{"id":"court_ctb_3504_0","court":"CTB","case_no":"22-50073","doc_number":3504,"sub_number":0,"doc_type":"ORDER","filed_date":null,"title":"UNITED STATES BANKRUPTCY COURT DISTRICT OF CONNECTICUT BRIDGEPORT DIVISION | -------------------------------------------","summary_zh":null,"summary_en":null,"body_en":"## **UNITED STATES BANKRUPTCY COURT DISTRICT OF CONNECTICUT BRIDGEPORT DIVISION**\n\n| ------------------------------------------------------ | x |                         |\n|--------------------------------------------------------|---|-------------------------|\n|                                                        | : |                         |\n| In re:                                                 | : | Chapter 11              |\n|                                                        | : | Case No. 22-50073 (JAM) |\n| HO WAN KWOK et al.,                                    | : |                         |\n|                                                        | : | Jointly Administered    |\n| Debtors.1                                              | : |                         |\n|                                                        | : | Re: ECF No. 3450        |\n| ------------------------------------------------------ | x |                         |\n\n## **ORDER GRANTING MOTION (I) FOR AUTHORITY TO EMPLOY AND RETAIN REAL PROPERTY BROKER, EFFECTIVE AS OF AUGUST 23, 2024, FOR SALE OF GREENWICH PROPERTY, (II) AUTHORITY TO FUND EXPENSES RELATED TO GREENWICH PROPERTY AND (III) FOR RELATED RELIEF**\n\nOn August 23, 2024, Mr. Luc A. Despins, in his capacity as the Chapter 11 trustee (the \"Trustee\") appointed in the Chapter 11 case of Mr. Ho Wan Kwok (the \"Debtor\") filed a motion (the \"Motion\") (ECF No. 3450)2 seeking, pursuant to sections 327(a), 328(a) and 363(b) of title 11 of the United States Code, Bankruptcy Rules 2014 and 2016, and Local Rule 2014-1, entry of an order (the \"Order\") authorizing the Trustee (i) to employ and retain Compass, Inc. (the \"Broker\") as broker to market and sell the property, in accordance with the terms and conditions set forth in the Agreement, and (ii) to fund the reasonable and necessary expenses related to the real property at 373 Taconic Road, Greenwich, Connecticut (inclusive of all improvements and personal property thereon, the \"Greenwich Property\"), including, without limitation, payment of\n\n<sup>1</sup> The Debtors in these chapter 11 cases are Ho Wan Kwok (also known as Guo Wengui, Miles Guo, and Miles Kwok, as well as numerous other aliases) (last four digits of tax identification number: 9595), Genever Holdings LLC (last four digits of tax identification number: 8202) and Genever Holdings Corporation. The mailing address for the Trustee, Genever Holdings LLC, and Genever Holdings Corporation is Paul Hastings LLP, 200 Park Avenue, New York, NY 10166 c/o Luc A. Despins, as Trustee for the Estate of Ho Wan Kwok (solely for purposes of notices and communications).\n\n<sup>2</sup> Capitalized terms used but not defined herein shall have the meanings ascribed to them in the Motion.