscience. Id. (citing Hoge, 4 Haw. App. at
540, 670 P.2d at 40; Indus. Mortg. Co., L.P. v. Smith, 94 Hawai‘i 502, 510, 17 P.3d
851, 859 (Haw. Ct. App. 2001)).
DISCUSSION
As an initial matter, the Court notes that it has received no written or
other opposition or objection to this Motion. There being no objection or
opposition, and no other individual having appeared at the hearing to request that
bidding be reopened, the Court makes the following findings and GRANTS the
4

Motion as stated below:
1.

The Property is the property foreclosed upon in this action and is more
fully described in Exhibit A, attached to this Order.

2.

The Commissioner complied with the requirements of the Foreclosure
Decree and the sale was legally made and fairly conducted.

3.

The Court ratifies, approves, and confirms the Commissioner’s Report
in all respects.

4.

The Court confirms the sale of the Property and authorizes the
Commissioner to execute and deliver conveyance documents for the
Property to APT-320 or its nominee.1

5.

APT-320’s $399,000.00 bid, the highest bid, is fair and equitable and
as high as any that could reasonably be obtained under the
circumstances.

6.

The Commissioner is authorized to accept the balance, if any, of the
purchase price.

7.

The closing date for the sale of the Property shall occur within 40
days after the filing of this Order, unless the Commissioner

1

At the hearing, the Commissioner clarified that APT-320, not IFC, had the
winning bid.
5

determines that additional time is required.2
8.

Pursuant to the Foreclosure Decree and Hawai‘i Revised Statutes
(“HRS”) § 634-51, Atooi Aloha, Plaintiff Craig B. Stanley
(“Stanley”), as Trustee for the Edmon Keller and Cleavette Mae
Stanley Family Trust (“the Trust”), Plaintiff Stanley, Plaintiff
Millicent Andrade, Defendant Abner Gaurino, Defendant Aurora
Gaurino, Abigail, Third-Party Defendant AOAO, Third-Party Cross
Defendant Abigail, Third-Party Cross Defendant Stanley, as Trustee
for the Trust, and Third-Party Cross Defendant Stanley, and all
persons claiming by, through, or under those parties, shall be and are
hereby forever barred from any and all right, title, and interest claims
at law or in equity in the Property.

9.

The Commissioner reasonably and necessarily incurred $989.53 in
expenses and $4,425.00 in fees, which shall be the first and second
priority funds, respectively, payable out of the sale and rental
proceeds of the Property.

2

This closing period is not intended to (nor should it) curtail Defendant
Association of Apartment Owners of Diamond Head Sands’ (“AOAO”) rights
under Hawai‘i’s Condominium Property Act.
6

10.

APT-320 requests $353.00 in expenses. The Court finds that these
expenses were reasonably incurred. Said expenses, along with
allowable costs and attorneys’ fees,3 shall be the third priority funds
payable out of the sale and rental proceeds of the Property.

11.

In its Motion for Attorney’s Fees and Costs, APT-320 submits that it
is owed the following, exclusive of attorneys’ fees, costs, expenses,
charges, or other amounts:
$220,000.00 in principal
$ 73,031.90 in interest to August 31, 2017
$ 40,150.00 in interest to August 31, 2018, plus $110.00 per
diem thereafter
$ 4,713.23 in property tax
$337,895.13 Total
APT-320 is therefore currently owed $337,895.13 in accordance with
the SJ/Foreclosure Order and Foreclosure Decree.4 This amount shall
be the fourth priority funds payable from the sale and rental proceeds
of the Property.

3

The Motion for Attorney’s Fees and Costs is pending before Magistrate
Judge Richard Puglisi.
4

This amount may be subject to adjustment based on additional expenses,
fees, costs, and interest incurred through the conveyance of the Property.
7

12.

Pursuant to HRS §§ 514B-146 and 667-3 and the Stipulations between
AOAO and Plaintiffs and Abigail, Doc. Nos. 334, 335, AOAO is
entitled to remaining proceeds, to the extent such proceeds are
available, as next lien holder.

