May
22

Madoff and Trustee Incentives

We've been pretty quiet about Madoff on this blog, so I think it's time for a few words on the matter. I want to quickly recap two critical decisions in the case and then raise the issue of the alignment of incentives between the trustee and the Madoff victims.

(1) Where things stand with clawbacks.  

The big issue in the Madoff bankruptcy is how much money the trustee, Irving Picard, will be able to claw back in to the estate under fraudulent transfer actions from net winners in the Ponzi scheme (and various aiders and abetters).  

Last September, Judge Rakoff made a major ruling in the Madoff case (Picard v. Katz, 462 B.R. 447 (SDNY 2011)). He ruled that the 546(e) settlement payment defense bars most actions by the Madoff estate's trustee, Irving Picard, unless actual fraud is alleged under 548(a)(1). If that ruling stands, then the trustee cannot pursue clawback actions using section 544 of the Code, which allows the trustee to use state frauduluent conveyance law.  The result is to deprive the trustee of the very favorable 6-year statute of limitations under the New York version of the Uniform Fraudulent Conveyance Act. Instead, the trustee is limited to pursuing "actual intent to hinder, delay, or defraud" actions under 548(a)(1), which have a 2-year statute of limitations. In other words, the ruling chops off 2/3s of the clawback period. The ruling is thus extremely favorable to net winners to the extent that their winnings were in three to six years before the bankruptcy.   

Judge Rakoff expanded that ruling last month in another important opinion that explains that the clawback can only be applied to net winners (on an all-in/all-out basis irrespective of time) and then only to the extent of their withdrawals in the two years pre-filing.  Rakoff, however, also held that the trustee had stated a sufficient case to survive a 12(b)(6) motion to dismiss on his 548(a)(1) claim. because the defendants' 548(c) good faith taker for value argument--namely that the payments were made to them in satisfaction of the debt Madoff, as a stockbroker, owed them based on holding their accounts--doesn't fly.  

While I have normative issues with the settlement payment defense being WAY too broad, it's pretty clear that Rakoff applied it correctly. The best argument for the trustee was that there were no settlement payments because there were no securities--everything was bogus--but as Rakoff rightly observed, there is a fraud exception built in to 546(e), and that's and only that is what the trustee can argue. Yet, it is kind of hard to square Judge Rakoff's rejection of the trustee's argument about 546(e) with his acceptance of the trustee's argument about 548(c). Yes, Judge Rakoff's ruling on 548(c) is consistent with general Ponzi scheme jurisprudence, but the inconsistency in the opinions about whether the formalities of the transactions will be respected (for 546(e) purposes) or disregarded (for 548(c) purposes) is noticeable. The result, though, is to split the baby and let the trustee pursue clawbacks, but only for a limited period and against a limited number of investors for a limited amount. Lots more that could be said about all of this, but I assume it is all going up to the 2d Circuit, which I would expect to confirm both rulings. 

(2) Trustees and Settlement.

The dynamics of the Madoff case raise some questions about the incentives of bankruptcy trustees. Before I proceed, I want to emphasize that I have no reason to think that the trustee in this case is acting in anything but good faith. Instead, I am making a more general point about the structure of trustee arrangements.

The trustee is ultimately operating the estate for the benefit of the claimants. Many of the Madoff claimants were counting on their investments for own retirements or for their business's pension plans. These tend to be claimants who need money now, rather than in five or ten years. They have immediate liquidity needs, so they are likely claimants who would settle for a smaller recovery sooner. This goes for net winners (who still come away with much less than they thought they had) and net losers. And net winners have the uncertainty of the clawbacks hanging over their heads making financial planning difficult. They don't know if they are looking at 2 or 6 years or if they are looking at clawbacks at all.

All of this suggests that many of the defendants (net winners) and economic plaintiffs (net losers) in the clawback litigations have real incentives to settle--or sell their claims (I'm not sure what the Madoff claim market looks like). The real plaintiffs in interest--the net losers--are not at the table, however. Instead, they have the trustee litigating and negotiating for them. 

This structure makes sense given the collective action problems involved, but only so long as the trustee's incentives align with the net loser's. They don't. The trustee does not have the liquidity pressures of Madoff net losers, which makes him less likely to cut deals and settle with the net winners, even if the net winners are willing to settle at a price that the net losers would take because of their liquidity discount.

There is some sort of personal reputational gain possible for the trustee that probably correlates roughly with the total dollar figure for recovery, but I don't think that's likely to be affecting things. More importantly, the trustee's law firm gets compensated before the victims as an administrative expense of the estate. I've got no quarrel with administrative expense priority--you gotta pay the grave digger--but the trustee's firm's compensation is not based on the recovery, but on hourly billing, which would seem to create a disincentive to reach quick settlement.

Two factors might mitigate against this. First, there is supposedly a 10% discount from the trustee. As far as I can tell that's a discount from an arbitrary price that is designed to make the trustee appear to be operating in the spirit of economy; I don't think of this as a pro bono case. Second, and more important, there is a further 20% holdback on fee payments (after the 10% discount) until the conclusion of the case. That means there is a time value discount on the heldback fees, which is tantamount to a further discount from face (but probably not a 20% discount from face).

All else equal, the holdback would seem to help align the trustee's interests with those of the victims. But a few factors might reduce the effectiveness of the holdback. First, I imagine that the trustee's law firm is charging more than would be charged if the services were put out for auction, so that premium might offset the 10% discount and the timevalue discount on the holdback. (And given that other legal services are auctioned, why not do this in bankruptcy for trustee's counsel...)  

Second, the holdback might be too large or too small to properly align incentives, although it might help optimize them, even if they remain suboptimal. And third, the trustee (or really his law firm) might be able to monetize the holdback now, say by borrowing against in on a non-recourse basis. While there would be a time value cost, that would easy any liquidity pressures created by the holdback. Borrowing against the holdback would raise some eyebrows (and I  have no reason to think it is occuring), but law firm finances (and litigation finance in particular) is really a black box.

In the end, we have a situation in which both the victims and the trustee are at least nominally time sensitive, but in which they also both have theoretical possibilities of monetizing delayed cashflows. As far as I can tell, however, there haven't been a lot of settlements in the case other than a few splashy big dollar ones like with the Wilpons. That makes me wonder if the trustee-victim incentives are properly aligned. There's no way to really test things, but I think the Madoff case provides a nice illustration of the role that liquidity demands can play in shaping bankruptcy cases.  

