In re: Rosa Fridman ( 2022 )


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  •                                                                                FILED
    FEB 11 2022
    NOT FOR PUBLICATION                              SUSAN M. SPRAUL, CLERK
    U.S. BKCY. APP. PANEL
    OF THE NINTH CIRCUIT
    UNITED STATES BANKRUPTCY APPELLATE PANEL
    OF THE NINTH CIRCUIT
    In re:                                               BAP No. CC-21-1101-LSF
    ROSA FRIDMAN,
    Debtor.                                  Bk. No. 8:21-bk-10513-ES
    KARL AVETOOM,
    Appellant,
    v.                                                   MEMORANDUM∗
    ROSA FRIDMAN; KARL T. ANDERSON,
    Chapter 7 Trustee,
    Appellees.
    Appeal from the United States Bankruptcy Court
    for the Central District of California
    Erithe A. Smith, Bankruptcy Judge, Presiding
    Before: LAFFERTY, SPRAKER, and FARIS, Bankruptcy Judges.
    INTRODUCTION
    Appellant Karl Avetoom and appellee Rosa Fridman have been
    engaged in contentious litigation in state court and bankruptcy court for
    over a decade. As of the petition date of the current bankruptcy case,
    Mr. Avetoom held several judgments against Ms. Fridman. She moved to
    ∗  This disposition is not appropriate for publication. Although it may be cited for
    whatever persuasive value it may have, see Fed. R. App. P. 32.1, it has no precedential
    value, see 9th Cir. BAP Rule 8024-1.
    1
    avoid the liens created by those judgments on the ground that they
    impaired her homestead exemption. The bankruptcy court overruled Mr.
    Avetoom’s objections and granted the motion. Mr. Avetoom appeals,
    asserting among other things that the bankruptcy court erred in finding
    that Ms. Fridman was entitled to a $600,000 homestead exemption and in
    avoiding liens where the judgment in question did not create a lien. We
    AFFIRM.
    FACTS 1
    A.    Pre-petition events
    1.     The HOA and IIED Litigation
    In 2009, Moisey and Rosa Fridman were awarded a judgment against
    The Beach Crest Villas Homeowners Association for $128,821.89 (the
    “HOA Judgment”). 2 Thereafter, the Fridmans assigned the HOA Judgment
    to their counsel in that litigation, Robert Risbrough of Darling & Risbrough,
    LLP (“D&R”).
    In 2011, Mr. Avetoom was awarded a judgment against the Fridmans
    on his claim for intentional infliction of emotional distress (the “IIED
    Judgment”). The initial amount of the judgment was $1,000,000; it was later
    reduced to $650,000.
    1
    Where necessary, we have exercised our discretion to take judicial notice of the
    dockets and imaged papers filed in debtor’s current and previous bankruptcy case. See
    Atwood v. Chase Manhattan Mortg. Co. (In re Atwood), 
    293 B.R. 227
    , 233 n.9 (9th Cir. BAP
    2003).
    2 Mr. Avetoom is (or was) the president of the Beach Crest Villas Homeowners
    2
    2.     The 2012 Bankruptcy
    The Fridmans filed a joint chapter 133 petition in February 2012. The
    case was converted to chapter 7 shortly thereafter. During the case, the
    chapter 7 trustee sold the Fridmans’ Newport Beach residence. The
    bankruptcy court sustained the trustee’s § 522(q)(1)(B)(4)4 objection to the
    Fridmans’ claimed $175,000 homestead exemption, leaving them with an
    exemption of $146,450. The bankruptcy court further surcharged the
    exemption by $11,495 to pay the trustee’s legal fees arising from the
    Fridmans’ refusal to turn over the property.
    In July 2013, the trustee filed a § 727 action against the Fridmans.
    That adversary proceeding was resolved by entry of a stipulated judgment
    denying the Fridmans’ discharge (the “727 Judgment”).
