Thursday, October 14, 2010

Wells Fargo May Be Added To 'Robo-Signer Scandal' List

The Wall Street Journal reports:
  • Wells Fargo & Co. (WFC) may be added to the list of big mortgage companies that use "robo-signers" to execute piles of foreclosures.

  • In a deposition for a lawsuit in Palm Beach County, Fla., an employee in Wells Fargo's sprawling mortgage servicing business said she signed "hundreds" of foreclosure affidavits a day without verifying the documents' information, as her signature would imply.

  • The San Francisco bank had until recently avoided the revelations of improper foreclosure practices that have dogged large competitors like J.P. Morgan Chase & Co., Bank of America Corp. and government-controlled Ally Bank. A number of banks and mortgage servicers have issued moratoriums on foreclosure sales while they review how they process foreclosures.

For more, see Florida Deposition Offers Evidence Of Wells Fargo 'Robo-Signing' (requires subscription; if no subscription, GO HERE, then click appropriate link for the story).

F'closure Mills Yield To 'Voluntary Emasculation' To Win Loan Servicing Work; Industry Insider: "Law Firms Have Been Flat-Fee'd Into 'Vendor' Status!"

In a recent editorial, Housing Wire publisher Paul Jackson makes this observation on the relationship mortgage loan servicers have with their attorneys:
  • I’ve seen first hand the sort of nonsense that passes as ‘efficiency’ in mortgage servicing, since I spent years working as part of the industry. I’ve seen bank clients demand that a law firm I once worked for proceed with an eviction prior to the expiration of a given notice period; and I’ve seen line staff at banks threaten attorneys with removing cases should the law firm fail to do their bidding, even if that bidding directly contravened existing laws. (And this was in 2004; I can't imagine what it's like now.)

  • Beyond witnessing it myself, I’ve heard stories over the years from numerous attorneys that practice in the field about the nonsense their clients would demand of them. The insults on top of injury here are as numerous as they are now part of the servicing industry’s very fabric. Attorneys that manage foreclosures often aren’t usually even referred to as legal counsel anymore, insofar as many banking personnel are concerned.

  • The law firms have been flat-fee'd into “vendor” status, instead, no different than whatever vendor is delivering office supplies. And these attorneys are often also subjected to the indignation of having to go through vendor management departments just even to be able to begin working for a given bank. Show me one other industry where this is how legal work gets done.

***

  • [W]hen banks decided to take the GSE guidelines as literal gospel, requiring that the law firms manage every case exactly to the published timelines or else, things began to change. Non-attorneys placed in management roles at banks and elsewhere were trained only on the importance of timelines, rather than the virtues of legal risk management. Many were thrown into servicing operations with marching orders to ‘manage process’ without really knowing what, exactly, they were supposed to be managing. So everything became about the timeline. And I mean everything.

  • There’s an old adage that says when all you have is a hammer, everything starts to resemble a nail. It applies in spades here. Layer on top of this a surge in foreclosures so large that it has quite literally overwhelmed attorneys and servicers alike.(1) With a series of bank managers that have now been trained to only understand timelines, and a glut of foreclosures now stuck in the system, law firms — ahem, make that vendors — found themselves having to answer to angry bank managers that wanted to know why so many of their files were stuck in “exceptions” and not hitting the timelines that the bank’s computer systems said they were supposed to.

For more, see Foreclosure mess exposes the rot from within.

(1) The foreclosure processing system operated by the loan servicers and foreclosure mill attorneys (or are they now just 'vendors') has been likened by some as 'Lucy on the chocolate factory assembly line' - a reference to the episode of the 1950s "I Love Lucy" situation comedy in which characters Lucy Ricardo (played by Lucille Ball) and Ethel Mertz (played by Vivian Vance) are furiously grabbing chocolates off a fast-moving conveyor belt and stuffing them into their mouths. See, for example:

By the way, for those of you who have never heard of "I Love Lucy" or never saw the referenced-episode that now dates back over half a century, go here to watch the excerpt of Lucy on the chocolate factory assembly line (and watch Lucy and Ethel play the roles of the loan servicers/foreclosure mills, 50+ years ahead of their time - approx. 3 minutes).

Use of 'Corrective Affidavits' in Foreclosure Actions Now Under Court Scrutiny In Prince George's County

In Prince George's County, Maryland, The Washington Post reports:
  • A Maryland court has begun to review some of 14,500 foreclosure cases pending after finding that the documents were not always signed by the lawyers who claimed to have signed them.

  • The Prince George's County Circuit Court is reviewing foreclosure cases that have a "corrective affidavit," said Judge Thomas P. Smith, who heads the court's new foreclosure committee. In those affidavits, foreclosure lawyers said that they did not sign the original affidavits or other documents that they purportedly signed before a notary public under oath, but that they reviewed them and affirmed the information is correct, Smith said.

For more, see Prince George's court reviewing foreclosures over filing concerns.

Media Reports Continue Shining Light, Applying Heat On Florida's Foreclosure "Rocket Dockets"

In Martin County, Florida, Bloomberg News reports:
  • Home to more foreclosures than 47 U.S. states, Florida sought to clear out its backlog with a system of special court hearings that dispensed with cases quickly, sometimes in less than a minute.

  • Homeowners like Nicole West now threaten to slow that system, Florida’s so-called rocket docket, to a crawl. West, who has been fighting to save her Jensen Beach house from foreclosure, has leveled a new allegation in her three-year battle: the entire process is based on fraud. [...] The banks said they are investigating homeowner charges like West’s that signatures were forged and documents were backdated.

***

  • Four employees of Lender Processing Services signed assignments transferring West’s mortgage, according to an affidavit submitted on her behalf by Lynn Szymoniak, a West Palm Beach attorney. They signed the documents as officers of American Home Mortgage Servicing Inc. and Option One Mortgage Corp. even though they were actually employed by Lender Processing Services, according to Szymoniak’s affidavit.

  • These assignments were signed and notarized more than a year after Deutsche Bank filed the foreclosure suit. For that reason, the Wests question whether the bank has the legal right to file a lawsuit seeking foreclosure. [... M]ichelle Kersch, Jacksonville-based Lender Processing’s spokeswoman, said in a statement that its subsidiary, Docx, executed the documents and that “it had proper authority and review processes in place.”

For the story, see Florida's 30-Second Foreclosure Dash Hits Wall of Fraud Claims.

More On Mortgage Loan Servicers & Their Screw-Ups

Mike Konczal writes in the blog, Rortybomb, on how mortgage loan servicing companies fit into the robosigner foreclosure mess. An excerpt:
  • [T]he first rule of mortgage lending is that you don’t foreclose. And the second rule of mortgage lending is that you don’t foreclose. I’ll let Lewis Ranieri, who created the mortgage-backed security in the 1980s, tell you:

    The cardinal principle in the mortgage crisis is a very old one. You are almost always better off restructuring a loan in a crisis with a borrower than going to a foreclosure. In the past that was never at issue because the loan was always in the hands of someone acting as a fudiciary. The bank, or someone like a bank owned them, and they always exercised their best judgement and their interest. The problem now with the size of securitization and so many loans are not in the hands of a portfolio lender but in a security where structurally nobody is acting as the fiduciary.”

  • In the past you had Jimmy Stewart banks. The mortgages were kept on the books of the bank. You had someone who you could go to and renegotiate your mortgage. With mortgage-backed securities, the handling of payments and working-out of troubles moved to servicers. If you are learning about this crisis for the first time, understanding what is broken here is very important.

For more, see:

Wednesday, October 13, 2010

Mortgage Industry Insider Acknowledges 'The Writing On The Wall' As Drumbeat Of Robosigning, Fraudulent Foreclosure Document Scandal Continues

Housing Wire publisher Paul Jackson writes:
  • Believe it or not, mortgage servicing is a noble industry. Or, at least, it’s supposed to be. Even in managing borrower defaults and repossessing property, there is something noble to the work, underneath it all — and it comes from following the law, enforcing contracts, ensuring that our nation’s system of property rights maintains its integrity for all Americans.

