---
type: court_doc
id: "court_ctb_1604_40"
court: "CTB"
case_no: "22-50073"
doc_number: 1604
doc_type: "EXHIBIT"
filed_date: "2023-03-27"
lang: "en"
machine_translated: false
url: "https://mubeitech.com/en/court/court_ctb_1604_40"
json_url: "https://mubeitech.com/api/court/court_ctb_1604_40"
---
# Guo Wengui / Miles Guo — bankruptcy case · EXHIBIT · ECF #1604-40



Exhibit 40

·1　Page 1

·2· · · · · · ·UNITED STATES BANKRUPTCY COURT
·3· · · · · · · · DISTRICT OF CONNECTICUT
·4· · · · · · · · · BRIDGEPORT DIVISION
·5· · · · · ·Chapter 11 Case No. 22-50073 (JAM)
·6· ·----------------------------------------x
·7· ·In Re:
·8· · · · · ·HO WAN KWOK
·9· · · · · · · · · · · · ·Debtor.
10· ·----------------------------------------x

12· ·REMOTE VIDEOTAPED DEPOSITION OF MARGARET E. CONBOY
13· · · · · · · ·Tuesday, February 21, 2023

22· ·Reported by:
23· ·Amy A. Rivera, CSR, RPR, CLR

25· ·JOB NO. 222606

·1　Page 2

·2· · · · · · · · · · · · · · · · · February 21, 2023
·3· · · · · · · · · · · · · · · · · 10:13 a.m.
·4
·5· · · · · · · · · REMOTE videotaped deposition of
·6· ·MARGARET E. CONBOY held pursuant to Notice, before
·7· ·Amy A. Rivera, Certified Shorthand Reporter,
·8· ·Registered Professional Reporter, Certified LiveNote
·9· ·Reporter, and a Notary Public of the State of New
10· ·Jersey.

·1　Page 3

·2· ·R E M O T E· ·A P P E A R A N C E S:
·3· ·Paul Hastings
·4· ·Attorneys for TRUSTEE
·5· · · · 200 Park Avenue
·6· · · · New York, NY 10166
·7· ·BY:· Avram Luft, Esq.
·8· · · · Douglass Barron, Esq.
·9
10· ·Whitman Breed Abbott & Morgan
11· ·Attorneys for the Witness
12· · · · 500 West Putnam Avenue
13· · · · Greenwich, CT 06830
14· ·BY:· Michael Thomason, Esq.

17· ·ALSO PRESENT:
18· · · · Jonathan Popham, Videographer

·1· · · · · · · MARGARET E. CONBOY　Page 4

·2· · · · ·VIDEOGRAPHER:· Good morning,
·3· ·Counselors.
·4· · · · ·My name is Jonathan Popham.· I'm a
·5· ·legal videographer in association with TSG
·6· ·Reporting, Incorporated.
·7· · · · ·Because this is a remote deposition, I
·8· ·will not be in the same room with the
·9· ·witness.· Instead, I will record this video
10· ·deposition remotely.
11· · · · ·The court reporter, Amy Rivera, also
12· ·will not be in the same room and will swear
13· ·the witness remotely.
14· · · · ·Do all parties stipulate to the
15· ·validity of this video recording and remote
16· ·swearing and that it will be admissible in
17· ·the courtroom as if it had been taken
18· ·following Rule 30 of the Federal Rules of
19· ·Civil Procedure and the state's rules where
20· ·this case is pending?
21· · · · ·MR. LUFT:· This is Avi Luft on behalf
22· ·of the Chapter 11 Trustee.
23· · · · ·And we do.
24· · · · ·MR. THOMASON:· Michael Thomason on
25· ·behalf of the witness.

·1· · · · · · · MARGARET E. CONBOY　Page 5

·2· · · · ·Sure.
·3· · · · ·VIDEOGRAPHER:· Okay.· This is the
·4· ·start of Media No. 1 in the video deposition
·5· ·of Margaret E. Conboy, in the matter of In
·6· ·re:· Ho Wan Kwok, in the United States
·7· ·Bankruptcy Court for the District of
·8· ·Connecticut, Chapter 11 Case No. 22-50073
·9· ·(JAM.)
10· · · · ·This deposition is taking place at
11· ·multiple locations via video conference on
12· ·February 21, 2023 at approximately
13· ·10:13 a.m. Eastern Time.
14· · · · ·Will counsel please introduce
15· ·themselves for the record.
16· · · · ·MR. LUFT:· Sure.· My name is Avi Luft
17· ·of the law firm of Paul Hasting. I
18· ·represent the Chapter 11 Trustee in the In
19· ·re:· Ho Wan Kwok Chapter 11 bankruptcy
20· ·pending before the Bankruptcy Court for the
21· ·District Court of Connecticut.
22· · · · ·MR. THOMASON:· My name is Michael
23· ·Thomason, sitting to the left of the
24· ·witness, from Whitman Breed Abbott & Morgan.
25· ·Both of us are from Whitman Breed Abbott &

·1· · · · · · · · · · MARGARET E. CONBOY　Page 6

·2· · · · ·Morgan, and I'm here for Ms. Conboy.
·3· · · · · · · ·VIDEOGRAPHER:· Okay.· Will the court
·4· · · · ·reporter please swear in the witness.
·5· ·M A R G A R E T· · E.· · C O N B O Y, having been
·6· ·duly sworn by the Notary Public, testified as
·7· ·follows:
·8· · · · · · · ·THE WITNESS:· Thank you.
·9· ·EXAMINATION
10· · ·BY MR. LUFT:
11· · · · ·Q.· · Good morning, Ms. Conboy.· How where
12· ·you?
13· · · · ·A.· · Good.· How are you?
14· · · · ·Q.· · I'm good.· Thank you for taking time
15· ·this morning.· I appreciate it.
16· · · · ·A.· · Thank you.
17· · · · ·Q.· · Ms. Conboy, as I said just a minute
18· ·ago, my name is Avi Luft.· I'm an attorney at Paul
19· ·Hastings, and I represent the Chapter 11 Trustee,
20· ·Luc Despins, in the In re:· Ho Wan Kwok
21· ·bankruptcy.
22· · · · · · · ·Let me -- I just want to go over a few
23· ·preliminaries, and I used the name "Ho Wan Kwok."
24· ·He is an individual also known as "Miles Kwok" and
25· ·"Miles Guo."

Case 22-50073 Doc 1604-40 Filed 03/27/23 Entered 03/27/23 14:12:10 Page 8 of
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·5· · · · ·A.· · Miles Kwok.

·3· · · · ·A.· · I'm familiar with him.

·6· · · · ·Q.· · Okay.· If I refer to him as "Miles

·1· · · · · · · · · · MARGARET E. CONBOY

·2· · · · · · · ·Is he a person you're familiar with?

·4· · · · ·Q.· · And what name do you know him by?

·7· ·Kwok" or "Mr. Kwok" or the "debtor" throughout the

·8· ·deposition, can we have an understanding that we

·9· ·are referring to the same person?

10· · · · ·A.· · Right, yes.

11· · · · ·Q.· · Terrific.· Okay.

12· · · · · · · ·And, Ms. Conboy, my understanding is

13· ·you're appearing as the person most knowledgeable

14· ·on behalf of your law firm, Whitman Breed, today?

15· · · · ·A.· · Yes.· I was the closing attorney,

16· ·so...

17· · · · ·Q.· · Terrific.

18· · · · · · · ·Have you ever been deposed before,

19· ·Ms. Conboy?

20· · · · ·A.· · No.

21· · · · ·Q.· · Okay.· So despite you being a lawyer

22· ·and probably being more familiar with this than

23· ·most, let me just run through some preliminaries

24· ·just so we're all on the same page.

25· · · · · · · ·So basics are:· I'm going to ask you a
·1· · · · · · · · · · MARGARET E. CONBOY　Page 8

·2· ·question and then you'll answer it.· Is that okay?
·3· · · · ·A.· · Yep.
·4· · · · ·Q.· · I will try to make my question as
·5· ·clear as possible, but if for any reason my
·6· ·question is not clear to you, will you tell me?
·7· · · · ·A.· · Yes.
·8· · · · ·Q.· · Okay.· And if you don't clarify that
·9· ·the question is unclear, can we have an
10· ·understanding that you do understand my question?
11· · · · ·A.· · Yes.
12· · · · ·Q.· · Okay.· And you understand you're
13· ·testifying under oath today?
14· · · · ·A.· · Yes, I do.
15· · · · ·Q.· · Okay.· Is there any reason why you
16· ·can't provide truthful testimony today?
17· · · · ·A.· · No.
18· · · · ·Q.· · Great.
19· · · · · · · ·From time to time, your counsel may
20· ·object to a question I ask on the ground of the
21· ·form of it, and that is his right and that is
22· ·fine.
23· · · · · · · ·Once he has made his objection, you
24· ·should go ahead and answer my question, if you
25· ·can.· Okay?

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 9

·2· · · · ·A.· · Okay.
·3· · · · ·Q.· · If there is an issue of privilege or
·4· ·you are concerned about it, you should let me know
·5· ·and you can confer with your counsel.
·6· · · · ·A.· · Okay.
·7· · · · ·Q.· · If you need a break during the
·8· ·deposition -- I will take them periodically
·9· ·because this can take a while, but if for some
10· ·reason you feel like you need a break, will you
11· ·let me know?
12· · · · ·A.· · Sure.
13· · · · ·Q.· · I will then attempt to get a break as
14· ·soon as reasonably practicable given the
15· ·questions.· Okay?
16· · · · ·A.· · Okay.
17· · · · ·Q.· · The one thing I ask is that if a
18· ·question is pending, that we make sure we get an
19· ·answer to the question before we take a break.· Is
20· ·that okay?
21· · · · ·A.· · Yep, that's fine.
22· · · · ·Q.· · One other sort of housekeeping, even
23· ·though we are on Zoom and I can see you and the
24· ·court reporter can see you, the court reporter can
25· ·only take down audible answers.

TSG Reporting - Worldwide Worldwide· · 877-702-9580

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 10

·2· · · · · · · ·So shakes of the head or nods, despite
·3· ·the fact that she can see it, she can't write down
·4· ·yes or no based on a shake.· So I just ask that
·5· ·all your answers be audible.· Okay?
·6· · · · ·A.· · Right, yes.
·7· · · · ·Q.· · Okay.· Are there any questions you
·8· ·have before we get started with the questioning?
·9· · · · ·A.· · I don't think so, no.
10· · · · ·Q.· · Okay.· Terrific.
11· · · · · · · ·Throughout the deposition, I am -- I
12· ·am going to show you some documents.· I've spoken
13· ·with your counsel about this a little.· We have
14· ·tried our best based on the production to
15· ·understand where a document starts and a document
16· ·ends.
17· · · · · · · ·If for some reason given your
18· ·familiarity with the documents you look at
19· ·something and you say, Hey, this isn't exactly
20· ·right or there's an extra page on here or
21· ·something, will you let me know?
22· · · · ·A.· · Yes, yes.
23· · · · ·Q.· · Okay.· Terrific.
24· · · · · · · ·MR. THOMASON:· Avi, can we just
25· · · · ·clarify something?· With respect to

TSG Reporting - Worldwide Worldwide· · 877-702-9580

·1· · · · · · · MARGARET E. CONBOY　Page 11

·2· ·privilege, it's our understanding that the
·3· ·Trustee is the holder of the privilege here
·4· ·and has waived that privilege.· Is that
·5· ·correct?
·6· · · · ·MR. LUFT:· The Trustee has not waived
·7· ·it.· But the Trustee holds Mr. Kwok's
·8· ·privilege.
·9· · · · ·MR. THOMASON:· Okay.
10· · · · ·MR. LUFT:· So just for clarity, any
11· ·privilege that was just ever held by the
12· ·debtor, unless there was some issue about
13· ·his personal safety, which I can't imagine
14· ·coming up in a real estate transaction, that
15· ·privilege is now controlled by the debtor.
16· · · · ·And the reason I draw that distinction
17· ·as opposed to waived, live by the Trustee.
18· ·Thank you.
19· · · · ·My colleague Doug Barron is here.
20· · · · ·The reason I make that distinction,
21· ·meaning other people cannot invade that
22· ·privilege, just as they could not before,
23· ·but between Ms. Conboy and the Trustee at
24· ·this point, that is the same privileged
25· ·relationship where they could share

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 12

·2· · · · ·information as existed previously between
·3· · · · ·Ms. Conboy or your firm and Mr. Kwok, their
·4· · · · ·client.
·5· · · · · · · ·MR. THOMASON:· All right.· Thank you.
·6· · · · · · · ·MR. LUFT:· Okay.
·7· · ·BY MR. LUFT:
·8· · · · ·Q.· · Okay.· Ms. Conboy, prior to this
·9· ·deposition, I sent your counsel a list of topics
10· ·which we hope to cover today.
11· · · · ·A.· · Okay.
12· · · · ·Q.· · Did you prepare for this deposition to
13· ·prepare for those -- to speak to those topics?
14· · · · ·A.· · No.
15· · · · ·Q.· · Okay.· Did you generally prepare to
16· ·familiarize yourself with regard to the work you
17· ·did to represent Mr. Kwok?
18· · · · ·A.· · No.
19· · · · ·Q.· · Okay.· What did you do to prepare for
20· ·this deposition?
21· · · · ·A.· · I just met with Mr. Thomason, and he
22· ·told me how the depositions are done and just
23· ·explained the process, and we met for maybe an
24· ·hour just to -- going through the process.
25· · · · ·Q.· · Okay.· All right.· Well, why don't we

TSG Reporting - Worldwide Worldwide· · 877-702-9580

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 13

·2· ·get started with the questioning and see what you
·3· ·recall, and we can go back if there's some topic
·4· ·for which you weren't able to review.
·5· · · · · · · ·When -- when did you first hear of
·6· ·Mr. Kwok?
·7· · · · ·A.· · When -- I don't remember what year it
·8· ·was, but I received a call from a firm in New
·9· ·York, Hodgson Russ, and they asked me to be
10· ·Connecticut counsel for this family, you know, the
11· ·Golden Spring, Greenwich land, and to be -- to be
12· ·the Connecticut counsel for their real estate
13· ·purchases.
14· · · · ·Q.· · And do you recall who reached out to
15· ·you from Hodgson Russ?
16· · · · ·A.· · I think it was Bill, Elissa Brinn and
17· ·Valerie -- I don't remember Valerie's last name
18· ·now.· Valerie was a partner there, and I believe
19· ·it was both of them.
20· · · · ·Q.· · And what did they tell you about
21· ·Mr. Kwok?
22· · · · ·A.· · They just said that they represented
23· ·this -- this family and they were very interested
24· ·in buying property in Greenwich and a house in
25· ·Greenwich and, you know, that was -- it was -- you

TSG Reporting - Worldwide Worldwide· · 877-702-9580

·1· · · · · · · · · · MARGARET E. CONBOY　Page 14

·2· ·know, it was confidential.· They didn't want their

·3· ·names out, which is not unusual.· I run into that
·4· ·all the time with clients where they don't want

