New Cases For the Week of November 27, 2023 - December 1, 2023

2022 case summaries can be accessed by clicking here

 

December 1, 2023

 

In re: Zhang Medical P.C. Bankr. SD NY

In an eligibility dispute in a Subchapter V case, the court finds that the debtor's debts exceed $7.5 million, rendering the debtor ineligible. The court also reaches the "Macedon Consulting" issue and concludes that future payments that will be due under a debtor's leases and executory contracts should not count toward the $7.5 million eligibility cap:

Zhang Medical P.C. (the “Debtor”) is not a typical subchapter V debtor. The Debtor operates a fertility clinic in Manhattan with an international clientele and a reputation for employing cutting-edge techniques. The Debtor has over 90 employees and generated gross revenues of over $27 million during the last fiscal year.

Before the Court is the objection of the Debtor’s landlord, GLL BVK Columbus Circle LLC (the “Landlord”), to the Debtor’s designation as a small business debtor under subchapter V of Chapter 11 of the Bankruptcy Code. The Landlord contends that the debts scheduled by the Debtor or reflected in filed proofs of claim exceed the $7.5 million debt limit for subchapter V debtors set forth in Bankruptcy Code § 1182(1)(A). The Landlord also contends that, even if those debts did not exceed $7.5 million, the Debtor would still be ineligible for subchapter V because the future payments it owes over the term of its lease greatly exceed $7.5 million. For the latter argument, the Landlord relies on a recent bankruptcy court decision, In re Macedon Consulting, Inc., 652 B.R. 480 (Bankr. E.D. Va. 2023), holding that future payments owed under unexpired leases and executory contracts count toward the subchapter V debt limit.

The Court rules for the Landlord on the first of these two contentions, finding that the debts scheduled by the Debtor or reflected in proofs of claim exceed $7.5 million. While this finding obviates the need for the Court to reach the Macedon Consulting issue, the Court addresses that issue nevertheless, because of the enormous—and in the Court’s view detrimental—impact that ruling, if followed, would have in limiting eligibility for subchapter V relief. The Court concludes that, contrary to Macedon Consulting, a debtor’s future payment obligations under its unexpired leases and executory contracts should rarely, if ever, be counted toward the subchapter V debt cap.

 

In re: The Roman Catholic Church of the Archdiocese of New Orleans Bankr. ED LA

In an archdiocese bankruptcy, the court denies a motion to remand filed by former committee member counsel who commenced state court litigation against committee counsel after he was caught disclosing confidential information in breach of a protective order.

 

In re: Thomas Bankr. ND IL

The court denies an individual Ch. 11 debtor's motion for reconsideration of a prior order denying cramdown of a secured claim. The anti-modification provision of 11 U.S.C. § 1123(b)(5) precludes such relief.

 

In re: Todd Bankr. SD MS

The court finds that Ch. 7 debtors sufficiently disclosed the existence of a potential litigation claim, resulting in abandonment of the claim when the bankruptcy was closed:

Debtors Steven and Patricia Todd seek a declaratory judgment on two questions central to their pending medical malpractice lawsuit (“Lawsuit”) against Defendants Steven Quin M.D. and Radiology Associates PA: First, whether the Todds sufficiently disclosed their state law cause of action in their amended bankruptcy schedules; and second, whether the cause of action, and therefore the Lawsuit, was abandoned as an asset of the bankruptcy estate.

* * *

They disclosed the claim not only in the amended Schedule A/B but also by implication in the amended Schedule C, where they purported to claim an exemption in a judgment, albeit one that did not and might never exist. Their schedules were not error-free. But as in ASARCO, their imperfect disclosure was sufficient to put the Trustee on notice of the claim.

 

In re: Brashear Bankr. CD IL

In an avoidance action, the court grants a Ch. 7 trustee's request to avoid a $12,360 transfer which the debtor made pre-petition to her former live-in partner to use as a down payment to buy a house. The court rejects the defendant's argument that the debtor received subsequent value from the transfer:

