In Re:MansarayRuffin ( 2008 )


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  •                                                                                                                            Opinions of the United
    2008 Decisions                                                                                                             States Court of Appeals
    for the Third Circuit
    6-24-2008
    In Re:MansarayRuffin
    Precedential or Non-Precedential: Precedential
    Docket No. 05-4790
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    Recommended Citation
    "In Re:MansarayRuffin " (2008). 2008 Decisions. Paper 932.
    http://digitalcommons.law.villanova.edu/thirdcircuit_2008/932
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    PRECEDENTIAL
    UNITED STATES COURT OF APPEALS
    FOR THE THIRD CIRCUIT
    ________
    No. 05-4790
    _________
    IN RE: JANICA MANSARAY-RUFFIN,
    Debtor
    SLW CAPITAL, LLC
    v.
    JANICA MANSARAY-RUFFIN;
    WILLIAM C. MILLER
    Janica Mansaray-Ruffin,
    Appellant
    _________
    On Appeal from the United States District Court
    for the Eastern District of Pennsylvania
    (D.C. Civil No. 04-cv-03703)
    District Judge: Honorable Eduardo C. Robreno
    __________
    Argued December 13, 2007
    Before: RENDELL, GREENBERG, and VAN
    ANTWERPEN, Circuit Judges
    (Filed: June 24, 2008)
    David A. Scholl, Esq. [ARGUED]
    Regional Bankruptcy Center
    of Southeastern Pennsylvania
    6 St. Albans Avenue
    Newtown Square, PA 19073-0000
    Counsel for Debtor-Appellant
    Janica Mansaray-Ruffin
    David B. Banks, Esq. [ARGUED]
    Banks & Banks
    3038 Church Road
    Philadelphia, PA 19444-0000
    Counsel for Plaintiff-Appellee
    SLW CAPITAL, LLC
    2
    __________
    OPINION OF THE COURT
    __________
    RENDELL, Circuit Judge.
    This appeal requires us to determine whether the debtor
    in a Chapter 13 bankruptcy case successfully invalidated a lien
    on her property by providing for it as an unsecured claim in her
    confirmed plan, without initiating an adversary proceeding as
    required by the Federal Rules of Bankruptcy Procedure. We
    agree with the lienholder, as well as with the Bankruptcy Court
    and the District Court, that the answer to this question is no.
    Accordingly, we will AFFIRM.
    I.
    On November 26, 1996, Janica Mansaray-Ruffin
    borrowed $25,600 from United Companies Lending Corporation
    (“United”) and, as collateral for that loan, executed a mortgage
    in favor of United against her primary residence — 5101 West
    Girard Avenue, Philadelphia, PA 19131. The mortgage was
    recorded as a first lien against the property. United later
    assigned the mortgage to EMC Mortgage Corporation (“EMC”),
    and, after the instant appeal was filed, EMC assigned the
    3
    mortgage to SLW Capital, LLC (“SLW”), making SLW the
    proper appellee.
    On February 27, 2002, Mansaray-Ruffin’s counsel sent
    a letter to EMC, claiming that United had committed a number
    of violations of the Truth-in-Lending Act (“TILA”), 15 U.S.C.
    § 1601 et seq., in connection with the initial execution of the
    mortgage. Counsel made clear in the letter that, based on these
    violations, Mansaray-Ruffin was asserting “a right to rescind the
    transaction, pursuant to 15 U.S.C. § 1635 of TILA, which she
    hereby exercises.” (App. 30-31.) It does not appear that EMC
    ever responded to this letter.
    On August 13, 2002, Mansaray-Ruffin filed a voluntary
    Chapter 13 bankruptcy petition and a Chapter 13 reorganization
    plan with the United States Bankruptcy Court for the Eastern
    District of Pennsylvania and, in the accompanying schedules,
    listed EMC as a disputed secured creditor. The plan included
    the following regarding EMC:
    In addition, the Debtors shall file adversary
    proceedings seeking to rescind or otherwise avoid
    in whole or in part the secured claims arising from
    the mortgage[] held against her residential realty
    by EMC . . . . However, the Debtor does
    anticipate making payments on the first and larger
    of these loans directly to EMC outside of the Plan
    4
    to protect her interests in the event that the
    proceedings are not entirely successful.
    (Original Chapter 13 Plan of Debtor.) On August 31, 2002,
    EMC was mailed notice of Mansaray-Ruffin’s plan, including
    the deadline for filing a proof of claim. EMC did not file a
    proof of claim — either before or after the December 31, 2002
    bar date.
    On February 19, 2003, Mansaray-Ruffin filed an
    amended plan, a copy of which she had mailed to EMC the day
    before. The amended plan replaced the above-quoted language
    with the following:
    The Debtor planned to file a further adversary
    proceeding to avoid in whole or in part the
    secured claim allegedly arising from the first
    mortgage held against her residential realty by
    [EMC]. However EMC has not filed a proof of
    claim in this bankruptcy case. The Debtor will
    therefore file a proof of claim in the amount of
    $1000 on behalf of EMC, and will resort to an
    adversary proceeding against EMC only in the
    event that EMC successfully amends that claim
    and asserts a larger or a secured claim. The
    Debtor has been paying the regular mortgage
    payments to EMC outside of the plan in the event
    that her challenge of the claim of EMC would not
    5
    be entirely successful.          However, upon
    confirmation of this plan, in which the claim of
    EMC will be fixed as an unsecured claim in the
    amount of $1000 unless it is able to object to this
    claim, the Debtor will cease making payments to
    EMC, and EMC will be obliged to satisfy its
    mortgage against the Debtor’s home upon the
    discharge of its debt as filed or allowed.
    (App. 34.) That same day, Mansaray-Ruffin filed an unsecured
    proof of claim on behalf of EMC in the amount of $1,000, with
    the following notation:       “ALLEGED MORTGAGE -
    1
    RESCINDED.” (App. 32.)
    Neither EMC nor any other creditor filed objections to
    the plan, and it was confirmed on March 25, 2003. Thereafter,
    however, EMC continued to send Mansaray-Ruffin billing
    statements, as if the plan’s confirmation had no effect on the
    mortgage. Mansaray-Ruffin sent EMC two letters, explaining
    her position that, under the terms of the plan, she now owed
    EMC a $1,000 unsecured debt (not the approximately $40,000
    mortgage-backed balance that EMC was asserting).
    1
    Although it notes in its brief that the proof of claim filed by
    Mansaray-Ruffin was untimely, SLW does not argue that this
    should factor into our decision.
    6
    In December 2003, EMC commenced an adversary
    proceeding in the Bankruptcy Court by filing a “Complaint to
    Determine Secured Status Pursuant to 11 U.S.C. § 506.” EMC
    sought a determination that, under Federal Rule of Bankruptcy
    Procedure 7001(2), a lien could only be invalidated through an
    adversary proceeding and that, therefore, its mortgage continued
    unaffected by the plan confirmation.           Mansaray-Ruffin
    countered with a motion to dismiss, contending that the
    confirmed plan was final under the Bankruptcy Code and that
    EMC had to live with the consequences of not objecting to her
    treatment of its claim.
    On May 6, 2004, the Bankruptcy Court denied Mansaray-
    Ruffin’s motion to dismiss, concluding that “neither the
    Debtor’s proof of claim, filed on behalf of EMC, nor the
    Debtor’s amended plan, nor both taken together, are sufficient
    to avoid EMC’s lien.” (App. 2.) On July 6, 2004, the Court
    followed up its denial of the motion to dismiss by issuing an
    order that “EMC shall retain its first mortgage lien on the
    Debtor’s residence . . . , that said mortgage shall be unaffected
    by the Debtor’s confirmed Plan of Reorganization and that said
    mortgage shall pass through the bankruptcy unaffected to the
    full extent of the outstanding balance due EMC in connection
    with the underlying mortgage loan.” (App. 4.)
    On September 26, 2005, the District Court affirmed the
    Bankruptcy Court’s order without explanation.
    7
    II.
    The Bankruptcy Court had jurisdiction pursuant to
    28 U.S.C. § 1334, the District Court had jurisdiction pursuant to
    28 U.S.C. § 158(a), and we now have jurisdiction pursuant to
    both 28 U.S.C. § 158(d) and 28 U.S.C. § 1291. In conducting
    our review, we use the same standards as the District Court. In
    re Am. Classic Voyages Co., 
    405 F.3d 127
    , 130 (3d Cir. 2005).
    Therefore, since the issues in this case are legal in nature, we
    review the decision of the Bankruptcy Court de novo. 
    Id. III. A.
    We begin with a discussion of the applicable law
    governing the procedure for invalidating liens in bankruptcy.
    The United States Supreme Court prescribes rules of practice
    and procedure for bankruptcy cases. 28 U.S.C. § 2075. The
    rules are not to “abridge, enlarge, or modify any substantive
    right.” 
    Id. Pursuant to
    this authority, the Court has promulgated
    the Federal Rules of Bankruptcy Procedure.
    Federal Rule of Bankruptcy Procedure 7001 sets forth
    matters that may only be resolved through an “adversary
    proceeding,” including the determination of the “validity,
    priority, or extent of a lien or other interest in property.” Fed. R.
    8
    Bankr. P. 7001(2).2 An adversary proceeding is essentially
    2
    Rule 7001 provides in its entirety:
    An adversary proceeding is governed by the rules
    of this Part VII. The following are adversary
    proceedings:
    (1) a proceeding to recover money or property,
    other than a proceeding to compel the debtor to
    deliver property to the trustee, or a proceeding
    under § 554(b) or § 725 of the Code, Rule 2017,
    or Rule 6002;
    (2) a proceeding to determine the validity,
    priority, or extent of a lien or other interest in
    property, other than a proceeding under Rule
    4003(d);
    (3) a proceeding to obtain approval under
    § 363(h) for the sale of both the interest of the
    estate and of a co-owner in property;
    (4) a proceeding to object to or revoke a
    discharge;
    (5) a proceeding to revoke an order of
    confirmation of a chapter 11, chapter 12, or
    chapter 13 plan;
    9
    a self-contained trial — still within the original bankruptcy case
    — in which a panoply of additional procedures apply. See Fed.
    R. Bankr. P. 7001-7087. Many of these procedures derive in
    whole or in part from the Federal Rules of Civil Procedure,
    giving an adversary proceeding all the trappings of traditional
    civil litigation. For example, Federal Rule of Bankruptcy
    Procedure 7003 adopts wholesale Federal Rule of Civil
    Procedure 3 and thus requires the filing of a complaint to
    commence an adversary proceeding. Adopting and modifying
    portions of Federal Rule of Civil Procedure 4, Federal Rule of
    (6) a proceeding to determine the dischargeability
    of a debt;
    (7) a proceeding to obtain an injunction or other
    equitable relief, except when a chapter 9, chapter
    11, chapter 12, or chapter 13 plan provides for the
    relief;
    (8) a proceeding to subordinate any allowed claim
    or interest, except when a chapter 9, chapter 11,
    chapter 12, or chapter 13 plan provides for
    subordination;
    (9) a proceeding to obtain a declaratory judgment
    relating to any of the foregoing; or
    (10) a proceeding to determine a claim or cause of
    action removed under 28 U.S.C. § 1452.
    10
    Bankruptcy Procedure 7004 requires the service of a summons
    and a copy of the complaint. Federal Rule of Bankruptcy
    Procedure 7012 provides that the defendant has 30 days to file
    an answer after the issuance of the summons and makes Federal
    Rule of Civil Procedure 12(b)-(h) applicable in its entirety, thus
    allowing, inter alia, all of the 12(b) defenses, motions for a
    more definite statement, and judgments on the pleadings.
    Moreover, an adversary proceeding offers the parties the same
    opportunity for discovery as traditional civil litigation, and the
    rules regarding voluntary and involuntary dismissals, default
    judgments, and summary judgment are identical as well. See
    Fed. R. Bankr. P. 7026-7037, 7041, 7055-7056 (making Fed. R.
    Civ. P. 26-37, 41, and 55-56 applicable to adversary
    proceedings).
    The Rules are binding and courts must abide by them
    unless there is an irreconcilable conflict with the Bankruptcy
    Code. See In re Am. Classic Voyages 
    Co., 405 F.3d at 132
    ; In
    re McKay, 
    732 F.2d 44
    , 47-48 (3d Cir. 1984); In re Decker,
    