·5· ·their names, and so they take property in their
·6· ·LLCs.
·7· · · · · · · ·And that was pretty much it.
·8· · · · ·Q.· · And did -- were you told anything else
·9· ·about Mr. Kwok?
10· · · · ·A.· · Not that I remember, no.
11· · · · ·Q.· · Okay.
12· · · · · · · ·When you were told about the family,
13· ·were you given any more details about who was in
14· ·the family?
15· · · · ·A.· · No, no.
16· · · · ·Q.· · And was there a specific house that
17· ·they were already hoping to purchase or was this a
18· ·general retainer to work on real estate matters on
19· ·behalf of Mr. Kwok?
20· · · · ·A.· · They were already looking and I
21· ·believe making an offer -- maybe they had -- I
22· ·can't remember -- they may have had a contract out
23· ·for a property, I forget which property, Clapboard
24· ·Ridge, one of them, and Elissa had been working on
25· ·it and then they thought it was best to get

·1· · · · · · · · · · MARGARET E. CONBOY　Page 15

·2· ·Connecticut counsel, and so I came in on that.
·3· · · · ·Q.· · And can you tell me a little bit about
·4· ·the scope of the engagement?
·5· · · · · · · ·Because my understanding is it wasn't
·6· ·just one property that you ended up working on but
·7· ·over time, there were multiple representations of
·8· ·Mr. Kwok.
·9· · · · ·A.· · Well, of the LLCs, I never spoke with
10· ·Mr. Kwok.· It was always his lawyer -- the family
11· ·lawyer who I spoke with.
12· · · · · · · ·And so he -- he did place offers on a
13· ·few properties and then they fell through for one
14· ·reason or another.· He didn't go through with them
15· ·or the family didn't go through with them.
16· · · · · · · ·The property that I eventually closed
17· ·on with him was on Ferncliff.· The others that I
18· ·represented him on never closed, and there were
19· ·maybe three or four of those.
20· · · · ·Q.· · You said you only spoke with the
21· ·family lawyer.
22· · · · · · · ·Do you recall the family lawyer's
23· ·name?
24· · · · ·A.· · Max Krasner.
25· · · · ·Q.· · Did Mr. Krasner represent to you that

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 16

·2· ·he was an attorney?
·3· · · · ·A.· · Yes.
·4· · · · ·Q.· · Did you ever speak to a woman named
·5· ·Yvette Wang?
·6· · · · ·A.· · I don't remember.· I don't remember
·7· ·that name.
·8· · · · ·Q.· · Did you understand that Mr. Krasner
·9· ·was working on behalf of Mr. Kwok?
10· · · · ·A.· · Yes, and the family.
11· · · · ·Q.· · And when you say the "family," did you
12· ·ever speak to anyone else in the family other
13· ·than -- at all?
14· · · · ·A.· · No, no.
15· · · · ·Q.· · Did Mr. Krasner ever tell you he was
16· ·taking directions from anyone other than Mr. Kwok?
17· · · · ·A.· · No, he never told me who he was taking
18· ·directions from.
19· · · · ·Q.· · I've seen in the documents, your
20· ·e-mails, multiple references to the "Chinese
21· ·billionaire."
22· · · · · · · ·Is Mr. Kwok the Chinese billionaire?
23· · · · ·A.· · I just got that from when I did a
24· ·Google search.· So I don't really know, that just
25· ·if you Google his name, that's what comes up.· So

TSG Reporting - Worldwide Worldwide· · 877-702-9580

·1· · · · · · · · · · MARGARET E. CONBOY　Page 17

·2· ·I --
·3· · · · ·Q.· · My question was -- sorry.
·4· · · · · · · ·My question is not whether Mr. Kwok is
·5· ·it a Chinese billionaire, but when you wrote --
·6· ·referenced the "Chinese billionaire," were you
·7· ·referring to Mr. Kwok?
·8· · · · ·A.· · Yes, only because of the Google
·9· ·searches.
10· · · · ·Q.· · Right.· Okay.
11· · · · · · · ·Did any of your colleagues work with
12· ·you on this matter?
13· · · · ·A.· · I don't -- maybe an associate helped,
14· ·but that's all I remember as being -- and my
15· ·paralegal, obviously.
16· · · · ·Q.· · When you spoke to Mr. Krasner on
17· ·behalf of Mr. Kwok, did you do so via e-mail?
18· · · · · · · ·MR. THOMASON:· Objection to form.
19· · · · · · · ·You can answer.
20· · · · ·A.· · Both e-mail and phone call.
21· · · · ·Q.· · Okay.· How many times would you say
22· ·you spoke with Mr. Krasner?
23· · · · · · · ·MR. THOMASON:· On e-mail or phone?
24· · · · ·Q.· · Either.
25· · · · ·A.· · You know, when we were working on a

·1· · · · · · · · · · MARGARET E. CONBOY　Page 18

·2· ·transaction, maybe a couple of times a day.
·3· · · · ·Q.· · Did you ever go visit any of the
·4· ·properties that Mr. Kwok was considering
·5· ·purchasing?
·6· · · · ·A.· · No.
·7· · · · ·Q.· · Do you know which brokers Mr. Kwok was
·8· ·working with for the properties he was looking at?
·9· · · · ·A.· · I can't remember.· I remember the last
10· ·one, but I don't remember all the -- the other
11· ·brokers that he was working with.
12· · · · ·Q.· · Who was the last one?
13· · · · ·A.· · Martha Jeffreys.
14· · · · ·Q.· · Would it have been the brokers who
15· ·took Mr. Kwok around to see the properties?
16· · · · ·A.· · Yes.
17· · · · ·Q.· · Okay.· Have you ever spoken with
18· ·Mr. Kwok's son?
19· · · · ·A.· · No.
20· · · · ·Q.· · Did you ever -- how about his wife?
21· · · · ·A.· · No.
22· · · · ·Q.· · Or his daughter?
23· · · · ·A.· · No.
24· · · · ·Q.· · Okay.· Did you ever speak with anyone
25· ·representing the family who told you that the

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 19

·2· ·instructions were coming from either the son, the
·3· ·wife, or the daughter?
·4· · · · ·A.· · No.
·5· · · · ·Q.· · When you were --
·6· · · · · · · ·MR. LUFT:· I want to mark as Whitman
·7· · · · ·Breed Deposition Exhibit 1, the document at
·8· · · · ·Tab 1 in your binder.· It bears the Bates
·9· · · · ·stamp WBAM_001464 through 65.
10· · · · · · · ·(Whitman Breed Exhibit 1, letter dated
11· · · · ·October 1, 2018, Bates stamped WBAM_001464
12· · · · ·through 465, was marked for identification
13· · · · ·at this time.)
14· · · · ·A.· · Yep.
15· · · · ·Q.· · When you have a second, just take a
16· ·look and tell me when you're ready.
17· · · · ·A.· · Okay.
18· · · · ·Q.· · What is this document?
19· · · · ·A.· · That's our engagement letter.· That
20· ·was the first engagement letter.· And we had taken
21· ·it out through Hodgson Russ.
22· · · · ·Q.· · So in this letter, the client is
23· ·Hodgson Russ on behalf of -- let me just make it
24· ·simple:· Is Hodgson Russ the technical client
25· ·here?

TSG Reporting - Worldwide Worldwide· · 877-702-9580

·1· · · · · · · · · · MARGARET E. CONBOY　Page 20

·2· · · · ·A.· · Yes.
·3· · · · ·Q.· · Okay.· And the purchase is to be made
·4· ·by an entity called "Hudson Diamond"?
·5· · · · ·A.· · I believe so -- oh, yes, it says --
·6· ·yep, it says:· "Hudson Diamond."
·7· · · · ·Q.· · But this -- and this is the same
·8· ·engagement where you were being told you were
·9· ·representing the interest of Mr. Kwok and his
10· ·family, correct?
11· · · · · · · ·This is the 110 Clapboard Road --
12· ·Clapboard Ridge?
13· · · · ·A.· · Yes.
14· · · · · · · ·MR. LUFT:· Okay.· You could just put
15· · · · ·that aside.
16· · · · ·Q.· · Let me ask you a few other people.
17· ·Did you ever speak to a man named Daniel
18· ·Podhaskie?
19· · · · ·A.· · No.
20· · · · ·Q.· · How about a woman named Melissa
21· ·Francis?
22· · · · ·A.· · No.
23· · · · ·Q.· · Aaron Mitchell?
24· · · · ·A.· · No.
25· · · · ·Q.· · Okay.· Terrific.

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 21

·2· · · · · · · ·All right.· Could we turn to -- I ask
·3· ·you to turn to Tab 3, which is an e-mail from
·4· ·October 3, 2019 from yourself to Kevin Walsh,
·5· ·Bates stamped WBAM_10076.
·6· · · · · · · ·Let me know when you have it.
·7· · · · · · · ·MR. THOMASON:· Are you marking this as
·8· · · · ·Exhibit 2?
·9· · · · · · · ·MR. LUFT:· Yes, please, Whitman Breed
10· · · · ·Exhibit 2.
11· · · · · · · ·(Whitman Breed Exhibit 2, e-mail dated
12· · · · ·October 3, 2019, Bates stamped WBAM_10076,
13· · · · ·was marked for identification at this time.)
14· · · · ·A.· · Okay.
15· · · · ·Q.· · Okay.· It starts off -- this is an
16· ·e-mail from you to Kevin Walsh, correct?
17· · · · ·A.· · Right.
18· · · · ·Q.· · You start off:· "Kevin, my client, the
19· ·Chinese billionaire."
20· · · · · · · ·Is that a reference to your client
21· ·being Mr. Kwok?
22· · · · ·A.· · Yeah.· I mean, I should have -- it --
23· ·yes.· I should have --
24· · · · ·Q.· · And then you go on.· You say (as
25· ·read):· The seller accepted his offer of

TSG Reporting - Worldwide Worldwide· · 877-702-9580

·1· · · · · · · · · · MARGARET E. CONBOY　Page 22

·2· ·\$35 million.· And then, furthermore, he is meeting
·3· ·with architects.· He has an idea of what is
·4· ·involved in building on the parcel.
·5· · · · · · · ·The "he" and the "his" there are
·6· ·Mr. Kwok, correct?
·7· · · · ·A.· · Yes.
·8· · · · ·Q.· · Did Mr. Kwok ever tell you what the
·9· ·source of the \$35 million he was using to offer
10· ·for 602 Indian Field was?
11· · · · ·A.· · No.· This was all through Max. I
12· ·never spoke with Mr. Kwok.· It was all through
13· ·Max.
14· · · · ·Q.· · Did Mr. Krasner -- and I assume when
15· ·you say "Max," you're referring to Max Krasner?
16· · · · ·A.· · Right, Mr. Krasner.
17· · · · ·Q.· · That's fine.
18· · · · · · · ·Did Mr. Krasner ever tell you what the
19· ·source of the \$35 million was for this offer?
20· · · · ·A.· · No, no.
21· · · · ·Q.· · Did he ever -- was he ever required to
22· ·provide any, for lack of a better term,
23· ·substantiation or basis to the seller to show that
24· ·he had the wherewithal to make a \$35 million
25· ·offer?

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 23

·2· · · · ·A.· · I don't know.· I don't know.
·3· · · · ·Q.· · Okay.· Is that something that would be
·4· ·more for the broker than --
·5· · · · ·A.· · Yes.
·6· · · · ·Q.· · -- your part of the process?
·7· · · · ·A.· · Right, yes.
·8· · · · ·Q.· · Okay.· But this never went to
·9· ·contract, correct?
10· · · · ·A.· · Correct.
11· · · · ·Q.· · Okay.· Okay.· Terrific.
12· · · · · · · ·MR. LUFT:· I want to ask you to look
13· · · · ·at Tab 2.· I'm going to mark as Whitman
14· · · · ·Breed Exhibit 3, it is a document Bates
15· · · · ·stamped WBAM_000035 through 36, and it
16· · · · ·appears to me to be an August 16, 2019
17· · · · ·retention letter between Whitman Breed
18· · · · ·signed by yourself and then by Max Krasner
19· · · · ·on behalf of Golden Spring.
20· · · · · · · ·(Whitman Breed Exhibit 3, letter dated
21· · · · ·August 16, 2019, Bates stamped WBAM_000035
22· · · · ·through 36, was marked for identification at
23· · · · ·this time.)
24· · ·BY MR. LUFT:
25· · · · ·Q.· · Does that appear right to you?

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 24

·2· · · · ·A.· · That's right.
·3· · · · ·Q.· · Okay.· And this is in connection with
·4· ·the purchase of a property at 33 Ferncliff Road?
·5· · · · ·A.· · That's right.
·6· · · · ·Q.· · And here, you understood Mr. Krasner
·7· ·to again be making this engagement on behalf of
·8· ·Mr. Kwok, correct?
·9· · · · ·A.· · Well, the family.
10· · · · ·Q.· · When you say the "family," just so I
11· ·understand, what is the distinction you're drawing
12· ·given that -- well, let me strike that.
13· · · · · · · ·My understanding is that you
14· ·understood instructions to be coming from
15· ·Mr. Kwok, that he's giving directions.
16· · · · · · · ·There's no one else in the family you
17· ·ever spoke with or received directions on behalf
18· ·of, correct?
19· · · · ·A.· · I never spoke with Mr. Kwok.· I never
20· ·spoke with anyone else.· No, I only spoke with Max
21· ·Krasner, and he would say that -- his words were
22· ·the family.
23· · · · ·Q.· · But when you wrote about, when we
24· ·looked at Exhibit 2, the Chinese billionaire and
25· ·his offer and he is meeting with architects, the

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 25

·2· ·"he" there is Mr. Kwok, you understood, correct?
·3· · · · ·A.· · Right, that's what I understood.
·4· · · · ·Q.· · And you have no knowledge of anyone
·5· ·else in the family ever meeting with architects or
·6· ·engineers on behalf of these houses, correct?
·7· · · · ·A.· · No, I don't know.· I don't know. I
·8· ·have no idea.
·9· · · · ·Q.· · And no one else from the family ever
10· ·submitting an offer for the house other than
11· ·Mr. Kwok, correct?
12· · · · ·A.· · I don't know.· I don't know.
13· · · · ·Q.· · Okay.
14· · · · · · · ·Who paid -- in connection with the
15· ·work you did for 110 Clap Ridge Road, who paid
16· ·Whitman Breed's legal bills?
17· · · · ·A.· · I don't know.
18· · · · ·Q.· · How about with regard to 33 Ferncliff?
19· · · · ·A.· · I don't know.· I don't know.
20· · · · · · · ·MR. LUFT:· Okay.· You can put that to
21· · · · ·the side for now.
22· · · · · · · ·I'm going to ask you to look at Tab 9.
23· · · · ·I'm going to mark as Exhibit 4, a document
24· · · · ·Bates stamped WBAM_002235 through 37.
25· · · · · · · ·(Whitman Breed Exhibit 4, e-mail

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 26

·2· · · · ·chain, Bates stamped WBAM_002235 through
·3· · · · ·237, was marked for identification at this
·4· · · · ·time.)
·5· · ·BY MR. LUFT:
·6· · · · ·Q.· · Do you have that in front of you?
·7· · · · ·A.· · I do.
·8· · · · ·Q.· · So this is an e-mail chain between
·9· ·yourself, Valerie Stevens, Yvette Wang, and Elissa
10· ·Brinn.
11· · · · · · · ·Who is Valerie Stevens?
12· · · · ·A.· · She was a partner at Hodgson Russ.
13· · · · ·Q.· · And Ms. Brinn?
14· · · · ·A.· · And Ms. Brinn was also an attorney at
15· ·Hodgson Russ.
16· · · · ·Q.· · And then Yvette Wang?
17· · · · ·A.· · I don't remember her.· I really don't
18· ·remember her.
19· · · · ·Q.· · Do you see in the middle of page
20· ·ending 236, October 11, 2018, 12:35, she writes an
21· ·e-mail to yourself and Elissa saying (as read):
22· ·Please still keep doing nothing as I advised
23· ·before.· I already had advised Kathy to withdraw
24· ·the offer on Monday.· The buyer didn't give any
25· ·instructions to reopen yet.· Thank you, Yvette.