May
19

HEDGES v OBAMA | Judge Blocks Obama’s Controversial National Defense Authorization Act (NDAA)

Judge Blocks Controversial NDAA MANHATTAN (CN) – A federal judge granted a preliminary injunction late Wednesday to block provisions of the 2012 National Defense Authorization Act that would allow the military to indefinitely detain anyone it accuses of knowingly or unknowingly supporting terrorism. Signed by President Barack Obama on New Year’s Eve, the 565-page NDAA … Read more Related posts:
  1. Obama Prepares for War? | Executive Order – National Defense Resources Preparedness
  2. Foreclosure Fraud Defense Connecticut – U.S. Bank National Association as Trustee v. Toni Ascenzia et al
  3. 1st Annual Mortgage Foreclosure Defense Symposium at the PGA National Resort & Spa
Apr
20

U.S. Bank Nat’l Ass’n v. Ibanez | How does a loan for $103,500 actually cost the investors a loss of $274,340.89?

U.S. Bank Nat’l Ass’n v. Ibanez 458 Mass. 637 (2011) – The High Cost of Litigation This case is a fiasco beyond imagination. This boarded up house was the subject of the Massachusetts Supreme Judicial Court decision where US Bank as Trustee of a securitized trust lost in an attempt to obtain a judicial declaration … Read more No related posts.
Apr
09

Rigby v. Wells Fargo Bank Reversed | “A party must have standing to file suit at its inception and may not remedy this defect by subsequently obtaining standing.”

DISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FOURTH DISTRICT January Term 2012 DAVID RIGBY and KATHLYN RIGBY, Appellants, v. WELLS FARGO BANK, N.A., AS TRUSTEE FOR OPTION ONE MORTGAGE LOAN TRUST 2007-FXD2 ASSET-BACKED CERTIFICATES, SERIES 2007-FXD2, Appellee. No. 4D10-3587 [April 4, 2012] This appeal stems from a complaint of foreclosure filed an the … Read more Related posts:
  1. NJ Court Dismisses Bank of America Foreclosure Complaint due to Violations: Bank of America Lacked Standing – Wells Fargo Violated Fair Foreclosure Act
  2. WELLS FARGO BANK, N.A., v. SANDRA A. FORD | NJ APPELLATE DIVISION Reverses Foreclosure Due to Lack of Standing
  3. FL 4th DCA Fraudclosure Reversed | McLEAN vs JP MORGAN CHASE BANK – The record lacked any evidence that Chase had standing to foreclose at the time the lawsuit was filed
Apr
05

Hawaii Court rules: No valid assignment means Deutsche has no standing to foreclose


Last week, Hawaii homeowners at risk of foreclosure had reason to be pleased.  Not ecstatic… not jubilant… and certainly not electrified, as other bloggers have intimated might be appropriate.  The decision is not cause for any of those emotions… there’s no curtain lifting on a big show, if you will.

 

District Court Judge J. Michael Seabright ruled in favor of a Hilo homeowner, dismissing a complaint filed by Deutsche Bank as Trustee, who was seeking to foreclose.  According to the court’s ruling, the plaintiff failed to establish that it was validly assigned the Mortgage and Note and therefore lacked standing to foreclose on the defendant’s property.

 

The court’s decision was very straightforward and should be easy to understand.

 

Basically, Deutsche Bank produced an assignment from Home 123/New Century Mortgage on January 13, 2009… but Home 123 was in bankruptcy liquidation as of January 13, 2009, having filed for bankruptcy in 2007, and a liquidation plan was confirmed in July 2008 as part of the bankruptcy of New Century Mortgage.  So, obviously that assignment was not valid.

 

Deutsche then claimed that it was assigned the loan in 2007 through the Pooling & Servicing Agreement (“PSA”), dated January 1, 2007.  Judge Seabright, however, pointed out that although the plaintiff MIGHT have been assigned the Mortgage and Note through this PSA, the plaintiff offered no evidence for the record establishing which mortgages were included in the PSA.

 

In a nutshell, all the judge said is that he wants some admissible evidence of the transfer of the loan to Deutsche Bank.  The 2009 assignment was obviously not valid… and if it was assigned through the PSA in 2007, then Deutsche Bank needed to present some evidence of that fact… and they didn’t… this time around anyway.

 

As such, the judge granted the homeowner’s motion to dismiss Deutsche’s complaint, but he did so “with prejudice,” which means that he left the door open for Deutsche Bank to come back to court with evidence of the assignment, and re-file the foreclosure complaint.

 

Of course, some people will say that Deutsche Bank won’t be able to produce a valid assignment of the loan, while others will say that’s just wishful thinking.  If you want my vote… I’d have to say that Deutsche will be back for sure, so this decision will likely represent a delay, which I’d have to say is something short of extraordinary, as far as ramifications are concerned.

 

The better question really is… when they return to foreclose, what will they bring with them in the way of an assignment?

 

What if they lost the note?

 

If Deutsche Bank can’t find the original note it doesn’t mean that they can’t foreclose… there are a number of other ways the bank could establish that they have the right to foreclose.

 

Judge Seabright left it open as to what would constitute acceptable evidence of the assignment, so it doesn’t necessarily have to be the note itself, rather it could be a schedule of loans that accompanied the PSA… it could be a lost note affidavit, or an affidavit by the custodian of records, or some sort of acknowledgement of receipt.

 

This is a court of equity, and it’s not giving away free houses as a reward for being delinquent on a mortgage just because the foreclosing party doesn’t have the actual note.

 

In fact, the Uniform Commercial Code (“UCC”) sets forth conditions related to enforcing lost, destroyed or stolen instruments in section 3-309, subsection (b) as shown below.

 

§ 3-309. ENFORCEMENT OF LOST, DESTROYED, OR STOLEN INSTRUMENT.

 

  • (a) A person not in possession of an instrument is entitled to enforce the instrument if (i) the person was in possession of the instrument and entitled to enforce it when loss of possession occurred, (ii) the loss of possession was not the result of a transfer by the person or a lawful seizure, and (iii) the person cannot reasonably obtain possession of the instrument because the instrument was destroyed, its whereabouts cannot be determined, or it is in the wrongful possession of an unknown person or a person that cannot be found or is not amenable to service of process.