Once the Trustee met his burden of proof on this element, the burden shifted to Mr. Reyes to establish that a reasonably equivalent value had been received by the Debtor. Mr. Reyes’ evidence was limited and consisted mainly of his assertion that he made the mortgage payments on the Argenta house after the purchase and thereby provided the Debtor with a place to live during the year after the purchase. But Mr. Reyes’ testimony fell well short of what he needed to make his case of reasonably equivalent value. First, he failed to quantify in anyway the value of providing the Debtor with housing. No evidence of value was presented; Mr. Reyes did not even testify as to the amount of his monthly mortgage payment. Second, both the Debtor and Mr. Reyes testified that, over the course of their three or four years together, both had experienced periods of unemployment and both had contributed in various ways to their mutual household expenses. The Debtor also contributed $19,000 of her inheritance to their living expenses, expenses for their baby born in May 2019, and for a vacation that included Mr. Reyes’ children from a prior relationship. Mr. Reyes’ contribution of making the mortgage payment on the Argenta house was not shown to be greater than the Debtor’s contribution of caring for five children during the same period. Nothing in the evidence suggested that Mr. Reyes paid a disproportionate share of household expenses at any time during the relationship or that he and the Debtor had any agreement about him receiving credit against the down payment by reason of his payment of the mortgage or other household expenses. Thus, nothing presented would support giving Mr. Reyes a credit towards the $12,360 transferred to him based on the mortgage payments he made during the one year that the Debtor lived in the Argenta house. The Trustee prevailed on this element of required proof.

 

In re: Gordon 5th Cir.

The bankruptcy court did not err in rejecting a Ch. 7 trustee's objection to the debtors' exemption of two life insurance policies:

The Trustee timely objected to the exemption of the policies’ cash surrender value, arguing that it could be only claimed by the “insured” or “beneficiary” of the policy, and that at the time of bankruptcy, the Debtors were merely the “owners” of the policy, and thus ineligible for exemption under Texas state law. The bankruptcy court overruled this objection, and the Trustee appealed to the district court. The district court affirmed the bankruptcy court, finding that because the life-insurance policies named the Debtors as the insured and beneficiary, the exemption was proper under Texas state law, and it need not reach the “owner” question. This appeal followed.

 

     

November 30, 2023

 

In re: California Palms Addiction Recovery Campus, Inc. 6th Cir.

The bankruptcy court did not err when it converted the Ch. 11 case of a rehab facility:

California Palms Addiction Recovery Campus was established to help people get a fresh start. When it filed for bankruptcy, California Palms hoped for a fresh start of its own. But the bankruptcy court determined that California Palms couldn’t financially rehabilitate, so it converted the proceedings from chapter 11 bankruptcy to chapter 7. We affirm.

 

In re: Luetkenhaus 9th Cir. BAP

The bankruptcy court did not err when it rejected a Ch. 13 debtor's objection to the claim filed by her ex-husband. Or the one filed by her other ex-husband. The claims were not discharged in the debtor's prior bankruptcy:

Contrary to Rita’s assertions, the dischargeability of § 523(a)(5) and (a)(15) debts is solely dependent upon the nature of the debt, not upon whether the creditor files an adversary action. Rita’s argument attempts to add § 523(a)(5) and (a)(15) to § 523(c). The statute does not support this argument.

* * *

Therefore, there is no merit to Rita’s allegation that a debt described in § 523(a)(5) and/or (a)(15) is somehow discharged, even temporarily or conditionally, until the debt is determined to be nondischargeable in an adversary proceeding. The bankruptcy court did not err in finding that Richard’s and Carey’s claims were not discharged in Rita’s 2016 Bankruptcy.

* * *

Contrary to Rita’s assertions, the bankruptcy court carefully considered all of the evidence and testimony when determining that both Carey and Richard were more credible than Rita as to when payments were made and the amounts of such payments. Accordingly, the bankruptcy court’s findings are entitled to great deference.

* * *

Although Rita does not agree with the bankruptcy court’s findings, she fails to identify specific factual findings that constitute error. Based on the record provided, we cannot find the bankruptcy court’s factual findings were illogical or without support. Therefore, the bankruptcy court did not commit clear error in calculating the amounts of the claims including the calculation of interest.

 

 

     

November 29, 2023

 

In re: Duntov Motor Company, LLC Bankr. ND TX

The story of a 1968 Corvette:

This litigation centers around a project to build a vintage 1968 Corvette race car that would both (i) qualify for racing in the Federation Internationale de L’Automobile (the “FIA”) European historic racing circuit, and (ii) be street legal and licensed for driving on public roads throughout Europe. The disputes in this litigation were many, but principally center around (i) the 1968 Corvette’s Vehicle Identification Number (“VIN”), (ii) the year the Corvette’s frame—the initial component used to begin the project—was manufactured by General Motors, and (iii) how long it took to complete the project to build the vintage 1968 Corvette.