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 27

·2· · · · · · · ·Do you see that?
·3· · · · ·A.· · Yep.
·4· · · · ·Q.· · The buyer -- the buyer there is
·5· ·Mr. Kwok, correct?
·6· · · · ·A.· · I don't know -- I mean, I don't know.
·7· · · · ·Q.· · Who did you understand that --
·8· · · · ·A.· · Like I said, it was the company that
·9· ·was either Golden Spring or Greenwich Land, and
10· ·that's who was buying it.· I'm not sure -- I'm not
11· ·sure of that, who Yvette Wang -- I just don't
12· ·remember.
13· · · · ·Q.· · You don't remember what her role was?
14· · · · ·A.· · Right.
15· · · · ·Q.· · You understood Mr. Kwok to be a client
16· ·of the firm though, correct?
17· · · · ·A.· · No.· I understood the companies to be
18· ·a client of the firm.
19· · · · ·Q.· · You had a conversation with
20· ·Mr. Despins at one point with regard to issues
21· ·regarding conflicts of interest?
22· · · · ·A.· · Yes.
23· · · · ·Q.· · And in that, you told him that one of
24· ·the issues was that Mr. Kwok was a client of the
25· ·firm?

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 28

·2· · · · ·A.· · Well, I must have misspoke, and I
·3· ·don't remember, but I just don't really remember
·4· ·that.
·5· · · · ·Q.· · Okay.· Who did you understand to
·6· ·control Golden Spring?
·7· · · · ·A.· · Like I said, I spoke with Max Krasner.
·8· ·That was my contact.· I don't know.· I don't know
·9· ·who controlled Golden Spring.
10· · · · ·Q.· · Did Mr. Krasner ever tell you he has
11· ·no legal license?
12· · · · ·A.· · No.
13· · · · ·Q.· · Okay.
14· · · · · · · ·When Ms. Wang referred to the "buyer,"
15· ·you did not understand her to be referring to
16· ·herself, correct?
17· · · · ·A.· · I don't know.· I really don't know. I
18· ·didn't know -- I don't remember her.
19· · · · ·Q.· · Okay.
20· · · · · · · ·MR. LUFT:· Let's take a look at --
21· · · · · · · ·VIDEOGRAPHER:· Is it possible to turn
22· · · · ·the camera a little bit more towards the
23· · · · ·witness again, please, Counsel?
24· · · · · · · ·Thank you.
25· · · · · · · ·MR. LUFT:· Okay.· Let's take a look at

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·1· · · · · · · · · · MARGARET E. CONBOY
·2· · · · ·Tab 13.· We're going to mark as Whitman
·3· · · · ·Breed Exhibit 5, I believe, a document Bates
·4· · · · ·stamped WBAM_001048 through 54.· This is an
·5· · · · ·e-mail chain at the top starting with an
·6· · · · ·e-mail from Ms. Yvette Wang to Elissa Brinn,
·7· · · · ·Ms. Conboy, and Valerie Stevens regarding
·8· · · · ·110 Clipboard agreement with Brown Harris
·9· · · · ·Stevens.
10· · · · · · · ·(Whitman Breed Exhibit 5, e-mail
11· · · · ·chain, Bates stamped WBAM_001048 through 54,
12· · · · ·was marked for identification at this time.)
13· · ·BY MR. LUFT:
14· · · · ·Q.· · Do you see that top e-mail?
15· · · · ·A.· · Yep.
16· · · · ·Q.· · Did you see Ms. Wang again writes (as
17· ·read):· The inventory content list of this
18· ·property should be exactly the same as original,
19· ·the first time Kathy showed this house to the
20· ·buyer.
21· · · · · · · ·Did you understand Kathy showed the
22· ·house to an actual person, being the buyer?
23· · · · ·A.· · Yes, showed the house to the buyer.
24· · · · ·Q.· · Right.· And since Ms. Wang is
25· ·referring to it, that she's not referring to

TSG Reporting - Worldwide Worldwide· · 877-702-9580

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 30

·2· ·herself, she's referring to the buyer as another
·3· ·person?
·4· · · · ·A.· · Yes.
·5· · · · ·Q.· · Does this help refresh your
·6· ·recollection as to -- with regard to Ms. Wang?
·7· · · · ·A.· · No.
·8· · · · ·Q.· · All right.· Okay.· Let's look at
·9· ·another -- what I believe is another property.
10· · · · · · · ·Do you recall doing work with regard
11· ·to 140 Wallacks Drive in January 2019?
12· · · · ·A.· · Yes.
13· · · · · · · ·MR. LUFT:· I'm going to show you a
14· · · · ·document Bates stamped -- I'd like to mark
15· · · · ·as Exhibit 6, a document Bates stamped
16· · · · ·WBAM_002663 through 72.
17· · · · · · · ·MR. THOMASON:· Tab number?
18· · · · · · · ·MR. LUFT:· What's that?
19· · · · · · · ·MR. THOMASON:· Which tab number?
20· · · · · · · ·MR. LUFT:· It's Tab 14.
21· · · · · · · ·(Whitman Breed Exhibit 6, e-mail
22· · · · ·chain, Bates stamped WBAM_002663 through
23· · · · ·672, was marked for identification at this
24· · · · ·time.)
25· · ·BY MR. LUFT:

TSG Reporting - Worldwide Worldwide· · 877-702-9580

·1· · · · · · · · · · MARGARET E. CONBOY　Page 31

·2· · · · ·Q.· · Am I correct that this is an e-mail
·3· ·chain between yourself and Robert Mowbray from
·4· ·January 22, 2019?
·5· · · · ·A.· · Yes.
·6· · · · ·Q.· · And the property he references is
·7· ·140 Wallacks Drive, Caritas Island, Stamford?
·8· · · · ·A.· · Right.
·9· · · · ·Q.· · Do you see your e-mail, you write:
10· ·"Hi, Bob.· I would like you to do the searches
11· ·because this is a high-end property on the water -
12· ·the Chinese billionaire has an accepted offer!
13· ·Thanks."
14· · · · · · · ·Do you see that?
15· · · · ·A.· · Yes.
16· · · · ·Q.· · The Chinese billionaire being
17· ·referenced is Mr. Kwok, correct?
18· · · · ·A.· · Right.
19· · · · ·Q.· · And that's who you were saying had an
20· ·accepted offer on the property?
21· · · · ·A.· · But actually, the offer was in the
22· ·name of Golden or either Golden Spring or
23· ·Greenwich Land.· I don't remember which one they
24· ·put -- the offer was put in.
25· · · · ·Q.· · Whichever entity legally they put the

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 32

·2· ·name in, what you understood was that Mr. Kwok had
·3· ·an accepted offer, correct?
·4· · · · ·A.· · From the e-mail, that's what I -- yep,
·5· ·correct.
·6· · · · ·Q.· · And you were being -- okay.· So at the
·7· ·time, that's what you were telling Mr. Mowbray,
·8· ·was that Mr. Kwok has an accepted offer?
·9· · · · ·A.· · Right.
10· · · · ·Q.· · Prior to working with Mr. Kwok, did
11· ·you have to sign any type of NDA agreement?
12· · · · ·A.· · I don't remember.· I may have. I
13· ·don't remember.
14· · · · ·Q.· · At any point does Mr. Kwok or one of
15· ·his associate entities had you sign an NDA
16· ·agreement?
17· · · · ·A.· · I don't remember.
18· · · · ·Q.· · Is the reason you refer to Mr. Kwok as
19· ·the "Chinese billionaire" because you were trying
20· ·to avoid using his name in communications?
21· · · · ·A.· · Right, correct.
22· · · · ·Q.· · When you wrote the "Chinese
23· ·billionaire" here, Mr. Kwok was the person you
24· ·were referring to?
25· · · · ·A.· · Yes.

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 33

·2· · · · ·Q.· · Okay.
·3· · · · · · · ·Let me see.· Do you know a man named
·4· ·Emile deNeree?
·5· · · · ·A.· · No.
·6· · · · ·Q.· · From Caldwell Banker maybe?
·7· · · · ·A.· · I don't remember.
·8· · · · · · · ·MR. LUFT:· I'm going to ask to mark as
·9· · · · ·Exhibit -- what are we up to, 7? -- a
10· · · · ·document behind Tab 18, Bates stamped
11· · · · ·WBAM_002803 through 08.
12· · · · · · · ·(Whitman Breed Exhibit 7, e-mail
13· · · · ·chain, Bates stamped WBAM_002803 through
14· · · · ·808, was marked for identification at this
15· · · · ·time.)
16· · ·BY MR. LUFT:
17· · · · ·Q.· · Ms. Conboy, do you recognize this
18· ·document?
19· · · · ·A.· · No, I don't remember it.
20· · · · ·Q.· · Can you review it and see if it
21· ·refreshes your recollection that this was an
22· ·e-mail also about 140 Walkins Drive?
23· · · · ·A.· · I don't remember the e-mail.· I mean,
24· ·I just don't remember -- I get thousands of
25· ·e-mails, though.

·1· · · · · · · · · · MARGARET E. CONBOY　Page 34

·2· · · · ·Q.· · Understood.
·3· · · · · · · ·Do you see at the top, Ms. Brinn
·4· ·writes to you, Mr. deNeree and yourself, and she
·5· ·makes a reference as:· "Margaret - looks like a
·6· ·septic update is needed as well"?
·7· · · · ·A.· · Yep.
·8· · · · ·Q.· · Are you the "Margaret" there?
·9· · · · ·A.· · Yep, yes.
10· · · · ·Q.· · And so this chain would have been sent
11· ·to you, correct?
12· · · · ·A.· · Yes.
13· · · · ·Q.· · Okay.· And in this chain, you see that
14· ·they're talking about various inspections and
15· ·diligence that needs to be done?
16· · · · ·A.· · Yes.
17· · · · ·Q.· · If I ask you to turn to page 2806, do
18· ·you see that there's a January 25th e-mail from
19· ·Mr. deNeree or a Barbara Vogt at Sothebys Homes,
20· ·so this is between the two brokers, included in
21· ·the diligence sent to you.
22· · · · · · · ·It says that my client is prepared to
23· ·close by February 8.· We have requested a one-week
24· ·grace period in case they cannot complete due
25· ·diligence in times.· It goes on and then says:

·1· · · · · · · · · · MARGARET E. CONBOY　Page 35

·2· ·"Could you please ask your clients to agree to
·3· ·these terms because Miles is ready to sign the
·4· ·contract this afternoon as long as his attorney
·5· ·receives the acceptable terms for due diligence."
·6· · · · · · · ·Do you see that?
·7· · · · ·A.· · Yep, yes, I do.
·8· · · · ·Q.· · And do you recall if you ever received
·9· ·those due diligence terms?
10· · · · ·A.· · I don't remember.
11· · · · ·Q.· · And the "Miles" here is a reference to
12· ·Mr. Kwok, correct?
13· · · · ·A.· · I didn't write the e-mail, so somebody
14· ·else wrote it.
15· · · · ·Q.· · I understand, someone else wrote it,
16· ·but you read it.
17· · · · · · · ·Did you understand the "Miles"
18· ·involved in this transaction to be Mr. Kwok?
19· · · · · · · ·MR. THOMASON:· Objection to form.
20· · · · · · · ·You can answer.
21· · · · ·A.· · Yes.
22· · · · ·Q.· · Okay.
23· · · · · · · ·MR. LUFT:· You can put that aside.
24· · · · ·Q.· · Did Mr. Kwok ever become interested in
25· ·potentially purchasing a property at 32 Chateau

·1· · · · · · · · · · MARGARET E. CONBOY　Page 36

·2· ·Ridge?
·3· · · · ·A.· · Yes.
·4· · · · ·Q.· · What do you recall about that property
·5· ·and that attempted purchase?
·6· · · · ·A.· · I recall that he put in an offer.· The
·7· ·offer was accepted.· We did our normal due
·8· ·diligence, and he -- he never signed a contract.
·9· ·We were working on a contract and he never signed
10· ·the contract -- well, not he but the LLC never
11· ·signed the contract and so nothing came -- it was
12· ·never purchased.
13· · · · · · · ·MR. LUFT:· I'm going to ask you -- I'm
14· · · · ·going to mark as -- to be asked as Whitman
15· · · · ·Breed Exhibit 8, a document behind Tab 6,
16· · · · ·WBAM_002172 through 2173, which appears to
17· · · · ·be an October 1, 2018 e-mail chain between
18· · · · ·Muffin Dowdle, Elissa Brinn, yourself, and
19· · · · ·Kathy Sloane.
20· · · · · · · ·(Whitman Breed Exhibit 8, e-mail
21· · · · ·chain, Bates stamped WBAM_002172 through
22· · · · ·173, was marked for identification at this
23· · · · ·time.)
24· · ·BY MR. LUFT:
25· · · · ·Q.· · Do you see that?

·1· · · · · · · · · · MARGARET E. CONBOY　Page 37

·2· · · · ·A.· · Yep.
·3· · · · ·Q.· · Do you see you are on all these
·4· ·e-mails?
·5· · · · ·A.· · Yes.
·6· · · · ·Q.· · And this is in connection -- sorry.
·7· · · · · · · ·This was in connection with
·8· ·110 Clapboard Ridge?
·9· · · · ·A.· · That's what it says on the top.
10· · · · ·Q.· · Yeah.· Let me see.
11· · · · · · · ·But then if we go to the middle
12· ·e-mail, Ms. Sloane says (as read):· With regard to
13· ·Chataeu Ridge, the contract is being sent out this
14· ·morning at the original offering prices.· The
15· ·furniture is being removed from the house today.
16· ·The house will be staged.· I suggest that Miles
17· ·see the house again after the staging is complete.
18· · · · · · · ·Do you see that?
19· · · · · · · ·MR. THOMASON:· Objection.
20· · · · ·A.· · Yes, I see that.
21· · · · ·Q.· · Okay.· So while there's a reference to
22· ·Clapboard Ridge, what is -- there is also -- these
23· ·e-mails are also discussing the Chateau Ridge
24· ·property, correct?
25· · · · ·A.· · Correct.