 

  • (b) A person seeking enforcement of an instrument under subsection (a) must prove the terms of the instrument and the person’s right to enforce the instrument. If that proof is made, Section 3-308 applies to the case as if the person seeking enforcement had produced the instrument. The court may not enter judgment in favor of the person seeking enforcement unless it finds that the person required to pay the instrument is adequately protected against loss that might occur by reason of a claim by another person to enforce the instrument. Adequate protection may be provided by any reasonable means.

 

What a difference a day makes…

 

According to Massachusetts attorney Glenn Russell (one of the lead attorneys in the now famous Ibanez decision), if Deutsche Bank did in fact buy the loan from New Century in 2007, the precise date of the assignment they present to the court is going to matter… a lot.

 

Here’s why…

 

The PSA that Deutsche presented to the court was dated January 1, 2007.  But according to the transcript of the First Day Hearing of the New Century bankruptcy, dated April 03, 2007, at the time of New Century’s bankruptcy, the company only owned 2,000 loans, and their internal term for these loans was LNFA, which stood for: “Loans Not Financed Anywhere.” 

 

And, these loans, by the way, were sold to Ellington Capital Management Group LLC Capital, and the servicing rights were sold to Carrington.  So, because the closing date for the PSA would be sometime in March of ’07, the date of the assignment of this loan to Deutsche would have to be sometime in March ’07, but before April 3, 2007.

 

To see for yourself… here are links to the Exhibit documents from the New Century bankruptcy proceedings.

Exhibit F – Opening Day Hearing of New Century Bankruptcy

Exhibit H – Amended Disclosure, February 2, 2008

 

The End.

 

So, that’s as far as it goes for the Deutsche v. Williams decision.  It’s not exactly the second coming, but it is reason to be pleased.  It’s probably worth noting that this decision seems to have gone the way it did because of the transfer from a company that was in bankruptcy… that seems to be what led Judge Seabright to his ultimate conclusion.

 

Also, you can’t assume that this decision will carry over into your state.  In California, for example, this wouldn’t have been a problem because California state law says that the deed automatically follows the note, you can’t separate the two.

 

According to Honolulu attorney, Gary Dubin, Hawaii state law is unclear as to whether the mortgage automatically follows the note.  I spoke to him, and he was nothing short of thrilled at the court’s decision.  (Watch for a podcast with Gary as my guest coming up soon.)

Gary has been fighting foreclosures and various other mortgage improprieties in Hawaii for a long time… in fact, when he started his practice, I don’t even think the Big Island was above sea level yet.  (Kidding, just kidding… I love Gary… I just couldn’t help myself.)

 

I understand why Gary was so excited by the decision… he even told me that he’s fought for this same sort of outcome in Hawaii’s state courts on numerous occasions only to find the courts all to willing to disregard anything but the borrower’s delinquent status, and I do understand how frustrating that can be and often still is for foreclosure defense lawyers all over the country.


The Notes Are NOT Lost…

 

Florida foreclosure defense attorney Matt Weidner says that he’s tried thousands of cases and he’s NEVER has had a case in which the bank didn’t eventually show up with the actually note.   “They’re not lost… they know where they are.  They just don’t want to go to the trouble of producing then.  But when push comes to shove, they always manage to find them,” Matt explains.

 

 

According to Weidner…

 

“I’ve taken depositions that have explained how the LPS system for tracking notes is very sophisticated.  To take a note out of the vault, the system generates something called a Dailee Agreement, and there’s even an insurance policy that travels with that note in case it’s lost or damaged.  But it’s time consuming.  And the compensation system encourages foreclosing attorneys to do everything fast and faster above all else, so if they can get away not producing the note, so much the better.”

 

Tom Cox, the foreclosure defense lawyer from Maine, agrees.  He says you can absolutely count on the bank to show up with the note every single time… if they have to.  He’s never seen them not do it… ever.  “Oh, they’ve got the notes… of course they do.”

 

Coincidentally, Matt Weidner just days ago lost a case for the first time and that has him ready to chew on glass.  Incredibly, none other than “Linda Green signed the assignment and yet the judge in the Florida court just did not care.

 

Here’s an excerpt of Matt in court, from the transcript…

 

This plaintiff has come into your courtroom asserting they’re the service that asserts that they’re an agent-ship for someone else.  They haven’t disclosed who the principal is.  They’ve given you zero evidence that they have any authority to be here on behalf of the principal.

 

The plaintiff has failed to introduce any evidence whatsoever that either one of the witnesses that they have called have any relationship to the note or mortgage in question.  They have, in fact, said, both witnesses, we are the servicer but they have not introduced a single piece of evidence which gives them the authority to be here in front of the Court.

 

Misinformation and hyperbole making a bad situation worse…

 

The blog, Deadly Clear, reported on this story a few days ago, but rather than stopping where the case stopped, the author made the decision sound like much more than it is.  Here’s an example…

 

Attorney Bickerton faced off in court and explained to the Judge oral argument that the banks didn’t just miss the date to file their assignments or needed to tidy up paperwork, this was a ‘Business model using the loans for overnight lending.’  Bickerton told the Court that if this wasn’t dismissed, his first line of discovery would be geared to uncover the outside financial advantages being derived from the use of the Williamses’ loan.

 

This is the thinking that ultimately leads to believing that the borrower doesn’t owe any money because some combination of insurance policies and credit default swaps have combined to pay off all of the loans, making all of the investors whole and allowing the servicers to now collect again from the homeowners who actually own their homes free and clear.

 

It’s not true.  Neither default insurance, which is issued by monoline insurers, nor credit default swaps ever pay off loans.  If you want to know how these deals work in detail, I just published a couple of articles on the topic, “If WE Owned a Pool of Loans, Would WE Allow Principal Reductions.” AND… “An Insider’s View of an Actual RMBS Securitization at Mandelman U.”

 

The writer seems to be saying that Deutsche is profiting from the loan so there should be an offset of some kind.  This line of thinking is not only not true, but it’s also not relevant.  The actual loss by the bank in a default is not relevant to the amount owed by the borrower.

 

And the writer goes on… and on…

 

Understanding the premeditated intentions of these banks, how they pledge, collateralize, swap, sell, lease, and trade these loans that are SUPPOSED to have been in a static trust will open the eyes of lawmakers to the real moral hazard – the fraud upon the homeowners, the courts and the state.