\n\nthe utilities, insurance, any real estate taxes owing with respect to the property, and any cleaning, staging or other expenses necessary to prepare the property to be sold (collectively, the \"Greenwich Expenses\"), up to the maximum amount of three hundred and fifty thousand dollars (\\$350,000.00) (the \"Expenses Cap\"), all as further detailed in the Motion. Attached to the Motion, the Trustee filed, among other things, the Exclusive Right to Sell Agreement (the \"Engagement Agreement\") and the Declaration of Julie Grace Burke (the \"Burke Declaration\").\n\nOn August 27, 2024, the United States Trustee (the \"U.S. Trustee\") filed a limited objection to the Motion. (ECF No. 3457.) On August 29, 2024, the Trustee filed the Supplemental Declaration of David Haffenreffer (the \"Haffenreffer Declaration\") (ECF No. 3484). On September 2, 2024, the Trustee filed, among other things, the Supplemental Declaration of Julie Grace Burke (the \"Supplemental Burke Declaration\") (ECF No. 3497).\n\nOn September 3, 2024, a hearing was held on the Motion. During the hearing, the U.S. Trustee confirmed that the changes the Trustee had made to the proposed order resolved two of the four bases for the limited objection. During the hearing, the Trustee and the U.S. Trustee agreed the extant issues are (i) whether Ms. Julie Grace Burke and the Broker are \"disinterested persons\" under section 327(a) of the Bankruptcy Code and (ii) whether the Broker has \"an interest adverse to the estate\" under section 327(a) because the Engagement Agreement allows for dual agency. At the conclusion of the hearing, the Court took the Motion under advisement.\n\nRegarding the dispute over whether Ms. Burke and the Broker are \"disinterested persons\", the locus of the dispute between the Trustee and the U.S. Trustee is the extent of the Broker's conflict check. The Burke Declaration and Haffenreffer Declaration aver, respectively, that Ms. Burke and the Broker performed a conflict check against a list of the Debtor's family members and adjudged *alter egos*. The Supplemental Burke Declaration avers that Ms. Burke\n\nperformed a conflict check against a list of parties in interest, the Court, and the U.S. Trustee. The Trustee argues Ms. Burke and the Broker performed a sufficient conflicts check and more rigor would be onerous and dissuade brokers from being hired by bankruptcy trustees and debtors-in-possession. The U.S. Trustee argues that the Broker itself needs to perform the conflicts check that Ms. Burke performed and that Ms. Burke should have performed her conflicts check more rigorously.\n\nThe Court agrees with the Trustee. Under Conn. Gen. Stat. § 20-312b, Ms. Burke is an independent contractor rather than an employee of the Broker. The addendum to the Engagement Agreement makes clear that Ms. Burke is the listing agent for the sale of the Property. As evidenced by the Supplemental Burke Declaration, Ms. Burke performed an extensive conflicts check. The Broker also performed a conflicts check. The Broker is being retained for the limited purpose of selling the Property.