  • In many ways, for me, being involved in the machinery of servicing loans when I first started my career was sort of like being a financial cop; and it seemed to serve the same useful societal functions, too. There was purpose to the work that gave what we did meaning.

  • Call it youthful idealism. That idealism is now dead for me, for many reasons, including getting older and gaining a more realistic perspective on the industry I've been a part of.

For more, see Foreclosure mess exposes the rot from within.

Robosigners: "What's A Mortgage ... What's An Affidavit ... What's A Complaint???" Some Acknowledge Lying When Signing Foreclosure Documents

The Associated Press reports:
  • In an effort to rush through thousands of home foreclosures since 2007, financial institutions and their mortgage servicing departments hired hair stylists, Walmart floor workers and people who had worked on assembly lines and installed them in "foreclosure expert" jobs with no formal training, a Florida lawyer says.

  • In depositions released Tuesday, many of those workers testified that they barely knew what a mortgage was. Some couldn't define the word "affidavit." Others didn't know what a complaint was, or even what was meant by personal property.

  • Most troubling, several said they knew they were lying when they signed the foreclosure affidavits and that they agreed with the defense lawyers' accusations about document fraud.

  • "The mortgage servicers hired people who would never question authority," said Peter Ticktin, a Deerfield Beach, Fla., lawyer who is defending 3,000 homeowners in foreclosure cases. As part of his work, Ticktin gathered 150 depositions from bank employees who say they signed foreclosure affidavits without reviewing the documents or ever laying eyes on them — earning them the name "robo-signers."(1)

  • The deposed employees worked for the mortgage service divisions of banks such as Bank of America and JP Morgan Chase, as well as for mortgage servicers like Litton Loan Servicing, a division of Goldman Sachs.

***

  • Until now, only a handful of depositions from robo-signers have come to light. But the sheer volume of the new depositions will make it more difficult for financial institutions to argue that robo-signing was an aberrant practice in a handful of rogue back offices.

For more, see Robo-signers: Mortgage experience not necessary.

(1) According to the story:

  • The depositions paint a surreal picture of foreclosure experts who didn't understand even the most elementary aspects of the mortgage or foreclosure process — even though they were entrusted as the records custodians of homeowners' loans. In one deposition taken in Houston, a foreclosure supervisor with Litton Loan couldn't define basic terms like promissory note, mortgagee, lien, receiver, jurisdiction, circuit court, plaintiff's assignor or defendant. She testified that she didn't know why a spouse might claim interest in a property, what the required conditions were for a bank to foreclose or who the holder of the mortgage note was. "I don't know the ins and outs of the loan, I just sign documents," she said at one point.

CEO Dimon: Chase Stops Using MERS

ABC News reports:
  • JPMorgan Chase's CEO says the bank has stopped using the electronic mortgage tracking system used by major financial institutions. Lawyers have argued in court proceedings that the system is unable to accurately prove ownership of mortgages. JPMorgan Chase & Co. and other banks have suspended some foreclosures following allegations of paperwork problems in thousands of cases.

  • JPMorgan's CEO, Jamie Dimon, made the announcement in a conference call Wednesday to discuss the bank's quarterly earnings. The Mortgage Electronic Registration System, or MERS, acts as a trading house for millions of mortgages. Lawyers for homeowners say the system lacks the required paper trail to prove mortgage ownership in foreclosure proceedings.

Source: JPMorgan Exits Electronic Mortgage Tracking System (JPMorgan stops using electronic mortgage tracking system under scrutiny in foreclosure mess).

Former Hairstylists, Wal Mart Floor Workers, Assembly Line Employees Among 'Suspects' Hired As Robosigners, Says Foreclosure Defense Attorney

Democracy Now! reports:
  • On Tuesday, a Florida attorney representing hundreds of homeowners released depositions of bank employees describing the frenzy to approve foreclosures on a mass scale. The lawyer, Peter Ticktin, says he deposed 150 workers who say they signed foreclosure affidavits without looking at them. Some of the workers had no experience and received no training after previously working as hairstylists, Wal Mart floor workers, and assembly line employees.

Source: Lawyer: Lenders Hired Workers With No Experience to Approve Foreclosures.

See also, Robosigners: "What's A Mortgage ... What's An Affidavit ... What's A Complaint???" Some Acknowledge Lying When Signing Foreclosure Documents.

Foreclosures Gone Wild!: Understanding The Legal Issues Surrounding The Recent Foreclosure Freezes & Investigations

An email authored by South Florida foreclosure defense attorney Michael Wrubel appears on the Livinglies weblog in which Mr. Wrubel gives his take on a recent Citigroup information release entitled “Foreclosures Gone Wild: Understanding the Legal Issues Surrounding the Recent Foreclosure Freezes and Investigations.”

The information is based on a conference call Citigroup recently hosted, featuring speaker Adam Levitin, an Associate Professor of Law at Georgetown University. Levitin's presentation to the attendees is described to have painted "one of the bleaker portraits" regarding the legal issues surrounding the way mortgage loans have been "sliced & diced," "flipped around," and otherwise kept track of.

Based on the information reported, it appears, in my view, that Citigroup may be beginning the process of 'gently' breaking the news to its investors that they have a serious ("FUBAR") problem with the way mortgage loans have been securitized.

For more, see Livinglies: ADMISSION THAT SECURITIZATION TRANSFERS NEVER HAPPENED.

For the Citigroup information, release, see, “Foreclosures Gone Wild: Understanding the Legal Issues Surrounding the Recent Foreclosure Freezes and Investigations.”

Thanks to Deontos .is for the heads-up on the story.

Northern Florida "Rocket Docket" In High Gear As Defenses In Homeowner-Contested Foreclosure Actions Get Flattened & Bulldozed Out Of 'Kangaroo' Court

In Jacksonville, Florida, The Florida Times Union reports:
  • The cases go quickly through the conference room on the fifth floor of the Duval County Courthouse. That's where a special foreclosure court has been set up to hear foreclosures and nothing but. With 15,000 open foreclosure cases in Duval County, it's staffed by retired judges with a goal of resolving 25 cases an hour, leading some critics to label it the "Rocket Docket," and there are harsher descriptions as well.

  • "The fundamental problem," said Chip Parker, an attorney who specializes in foreclosure defense, "is that for the first time, this court was created with the specific goal of reducing foreclosures 62 percent." "If they find for the defendant, the plaintiffs [usually lenders] just refile," he said. "The only way to reduce [the case load] is to give it to the plaintiff. It's designed with a result in mind, and that's not how justice is supposed to work."

***

  • The court, like other foreclosure courts in Florida, has harsh critics among some of the attorneys who make regular appearances. Parker said that in the three years before the foreclosure court was established, his firm participated in about 100 hearings for a contested final summary judgment and never lost one. With the new court, they are 1-for-15, winning their first last week in Clay County. "For the first time, they're not even pretending to be unbiased arbiters of justice," Parker said.

For more, see "Rocket Docket" rushing foreclosures, lawyers say (Under pressure to move cases quickly Duval circuit's goal is to resolve 25 per hour).

In related stories, see:

Joint Law Enforcement Effort Bags Pair Running Northern California Alleged Loan Modification Racket

From the Office of the California Attorney General:
  • Attorney General Edmund G. Brown Jr. announced charges [] against two "callous con artists" who took thousands of dollars from dozens of struggling Northern California homeowners for foreclosure services never delivered.