 

In re: Center City Healthcare, LLC Bankr. DE

The court denies a preference plaintiff's motion seeking to amend the complaint to add a new claim for a $236,284.88 transfer which the plaintiff became aware of through discovery. The claim is time-barred. A "savings clause" included in the original complaint is ineffective:

The statute of limitations for preference claims requires that they be filed within two years after the entry of the order for relief in the case unless a trustee has been appointed.16 Here, the Plaintiffs are seeking leave to amend nearly two years after the statute of limitations expired to add a claim for a payment made more than four years ago. Accordingly, the Amended Complaint could not survive a motion to dismiss and leave to amend would be futile, unless the Court concludes that the Amended Complaint relates back to the Original Complaint.

* * *

The Defendant argues that the additional claim does not relate back to the filing of the Original Complaint. It contends that the Original Complaint fails to plead any specific information that would put them on notice of the Additional Transfer and fails to show a “systematic” method or “pattern” of payments between the parties, such that the Additional Transfer “fill[s] the gaps” in transactions referenced in the Original Complaint.

* * *

The Court agrees with the Defendant in this case. An important factor in determining whether to allow an amended complaint to relate back to the date of the original filing is whether “there is a nexus between the factual allegations in the original pleading and the amended complaint” that provides notice to the Defendant of the basis for the amended pleading.

* * *

The Court concludes that the facts in this case do not support allowing the amendment to relate back to the Original Complaint. In this case, the Additional Transfer is not clearly part of the same transactions or occurrences identified in the Original Complaint, or part of a systematic pattern of payments, nor does the amendment seek to correct a typo.

* * *

The Plaintiffs nonetheless allege that the Savings Clause in the Complaint28 placed the Defendant on notice that they intended to recover all preference payments made during the Preference Period. The Defendant responds that such a generic savings clause is not sufficient under Rule 15.

In Circle Y, the Court held that similar language, standing alone, was insufficient to allow an amendment under Rule 15(c), because to hold otherwise would enable a trustee to “declare that the opposing party ha[d] sufficient notice of any amendment he may make to that complaint.”29 Similarly, the Court concludes that the Defendant in this case did not have sufficient notice of the Plaintiffs’ intent to sue it to recover the Additional Transfer, simply because of the Savings Clause in the Original Complaint.

 

In re: Artesian Future Technology, LLC 9th Cir. BAP

The court finds that a creditor's appeal of a Subchapter V plan confirmation order which included approval of a settlement that released claims against the debtor's owner and his parents in exchange for a substantial contribution to the plan by the parents is equitably moot:

AFT has filed a motion to dismiss this appeal as equitably moot. According to AFT, the effective date of its confirmed plan occurred on December 21, 2022, and Katz’s parents already have paid more than $580,000 pursuant to the compromise and plan. These funds already have been used to pay: (1) 27 creditors with priority wage and benefits claims and consumer deposit claims totaling $159,657.16; (2) multiple priority tax claimants, with $36,328.48 paid through March 2023 and an additional $4,600 per month being paid since then; and (3) $370,971.31 in allowed administrative claims owed to professionals. At no point did Quinlivan request a stay pending appeal from either the bankruptcy court or this Panel.

 

In re: Hotchkiss Bankr. CT

The court rejects a trustee's objection to the debtor's state law exemption of the cash surrender value of a life insurance policy. The legislature recently amended the exemption law and in a similar context the state supreme court recently held that the retroactivity of the law is irrelevant so long as the exemption is available on the petition date.

 

     

November 28, 2023

 

In re: Apex Brittany MO, LP Bankr. DE

Pre-petition, a federal district court appointed a receiver for the debtor and specifically ruled that only the receiver could file bankruptcy for the debtor. The bankruptcy court grants a creditor's motion to dismiss a Ch. 11 case filed for the debtor by the managing member of its general partner:

Fannie Mae, which appears to be the debtor’s largest creditor, moved to dismiss the bankruptcy case on the ground that the debtor lacked the authority to file it. The debtor opposes the motion, arguing that the district court’s order was erroneous on the merits (contending that the district court improperly applied Missouri rather than Delaware law, and that no state law may deprive a debtor of access to the federal bankruptcy law protections). That argument, however, is a nonstarter, as the debtor may not bring, in this Court, a collateral attack on the injunction issued by the district court.