    595 F.2d 185
    , 189 (3d Cir. 1979). The three concepts included
    in Rule 7001(2) — validity, priority, and extent — all pertain in
    some way to “the basis of the lien itself.” Fed. R. Bankr. P.
    3012 advisory committee’s note. The “validity” of a lien —
    which, unlike “priority” and “extent,” is at the heart of the case
    before us — refers to its “legal force.” American Heritage
    11
    Dictionary of the English Language (4th ed. 2004).3 The debtor
    here referred to the concept of commencing an adversary
    proceeding against EMC in her original plan and her amended
    plan, but none was ever initiated.
    B.
    Mansaray-Ruffin argues that she has successfully
    invalidated EMC’s lien without an adversary proceeding
    because (1) she filed an unsecured proof of claim on EMC’s
    behalf, (2) she treated EMC’s claim as unsecured in her plan,
    (3) EMC failed to object to the treatment of its claim as
    unsecured, and (4) the Bankruptcy Code generally makes all
    confirmed plans final.
    At the outset, it must be noted that bankruptcy has
    traditionally afforded special status to liens, allowing them to
    pass through bankruptcy unaffected. See, e.g., Long v. Bullard,
    
    117 U.S. 617
    , 620-21 (1886). As the United States Court of
    Appeals for the Fourth Circuit explained:
    3
    Other courts have defined “validity” similarly in the context
    of Rule 7001(2). See, e.g., In re Hudson, 
    260 B.R. 421
    , 433
    (Bankr. W.D. Mich. 2001) (defining “validity” as “having legal
    strength or force” or “enforceable”(internal quotation marks
    omitted)); In re Beard, 
    112 B.R. 951
    , 955 (Bankr. N.D. Ind.
    1990) (defining the “validity” of a lien as “the existence or
    legitimacy of the lien itself”).
    12
    [T]he general rule [is] that liens pass through
    bankruptcy unaffected. A bankruptcy discharge
    extinguishes only in personam claims against the
    debtor(s), but generally has no effect on an in rem
    claim against the debtor's property. For a debtor
    to extinguish or modify a lien during the
    bankruptcy process, some affirmative step must
    be taken toward that end. Unless the debtor takes
    appropriate affirmative action to avoid a security
    interest in property of the estate, that property will
    remain subject to the security interest following
    confirmation.
    Cen-Pen Corp. v. Hanson, 
    58 F.3d 89
    , 92 (4th Cir. 1995)
    (citations omitted).
    Mansaray-Ruffin maintains that a secured creditor cannot
    have its lien “ride through” bankruptcy unaffected if the debtor
    files an unsecured claim on its behalf. (Appellant’s Reply
    Br. 3.) She therefore proposes that the proof of claim that she
    filed was a proper “affirmative action” to invalidate EMC’s lien.
    She cites no authority for this proposition and we can find none.
    Thus, we conclude that the proof of claim that Mansaray-Ruffin
    filed on behalf of EMC did not invalidate EMC’s lien.4
    4
    In addition, we note that EMC’s failure to file a proof of
    claim has no legal significance. Filing a proof of claim is not
    mandatory, and a secured creditor’s failure to do so does not
    13
    Next, Mansaray-Ruffin argues that the provision in her
    confirmed plan treating EMC’s claim as unsecured operated to
    invalidate EMC’s mortgage lien. She relies on cases that have
    permitted liens to be “stripped,” pursuant to § 506 of the Code,
    through the confirmation of a plan. See, e.g., In re Bennett,
    
    312 B.R. 843
    (Bankr. W.D. Ky. 2004); In re Dickey, 
    293 B.R. 360
    (Bankr. M.D. Pa. 2003); In re Hudson, 
    260 B.R. 421
    (Bankr. W.D. Mich. 2001); In re Wolf, 
    162 B.R. 98
    (Bankr.
    D.N.J. 1993). The problem with Mansaray-Ruffin’s reliance on
    these cases is that the concept of “lien stripping” is related to the
    valuation of collateral, not the validity of a lien, and, as she has
    acknowledged in her brief and at oral argument, she challenges
    the validity of the lien itself, not the valuation of the collateral
    securing it. Therefore, these cases have no bearing on whether
    Mansaray-Ruffin could invalidate EMC’s lien by using a
    provision to that effect in her plan.
    Mansaray-Ruffin also cites a number of cases in which
    a debtor successfully fixed the amount of a secured claim at an
    amount less than the creditor asserted by providing for such
    lesser amount in her plan. See In re Fesq, 
    153 F.3d 113
    (3d Cir.
    1998); In re Holmes, 
    225 B.R. 789
    (Bankr. Colo. 1998). Like
    the lien-stripping cases, these cases, too, do not involve a
    challenge to the validity of the lien itself and thus have no
    result in the loss of its lien. See 11 U.S.C. §§ 501(a), 506(d)(2);
    Cen-Pen 
    Corp., 58 F.3d at 93-94
    .
    14
    bearing on whether Mansaray-Ruffin could invalidate EMC’s
    lien by treating it as an unsecured claim in her plan.
    The Bankruptcy Code does state that a plan may include
    “any other appropriate provision not inconsistent with” the
    Code. 11 U.S.C. § 1322(b)(11). However, we have previously
    considered whether a provision in a plan can invalidate a lien —
    which would run afoul of the Rules but not any specific
    provision of the Code itself — and have ruled that this
    “substantive catch-all provision” does not leave courts free to
    disregard the Rules. 
    McKay, 732 F.2d at 48
    . In McKay, two
    debtors filed Chapter 13 bankruptcy plans, both of which
    provided that “Debtor avoids liens avoidable under 11 U.S.C.
    § 522(f).” 
    Id. at 45.
    Section 522(f), which is not at issue here,
    allows for the avoidance of certain liens to take advantage of
    exemptions. Pennsylvania’s Department of Public Welfare
    (“DPW”), a creditor of both debtors, objected to the
    confirmation of each plan, arguing that § 522(f) lien avoidance
    could not be achieved through the confirmation process because
    it involved the determination of the “validity, priority, or extent
    of a lien” and thus fell under what is now Rule 7001(2). 
    Id. at 46.
         The bankruptcy court confirmed both plans,
    notwithstanding this objection. On appeal, we agreed with
    DPW and reversed, “hold[ing] that where a debtor seeks to
    avoid a judicial lien pursuant to 11 U.S.C. § 522(f), the
    adversary proceedings rules adopted by the Bankruptcy Code
    apply, and that the debtor thus bears the burden of filing a
    complaint with the bankruptcy court and servicing a copy of it
    15
    on each creditor whose lien the debtor seeks to avoid.” 
    Id. at 45.
    McKay confirms that when an adversary proceeding is required
    under Rule 7001(2), courts are not free to disregard the Rule.5
    As we have previously explained, “‘[a]s a general matter,
    the Code defines the creation, alteration or elimination of
    substantive rights but the Bankruptcy Rules define the process
    by which these privileges may be effected.’” 
    Fesq, 153 F.3d at 116
    (alteration in original) (quoting In re Hanover Indus. Mach.
    Co., 
    61 B.R. 551
    , 552 (Bankr. E.D. Pa. 1986)). The Rules are
    there for a reason.
    It is appropriate that the Rules permit lien invalidation to
    occur only through litigation in an adversary proceeding — and
    not through a provision in a plan — for the invalidation of a lien
    on the property of the debtor held by a specific creditor is a
    matter of particularly great consequence, in terms of the
    applicable legal principles and the practical result. As discussed
    above, an adversary proceeding provides the lienholder with
    “greater procedural protection,” Tenn. Student Assistance Corp.
    v. Hood, 
    541 U.S. 440
    , 451 (2004), requiring a complaint and a
    5
    The Bankruptcy Rules have been amended and now provide
    that lien avoidance pursuant to § 522(f) can be achieved by
    motion and no longer requires an adversary proceeding. See
    Fed. R. Bankr. P. 4003(d), 7001(2), 9014; 
    McKay, 732 F.2d at 47
    & n.8. This change, however, has no effect on McKay’s
    relevance here.
    16
    summons, providing for an answer and discovery, and generally
    concluding only after trial or a dispositive motion.
    In contrast, the Rules establish less exacting requirements
    for the confirmation of a bankruptcy plan, a process which
    entails virtually none of the procedural safeguards of an
    adversary proceeding. Under Federal Rule of Bankruptcy
    Procedure 2002, “parties in interest,” including creditors, must
    receive notice by mail at least 25 days before both the deadline
    for filing objections to the plan and the date of the required
    confirmation hearing. Crucially, plan confirmation does not
    require the filing of a complaint or the service of a summons.
    Moreover, in the Chapter 13 context, the notice sent need not
    even include a full copy of the proposed plan; rather, a summary
    of the plan can suffice. Fed. R. Bankr. P. 3015(d). Therefore,
    as the United States Court of Appeals for the Tenth Circuit
    recently put it, confirmation “does not require specific notice of
    a plan provision’s effect on a particular creditor, nor does it
    require notice to be served in any particular manner or upon any
    particular person.” In re Mersmann, 
    505 F.3d 1033
    , 1043
    (10th Cir. 2007). In addition, an objection to the confirmation
    of a Chapter 13 plan is a “contested matter,” governed by
    Federal Rule of Bankruptcy Procedure 9014. Fed. R. Bankr. P.
    3015(f). Contested matters are more informal than adversary
    proceedings, are initiated by motion (not by a complaint), and,
    unless the court directs otherwise, do not require a responsive
    pleading. Fed. R. Bankr. P. 9014; In re Indian Palms Assocs.,
    