***

  • Angeline Lisa Lizarrago, 68, of Fremont and Michael Douglas Young, 67, of Los Gatos were scheduled to be arraigned [...] on a 23 count complaint for felony fraud and theft they committed at their business, Avemos Financial Group, of Fremont.(1) If convicted, Lizarrago could face more than 15 years in prison. Young, a licensed real estate broker, faces up to 12 years. The case was investigated and prosecuted jointly by the Attorney General and the Alameda County District Attorney.(2)

  • From June 2008 to October 2009, Lizarrago and Young targeted Spanish-speaking homeowners as well as Southeast Asian immigrants, all desperate to save their homes. People stood in line for hours to get into Avemos's waiting room, which was decorated with shrines to the Virgin Mary.

  • Clients seeking help typically paid $1,500 initially. Lizarrago, the owner of Avemos, and Young, Avemos's general manager, promised they would take steps to stop banks from immediately foreclosing on their homes and renegotiate clients' loans to reflect their homes' current market value. Lizarrago and Young guaranteed a refund if they were unsuccessful. Many lost their homes in foreclosure and did not receive a refund.

  • Lizarrago also took advantage of the foreclosure crisis in another way. She told an 89-year-old man and his wife, who wanted to move away from Stockton, that she owned 51 properties, many of which had been foreclosed upon, and she could find them a home in Fremont. She asked for an up-front fee, which she promised to return with interest once the purchase was made. In a series of payments, the couple gave Lizarrago $25,000. She never found them a home, nor returned their money.

***

  • Lizarrago was moved to Alameda County jail from Chowchilla State Prison, where she was serving a two-year sentence for a prior real estate scam.(3) Young was arrested September 30.

For the California AG press release, see Attorney General Announces Charges Against Two Con Artists Who Took Money From Struggling East Bay Homeowners.

(1) See People v. Lizarrago, Young for the Walk Warrant and Declaration In Support Of Probable Cause.

(2) The California Department of Real Estate and the Fremont Police Department assisted in the investigation, the press release states.

(3) In his Declaration in Support of Probable Cause, Inspector Patrick Johnson stated the following regarding Lizarrago's earlier escapades:

  • I have determined that Lizarrago, born July 13, 1942, has a substantial criminal record dating back to the 1980's and that she has used more than 20 different names. Under the name Angie Terrasas in 1982 she was sentenced to prison out of Santa Clara County for violations of Penal Code section 476a (NSF checks). In 1983 she was sentenced to prison for the same offense out of Fresno County. She was sentenced to prison again for NSF checks issued In Santa Clara County in 1991. Most recently, on September 30, 2009, Lizarraga was sentenced to state prison for two years from Madera County for six counts of grand theft based on her commission of an advance fee scheme -she was charging people to get them home loans but failed to do so. Additionally, in the mid 1980's, under the name Evangelina Areola Terrasas, Lizarraga was convicted by the United States of alien smuggling.

Cal. AG Tags Forensic Loan Audit Firm, Others w/ $60M Suit; Says Litigation Mill "Littered Courts w/ 100s Of Suits That Have Scant Chance Of Success"

From the Office of the California Attorney General:
  • Attorney General Edmund G. Brown Jr. [] filed a $60 million lawsuit against a pair of Sacramento companies that lured desperate homeowners with a deceptive marketing scheme that promised to obtain mortgage modifications through the use of computer-generated "forensic loan audits."

  • "These defendants dangled the term ‘forensic loan audit' as a sure-fire remedy for the mortgage problems of homeowners in distress," Brown said. "In fact, it was no remedy at all, and hundreds of desperate California homeowners took the bait and lost their money -- and sometimes their homes."

  • Brown filed the $60 million lawsuit against US Loan Auditors, My US Legal Services, and five individuals, including two attorneys, who operate a fraudulent mortgage audit scheme that preys on desperate homeowners anxious to save their homes. The suit demands civil penalties, restitution for victims, and permanent injunctions to keep the companies and other defendants from fraudulently marketing forensic loan audits and legal services of little value.

***

  • My US Legal Services bilks clients for months, filing cookie-cutter complaints with little or no merit, billing unjustified monthly fees, and then dodging clients' phone calls or stringing them along with false assurances that a settlement is in progress. Hundreds of California homeowners, many of them facing possible loss of their homes, have been duped into paying thousands of dollars to the two companies -- one homeowner paid more than $55,000 -- but received little or no relief.

  • Meanwhile, the litigation mill run by My US Legal Services has littered courts with hundreds of lawsuits that have scant chance of success. Two federal judges have expressed concern about the legitimacy of these lawsuits and have several times sanctioned attorneys involved.

  • In addition to the companies, Brown is suing the three owners: attorney and real estate broker James Sandison, Jeffrey Pulvino, and Shane Barker, as well as two California attorneys, Sharon L. Lapin and Jonathan G. Stein. The State Bar filed disciplinary charges [] against Sandison for alleged misappropriation of clients' funds and aiding the unauthorized practice of law.

For the California AG press release, Brown Files $60 Million Lawsuit Against Fraudulent Forensic Audit Loan Modification Scam.

For the lawsuit, see People v. US Loan Auditors, Inc., et al.

(1) Go here for a sample solicitation entitled "Notice Regarding Predatory Lending Your Immediate Participation Is Requested."

A portion of the solicitation appears to cleverly simulate a government document and resembles IRS Form w-2 or IRS Form 1099, possibly to create the illusion that the source of the mailing is a government agency. The remainder of the solicitation is also designed in a manner that one could reasonably associate with an official government document (although, in the fine print, the outfit conveniently slips in the standard 'we are not a government agency, nor are we affiliated with one' language).

The form of envelope which was allegedly used to send the mailing appears to simulate an envelope that a recipient of which might associate with one coming from a federal government agency, and contains the caption "PREADATORY LENDING INVESTIGATION" as well as the following 'boxed' boilerplate warning:

CONFIDENTIAL: DOCUMENTS ENCLOSED FOR
ADDRESSEE ONLY: $2000 FINE OR 5 YEARS
IMPRISONMENT OR BOTH FOR ANY PERSON
WHO TAMPERS WITH OR OBSTRUCTS DELIVERY.
U.S. CODE TITLE 18, SEC. 1702

For those interested in a piece of Federal consumer protection law historical trivia, use of mailings that are designed to simulate government documents in an attempt by alleged scam artists to con people out of money is a trick that's been around for decades, and, at least when used in the context of bill collection activities by debt collectors, was declared illegal in 1978 by the Fair Debt Collection Practices Act. See U.S. CODE TITLE 15, SEC. 1692(e)(9), which declares the following conduct to be a violation of the FDCPA as an unfair or deceptive practice:

  • The use or distribution of any written communication which simulates or is falsely represented to be a document authorized, issued, or approved by any court, official, or agency of the United States or any State, or which creates a false impression as to its source, authorization, or approval.

"Foreclosure Warranties" May Be Required When Banks Unload Potentially "Crappy-Titled" REOs Onto Unwitting Public

Bloomberg News reports:
  • Title insurers, banks and regulators are in talks to create warranties under which lenders assure they followed proper procedures before selling foreclosed homes, said Kurt Pfotenhauer, head of the insurers’ trade group. “Everyone sort of sees the same risks, and that’s the good part,” Pfotenhauer, chief executive officer of the American Land Title Association, said [] in a telephone interview. “You just have to craft a solution that’s acceptable to all the parties, and we’re making progress.”

For more, see Title Insurers in Talks With Lenders on Foreclosure Warranties.

Thanks to Bill Collins at Frontier Abstract, Rochester, NY for the heads-up on the story.

Tuesday, October 12, 2010

GMAC Hired White-Shoe Firm To Target Maine Attorney For Release Of "Stephan" Deposition???

Mother Jones reports:
  • Is GMAC Mortgage, the company under siege by numerous state attorneys general and members of Congress for its use of dubious foreclosure legal filings, trying to silence the lawyer who exposed the bank's practices? So says Thomas Cox, the Maine attorney whose case is at the center of GMAC's ongoing debacle.