    3.     The Huntington Beach Property
    In May 2013, while the 2012 case was still pending, the Fridmans
    purchased a new residence, a condominium in Huntington Beach,
    California (the “Property”). The Property was originally titled in the name
    of Moisey and Rosa Fridman, husband and wife, as to an undivided 68.3%
    interest, and their son, Alex Fridman, as to an undivided 31.7% interest, all
    Association.
    3 Unless specified otherwise, all chapter and section references are to the
    Bankruptcy Code, 
    11 U.S.C. §§ 101
    –1532, all “Rule” references are to the Federal Rules
    of Bankruptcy Procedure, and “LBR” references are to the Local Bankruptcy Rules for
    the Central District of California.
    4 That statute limits the amount of an exemption in real property when the
    debtor owes a debt arising from an intentional tort.
    3
    as tenants in common. The Fridmans recorded a homestead declaration for
    their interest in the Property on May 23, 2013. In October 2013, the
    Fridmans transferred their interest in the Property into their family trust
    (the “Trust”). Mr. Fridman passed away on August 14, 2015.
    4.    The Fraudulent Transfer Settlement
    In 2015, after obtaining relief from stay in the 2012 bankruptcy case,
    Mr. Avetoom filed a fraudulent transfer complaint in Orange County
    Superior Court against Mr. Risbrough, D&R, and the Fridmans, seeking
    recovery of the HOA Judgment. That litigation was settled in 2019; the
    superior court entered a judgment memorializing the terms of the
    settlement in August 2020 (the “Fraudulent Transfer Judgment”), which
    was recorded in November 2020.
    B.    2021 Bankruptcy Events
    Ms. Fridman filed a chapter 7 bankruptcy petition on February 26,
    2021. She listed the Property on Schedule A with a total value of $337,687,
    and the value of her 68.3% interest at $230,640.22. She scheduled no
    consensual liens against the Property, and she claimed a homestead
    exemption of $600,000 under California Code of Civil Procedure (“CCP”)
    § 704.730(a).
    Shortly after filing her petition, Ms. Fridman filed a motion (the
    “Motion”) seeking to avoid under § 522(f) seven judgment liens, all of
    which were based on Orange County Superior Court judgments entered in
    favor of Mr. Avetoom and against the Fridmans or Ms. Fridman
    4
    (individually or on behalf of the Trust) between 2011 and 2020, including
    the IIED Judgment and the Fraudulent Transfer Judgment. In the Motion,
    Ms. Fridman identified the judgment liens by the exception numbers
    assigned to them on her title insurance policy as of January 6, 2021, as
    follows:
    Exception   Judgment Recording Instrument No.       Case Info
    Number      Entry Date Date
    14          11/18/11   11/18/11 2011-00590354       Karl Avetoom v. Moisey and
    Rosa Fridman, 30-2010-
    00345490 (no abstract –
    judgment is for $500,000)
    15          11/18/11    1/17/12    2012-000023845   Karl Avetoom v. Moisey and
    Rosa Fridman, 30-2010-
    00345490 ($1,000,000)
    17          8/13/14     9/30/14    2014-000398135   Karl Avetoom v. Moisey and
    Rosa Fridman, 30-2010-
    00345490 ($5,432.97)
    15          11/18/11    3/11/15    2015-000126500   See No. 15 (judgment
    (amended)                                           reduced to $650,000)
    18          3/6/15      3/11/15    2015-000126507   Karl Avetoom v. Moisey and
    Rosa Fridman, 30-2010-
    00345490 ($8,525.50)
    21          8/13/20     11/19/20   2020-000673156   Karl Avetoom v. Rosa
    Fridman, individually and as
    trustee for the Fridman
    Family Trust, 30-2015-
    00820760 (no abstract –
    stipulated judgment in
    fraudulent transfer action, no
    money damages)
    22          10/6/20     11/19/20   2020-000673157   Karl Avetoom v. Rosa
    Fridman, as Trustee for the
    Fridman Family Trust, 30-
    2015-00820760 ($6,852.33)
    5
    Mr. Avetoom opposed the Motion, arguing that: (1) Debtor could not
    avoid the liens recorded in 2011 and 2012 (Exception Nos. 14 and 15)
    because they were recorded before Debtor acquired the Property; (2) the
    Motion was a collateral attack on a consensual lien arising from the
    settlement of a fraudulent transfer action (Exception No. 21); (3) the Motion
    did not provide evidence sufficient to establish that the Property, which is
    titled in the name of the Trust, was property of the bankruptcy estate; 5
    (4) Ms. Fridman had not established her residency and intent to continue to
    reside at the Property; and (5) the “lien” represented by Exception No. 21
    could not be avoided because it was a stipulated judgment in the
    fraudulent transfer litigation and, under the terms of the stipulation, Ms.