\n\nRegarding paragraph 6(i) of the Engagement Agreement, which provides for potential dual agency upon the signed consent of both the Trustee and the potential buyer, the Trustee argues Ms. Burke will not represent any potential buyer and prohibiting potential dual agency would depress the sale price of the Property because the Broker is large and important in the relevant market. The U.S. Trustee argues that, whatever the practical implications may be, section 327(a) prohibits dual agency.\n\nThe Court agrees with the Trustee. Ms. Burke, an independent contractor as noted above, represented to the Court that she will not represent potential buyers in addition to the Trustee. Moreover, the Broker will not represent potential buyers in addition to the Trustee without the informed, signed consent of Trustee and the potential buyer as mandated by Conn. Gen. Stat. §\n\n20-325g and as acknowledged in the Engagement Agreement. The Trustee may, within his business judgment, grant or withhold his consent to such dual agency as the occasion arises.\n\nFor the reasons stated above, it appearing that this Court has jurisdiction to consider the Motion pursuant to 28 U.S.C. §§ 157 and 1334 and the Standing Order of Reference from the United States District Court for the District of Connecticut; and it appearing that venue of this chapter 11 case and the Motion in this district is proper pursuant to 28 U.S.C. §§ 1408 and 1409; and it appearing that this matter is a core proceeding pursuant to 28 U.S.C. § 157(b)(2) on which the Court may enter a final order consistent with Article III of the United States Constitution; and it appearing good and sufficient cause exists to grant the Motion, IT IS HEREBY ORDERED THAT:\n\n1. The Motion is approved as set forth herein. All objections to the relief requested in the Motion, whether filed or not, are hereby overruled.\n\n2. The Trustee is authorized to retain and employ the Broker as broker in connection with the sale of the Greenwich Property, on the terms set forth in the Agreement, subject to the terms of this Order.\n\n3. The Broker shall be entitled to a fee of 4.5 percent of the sale price of the Greenwich Property (to be shared 50-50 with the broker for the purchaser), *provided, however*, notwithstanding anything in the Agreement to the contrary, if the Listing Agent brings the purchaser of the Greenwich Property or if the purchaser is not represented by a broker, the Broker's fee shall be reduced to 3 percent of the sale price of the Greenwich Property, *provided, further*, the Broker shall not be entitled to this fee unless the sale of the Greenwich Property is consummated (the \"Broker's Fee\"). The compensation structure of the Broker's Fee and the\n\npayment by the Trustee of \\$11,000 directly to the staging company for the virtual staging of the Greenwich Property (the \"Staging Fee\") are hereby approved.\n\n4. The Trustee and the Broker shall not be required to file monthly, interim, or final fee applications pursuant to sections 330 and 331 of the Bankruptcy Code. However, the Trustee shall seek authority to make payment to the Broker's Fee calculated in accordance with the Agreement as modified by this Order as part of the Trustee's motion to approve any sale of the Greenwich Property, *provided, however*, the Trustee may pay the Staging Fee directly to the staging company immediately upon entry of this Order. The Broker shall be compensated for its services solely in accordance with the procedures set forth in this Order and any such other procedures as may be fixed by order of this Court.