***

  • Cox had solicited help from other NACA attorneys before. Now he was returning the favor. Before long, the deposition went public on a foreclosure defense blog written by a St. Petersburg, Florida-based attorney who dubbed Stephan the "New Robo Signer." (In October, the Stephan deposition formed the basis of a major class action against GMAC filed by five Maine homeowners and represented by Cox, the National Consumer Law Center, and the Center for Responsible Lending.)

  • Then, in mid-June, Cox says, something odd happened. GMAC fired the local attorney who'd handled the case up to that point and replaced her with counsel from a powerful white-shoe firm, Pierce Atwood. The new firm's first move was to accuse Cox of violating Maine civil court rules by distributing legal documents that caused "embarrassment, annoyance, oppression, and intimidation" of GMAC and Stephan. (GMAC's attorneys say Cox sent the deposition directly to the Florida blog, which he denies.)

  • The firm demanded financial sanctions against Cox totaling thousands of dollars. And it asked the court to make Cox retrieve the deposition from blogs and website, effectively yanking it off the Internet, and prevent him from further sharing the deposition or using it in any other GMAC-related cases. Cox fired back by saying he had every right to share the deposition. Blocking his use of the document violated his First Amendment rights, he argued.

For more, see Did GMAC Try to Bury Its Foreclosure Smoking Gun? (The deposition the lender really, really doesn't want you to see).

Standing-Lacking Lenders To Bring In The 'White Shoes' To 'Pinch-Hit' In Effort To Clean Up Mess Created By Sloppy F'closure Mills In Contested Cases?

The Am Law Daily reports on an apparent move by standing-lacking lenders to roll out the white-shoe law firms to take over foreclosure actions in contested cases:
  • [A] review of state and federal cases filed in the last few weeks shows lenders are turning away from the "foreclosure mills" and to large law firms when homeowners fight foreclosure and challenge banks to prove their documents are legit. In Florida alone, the following law firms have popped in contentious foreclosure cases in which judges have ruled homeowners might be onto something: Morgan, Lewis & Bockius, Greenberg Traurig, Akerman Senterfitt, and Gray Robinson.

For more, see When Foreclosure Cases Get Tough, Big Firm Lawyers Step In.

Boiler Rooms and Foreclosure Mills: A Brief History of America's Mortgage Industry

Michael Hudson, staff writer with a nonprofit journalism organization, The Center for Public Integrity, writes in The Huffington Post:

  • A former employee with one of the nation's largest lenders testifies that he signed off on 400 foreclosure documents a day without reading them or verifying the information in them was correct.

  • Shocking stuff. But surprising? Not for anyone who's been tracking the recent history of the mortgage machine. Just about every corner of America's mortgage industry has been blemished by significant levels of fraud over the past decade.

For more, see Boiler Rooms and Foreclosure Mills: A Brief History of America's Mortgage Industry.

What Is A Note & Why Is It So Important?

Mike Konczal writes in his blog, Rortybomb:
  • The [Service Employees International Union] has a campaign: Where’s the Note? Demand to see your mortgage note. It’s worth checking out. But first, what is this note? And why would its existence be important to struggling homeowners, homeowners in foreclosure, and investors in mortgage backed securities?

  • There’s going to be a campaign to convince you that having the note correctly filed and produced isn’t that important (see, to start, this WSJ editorial from the weekend). This is like some sort of useless cover sheet for a TPS form that someone forgot to fill out.(1) That is profoundly incorrect.

  • Independent of the fraud that was committed on our courts, the current crisis is important because the note is a crucial document for every party to a mortgage. But first, let’s define what a mortgage is.

For more, see Foreclosure Fraud For Dummies, 2: What is a Note, and Why is it So Important?

See also:

(1) Equally important as the basic promissory note itself is any addendum, or allonge, that is supposed to be "firmly affixed" to, and constitutes an integral part of, the note itself (but quite frequently seems to be missing - whether sitting in a different file, or possibly floating around in a different part of the country - in these faulty foreclosure cases).

For what may be a helpful discussion on allonges, the importance that they be "firmly affixed" to the note, and related points, see the following excerpt from Adams v. Madison Realty & Development, Inc., 853 F.2d 163, (3rd Cir, 1988) (paragraphs 22-39) ("Code" is a reference to the Uniform Commercial Code) (bold text is my emphasis, not in the original text):

  • 22) The Code defines a holder as one "who is in possession of ... an instrument ... drawn, issued or indorsed to him or to his order." U.C.C. Sec. 1-201(20). Mere ownership or possession of a note is insufficient to qualify an individual as a "holder." The instrument must be obtained through a process the Code terms "negotiation," defined as "the transfer of an instrument in such form that the transferee becomes a holder." U.C.C. Sec. 3-202(1). If the instrument is payable to order--as is the case with the notes here--negotiation is accomplished "by delivery with any necessary indorsement." Id.

    23)
    In explaining the requirement that the indorsement be on or firmly affixed to the instrument, the Official Comment states that the Code "follows decisions holding that a purported indorsement on a mortgage or other separate paper pinned or clipped to an instrument is not sufficient for negotiation. The indorsement must be on the instrument itself or on a paper intended for the purpose which is so firmly affixed to the instrument as to become an extension or part of it. Such a paper is called an allonge." U.C.C. Sec. 3-202 Official Code Comment (3).

    24) We may assume, without actually deciding, that the loose indorsement sheets accompanying Empire's notes would have been valid allonges had they been stapled or glued to the notes themselves. Cf. All American Finance Co. v. Pugh Shows, Inc., 30 Ohio St.3d 130, 507 N.E.2d 1134, 1136-37 n. 3 (1987) (collecting cases showing disagreement among courts on how firmly indorsements must be affixed). Nevertheless, the fact remains that the indorsement sheets here were not physically attached to the instruments in any way, and thus patently fail to comply with the explicit Code prerequisite. Conceding the requirement's formalistic nature, we explore the arguments in support of its enforcement here.

    25) The Code's requirement that an indorsement be "firmly affixed" to its instrument is a settled feature of commercial law, adopted verbatim by every American state, the District of Columbia, and the Virgin Islands. See 5 R. Anderson, Uniform Commercial Code Sec. 3-202:2, at 416 (3d ed. 1984) (citing codifications). With a unanimity unusual in decisional law, the directive has been faithfully observed.3

    26) The historical origins of the provision have been chronicled to the days of the Law Merchant. See Pribus v. Bush, 118 Cal.App.3d 1003, 173 Cal.Rptr. 747, 749 (1981). The practice of multiple indorsements which accompanied the growth in commerce eventually led to acceptance of the use of allonges. See id.; Estrada v. River Oaks Bank & Trust Co., 550 S.W.2d 719, 725 (Tex.Civ.App.--Houston [14th Dist.] 1977, writ ref'd n.r.e.). Even today, however, numerous jurisdictions permit allonges only where, because of multiple indorsements, no additional space for signatures remains on the negotiable instrument. See, e.g., Pribus, 173 Cal.Rptr. at 751; Tallahassee Bank & Trust Co. v. Raines, 125 Ga.App. 263, 187 S.E.2d 320, 321 (1972). But see Crosby v. Roub, 16 Wis. 616, 626-27 (1863) (allonge permitted even where space remains on note).

    27) When the drafters of the Uniform Commercial Code replaced the term "attached" in the NIL with the phrase "firmly affixed," they intended to make the use of allonges more difficult. See Hills v. Gardiner Savings Institution, 309 A.2d 877, 880-81 (Me.1973); Estrada, 550 S.W.2d at 728; 5 Anderson, supra, Sec. 3-202:05. Courts have advanced two justifications for the firmly-affixed requirement. The California Court of Appeals reasoned that the provision serves to prevent fraud, remarking that a signature innocently placed upon an innocuous sheet of paper could be fraudulently attached to a negotiable instrument in order to simulate an indorsement. Pribus, 173 Cal.Rptr. at 750. But cf. Lamson v. Commercial Credit Corp., 187 Colo. 382, 531 P.2d 966, 968 (1975) (allonge consisting of two legal sheets stapled to two small checks held valid because signing on checks themselves would have been impossible; "stapling is the modern equivalent of gluing or pasting").