 

Look, the writer is obviously passionate, and I don’t want to take anything away from that, but we can’t fall into the trap of not being accurate and correct in what we say and do…. or we will lose.

 

Let’s discuss the trusts. We can see by the assignments that they were not made timely and NY trust laws call them VOID.

 

This is the REMIC trust issue.  REMIC trusts are the type of trust used when issuing mortgage-backed securities, and while the writer may be right, in some instances, it just doesn’t matter because the Internal Revenue Code is not something homeowners can enforce.  The IRS has made it clear that they have no interest in going after this issue, and it isn’t something that impacts the borrower… so it’s a distraction, nothing more.

 

And let’s suppose we can see the trading in the trust is active, numerous investors have already been paid off – where is the “injury”….hmmm?

 

Okay, I hear this type of thing every day lately… I don’t know where this rumor came from but it’s NOT TRUE.  Investors have NOT been paid off… not even close.  Just read any of the lawsuits being brought by investors against the issuers of mortgage-backed securities and you’ll get the message in a damn hurry.

 

We’re connecting the dots, people with above average intelligence are realizing, just like Judge Seabright, that there are huge schemes behind the scenes of an everyday mortgage that the borrower never intended to participate in… and eventually we’ll know whether the application for a mortgage started the securitization process before the borrower signed the note making them securities with no disclosure, how many insurance policies were attached to the loans and when (we never agreed to be over insured which would give someone the incentive to “off” us)… it’s coming soon – to a court room near you…

 

The borrower didn’t have to intend to participate in anything having to do with securitization, and borrowers are not securities without disclosure.  These are rumors dreamed up by someone who wants to sell homeowners on signing up for a lawsuit.  Someone showed it to me about a year ago.  It’s grown out of control.

 

Don’t buy into these things… don’t write anyone a check to join such a lawsuit.  It’s nothing but a rip-off, I promise.  And you don’t have to take my word for it… for any of this… call experts all over the country… ask them.  You’ll see…

 

Look, I know how homeowners feel today, and the stress is increasing as things get progressively worse, so many people want to believe that there’s something out there that can save them… that’s why the scammers are so successful… at some point people buy magic beans.

 

The key to getting through this is education… educate yourself… double check everything… read books, articles… listen to my podcasts with the country’s leading experts.  That’s how we will win… because the more you learn the more powerful you become.  And that’s a fact.

 

So, be pleased about this decision… it’s a good decision.  But that’s all it is… the race is long… and in the end it’s only with yourself.

 

Mandelman out.

 

 

Apr
05

Hawaii Court rules: No valid assignment means Deutsche has no standing to foreclose


Last week, Hawaii homeowners at risk of foreclosure had reason to be pleased.  Not ecstatic… not jubilant… and certainly not electrified, as other bloggers have intimated might be appropriate.  The decision is not cause for any of those emotions… there’s no curtain lifting on a big show, if you will.

 

District Court Judge J. Michael Seabright ruled in favor of a Hilo homeowner, dismissing a complaint filed by Deutsche Bank as Trustee, who was seeking to foreclose.  According to the court’s ruling, the plaintiff failed to establish that it was validly assigned the Mortgage and Note and therefore lacked standing to foreclose on the defendant’s property.

 

The court’s decision was very straightforward and should be easy to understand.  (Deutsche v, Williams)

 

Basically, Deutsche Bank produced an assignment from Home 123/New Century Mortgage on January 13, 2009… but Home 123 was in bankruptcy liquidation as of January 13, 2009, having filed for bankruptcy in 2007, and a liquidation plan was confirmed in July 2008 as part of the bankruptcy of New Century Mortgage.  So, obviously that assignment was not valid.

 

Deutsche then claimed that it was assigned the loan in 2007 through the Pooling & Servicing Agreement (“PSA”), dated January 1, 2007.  Judge Seabright, however, pointed out that although the plaintiff MIGHT have been assigned the Mortgage and Note through this PSA, the plaintiff offered no evidence for the record establishing which mortgages were included in the PSA.

 

In a nutshell, all the judge said is that he wants some admissible evidence of the transfer of the loan to Deutsche Bank.  The 2009 assignment was obviously not valid… and if it was assigned through the PSA in 2007, then Deutsche Bank needed to present some evidence of that fact… and they didn’t… this time around anyway.

 

As such, the judge granted the homeowner’s motion to dismiss Deutsche’s complaint, but he did so “without prejudice,” which means that he left the door open for Deutsche Bank to come back to court with evidence of the assignment, and re-file the foreclosure complaint.

 

Of course, some people will say that Deutsche Bank won’t be able to produce a valid assignment of the loan, while others will say that’s just wishful thinking.  If you want my vote… I’d have to say that Deutsche will be back for sure, so this decision will likely represent a delay, which I’d have to say is something short of extraordinary, as far as ramifications are concerned.

 

The better question really is… when they return to foreclose, what will they bring with them in the way of an assignment?

 

What if they lost the note?

 

If Deutsche Bank can’t find the original note it doesn’t mean that they can’t foreclose… there are a number of other ways the bank could establish that they have the right to foreclose.

 

Judge Seabright left it open as to what would constitute acceptable evidence of the assignment, so it doesn’t necessarily have to be the note itself, rather it could be a schedule of loans that accompanied the PSA… it could be a lost note affidavit, or an affidavit by the custodian of records, or some sort of acknowledgement of receipt.

 

This is a court of equity, and it’s not giving away free houses as a reward for being delinquent on a mortgage just because the foreclosing party doesn’t have the actual note.

 

In fact, the Uniform Commercial Code (“UCC”) sets forth conditions related to enforcing lost, destroyed or stolen instruments in section 3-309, subsection (b) as shown below.

 

§ 3-309. ENFORCEMENT OF LOST, DESTROYED, OR STOLEN INSTRUMENT.

 

  • (a) A person not in possession of an instrument is entitled to enforce the instrument if (i) the person was in possession of the instrument and entitled to enforce it when loss of possession occurred, (ii) the loss of possession was not the result of a transfer by the person or a lawful seizure, and (iii) the person cannot reasonably obtain possession of the instrument because the instrument was destroyed, its whereabouts cannot be determined, or it is in the wrongful possession of an unknown person or a person that cannot be found or is not amenable to service of process.