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 38

·2· · · · ·Q.· · And those are two distinct properties?
·3· · · · ·A.· · Yes.
·4· · · · ·Q.· · And do you recall Ms. Sloane being a
·5· ·broker at Brown Harris Stevens?
·6· · · · ·A.· · Yes.
·7· · · · ·Q.· · And she is writing to you and
·8· ·Ms. Dowdle and Ms. Brinn suggesting that Miles see
·9· ·the house again after the staging is complete,
10· ·correct?
11· · · · ·A.· · That's what she writes in the e-mail.
12· · · · ·Q.· · And the "Miles" being referred to
13· ·there is Mr. Kwok, correct?
14· · · · ·A.· · I think -- I mean, I didn't write the
15· ·e-mail, again, but that's who I think it would be.
16· · · · ·Q.· · Are you aware of any other Miles who
17· ·was involved in connection with the Chateau Ridge
18· ·property?
19· · · · ·A.· · No.
20· · · · ·Q.· · So it's fair to say when you read
21· ·that, you understood "Miles" to be Mr. Kwok,
22· ·correct?
23· · · · ·A.· · Correct.
24· · · · ·Q.· · You have to answer audibly.
25· · · · · · · ·And she writes (as read):· Let Miles

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 39

·2· ·see the house again after the staging is complete.
·3· · · · · · · ·Did that suggest to you that Mr. Kwok
·4· ·had already seen the house once before this?
·5· · · · ·A.· · I don't know.· I wasn't -- I'm not
·6· ·involved in that part of the transaction.· I have
·7· ·no idea.
·8· · · · ·Q.· · But when you read the e-mail that you
·9· ·were copied on that said, "I suggest that Miles
10· ·see the house again after the staging is
11· ·complete," that would -- did that suggest to you
12· ·that Mr. Kwok had already seen the house once
13· ·before?
14· · · · ·A.· · I don't know.· I wasn't involved in
15· ·that.· I don't go around with them to the brokers
16· ·to see the house.· I don't know when he saw, if he
17· ·saw, I don't know.
18· · · · ·Q.· · I'm just asking what you understood
19· ·when you read that e-mail.
20· · · · ·A.· · I mean, from her e-mail, it sounds
21· ·like he must have, but I have no idea.
22· · · · ·Q.· · Okay.
23· · · · · · · ·Ms. Conboy, you understood that all
24· ·the documents Bates stamped with the "WBAM" stamp
25· ·come from the files of Whitman Breed, correct?

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 40

·2· · · · ·A.· · I think so, yes.· Yes.
·3· · · · ·Q.· · And those are files that you keep --
·4· ·the firm keeps in the ordinary course of its
·5· ·business?
·6· · · · ·A.· · Yes.
·7· · · · ·Q.· · And they're created as part of the
·8· ·ordinary business it conducts as a law firm,
·9· ·correct?
10· · · · ·A.· · Correct.
11· · · · ·Q.· · Okay.· Do you recall a woman named
12· ·Louise Camuto was the owner of the Chateau Ridge
13· ·property?
14· · · · ·A.· · I don't know if she was the actual
15· ·owner.
16· · · · ·Q.· · Okay.· What did you understand
17· ·Ms. Camuto's position to be?
18· · · · ·A.· · I don't remember how the title was
19· ·held, but I don't think she owned it personally.
20· ·I don't remember exactly how title was held, but I
21· ·don't think she owned it personally.
22· · · · ·Q.· · Okay.· Do you recall that she was
23· ·negotiating the sale of the property with Mr. Kwok
24· ·and his representatives?
25· · · · ·A.· · I don't know if she was.· The only

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 41

·2· ·person who I negotiated with was the other
·3· ·attorney.· I don't know who anyone else negotiated
·4· ·with.
·5· · · · ·Q.· · Do you know who Karin Maistrello is?
·6· · · · ·A.· · No.
·7· · · · · · · ·MR. LUFT:· What document are we up to
·8· · · · ·now?· It was seven --
·9· · · · · · · ·MR. THOMASON:· You're at 9.
10· · · · · · · ·MR. LUFT:· Nine?
11· · · · · · · ·MR. THOMASON:· You're about to name 9.
12· · · · · · · ·MR. LUFT:· Terrific.· Let's mark as
13· · · · ·Whitman Breed Exhibit 9, document behind
14· · · · ·Tab 20, an e-mail chain with the Bates stamp
15· · · · ·WBAM_003873 through 76.· Appears to be a
16· · · · ·chain encompassing e-mails involving
17· · · · ·Mr. Krasner, Ms. Camuto, Ms. Wang,
18· · · · ·Ms. Maistrello, and Ms. Dowdle.
19· · · · · · · ·(Whitman Breed Exhibit 9, e-mail
20· · · · ·chain, Bates stamped WBAM_003873 through
21· · · · ·876, was marked for identification at this
22· · · · ·time.)
23· · ·BY MR. LUFT:
24· · · · ·Q.· · Ms. Conboy, do you see that this
25· ·document bears a Bates stamp of "WBAM"?

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·2· · · · ·A.· · Yes.
·3· · · · ·Q.· · Does that indicate to you that this
·4· ·document comes from the files of Whitman Breed?
·5· · · · ·A.· · I -- it must.· I guess it does. I
·6· ·don't remember seeing this document.· I'm not on
·7· ·the -- I'm not on the e-mail chain at the top. I
·8· ·mean, I'm not on the e-mail.
·9· · · · ·Q.· · Do clients when they negotiate through
10· ·e-mails sometimes provide those e-mails to counsel
11· ·for purposes of their work they're doing for them?
12· · · · ·A.· · I don't understand what your question
13· ·is.
14· · · · ·Q.· · My question is:· When clients have
15· ·communications with prospective buyers or brokers,
16· ·do they sometimes provide you with those
17· ·communications to evidence the negotiations they
18· ·conducted so that you can do your work on behalf
19· ·of them?
20· · · · ·A.· · Sometimes, yes, sometimes.
21· · · · ·Q.· · Can you turn to the page ending 3875.
22· · · · · · · ·Do you see there's an e-mail from
23· ·Ms. Camuto to Mary Muffin Dowdle?
24· · · · · · · ·Do you know Ms. Dowdle?
25· · · · ·A.· · No.· She's a broker, but I don't know

·1· · · · · · · · · · MARGARET E. CONBOY　Page 43

·2· ·her.· She was a broker.
·3· · · · ·Q.· · Did you understand her to be the
·4· ·broker working with Mr. Kwok?
·5· · · · ·A.· · In the beginning, yes.· In the
·6· ·beginning of when the transaction first started.
·7· · · · ·Q.· · Do you see Ms. Camuto, while sending
·8· ·her e-mail to Ms. Dowdle, addresses it actually to
·9· ·Mr. Kwok, "Dear Miles."
10· · · · · · · ·She writes:· "Thank you for getting
11· ·back to me.· I look forward to concluding and
12· ·having you move into this amazing place which we
13· ·love so much and you seem to love it as much as we
14· ·do."
15· · · · · · · ·Do you see that?
16· · · · ·A.· · Yes.
17· · · · ·Q.· · And then they proceed -- Ms. Camuto
18· ·proceeds to write a message to Mr. Kwok regarding
19· ·certain furnishings he had asked to be kept,
20· ·correct?
21· · · · ·A.· · Yes.
22· · · · ·Q.· · And do you recall if this -- these
23· ·communications were transmitted to you so that you
24· ·would know which pieces of furniture to include in
25· ·the contractual agreements and which ones to leave

·1· · · · · · · · · · MARGARET E. CONBOY　Page 44

·2· ·out?
·3· · · · ·A.· · I don't remember.
·4· · · · ·Q.· · Let's look up a little bit.· Do you
·5· ·see in response on page 3874, Ms. Wang writes back
·6· ·to Mr. Camuto saying:· "Thank you for getting back
·7· ·to Miles.· Kindly forgive him as he does better
·8· ·with oral English than written."
·9· · · · · · · ·Do you see that?
10· · · · ·A.· · Yes, yes.
11· · · · ·Q.· · Do you see she mentions that Miles
12· ·said he exactly shares the same love as you to
13· ·this fabulous home and that he hopes to come back
14· ·in the future to share the beautiful stories about
15· ·this place with him.
16· · · · ·A.· · Right, yes.
17· · · · ·Q.· · And that he -- it then goes on:
18· ·"Miles said he appreciates you agree to leave the
19· ·urns.· He does love them very much."· And then
20· ·says -- reflects what Mr. Kwok wishes to do with
21· ·regard to the blue chairs, correct?
22· · · · ·A.· · Right.
23· · · · ·Q.· · And then it concludes:· "On behalf of
24· ·Miles, thank you again for having this beautiful
25· ·home to him.· All the best."

·1· · · · · · · · · · MARGARET E. CONBOY　Page 45

·2· · · · ·A.· · Right.
·3· · · · ·Q.· · And this information about how to
·4· ·handle the urns for Mr. Kwok and how to handle the
·5· ·chairs, that's all information which you as the
·6· ·lawyer would codify in an agreement, correct?
·7· · · · ·A.· · Correct.
·8· · · · ·Q.· · And it's clear that Ms. Wang is
·9· ·speaking on behalf of Mr. Kwok, correct?
10· · · · ·A.· · Again, you're asking me about an
11· ·e-mail that I didn't write.
12· · · · · · · ·They say, the family office, you know,
13· ·I wasn't -- I don't get -- the only way I would
14· ·get involved is to write the contract with the
15· ·terms about the urn and whatever personal
16· ·property.
17· · · · ·Q.· · But it's very clear here, right, this
18· ·is about Miles?· Miles is the person being
19· ·specifically referenced, correct?
20· · · · ·A.· · Miles was being referenced, yes.
21· · · · ·Q.· · And Miles is the one who is making the
22· ·decisions with regard to the urns?
23· · · · ·A.· · I don't know.· I have no idea.
24· · · · ·Q.· · (As read):· Miles says he appreciates
25· ·you agree to leave urns.· He does love them very

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 46

·2· ·much.· In the same spirit of cooperation, he would
·3· ·like you to keep the set of four blue chairs.
·4· · · · · · · ·You agree with me that it is Mr. Kwok
·5· ·who is the one who is making the instructions with
·6· ·regard to which property to be included in the
·7· ·contract, correct?
·8· · · · ·A.· · That's what the e-mail states, yes.
·9· · · · · · · ·MR. LUFT:· Okay.· You can put that to
10· · · · ·the side.
11· · · · · · · ·Mark as Exhibit -- Whitman Breed
12· · · · ·Exhibit 10, a document behind Tab 22, Bates
13· · · · ·stamped WBAM_003873 through 76, which is,
14· · · · ·again, another e-mail chain between
15· · · · ·Mr. Camuto, Ms. Wang, Mr. Krasner and
16· · · · ·Ms. Maistrello.
17· · · · · · · ·(Whitman Breed Exhibit 10, e-mail
18· · · · ·chain, Bates stamped WBAM_003873 through
19· · · · ·876, was marked for identification at this
20· · · · ·time.)
21· · ·BY MR. LUFT:
22· · · · ·Q.· · And do you see, again, this is a
23· ·document with the Bates stamp "WBAM"?
24· · · · ·A.· · Yes.
25· · · · ·Q.· · And that suggests to you that this is

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·2· ·a document coming from Whitman Breed's files,
·3· ·correct?
·4· · · · ·A.· · Yes.
·5· · · · ·Q.· · So this is a document that would have
·6· ·been provided to your law firm in connection with
·7· ·your representation of -- with regard to this
·8· ·property, correct?
·9· · · · ·A.· · Yes.
10· · · · ·Q.· · And do you see, again, Ms. Camuto
11· ·writes to Ms. Wang, multiple places, specifically
12· ·says -- references Mr. Kwok:· "I am so glad Miles
13· ·will enjoy the fabulous urns that are, as you
14· ·know, quite rare and valuable.· They make the
15· ·room.
16· · · · · · · ·"Thank him for the chairs, and I will
17· ·leave Miles the cabinet on the third floor."· It
18· ·goes on:· "Thank you - and Miles, and please keep
19· ·the communication flowing.· I would be happy to
20· ·come visit him one day when he is all settled in."
21· · · · · · · ·It is clear Ms. Wang -- Ms. Camuto is
22· ·referring to Mr. Kwok as being the person who was
23· ·acquiring the home, correct?
24· · · · ·A.· · That's what her e-mail states, yep.
25· · · · ·Q.· · Okay.

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 48

·2· · · · · · · ·MR. LUFT:· You can put that aside.
·3· · · · ·Q.· · Do you recall if -- having any
·4· ·communications with regard to the Chateau Ridge
·5· ·property related to anyone else in Mr. Kwok's
·6· ·family having any negotiations or role in
·7· ·connection with its purchase?
·8· · · · ·A.· · I don't remember.· I think the only --
·9· ·again, the only person who I dealt with was Max
10· ·Krasner.
11· · · · ·Q.· · Okay.
12· · · · · · · ·MR. LUFT:· We have been going about an
13· · · · ·hour.· Do you want to take a quick break?
14· · · · · · · ·MR. THOMASON:· Yes, please.
15· · · · · · · ·THE WITNESS:· Sure.
16· · · · · · · ·MR. LUFT:· Terrific.· How long do you
17· · · · ·want?
18· · · · · · · ·MR. THOMASON:· Ten minutes?
19· · · · · · · ·MR. LUFT:· That's great.
20· · · · · · · ·MR. THOMASON:· As my floor, but if you
21· · · · ·want longer that's fine.
22· · · · · · · ·MR. LUFT:· Ten is fine with me.
23· · · · · · · ·MR. THOMASON:· Okay.
24· · · · · · · ·VIDEOGRAPHER:· We're going off the
25· · · · ·record at 11:10 a.m.· This marks the end of

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 49

·2· · · · ·Media 1.
·3· · · · · · · ·(Recess.)
·4· · · · · · · ·VIDEOGRAPHER:· We are back on the
·5· · · · ·record at 11:30 a.m.· This marks the
·6· · · · ·beginning of Media 2.
·7· · ·BY MR. LUFT:
·8· · · · ·Q.· · Hi, Ms. Conboy.· How are you?
·9· · · · ·A.· · Good.· How are you?
10· · · · ·Q.· · Good.
11· · · · · · · ·I want to turn to another property.
12· ·Do you recall that Mr. Kwok was also interested in
13· ·purchasing a property at 66 Sherwood in July or
14· ·August of 2019?
15· · · · ·A.· · Yes.
16· · · · ·Q.· · What do you recall about that
17· ·potential purchase?
18· · · · ·A.· · I don't think it went very far. I
19· ·don't even think we got contracts.
20· · · · · · · ·So that's all I remember.· I don't
21· ·think it went far at all.
22· · · · ·Q.· · Do you recall when Mr. Kwok decided
23· ·not to purchase the property?
24· · · · ·A.· · I recall Max letting me know that they
25· ·weren't going to purchase it, but that was it.