    61 F.3d 197
    , 204 n.11 (3d Cir. 1995).
    17
    Mansaray-Ruffin also contends that by failing to object
    to the plan after receiving a copy of it in the mail, EMC waived
    its right to challenge the plan’s invalidation of its lien. While
    there is visceral appeal to this argument, it does not withstand
    scrutiny. In order for us to credit Mansaray-Ruffin’s position,
    we would have to find that EMC’s failure to object somehow
    constituted a waiver of Rule 7001 and all of the procedural
    protections that go with it (i.e., Rules 7002-7087). This, we
    cannot do. By way of analogy, if a plaintiff were to attempt to
    “commence” a civil litigation by filing a motion with the district
    court and mailing a copy of it to the defendant, and the
    defendant were to fail to file a pleading in response, we surely
    would not uphold the entry of a default judgment on behalf of
    the plaintiff. In that situation, the plaintiff has the affirmative
    duty to file a complaint and to serve a summons with a copy of
    the complaint on the defendant. See Fed. R. Civ. P. 3-4. This
    duty is not lessened or negated by the defendant’s inaction.
    Similarly, EMC’s failure to object to the plan did not do away
    with Mansaray-Ruffin’s duty to file a complaint and serve EMC
    pursuant to Rules 7001, 7003, and 7004. EMC had the legal
    right to do nothing and insist upon being served with a summons
    and a complaint in order for its lien to be invalidated.
    The only issue that remains is whether, because
    Mansaray-Ruffin’s plan treating EMC’s lien as invalid has been
    confirmed, it should be deemed final and controlling
    notwithstanding her failure to follow the Rules.
    18
    The Bankruptcy Code does provide that the terms of a
    confirmed plan are binding. 11 U.S.C. § 1327.6 In In re
    Szostek, we explained that, “[u]nder § 1327, a confirmation
    order is res judicata as to all issues decided or which could have
    been decided at the hearing on confirmation.” 
    886 F.2d 1405
    ,
    1408 (3d Cir. 1989). In that case, a secured creditor sought the
    revocation of the debtor’s confirmed Chapter 13 plan because
    the plan failed to provide for the full recovery of the present
    6
    This Code section, titled “Effect of Confirmation,” provides:
    (a) The provisions of a confirmed plan bind the
    debtor and each creditor, whether or not the claim
    of such creditor is provided for by the plan, and
    whether or not such creditor has objected to, has
    accepted, or has rejected the plan.
    (b) Except as otherwise provided in the plan or
    the order confirming the plan, the confirmation of
    a plan vests all of the property of the estate in the
    debtor.
    (c) Except as otherwise provided in the plan or in
    the order confirming the plan, the property vesting
    in the debtor under subsection (b) of this section
    is free and clear of any claim or interest of any
    creditor provided for by the plan.
    11 U.S.C. § 1327.
    19
    value of its claim. In finding for the debtor, we invoked § 1327
    and the “well settled law that a confirmed plan is final.” 
    Id. at 1408-10.
    Quoting from our opinion in In re Penn Central
    Transportation Co., 
    771 F.2d 762
    , 767 (3d Cir. 1985), we
    emphasized our view that:
    the purpose of bankruptcy law and the provisions
    for reorganization could not be realized if the
    discharge of debtors were not complete and
    absolute; that if courts should relax provisions of
    the law and facilitate the assertion of old claims
    against discharged and reorganized debtors, the
    policy of the law would be defeated; that creditors
    would not participate in reorganization if they
    could not feel that the plan was final, and that it
    would be unjust and unfair to those who had
    accepted and acted upon a reorganization plan if
    the court were thereafter to reopen the plan and
    change the conditions which constituted the basis
    of its earlier acceptance.
    
    Szostek, 886 F.2d at 1409
    (internal quotation marks omitted).
    However, in Szostek, the secured creditor argued that the
    plan provision setting forth the amount to which it was entitled
    violated the Code, namely, 11 U.S.C. § 1325(a)(5), because the
    provision failed to require the payment of interest necessary for
    the secured creditor to receive the present value of the claim.
    20
    We examined whether this Code provision was mandatory,
    stating that “[i]f the provisions of § 1325(a)(5) are mandatory,
    as [the creditor] contends, then a plan cannot be confirmed if it
    does not meet the requirements of that section.” 
    Id. at 1411.
    We concluded that this provision was not mandatory. 
    Id. at 1412.
    Thus, while Szostek does note the importance of finality,
    it recognizes that the policy of finality must yield to the principle
    that a plan cannot violate a mandatory provision of the Code.
    We hold that the adversary proceeding Rule at issue here
    is mandatory and establishes a right to specific process that must
    be afforded. Its mandatory nature is grounded in principles of
    due process that trump “finality.” See In re Linkous, 
    990 F.2d 160
    , 162 (4th Cir. 1993) (“[W]e cannot defer to [a Chapter 13
    confirmation] order on res judicata grounds if it would result in
    a denial of due process in violation of the Fifth Amendment of
    the United States Constitution.”).
    The level of process due to a party prior to the
    deprivation of a property interest, such as a lien, is highly
    dependent on the context. As the Supreme Court has repeatedly
    emphasized, “‘[t]he very nature of due process negates any
    concept of inflexible procedures universally applicable to every
    imaginable situation.’” Lujan v. G & G Fire Sprinklers, Inc.,
    
    532 U.S. 189
    , 196 (2001) (quoting Cafeteria & Rest. Workers
    Union, Local 473 v. McElroy, 
    367 U.S. 886
    , 895 (1961)). Thus,
    process that may be constitutionally sufficient in one setting may
    be insufficient in another.
    21
    Highlighting the contextual nature of the calculus, the
    Court famously explained almost sixty years ago that “[m]any
    controversies have raged about the cryptic and abstract words of
    the Due Process Clause but there can be no doubt that at a
    minimum they require that deprivation of life, liberty or property
    by adjudication be preceded by notice and opportunity for
    hearing appropriate to the nature of the case.” Mullane v.
    Central Hanover Bank & Trust Co., 
    339 U.S. 306
    , 313 (1950)
    (emphasis added); see also 
    id. at 314
    (“An elementary and
    fundamental requirement of due process in any proceeding
    which is to be accorded finality is notice reasonably calculated,
    under all the circumstances, to apprise interested parties of the
    pendency of the action and afford them an opportunity to present
    their objections.” (emphasis added)); 
    id. at 314
    -15 (“[I]f with
    due regard for the practicalities and peculiarities of the case
    these conditions are reasonably met the constitutional
    requirements are satisfied.” (emphasis added)).7
    Accordingly, we have refused to treat confirmed
    bankruptcy plans as res judicata with respect to the claims of
    7
    For example, it is well established that notice of bankruptcy
    proceedings by publication is generally sufficient to protect the
    procedural due process rights of unknown creditors, but not
    those of known creditors. See Tulsa Prof’l Collection Servs.,
    Inc. v. Pope, 
    485 U.S. 478
    , 488-90 (1988); City of New York
    v. N.Y., N.H. & H.R. Co., 
    344 U.S. 293
    , 296 (1953); Chemetron
    Corp. v. Jones, 
    72 F.3d 341
    , 346 (3d Cir. 1995).
    22
    creditors who did not receive notice that was sufficient under the
    circumstances — even where adherence to the plain language of
    the relevant statute would have made the confirmed plan binding
    on all creditors. Jones v. Chemetron Corp., 
    212 F.3d 199
    ,
    209-10 (3d Cir. 2000) (finding that despite 11 U.S.C. § 1141,
    the analog to § 1327 in the Chapter 11 context, “[u]nder
    fundamental notions of procedural due process, a claimant who
    has no appropriate notice of a bankruptcy reorganization cannot
    have his claim extinguished in a settlement thereto” (citing, inter
    alia, 
    Mullane, 339 U.S. at 314-19
    )); In re Harbor Tank Storage
    Co., 
    385 F.2d 111
    , 114-15 (3d Cir. 1967).
    In addition, we have indicated that a creditor’s actual
    knowledge regarding the bankruptcy proceedings does not
    eliminate our due process concerns. Harbor Tank 
    Storage, 385 F.2d at 114-16
    . In Harbor Tank Storage, a known creditor
    filed a claim after the debtor’s bankruptcy plan had already been
    confirmed under Chapter X of the now-superseded Bankruptcy
    Act. 
    Id. at 112.
    The creditor argued that it should be permitted
    to file a post-confirmation claim because, although the debtor
    had published notice of the bankruptcy proceedings and the
    important dates in the local newspaper, the debtor had not
    mailed the creditor the various notices required by the statute.
    