Debtor responds by arguing that this Court may consider its arguments because the district court lacked “jurisdiction” to enter the order and injunction. That argument, however, also fails, as it is well settled that the district court’s rulings on its jurisdiction are themselves entitled to preclusive effect.

 

In re: Nine West LBO Securities Litigation 2nd Cir.

The court affirms in part, and vacates and remands in part, a district court ruling that transactions challenged in bankruptcy trustees' litigation were protected by a safe harbor provision:

Consolidated appeals from a judgment and orders of the United States District Court for the Southern District of New York (Rakoff, J.), dismissing claims arising from the leveraged buyout of an apparel and footwear company in 2014 and the bankruptcy filing of its successor in 2018. The bankruptcy trustees brought suit against defendants-appellees -- officers, directors, and shareholders of the company -- claiming breach of fiduciary duty, aiding and abetting breach of fiduciary duty, fraudulent conveyance, unjust enrichment, and various state law violations. The bankruptcy trustees allege that the officers and directors arranged for the original company to merge with an affiliate of a private equity company and sold off its most valuable businesses to the private equity company's other affiliates at a fraction of their value, leaving the surviving company with over $1.5 billion in debt, of which more than $1 billion was prior debt, and without its most successful product lines. The district court dismissed the claims on the ground that the relevant transactions were shielded by the Bankruptcy Code's § 546(e) safe harbor provision.

AFFIRMED IN PART, VACATED IN PART, AND REMANDED.

 

In re: Fliss 7th Cir.

Pre-petition, the lender to a company obtained a consent judgment against the company when the company defaulted. A co-owner of the judgment debtor bought the judgment from the lender and attempted to enforce the judgment against the other co-owner, who filed bankruptcy. In the bankruptcy, the court granted the debtor's claim objection to the judgment claim, totally disallowing the claim. The bankruptcy court did not violate the Rooker-Feldman doctrine or preclusion principles in its disallowance order:

The Rooker-Feldman doctrine is inapplicable here for at least two reasons. First, Fliss did not file a federal suit seeking, as a cause of action or prayer for relief, to set aside a state court judgment. See id. at 759 (federal court jurisdiction barred by Rooker-Feldman where the plaintiffs’ “prayer for relief ask[ed] the district court to set aside the [state court] judgment . . . and ‘refund’ . . . the damages assessed by the state court”). Instead, Fliss petitioned for bankruptcy court protection under Chapter 13 of the Bankruptcy Code because his in-come and assets were not enough to meet his liabilities. The issue of the state court judgment was only raised after Generation Capital I (not Fliss) filed a claim asserting a $359,967.69 secured debt and Fliss objected to that claim pursuant to federal bankruptcy law and procedures.

Second, the state court never decided (nor could it) the key issue facing the bankruptcy court in Fliss’s and Wojciak’s dispute: whether Generation Capital I’s bankruptcy claim should be allowed or disallowed under federal bankruptcy law. “The Rooker–Feldman doctrine asks: is the federal plaintiff seeking to set aside a state judgment, or does he present some independent claim, albeit one that denies a legal conclusion that a state court has reached in a case to which he was a party? . . . [I]f the latter, then there is jurisdiction.” The state court judgment and the bankruptcy court’s disallowance of Generation Capital I’s claim simply “are not two sides of the same coin.”

 

In re: Sanomedics, Inc. Bankr. SD FL

In late claims disputes in a Ch. 7 case, the court finds that the "excusable neglect" standard does not apply to late claims in Ch. 7. The only remaining basis for allowing the claims is inadequate notice, which the court finds does not apply here.

 

In re: Cooke Bankr. ND IL

Noting a split of authority, the court, rejecting the minority view, finds that a Ch. 13 debtor can modify his plan to surrender a stolen vehicle to the lender and reschedule the lender as completely unsecured.