    Fridman had agreed to the creation of a consensual lien against the
    Property. Mr. Avetoom did not express any opposition to avoidance of the
    liens identified under Exception Nos. 17, 18, and 22.
    Debtor filed a lengthy reply, which included the sentence, “[n]otably,
    the Debtor is currently in talks with the Chapter 7 Trustee to sell the
    residence with a carve out to creditors such that the Property is currently
    property of the Estate.” Ms. Fridman’s counsel filed a supporting
    declaration stating that he had reached out to the chapter 7 trustee to offer
    5
    The issue of whether the Property was property of the estate was never
    adjudicated, nor is it an issue in this appeal, but we note that as a general rule the
    corpus of a self-settled living trust of which the debtor is trustee and beneficiary
    becomes property of the bankruptcy estate. See Cutter v. Seror (In re Cutter), 
    398 B.R. 6
    ,
    19-20 (9th Cir. BAP 2008).
    6
    a carve-out from a potential sale of the Property, but that Mr. Avetoom had
    rejected any type of settlement. Ms. Fridman’s declaration stated that she
    had no intent of moving out of the Property and that she intended to live in
    it so long as she held an interest.
    Mr. Avetoom also filed a motion to dismiss the bankruptcy case
    under § 707(a) and (b) with a 180-day bar to refiling, arguing that: (1) the
    case was filed for an improper purpose because it was a two-party dispute
    that could be litigated in state court; and (2) the case was filed in bad faith
    because most of Ms. Fridman’s debts were nondischargeable due to the
    § 727 Judgment, and the case was filed to avoid contempt proceedings in
    state court.
    After issuing a tentative ruling (“Tentative”), the bankruptcy court
    heard argument on the Motion and the motion to dismiss. The court denied
    the motion to dismiss for Mr. Avetoom’s failure to meet his burden of
    proof. The bankruptcy court also overruled Mr. Avetoom’s objections to
    the Motion and granted it. Mr. Avetoom timely appealed.6
    6
    The bankruptcy court instructed Mr. Avetoom that if he appealed, he should
    include the Tentative in the record because it set forth the court’s findings and
    conclusions and analysis. Mr. Avetoom did not do so. At oral argument, he explained
    that he had requested Ms. Fridman’s counsel to attach it to the order, but counsel did
    not do so; Mr. Avetoom also stated that when he asked the court to include it, he was
    told that the order had already been signed, so it was too late to attach the Tentative. In
    the Central District of California, tentative rulings are not docketed, but they are posted
    on the court’s website so they are accessible to the parties. Regardless of why the
    Tentative is not in the record, and although our review is hampered somewhat by its
    omission, we exercise our discretion to decide the appeal on the record before us. See
    Kyle v. Dye (In re Kyle), 
    317 B.R. 390
    , 393 (9th Cir. BAP 2004), aff’d, 
    170 F. App’x 457
     (9th
    7
    JURISDICTION
    The bankruptcy court had jurisdiction under 
    28 U.S.C. §§ 1334
     and
    157(b)(2)(K). We have jurisdiction under 
    28 U.S.C. § 158
    .