 

  • (b) A person seeking enforcement of an instrument under subsection (a) must prove the terms of the instrument and the person’s right to enforce the instrument. If that proof is made, Section 3-308 applies to the case as if the person seeking enforcement had produced the instrument. The court may not enter judgment in favor of the person seeking enforcement unless it finds that the person required to pay the instrument is adequately protected against loss that might occur by reason of a claim by another person to enforce the instrument. Adequate protection may be provided by any reasonable means.

 

What a difference a day makes…

 

According to Massachusetts attorney Glenn Russell (one of the lead attorneys in the now famous Ibanez decision), if Deutsche Bank did in fact buy the loan from New Century in 2007, the precise date of the assignment they present to the court is going to matter… a lot.

 

Here’s why…

 

The PSA that Deutsche presented to the court was dated January 1, 2007.  But according to the transcript of the First Day Hearing of the New Century bankruptcy, dated April 03, 2007, at the time of New Century’s bankruptcy, the company only owned 2,000 loans, and their internal term for these loans was LNFA, which stood for: “Loans Not Financed Anywhere.” 

 

And, these loans, by the way, were sold to Ellington Capital Management Group LLC Capital, and the servicing rights were sold to Carrington.  So, because the closing date for the PSA would be sometime in March of ’07, the date of the assignment of this loan to Deutsche would have to be sometime in March ’07, but before April 3, 2007.

 

To see for yourself… here are links to the Exhibit documents from the New Century bankruptcy proceedings.

Exhibit F – Opening Day Hearing of New Century Bankruptcy

Exhibit H – Amended Disclosure, February 2, 2008

 

The End.

 

So, that’s as far as it goes for the Deutsche v. Williams decision.  It’s not exactly the second coming, but it is reason to be pleased.  It’s probably worth noting that this decision seems to have gone the way it did because of the transfer from a company that was in bankruptcy… that seems to be what led Judge Seabright to his ultimate conclusion.

 

Also, you can’t assume that this decision will carry over into your state.  In California, for example, this wouldn’t have been a problem because California state law says that the deed automatically follows the note, you can’t separate the two.

 

According to Honolulu attorney, Gary Dubin, Hawaii state law is unclear as to whether the mortgage automatically follows the note.  I spoke to him, and he was nothing short of thrilled at the court’s decision.  (Watch for a podcast with Gary as my guest coming up soon.)

Gary has been fighting foreclosures and various other mortgage improprieties in Hawaii for a long time… in fact, when he started his practice, I don’t even think the Big Island was above sea level yet.  (Kidding, just kidding… I love Gary… I just couldn’t help myself.)

 

I understand why Gary was so excited by the decision… he even told me that he’s fought for this same sort of outcome in Hawaii’s state courts on numerous occasions only to find the courts all to willing to disregard anything but the borrower’s delinquent status, and I do understand how frustrating that can be and often still is for foreclosure defense lawyers all over the country.


The Notes Are NOT Lost…

 

Florida foreclosure defense attorney Matt Weidner says that he’s tried thousands of cases and he’s NEVER has had a case in which the bank didn’t eventually show up with the actually note.   “They’re not lost… they know where they are.  They just don’t want to go to the trouble of producing then.  But when push comes to shove, they always manage to find them,” Matt explains.

 

 

According to Weidner…

 

“I’ve taken depositions that have explained how the LPS system for tracking notes is very sophisticated.  To take a note out of the vault, the system generates something called a Dailee Agreement, and there’s even an insurance policy that travels with that note in case it’s lost or damaged.  But it’s time consuming.  And the compensation system encourages foreclosing attorneys to do everything fast and faster above all else, so if they can get away not producing the note, so much the better.”

 

Tom Cox, the foreclosure defense lawyer from Maine, agrees.  He says you can absolutely count on the bank to show up with the note every single time… if they have to.  He’s never seen them not do it… ever.  “Oh, they’ve got the notes… of course they do.”

 

Coincidentally, Matt Weidner just days ago lost a case for the first time and that has him ready to chew on glass.  Incredibly, none other than “Linda Green signed the assignment and yet the judge in the Florida court just did not care.

 

Here’s an excerpt of Matt in court, from the transcript…

 

This plaintiff has come into your courtroom asserting they’re the service that asserts that they’re an agent-ship for someone else.  They haven’t disclosed who the principal is.  They’ve given you zero evidence that they have any authority to be here on behalf of the principal.

 

The plaintiff has failed to introduce any evidence whatsoever that either one of the witnesses that they have called have any relationship to the note or mortgage in question.  They have, in fact, said, both witnesses, we are the servicer but they have not introduced a single piece of evidence which gives them the authority to be here in front of the Court.

 

Misinformation and hyperbole making a bad situation worse…

 

The blog, Deadly Clear, reported on this story a few days ago, but rather than stopping where the case stopped, the author made the decision sound like much more than it is.  Here’s an example…

 

Attorney Bickerton faced off in court and explained to the Judge oral argument that the banks didn’t just miss the date to file their assignments or needed to tidy up paperwork, this was a ‘Business model using the loans for overnight lending.’  Bickerton told the Court that if this wasn’t dismissed, his first line of discovery would be geared to uncover the outside financial advantages being derived from the use of the Williamses’ loan.

 

This is the thinking that ultimately leads to believing that the borrower doesn’t owe any money because some combination of insurance policies and credit default swaps have combined to pay off all of the loans, making all of the investors whole and allowing the servicers to now collect again from the homeowners who actually own their homes free and clear.

 

It’s not true.  Neither default insurance, which is issued by monoline insurers, nor credit default swaps ever pay off loans.  If you want to know how these deals work in detail, I just published a couple of articles on the topic, “If WE Owned a Pool of Loans, Would WE Allow Principal Reductions.” AND… “An Insider’s View of an Actual RMBS Securitization at Mandelman U.”

 

The writer seems to be saying that Deutsche is profiting from the loan so there should be an offset of some kind.  This line of thinking is not only not true, but it’s also not relevant.  The actual loss by the bank in a default is not relevant to the amount owed by the borrower.

 

And the writer goes on… and on…

 

Understanding the premeditated intentions of these banks, how they pledge, collateralize, swap, sell, lease, and trade these loans that are SUPPOSED to have been in a static trust will open the eyes of lawmakers to the real moral hazard – the fraud upon the homeowners, the courts and the state.

 

Look, the writer is obviously passionate, and I don’t want to take anything away from that, but we can’t fall into the trap of not being accurate and correct in what we say and do…. or we will lose.