    28) The affixation requirement has also been cited for its utility in preserving a traceable chain of title, thus furthering the Code's goal of free and unimpeded negotiability of instruments. Nearly a century ago, the Supreme Court of Georgia declared it "indispensably necessary" that negotiable instruments "should carry within them the indicia by which their ownership is to be determined; otherwise, their value as a circulating medium would be largely curtailed, if not entirely destroyed." Haug v. Riley, 101 Ga. 372, 29 S.E. 44, 46 (1897). See also Crosby, 16 Wis. at 627 (permanently attached indorsements to instrument "travel with it wherever it might go"). Chancellor Hawkland writes that it would be "unreasonable to impose upon the indorsee the risk that the present holder or a prior holder had negotiated the instrument to someone not in the apparent chain of title by virtue of a separate document." 4 W. Hawkland & L. Lawrence, Uniform Commercial Code Series Sec. 3-202:05 (1984).

    29) Defendant here argues that these considerations warrant enforcement of the requirement only against those persons who acquire the notes after issuance, not against the makers who undertook to repay the amount loaned by the bank. This argument overlooks the rights which pass to an indorsee. Through effective negotiation, the indorsee becomes a holder, acquiring the authority to discharge the obligation on the note by accepting payment. See U.C.C. Sec. 3-301. Until the maker pays a holder, he will not be discharged from his obligation. Thus, "if the primary party pays an instrument bearing an improper indorsement, he will not have paid a holder, and the true owner of the instrument may recover against the primary party." See 1 R. Aldermann, A Transactional Guide to the Uniform Commercial Code 633 n. 294 (2d ed. 1983).

    30) From the maker's standpoint, therefore, it becomes essential to establish that the person who demands payment of a negotiable note, or to whom payment is made, is the duly qualified holder. Otherwise, the obligor is exposed to the risk of double payment, or at least to the expense of litigation incurred to prevent duplicative satisfaction of the instrument. These risks provide makers with a recognizable interest in demanding proof of the chain of title. Consequently, plaintiffs here, as makers of the notes, may properly press defendant to establish its holder status.

    31) Plaintiffs have another reason for insisting on compliance with the Code's indorsement requirements. They allege their notes were procured by fraud and they wish to assert that as a defense to payment. As the Code provisions have been interpreted, however, the defense of fraud in the inducement is not available against holders in due course. See 6 Anderson, supra, Sec. 3-305:62. Thus, if Empire successfully establishes its status as a holder in due course, it will be able to expeditiously fend off the plaintiffs' fraud allegations and obtain a judgment on the notes.

    32) Notwithstanding these concerns, defendant maintains that mere "clerical oversight" should not obscure its right to recover as a holder in due course on notes it purchased for value. There is some equitable appeal to this line of reasoning, but overriding considerations militate against it.

    33) We must be mindful of the limitations imposed on federal courts sitting in diversity. Where an appeal to this court challenges an application of state law, we are not free to indulge our preferences as to how the common law should best develop. Falcone v. Columbia Pictures Indus., 805 F.2d 115, 118 (3d Cir.1986). When, as here, no controlling state case law guides our consideration, we are left to the "unenviable task" of predicting how the highest courts of Connecticut, New Hampshire, and New Jersey would rule were the question now before them--a review decried as "omniscient in a way that is not possible for mortals." Santiago v. Johnson Mach. & Press Corp., 834 F.2d 84, 84 (3d Cir.1987).

    34) Fortunately, our review in this case does not demand such clairvoyance. When interpreting the attachment requirement, the courts "have been of one mind" that the lack of an indorsing signature on the instrument itself, or on a sheet "firmly affixed" to the instrument, is fatal to holdership. See, e.g., Bailey v. Mills, 257 Ala. 239, 58 So.2d 446, 447 (1952); Lopez v. Puzina, 239 Cal.App.2d 708, 49 Cal.Rptr. 122, 124-25 (1966); Lamson, 531 P.2d at 968; Shepherd Mall State Bank v. Johnson, 603 P.2d 1115, 1118 (Okla.1979); Estrada, 550 S.W.2d at 725; Crossland Sav. Bank FSB v. Constant, 737 S.W.2d 19 (Tex.Ct.App.--Corpus Christi 1987); Crosby, 16 Wis. at 627. As one treatise states, "[t]he unanimity of the courts in cases where the signature is separate from the instrument can be explained by a judicial perception that it is sound policy to require the indorsement to be on the instrument." R. Hillman, J. McDonnell, & S. Nickles, Common Law and Equity Under the Uniform Commercial Code p 11.02[b], at 11-18 (1985).

    35) Where the state courts, the scholarly commentators, and the unambiguous language of the statute all admit of but one result, only an overwhelming equitable ground would warrant a departure from what is unquestionably settled law. Absent such a circumstance, the Code's express goal of national uniformity must prevail. See U.C.C. Sec. 1-102(2).

    36) One premise underlying the defendant's position on appeal is that plaintiff makers, once they give up possession of the instruments, lack standing to contest subsequent developments occurring in the course of later negotiations. Yet, as we have seen, the obligors have a very real interest in determining whether the person demanding payment on the note is actually a holder.

    37) The defendant's attempt to distinguish the district court's holding from the great weight of contrary precedent is similarly unpersuasive. Defendant argues that its indorsement sheets serve no collateral purpose other than to negotiate the notes, and that section 3-202(2) was intended only to prevent giving legal effect to purported indorsements contained in collateral purpose documents--such as mortgages and guaranties. This contention has been rejected by courts that have denied holder status to transferees relying on plain, unattached indorsement sheets. See Pribus, 173 Cal.Rptr. at 748; Duxbury v. Roberts, 388 Mass. 385, 446 N.E.2d 401, 403 (1983). Moreover, the same goals prompting adoption of the provision--prevention of fraud and ensuring an attached chain of title record--are equally served in applying the requirement here.

    38) Empire is not in a strong position to justify equitable relaxation of a settled formality in the Code. That longstanding provision was enacted, after all, for the benefit of parties in Empire's position, commercial sophisticates that trade in the secondary market for negotiable instruments.4 The provision is not ambiguous, nor can Empire assert excusable ignorance of an unusual local technicality, given the rule's universal application. The flaws in the notes should have been perceived quickly and readily cured. Instead, the record suggests that the failure to observe that Code formality was caused by nothing short of sheer carelessness.

    39) Financial institutions, noted for insisting on their customers' compliance with numerous ritualistic formalities, are not sympathetic petitioners in urging relaxation of an elementary business practice. It is a tenet of commercial law that "[h]oldership and the potential for becoming holders in due course should only be accorded to transferees that observe the historic protocol." Hillman, McDonnell, & Nickles, supra, at p 11.02[b], at 11-17. In sum, we are not persuaded that defendant presents a credible case for nonapplication of the plain wording of the state statutes.

----------------------------

For a couple of recent cases decided in the borrower's favor that involved problems with "rogue" allonges, see:

Florida AG Seeks Rehearing In Foreclosure Mill Probe; Earlier Court Ruling Quashed Subpoena Served On Law Firm

In West Palm Beach, Florida, The Palm Beach Post reports:
  • Florida's attorney general wants a Palm Beach County judge to reconsider his ruling last week prohibiting it from investigating one of the state's large foreclosure law firms. The request for a new ruling or a rehearing in front of Judge Jack S. Cox was made Monday, one week after Cox quashed an attorney general's subpoena seeking information from the Shapiro & Fishman law firm into its foreclosure practices.

  • In his ruling, Cox said it was the Florida Bar's responsibility to investigate misconduct at law firms, not the attorney general's office. But in its request for rehearing, the office included an affidavit from the Florida Bar's director of lawyer regulation in which he says only individual attorneys can be investigated by the Bar, not entire firms.