    ISSUE
    Did the bankruptcy court err in granting the Motion?
    STANDARD OF REVIEW
    There are no material disputed facts in this appeal. 7 Accordingly,
    whether the creditor’s judicial liens are avoidable under § 522(f) is a
    question of law that we review de novo. McCoy v. Kuiken (In re Kuiken), 
    484 B.R. 766
    , 769 (9th Cir. BAP 2013). Under de novo review, we look at the
    matter anew, as if it had not been heard before, and as if no decision had
    been rendered previously, giving no deference to the bankruptcy court’s
    determinations. Freeman v. DirecTV, Inc., 
    457 F.3d 1001
    , 1004 (9th Cir. 2006).
    DISCUSSION
    A.      Applicable law and appellant’s arguments
    Section 522(f)(1) provides, in pertinent part, that a debtor “may avoid
    the fixing of a lien on an interest of the debtor in property to the extent that
    such lien impairs an exemption to which the debtor would have been
    entitled under subsection (b) of this section, if such lien is—a judicial
    lien . . . .”
    Cir. 2006).
    7 Mr. Avetoom alludes to potential factual issues, i.e., Ms. Fridman’s intent to
    continue residing at the Property and the impairment calculations, but he does not
    assert that the bankruptcy court committed clear error in any of its findings.
    8
    A debtor may avoid a lien under § 522(f)(1) if three conditions are
    met: “(1) there was a fixing of a lien on an interest of the debtor in property;
    (2) such lien impairs an exemption to which the debtor would have been
    entitled; and (3) such lien is a judicial lien.” In re Kuiken, 
    484 B.R. at 769
    (citations omitted).
    Under the Code,
    a lien shall be considered to impair an exemption to the extent
    that the sum of—
    (i)     the lien;
    (ii)    all other liens on the property; and
    (iii)   the amount of the exemption that the debtor could claim
    if there were no liens on the property;
    exceeds the value that the debtor’s interest in the property
    would have in the absence of any liens.
    § 522(f)(2)(A).
    A debtor’s entitlement to an exemption is determined as of the
    petition date. Wolfe v. Jacobson (In re Jacobson), 
    676 F.3d 1193
    , 1199 (9th Cir.
    2012). This is known as the “snapshot rule.” 
    Id.
    Except as discussed below, there is no dispute that the liens sought to
    be avoided were judgment liens. The evidence showed that the liens
    sought to be avoided had attached to the Property, the value of
    Ms. Fridman’s interest in the Property was $230,640.22, and she was
    entitled to a $600,000 homestead exemption. Accordingly, the bankruptcy
    court did not err in granting the Motion.
    9
    Mr. Avetoom lists nine issues on appeal that can be distilled to the
    following arguments: (1) the bankruptcy court erred in placing the burden
    of proof on him regarding Ms. Fridman’s entitlement to a homestead
    exemption; (2) the bankruptcy court erred in applying the “snapshot rule”
    to determine Ms. Fridman’s entitlement to a homestead exemption; (3) the
    bankruptcy court erred in declining to disallow Ms. Fridman’s homestead
    exemption based on “state law defenses”; (4) the bankruptcy court erred in
    avoiding the 2011 judgment (Exception No. 14) and the Fraudulent
    Transfer Judgment (Exception No. 21) because neither judgment created a
    lien; and (5) the bankruptcy court erred in failing to perform individual
    calculations as to each judgment lien. Mr. Avetoom did not present most of
    those arguments in the bankruptcy court; rather, he raises a batch of new
    issues. “We are not obligated to consider arguments raised for the first time
    on appeal.” Sienega v. Cal. Franchise Tax Bd. (In re Sienega), 
    619 B.R. 405
    , 411
    (9th Cir. BAP 2020) (citation omitted). As discussed below, even if we
    exercise our discretion to consider them, they are without merit.