 

Let’s discuss the trusts. We can see by the assignments that they were not made timely and NY trust laws call them VOID.

 

This is the REMIC trust issue.  REMIC trusts are the type of trust used when issuing mortgage-backed securities, and while the writer may be right, in some instances, it just doesn’t matter because the Internal Revenue Code is not something homeowners can enforce.  The IRS has made it clear that they have no interest in going after this issue, and it isn’t something that impacts the borrower… so it’s a distraction, nothing more.

 

And let’s suppose we can see the trading in the trust is active, numerous investors have already been paid off – where is the “injury”….hmmm?

 

Okay, I hear this type of thing every day lately… I don’t know where this rumor came from but it’s NOT TRUE.  Investors have NOT been paid off… not even close.  Just read any of the lawsuits being brought by investors against the issuers of mortgage-backed securities and you’ll get the message in a damn hurry.

 

We’re connecting the dots, people with above average intelligence are realizing, just like Judge Seabright, that there are huge schemes behind the scenes of an everyday mortgage that the borrower never intended to participate in… and eventually we’ll know whether the application for a mortgage started the securitization process before the borrower signed the note making them securities with no disclosure, how many insurance policies were attached to the loans and when (we never agreed to be over insured which would give someone the incentive to “off” us)… it’s coming soon – to a court room near you…

 

The borrower didn’t have to intend to participate in anything having to do with securitization, and borrowers are not securities without disclosure.  These are rumors dreamed up by someone who wants to sell homeowners on signing up for a lawsuit.  Someone showed it to me about a year ago.  It’s grown out of control.

 

Don’t buy into these things… don’t write anyone a check to join such a lawsuit.  It’s nothing but a rip-off, I promise.  And you don’t have to take my word for it… for any of this… call experts all over the country… ask them.  You’ll see…

 

Look, I know how homeowners feel today, and the stress is increasing as things get progressively worse, so many people want to believe that there’s something out there that can save them… that’s why the scammers are so successful… at some point people buy magic beans.

 

The key to getting through this is education… educate yourself… double check everything… read books, articles… listen to my podcasts with the country’s leading experts.  That’s how we will win… because the more you learn the more powerful you become.  And that’s a fact.

 

So, be pleased about this decision… it’s a good decision.  But that’s all it is… the race is long… and in the end it’s only with yourself.

 

Mandelman out.

 

 

Apr
05

ELSTON/LEETSDALE, LLC v CWCAPITAL ASSET MANAGEMENT LLC | The Wizard Behind The Curtain – Plaintiffs Must Plead Their Authority to Sue!

DISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FOURTH DISTRICT January Term 2012 ELSTON/LEETSDALE, LLC, a Delaware limited liability company, Appellant, v. CWCAPITAL ASSET MANAGEMENT LLC, solely in its capacity as Special Servicer on behalf of U.S. BANK, N.A., Successor to STATE STREET BANK AND TRUST COMPANY, as Trustee for the registered holders of … Read more Related posts:
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Mar
22

BELL v COUNTRYWIDE | Latest Foreclosure Ruling Sides with Utah Homeowners, BofA’s Recontrust Unit can’t Rely on Texas Law

Latest foreclosure ruling sides with Utah homeowners Lawsuit » In split with other judges, jurist says BofA unit can’t rely on Texas law Contrary to the findings of two other federal judges in Utah, U.S. District Judge Bruce Jenkins has ruled that Bank of America must follow state law when it forecloses on homeowners in … Read more Related posts:
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Mar
19

Army Staff Sergeant Robert Bales, the soldier accused of killing at least 16 civilians was facing foreclosure

The Bales owed $15,644.19 on the house plus $1,333.46 in trustee’s fees, according to the auction notice. The auction subsequently was canceled without explanation. A Bank of America filing in King County, in August 2011 said the couple was $16,978 in arrears on the rental property. The house sits vacant and banned for occupancy by … Read more Related posts:
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Mar
08

HSBC Bank USA, N.A. v Sene | Two Seperate Notes – “A fraud has been committed upon this Court”

HSBC Bank USA, N.A. as Trustee of behalf of ACE Securities Corp. Home Equity Loan Trust And for the Registered Holders of Ace Securities Corp. Home Equity Loan Trust, Series 2007-HE4, Asset Backed Pass-Through Certificates, Plaintiff, against Marie Sene, et al, Defendants. 18600/09   Plaintiff was represented by Alissa L. Wilson, Esq., Shapiro, DiCaro & … Read more Related posts:
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Feb
27

Bank sues itself, wins, and then forces itself into bankruptcy to satisfy judgment


During the mortgage madness of 2003 – 2006, banks wore many hats related to the complex derivatives and mortgage-backed securities being packaged and sold to investors all over the world.  Then, the meltdown forced many mortgage originators into bankruptcy and saw numerous financial institutions become insolvent.  When the surviving banks acquired the various assets of the fallen… it became difficult or in some cases near impossible to ascertain from where certain risks might come.

 

Of course, the banking lobby has successfully resisted efforts aimed at breaking them up into more manageable entities, less capable of causing systemic damage to the global financial system.  The industry’s position seems to be that every thing is just fine.  Goldstein Such’s CEO, Lord Blankcheck, speaking at the dedication ceremony of the American Securitization Memorial, had the following to say…

 

“The size of our financial institutions is not the problem.  Just because in some instances I have not been aware that we created a market in which we took a significant position and then on another floor were aggressively shorting that position, should not be a cause for concern.  Remember, when that happened last year, we were able to unload our position as soon as we discovered it, and it was the Germans who ultimately took the hit.  That’s what we mean when we say our systems are both agile and resilient.”

 

Critics, however, point to a recent case involving HPMagnum Chaste who, after acquiring the assets of Snare Burns and Punxsutawney Federal, buying some of the default servicing rights of Hemann Bros., the trustee division of Bakeley’s, a pool of loans once owned by World Slavings that had been originated by Dog Beach Mortgage before being sold to Dowdy Savings & Moan, which was later acquired by USA Bunko, and then buying Credit Default Swap counterparty positions once owned by Goldstein Suchs, but used as collateral for repo agreements involved in the hedging of assets tied to the commercial paper markets, until in 2008, the global  financial behemoth began to arbitrage by becoming the bond holder and master servicer of a sub-set of loans that had been originated by Countrywide before BofA sold put options and preference shares to Morgan Stanley under an agreement whose terms may not be disclosed.