13.

If the proceeds are insufficient to pay APT-320’s claims, expenses,
charges, costs, and attorneys’ fees, or amounts due and owing to
AOAO, deficiency judgments shall enter in favor of APT-320 and
AOAO against Abigail, upon the filing of appropriate declarations by
APT-320 and AOAO.

14.

A Judgment for Possession and a Writ of Possession shall issue,
giving the Purchaser Possession of the Property. APT-320 is to
submit a proposed Judgment for Possession and Writ of Possession by
October 29, 2018 to [e-mail].

15.

Any personal property found in or on the Property is deemed
abandoned and may be disposed of as the Purchaser sees fit.

16.

After the Commissioner has made the conveyance and distributions as
set forth in this Order, and filed his distribution statement, he is
discharged from further responsibilities and duties as Commissioner.

8

17.

This Order shall be entered as a final judgment pursuant to FRCP
54(b) as there is no just reason for delay.
IT IS SO ORDERED.
DATED:

Honolulu, Hawaii, October 19, 2018.

CIVIL NO. 16-00347; ATOOI ALOHA, LLC, ET AL. V. GAURINO, ET AL.; ORDER GRANTING
DEFENDANT/THIRD-PARTY PLAINTIFF APT-320 LLC’S MOTION FOR CONFIRMATION OF
SALE, DISTRIBUTION OF PROCEEDS, AND DEFICIENCY JUDGMENT; EXHIBIT A

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EXHIBIT A

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PlRBT:
AJ>attl.UDtNo.32o(helolDaftercalledtho"Apartmmd")~aparticmofllJ>JAMOND

HBAD SANDS•. a coadOlllbUum project (henfnlftm' caUed the "Project") 11 deaaribcd'in
md ealaWfabld by Decliradoa of}[odrmdal Plopeltt R.eslme dated Nowmbor 12, 1974.
l1ICOlded fn Ibo B1Da1I otConvoyaucea ofthe hdo ofHawaii, in Uber 103'4, Pap 4171 111
die same may Jiavo been amended hm time to dm.o (hena8er oalled ibe "I>eclantkm") u
ahoWll cm tho plans of the pmjoat ncordad ID salcl Buroall u Coadmnlnfaa Piled Plu No.
392, as tho l8ll10 may bavo been amnclecl &om dmo to tbne (herelnaBer oalled the
11QmdomlnfmD Map"). .

TOOBIBBk wrm a exo1uaivo eueaHmt to uao tbo parldq atall .havlq tbe same
ammded, and u 1bow1a on tbe
Ccmcfomlnimn M.6p.

amber u tho ApartlQellt u Ht forth ID Ibo DcollJadoa. u

TOOBTHB1l. W1TB aan-e:xc1ualvo ...,..,.. rorlaptaa ud . . . udnpport of tile
Aputmart tbroaab 1lao ~- eJeateml and farropah-ortta, ~ thzough all odm
1p11'11118Dt1 ID tlae ~ect and thmlah tbe cxnnmon elem.,.,
SBC'C»m:

.

·AJi undivided 1.Q37% intmeat in all common olnmdl oftlae pzoJtctiachscliaatho bmd upon ·
wbl6h said plOjeol .. Jocaied .. NCablisMd fbr aald ,Apatmim by the O.laratloa, u
emended. or such odsar peroemap lntenllt u Jlmelaaftmo oalabUUed b a8lcl ipadmeDt by
IDY amendmatl ofthe DecJamdcm. II tr:mmf m
OOllllDOQ with tlae odulrOWIUID and tllDlllt8
tlullcot

&ins Ill oftbepmp~ cmm,ecl by tb tilowtns:
Aplrtmellt Deed
Onntor.