For more, see Florida attorney general seeks rehearing in foreclosure investigation.

Monday, October 11, 2010

CNN Interviews Central Florida Woman Victimized By Illegal Lock-Out Of Her Home By JPMorgan Chase

CNN's American Morning recently interviewed the Central Florida homeowner who suffered through a horrifying experience with someone breaking into her home, only to learn that the perpetrator was actually someone hired by JPMorgan Chase to change the locks to her home:
  • Nancy Jacobini was home alone in Florida when she heard what she thought was an intruder at the front door. There was no knock. She wasn't expecting anyone, so she grabbed her cell phone and called 911.

  • As it turns out, the man who broke the lock on her front door was actually a contractor hired by her bank. It is a procedure typically used to secure a foreclosed home. However, Jacobini's home wasn't foreclosed. She tells American Morning's Kiran Chetry how terrifying the experience was for her.

For more, see Bank breaks into home - over mortgage payments (A woman says her bank hired someone to break in and change the locks even though her home was not in foreclosure) (go here for the video of the interview).

Thanks to Mike Dillon of GetDShirtz.com for the heads-up on the interview.

State AGs To Band Together In Joint Probe Into Banks' Use Of Sloppy Paperwork In Foreclosure Actions

The Associated Press reports:
  • The attorneys general of up to 40 states plan to announce soon a joint investigation into banks' use of flawed foreclosure paperwork. A person briefed on the investigation said Saturday night that an announcement could come as early as Tuesday. The person spoke on condition of anonymity because the investigation was not yet public. Iowa Attorney General Tom Miller will lead the investigation. Miller already has been leading multistate reviews of questionable foreclosure documents.

For more, see Up to 40 states plan inquiry into foreclosure data.

Massachusetts High Court Hears Arguments In 'Ibanez' Case That Threatens To Open The Door To Voiding Thousands Of State Foreclosures

In Boston, Massachusetts, the Boston Herald reports:
  • Banks went nuts during the housing boom, so the state’s top court should uphold a ruling that potentially undoes the wave of foreclosures that followed, a pro-consumer lawyer says. “This industry was insane in its underwriting practices and its foreclosure practices,” attorney Paul Collier told the Supreme Judicial Court [last week]. “There are (liability) costs to that (behavior).”

  • The SJC is debating whether to uphold a 2009 Massachusetts Land Court decision(1) that voided two foreclosures - and opens the door to invalidating thousands more. The lower court ruled that Wells Fargo and U.S. Bank each seized a Bay State home without paperwork proving they really owned the properties’ mortgages.

  • The decision, known as the Ibanez ruling, centers on the way that banks trade mortgages back and forth like stocks these days. Under Massachusetts law, lenders must generate specific transfer documents every time a loan changes hands. Failure to do so can call into question who really owns the mortgage - and who has the right to foreclose.

  • Bank lawyer Robert Allensworth told the SJC that, while his clients used blank documents to transfer ownership of the mortgages in question, later paperwork proved they legally owned the loans. But Collier said the “ludicrous” paperwork that Allensworth cited included marketing sheets used to attract investors to a block of mortgages that included one of the Massachusetts loans.

  • SJC members, who are expected to take months to rule in the case, wondered how upholding the lower court’s decision would affect consumers who’ve bought foreclosed homes from banks. Experts say such homeowners would have to go to court to “cure” title problems before they could sell or refinance properties. “Given the extraordinary sloppiness that accompanied (the industry’s trading) of mortgages, there could be hundreds of thousands or maybe more of (problem) mortgages,” Justice Ralph Gants said.(2)(3)(4)

Source: Lawyer: ‘Insane’ foreclosures should be undone.

Go here to view oral argument (with Windows Media Player) and go here for the Case Docket.

(1) There were actually two rulings issued by Massachusetts Land Court Judge Keith C. Long:

(2) For earlier posts on this case, see:

(3) For the legal briefs filed in this case, see:

(4) It should be noted that, as far back as a year and a half ago in the Massachusetts Land Court decision in Ibanez #1, Judge Long foreshadowed the "crappy title" problem related to faulty foreclosures that has only recently garnered much attention, in the following excerpt (footnotes contained in the original text have been omitted here for ease of reading; bold text is my emphasis, not in the original text):

  • As even a cursory glance at the current caseload of this court reveals, titles arising from mortgage foreclosures can have many problems. These include the most fundamental: Did the party conducting the foreclosure have the authority to do so and, if challenged, can it prove that it had such authority? In short, will a purchaser at the foreclosure sale get good title and will get it in prompt fashion? These are increasingly important questions in the current deteriorating real estate market and are not small concerns. It is increasingly rare for a mortgage to remain with its originating lender. Often, as here, mortgages are assigned to other entities, and then assigned yet again into large securitized pools. Often, as here, the paperwork lags far behind. Sometimes mistakes are made. Mistakes can only be corrected, if at all, through confirmatory documents (which the borrower may not so easily agree to) or litigation. With so many foreclosed properties available for purchase, why bid on a property with even the possibility for such trouble? Why bid on a property when the foreclosing party cannot produce all the documents (including proper mortgage assignments in recordable form) that would give good title? Why take the risk that the foreclosing party will be able to produce the documents promptly after the auction takes place, that those documents will be complete and in proper form, or even (in this era of failed and failing institutions) that the foreclosing party will still be in existence, with intact files and knowledgeable employees able to find those files so that the proper paperwork can be completed? Since these concerns affect the ability to obtain clear, marketable title, why bid a reasonable market value instead of a discount price to account for that risk?

  • None of this is the fault of the mortgagor, yet the mortgagor suffers due to fewer (or no) bids in competition with the foreclosing institution. Only the foreclosing party is advantaged by the clouded title at the time of auction. It can bid a lower price, hold the property in inventory, and put together the proper documents at any time it chooses. And who can say that problems won't be encountered during this process? It is interesting that it took the plaintiff (the foreclosing party and successful bidder) almost fourteen months after the auction to obtain its assignment in Ibanez and ten months after the auction in Larace. Would any reasonable third-party bidder have been willing to wait that long, trusting that no other issues would arise? Only in Rosario was the assignment (showing that the foreclosing party held the mortgage and could convey title as a result of the sale) in hand and ready for recording at the time of the auction sale.

Buying A Home That's Been Recently Foreclosed? Title Insurance Rider Covering Appreciated Value May Help Protect In REO 'Crapshoot'

The New York Times columnist Ron Lieber writes:
  • [A]ll of the sudden, the importance of title insurance is becoming crystal-clear. In recent weeks, big lenders like GMAC Mortgage, JPMorgan Chase and Bank of America have halted many or all of their foreclosure proceedings in the wake of allegations of sloppiness, shortcuts or worse. And a potential nightmare situation has emerged that has spooked not only homeowners but lawyers, title insurance companies and their investors.

***

  • While homeowners [...] may have title insurance, it generally covers them only for the purchase price of the home. When you buy a home out of foreclosure, however, it often needs a lot of work. “If I bought it at $200,000 and it’s a steal but I had to gut it and sink $100,000 more in, my recovery is limited if there is a problem,” said Matthew Weidner, a lawyer in St. Petersburg, Fla.

***

  • Still, for anyone considering buying a bargain home out of foreclosure anytime soon, consider asking your title insurer if any special riders are available that can cover appreciation on your home in the event of a total loss.(1) That said, if you can possibly help it, stay away from foreclosed homes until the scene shakes out a little bit.

  • Some people will undoubtedly make a fortune investing in these properties in the next few months. But if your down payment represents most of what you have in the world, it’s hard to justify betting it all on a situation like this one.

For more, see After Foreclosure, a Focus on Title Insurance.