 

Apparently, Citibank was serving as trustee for the mezzanine tranches of some of the loans, and was the investor in the AA- 2-year CDO squared, but says the bank hired Wells Fargo to short AIG in order to protect itself from volatility in the asset-backed commercial paper market and the possibility of margin calls resulting from exposure to default by Greece, if it occurred in the third quarter of 2011, but through leveraging inverse interest rate swaps against bonds offered by Wachovia, through Merrill Lynch as trustee, IndyMac ended up as custodian, and servicer, with Deutsche as depositor.

 

In a bizarre twist of fate, when a homeowner is Shitsburgh, Tennessee lost his job at the local crayon manufacturing plant, and failed to make three months of mortgage payments, the entire structure unwound like a spring load bear trap, causing Moody’s to downgrade the country of Luxembourg from AA- to BB+, which forced MBIA to file for bankruptcy protection, and one of  Jamie Dimon’s vacation homes to be sold at a trustee sale.

 

Goldman Sachs, however, says that it will record an $11 billion profit from the compound transaction although a spokesperson from the investment bank says the firms is not yet exactly sure why.  “We know it’s a gain,” said Mimi Guffaw, a partner in charge of Goldman’s Double-barreled Default Anticipation Yield desk, known as D-DAY.  “It’s always a gain. We just can’t put our finger on precisely where it’s coming from.”

 

The Tennessee homeowner says that the whole thing started when his bank called him to tell him that he qualified and should apply for a loan modification.  He tried to explain that he had just bought the home a couple months back and had paid cash, but the Citibank representative said that it didn’t matter he would be receiving a Notice of Default later that month if he didn’t apply, or agree to pay 14 years of back taxes on the adjoining lot owned by a Danish concern.

 

In a related story, Bloomberg News is reporting that senior partners from cordovan loafer law firm, Mammoth, Pervasive & Bland LMNOP will testify in front of Senators Shelby and Bachus, along with several other members of the powerful Senate Banking Committee.  The two partners, Godim Pervasive and Arenti Bland told the senators that the new regulations imposed under Doss Frank requiring banks to keep track of their capital positions and disclose derivatives that leverage defaulting sinking funds with option-adjusted durations, are far too onerous and if not repealed, will make our nation as a whole unable to compete globally and deprive hundreds of thousands of retired rail workers of their dental plans.

 

Heinreich Svenerrrson Bjork-Hadern, Assistant Monday Morning economist for the International Literary Fund said they are studying the problem carefully, but at this point all they could say with certainly is that either Spain is on much more solid financial footing than previously assumed, or Canada has unexpectedly just gone into default, causing firefighters in Muncie, Indiana to ask AIG for $4 billion in collateral and leaving U.S. taxpayers to pick up the tab.

 

President Oblabla held a press conference to try and calm global currency markets by introducing the head of his new Global Asset and Confounded Equity Derivatives Exposure Security Task Force, known as GAACEDESTF.  No one noticed, however, and the president went to play golf with Herman Cain.

 

 

The Treasury Department is trying to unravel the global conflagration taking place in the over-the-weekend debt markets, which nobody had ever heard of, but apparently are crucial to keeping the power grid functioning in the mid-Atlantic states.  Former SIGTARP Neil Barofsky has promised to try to figure things out, but again suggested that in the future Ben Bernanke refrain from accepting baseball card collections as collateral for loans made by the Federal Reserve, that the too-big-to-fail banks not be allowed to do more than three or four things at a time, and that leverage of 200,000 to 6 is taking things a bit far.

 

Bernanke says he doesn’t see the problem, noting that the Fed didn’t actually take possession of the baseball cards in question; rather it created a new form of security that is being called a “Promise to Insure Structure and Securitize.”  Bernanke claims that by accepting PISS as collateral, the Fed is protected from fluctuations in the commodities markets that might otherwise lead to hyperinflation once oil prices have collapsed and the ongoing deflationary spiral has stalled.

 

“If something goes wrong, we won’t have the exposure that we might have had were we to be holding the actual cards, Bernanke explained.  Under this structure, no matter what happens, all we’ll have as collateral for the loans is the PISS.”

 

Bernanke closed by saying that he thinks the U.S economy remains strong, even though the reverse opportunity swaps now secured by the Social Security Trust Account will like cause the Singapore Sovereign Wealth Fund to foreclose on The second and third floors of The White House sometime this summer.

 

Clearly, the obfuscation of information conveyance from financial institutes to the end consumer is a paradigm best explained by specialist terminology synergizing with superfluously convoluted modes of communication.

 

 # # #

 

So, why did I write this?  Because it makes just as much sense as everything else that’s going on in this country, and at least it made me smile.

 

Mandelman out.

 


Feb
24

NPR | Banklords – With Banks As Landlords, Some Tenants Neglected

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Feb
18

Pushback on the San Francisco City Assessor-Recorder Foreclosure Audit

Not surprisingly, there's been some attempts to downplay the significance of the SF City Assessor-Recorder foreclosure audit. The attacks have come in three flavors:  questions about the auditors' own background; questions about the accuracy of the report; and the "who cares, as these are just lousy deadbeats" argument. Even if we acknowledge that there is something to each of these attacks, they don't take away from the core finding of the report, which is that things are FUBAR in mortgage documentation, and that is going to inevitably result in some honest, but unfortunate homeowners being harmed.

The first attack is on the credentials and former activities of the auditors. Given the deeply compromised background of the OCC foreclosure review auditors, this is a chutzpadik attack. The sad truth is that there isn't a huge pool of people who can do this sort of audit. (Yes, takes it takes a thief and all that...) 

The second attack on the audit is to point out that it doesn't get everything right. I address specific criticisms below, but it's kind of irrelevant.  The issue isn't whether the audit gets things 100% correct.  Instead, it's a gestalt point, namely that things are FUBAR in mortgage documentation, both on the front end (securitization) and the back end (foreclosure).  Whatever quibbles one might have with the audit's methodology, it's pretty hard to deny that there aren't serious paper work problems.  