.

dnmee:

A.tool Aloha LLC, a &await Umlled UabWty oompanr

· f'\bfaall Lee Qamlno, a alnalo woman. 11 sole 8IUl 1epanto projlerty.
u Tenant In Sovmlly
Febnmy 13. 2014

iD 1be Ban8ll of Ccmveyaacos of tbe Slate of
Doaflmmt No. A-51640502
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~ 20, 2014

HaWali. u

...

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Tho !-d{•) upoa wbJob l8id Qmdc411inlum Project Ja looaci la diacdbod 11 follows:

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EXHIBll

A

. .

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·.( ... ·
....
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All of that cartafD jimet ofland (belna a portion oftho lad delcribed in llld covaed
by Land Commfntoii Awmd g$$~B> A;aa f2 to w.c.'Um•Do) aitute, lyjag and being·
OD the w t lido ofKmaina Awnue. at Kapeln!la, HoD0JuJa. City ad Comity of llon9Julu,
State ofHawaii. being PARCEL B. and 1hm bounded IDd delcrlbed u per smvey prepared
by Maaru T..W.. bsfstcted Piofenional Lalld Sm VCS)Ot, Clatod Soplember24, 1971, to·

wJt:

..

.

.

bemg

Beglnnlna at a p;:~'!8 nodhout CODIOI' ol this pazoal or~
also 011" tile
woaterly boundary or
Avenue, die oomdlaatea ot wblah ro6nd to Oovemmmt
Surv.oyTrianpJadon S1adon "LBABl" being 3.,251.92 feet DOltb. and 522.54 feet west and

nmnfna byubmnba ~ c~ ftom 11uo Soutta:

"t.

10•

30" 409.69

t6

teetalonatboweata'lyakfeoflCanallaAveauotoan

Iron pin (fbaDcl)~.
2.

90•

36'

110~00

teetalongthenm•lnderOfLandComml•alcm Award
8559-B, Apana 32 tO Wm.~· LM•HJo to a pipe;

3.

10-

16'

3()• 105.00

&etaJmlathor-eJnderofl.andCoqnl..tonAward
8559-8, Apana 31 to Wm. C. I.nnalPo to a hon pba
(fomld);
.

.·

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4.

90•

36'

PS.52

feet alonaLeabl Avenue 8abdMsion (PUo Plap No.
613) to ID 8DOW •->~;

s.

1909

16'

30" • 515.24

fl9et alcma Oovtmmeat Lu4 - Walkild B1ematmy
Slllool, to a pJpo;
·

'·.

'205.43'

.. mt alona .

'

.

· more or 1eaa.

45'

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.

nnnatncfor ot Land Commiaaicm Award
8559-B. Apana 32 to Wm. C. Luaalilo, to the point
ofNghmfq ad oontamlng a uea of 2.134 ICRS, ·

·

and..,_..,..;.,.

· ·ooB'l'HBi
r

WITH 1111 easomom torlngreu
ovar ud 80IOl8 Patcol
A·1, deacribed in Ccmfodon Deed datucl ,May 11, Jm_ noorde4 in ·tbo Bana1l 'of
Conveyanca ot tbo StldD of HawaJl In. Uber 81~ at Pap 4'0, wbfob aald easement II

dctedbed as fbllowi:

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Bogbnrina at a pipO cm tho aortbwost comeroldlis perool of land, OA ~ ~Y stdo
ofMouana&Aveoae, bainsUC>theDOltbeaalllVlyoomerofWaUdldBlm_..rySolsoolalte,
dle OOOJdlnara of whlOh nfened to Cowmmmlt Samy 1'rlllfaaJadGn Station "LBAHP
Mm& 3,362.06 6et amthaad 708.4'7 feetweatandmmdna.,, u!nmlb• mwmecl cloclcw1ac •
!mm tnl• IOOtb:

19

..

1.

~0.63

2700

fee! on.aoutherly.side of~ODS8!f11 f.von~O;.