 

In re: Garcia Bankr. SD FL

In a Ch. 13 case, the court sustains the trustee's confirmation objection to a plan that strips down auto debt but proposes to use the original (i.e. non-stripped) payment amounts when calculating projected disposable income:

The debtor in this chapter 13 case owns two vehicles. He valued and stripped down the secured debt on one vehicle and his plan includes a substantial reduction in the interest rate for both vehicle debts. As a result, his plan provides for monthly payments to both lenders that are less than half of what he was obligated to pay on the petition date under the loan agreements. The chapter 13 trustee objects to confirmation of the debtor’s plan. To rule on the objection, the Court must answer the following question: In calculating projected disposable income, may an above-median income chapter 13 debtor deduct from current monthly income (a) the average future monthly payments to the secured creditors based upon the original, unmodified contract, or (b) the greater of the IRS Local Standard and the amount that the debtor is paying on the reduced secured debt in his plan?

The answer affects this debtor’s projected disposable income and, therefore, the amount he must pay to general unsecured creditors under § 1325(b)(1)(B) of the Bankruptcy Code. This sounds easy, right? The debtor’s reduced expenses should be the relevant figures because the reduction in his actual vehicle expenses will increase his actual projected disposable income for the benefit of his unsecured creditors. Not so fast. Determining the debtor’s allowable vehicle expenses requires an analysis of several provisions added to the Bankruptcy Code by the Bankruptcy Abuse Prevention and Consumer Protection Act of 2005 (“BAPCPA”). This exercise may be likened to driving a car with four different-sized tires. Whichever road you choose will be bumpy, so buckle up.

* * *

The road has been bumpy, but the Court has arrived at its destination with a result reached by several courts and strongly supported, if not compelled, by the Supreme Court’s decision in Lanning. Moreover, this result implements the intent and purpose of chapter 13. In sum, for a vehicle loan outstanding on the petition date, a chapter 13 debtor may deduct the greater of his or her actual monthly plan payment for the vehicle and the IRS Local Standard deduction, presently at $588 per month.

 

In re: Ene 9th Cir. BAP

The bankruptcy court did not err in approving a settlement between the debtor's bankruptcy trustee and the debtor's ex-spouse of the debtor's pre-petition appeal of a family court order awarding the ex-spouse $5.4 million:

Opposing a Rule 9019 settlement that reduces a creditor’s prepetition judgment pending on appeal is an uphill battle. To state the obvious, entry of judgment after a contested trial is conclusive evidence of the creditor’s claim unless revised on appeal. Contesting the claim necessarily requires the expenditure of scarce resources and further delays distributions to the estate’s creditors. Klump sufficiently explained why she settled the estate’s claim objection; the settlement significantly reduced Darisme’s judgment and subordinated the claim to the other unsecured creditors’ benefit. In making its ruling, the bankruptcy court identified the correct legal standard for assessing the compromise. Ene has not asserted, let alone established, that any of the bankruptcy court’s findings were illogical, implausible, or without support in the record. Accordingly, we AFFIRM.

 

     

November 27, 2023

 

In re: Hal Luftig Company, Inc. Bankr. SD NY

The courts confirms a Subchapter V plan with a non-consensual release of the debtor's owner:

This case presents the difficult question of whether, under In Re Purdue Pharma L.P. (“Purdue III”), 69 F.4th 45 (2d Cir. 2023), cert. granted sub nom. Harrington v. Purdue Pharma L.P., No. (23A87), 2023 WL 5116031 (U.S. Aug. 10, 2023) and other relevant caselaw, this Court should grant a non-consensual third-party release to a non-debtor (the Debtor’s president and sole shareholder) as part of the confirmation of the Debtor’s Small Business Plan of Reorganization under Chapter 11. For the reasons set forth below, the Court finds that the plan should be CONFIRMED, and the non-consensual release APPROVED, subject to the modifications set forth in this opinion.

* * *

Based on the above analysis, the Court makes the following findings of fact and/or conclusions of law:

(i) the Debtor has satisfied its burden with respect to the statutory requirements set forth in 11 U.S.C. § 1191 to confirm the Plan;

(ii) the Back-Stop Commitment is required pursuant to 11 U.S.C. § 1191(c)(2)(B);

(iii) given the presence of the Luftig Release, under Purdue III, 69 F.4th 45 (2d Cir. 2023) and Stern v. Marshall, 564 U.S. 462 (2011), the Court does not have the constitutional authority to render a final decision with respect to the Plan’s confirmation;

(iv) the Luftig Indemnification Claim is not contingent and should not be disallowed under 11 U.S.C. § 502(e)(1)(B) of the Bankruptcy Code;

(v) there is no reason at this time to alter the stay protections extended to Mr. Luftig; and

(vi) the Adversary Proceeding should not be dismissed.