    Id. The debtor
    countered that the creditor’s claim should be
    barred because the statute made confirmed plans “‘binding upon
    . . . all creditors’” and because the creditor had actually known
    about the bankruptcy proceeding and had done nothing to
    protect its interests until after confirmation. 
    Id. at 114-15
    23
    (quoting 11 U.S.C. § 624(1) (repealed by Pub. L. No. 95-598, 92
    Stat. 2549 (1978))). According to the debtor, the creditor
    “should have independently checked on the progress of the
    proceedings, and should have filed his claim without waiting for
    notice to do so.” 
    Id. at 115.
    We agreed with the creditor on due process grounds,
    explaining that “the fact that a creditor knows of the initiation of
    reorganization proceedings does not of itself place a burden on
    the creditor to file an appearance or claim in the proceeding
    before receiving notice to do so.” 
    Id. We went
    on to state
    unequivocally that “a creditor has every right to assume that he
    will be sent all the notices to which he is entitled under the Act.”
    
    Id. at 115.
    Thus, we made clear that there are statutory
    procedural requirements that bear directly on the level of
    process due to a party in a particular situation.
    A number of our sister courts of appeals have concluded,
    based on these due process principles, that, despite any statutory
    prescription of finality or any knowledge that the creditor may
    have, a confirmed plan has no preclusive effect on issues that
    must be raised in an adversary proceeding, if no such proceeding
    has been brought.
    In re Banks, 
    299 F.3d 296
    (4th Cir. 2002), involved a
    controversial debtor tactic that has come to be known as
    “discharge by declaration.” Federal Rule of Bankruptcy
    Procedure 7001(6) requires an adversary proceeding in order to
    24
    discharge student loan debt. Further, under 11 U.S.C.
    § 523(a)(8), student loans may not be discharged in a Chapter 13
    bankruptcy unless the debtor establishes that continuing liability
    for the loan would cause him or her “undue hardship.” In
    Banks, a Chapter 13 debtor sought to discharge a portion of his
    student loan debt by including a provision to that effect in his
    plan and did not initiate an adversary 
    proceeding. 299 F.3d at 298-99
    . The plan was confirmed without objection, or even an
    appearance at the confirmation hearing, by the creditor, and the
    creditor did not appeal the confirmation order. 
    Id. at 299.
    Further, the creditor did not dispute that it received a copy of the
    proposed plan, a hearing notice, and the confirmation order. 
    Id. Five years
    after plan confirmation, the bankruptcy court issued
    a discharge order. 
    Id. When the
    debtor then received a
    statement from the creditor that still included the student loan
    debt, he sought a declaration from the bankruptcy court that the
    confirmed plan’s treatment of the disputed debt was final. 
    Id. The bankruptcy
    court agreed with the debtor. 
    Id. The United
    States Court of Appeals for the Fourth Circuit,
    however, ruled in the creditor’s favor, finding that the debtor’s
    failure to initiate an adversary proceeding — complete with the
    complaint, summons, and service of process required by Rules
    7003 and 7004 — overrode § 1327’s finality provision. 
    Id. at 302-03.
    The court explained: “We agree a bankruptcy court
    confirmation order generally is afforded a preclusive effect. But
    we cannot defer to such an order if it would result in a denial of
    due process in violation of the Fifth Amendment to the United
    25
    States Constitution.” 
    Id. at 302
    (footnote omitted). In
    concluding that such a denial would result in the situation before
    it, the court held that “[w]here the Bankruptcy Code and
    Bankruptcy Rules specify the notice required prior to entry of an
    order, due process generally entitles a party to receive the notice
    specified before an order binding the party will be afforded
    preclusive effect.” 
    Id., quoted with
    approval in Baldwin v.
    Credit Based Asset Servicing & Securitization, 
    516 F.3d 734
    , 737
    (8th Cir. 2008).
    In In re Ruehle, 
    412 F.3d 679
    , 684 (6th Cir. 2005), another
    Chapter 13 discharge-by-declaration case, the United States
    Court of Appeals for the Sixth Circuit followed Banks’s lead in
    ruling that discharging student loan debt through a provision in
    a confirmed plan, and without the adversary proceeding required
    by Rule 7001(6), violates the creditor’s due process rights. It did
    not matter that the creditor did not raise its due process challenge
    until four years after the plan’s confirmation because, the court
    explained, “[e]very person and entity is entitled to the prescribed
    level of notice for the process to be due and only thereafter may
    the coercive power of the government be used against them.”
    
    Id. at 682,
    684-85 (internal quotation marks omitted). Because
    the debtor failed to commence an adversary proceeding and serve
    the creditor with a summons and a complaint, the discharge of
    the disputed debt in the plan could not be given effect. 
    Id. at 684-85.
    26
    In In re Hanson, 
    397 F.3d 482
    (7th Cir. 2005), the court
    faced a slightly different situation. There, the debtor’s plan did
    not provide for the discharge of his student loan debt, but the
    discharge order erroneously approved by the bankruptcy court
    did. 
    Id. at 483-84.
    As in Banks and Ruehle, Rule 7001(6) was
    ignored and no adversary proceeding was ever initiated. 
    Id. at 485.
    Six years after the discharge order, the creditor filed a
    motion in the bankruptcy court to void it. 
    Id. at 483.
    The
    bankruptcy court granted the motion, 
    id., and the
    United States
    Court of Appeals for the Seventh Circuit agreed, concluding that
    student loan creditors have the due process right not “to act until
    the service of a summons for an adversary proceeding apprises
    them that their property rights may be affected,” 
    id. at 486-87.
    Invoking both Banks and Mullane, it reasoned: “Although we
    recognize the strong policy favoring finality of confirmation
    orders, due process entitles creditors to the heightened notice
    provided for by the Bankruptcy Code and Rules, and the dictates
    of due process trump policy arguments about finality.” 
    Id. at 486.
    In a context that did not implicate Rule 7001, the United
    States Court of Appeals for the Ninth Circuit has also endorsed
    the notion that, where an adversary proceeding is required, the
    preclusive effect of a confirmation order is limited. In re
    Enewally, 
    368 F.3d 1165
    , 1173 (9th Cir. 2004). In Enewally, a
    creditor held a lien on a property owned by joint chapter 13
    debtors and, even though Rule 7001 did not require it, the debtors
    filed an adversary complaint against the creditor, seeking to
    modify the lien amount based on the value of the collateral. 
    Id. 27 at
    1167-68. While the adversary proceeding was pending, the
    bankruptcy court confirmed the debtor’s plan. 
    Id. at 1168.
    When, in the still-pending adversary proceeding, the creditor
    later challenged the debtors’ modification of its lien, the debtors
    argued that § 1327 precluded the creditor from doing so. 
    Id. at 1172.
    The Court of Appeals for the Ninth Circuit disagreed on
    due process grounds and explained:
    Here, during plan confirmation and modification,
    the bankruptcy court specifically reserved the
    question at issue because it had been raised via an
    adversary proceeding. “[I]f an issue must be
    raised through an adversary proceeding it is not
    part of the confirmation process and, unless it is
    actually litigated, confirmation will not have a
    preclusive effect.” Thus a Chapter 13 plan
    confirmed while an adversary proceeding was
    pending would not have res judicata effect on the
    adversary proceeding.
    