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 50

·2· · · · ·Q.· · Okay.· And it never reached the
·3· ·contract stage, right?
·4· · · · ·A.· · I don't think so.
·5· · · · ·Q.· · Okay.· Okay.· We can move on to
·6· ·another property.
·7· · · · · · · ·I know we spoke earlier about the
·8· ·Indian Field property?
·9· · · · ·A.· · Right, right.
10· · · · ·Q.· · Okay.· Do you recall anything else
11· ·about why -- let me strike that actually.
12· · · · · · · ·All right.· The next property that I'm
13· ·aware of that they looked at is -- or maybe not
14· ·sequentially, but do you recall a property at
15· ·11 Hurlingham Drive that was looked at in
16· ·December 2020?
17· · · · ·A.· · No, I don't remember that property.
18· · · · ·Q.· · Okay.· Let's me ask you to turn to
19· ·Tab 59.
20· · · · · · · ·MR. LUFT:· Are we up to 11?
21· · · · · · · ·MR. THOMASON:· I think so.
22· · · · · · · ·MR. LUFT:· Okay.· Let's mark as
23· · · · ·Tab 11, a document Bates stamped WBAM_008335
24· · · · ·through 339.
25· · · · · · · ·(Whitman Breed Exhibit 11, e-mail

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·2· · · · ·chain, Bates stamped WBAM_008335 through
·3· · · · ·339, was marked for identification at this
·4· · · · ·time.)
·5· · ·BY MR. LUFT:
·6· · · · ·Q.· · Which I believe is an e-mail chain
·7· ·between Mr. Krasner, a Mr. Frank Dong, and
·8· ·yourself.
·9· · · · · · · ·Do you see that?
10· · · · ·A.· · Yes.
11· · · · ·Q.· · And do you see Mr. Krasner writes at
12· ·10:25 a.m. on December 15, 2020:· "Hi, Frank and
13· ·Margaret.· I just spoke with Miles, and he advised
14· ·the team will not move forward on this property.
15· ·Thank you."
16· · · · ·A.· · Right.
17· · · · ·Q.· · Does that refresh your recollection
18· ·about Mr. Krasner informing you and Mr. Dong that
19· ·Mr. Kwok did not want to purchase the
20· ·11 Hurlingham Drive property?
21· · · · ·A.· · I don't remember this, but according
22· ·to the e-mail, it says Miles advised the team that
23· ·they're not going forward.
24· · · · ·Q.· · And the vehicle here that Mr. Kwok was
25· ·using to potentially make this purchase was --

·1· · · · · · · · · · MARGARET E. CONBOY　Page 52

·2· ·appears to be Hudson Diamond, correct?
·3· · · · ·A.· · Correct.
·4· · · · ·Q.· · And that's one of the shell companies
·5· ·that Mr. Kwok would use to consider real estate
·6· ·purchases, correct?
·7· · · · · · · ·MR. THOMASON:· Objection to form.
·8· · · · ·A.· · It was another LLC that they used to
·9· ·purchase properties.
10· · · · ·Q.· · Right.· And here, it's Mr. Kwok,
11· ·correct, that's who Mr. Krasner spoke with?
12· · · · ·A.· · Well, that's who -- yeah, that's who
13· ·Mr. Krasner said in his e-mail advised him not to
14· ·go forward.
15· · · · ·Q.· · Okay.
16· · · · · · · ·MR. LUFT:· And let's mark -- turn to
17· · · · ·Tab 57, and mark it as Whitman Breed
18· · · · ·Exhibit 12, document Bates stamped
19· · · · ·WBAM_008641 through 43, which I believe
20· · · · ·you'll tell me is a December 14th, so one
21· · · · ·day prior, e-mail chain between yourself and
22· · · · ·Mr. Frank Dong with regard to 11 Hurlingham
23· · · · ·purchased by Hudson Diamond.
24· · · · · · · ·(Whitman Breed Exhibit 12, e-mail
25· · · · ·chain, Bates stamped WBAM_008641 through

·1· · · · · · · · · · MARGARET E. CONBOY　Page 53

·2· · · · ·643, was marked for identification at this
·3· · · · ·time.)
·4· · ·BY MR. LUFT:
·5· · · · ·Q.· · Do you see that?
·6· · · · ·A.· · Yes.
·7· · · · ·Q.· · Do you remember Mr. Dong?
·8· · · · ·A.· · I don't remember Mr. Dong.
·9· · · · ·Q.· · If you look at the first e-mail he
10· ·sends you in this chain, which is on 8642,
11· ·Mr. Dong writes you and says (as read):· Hi,
12· ·Margaret.· Nice to e-meet you.· I am the buy side
13· ·agent for the deal.· He goes on and says (as
14· ·read):· Boss came to see the house personally.
15· ·Sellers spent 11 million to renovate the property
16· ·but moved to Florida already.· Boss is willing to
17· ·finish the house himself.
18· · · · · · · ·Did you understand Mr. Dong to be
19· ·referring to Mr. Kwok when he referenced the
20· ·"boss"?
21· · · · ·A.· · I don't remember this, and I don't
22· ·know.· I don't remember this.· I don't remember
23· ·Mr. Dong.· I don't know.
24· · · · ·Q.· · But this is an e-mail you -- you have
25· ·no question that you received this e-mail from

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 54

·2· ·Mr. Dong, correct?
·3· · · · ·A.· · Yes, right, correct.
·4· · · · ·Q.· · And you're not aware of any other
·5· ·decision maker with regard to this property other
·6· ·than Mr. Kwok, correct?
·7· · · · ·A.· · You know, I don't know who else is
·8· ·involved.· I mean, I don't know who else makes
·9· ·decisions in the family, so, I don't know.
10· · · · ·Q.· · Are you aware of -- have you ever been
11· ·told that anyone in the family makes decisions
12· ·with regard to these properties other than
13· ·Mr. Kwok?
14· · · · ·A.· · I've never been told -- I never was
15· ·told who made any of the decisions.
16· · · · ·Q.· · Well, if we look back at Exhibit 11 --
17· · · · ·A.· · Right, in their e-mails.
18· · · · ·Q.· · In their e-mails, you're told that
19· ·Mr. Kwok is the one that's making the decision,
20· ·correct?
21· · · · ·A.· · Right.
22· · · · ·Q.· · Okay.· Mr. Krasner does tell you that
23· ·Mr. Kwok advised the team not to move forward.
24· · · · · · · ·And I want to be clear, you were never
25· ·told by Mr. Krasner that any other member of

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 55

·2· ·Mr. Kwok's family ever made a decision with regard
·3· ·to the purchase or not purchase of any property,
·4· ·correct?
·5· · · · ·A.· · Correct, he never told me who made the
·6· ·decisions.
·7· · · · ·Q.· · Other than when he told you Mr. Kwok
·8· ·was making decisions?
·9· · · · ·A.· · Other than in that e-mail, from what I
10· ·remember, yep.
11· · · · ·Q.· · And we've seen other e-mails where
12· ·Mr. Kwok -- Mr. Kwok is referenced as negotiating
13· ·and making decisions, correct?
14· · · · ·A.· · Correct.
15· · · · ·Q.· · So to be clear, you were advised
16· ·periodically that Mr. Kwok was making decisions
17· ·with regard to properties, correct?
18· · · · ·A.· · Correct.
19· · · · ·Q.· · And you were never advised that any
20· ·other member of Mr. Kwok's family was making
21· ·decisions with regard to properties, correct?
22· · · · ·A.· · I don't remember.
23· · · · ·Q.· · Do you have any recollection of anyone
24· ·in the family ever making a decision with regard
25· ·to a property other than Mr. Kwok?

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 56

·2· · · · ·A.· · I don't remember.
·3· · · · ·Q.· · Do you believe that you were ever told
·4· ·that?
·5· · · · ·A.· · I don't know.· I really don't remember
·6· ·if anybody else -- I don't know.
·7· · · · ·Q.· · I guess what I'm asking is:· When you
·8· ·say you don't know, is that because you think that
·9· ·someone may have and you can't -- you don't have a
10· ·specific recollection or --
11· · · · · · · ·MR. THOMASON:· Let's him finish the
12· · · · ·question.
13· · · · · · · ·MR. LUFT:· Right.
14· · · · ·Q.· · Ms. Conboy, I know you're using your
15· ·best recollection and I appreciate that.· But I
16· ·just -- it's important, I just want to have a
17· ·clear record.
18· · · · · · · ·Do you have a recollection of any
19· ·member of Mr. Kwok's family, other than himself,
20· ·ever providing instructions either through
21· ·Mr. Krasner or directly or any other
22· ·representative with regard to whether to buy or
23· ·sell or how to handle any of the potential
24· ·purchases you were involved with?
25· · · · ·A.· · No, I have no recollection.

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 57

·2· · · · ·Q.· · Okay.· Okay.· Let's move on from that
·3· ·property.
·4· · · · · · · ·You recall that Mr. Kwok also involved
·5· ·you with regard to the purchase of 33 Ferncliff
·6· ·Road?
·7· · · · · · · ·MR. THOMASON:· Objection to form.
·8· · · · · · · ·You can answer.
·9· · · · ·A.· · Yes.
10· · · · ·Q.· · Okay.· What do you recall about that
11· ·transaction?
12· · · · ·A.· · That transaction, he was -- or -- Max
13· ·said that -- I believe that it was going to be --
14· ·the property was going to be for a family member
15· ·or family members and that house -- he -- or I
16· ·think it was Golden Spring or Greenwich Land
17· ·purchased it and bought the property.
18· · · · ·Q.· · Do you recall which family member
19· ·Mr. Krasner said would be living in the property?
20· · · · ·A.· · No.
21· · · · ·Q.· · Did you ever visit the property?
22· · · · ·A.· · No.
23· · · · ·Q.· · Were you ever there when anyone from
24· ·the family visited the property?
25· · · · ·A.· · I've never been to the property.

·2· · · · ·Q.· · Do you know if any member of the
·3· ·family ever visited the property prior to its
·4· ·purchase?
·5· · · · ·A.· · I don't know.
·6· · · · ·Q.· · How would you compare the size of this
·7· ·property to the other properties that Mr. Kwok had
·8· ·been looking at?
·9· · · · ·A.· · This property was less in value. I
10· ·think it was around 2 million.
11· · · · · · · ·MR. LUFT:· Let's mark as Whitman Breed
12· · · · ·Exhibit 12 --
13· · · · · · · ·MR. THOMASON:· Fourteen.
14· · · · · · · ·MR. LUFT:· Fourteen?· Thank you.
15· · · · · · · ·MR. THOMASON:· Thirteen.
16· · · · · · · ·MR. LUFT:· Thirteen?· Even better.
17· · · · · · · ·Okay.· It's Bates stamped WBAM_006317.
18· · · · ·It's Tab 37.· It's an e-mail from -- it
19· · · · ·appears to be an e-mail from Ms. Conboy to a
20· · · · ·Joel Kaye, Gideon Fountain, and Martha
21· · · · ·Jeffrey, August 19, 2019 regarding
22· · · · ·33 Ferncliff.
23· · · · · · · ·(Whitman Breed Exhibit 13, e-mail
24· · · · ·chain, Bates stamped WBAM_006317, was marked
25· · · · ·for identification at this time.)　·1· · · · · · · · · · MARGARET E. CONBOY　Page 58

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·2· · ·BY MR. LUFT:
·3· · · · ·Q.· · Ms. Conboy, do you recall this e-mail
·4· ·that you wrote?
·5· · · · ·A.· · I don't remember it, but I see I wrote
·6· ·it to Joel.
·7· · · · ·Q.· · Okay.· And who is Joel Kaye?
·8· · · · ·A.· · Joel Kaye was the seller's attorney.
·9· · · · ·Q.· · And you write:· "I reviewed the
10· ·changes with my client.· The only change he has is
11· ·with the five business-day grace period - he would
12· ·like to make it three business days because the
13· ·family is moving from California, their lease
14· ·ends, and they need to get the kids settled and
15· ·enrolled in school."
16· · · · · · · ·Do you see that?
17· · · · ·A.· · Yes.
18· · · · ·Q.· · And who is the "he" being referred to
19· ·in this e-mail?
20· · · · ·A.· · Max.· That would be Max.
21· · · · ·Q.· · Okay.· And do you recall Mr. Krasner
22· ·telling you that the family that was going to live
23· ·at 33 Ferncliff was moving from California?
24· · · · ·A.· · He must have since that's what I wrote
25· ·in the e-mail.

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·2· · · · ·Q.· · And the suggestion I also assume is
·3· ·that he told you that there were school-aged
·4· ·children?
·5· · · · ·A.· · Right.
·6· · · · ·Q.· · So this -- the reference to the
·7· ·"family" here is not Mr. Kwok's family, correct,
·8· ·meaning his immediate family?
·9· · · · ·A.· · Correct, correct.
10· · · · ·Q.· · This wasn't a house for his wife and
11· ·adult children, to your understanding?
12· · · · ·A.· · Not to my understanding.
13· · · · ·Q.· · Okay.· Do you recall what the source
14· ·of funds used to pay for this house was?
15· · · · ·A.· · I don't know.
16· · · · ·Q.· · Now, it says:· "My client is wiring
17· ·the funds to our trustee account."
18· · · · · · · ·Do you recall where they wired the
19· ·funds from?
20· · · · ·A.· · No, I don't remember.· I don't know.
21· · · · ·Q.· · Do you recall if they purchased the
22· ·house in cash or if they had financing?
23· · · · ·A.· · There was no financing.
24· · · · ·Q.· · Did they have to provide any type of
25· ·financial due diligence or representations to the

·1· · · · · · · · · · MARGARET E. CONBOY　Page 61

·2· ·seller prior to purchasing the house?
·3· · · · ·A.· · I don't know.
·4· · · · · · · ·MR. LUFT:· I'm going to ask to mark as
·5· · · · ·Exhibit 14, a document behind Tab 39.· It's
·6· · · · ·Bates stamped WBAM_010121, and it is an
·7· · · · ·August 20, 2019 e-mail from yourself to
·8· · · · ·Ms. Bruno, subject:· "Greenwich Land LLC."
·9· · · · · · · ·(Whitman Breed Exhibit 14, e-mail
10· · · · ·dated August 20, 2019, Bates stamped
11· · · · ·WBAM_0101021, was marked for identification
12· · · · ·at this time.)
13· · ·BY MR. LUFT:
14· · · · ·Q.· · Do you see that?
15· · · · ·A.· · Yes.
16· · · · ·Q.· · Who is Ms. Bruno?
17· · · · ·A.· · My paralegal.
18· · · · ·Q.· · Okay.· Do you recall sending this
19· ·e-mail?
20· · · · ·A.· · I don't remember sending it, but I
21· ·sent it.· I don't remember.
22· · · · ·Q.· · Do you see you write:· "Can you check
23· ·who the members are of Greenwich Land LLC - I
24· ·would like to confirm that Max Krasner is a member
25· ·- it is a Delaware LLC."