Tbcnce alongmn•fnder oflt.P. 8124 and 8165, LC. Aw. 8559-B, Apaaa 32, so Wm.
. C. Luulilo, on a carve ro dae left with a ndlu of J0.00 teer the aJuml azlmudl llld dlltaOOo
•
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beiq:

·..

2.

soo

3.

100

16' 20•.

4.

90°

451

12.92

.

'

toot;.

100.75

teot a1oq mafnder of R.P. 8124 and 8165,
L.C. Aw. 8'59-B, Araaa32 to Wm. C. ~llo;

12.17

feet alcmg Nmamder of LP. -124 ad 8165,
.L:C. Aw. 8S59-B. Apual2 to Wm. c. Lunalilo;

109.21

l!ietalqnaaov•••••wrtlad{wailcikiBJ1111mtuy
School). to dae point of. begtnnmg .incl
coatafnfq an aea of 1,367 squaro feet. mme m
Jess.

.

s.. 190°

16' 300

. BxceptfDa ao.d ~ ~ dsatoertamJlln'OI of'hmd ewvo7cd totb City and
County of Honolulu, by Rebma Rawati 1'2uee. Ino...a Misaoad oozporatfcm. bydeednioorded
Alapat 4, J 'Y/7 • IJber 12361 Pap 43 of Ofllolal lleoorda, more pardcllllarly deaoribed u
follOWB:

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Lot 2, tan (10.00) ft. wide rOad IOlbaCk,. befna a portion oflclta 2o all 21 oftho IClpahulu
Loll a4faccmt to ~IJhml Put, &.las allo a portion ofI.and Pateata,124 uuf 8165, Jud

C-omudafcm Award 8559-B, Apaa32 to WJl.Halll C. IWIUosftaatoatKapalmlu, Honolulu,
OahU, Bawati. •

Beginning If. the aoJtbeut comer of tbla parcel of Japd, OD tho peaem ~ side of
K!mJtlna AYID1ll, the eoordhmea ofsaid point o~beshqdna ref'cmd to pearm.edt earvoy
and rmming by
Jriangnlatlon atatloD "Loabl' bCfna S,251.'2 &et nordt md 522.54 feet
azfnmtlls meuuntd oloc&iae &cHD ne souda:

west.

1.. 10°

16' .

l. 900

36'

30'

409.69

feet

&itoua. the presat weat llde of~an•ma

Avmmo;

i0.14 feet aJcma mmatndm ofLand Pat.mm 8124 and
816', LC. aw. 8S5'-B,Apllta32 to WUliam C. ·

Laall!o;

...

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20

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409.71

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4. 270°

45'

··
J0.14

Ceot along ~er.ofLand Pa1md& fl24 and
8165, LC. aw. 8559'-«5, ~ 32 to William C.
Lunalilo;
foot alongnmamdorofLandPatonts 8124 and ·
8165, L. C.
8559-B, Apana 32 to Wllllam C.
Lunalllo, to fho .,POint of bogiuing IDd
containing ap mea of4,096 ~ feet,'moie or

aw.

Jess.

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SUBJBCT, HOWBVBll, to tbe tollowing:
I.

R.eserwdon in layer oftbo State ofHawail of all miura1 and motallio mines. ·

2. Baaomenl(s) forOulpmpoae(s)ahoWD below amlriabfs inblden1Bl tbmeto as condemned
by FiDal D.~ of Conclemnalion.

Circuit Court of tbo: first CilcvJt Comt
Civil No.:'
s
· Chy and County of Bonofulu ·
lnfava\'of
Pmpoao:
sewer ~ementa
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R.ecorded:
In tbe Bureau of Conveyances of the ~ of Hawall. Uber
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'3101,.Pap17

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land herein dosoribocl

Aff'ecta:

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3. Condominium Map No. 392, nsconled In iha Bmeau of ConvfYIDcea of tho Stato of
·Bawa.ti.
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4. Covc:nants,conditionsadrestrictlcma(deletlqthereftomaayrestrictlonaindloadnamay
preferenco. Umftadou. or d&criminaticm based on noe. color,,nliglon. ,._ handicap,
ftrmilial ~ ar national odsin) as set toztb in 1he followiq:
Deolandcm oteorizmd.iPmpaty