    Id. at 1173
    (quoting Cen-Pen 
    Corp., 58 F.3d at 93-94
    ).
    Before it could be deprived of its property interest in its
    lien, EMC had the constitutional right to a level of process that
    was “appropriate to the nature of the case.” See 
    Mullane, 339 U.S. at 313
    . As we emphasized above, our determination
    regarding the process due in any particular case depends on the
    context. A crucial piece of the context here is the existence of a
    28
    binding Federal Rule of Bankruptcy Procedure directly on point
    that makes clear that a lien may only be invalidated through an
    adversary proceeding. Just as a procedural prescription in the
    statute guided us in determining the process due to the creditor
    in Harbor Tank 
    Storage, 385 F.2d at 114-15
    , a procedural
    prescription in the Rules guides us here. In Harbor Tank
    Storage, we found that a creditor had the due process right “to
    assume that he w[ould] be sent all the notices to which he [wa]s
    entitled under the Act” before his claim could be barred. 
    Id. at 115.
    Similarly, we now conclude that EMC had the due process
    right to assume that, unless Mansaray-Ruffin commenced the
    adversary proceeding required by the Rules and served it with a
    complaint and a summons, its lien could not be invalidated.
    Whatever actual knowledge EMC may have had regarding the
    plan’s treatment of its lien did not eliminate this right and neither
    did the provisions of § 1327.
    We wish to make clear, however, that we do not hold that
    the failure to adhere to every Rule of Bankruptcy Procedure
    implicates due process. Rather, we hold only that, where the
    Rules require an adversary proceeding — which entails a
    fundamentally different, and heightened, level of procedural
    protections — to resolve a particular issue, a creditor has the due
    process right not to have that issue resolved without one. This
    29
    conclusion fits comfortably with the precedents we have
    discussed from our sister circuit courts.8
    In arguing that the Code’s policy of finality should
    control, Mansaray-Ruffin relies on our opinion in In re Fesq, 
    153 F.3d 113
    (3d Cir. 1998). She maintains that because SLW is
    seeking to nullify a central part of the confirmed plan, it is
    effectively asking us to revoke the Bankruptcy Court’s order of
    confirmation, which, according to Fesq, is impermissible absent
    fraud. 
    Id. at 120.
    In Fesq, the creditor held a $70,000 judgment
    lien on the debtor’s home. 
    Id. at 114.
    The debtor’s Chapter 13
    bankruptcy plan provided for full satisfaction of the creditor’s
    secured claim with a single payment of $7,050. The plan was
    confirmed without objection from the creditor. 
    Id. The creditor
    then moved to revoke the confirmation order, blaming its failure
    to file an objection on a computer glitch that caused its attorney
    to think that the deadline for filing objections was two months
    later than it actually was. 
    Id. at 114-15
    . We denied the creditor’s
    8
    Our dissenting colleague criticizes our failure to provide
    guidance as to whether EMC delayed too long — nine months
    — after confirmation before filing its adversary proceeding. We
    note that, although Mansaray-Ruffin complains of this delay, she
    has not briefed this issue or pointed to authority to support the
    proposition that nine months was too long and/or should have
    barred EMC’s claim. Moreover, Banks, Hanson, and Ruehle all
    involved inaction by creditors for much longer time periods after
    plan confirmation.
    30
    motion because, under 11 U.S.C. § 1330(a), a confirmed Chapter
    13 plan can only be revoked on account of fraud. 
    Id. at 120.
    We
    emphasized the fact that “Congress established finality as an
    important goal of bankruptcy law,” and we explained that our
    holding was consistent with that goal. 
    Id. at 119-20.
    Fesq, however, never directly confronted the issue of
    whether an adversary proceeding was necessary. Further, Fesq
    is distinguishable from our case in two key ways. First, quite
    simply, SLW is not seeking the revocation of the Bankruptcy
    Court’s confirmation order. Rather, it is asking us to declare that
    the confirmed plan did not invalidate the lien that it now holds.
    Second, and even more importantly, Fesq did not involve a
    determination as to the validity of the creditor’s lien or any other
    matter for which Rule 7001 requires an adversary proceeding.
    Rather, it involved the fixing of the amount of the secured claim,
    which, like the modification of a claim to comport with the value
    of the collateral in the lien-stripping cases discussed above, is not
    the same as lien invalidation. Thus, Fesq does not implicate the
    due process concerns that animate our decision in this case, and
    it does not control either our reasoning or conclusion regarding
    the issues before us.
    31
    IV.
    In light of the foregoing, we conclude that the District
    Court properly held that EMC’s lien was not invalidated and
    passed through Mansaray-Ruffin’s bankruptcy unaffected.
    Accordingly, we will AFFIRM.
    32
    Re: In re Mansaray-Ruffin, No. 05-4790
    GREENBERG, Circuit Judge, dissenting.
    I dissent because it is clear that due process was met with
    respect to the elimination of EMC’s lien notwithstanding
    Mansaray-Ruffin’s violation of the Federal Rules of Bankruptcy
    Procedure to obtain that relief. I have reached this conclusion
    even though I agree with the majority that her Chapter 13
    reorganization plan included a provision dealing with EMC’s
    mortgage adopted in violation of the Rules because she did not
    file an adversary proceeding to avoid EMC’s lien. The basis for
    my conclusion is that notwithstanding the Rules violation EMC
    had adequate notice of the impairment of its lien and an
    opportunity to object to that adverse treatment and, accordingly,
    that it received the constitutionally required due process to which
    it was entitled. Therefore, once the Bankruptcy Court confirmed
    the plan, the confirmation order bound EMC and precluded it
    from obtaining relief in the post-confirmation adversary
    proceeding that we now consider.
    It is clear that Mansaray-Ruffin’s plan included a
    provision adopted in violation of the Bankruptcy Rules. Rule
    7001(2) provides that “a proceeding to determine the validity,
    priority, or extent of a lien or other interest in property” is an
    adversary proceeding. Fed. R. Bankr. P. 7001(2). We have
    determined that under Rule 7001(2) a debtor must initiate an
    adversary proceeding to avoid a lien. See In re McKay, 
    732 F.2d 33
    44, 45 (3d Cir. 1984) (“[W]here a debtor seeks to avoid a judicial
    lien pursuant to 11 U.S.C. § 522(f), the adversary proceedings
    rules adopted by the Bankruptcy Code apply . . . .”). Mansaray-
    Ruffin did not initiate an adversary proceeding to avoid EMC’s
    lien but, instead, provided in her plan that EMC’s claim would be
    fixed as an unsecured $1,000 claim upon the plan’s confirmation.
    Because the proceedings leading to the approval of her plan did
    not comply with Rule 7001, if EMC had objected unsuccessfully
    to the confirmation of her plan during the confirmation hearing
    and then appealed from the confirmation order, I have no doubt
    but that I would have voted to reverse the order confirming the
    plan. Thus, the proceedings at the confirmation hearing could
    not substitute for an adversary proceeding at which Mansaray-
    Ruffin could challenge the validity of the lien and I do not
    suggest that they could do so.
    EMC, of course, did not object to confirmation of the plan
    or appeal from the confirmation order. Instead of taking those
    opportunities to protect its lien, EMC, quite inexplicably, though
    on adequate notice that its lien was being eliminated, sat idle in
    the face of the adoption of the plan. Though I recognize that an
    attorney for EMC examining the plan might have believed that
    the plan lawfully could not adversely affect EMC’s lien, I cannot
    understand why the attorney then would not have taken the
    uncomplicated step of objecting to the plan inasmuch as 11
    U.S.C. § 1327(a) provides that “the provisions of a confirmed
    plan bind the debtor and each creditor.” After all, our experience
    teaches us that attorneys ordinarily are careful to protect their
    34
    clients’ interests and an attorney could not be certain that in the
    light of section 1327(a) a plan would not be given preclusive
    effect even with respect to the elimination of EMC’s lien.9 But
    instead of objecting, almost nine months after confirmation EMC
    filed the adversary proceeding leading to this appeal seeking to
    collaterally attack the confirmed plan. Accordingly, a situation
    that should not have raised any significant procedural problems
    instead presents the divisive issue of whether the Bankruptcy
    Court’s confirmation order binds EMC and precludes EMC from
    collaterally attacking the plan, even though the plan violated the
    Bankruptcy Rules.
    The Bankruptcy Code provides for the binding effect of
    confirmed plans. Under the Code:
    (a) The provisions of a confirmed plan bind the
    debtor and each creditor, whether or not the claim
    of such creditor is provided for by the plan, and
    whether or not such creditor has objected to, has
    accepted, or has rejected the plan.
    (b) Except as otherwise provided in the plan or the
    order confirming the plan, the confirmation of a
    9
    Actually, as I point out below, it is possible that EMC was
    acting perfectly rationally in not objecting to the plan even
    though the plan eliminated its lien. See infra n.6.
    35
    plan vests all of the property of the estate in the
    debtor.
    (c) Except as otherwise provided in the plan or in
    the order confirming the plan, the property vesting
    in the debtor under subsection (b) of this section is
    free and clear of any claim or interest of any
    creditor provided for by the plan.
    11 U.S.C. § 1327.
    In In re Szostek, 
    886 F.2d 1405
    (3d Cir. 1989), we
    determined that under section 1327 a confirmed plan binds
    creditors even when the plan violates the Bankruptcy Code and
    includes unauthorized provisions. In Szostek the debtors filed a
    plan that proposed payments to a secured creditor but did not
    propose to pay interest, i.e., present value, on the claim. 
    Id. at 1406.
    The creditor in Szostek did not timely object to the plan
    and did not appeal from the confirmation order. 
    Id. at 1407-08.
    Instead, four months after confirmation, the creditor mounted a
    post-confirmation challenge to the plan, arguing that the plan
    violated a provision of the Code by not paying the present value
    of his claim. 
    Id. at 1408.
    Though the creditor was correct with
    respect to the Code violation the bankruptcy court nevertheless
    found that the plan was not revocable. 
    Id. On appeal,
    the district
    court reversed that aspect of the bankruptcy court’s ruling and
    vacated the plan confirmation order. 
    Id. The debtor
    s then
    appealed to this Court.
    36
    The issue before us was whether under section 1327 the
    confirmation order bound the creditor even though the debtors’
    plan did not provide for the present value of the creditor’s claim
    as required by 11 U.S.C. § 1325(a)(5)(B)(ii). 
    Id. Significantly, in
    considering this issue we recognized that
    the purpose of bankruptcy law and the provisions
    for reorganization could not be realized if the
    discharge of debtors were not complete and
    absolute; that if courts should relax provisions of
    the law and facilitate the assertion of old claims
    against discharged and reorganized debtors, the
    policy of the law would be defeated; that creditors
    would not participate in reorganization if they
    could not feel that the plan was final, and that it
    would be unjust and unfair to those who had
    accepted and acted upon a reorganization plan if
    the court were thereafter to reopen the plan and
    change the conditions which constituted the basis
    of its earlier acceptance.
    