·1· · · · · · · · · · MARGARET E. CONBOY　Page 62

·2· · · · · · · ·Do you recall if Ms. Bruno ever did
·3· ·that search?
·4· · · · ·A.· · I don't remember.
·5· · · · ·Q.· · Do you recall if you ever asked
·6· ·Mr. Krasner if he was a member of Greenwich Land
·7· ·LLC?
·8· · · · ·A.· · I don't remember.
·9· · · · ·Q.· · Did Mr. Krasner ever inform you that
10· ·he was not a member of Greenwich Land LLC?
11· · · · ·A.· · Not that I remember.
12· · · · ·Q.· · Do you know -- or I should say, at the
13· ·time of the transaction, did you know who the
14· ·member -- who the member or members of Greenwich
15· ·Land LLC were?
16· · · · ·A.· · I don't remember.· I don't remember.
17· · · · ·Q.· · Do you have any recollection with
18· ·regard to this issue?
19· · · · ·A.· · No.
20· · · · · · · ·MR. LUFT:· Okay.· You can put that
21· · · · ·aside.
22· · · · · · · ·I'm going to mark as Exhibit 15, a
23· · · · ·document Bates -- behind Tab 40, Bates
24· · · · ·stamped WBAM_006741, which is an August 30,
25· · · · ·2019 e-mail between yourself Mr. Kaye and a

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 63

·2· · · · ·number of cc's.
·3· · · · · · · ·(Whitman Breed Exhibit 15, e-mail
·4· · · · ·chain, Bates stamped WBAM_006741, was marked
·5· · · · ·for identification at this time.)
·6· · ·BY MR. LUFT:
·7· · · · ·Q.· · Do you see that?
·8· · · · ·A.· · Yes.
·9· · · · ·Q.· · It says (as read):· Joel, my clients
10· ·were at the house, the U-Haul truck hit the side
11· ·of the house.· My client is sending me pictures.
12· ·Brick will need to be replaced.
13· · · · · · · ·Do you recall anything about this?
14· · · · ·A.· · Just that Max called and said that I
15· ·guess this U-Haul truck hit the side of the house,
16· ·and I don't remember how we -- I don't remember
17· ·how we resolved it, if Joel's -- if the seller
18· ·gave a credit or -- or not.· I don't remember.
19· · · · ·Q.· · Do you recall who was specifically at
20· ·the house when the U-Haul truck hit it?
21· · · · ·A.· · No, I don't.
22· · · · ·Q.· · Okay.
23· · · · · · · ·Did Mr. Krasner ever tell you about
24· ·any members of Mr. Kwok's family other than
25· ·Mr. Kwok ever visiting this property?

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·2· · · · ·A.· · Not that I remember.
·3· · · · · · · ·MR. THOMASON:· Objection to form.
·4· · · · ·A.· · Not that I remember.
·5· · · · ·Q.· · Okay.
·6· · · · · · · ·MR. LUFT:· Okay.· I ask to mark
·7· · · · ·Exhibit 16, Whitman Breed deposition
·8· · · · ·Exhibit 16, a document behind Tab 41, Bates
·9· · · · ·stamped WBAM_007160 through 64, which is an
10· · · · ·e-mail chain between Ms. Bruno, Mr. Krasner,
11· · · · ·and yourself.
12· · · · · · · ·(Whitman Breed Exhibit 16, e-mail
13· · · · ·chain, Bates stamped WBAM_007160 through
14· · · · ·164, was marked for identification at this
15· · · · ·time.)
16· · ·BY MR. LUFT:
17· · · · ·Q.· · And specifically, do you see that
18· ·document?
19· · · · ·A.· · Yes.
20· · · · ·Q.· · It appears to be an e-mail chain
21· ·described?
22· · · · ·A.· · Excuse me?
23· · · · ·Q.· · Does it appear to be an e-mail chain
24· ·between Mr. Krasner and Ms. Bruno and yourself
25· ·with regard to 33 Ferncliff's inspections?

·1· · · · · · · · · · MARGARET E. CONBOY　Page 65

·2· · · · ·A.· · Yes.
·3· · · · ·Q.· · If you turn to the Bates stamp ending
·4· ·161, there is an e-mail from Mr. Krasner to
·5· ·Ms. Bruno and yourself on October 21st in which he
·6· ·says:· "Okay.· Thanks.· Let me know what date and
·7· ·I will advise the tenant ahead of time."
·8· · · · · · · ·Ms. Conboy, do you recall that the
·9· ·33 Ferncliff property was going to be rented to a
10· ·tenant?
11· · · · ·A.· · I don't remember that.· I don't
12· ·remember that.
13· · · · ·Q.· · What -- as a real estate professional,
14· ·how would you understand when someone refers to
15· ·that there being a tenant, does that make you
16· ·understand there to be -- it's to be a rental?
17· · · · ·A.· · Well, that there's a -- that there
18· ·would be a lease and they're paying rent or the
19· ·people are living there and paying rent.
20· · · · · · · ·MR. LUFT:· I'm going to ask to mark as
21· · · · ·Whitman Breed Exhibit 17, a document Bates
22· · · · ·stamped WBAM_000002 through 05.
23· · · · · · · ·MR. THOMASON:· That's Tab 42, right?
24· · · · · · · ·MR. LUFT:· Yes, sir.
25· · · · · · · ·(Whitman Breed Exhibit 17, Trust

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·2· · · · ·Ledger, Bates stamped WBAM_000002 through 5,
·3· · · · ·was marked for identification at this time.)
·4· · ·BY MR. LUFT:
·5· · · · ·Q.· · Ms. Conboy, do you recognize this
·6· ·document?
·7· · · · ·A.· · Yes.· It's a trust ledger for -- for a
·8· ·trustee account.
·9· · · · ·Q.· · Can you explain to me what that is?
10· · · · ·A.· · So when we represent anyone in a
11· ·purchase or sale, the money flows through our
12· ·trustee account, and this is -- and it shows what
13· ·goes in, what's wired out, what checks are --
14· ·are -- go out with a transaction or cut for a
15· ·transaction.
16· · · · ·Q.· · Could you walk me through this
17· ·document generally, what the flow of funds were
18· ·for this transaction?
19· · · · ·A.· · So the first part is the purchase of
20· ·Ferncliff.
21· · · · ·Q.· · And who's the party making the
22· ·purchase of -- it says:· "Golden Spring" --
23· · · · ·A.· · Golden Spring and Greenwich Land.
24· ·This is Greenwich Land.
25· · · · ·Q.· · So who's the one making the purchase

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·2· ·here?
·3· · · · ·A.· · Greenwich Land, it looks like.
·4· · · · ·Q.· · But the first entry says:· "On behalf
·5· ·of Golden Spring."
·6· · · · · · · ·So can you just help me sort out how
·7· ·this works because --
·8· · · · · · · ·MR. THOMASON:· So can I just ask the
·9· · · · ·witness to test -- Avi, are you asking her
10· · · · ·for her memory of the structure of the
11· · · · ·transaction or are you asking her what the
12· · · · ·document is saying?· Because I thought it
13· · · · ·was what the document was saying.
14· · · · · · · ·MR. LUFT:· Well, look, if there is a
15· · · · ·difference, I would like to know.· I'm just
16· · · · ·really -- Ms. Conboy is -- as your
17· · · · ·representative, I'm just asking her to
18· · · · ·explain to me how -- how to understand this
19· · · · ·ledger.
20· · · · · · · ·And I don't know if there's a
21· · · · ·distinction between how she understands it
22· · · · ·today, so I could ask that foundational
23· · · · ·question.
24· · · · · · · ·MR. THOMASON:· Well, there might be
25· · · · ·other documents -- if you want to know how

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·2· · · · ·it was structured or purchased or whatever,
·3· · · · ·there might be other documents that are, you
·4· · · · ·know, better for that than this.
·5· · · · · · · ·MR. LUFT:· I just want to understand
·6· · · · ·how this document works.· This is -- well,
·7· · · · ·why don't we just take it in pieces.
·8· · ·BY MR. LUFT:
·9· · · · ·Q.· · This is Whitman Breed's trust ledger,
10· ·correct?
11· · · · ·A.· · Right, right.· It's an accounting.
12· ·It's our accounting.· So for every sale we do
13· ·this.
14· · · · · · · ·So it looks like -- it looks like a
15· ·million two came in on August 27th on behalf of
16· ·Golden Spring.
17· · · · ·Q.· · Okay.
18· · · · ·A.· · And then it was Capital One, but then
19· ·it has Greenwich, so it was probably for the
20· ·benefit of Greenwich Land LLC.
21· · · · · · · ·And then these checks on the other
22· ·side are everything that's going out, like First
23· ·American Title Insurance, the balance due to the
24· ·other attorney, the down payment -- let's see --
25· ·the Town of Greenwich recording fees.· So those

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·2· ·are all the items coming out.
·3· · · · ·Q.· · And they all say:· "On behalf of
·4· ·Golden Springs."· So if I'm following along, this
·5· ·is Golden Spring paying the 1.24 million on behalf
·6· ·of Greenwich Land, and then there's all the money
·7· ·that goes out and that's all -- it says:· "On
·8· ·behalf of" -- so those are payments being made on
·9· ·behalf of Golden Spring out of the account,
10· ·correct?
11· · · · ·A.· · I don't know.· I can't say that for
12· ·sure because our accounting -- I don't know if
13· ·that's correct or not.· Because the accounting,
14· ·they just used -- those are numbers of how we
15· ·refer to matters.· I don't know if that's actually
16· ·how it -- how they -- how -- if Golden Spring -- I
17· ·don't know.· I don't know.
18· · · · ·Q.· · Well, what does it mean when it says
19· ·(as read):· Out:· J.P. Morgan Chase on behalf of
20· ·Golden Spring, just explain, how does that work?
21· ·What does that mean?
22· · · · ·A.· · I'd have to ask my bookkeeper. I
23· ·don't know.
24· · · · · · · ·MR. THOMASON:· Form.
25· · · · ·Q.· · Does it indicate that this is a

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·2· ·payment on behalf of anyone other than Golden
·3· ·Spring?
·4· · · · ·A.· · Or of Greenwich Land.· I don't --
·5· · · · ·Q.· · There's no reference to Greenwich Land
·6· ·there, right?
·7· · · · ·A.· · Yes -- yeah, there is.
·8· · · · ·Q.· · Where?
·9· · · · ·A.· · Greenwich Land LLC purchased
10· ·33 Ferncliff.
11· · · · · · · ·These are questions that you'd have to
12· ·ask my bookkeeper, because I really don't know how
13· ·they label these things, but you've got Greenwich
14· ·Land LLC up there, too.
15· · · · ·Q.· · Well, under "In," they received money
16· ·from -- right, there's money coming in from Golden
17· ·Spring on behalf of Greenwich Land, that's what
18· ·you told me, right?
19· · · · ·A.· · That's what it says here.
20· · · · ·Q.· · For all the "out" entries, all the
21· ·outs just reference Golden Spring, not Greenwich
22· ·Land, correct?
23· · · · ·A.· · No.
24· · · · · · · ·MR. THOMASON:· Hey, Avi, do you want
25· · · · ·to go off the record for a minute?

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·2· · · · · · · ·If you want to go off the record, we
·3· · · · ·can probably explain it a little bit more
·4· · · · ·clearly.
·5· · · · · · · ·MR. LUFT:· Sure, we can go off the
·6· · · · ·record for a second.
·7· · · · · · · ·VIDEOGRAPHER:· We're going off the
·8· · · · ·record at 11:57 a.m.
·9· · · · · · · ·(Recess.)
10· · · · · · · ·VIDEOGRAPHER:· We are back on the
11· · · · ·record at 11:59 a.m.
12· · ·BY MR. LUFT:
13· · · · ·Q.· · Ms. Conboy, a couple other questions.
14· · · · · · · ·In the middle, there's a grayed
15· ·outline which says:· "In:· Converted from tabs on
16· ·behalf of Golden Spring."· On the bottom, it says:
17· ·"Hudson Diamond."
18· · · · · · · ·Is that money coming in from Hudson
19· ·Diamond into this account?
20· · · · ·A.· · I'm not sure where you're looking.
21· · · · ·Q.· · Right in the middle, there's a big
22· ·gray box, it says:· "In."
23· · · · · · · ·Entry No. 795777?
24· · · · ·A.· · 795777.
25· · · · · · · ·That was your receipts.· So it looks

·1· · · · · · · · · · MARGARET E. CONBOY　Page 72

·2· ·like -- oh, I see here.· There was a receipt for
·3· ·\$2,800.
·4· · · · ·Q.· · Okay.· My question is just:· Is that
·5· ·money coming from Hudson Diamond, because it says:
·6· ·"In"?
·7· · · · ·A.· · Again, I don't know.· It's not clear
·8· ·to me if -- it's not clear.· I don't understand
·9· ·how they're -- how this program was working.
10· · · · ·Q.· · Understood.
11· · · · ·A.· · Yeah.
12· · · · ·Q.· · Okay.· I guess we'll try to clarify it
13· ·later.
14· · · · · · · ·One other question, if you can answer
15· ·it:· If you turn to the next page, there's an
16· ·entry that says 1102379, and it's a distribution
17· ·of approximately 2.27 million on behalf of Golden
18· ·Spring, and it says:· "Bank:· The First Bank of
19· ·Greenwich."· Regarding net sale proceeds, 33 --
20· ·can you just -- is that the bank account from
21· ·which --
22· · · · ·A.· · That's the bank -- they told us to --
23· ·Max Krasner told us to wire the sales proceeds to
24· ·that account.
25· · · · ·Q.· · Got it.

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·2· · · · · · · ·So this is money that --
·3· · · · ·A.· · The sale proceeds.
·4· · · · ·Q.· · This is from when the house, 33
·5· ·Ferncliff, was sold?
·6· · · · ·A.· · Right, correct.
·7· · · · ·Q.· · So when 33 Ferncliff was sold again
·8· ·and Mr. Kwok was the seller, this was the bank
·9· ·account that the money was sent to, correct?· This
10· ·is First Bank of Greenwich?
11· · · · ·A.· · That's what Max advised me to wire it
12· ·to that account.
13· · · · ·Q.· · Okay.· There is a block over the
14· ·account number.
15· · · · · · · ·Is that a redaction you made or the
16· ·firm made?
17· · · · ·A.· · Yeah.
18· · · · · · · ·MR. LUFT:· Okay.· We'd ask that you
19· · · · ·provide us with the full account number.
20· · · · · · · ·So, Michael, maybe that's something
21· · · · ·maybe you can get accounting to provide us
22· · · · ·as well.
23· · · · ·Q.· · Okay.· Did Mr. Krasner tell you whose
24· ·bank account that was?
25· · · · ·A.· · No.

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·2· · · · ·Q.· · And that's not the bank account from
·3· ·which the funds were given to originally purchase
·4· ·the house, correct?
·5· · · · ·A.· · I don't know.· I don't know.
·6· · · · ·Q.· · If we look at the trust ledger, that
·7· ·was a Capital One account?
·8· · · · · · · ·MR. THOMASON:· You have to answer
·9· · · · ·"yes" or "no."
10· · · · ·A.· · Yes, yes.
11· · · · ·Q.· · Okay.· So the money to purchase
12· ·33 Ferncliff came from a Capital One account but
13· ·the proceeds from selling that home in 2022 went
14· ·to a First Bank of Greenwich account, correct?
15· · · · ·A.· · Correct.
16· · · · ·Q.· · And you were never told in whose name
17· ·that First Bank of Greenwich bank account
18· ·belonged, correct?
19· · · · ·A.· · Correct.
20· · · · ·Q.· · Do you have any other information
21· ·about who received the proceeds of 33 Ferncliff
22· ·other than the fact that it was sent to this First
23· ·Bank of Greenwich account?
24· · · · ·A.· · No.
25· · · · · · · ·MR. LUFT:· Are we up to 18, I believe?