Dated:
Recorded:

Rosbno ofD~ND BBAD SANDS

November 12, 1974
in 1he Bureau of~ of the State of Hawaii. Uber 10334, ·
· PiQe417

Tho fo~going Declaratfoa aad/or ~Laws woro am~ by tho toUowfng:

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in die Bunsau .of Convoyanccs of the Stalls of Bawall, Uber 10463,
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R.ecordod:

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1n tho Bmeau otConveyanoos oftbe S1ate of Bawail Llbor11010,

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. Page.540 •

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ill'the Bmeau of Conveyanoee of the State of Bawali, Llber 11493,

lteoorded:

,Plp263

1tecorded:

la the Bunm of ConY8)'IDOel of the State of Hawaii. Book 15085,

Jt.ecarded:

In th4 Bureau of~ of the State of Rawall, Book 15085,
Pap 10.S

Pase ro1

mtbo Bureau of Ccmv.,_,. of tho State o!Hawali, Boole 19958,.

lleootded:

,~402

Jn tbo Bureau of ConftYIDdea of tbo State of Hawaii, Boot 23561,
Pap.418

ltecordcd:

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Note: A:Ay recorded amendmODts to tha DeoJaradoa of Hdrir.ontal Property hslma
amendina tbe11~~ofpl1fdqsCall1 toanc1 hmapartmmta dehertban tbo specific
apartment described Junfn, have bem purpoaely omitted hereftoom.

s.

Baaemem(•) f'or Ibo pmpoae(1) ahOWIL below and rlsbll faddental thereto u set fOl1!a bl

a document;
Jnfilvorof

Pmpoeo:
R.eoorded:
.Atfecb:

•Hawalhm Bleoldo Coi"JG¥, lao. •
snmtbaB ID 881"ad i1r electdcal PU1P*8
ID Ciao B1Jl'elll ofCon¥oJlllCOI oftbe.Sllte ofllawali, Libor 11072,
.
:
Pap2'1
l•d ~ deacribed

6. Covenants, coaclltlom 1Dd~on1(dotedngdlmeloman.yiestdctiou lndioatiDgany
prefenmco, llmltadan or dlscdminaffon baaed on l8C8, oolor, rellgkm, sex, bmldicap, .
1imuta1 atatos or D!dfonaJ orisln) aa set lortb ID tho lollowins:
Apartment Dcod

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. July 13, 1976
In die Bmeaa ofConwyimoea of the State ~lf4wall, In Uber 11631
\
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..:a i'ap 147

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7. Tnma. poYiaioDa and OODd1ticma 11 contained ID the Odglna1 Apartment Deed and tho •
eJfeot of any failure to comply with Rah tmma. provialom ad coaditlom. •

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8. AnyandaUoaeementseacumbarin1tb.eapaztmmtl•9buiiemtlOIUMl.adlort1a9C01D1DOD
IDterelt ~ thereto, • cnated by or moatlohed In aid Declaraiioa, ea aaid
DecJaradoa may bo amcaded tom 1imo to tbu JD i&ooorduco with tbl lawa ad/or in
the OrisfnaJ .Aputmem Deed -4/or as dolln•ced on lllfd Concfomhri"111l Map.
TOOBTHBR. ALSO, wr1'B all bldlt..fn ~ attwohcd arist1q 1btturet. billlt·ln
appHanrea, wafer b.amr, eJOCUical and/01 pl ad phllDbJq fb:lmps, attacbed CllpOtfis,.
existing . . . . range, reftigerator, diaposal.,dlahwuhm:. Wiiber, dryer act telmaton cablo
situa1e on or uaed In comioodon witb tho above demised pmporty.

BNJ> OP1MIJ'D' "'A"'

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