    B.    Burden of Proof
    Mr. Avetoom argues that the bankruptcy court erred by placing the
    burden of proof on him with respect to Ms. Fridman’s entitlement to a
    homestead exemption. There are numerous problems with this argument.
    First, Mr. Avetoom did not raise it in the bankruptcy court. Second, the
    record does not show that the bankruptcy court placed the burden of proof
    10
    on him—the court’s comments at the hearing regarding the burden of
    proof pertained to the motion to dismiss, not the Motion.
    More importantly, the Bankruptcy Rules provide that at a hearing on
    a motion to avoid a lien under § 522(f), the creditor bears the burden of
    proving that the exemption is not properly claimed. Morgan v. FDIC (In re
    Morgan), 
    149 B.R. 147
    , 152 n.3 (9th Cir. BAP 1993) (citing Rule 4003(c)).
    Moreover, under CCP § 704.780(a), the fact that Ms. Fridman had a
    declared homestead meant that it was Mr. Avetoom’s burden to show she
    was not entitled to the exemption. 8 Ms. Fridman provided a copy of her
    recorded homestead declaration. Mr. Avetoom does not challenge the
    authenticity of that document, nor does he dispute that Ms. Fridman lived
    at the Property as of the petition date. 9 Finally, Ms. Fridman testified in her
    declaration in support of her reply that she intended to continue to reside
    at the Property. Even if she had the burden of proof, she met it.
    8
    That statute provides, in relevant part, “If the records of the county tax assessor
    indicate that there is a current homeowner’s exemption . . . for the dwelling claimed by
    the judgment debtor . . . , the judgment creditor has the burden of proof that the
    dwelling is not a homestead.”
    9 Although Mr. Avetoom complained that Ms. Fridman’s declaration and copy of
    her recorded homestead declaration were not filed until her reply brief, he does not
    explain how the court’s consideration of that evidence prejudiced him. Nor does he
    explain why consideration of that evidence was inappropriate given that his opposition
    had raised the issue of Mr. Fridman’s entitlement to the homestead exemption, i.e., her
    intent to reside in the Property.
    11
    C.    The bankruptcy court did not err in applying the “snapshot rule” to
    determine Ms. Fridman’s entitlement to her homestead exemption.
    Mr. Avetoom next argues that the bankruptcy court erred by
    applying the snapshot rule in finding that Ms. Fridman was entitled to her
    homestead exemption because she lived at the Property on the petition
    date and that it further erred by failing to make a finding that Ms. Fridman
    intended to continue to reside at the Property. He cites Diaz v. Kosmala (In
    re Diaz), 
    547 B.R. 329
    , 336 (9th Cir. BAP 2016), a case involving an automatic
    homestead, in which we held that “physical occupancy on the filing date
    without the requisite intent to live there is not sufficient to establish
    residency.” But Diaz is factually distinguishable. In that case, the debtor did
    not reside on the property on the petition date, and we remanded to the
    bankruptcy court for a determination of his intent to make the property his
    residence. 
    Id.
     Here, Ms. Fridman lived in the Property as of the petition
    date, had recorded a declared homestead exemption, and submitted an
    uncontested declaration that she intended to continue to reside there.
    Mr. Avetoom has pointed to no contrary evidence.
    Next, Mr. Avetoom argues that Ms. Fridman was not entitled to
    claim the full $600,000 exemption allowed under CCP § 704.730 as of
    January 1, 2021. He asserts that, under CCP § 704.965,10 the amount of her
    10
    CCP § 704.965 provides:
    If a homestead declaration is recorded prior to the operative date of
    an amendment to Section 704.730 which increases the amount of the
    homestead exemption, the amount of the exemption for the purposes of
    12
    exemption is limited to the amount allowed under the version of the
    exemption statute in effect when the homestead declaration was recorded
    ($175,000) as reduced by the bankruptcy court in the 2012 bankruptcy, or
    $146,450. Once again, Mr. Avetoom did not make this argument to the
    bankruptcy court. Moreover, he is wrong.