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 75

·2· · · · · · · ·Does that sound right to everyone?
·3· · · · · · · ·MR. THOMASON:· Yes.
·4· · · · · · · ·MR. LUFT:· I ask to mark as Whitman
·5· · · · ·Breed Deposition Exhibit 18, a document
·6· · · · ·behind Tab 60, Bates stamped 008330 through
·7· · · · ·34, which is an e-mail chain between
·8· · · · ·Mr. Krasner and Ms. Conboy regarding
·9· · · · ·33 Ferncliff dated February 10, 2021.
10· · · · · · · ·(Whitman Breed Exhibit 18, e-mail
11· · · · ·chain, Bates stamped WBAM_008330 through
12· · · · ·334, was marked for identification at this
13· · · · ·time.)
14· · · · · · · ·MR. THOMASON:· Are you saying 8330 to
15· · · · ·334?
16· · · · · · · ·MR. LUFT:· Yes.
17· · ·BY MR. LUFT:
18· · · · ·Q.· · Ms. Conboy, do you recognize this
19· ·e-mail chain between you and Mr. Krasner?
20· · · · ·A.· · I don't remember it, but it's an
21· ·e-mail chain between us, but I don't remember.
22· · · · ·Q.· · Do you see Mr. Krasner in February of
23· ·2021 talks about gifting 33 Ferncliff to a Qing
24· ·Cai?
25· · · · · · · ·Do you see that?

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 76

·2· · · · ·A.· · Yes.
·3· · · · ·Q.· · What do you recall about any
·4· ·discussions regarding the gifting of 33 Ferncliff
·5· ·to a Qing Cai?
·6· · · · ·A.· · I don't remember anything about that.
·7· ·I don't remember gifting it.· I don't remember if
·8· ·we ever even filed the deed quitclaiming it to
·9· ·that person.
10· · · · ·Q.· · And ultimately, that wasn't done
11· ·because in fact --
12· · · · ·A.· · Title is still in Greenwich Land.
13· · · · ·Q.· · Right, because they sell it
14· ·landlocked?
15· · · · ·A.· · Yeah, so I don't remember.
16· · · · ·Q.· · Do you have any recollection about who
17· ·Qing Cai was?
18· · · · ·A.· · No.
19· · · · ·Q.· · Do you see from Exhibit 18, it appears
20· ·that Qing Cai was the person -- the tenant living
21· ·at 33 Ferncliff Road?
22· · · · ·A.· · That the -- Max has her -- has his or
23· ·her address as 33 Ferncliff.
24· · · · ·Q.· · Do you recall any discussion about
25· ·Mr. Kwok wanting to gift the property to Ms. Cai

·1· · · · · · · · · · MARGARET E. CONBOY　Page 77

·2· ·or to anyone else?
·3· · · · ·A.· · As I said, I haven't talked to -- I
·4· ·never talked to Mr. Kwok.· It was Max.· So I don't
·5· ·remember Max telling me about gifting it.
·6· · · · ·Q.· · But you understood Mr. Krasner worked
·7· ·for the owner, not that Mr. Krasner was the owner,
·8· ·correct?
·9· · · · ·A.· · Right, correct, correct.
10· · · · ·Q.· · Do you have any recollection about why
11· ·the decision was made not to gift it and, in fact,
12· ·to hold onto the property?
13· · · · ·A.· · No, I don't.
14· · · · ·Q.· · Okay.· Do you recall -- we've talked a
15· ·little bit about this -- that in April of 2022, in
16· ·fact, 33 Ferncliff Road was sold?
17· · · · ·A.· · Right.
18· · · · ·Q.· · When was the first time you heard that
19· ·the owner of 33 Ferncliff wanted to sell the
20· ·property?
21· · · · ·A.· · I -- I don't remember.· It would
22· ·either be from Max or the broker.· I don't
23· ·remember which one.
24· · · · ·Q.· · Did they ever tell you anything about
25· ·why they wanted to sell the house?

·2· · · · ·A.· · No.
·3· · · · ·Q.· · Did they ever discuss with you the
·4· ·fact that there was an order from a New York State
·5· ·Court restraining sale of assets of Mr. Kwok?
·6· · · · ·A.· · No.
·7· · · · ·Q.· · Or that they had been served process
·8· ·with regard to not selling this house?
·9· · · · ·A.· · No.
10· · · · ·Q.· · That's not something Mr. Krasner told
11· ·you, correct?
12· · · · ·A.· · No, correct.
13· · · · ·Q.· · How long do you recall the process
14· ·being from when the house -- when you were first
15· ·told that they were thinking of selling the house
16· ·to when it was sold?
17· · · · ·A.· · I don't remember the dates. I
18· ·don't -- I don't know.· I don't remember the
19· ·dates.
20· · · · ·Q.· · Do you recall it being a relatively
21· ·quick process?
22· · · · ·A.· · No.· I don't remember.· I don't
23· ·remember it being relatively quick.· I don't
24· ·remember how long it took.
25· · · · ·Q.· · Given the fact that at some point you　·1· · · · · · · · · · MARGARET E. CONBOY　Page 78

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·9· ·Greenwich bank account, do you have any knowledge
10· ·as to where the proceeds for 33 Ferncliff went
11· ·once they were transferred?

19· ·with her?

22· ·that refresh your recollection?

·5· ·sold?
16· ·wife?　·1· · · · · · · · · · MARGARET E. CONBOY
·2· ·were told that the property was going to be
·3· ·gifted, do you recall ever being surprised to hear
·4· ·that now they were -- now the property was to be
·6· · · · ·A.· · No, I -- no, I wasn't surprised.
·7· · · · ·Q.· · And other than the fact that the
·8· ·proceeds or the money were sent to the First
12· · · · ·A.· · No, no.· No.
13· · · · ·Q.· · Did you ever speak with Mrs. Kwok?
14· · · · ·A.· · No.
15· · · · ·Q.· · Do you know the name of Mr. Kwok's
17· · · · ·A.· · I have no idea, no.
18· · · · ·Q.· · Have you ever had any communications
20· · · · ·A.· · No.
21· · · · ·Q.· · If I said the name Hin Chi Nok, would
23· · · · ·A.· · Nope.
24· · · · ·Q.· · Were you ever given any instructions
25· ·from someone on behalf of Mr. -- Ms. Nok with

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 80

·2· ·regard to any of the properties?
·3· · · · ·A.· · Not that I'm aware of.
·4· · · · ·Q.· · Do you know if Ms. Nok had any
·5· ·involvement whatsoever in connection with the sale
·6· ·of 33 Ferncliff?
·7· · · · ·A.· · I have no idea.
·8· · · · ·Q.· · How about the debtor's son, Miles'
·9· ·son, Guo?
10· · · · ·A.· · I don't know, no.
11· · · · ·Q.· · Have you ever heard that name before?
12· · · · ·A.· · No, I haven't.
13· · · · ·Q.· · Have you ever heard the name Chen Guo?
14· · · · ·A.· · No.
15· · · · ·Q.· · Did you ever receive any instructions
16· ·with regard to 33 Ferncliff that you were told
17· ·were being given on behalf of Mr. Chen Guo --
18· · · · ·A.· · Yeah, not that I'm aware of.
19· · · · ·Q.· · And the same question:· Were you ever
20· ·given any -- were you ever told -- are you aware
21· ·of any involvement that Mae Guo had with -- in
22· ·connection with 33 Ferncliff?
23· · · · ·A.· · No.
24· · · · ·Q.· · In all your communications with
25· ·Mr. Krasner, did he ever tell you that he needed

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 81

·2· ·to get approval from Mr. Kwok's son prior to
·3· ·making any decisions?
·4· · · · ·A.· · No.
·5· · · · ·Q.· · Did Mr. Krasner ever tell you that he
·6· ·needed to get approval from Mr. Kwok's wife,
·7· ·Ms. Nok, prior to making any decisions?
·8· · · · ·A.· · No.
·9· · · · ·Q.· · Did he ever tell you he needed to get
10· ·approval from Mr. Kwok's daughter, Ms. Mae Guo,
11· ·prior to making any decisions?
12· · · · ·A.· · No.
13· · · · ·Q.· · Is that true for all properties that
14· ·you looked at on behalf of Mr. Kwok?
15· · · · ·A.· · Yes.
16· · · · ·Q.· · Okay.
17· · · · · · · ·MR. LUFT:· We can put that to one
18· · · · ·side.
19· · · · ·Q.· · Now, there was another property that
20· ·involved Mr. Kwok where you did not represent him,
21· ·right, 373 Taconic Road?
22· · · · ·A.· · That's right.
23· · · · ·Q.· · And you represented the seller when
24· ·Mr. Kwok was the buyer of that property, correct?
25· · · · ·A.· · Correct.

TSG Reporting - Worldwide Worldwide· · 877-702-9580

·1· · · · · · · · · · MARGARET E. CONBOY
·2· · · · ·Q.· · And did you get a waiver such that you
·3· ·could represent the seller in that property even
·4· ·though Mr. Kwok was to be the buyer?
·5· · · · ·A.· · Yes.
·6· · · · ·Q.· · What do you recall about that
·7· ·transaction?
·8· · · · ·A.· · I don't recall anything unusual in the
·9· ·transaction, nothing out of the ordinary.
10· · · · ·Q.· · Okay.· Do you recall receiving
11· ·financial due diligence from the potential buyer
12· ·prior to completing -- entering into a contract?
13· · · · ·A.· · No, I don't.
14· · · · ·Q.· · How about once a contract was entered
15· ·into?
16· · · · ·A.· · No, I don't.
17· · · · ·Q.· · Do you recall if there was financing
18· ·for this home?
19· · · · ·A.· · Excuse me?
20· · · · ·Q.· · Do you recall if there was any
21· ·financing for this home?
22· · · · ·A.· · I don't -- I don't remember.· I don't
23· ·know.
24· · · · ·Q.· · Do you recall what funds Mr. Kwok used
25· ·to purchase 3073 Ferncliff -- Taconic Road --

·1· · · · · · · · · · MARGARET E. CONBOY　Page 83

·2· ·excuse me?
·3· · · · ·A.· · I don't know.
·4· · · · ·Q.· · Okay.· And your client was a
·5· ·Mr. Augustine, correct?
·6· · · · ·A.· · Correct.
·7· · · · ·Q.· · And you had represented Mr. Augustine
·8· ·previously?
·9· · · · ·A.· · Yes.
10· · · · ·Q.· · Do you remember Mr. Emile deNeree was
11· ·the broker on behalf of the buyer for that
12· ·transaction?
13· · · · ·A.· · I don't remember.
14· · · · · · · ·MR. LUFT:· Let's mark as Whitman Breed
15· · · · ·Deposition Exhibit 19.· Is that right?
16· · · · · · · ·MR. THOMASON:· Yep.
17· · · · · · · ·MR. LUFT:· Great.
18· · · · · · · ·Document behind Tab 55.· Document
19· · · · ·Bates stamped WBAM_009051 through 53, which
20· · · · ·I believe you'll tell me is an e-mail chain
21· · · · ·between yourself, Mr. deNeree, Mr. Krasner
22· · · · ·and Ms. Bruno regarding 373 Taconic Road.
23· · · · · · · ·(Whitman Breed Exhibit 19, e-mail
24· · · · ·chain, Bates stamped WBAM_009051 through 53,
25· · · · ·was marked for identification at this time.)

·1· · · · · · · · · · MARGARET E. CONBOY　Page 84

·2· · ·BY MR. LUFT:
·3· · · · ·Q.· · Do you see that?
·4· · · · ·A.· · Yes.
·5· · · · ·Q.· · And, in fact, there's an earlier
·6· ·e-mail in the chain also from a Ms. Julie Burke to
·7· ·Mr. deNeree that starts this all off, right?
·8· · · · ·A.· · Yes.
·9· · · · ·Q.· · And she has questions regarding funds
10· ·still being held in escrow, correct?
11· · · · ·A.· · Yes.
12· · · · ·Q.· · And then Mr. deNeree writes to you on
13· ·August 19th, and he says:· "Dear Margaret and
14· ·Max" -- that's you and Mr. Krasner, correct?
15· · · · ·A.· · Correct.
16· · · · ·Q.· · "The sellers for 373 Taconic" -- and
17· ·that's Mr. Augustine, your client, right?
18· · · · ·A.· · Yes.
19· · · · ·Q.· · "Which was bought by Miles under
20· ·Greenwich Land" -- and that's Mr. Kwok purchasing
21· ·it through Greenwich Land, correct?
22· · · · ·A.· · I -- yeah, that's what it says.
23· ·That's what the e-mail says.
24· · · · ·Q.· · Did you have any different
25· ·understanding about the transaction?