    Id. at 1409
    (quoting In re Penn Central Transportation Co., 
    771 F.2d 762
    , 767 (3d Cir. 1985)). We further stated that “if a
    creditor ignores the bankruptcy proceedings, he does so at his
    peril.” 
    Id. at 1410
    (citing In re Gregory, 
    705 F.2d 1118
    , 1123
    (9th Cir. 1983)). We also noted the “general rule” that “the
    acceptance of the plan by a secured creditor can be inferred by
    the absence of an objection.” 
    Id. at 1413.
    We concluded that
    37
    “once the . . . plan was confirmed, it became final under § 1327
    and, absent a showing of fraud under § 1330(a), it could not be
    challenged . . . for failure to pay [the creditor] the present value
    of its claim.” 
    Id. In an
    opinion citing Szostek another court set forth its
    meaning perfectly:
    [The secured creditor] was not free blithely to
    forego its full and fair opportunity to object to the
    plan’s plain terms. Even if issues relating to [the
    debtor’s] liability to [the creditor] could not be
    finally resolved through a plan confirmation
    contest, . . . [the secured creditor] ignored the plan
    confirmation process, and its opportunity to object
    to confirmation, at its peril.
    In re Fili, 
    257 B.R. 370
    , 372 (1st Cir. BAP 2001).
    Thus, Szostek stands for the rule that “plans that would
    not be confirmable due to provisions that do not conform to
    applicable law will nonetheless be given effect if an objection is
    not raised prior to entry of the confirmation order.” In re Bryant,
    
    323 B.R. 635
    , 639 (Bankr. E.D. Pa. 2005). This principle is
    tempered only by considerations of procedural due process
    which, of course, concern the notice given creditors of the
    confirmation proceedings and their opportunity to object to the
    terms of the plan. Under the Fifth Amendment “[n]o person shall
    38
    . . . be deprived of life, liberty, or property, without due process
    of law . . . .” U.S. Const. amend. V. The fundamental
    requirements of due process are notice and an opportunity to
    respond. Martin v. Brown, 
    63 F.3d 1252
    , 1262 (3d Cir. 1995).
    In Mullane v. Central Hanover Bank & Trust Co. the Supreme
    Court stated that notice must be “reasonably calculated, under all
    the circumstances, to apprise interested parties of the pendency
    of the action and afford them an opportunity to present their
    objections . . . .” 
    339 U.S. 306
    , 314, 
    70 S. Ct. 652
    , 657 (1950).
    A creditor with a secured claim has a property interest and
    thus is entitled to due process protection before the interest may
    be impaired. See Mennonite Bd. of Missions v. Adams, 
    462 U.S. 791
    , 795-800, 
    103 S. Ct. 2706
    , 2709-12 (1983); see also Jones v.
    Chemetron Corp., 
    212 F.3d 199
    , 209-10 (3d Cir. 2000) (holding
    that a confirmation order does not discharge a claim when the
    claimant did not have notice of the proceedings). Accordingly,
    a debtor’s plan that proposes to adversely affect a creditor’s
    secured claim will bind the creditor only if it was given notice of
    the proposed adverse action and had an opportunity to be heard
    on the appropriateness of that action. See In re Linkous, 
    990 F.2d 160
    , 162 (4th Cir. 1993).
    In this case the conclusion is inescapable that the
    requirements of due process were met prior to the impairment of
    EMC’s lien notwithstanding Mansaray-Ruffin’s violation of the
    Bankruptcy Rules in achieving relief from the lien. She mailed
    notice to EMC of her plan, which stated that upon confirmation
    39
    EMC’s claim would be fixed as an unsecured claim of $1,000.
    After receiving this notice, EMC had multiple opportunities to be
    heard on the appropriateness of Mansaray-Ruffin’s proposed
    action. For instance, after Mansaray-Ruffin filed a proof of
    claim on behalf of EMC that stated that EMC’s claim was for
    $1,000 and was unsecured, EMC could have objected to the
    proof of claim and presented its position to the Bankruptcy Court
    at a hearing. See 11 U.S.C. § 502. EMC also could have
    appeared at the plan confirmation hearing and objected to the
    plan’s treatment of its property interest. See 11 U.S.C. § 1324(a).
    After confirmation, if its objections had been overruled, EMC
    could have appealed from the confirmation order to the District
    Court and then, if necessary, to this Court. See 28 U.S.C. § 158.
    Moreover, if EMC believed that the confirmation order had been
    procured by fraud, it could have sought revocation of the order
    within 180 days after the date of the entry.10 See 11 U.S.C. §
    1330.
    I realize that sometimes a person will receive a notice
    buried in a very large and complex document and therefore
    understandably may overlook the notice. It might be that in such
    a case a court would hold that the notice, though delivered, was
    10
    I see no basis at all for a suggestion if it had been made that
    Mansaray-Ruffin or her attorney was guilty of fraud. Quite to
    the contrary their conduct was completely transparent. In fact,
    they practically begged EMC to object to the treatment of its lien
    by her plan.
    40
    inadequate. But that was not the situation here as the amended
    plan of which EMC had notice was less than two complete pages
    in length and included the following paragraph:
    4. The Debtor planned to file a further
    adversary proceeding to avoid in whole or in part
    the secured claim allegedly arising from the first
    mortgage held against her residential realty by
    EMC Mortgage Corp. (“EMC”). However, EMC
    has not filed a proof of claim in this bankruptcy
    case. The Debtor will therefore file an unsecured
    proof of claim in the amount of $1000 on behalf of
    EMC, and will resort to an adversary proceeding
    against EMC only in the event that EMC
    successfully amends that claim and asserts a larger
    or a secured claim. The Debtor has been paying
    the regular mortgage payments to EMC outside of
    the plan in the event that her challenge of the claim
    of EMC would not be entirely successful.
    However, upon confirmation of this plan, in which
    the claim of EMC will be fixed as an unsecured
    claim in the amount of $1000 unless it is able to
    object to this claim, the Debtor will cease making
    payments to EMC, and EMC will be obliged to
    satisfy its mortgage against the Debtor’s home
    upon the discharge of its debt as filed or 
    allowed. 41 Ohio App. at 34
    . I have quoted the plan in full as an appendix to this
    opinion.
    But instead of availing itself of its various opportunities
    to be heard on the appropriateness of the plan’s proposed action
    with respect to its lien, EMC did not take any action until almost
    nine months after the Bankruptcy Court confirmed the plan when
    it brought the adversary complaint leading to this appeal.
    Significantly, EMC has not contended in these proceedings that
    it was not aware of the plan and the plan’s treatment of its lien
    nor has it given any explanation for its nine-month delay in
    challenging the plan. In these circumstances, EMC clearly was
    afforded due process. Because EMC received due process before
    its lien was impaired, the confirmed plan binds EMC and
    precludes it from succeeding in this adversary proceeding even
    though the proceedings leading to the impairment of its lien did
    not comply with the Bankruptcy Rules. The critical issue is
    whether the procedural Rules for adoption of a plan were
    satisfied and they were.
    I understand that my view of this case could encourage a
    debtor to place what the debtor believed was an unlawful lien-
    avoidance provision into his or her plan in the hope that an
    unwary creditor would be caught off-guard and not object to
    prevent the plan’s confirmation. After all, a debtor might believe
    that the creditor would not pay proper attention to the unlawful
    provision of the plan. On the other hand is it really too much to
    expect a creditor receiving a plan filed on behalf of one of its
    42
    debtors to examine the plan to see whether, if confirmed, it will
    adversely affect its lien?
    In any event the controlling consideration must be that
    Congress by providing for the finality of confirmation orders
    requires that unauthorized provisions in plans be enforced.
    Clearly, unless and until Congress amends section 1327 to
    provide that confirmed plans that include unlawful lien-
    avoidance provisions will not be accorded preclusive effect or,
    alternatively, expands the basis for post-confirmation objections
    beyond the narrow fraud grounds in section 1330, we must
    continue to enforce plans with such provisions as written and
    why should that not be so? 11 A creditor always can protect itself
    11
    In Gay v. Creditinform, 
    511 F.3d 369
    , 395 (3d Cir. 2007),
    a case in which we applied the Federal Arbitration Act as
    Congress wrote it and upheld a contractual provision providing
    for arbitration even though other courts had found arbitration
    provisions in similar cases before them to be unconscionable,
    we indicated with respect to the other cases that “their reasoning
    if applied logically could result in a significant narrowing of the
    application of the FAA.” We therefore were of the view that
    whether or not the narrowing “might be a desirable result” it was
    “not our function to do so” and that “[i]f the reach of the FAA
    is to be confined then Congress and not the courts should be the
    body to do so.” Inasmuch as there was not a due process notice
    violation in the proceedings resulting in the confirmation of the
    amended plan we should take the Gay approach here and hold
    that if there is to be a modification of section 1327 so that a
    43
    from an unlawful deprivation of its lien because its property
    interest cannot be deprived without due process which requires
    notice and an opportunity to be heard and such protections are
    adequate to protect against the unconstitutional deprivation of
    property. EMC has only itself to blame for the loss of its lien.
    I realize that the majority contends that EMC did not
    receive due process because Mansaray-Ruffin violated the
    Bankruptcy Rules by not initiating an adversary proceeding to
    avoid its lien. Thus, according to the majority, “EMC had the
    due process right to assume that, unless Mansaray-Ruffin
    commenced the adversary proceeding required by the Rules and
    served it with a complaint and a summons, its lien could not be
    invalidated.”
    While I certainly respect the majority’s view, I
    nevertheless dissent because I see no escape from a conclusion
    that the majority is equating the requirements of constitutional
    due process to the requirements of the Bankruptcy Rules; thus, it
    effectively is using the Rules as a proxy for due process in this
    case. But this linking is unjustified as a nonconstitutionally
    prescribed proxy can be both over- and under-inclusive with
    respect to satisfying constitutional requirements. See, e.g.,
    United States v. Smith, 
    522 F.3d 305
    , 312 (3d Cir. 2008) (stating
    that a police officer’s impoundment of a car pursuant to
    confirmed plan does not always bind “each creditor” then
    Congress and not the courts should made the modification.
    44
    standardized procedures will most likely, but not always, satisfy
    the Fourth Amendment’s “reasonableness” requirement, and that
    conversely, an impoundment that is contrary to a standardized
    procedure or in absence of a standardized procedure is not a per
    se Fourth Amendment violation). Therefore there may be
    situations, and this case certainly is one of them, where due
    process has been met notwithstanding a debtor’s violation of the
    Bankruptcy Rules.
    Through the Bankruptcy Code and Rules Congress and the
    courts have imposed stricter procedural requirements on debtors
    who seek to invalidate liens than due process of law requires. By
    raising these standards above the floor set by the Fifth
    Amendment’s due process clause, Congress and the courts have
    recognized that the invalidation of a lien “is a matter of
    particularly great consequence . . . .” Thus, under the Rules, a
    debtor must initiate an adversary proceeding, with all of its
    procedural trappings, to invalidate a lien.
    But these procedures are not proxies for the constitutional
    due process required to invalidate a lien. From a constitutional
    perspective, it makes no difference whether a debtor’s plan seeks
    to extinguish a creditor’s lien rights or simply reduce the value of
    the creditor’s secured claim. Just because Congress has decided
    to require more process than the Fifth Amendment requires to
    deprive a creditor of a lien does not mean that the Constitution
    requires that enhanced process. Instead, as I stated above, all that
    the Constitution requires to deprive a person of property is notice
    45
    and an opportunity for a hearing. And in this case, those
    requirements clearly were met and the majority fairly cannot say
    that they were not met.
    46
    In reaching my result I have taken particular note of the
    majority’s reference, “[b]y way of analogy,” to a situation in
    which a plaintiff seeks to commence a civil action with a motion
    filed with the court and mailed to a defendant. The majority
    indicates that we would not permit a default judgment to be
    entered on the basis of that procedure. I completely agree not
    because due process of law precluded entry of the judgment but
    rather because its entry would violate procedural rules.
    In any event, the majority’s hypothetical situation is not
    in any way analogous to that here. Mansaray-Ruffin seeks
    merely to uphold a confirmed plan and there is not the slightest
    suggestion in the record that the Code’s procedural notice
    requirements for the confirmation of her plan were not satisfied.
    Nothing could be clearer than the Code’s provision that the
    “confirmed plan bind[s] the debtor and each creditor.” Section
    1327(a). A proper analogy to the majority’s hypothetical
    situation would be if Mansaray-Ruffin had been seeking to
    enforce an order from a procedurally defective adversary
    proceeding but she surely is doing no such thing as she never
    brought an adversary proceeding to avoid the lien. I reiterate she
    is seeking to enforce an order of confirmation. My point is not
    complex and is that we are not concerned with the due process
    aspect of the nonexistent adversary proceeding; rather we are
    concerned with the proceedings leading to confirmation of the
    plan.
    47
    Our case law compels a conclusion that due process was
    met in this case. In In re Fesq, the debtor filed a Chapter 13 plan
    that provided for a single lump sum payment of $7,050 in full
    satisfaction of a $69,166.59 judgment that was a lien on the
    debtor’s house. 
    153 F.3d 113
    , 114 (3d Cir. 1998). The creditor
    did not file an objection to the plan and the bankruptcy court
    confirmed it. 
    Id. The debtor
    then filed a motion to vacate the
    creditor’s lien, and the creditor filed a cross-motion to vacate the
    confirmation order. 
    Id. The bankruptcy
    court granted the
    debtor’s motion and denied the creditor’s motion. 
    Id. at 115.
    The creditor appealed from the order denying its motion to vacate
    and the district court affirmed. 
    Id. On appeal,
    in affirming we
    based our decision on the language of section 1330(a), which
    states that “[o]n request of a party in interest at any time within
    180 days after the date of the entry of an order of confirmation .
    . . , and after notice and a hearing, the court may revoke such
    order if such order was procured by fraud.” We noted Szostek’s
    recognition that finality is an important goal of bankruptcy law
    and stated that “[r]evoking a confirmation order is a measure that
    upsets the legitimate expectations of both debtors and creditors.
    Interpreting Section 1330(a) as a limiting provision permits such
    disruption in only a very narrow category of egregious cases.”
    