(1) Inasmuch as the "robosigner" racket has been going on for at least several years, I would extend this caution to the purchase of any property, bargain or not (even from private homeowners, investors, etc.), if it's been through the foreclosure process within the last five years (or possibly more). I don't know anyone buying real estate that doesn't expect some appreciation in their investment (By the way, would-be buyers should be on the look-out for those homeowners and investors who have bought bank-owned REOs in recent years that are now considering unloading them, given the recent publicity on potentially faulty foreclosures leading to potentially "crappy titles").

Unwanted Attention Continues To Target South Florida Foreclosure Mill

The Palm Beach Post reports:
  • A former paralegal for Florida foreclosure giant David J. Stern describes an office where signatures on notarized documents were regularly forged, legal papers were prepared en masse in Guam and the Philippines, and closed-door screaming matches erupted when files weren't moved fast enough.

  • The accusations were made in a sworn statement taken Sept. 22 by the Florida Attorney General's Office for its investigation of the Plantation-based law firm, and appear to support nationwide concerns about behind-the-scenes practices used to take people's homes.

  • Paralegal Tammie Lou Kapusta, who said she was fired by the firm in July 2009 after refusing to falsify documents, recalls Stern's business growing from 200 employees to 1,100 in a little more than a year's time as foreclosures skyrocketed and staff struggled to keep up. Notary stamps, Kapusta said, were readily available in the office and employees, including herself, who were not notaries, routinely stamped documents.

For more, see Ex-employee says foreclosure firm forged signatures.

Go here to read the entire Deposition of Tammie Lou Kapusta taken by the Florida AG's office.

Go here for a graphic included in the story entitled How MERS Blurred The Ownership Of Homes (if graphic appears too small to read, click on it to enlarge).

Sunday, October 10, 2010

Comedy Central's Stewart Chimes In On Mortgage Securitizations, Robo-Signers, Foreclosure Freeze, Illegal Lockouts, Recently-Vetoed Notary Bill & More

The Huffington Post notes:
  • Last [week] on "The Daily Show," Jon Stewart lambasted the big banks for ignoring the fine print that they themselves came up with. "Wait, what? The banks weren't reading the fine print? You're the people who came up with the f**king fine print in the first place!" Stewart said in shock.

  • Stewart pointed out that regular people typically never read fine print, using the length of a standard iTunes contract as an example, but that the banks weren't even reading the "regular print" when they decided to change the locks on homes that were not in foreclosure, which happened in Orange County, FL recently.

For the story, see Stewart Takes On Big Banks For Accidental Foreclosures.

To watch Stewart offer his comic observations on the current mess (salty language has been 'bleeped out'), see Foreclosure Crisis (The banks admit to not reading the fine print on the crappy mortgages the American taxpayers now own) (approx. 7 minutes - courtesy of Comedy Central).

Obama Is Planning To "Accidentally" Not Veto Controversial Foreclosure Bill?

Clusterstock reports:
  • Apparently there's this rumor going around of a scandal having to do with Obama's pocket veto of the HR 3808 bill, the one that would make it much easier for banks to foreclose upon houses and un-do the current mass stall in foreclosures.

For more, see Latest Tinfoil Hat Theory: Obama Is Planning To "Accidentally" Not Veto Controversial Foreclosure Bill.

See also, 4closurefraud.org: Action Alert – Is Pres Obama’s Pocket Veto on H.R. 3808 Possibly Ineffective?

Fla. Appeals Court Nabs Sneaky F'closing Lender In Attempt To Improperly Go After Foreclosed Property Owner's Personal Assets To Satisfy Unpaid Debt

According to a recent ruling by Florida's 3rd District Court of Appeal, an otherwise-successful foreclosing mortgage lender was nabbed in its attempt (probably through its legal counsel) to dupe an ostensibly snoozing trial judge into signing an improperly-worded proposed judgment by sneaking a few extra words into the judgment that enabled it, after a foreclosure sale had already taken place, to go after the foreclosed property owner's personal assets to satisfy the remaining unpaid balance on the home loan without first obtaining a deficiency judgment, a process the lender apparently sought to surreptitiously circumvent.

The ruling is short and to the point, and appears below in its entirety (including the court's footnote):

  • The final judgment of mortgage foreclosure on appeal unauthorizedly and contrary to Form 1.996, promulgated by the Florida Supreme Court for such actions, provides "for let execution issue," upon the amounts due on the underlying debt. As in American General Finance, Inc. v. Graves, 621 So. 2d 585 (Fla. 5th DCA 1993),(1) those words are stricken from the judgment under review, which is otherwise affirmed.

    The effect and purpose of this ruling is to prevent the circumvention of the process required to establish the right to a deficiency judgment, which prominently includes a valuation of the mortgaged property. See Century Group, Inc. v. Premier Fin. Servs. East, L.P., 724 So. 2d 661 (Fla. 2d DCA 1999).

    In other words, we disapprove any effort — including those already undertaken by the appellee in this case — to reach the personal assets of the mortgagor until, unless, and only to the extent that a deficiency judgment is rendered after an appropriate exercise of the trial court's discretion in accordance with applicable principles of law and equity. See Wilson v. Adams & Fusselle, Inc., 467 So. 2d 345, 346 (Fla. 2d DCA 1985), and cases cited therein; see also Fulton v. R. K. Cooper Constr. Co., 208 So. 2d 863 (Fla. 3d DCA 1967), writ dismissed, 216 So. 2d 11 (Fla. 1968).

    Moreover, the trial court must also consider the claim that the appellee specifically waived the right to a deficiency in the proceedings below, in which case no such judgment may be entered. See Taylor v. Kenco Chem. & Mfg. Corp., 465 So. 2d 581, 584 (Fla. 1st DCA 1985); Capital Bank v. Needle, 596 So. 2d 1134, 1136 (Fla. 4th DCA 1992).

    Affirmed in part, reversed in part and remanded in part.

    Not final until disposition of timely filed motion for rehearing.

(1) American General Finance, Inc., 621 So. 2d at 585, states in its entirety:

  • We delete the words "for which let execution issue" from the final judgment of mortgage foreclosure which is otherwise affirmed as modified.

    AFFIRMED as modified.

For the ruling, see Farah v. Iberia Bank, No. 3D09-2524 (Fla. 3d DCA, October 6, 2010).

See Abstract Appeal: Second District: Adopting Proposed Judgments Verbatim for an observation on the not-uncommon occurrence of trial judges signing proposed judgments, prepared by counsel for a victorious litigant, without making any changes thereto.

Note: This ruling serves as a reminder that, at least in Florida, after a foreclosure sale has taken place, the lender has no business trying to hit up the foreclosed homeowner for the unsatisfied portion of the loan balance without first going through the aggravation of heading back to court and obtaining a deficiency judgment (which necessarily requires some judicial determination of the property value to determine exactly how much the lender is entitled to collect from the homeowner).

Keep in mind that, in the event the unsatisfied balance on the foreclosed loan ends up in the hands of some scavenger "zombie debt" buyer for collection (who then pursues the foreclosed homeowner without first obtaining a deficiency judgment), such collection attempts could constitute a violation of the Federal Fair Debt Collection Practices Act.

Title Underwriter Heightens Level Of Scrutiny When Issuing Title Insurance On Property Foreclosed By Four Big Players

The Associated Press reports:
  • Stewart Title Guaranty Co. is clamping down on sales of foreclosed homes that may be linked to flawed documentation. In an internal memo obtained by The Associated Press, Houston-based Stewart is issuing guidelines to its agents that make it difficult to write policies on property foreclosed upon by four banks whose processes are in question. Those banks are JP Morgan Chase, Bank of America, OneWest Bank or Ally Financial's GMAC Mortgage unit.

  • In a statement, Stewart Title said the memo provides guidelines to its issuing offices to enable them to insure foreclosure sales in jurisdictions where lenders or state attorneys general have not issued a moratorium on foreclosures. "Stewart stands ready to insure these transactions in accordance with these guidelines," the company said.

