Legal Question in Bankruptcy in California

Hi

I have two 4 unit apatments in Las Vegas and two 3 unit apartments in California.

Those 2 apartments in Las Vegas are very hard to manage. I am thinking foreclosing the properties.

The lender will sue me the the balance I owe. It's will be more than $200,000.00 negative equity.

I have 2 apartment in California. One of them has about $80,000.00 positive equity and other one has $100,000.00 negative equity but it has more than $1000.00 cash flow. Can I keep two properties in California, If I can file bankruptcy in California. I live in Thailand now with my wife , 2 years old son and my 85 years old mother.


Asked on 9/19/10, 10:23 am

2 Answer from Attorneys

David Gibbs The Gibbs Law Firm, APC

First, you have a very basic problem which involves your ability to "exempt," or protect any property which you own in a Chapter 7 bankruptcy. As you now are domiciled in Thailand, you may not be entitled to claim the exemptions provided for in California law. You will need to review with a California bankruptcy attorney the timing of your move to Thailand, and where you lived prior to that. Generally, you are allowed to use the exemption statutes of the state in which you have been domiciled for the two years immediately preceding your bankruptcy filing. That generally requires that you live in the state at the time of filing. Alternatively, if you have been moving around, you would generally use the exemption statutes of the state in which you lived longest for the 180 days preceding the two years prior to filing. This is a very complex rule, so you really need to discuss with an experienced bankruptcy attorney all of the facts.

Second, you may file bankruptcy in the United States even though you live overseas, however, you will be required to attend a Meeting of Creditors in the States. At least in our judicial district, the only excuse for not appearing is an absolute inability to attend - this generally involves problems of health or military service. Chosing to live overseas is probably not going to buy you a pass on attending in the US. The proper "venue" for where you should file is the place where your principal assets are located. Now, there is an argument that if the assets in Nevada are more valuable than those in California, you may need to file in Nevada. Again - this requires a full discussion of the facts of your case before anyone can provide advice.

Finally, as to your question about equity, $80,000 equity in a property in which you do not reside (and therefore are not entitled to the homestead exemption) is probably too much equity to protect under either set of California exemption laws, assuming you can even claim them. Again - you need to discuss this with a qualified, experienced bankruptcy attorney here in California.

*Due to the limitations of the LawGuru Forums, The Gibbs Law Firm, APC's (the "Firm") participation in responding to questions posted herein does not constitute legal advice, nor legal representation of the person or entity posting a question. No Attorney/Client relationship is or shall be construed to be created hereby. The information provided is general and requires that the poster obtain specific legal advice from an attorney. The poster shall not rely upon the information provided herein as legal advice nor as the basis for making any decisions of legal consequence. As required by 11 U.S.C. �528, we must now disclose that, "We are a debt relief agency. We help people file for bankruptcy relief under the Bankruptcy Code. Assistance we provide with respect to Debt Relief may involve bankruptcy relief under the Bankruptcy Code."

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Answered on 9/24/10, 10:55 am


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