·1· · · · · · · · · · MARGARET E. CONBOY　Page 85

·2· · · · ·A.· · I don't remember how they purchased
·3· ·it.· I really don't remember.
·4· · · · ·Q.· · Okay.· "Are asking that the escrow
·5· ·accounts be released."
·6· · · · · · · ·Do you see that?
·7· · · · ·A.· · Yes.
·8· · · · ·Q.· · And you inform Mr. deNeree that you
·9· ·represented Mr. Augustine, so either Mr. Krasner
10· ·or the purchasing attorney would be the one that
11· ·needed to be contacted, correct?
12· · · · ·A.· · Correct.
13· · · · ·Q.· · And Mr. deNeree was the broker for
14· ·the buyer, not the seller, correct?
15· · · · ·A.· · I don't remember, but it looks like
16· ·that from the e-mail.
17· · · · ·Q.· · And he's saying -- as the broker for
18· ·the buyer, he's saying that the house was
19· ·bought -- he's telling you that the house was
20· ·bought by Mr. Kwok under the name of Greenwich
21· ·Land; correct?
22· · · · ·A.· · Right.
23· · · · ·Q.· · Okay.
24· · · · · · · ·When was the last transaction you
25· ·performed on behalf of Mr. Kwok, Greenwich Land,

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 86

·2· ·Golden Springs or any other entity affiliated with
·3· ·Mr. Kwok?
·4· · · · ·A.· · It was the sale of Ferncliff.
·5· · · · ·Q.· · And otherwise, you were just -- you
·6· ·were on the opposite side of the transaction with
·7· ·regard to 373 Taconic Road, correct?
·8· · · · ·A.· · Correct.
·9· · · · ·Q.· · Have you ever been on the opposite
10· ·side of any other transactions involving Mr. Kwok?
11· · · · ·A.· · No.· Not that I'm aware of, no.
12· · · · ·Q.· · Since the Ferncliff property, has
13· ·Mr. Kwok or Mr. Krasner or anyone else affiliated
14· ·with Mr. Kwok ever reached out to you with
15· ·regard -- or your firm with regard to any other
16· ·potential work?
17· · · · ·A.· · I don't think so.· Not that I recall.
18· · · · ·Q.· · Are you aware of any other attorneys
19· ·that have represented Mr. Kwok in connection with
20· ·real estate dealings?
21· · · · ·A.· · No, not that I know of.· Just 373
22· ·but -- I don't -- that's it.
23· · · · ·Q.· · Other than finding out through Google
24· ·that Mr. Kwok is a billionaire of Chinese descent,
25· ·what else did you learn about Mr. Kwok in your

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 87

·2· ·dealings with him?
·3· · · · ·A.· · That was it.· I really didn't learn
·4· ·too much about him.
·5· · · · ·Q.· · Did any of the brokers ever tell you
·6· ·anything about Mr. Kwok?
·7· · · · ·A.· · No.· Not that I remember, no.
·8· · · · ·Q.· · Did you ever come to learn anything
·9· ·about the entity called "Greenwich Land" other
10· ·than what we've discussed today?
11· · · · ·A.· · No.
12· · · · ·Q.· · Do you know of any person other than
13· ·Mr. Kwok who has any interest or control over
14· ·Greenwich Land?
15· · · · ·A.· · I have no idea.
16· · · · ·Q.· · Were you ever told that there was
17· ·anyone other than Mr. Kwok who controlled
18· ·Greenwich Land?
19· · · · ·A.· · I wasn't told who, as I said,
20· ·controlled it.
21· · · · ·Q.· · Were you ever told who had controlled
22· ·Golden Spring?
23· · · · ·A.· · No.
24· · · · ·Q.· · Were you ever told that there was any
25· ·decision maker other than Mr. Kwok in connection

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·1· · · · · · · · · · MARGARET E. CONBOY　Page 88

·2· ·with real estate transactions related to the work
·3· ·you were doing for Golden Spring, Greenwich Land,
·4· ·or Hudson Diamond?
·5· · · · ·A.· · I was never told who was making the
·6· ·decisions on any of them.
·7· · · · ·Q.· · Except -- well --
·8· · · · ·A.· · Yeah, except in the e-mails, whatever
·9· ·was sent to me, but that was it.
10· · · · ·Q.· · And in those e-mails, the only person
11· ·referenced was Miles Kwok, correct?
12· · · · ·A.· · Correct.
13· · · · · · · ·MR. LUFT:· Okay.· Why don't we take a
14· · · · ·quick break.
15· · · · · · · ·MR. THOMASON:· How long are you
16· · · · ·thinking?
17· · · · · · · ·MR. LUFT:· Ten minutes?
18· · · · · · · ·MR. THOMASON:· Okay.· I'll go run over
19· · · · ·to the accounting people and see if I can
20· · · · ·get that question answered.
21· · · · · · · ·MR. LUFT:· Yeah, if you could check
22· · · · ·for that account number, too, that would be
23· · · · ·great.
24· · · · · · · ·MR. THOMASON:· Okay.· Thanks.
25· · · · · · · ·VIDEOGRAPHER:· We're going off the

TSG Reporting - Worldwide Worldwide· · 877-702-9580

·1· · · · · · · · · · MARGARET E. CONBOY
·2· · · · ·record at 12:23 p.m.
·3· · · · · · · ·(Recess.)
·4· · · · · · · ·VIDEOGRAPHER:· We are back on the
·5· · · · ·record at 12:38 p.m.
·6· · ·BY MR. LUFT:
·7· · · · ·Q.· · Ms. Conboy, I'm going to ask you to
·8· ·pull out Deposition Exhibit 17 again, which was
·9· ·Bates stamped WBAM_00002 through 00005.
10· · · · · · · ·Do you have that in front of you?
11· · · · ·A.· · I do.
12· · · · ·Q.· · Okay.· Now, your counsel has told me
13· ·he's going to send me a non-redacted version with
14· ·regard to the account for First Bank of Greenwich,
15· ·so that will take care of that.· Okay?
16· · · · ·A.· · Right.· Sure, yep.
17· · · · ·Q.· · And then I believe -- and I just want
18· ·to clarify, because I believe you've done a little
19· ·digging, which is very helpful, which is to say
20· ·the entries with regard to which bank, whether it
21· ·be Capital One or First Greenwich, all those --
22· ·those are actual manual entries done by Whitman
23· ·Breed's accounting department based on the
24· ·information they know to be true, correct?
25· · · · ·A.· · That's right, yeah, correct.

·1· · · · · · · · · · MARGARET E. CONBOY　Page 90

·2· · · · ·Q.· · Terrific.
·3· · · · · · · ·MR. LUFT:· Okay.· You can put that
·4· · · · ·aside.
·5· · · · · · · ·THE WITNESS:· Okay.
·6· · · · ·Q.· · Okay.· All right.· Ms. Conboy, we've
·7· ·talked about a number of properties today. I
·8· ·believe every one we've talked about, with the
·9· ·exception of 373 Taconic, are properties that you
10· ·represented Mr. Kwok's interests in as potential
11· ·purchases.· I know -- is that correct?
12· · · · ·A.· · Correct, correct.
13· · · · ·Q.· · And for all of those, I believe you
14· ·interacted with Mr. Max Krasner as the
15· ·representative of Mr. Kwok, correct?
16· · · · ·A.· · Correct.
17· · · · ·Q.· · Okay.
18· · · · ·A.· · Right.
19· · · · ·Q.· · In your dealings with Mr. Krasner as
20· ·Mr. Kwok's representative in connection with the
21· ·purchase of 33 Ferncliff, was there any difference
22· ·in how you interacted with him with regard to that
23· ·property as opposed to the interactions you had
24· ·with Mr. Krasner in connection with any of the
25· ·other properties Mr. Kwok considered purchasing

·1· · · · · · · · · · MARGARET E. CONBOY　Page 91

·2· ·but did not purchase?
·3· · · · ·A.· · No, no.
·4· · · · ·Q.· · Great.
·5· · · · · · · ·MR. LUFT:· Ms. Conboy, one last thing
·6· · · · ·of housekeeping we talked about is that as
·7· · · · ·we -- I've talked with your counsel, I
·8· · · · ·mentioned to you, we're going to work on an
·9· · · · ·affidavit or declaration with regard to
10· · · · ·authentication and business record just so
11· · · · ·we could save your time, but subject to
12· · · · ·getting that wrapped up and getting a
13· · · · ·declaration put in, I have no further
14· · · · ·questions for you at this time.
15· · · · · · · ·Thank you very much.
16· · · · · · · ·THE WITNESS:· Thank you.· Thank you.
17· · · · · · · ·VIDEOGRAPHER:· Did you have anything,
18· · · · ·Mr. Thomason?
19· · · · · · · ·MR. THOMASON:· No.
20· · · · · · · ·VIDEOGRAPHER:· Okay.· Are we all set
21· · · · ·to go off the record, Counsel?
22· · · · · · · ·MR. LUFT:· We are.
23· · · · · · · ·VIDEOGRAPHER:· This concludes today's
24· · · · ·testimony of Margaret E. Conboy.· We're
25· · · · ·going off the record at 12:41 p.m.· This

·1

·2· · · · ·also concludes Media 2.
·3· · · · · · · ·(Whereupon the proceedings were
·4· · · · ·concluded at 12:41 p.m.)
·5· · · · · · · · · · · · · oOo
·6· · · · · · · ·I, MARGARET E. CONBOY, the witness
·7· · · · ·herein, do hereby certify that the foregoing
·8· · · · ·testimony of the pages of this deposition to
·9· · · · ·be a true and correct transcript, subject to
10· · · · ·the corrections, if any, shown on the
11· · · · ·attached page.
12· · · · · · · · · · · · · ·__________________________
13· · · · · · · · · · · · · ·MARGARET E. CONBOY
14· ·Subscribed and sworn to before me this
15· ·_______day of _______________,_______.

17· ·_____________________________________

·1　Page 93

·2· · · · · · · · · · · CERTIFICATE
·3· · · · · · ·I, AMY A. RIVERA, a Certified Shorthand
·4· ·Reporter, Registered Professional Reporter,
·5· ·Certified LiveNote Reporter, and Notary Public of
·6· ·the State of New Jersey, do hereby certify that
·7· ·prior to the commencement of the examination
·8· ·MARGARET E. CONBOY, was duly sworn by me to testify
·9· ·the truth, the whole truth and nothing but the
10· ·truth.
11· · · · · · ·I DO FURTHER CERTIFY that the foregoing is
12· ·a true and accurate transcript of the testimony as
13· ·taken stenographically by and before me at the time,
14· ·place and on the date hereinbefore set forth.
15· · · · · · ·I DO FURTHER CERTIFY that I am neither a
16· ·relative nor employee nor attorney nor counsel of
17· ·any of the parties to this action, and that I am
18· ·neither a relative nor employee of such attorney or
19· ·counsel, and that I am not financially interested in
20· ·the action.

22· · · · · · ·________________________________________
· · · · · · · ·Amy A. Rivera, CSR, RPR, CLR
23· · · · · · ·Notary Public of the State of New Jersey
· · · · · · · ·My commission expires July 29, 2025
24· · · · · · ·License No. XI00939
25· ·Dated:· February 21, 2023

·1　Page 94

·2· · · · · · · · · · · · ·INDEX
·3· ·WITNESS· · · · · · · · · · · · · · · · · · · ·PAGE
·4· ·MARGARET E. CONBOY
·5· ·By Mr. Luft· · · · · · · · · · · · · · · · · · · 6
·6
·7· · · · · · · · · · · · EXHIBITS
·8· ·NUMBER· · · · · · · · · ·DESCRIPTION· · · · · PAGE
·9· ·Whitman Breed Exhibit 1· Letter dated October· ·19
10· · · · · · · · · · · · · · 1, 2018, Bates
11· · · · · · · · · · · · · · stamped WBAM_001464
12· · · · · · · · · · · · · · through 465
13· ·Whitman Breed Exhibit 2· E-mail dated October· ·21
14· · · · · · · · · · · · · · 3, 2019, Bates
15· · · · · · · · · · · · · · stamped WBAM_10076
16· ·Whitman Breed Exhibit 3· Letter dated August· · 23
17· · · · · · · · · · · · · · 16, 2019, Bates
18· · · · · · · · · · · · · · stamped WBAM_000035
19· · · · · · · · · · · · · · through 36
20· ·Whitman Breed Exhibit 4· E-mail chain, Bates· · 25
21· · · · · · · · · · · · · · stamped WBAM_002235
22· · · · · · · · · · · · · · through 237
23· ·Whitman Breed Exhibit 5· E-mail chain, Bates· · 29
24· · · · · · · · · · · · · · stamped WBAM_001048
25· · · · · · · · · · · · · · through 54

·1　Page 95

·2· · · · · · · · · EXHIBITS (Continued)
·3· ·NUMBER· · · · · · · · · ·DESCRIPTION· · · · · PAGE
·4· ·Whitman Breed Exhibit 6· E-mail chain, Bates· · 30
·5· · · · · · · · · · · · · · stamped WBAM_002663
·6· · · · · · · · · · · · · · through 672
·7· ·Whitman Breed Exhibit 7· E-mail chain, Bates· · 33
·8· · · · · · · · · · · · · · stamped WBAM_002803
·9· · · · · · · · · · · · · · through 808
10· ·Whitman Breed Exhibit 8· E-mail chain, Bates· · 36
11· · · · · · · · · · · · · · stamped WBAM_002172
12· · · · · · · · · · · · · · through 173
13· ·Whitman Breed Exhibit 9· E-mail chain, Bates· · 41
14· · · · · · · · · · · · · · stamped WBAM_003873
15· · · · · · · · · · · · · · through 876
16· ·Whitman Breed Exhibit 10 E-mail chain, Bates· · 46
17· · · · · · · · · · · · · · stamped WBAM_003873
18· · · · · · · · · · · · · · through 876
19· ·Whitman Breed Exhibit 11 E-mail chain, Bates· · 50
20· · · · · · · · · · · · · · stamped WBAM_008335
21· · · · · · · · · · · · · · through 339
22· ·Whitman Breed Exhibit 12 E-mail chain, Bates· · 52
23· · · · · · · · · · · · · · stamped WBAM_008641
24· · · · · · · · · · · · · · through 643
·1　Page 96

·2· · · · · · · · · EXHIBITS (Continued)
·3· ·NUMBER· · · · · · · · · ·DESCRIPTION· · · · · PAGE
·4· ·Whitman Breed Exhibit 13 E-mail chain, Bates· · 58
·5· · · · · · · · · · · · · · stamped WBAM_006317
·6· ·Whitman Breed Exhibit 14 E-mail dated August· · 61
·7· · · · · · · · · · · · · · 20, 2019, Bates
·8· · · · · · · · · · · · · · stamped WBAM_0101021
·9· ·Whitman Breed Exhibit 15 E-mail chain, Bates· · 63
10· · · · · · · · · · · · · · stamped WBAM_006741
11· ·Whitman Breed Exhibit 16 E-mail chain, Bates· · 64
12· · · · · · · · · · · · · · stamped WBAM_007160
13· · · · · · · · · · · · · · through 164
14· ·Whitman Breed Exhibit 17 Trust Ledger, Bates· · 65
15· · · · · · · · · · · · · · stamped WBAM_000002
16· · · · · · · · · · · · · · through 5
17· ·Whitman Breed Exhibit 18 E-mail chain, Bates· · 75
18· · · · · · · · · · · · · · stamped WBAM_008330
19· · · · · · · · · · · · · · through 334
20· ·Whitman Breed Exhibit 19 E-mail chain, Bates· · 83
21· · · · · · · · · · · · · · stamped WBAM_009051
22· · · · · · · · · · · · · · through 53

·1　Page 97

·2· · · · · · · · ·REQUEST FOR PRODUCTION
·3· ·PAGE/LINE· · · DESCRIPTION
·4· · 73· ·18· · · ·We'd ask that you provide us
·5· · · · · · · · · with the full account number
·6
·7
·8
·9

1· · · · · · · · · · ERRATA SHEET　Page 98

2· Case Name:
3· Deposition Date:
4· Deponent:
5· Pg.· No. Now Reads· · ·Should Read· Reason
6· ___· ___ __________· · __________· ·____________________
7· ___· ___ __________· · __________· ·____________________
8· ___· ___ __________· · __________· ·____________________
9· ___· ___ __________· · __________· ·____________________
10· ___· ___ __________· · __________· ·____________________
11· ___· ___ __________· · __________· ·____________________
12· ___· ___ __________· · __________· ·____________________
13· ___· ___ __________· · __________· ·____________________
14· ___· ___ __________· · __________· ·____________________
15· ___· ___ __________· · __________· ·____________________
16· ___· ___ __________· · __________· ·____________________
17· ___· ___ __________· · __________· ·____________________
18· ___· ___ __________· · __________· ·____________________
19· ___· ___ __________· · __________· ·____________________
20· · · · · · · · · · · · · · · · · _____________________
21· · · · · · · · · · · · · · · · · Signature of Deponent
22· SUBSCRIBED AND SWORN BEFORE ME
23· THIS ____ DAY OF __________, 2023.
24· ____________________
25· (Notary Public)· ·MY COMMISSION EXPIRES:__________