\n\n5. The Trustee may use property of the Estate to fund the Greenwich Expenses up to the amount of the Expenses Cap.\n\n6. The Expenses Cap shall be subject to increase upon a motion filed by the Trustee with notice to (a) Hing Chi Ngok, (b) Greenwich Land, LLC, (c) the Debtor, (d) the Official Committee of Unsecured Creditors, (e) the United States Trustee, and (f) all parties appearing in the Chapter 11 Case eligible to receive electronic notice, which motion shall be heard upon seven days' notice subject to the schedule of the Court.\n\n7. The Broker has agreed that, notwithstanding anything to the contrary contained in the Agreement, the Seller/Trustee reserves the right to refuse any and all offers, including offers listed at or above the listed price. As such, the certain liens rights pursuant to Conn. Gen. Stat. Ann. Section 20-325a do not apply to the Agreement.\n\n8. To the extent the Motion or the Agreement is inconsistent with this Order, the terms of this Order shall govern.\n\n9. The Trustee and the Broker are authorized and empowered to take all actions necessary to effectuate the relief granted in this Order.\n\n10. The terms and conditions of this Order shall be immediately effective and enforceable upon its entry.\n\n11. This Court retains exclusive jurisdiction with respect to all matters arising from or related to the implementation, interpretation, and enforcement of this Order.\n\nDated at Bridgeport, Connecticut this 4th day of September, 2024.","body_zh":"UNITED STATES BANKRUPTCY COURT DISTRICT OF CONNECTICUT BRIDGEPORT DIVISION（美国康涅狄格区破产法院布里奇波特分院）\n\n------------------------------------------------------ x\n\n案件：\n第 11 章\n案号：22-50073 (JAM)\nHO WAN KWOK（郭文贵）等，\n联合审理\n债务人。1\n关于：ECF No. 3450\n------------------------------------------------------ x\n\n准予以下动议的裁定：(I) 授权自 2024 年 8 月 23 日起聘用并留用不动产经纪人以出售格林威治物业；(II) 授权资助与格林威治物业相关的费用；以及 (III) 给予相关救济\n\n2024 年 8 月 23 日，Luc A. Despins 先生以在 Ho Wan Kwok（郭文贵）（以下简称“债务人”）第 11 章案件中被任命的第 11 章破产受托人（以下简称“受托人”）的身份提交了一项动议（以下简称“动议”）（ECF No. 3450）2，根据《美国法典》第 11 编第 327(a)、328(a) 和 363(b) 条、《破产规则》第 2014 和 2016 条以及《本地规则》第 2014-1 条，寻求作出一项裁定（以下简称“裁定”），授权受托人 (i) 按照《协议》中规定的条款和条件，聘用并留用 Compass, Inc.（以下简称“经纪人”）作为经纪人以营销和出售该物业，以及 (ii) 资助与位于 373 Taconic Road, Greenwich, Connecticut（康涅狄格州格林威治塔科尼克路 373 号）的不动产（包括其上的所有改良设施及动产，以下统称“格林威治物业”）相关的合理且必要的费用，包括但不限于支付\n\n1 这些第 11 章案件中的债务人为 Ho Wan Kwok（郭文贵，亦称 Guo Wengui、Miles Guo 和 Miles Kwok，以及诸多其他化名）（纳税人识别号后四位：9595）、Genever Holdings LLC（纳税人识别号后四位：8202）和 Genever Holdings Corporation。受托人、Genever Holdings LLC 和 Genever Holdings Corporation 的邮寄地址为 Paul Hastings LLP, 200 Park Avenue, New York, NY 10166 c/o Luc A. Despins, as Trustee for the Estate of Ho Wan Kwok（仅用于通知与沟通目的）。\n\n2 本文中使用但未予定义的首字母大写术语应具有动议中赋予它们的含义。\n\n水电气公用事业费、保险费、与该物业相关的任何拖欠房地产税，以及为准备出售该物业所需的任何清洁、布置或其他费用（统称“格林威治费用”），最高金额不超过三十五万美元（$350,000.00）（以下简称“费用上限”），所有这些均如动议中进一步详细所述。