    As noted, a debtor’s entitlement to an exemption is determined as of
    the petition date. In re Jacobson, 
    676 F.3d at 1199
    . Under California law in
    effect on the petition date, Ms. Fridman was entitled to a homestead
    exemption of up to $600,000. This is so despite CCP § 704.965. For
    bankruptcy purposes, even though she has a declared homestead,
    Ms. Fridman is nonetheless entitled to the protection of the automatic
    homestead exemption. See Katz v. Pike (In re Pike), 
    243 B.R. 66
    , 69-71 (9th
    Cir. BAP 1999). In Pike, we explained that a property owner may qualify for
    both a declared and automatic homestead exemption and, while the
    amounts might well be the same, “the appropriate context for applying
    each differs.” 
    Id. at 69
    . The automatic homestead does not arise absent a
    forced sale, and “the filing of a bankruptcy petition is the functional
    equivalent of a forced or involuntary sale under California law, thus
    allowing a claiming debtor to have the rights, benefits and protections of
    subdivision (c) of Section 704.950 and Section 704.960 is the increased
    amount, except that, if the judgment creditor obtained a lien on the
    declared homestead prior to the operative date of the amendment to
    Section 704.730, the exemption for the purposes of subdivision (c) of
    Section 704.950 and Section 704.960 shall be determined as if that
    13
    the automatic homestead provisions.” 
    Id. at 70
    . On the other hand, the
    declared homestead protects an owner in the event of a voluntary sale. 
    Id.
    Accordingly, in this bankruptcy case, Ms. Fridman is entitled to the
    exemption amount permitted under the current version of CCP § 704.730.
    D.    The bankruptcy court did not err in declining to disallow the
    homestead exemption on equitable grounds.
    Mr. Avetoom argues that the bankruptcy court erred in ruling that it
    could not deny the homestead exemption on equitable grounds pursuant
    to Law v. Siegel, 
    571 U.S. 415
     (2014). In Law, the Supreme Court held that
    there was no authority to surcharge or deny a federal exemption on a
    ground not specified in the Bankruptcy Code. 
    571 U.S. at 416
    . In
    subsequent decisions, both the Ninth Circuit and this Panel have
    recognized that the Supreme Court in Law had not foreclosed the
    possibility of the application of state equitable law, i.e., equitable estoppel,
    to deny a state law exemption. Phillips v. Gilman (In re Gilman), 
    887 F.3d 956
    , 966 (9th Cir. 2018); Gray v. Warfield (In re Gray), 
    523 B.R. 170
    , 175 (9th
    Cir. BAP 2014). California courts have long recognized that equitable
    estoppel is a ground for disallowance of a homestead exemption. In re Lua,
    
    529 B.R. 766
    , 775 (Bankr. C.D. Cal. 2015), rev’d and remanded on other
    grounds, Lua v. Miller (In re Lua), 
    692 F. App’x 851
     (9th Cir. 2017).
    But even if disallowance or surcharge of the exemption on state law
    equitable grounds was legally possible, Mr. Avetoom points to no evidence
    amendment to Section 704.730 had not been enacted.
    14
    in the record or any basis under California law to disallow the exemption.
    He relies instead on the bare assertions that the Motion was part of
    inequitable conduct to transfer property away from creditors, and that
    Ms. Fridman filed the bankruptcy to get a “head start” rather than a “fresh
    start.” Under these circumstances, his argument fails.
    E.    Any error in inclusion of the 2011 judgment and Fraudulent
    Transfer Judgment in the order granting the Motion was harmless.