    Fesq, 153 F.3d at 120
    (footnote omitted). Accordingly, we held
    that “fraud is the only ground for relief available for revocation
    of a Chapter 13 confirmation order.” 
    Id. Because the
    creditor in
    Fesq did not assert that the confirmation order was procured by
    fraud, we affirmed the judgment that granted the debtor’s motion
    48
    to vacate the lien and denied the creditor’s motion to revoke the
    confirmation order. 
    Id. The majority
    contends that this case is distinguishable
    from Fesq because “Fesq did not involve a determination as to
    the validity of the creditor’s lien or any other matter for which
    Rule 7001 requires an adversary proceeding” and thus “Fesq does
    not implicate the due process concerns that animate our decision
    in this case . . . .” But the majority’s conclusion cannot be
    correct: in Fesq we affirmed a ruling which both denied the
    creditor’s motion to revoke the confirmation order and granted
    the debtor’s motion to invalidate the creditor’s lien. 
    Fesq, 153 F.3d at 114-15
    . Thus, the result in that case is identical to the
    one that we should reach in this case. The same due process
    concerns were present in Fesq as here and yet we found there that
    the debtor’s plan bound the creditor.
    Moreover, even if the majority is correct that Fesq did not
    involve the invalidation of a lien but instead involved only the
    modification of the amount of a secured claim, this distinction is
    immaterial in a due process inquiry. In either situation, a
    debtor’s plan adversely affects a creditor’s property interest, the
    distinction being only of degree. I ask what, under the majority’s
    proposed distinction, would be the proper result if Mansaray-
    Ruffin had stated in her plan that she valued EMC’s secured
    claim at $1? Apparently the majority would find that Mansaray-
    Ruffin’s confirmed plan bound EMC and that the lien would be
    satisfied upon payment of the $1. After all, in such a situation,
    49
    Mansaray-Ruffin would not be providing in her plan that the lien
    would be avoided upon confirmation. And yet, the ultimate
    outcome in both the hypothetical scenario and this case would be
    the same: in both situations, EMC effectively would lose its lien
    in exchange for a fraction of its claim amount. I cannot
    understand how the majority can acknowledge that due process
    is satisfied in the hypothetical situation but not this case, when
    the procedures and outcome in both situations are identical.12
    The majority also contends that Fesq is distinguishable
    because “quite simply, [the creditor] is not seeking the revocation
    of the Bankruptcy Court’s confirmation order. Rather, it is
    asking us to declare that the confirmed plan did not invalidate the
    lien that it now holds.” I disagree with the majority’s assessment
    of this case. Although styled as an adversary proceeding to
    determine the status of the lien, EMC’s case most certainly seeks
    to revoke the Bankruptcy Court’s confirmation order to the extent
    12
    The majority does not dispute my understanding of its
    opinion and apparently would have permitted Mansaray-Ruffin
    to substantially dilute the lien by fixing its amount at one dollar
    in her plan. One need not be a prophet to foresee that hereafter
    in this Circuit debtors in bankruptcy proceedings seeking to
    invalidate liens in some cases effectively will eliminate them
    without filing adversary proceedings simply by reducing their
    value in their plans to a nominal amount in the hope that
    somnolent creditors such as EMC will not object to the
    reduction.
    50
    that the order confirmed that Mansaray-Ruffin’s plan avoided the
    lien. The majority’s action, stepping in after the confirmation
    and finding that the lien survived the Bankruptcy Court’s order,
    clearly annuls the order with respect to the lien. Thus, this case
    is not distinguishable from Fesq on that basis.
    Furthermore, the majority’s view will open the door to
    many post-confirmation challenges that attempt to undermine the
    provisions of confirmed plans without explicitly seeking
    “revocation” of those plans, a result that is not desirable because
    it will work against the important interest in finality that we
    recognized in Szostek. I ask what time constraints under the
    majority’s ruling will limit a creditor from bringing such a post-
    confirmation challenge? EMC waited almost nine months after
    confirmation before it got around to bringing the adversary
    complaint in this case. How long could EMC have delayed
    before the majority would have concluded that it was too late for
    it to bring this adversary proceeding? The majority provides no
    guidance on this aspect of its decision.13
    13
    The majority indicates that notwithstanding my concern
    regarding its “failure to provide guidance as to whether EMC
    delayed too long – nine months – after confirmation before
    filing its adversary proceeding,” Mansaray-Ruffin, though
    complaining of the delay, “has not briefed this issue or pointed
    to authority to support the proposition that nine months was too
    long and/or should have barred EMC’s claim.” I disagree with
    the majority because clearly Mansaray-Ruffin’s briefs recite:
    51
    EMC took no action of any kind in the case until
    the filing of a complaint in the Bankruptcy Court
    (Adversary Case No. 03-1297) on December 19,
    2003. The Complaint did not seek to revoke the
    order confirming the Plan . . . . Indeed, it could
    not do so because (1) it was presently well past
    the 180-day time-period for seeking to revoke
    confirmation of a plan, even though EMC was
    informed of the presence and content of the
    confirmation order well within that time-period;
    and (2) [EMC] did not and could not allege the
    requisite fraud in procuring this order.
    Appellant’s Br. at 7-8 (citations omitted).
    ....
    From the time that she sent the letter of February
    27, 2002, to EMC indicating that she rescinded
    the loan at issue until December 19, 2003, when
    the Proceeding at issue was filed, EMC failed to
    respond to any of the Debtor’s statements that she
    considered the loan to be rescinded and the
    mortgage loan securing it invalid. . . . The
    Proceeding at issue, [was] filed almost nine
    months after confirmation and after the contents
    of the Plan had been reiterated twice in letters to
    EMC over six months before . . . .
    
    Id. at 13-14.
                                    ....
    52
    The majority relies on In re McKay, 
    732 F.2d 44
    , for the
    proposition that Mansaray-Ruffin’s plan does not bind EMC
    because she did not initiate a separate adversary proceeding to
    challenge EMC’s lien. In this regard in In re McKay we reversed
    The Appellee . . . cannot dispute that . . . it did not
    object to the confirmed plan, which was sent to it
    and set forth very precisely the exact treatment of
    the underlying claim in the plan; and that it
    received correspondence thereafter again
    describing its plan treatment which it did not in
    any way contest until it filed the proceeding at
    issue almost nine months after confirmation.
    Appellant’s Rep. Br. at 1.
    Clearly Mansaray-Ruffin has briefed the delay argument and
    supported it with authority as her 180-day reference was to
    11 U.S.C. § 1330 dealing with the period of revocation of a
    confirmation order for fraud. Obviously, the nine-month delay
    was very important for, as I point out above, EMC in effect was
    seeking to revoke the confirmation order to the extent that the
    order confirmed that Mansaray-Ruffin’s plan avoided the lien.
    Thus, at the time that EMC brought these adversary proceedings
    its complaint could not have been amended to be a de jure action
    to revoke confirmation of the amended plan and EMC was
    attempting to do indirectly what it could no longer do directly.
    53
    a bankruptcy court’s orders confirming the debtors’ plans that
    included provisions avoiding liens against them because the
    debtors had not initiated adversary proceedings to avoid the liens.
    