随动议附上，受托人提交了（其中包括）《独家出售权协议》（以下简称“聘用协议”）和 Julie Grace Burke 的声明书（以下简称“Burke 声明书”）。\n\n2024 年 8 月 27 日，United States Trustee（美国受托人）（以下简称“美国受托人”）对动议提交了有限异议。（ECF No. 3457。）2024 年 8 月 29 日，受托人提交了 David Haffenreffer 的补充声明书（以下简称“Haffenreffer 声明书”）（ECF No. 3484）。2024 年 9 月 2 日，受托人提交了（其中包括）Julie Grace Burke 的补充声明书（以下简称“补充 Burke 声明书”）（ECF No. 3497）。\n\n2024 年 9 月 3 日，就动议举行了听证会。在听证会期间，美国受托人确认受托人对拟议裁定所作的修改已解决了提出有限异议的四个依据中的两个。在听证会期间，受托人和美国受托人一致同意现存的争议问题为：(i) 根据《破产法典》第 327(a) 条，Julie Grace Burke 女士和经纪人是否为“无利害关系人”；以及 (ii) 由于《聘用协议》允许双重代理，根据第 327(a) 条，经纪人是否拥有“对破产财产不利的利益”。在听证会结束时，法院宣布对该动议进行审议并择日裁决。\n\n关于 Burke 女士和经纪人是否属于“无利害关系人”的争议，受托人与美国受托人之间的争议焦点在于经纪人利益冲突审查的范围。Burke 声明书和 Haffenreffer 声明书分别主张，Burke 女士和经纪人对照债务人的家庭成员及经判定的事实替身名单进行了利益冲突审查。补充 Burke 声明书主张 Burke 女士\n\n对照利害关系人、法院和美国受托人的名单进行了利益冲突审查。受托人主张 Burke 女士和经纪人进行了充分的利益冲突审查，更严格的审查将造成过重负担，并阻碍经纪人接受破产受托人和自行管理的债务人的聘用。美国受托人主张，经纪人本身需要进行 Burke 女士所进行的利益冲突审查，并且 Burke 女士应当更严格地进行其利益冲突审查。\n\n法院支持受托人的意见。根据 Conn. Gen. Stat. § 20-312b（康涅狄格州普通法典第 20-312b 条），Burke 女士是独立合同工，而非经纪人的雇员。《聘用协议》的附录明确表明 Burke 女士是出售该物业的挂牌代理人。如补充 Burke 声明书所证明，Burke 女士进行了广泛的利益冲突审查。经纪人也进行了利益冲突审查。留用经纪人仅用于出售该物业的有限目的。\n\n关于《聘用协议》第 6(i) 款（该款规定在受托人和潜在买方均签署同意书的情况下允许潜在的双重代理），受托人主张 Burke 女士不会代表任何潜在买方，且禁止潜在的双重代理会压低该物业的售价，因为该经纪人在相关市场中规模大且地位重要。美国受托人则主张，无论实际影响如何，第 327(a) 条都禁止双重代理。\n\n法院支持受托人的意见。如上所述作为独立合同工的 Burke 女士向法院表示，除了受托人之外，她不会代表潜在买方。此外，未经受托人和潜在买方根据 Conn. Gen. Stat. §\n\n20-325g 的强制要求并在《聘用协议》中予以确认而作出的知情签署同意，经纪人不会在代表受托人之外代表潜在买方。视情况发生，受托人可依其商业判断给予或不予对此类双重代理的同意。\n\n基于上述理由，鉴于本法院依据《美国法典》第 28 编第 157 和 1334 条以及 United States District Court for the District of Connecticut（美国康涅狄格区联邦地方法院）的常规移送命令具有审理动议的管辖权；鉴于依据《美国法典》第 28 编第 1408 和 1409 条，本第 11 章案件及动议在本辖区的管辖地是适当的；鉴于依据《美国法典》第 28 编第 157(b)(2) 条，本事项属于核心程序，法院可作出符合《美国宪法》第三条的终局裁定；且鉴于存在充分且正当的理由准予该动议，特此裁定：\n\n1. 动议按本文所述予以批准。对动议中所请求救济的所有异议，无论是否已提交，特此均予驳回。\n\n2. 授权受托人按照《协议》中规定的条款并受本裁定条款的约束，在出售格林威治物业方面留用并聘用经纪人作为经纪人。\n\n3. 经纪人有权获得格林威治物业售价 4.5% 的费用（与买方经纪人五五分成），但是，尽管《协议》中有任何相反规定，若挂牌代理人带来了格林威治物业的买方，或者买方没有经纪人代表，则经纪人的费用应减少至格林威治物业售价的 3%，此外，除非格林威治物业的出售最终完成，否则经纪人无权获得此笔费用（以下简称“经纪人费用”）。经纪人费用的薪酬结构以及\n\n由受托人直接向布置公司支付用于格林威治物业虚拟布置的 $11,000（以下简称“布置费”），特此均予以批准。\n\n4. 受托人和经纪人无需根据《破产法典》第 330 和 331 条提交每月、中期或最终费用申请。但是，受托人应在其批准出售格林威治物业的动议中，申请授权支付按照经本裁定修改的《协议》计算的经纪人费用，但是，受托人可在本裁定作出后立即直接向布置公司支付布置费。经纪人的服务报酬应仅根据本裁定中规定的程序以及本法院裁定可能确定的任何其他此类程序予以支付。\n\n5. 受托人可以使用破产财产资助格林威治费用，金额最高不超过费用上限。\n\n6. 费用上限可在受托人向以下各方发出通知并提交动议后予以增加：(a) Hing Chi Ngok（岳庆芝）、(b) Greenwich Land, LLC、(c) 债务人、(d) 无担保债权人官方委员会、(e) 美国受托人，以及 (f) 在第 11 章案件中出庭且有资格接收电子通知的所有当事人；该动议应在发出七天通知后由法院视日程安排予以听证。\n\n7. 经纪人已同意，尽管《协议》中包含任何相反内容，卖方/受托人保留拒绝任何及所有要约的权利，包括按挂牌价格或高于挂牌价格的要约。因此，依据 Conn. Gen. Stat. Ann. Section 20-325a 的某些留置权权利不适用于《协议》。\n\n8. 如果动议或《协议》与本裁定存在不一致之处，应以本裁定的条款为准。\n\n9. 授权并赋权受托人和经纪人采取一切必要行动以落实本裁定所准予的救济。\n\n10. 本裁定的条款和条件自作出之日起立即生效并具有执行力。\n\n11. 本法院对由本裁定的执行、解释和强制执行引起的或与之相关的所有事项保留专属管辖权。\n\n日期：2024 年 9 月 4 日于康涅狄格州布里奇波特。","key_entities":["Je","Kwok","Ho Wan Kwok","Guo","Despins","Miles Guo","Paul Hastings"],"ecf_references":[{"doc_number":3450,"court":"CTB"},{"doc_number":3457,"court":"CTB"},{"doc_number":3484,"court":"CTB"},{"doc_number":3497,"court":"CTB"}],"word_count":1696,"status":"published","published_at":null,"created_at":null,"updated_at":"2026-08-23 12:58:24"}