Additionally, based on the above analysis, the Court submits the following proposed findings of fact and/or conclusions of law:

(i) based on the Purdue III factors and equitable considerations, unusual circumstances exist that render the Luftig Release important to the success of the Plan, subject to the modifications thereto described herein

 

In re: City of Detroit, Michigan Bankr. ED MI

The court denies a motion for reconsideration seeking to revisit the court's prior ruling in a municipal bankruptcy that the 30-year amortization term of obligations to police and firefighters cannot be shortened. The court also clarifies that, contrary to the parties' positions, it didn't rule on the discount rate:

But this Court made no ruling about the 6.75% discount rate, either expressly or impliedly. The Court made no ruling at all on the discount rate issue, either in the June 26, 2023 Opinion or, more importantly, in the June 26, 2023 Order. Rather, the Court ruled only on the 30 year amortization issue.

* * *

In the Court’s view, any question about the discount rate, including what is the meaning of the Confirmation Opinion’s several references to the 6.75% discount rate, is a separate, different question from whether the POA included the 30 year amortization period. In the June 26, 2023 Opinion and the June 26, 2023 Order, this Court discussed and ruled in the City’s favor on the latter question (the 30 year amortization); the Court did not discuss or rule on the former question (e.g., whether the 6.75% discount rate was fixed for any or all of the 30 year amortization period).

The Court is aware that in its response to the PFRS Motion, the City stated that “the City has always understood that the 6.75% discount rate could be changed after June 30, 2023; provided, of course, there were sound reasons for doing so.”10 It is unnecessary for the Court now to express any view on the City’s position on this subject; and the Court does not do so.

 

In re: Décor Holdings, Inc. 2nd Cir.

The court finds that it lacks jurisdiction over an appeal of a district court order vacating the bankruptcy court’s entry of default judgment against the appellee and remanding for further proceedings. The order is not final.

 

In re: Shkor Bankr. DC

In a lien priority dispute between: (i) a lender which paid off and released its first priority lien with the proceeds of a new secured loan and (ii) a lender which was originally second in priority which claimed to now be first in priority on account of the above-referenced release, the court finds that the "doctrine of replacement of mortgages" saves the day for the first lender.

 

In re: Hines Bankr. ND GA

The bankruptcy court granted relief from stay to allow a foreclosure purchaser to proceed with a pre-petition writ of possession against the Ch. 13 debtor. The stay relief order prohibited the creditor from seeking to enforce any monetary judgment against the debtor. The creditor reactivated the eviction action, where the court had previously ordered the debtor to post-foreclosure rent arrears and future rent into the registry of the court. The debtor then returned to bankruptcy court arguing that the requirement to pay funds into the registry of the state court violated the "money judgment" prohibition in the stay relief order. The court disagrees:

The reason that the Debtor is not entitled to relief is quite simple. The Superior Court’s requirement that the Debtor pay rent into the registry of the court pending the litigation and challenge to the dispossessory is not a money judgment. SPM’s request for issuance of a writ of possession for the Debtor’s alleged failure to pay said funds, therefore, is not an enforcement of a money judgment that violates the automatic stay or this Court’s September 11, 2023 Order.

* * *

A “money judgment” awards a sum certain and allows a creditor to collect it from the party who owes it. Under Georgia law, a “money judgment” may be enforced in several ways. A court may issue a writ of fieri facias (“fi. fa.”), which “authoriz[es] sheriffs and their lawful deputies to proceed with levy on real and personal property.” Black v. Black, 245 Ga. 281, 283 (2), 264 S.E.2d 216 (1980). Or, after recordation of the fi. fa., a judgment creditor may pursue a lien on the debtor's property. O.C.G.A. § 9-12-86(b). Finally, a judgment creditor may initiate a garnishment proceeding to collect a money judgment. O.C.G.A. § 18-4-2; § 18-4-40.

The issuance of a writ of possession for failure to pay rent pending an appeal is not a money judgment because it does not authorize any of these remedies that would otherwise enable collection of money from a party as a personal liability or a lien on the judgment debtor’s property. It simply permits a party to obtain possession of the property for failure to comply with the terms imposed by the superior court pending an appeal and litigation as to the right of possession.