    Id. at 48.
    But McKay is distinguishable from this case and is no
    support at all for the majority’s result and in no way is
    inconsistent with this dissent. In McKay, the creditor objected to
    the treatment of its liens and timely appealed the orders
    confirming the debtors’ plans, precisely what EMC did not do.
    Therefore, the preclusive effect afforded confirmed plans under
    11 U.S.C. § 1327 did not apply and the interest in finality that we
    articulated in Szostek was absent. In this case, by contrast, EMC
    did not object or appeal from the confirmation order. Thus,
    section 1327 applies to bind EMC and the need for finality – i.e.,
    the need to protect the integrity of a confirmed plan against
    post-confirmation challenges – outweighs any reason to permit
    EMC to raise a post-confirmation collateral attack on Mansaray-
    Ruffin’s plan.
    In sum, I conclude that because due process requirements
    were met, Mansaray-Ruffin’s confirmed plan binds EMC even
    though the plan included a provision adopted in violation of the
    Bankruptcy Rules. My approach to the due process issue in this
    case gives proper effect to section 1327, promotes the important
    goal of finality of bankruptcy confirmation orders, and
    encourages creditors to be active participants in the bankruptcy
    process. Moreover, it is faithful to the reasoning in In re Szostek
    54
    that we set forth almost 19 years ago that “although prior to
    confirmation the bankruptcy court and trustee do have a
    responsibility to verify that a Chapter 13 plan complies with the
    Bankruptcy Code provisions, after the plan is confirmed the
    policy favoring the finality of confirmation is stronger than the
    bankruptcy court’s and trustee’s obligations to verify a plan’s
    compliance with the 
    Code.” 886 F.2d at 1406
    . For the foregoing
    reasons, I would reverse the District Court’s order affirming the
    Bankruptcy Court’s decision finding that EMC’s lien survived
    the bankruptcy process.14
    14
    I make one more point with respect to this particular
    adversary proceeding and Mansaray-Ruffin’s bankruptcy
    proceedings in general. As of now EMC’s lien remains valid
    but because it did not object to the provision of her amended
    plan providing for the satisfaction of its lien until it brought
    these proceedings Mansaray-Ruffin previously had no reason to
    seek to rescind or otherwise avoid the lien in whole or in part as
    she had indicated that she contemplated doing in her original
    plan. It is beyond the scope of this case before us to decide
    whether she might now be able to bring the adversary
    proceeding she originally anticipated bringing but if fairness
    means anything she should have the opportunity to do so as
    EMC by its conduct in not objecting to the amended plan led her
    to believe that it acquiesced in the elimination of its lien.
    Indeed, even though I think that it is likely that EMC merely was
    negligent in not challenging the amended plan it is conceivable
    that to avoid the challenge that Mansaray-Ruffin originally
    contemplated bringing to avoid its lien, when EMC saw in the
    55
    Appendix
    AMENDED CHAPTER 13 PLAN OF THE DEBTOR
    1. If the Debtor’s estate were liquidated under Chapter 7
    of the Bankruptcy Code, unsecured creditors would not receive
    any payments. Those creditors will not receive less under the
    terms of this plan.
    2. The Debtor shall submit to the supervision and control
    of the Trustee payments in the amount of $10 monthly for the
    first 10 months of the plan, through July, 2003, and thereafter
    $50 monthly for the final 26 months of the plan.
    amended plan that Mansaray-Ruffin would bring her adversary
    proceeding only if EMC amended the $1000 claim she would
    file on its behalf and did not assert a “larger or a secured claim”
    it brilliantly did not object to the treatment of its lien in the
    amended plan and instead bided its time in contemplation of
    bringing these proceedings. I point out in this regard this
    scenario is not farfetched as according to the amended plan
    Mansaray-Ruffin did prosecute an adversary proceeding against
    another creditor in which she successfully avoided the creditor’s
    claim. Thus, EMC could not laugh off Mansaray-Ruffin’s threat
    to bring an adversary proceeding to avoid its lien on the basis of
    the Truth in Lending Act, 15 U.S.C. §§ 1601 to 1667F,
    preferring instead to litigate the Truth in Lending Act issue, if
    necessary, in a state court foreclosure action.
    56
    3. The Debtor has prosecuted an adversary proceeding
    which avoided the totally undersecured claim of AFBA-IB
    Bankcard Center.
    4. The Debtor planned to file a further adversary
    proceeding to avoid in whole or in part the secured claim
    allegedly arising from the first mortgage held against her
    residential realty by EMC Mortgage Corp. (“EMC”). However,
    EMC has not filed a proof of claim in this bankruptcy case. The
    Debtor will therefore file an unsecured proof of claim in the
    amount of $1000 on behalf of EMC, and will resort to an
    adversary proceeding against EMC only in the event that EMC
    successfully amends that claim and asserts a larger or a secured
    claim. The Debtor has been paying the regular mortgage
    payments to EMC outside of the plan in the event that her
    challenge of the claim of EMC would not be entirely successful.
    However, upon confirmation of this plan, in which the claim of
    EMC will be fixed as an unsecured claim in the amount of $1000
    unless it is able to object to this claim, the Debtor will cease
    making payments to EMC, and EMC will be obliged to satisfy its
    mortgage against the Debtor’s home upon the discharge of its
    debt as filed or allowed.
    5. The Debtor will avoid any judicial lien held against her
    residential realty by Sherran Gray.
    57
    6. The Debtor shall make arrangements to pay the various
    claims of the City of Philadelphia (“the City”) directly to the City
    outside the plan.
    7. The claims of the Debtor’s creditors are classified in
    this Plan as follows:
    A. Class One: Administrative claims.
    These claims include any unpaid attorney’s fees
    and the Trustee’s fees.
    B. Class Two: The claim of EMC. This
    claim shall be dealt with as described in paragraph
    4 of the plan and treated as an unsecured claim.
    C. Class Three: The claim of AFBA. As
    noted in paragraph 3, this claim will be treated as
    an unsecured claim, because it is entirely
    undersecured and any security interest of this
    claimant has been avoided.
    D. Class Four: The secured claim of
    Sherran Gray. As noted in paragraph 5, this claim
    will not be paid, because it either has been or can
    be avoided.
    58
    E. Class Five: The secured claims of the
    City & School District of Philadelphia (“the City”)
    for real estate taxes, water and sewer, and a
    statutory municipal lien. The Debtor shall make
    an agreement with the City outside of the plan to
    liquidate these claims.
    (F). Class Six: All other unsecured claims
    against the Debtor, in addition to the Class Two
    and Class Three claims, which are timely filed or
    ultimately allowed.
    7.[15] The payments received by the Trustee from the
    Debtor shall be distributed first to allowed Class One claimants
    until they are paid in full; secondly, to any arrearages allowed to
    the Class Two claimant, and thirdly to Class Six claimants pro
    rata.
    8. Title of the property of the estate shall revest in the
    Debtor upon confirmation of the Plan, and the Debtor shall have
    the sole right to the use and possession of same.
    9. Upon application, the Debtor may alter the amount and
    timing of payments under this plan.
    15
    In her plan Mansaray-Ruffin erroneously numbered two
    consecutive paragraphs “7.”
    59
    10. The automatic stay shall remain in full force and
    effect until this case is closed.
    11. Upon completion of this or any other duty confirmed
    plan, as amended, all claims of all creditors listed except the
    Class Five claims, including the Class Two, Three, and Four
    claims, shall be discharged, and any liens which those claimants
    have or had shall be void and shall be so marked on any court
    records.
    ___________
    60
    

Document Info

Docket Number: 05-4790

Filed Date: 6/24/2008

Precedential Status: Precedential

Modified Date: 10/13/2015

Authorities (34)

phyllis-jaskey-jones-pamela-jo-swansinger-sandra-jaskey-hujarski-patricia , 212 F.3d 199 ( 2000 )

Long and Wife v. Bullard , 6 S. Ct. 917 ( 1886 )

In Re Fred J. Szostek, Denise M. Szostek , 886 F.2d 1405 ( 1989 )

Mennonite Board of Missions v. Adams , 103 S. Ct. 2706 ( 1983 )

Lee Servicing Co. v. Wolf (In Re Wolf) , 30 Collier Bankr. Cas. 2d 730 ( 1993 )

Matter of Beard , 1990 Bankr. LEXIS 755 ( 1990 )

In Re Bennett , 2004 Bankr. LEXIS 1187 ( 2004 )

In Re Hudson , 2001 Bankr. LEXIS 319 ( 2001 )

In Re Bryant , 2005 Bankr. LEXIS 731 ( 2005 )

In Re William FESQ, Debtor. BRANCHBURG PLAZA ASSOCIATES, L.... , 153 F.3d 113 ( 1998 )

In Re: Craig D. Hanson, Debtor-Appellant , 397 F.3d 482 ( 2005 )

in-re-michael-d-mckay-and-eileen-p-mckay-appeal-of-commonwealth-of , 732 F.2d 44 ( 1984 )

Cafeteria & Restaurant Workers Union, Local 473 v. McElroy , 81 S. Ct. 1743 ( 1961 )

Lujan v. G & G Fire Sprinklers, Inc. , 121 S. Ct. 1446 ( 2001 )

In Re Holmes , 225 B.R. 789 ( 1998 )

Gay v. CreditInform , 511 F.3d 369 ( 2007 )

In Re: Stephanie Ruehle, Debtor. Stephanie Ruehle v. ... , 412 F.3d 679 ( 2005 )

in-re-alvie-stanley-linkous-debtor-piedmont-trust-bank-v-alvie-stanley , 990 F.2d 160 ( 1993 )

bankr-l-rep-p-76575-in-re-indian-palms-associates-ltd-bc-90-25765 , 61 F.3d 197 ( 1995 )

in-re-penn-central-transportation-company-appeal-of-pinney-dock , 771 F.2d 762 ( 1985 )

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