    Mr. Avetoom contends that the $500,000 judgment entered in 2011
    (Exception 14) and the Fraudulent Transfer Judgment (Exception No. 21)
    did not create liens because no abstracts were recorded and, under
    California law, a judgment lien can only be created by recording an
    abstract of judgment. See CCP § 697.310(a) (“Except as otherwise provided
    by statute, a judgment lien on real property is created under this section by
    recording an abstract of a money judgment with the county recorder.”). See
    also O’Neil-Rosales v. Citibank (S.D.) N.A., 
    217 Cal. Rptr. 3d 723
    , 727-28
    (2017) (“In California, mere entry of judgment does not create a real
    property lien.” (citation omitted)).11 Mr. Avetoom also correctly points out
    that the Fraudulent Transfer Judgment is not a money judgment. 12 In any
    11
    California law carves out exceptions to this rule, see CCP §§ 697.320(a) and
    697.330(a)(2), but none of these exceptions are relevant here.
    12 In the bankruptcy court, Mr. Avetoom argued that as part of the settlement of
    the fraudulent transfer litigation, Ms. Fridman had agreed to the placing of a lien on the
    Property, thus creating a consensual lien that could not be avoided. In that context, he
    argued this case was distinguishable from Bank of Stockton v. Applebaum (In re
    Applebaum), 
    162 B.R. 548
     (Bankr. E.D. Cal. 1993), in which the bankruptcy court held
    that a settlement and stipulated judgment in which the debtors consented to the filing
    15
    event, this argument is much ado about nothing. If Mr. Avetoom does not
    have liens arising from the two judgments, the portion of the order
    avoiding them is a nullity, not a prejudicial error. 13
    F.     Under the facts of this case, the bankruptcy court did not need to
    perform the calculation of each individual lien.
    Mr. Avetoom argues that the bankruptcy court erred in ordering
    avoidance of the liens identified as Exception Nos. 17, 18, and 22 because
    Ms. Fridman did not file a separate motion for each lien to be avoided, in
    contravention of LBR 4003-2(b), and because the court did not perform a
    separate calculation for each lien. He contends that had the court done so,
    it would have found that the liens represented by the listed exceptions
    would not have impaired Ms. Fridman’s homestead exemption. He reaches
    of an abstract of judgment gave rise not to a security interest, but to a judicial lien that
    could be avoided under § 522(f). He has abandoned the former argument in this appeal,
    but he still complains that the bankruptcy court failed to consider his interpretation of
    Applebaum.
    Although there was a reference to the creation of a lien at the state court hearing,
    the Fraudulent Transfer Judgment did not so provide, nor did anyone take steps to
    record a lien thereafter. During the pendency of this appeal, the bankruptcy court
    granted relief from stay for the state court to make a finding regarding whether Ms.
    Fridman had agreed to create a consensual lien against the Property in the settlement of
    the fraudulent transfer litigation. The state court found insufficient grounds to modify
    the Fraudulent Transfer Judgment.
    13 With respect to the Fraudulent Transfer Judgment, Ms. Fridman requests that if
    the Panel does not “find” it to be a lien, that any “judgment” “specifically affirm as
    follows: That the instrument recorded in the Official Records of Orange County on
    November 19, 2020 as Instrument Number 2020-000673156 does not constitute a lien
    and has no force or effect to encumber or otherwise give Creditor Karl Avetoom any
    rights in the [Property].” But, as pointed out to appellee’s counsel at oral argument, the
    Panel does not make findings.
    16
    this conclusion by using an exemption amount of $146,450. As with most of
    the other arguments presented in this appeal, Mr. Avetoom did not raise
    this issue in the bankruptcy court. He is also wrong. As discussed above,
    we find no error in the bankruptcy court’s conclusion that Ms. Fridman
    was entitled to a $600,000 homestead exemption. And given that the
    amount of her exemption vastly exceeds the value of her interest in the
    Property, a separate calculation for each lien was not required.
    CONCLUSION
    For all these reasons, the bankruptcy court did not err in granting the
    Motion. We AFFIRM.14
    14
    Ms. Fridman also asks that we dismiss this appeal based on Mr. Avetoom’s
    admitted submission of fabricated documents in the bankruptcy court in a related
    adversary proceeding. But that question is not before us.
    17