For the story, see Stewart Title clamps down on foreclosure sales.

Indiana Couple Scores Bankruptcy Court Win In Robosigner Ruling; Judge Says F'closure Docs Were Signed By "Bogus" Employee Purporting To Work For MERS

In Mishawaka, Indiana, The Edmonton Journal reports:
  • [Jason and Kristin Koontz ] surrendered one property to foreclosure but say they were still making payments for their house in Mishawaka, Ind. EverHome Mortgage Co. filed a claim on the three-bedroom ranch to ensure its rights in the bankruptcy proceedings.

  • But the validity of a key document that Ever-Home used to back up its claim has now been called into question, throwing the status of the Koontzes' mortgage into uncertainty. [... Their] lawyer is assessing next steps after a bankruptcy judge last week said EverHome isn't entitled to a fast judgment in its favour because of faulty paperwork.

***

  • In the Koontz case, U.S. Bankruptcy Court Judge Harry Dees Jr. in Indiana ruled that a document submitted by EverHome was signed by a "bogus" employee who purported to work for MERS, the nation's central electronic mortgage registration service. Because EverHome couldn't demonstrate a clear right to enforce the loan, a trial may be necessary to sort out control of the mortgage.

  • If EverHome cannot prove its rights at trial, it could be reduced to the status of an unsecured creditor, said lawyer Debra Voltz-Miller, who represents the Koontzes. That would drastically reduce the amount it could collect on the loan.

For the story, see 'Robo signer' ruling gives owners loophole in foreclosure cases.

Pro Se Oregon Homeowner Scores Temporary Injunction Halting Foreclosure; Judge To Review Evidence Of Alleged Irregularities By Lender, Loan Servicer

In Portland, Oregon, The Oregonnian reports:
  • A women representing herself convinced a federal judge in Portland this week to halt Bank of America's foreclosure on her home while examining the issue of a controversial deed. U.S. District Judge Garr King on Wednesday enjoined Bank of America from foreclosing on Natache D. Rinegard-Guirma's home in Northeast Portland until he could hear arguments about alleged improprieties in the foreclosure process. [...] King also ordered Rinegard-Guirma to make $1,000 monthly mortgage payments to Litton Loan Servicing Inc. while he resolved the issue.

***

  • It was at least the second victory by a homeowner suing without help from an attorney against Bank of America. Last month, Medford hair stylist Renee Fisher and her husband convinced U.S. District Judge Owen Panner to halt foreclosure on their Medford home after the bank failed to send any attorney to the first court hearing.

For more, see Oregon woman, representing self, halts BofA foreclosure in court.

For the court ruling, see Rinegard-Guirma v. Bank of America, et al..

See also, Bank of America halts foreclosures, Oregon lawsuit just one example:

  • On Oct. 6, U.S. District Court Judge Garr King stunned many local lawyers when he granted Rinegard-Guirma's request for a preliminary injunction putting the foreclosure on hold. In order to get a preliminary injunction, litigants typically must show that there is a substantial likelihood they will succeed on the merits of the case.

Saturday, October 09, 2010

Pro Se Homeowner "Loses The Farm" In Attempt To Void Sale Leaseback-Type Foreclosure Rescue Deal

A recent ruling by the Idaho Supreme Court dealt defeat to a pro se homeowner-couple facing foreclosure of their farm in their attempt to unwind a foreclosure rescue, sale leaseback-type arrangement. According to the facts in the case, when entering into the arrangement with the operator:
  • "they signed the warranty deed and contract for reconveyance under duress caused by those documents being presented to them about ten minutes before the real property would have been sold at a foreclosure sale."

The case provides an example of what not to do when trying to unwind these type of deals. Regrettably for the homeowners, they failed to raise, among other claims, the equitable mortgage doctrine which, if successful, would have resulted in recharacterizing the deal as a secured loan.(1)

For the ruling, see Bagley v. Thompson, Docket No. 36041-2009, 2010 Opinion No. 107, (Supreme Court of Idaho, Idaho Falls, October 6, 2010).

(1) See Dickens v. Heston, 53 Idaho 91; 21 P.2d 905 (Id. 1933); See also Equitable Mortgage Doctrine In Idaho.

Wells Fargo Agrees To $67M In Loan Modifications For NJ Homeowners Saddled With Wachovia, Golden West, World Savings "Pick-A-Payment" Loans

From the Office of the New Jersey Attorney General:
  • Attorney General Paula T. Dow announced [] that Wells Fargo Home Mortgage has agreed to provide New Jersey consumers with nearly $67 million in loan modifications and pay the state $3.98 million to resolve allegations that companies it acquired – Wachovia Corporation, Golden West and World Savings -- deceptively marketed adjustable rate mortgage loans.(1)

For the NJ AG press release, see Attorney General Announces Settlement with Wells Fargo Home Mortgage; Company Providing $67 Million in Loan Modifications, Paying State $3.98 Million.

Go here for the Settlement Agreement, and here for the Announcement of Restitution Fund.

(1) For announcements of "Pick-a-Payment" settlements in other states, see:

California Appeals Court Fires Warning Shot At R/E Agents Failing To Disclose That Property Is So Greatly Encumbered That Short Sale Is Doomed To Fail

A recent ruling by a California appellate court hammered real estate agents for failing to disclose to a home purchaser that the property was so overencumbered with mortgages that there was little likelihood that a desired short sale transaction would successfully close at the agreed-upon purchase price.

The court "kindly" commences its ruling with the following excerpt, which essentially serves as the shortened, "CliffsNotes" (aka Cliff Notes) version of the situation involved.
  • Particularly in these days of rampant foreclosures and short sales, "[t]he manner in which California's licensed real estate brokers and salesmen conduct business is a matter of public interest and concern. [Citations.]" (Wilson v. Lewis (1980) 106 Cal.App.3d 802, 805-806.)

  • When the real estate professionals involved in the purchase and sale of a residential property do not disclose to the buyer that the property is so greatly overencumbered that it is almost certain clear title cannot be conveyed for the agreed upon price, the transaction is doomed to fail.

  • Not only is the buyer stung, but the marketplace is disrupted and the stream of commerce is impeded. When properties made unsellable by their debt load are listed for sale without appropriate disclosures and sales fall through, purchasers become leery of the marketplace and lenders preparing to extend credit to those purchasers waste valuable time in processing useless loans. In the presently downtrodden economy, it behooves us all for business transactions to come to fruition and for the members of the public to have confidence in real estate agents and brokers.

  • The case before us presents the interesting question of whether the real estate brokers representing a seller of residential real property are under an obligation to the buyers of that property to disclose that it is overencumbered and cannot in fact be sold to them at the agreed upon purchase price unless either the lenders agree to short sales or the seller deposits a whopping $392,000 in cash into escrow to cover the shortfall.

  • Here, the buyers and the seller agreed to the purchase and sale of a residential real property for the price of $749,000. Unbeknownst to the buyers, the property was subject to a first deed of trust in the amount of $695,000, a second deed of trust in the amount of $196,000 and a third deed of trust in the amount of $250,000, for a total debt of $1,141,000, and the lenders had not agreed to accept less than the amounts due under the loans in order to release their deeds of trust.

  • According to the buyers, after they signed the deal with the seller, they sold their existing home in order to enable them to complete the purchase of the seller's property. Only then did they learn that the seller could not convey clear title because the property was overencumbered.

  • In a lawsuit against the seller's brokers, the trial court sustained a demurrer without leave to amend, holding that the brokers owed no duty of disclosure to the buyers. The buyers appeal. We reverse, holding that, under the facts of this case, the brokers were obligated to disclose to the buyers that there was a substantial risk that the seller could not transfer title free and clear of monetary liens and encumbrances.

For the rest of the ruling, see Holmes v. Summer, No. G041906 (Cal. App. 4th Dist., Div. 3, October 6, 2010) (go here for .doc version; when links expire, try here).