If you want a "neutral" audit of the paperwork screw ups, take a look at MBS trustee exceptions reports (you can get them from servicer bankruptcies, when the trustee files a proof of claim). For the ones I've looked at, the number of exceptions (meaning paperwork problems found by the trustee) outpace the number of loans.  This is on the front-end, before foreclosure, and while many of the problems are minor or don't implicate foreclosures, the trustees also weren't looking for a whole bunch of potential problems. (I would also not assume that most of the problems noted in exceptions reports were ever fixed--the expense would be prohibitive to the servicer. Query whether trustees then insisted on putbacks....)  

In terms of specific problems with the SF audit Housing Wire, Paul Jackson, who has been a steadfast denier of servicing and securitization problems, argues that the audit's legal analysis is flawed because it claims that CA law requires recordaction of assignments. That's only half right. The most recent CA case on the issue, Calvo v HSBC, says that CA requires records to of mortgage assignments, but not deed of trust assignments.

There are questions about whether the CA appellate court got this right, given that California law has long held that differences in form between a mortgage and deed of trust are irrelevant. Let's assume, arguendo, that Calvo got it right. If so, Jackson's criticism is still misplaced as there's a whole separate question about whether those assignments actually happened and can be proven.

Recording has an evidentiary function; lack of recording means that banks will ahve to prove chain of title the hard way. That runs right into the PSA problem and the documentation required by UCC Article 9 (or Article 3 if the note is negotiable)--application of UCC Article 9 doesn't mean "bank wins".  If anything, it just goes back to the question of whether an authenticated PSA can be produced that sufficiently identifies the loan in question. The banks couldn't do that for either loan in Ibanez. There's no reason to believe that was an exceptional case.(If it was, then why on earth the did the banks--or their lawyers--let it run up to the Massachusetts Supreme Judicial court?)  The SF City Assessor-Record audit didn't look into the UCC issue, but it did show that there were transfers that didn't match the PSAs, which means that they cannot happen, so the foreclosure is being brought for a party that is not the deed of trust beneficiary. That's a real problem that is far more serious than recordation of assignments.   

Jackson also criticizes the audit's findings about defects in the substitution of trustee process. He correctly points out that CA law treats a recorded substitution of trustee as conclusive evidence of the authority of the substitute trustee. I'm not sure that has any bearing when the recording was done by a party that lacked authority to do so, as the recording has to be done by the "beneficiaries under the trust deed, or their successors in interest".  If record myself as substitute of trustee for Jackson's mortgage, could that possibly be valid? It's hard to imagine so. 

So that brings us to attack number three--that this is just paperwork and the people who lost their homes were bums anyhow so who cares.  Are we still barking up this no harm, no foul tree?

Yes, this is just paperwork.  But so to is the mortgage loan itself.  If signatures don't matter, then what about the borrower's signature?  Finance is built on an edifice of paperwork.  That paperwork creates and delineates legal rights, which in turn affect the pricing of transactions, both in mortgage originations and in mortgage sales.  It amazes me that shallow statements like this still have currency:

Reckless lenders who sold loans to people who didn’t qualify for the terms are one reason that home values are back to where they were a decade ago. But reckless borrowers who took those loans, making a bad bet that home values would continue soaring, are certainly another.

Yes, there were reckless borrowers, just as there were reckless lenders. But we can't possibly assume that everyone who has lost their home in foreclosure was a reckless borrower. Unemployment has no obvious connection to reckless borrowing and is a major cause of foreclosure.  And lots of people who didn't borrow recklessly (and those who didn't borrow at all) have seen their home prices drop. 

We might compare this to the way the debate on the death penalty has evolved. We're realizing that our criminal law system isn't perfect, and that we execute both guilty and not guilty (including innocent) people. Even if most are guilty, how much of an error rate are we willing to tolerate with the death penalty? Now losing a home isn't at all the same as losing one's life, but it is a pretty severe harm for a family.

In the end, then, the question is what sort of error rate are we willing to tolerate with foreclosures?Is it ok if 25% of foreclosures are improper? How about 10%?  5%?  1%?  That would still be 50,000 improper foreclosures since 2007! 

I would say that the optimal level of error is probably greater than zero, as the marginal cost of eliminating all errors is greater than the marginal harm prevented, but the contracts prof in me balks at this (and oh what a tension it has with the bankruptcy prof and claims estimation). The law has long treated the home as different, be it in property and contract (specific performance as a remedy) or in criminal law (right of defense). There is so much non-monetary value baked into the home that I'm not sure we can assume that the marginal cost of eliminating all errors will surpass the marginal harm.  Be this as it may, it strongly suggests to me that foreclosure needs to be a judicial process. 

Feb
17

Muselman v. Deutsche Bank, U.S. Bankruptcy Court | A Valentine from Chief United States Bankruptcy Judge Karen S. Jennemann on Feburary 14, 2012

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Feb
15

Office of the Comptroller of the Currency Promotes National Consumer Protection Week

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Jan
25

Loreley Financing v. Citigroup Global Markets | Citigroup Sued for Fraud Over $1 Billion of CDOs

Citigroup sued for fraud over $1 billion of CDOs (Reuters) – Citigroup Inc (C.N) was sued for fraud by Loreley Financing over nearly $1 billion worth of collateralized debt obligations purchased in 2006 and 2007. Citigroup is accused of defrauding Loreley into purchasing “fraudulent investments that are now worthless,” Loreley said in a complaint filed … Read more Related posts:
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Jan
18

Michigan | Kim v. JP Morgan Chase Bank – Family Fights Foreclosure, Beats Bank in Court (VIDEO)

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Jan
18

Utah Attorney General Moves to Intervene in Federal Judge’s Ruling Utah Foreclosure Trustee Law Inapplicable

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Jan
05

Adam Levitin | The Restatement of Property and the Road to Mortgagocracy

Mortgage may not be enforced except by a person having the right to enforce the obligation or one acting on behalf of such a person…[including an agent or a trustee for the noteholder.] The trust or agency relationship may arise from the terms of the assignment, from a separate agreement, or from other circumstances. Courts … Read more Related posts:
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Jan
05

The Restatement of Property and the Road to Mortgagocracy

I recently did a string of blog posts of the Permanent Editorial Board for the UCC's Report on the enforcement of negotiable mortgage notes. I'm still planning a final installment there, but I came across another document that just floored me in showing how across another American Law Institute product that just floored me in how deeply captured and compromised part of the legal elite is.  

The document in quest is section 5.4(c) from the Restatement (2d) of Property.  The Restatements are an ALI-only product (unlike the UCC, which is jointly done with NCCUSL), and they are the ALI's signature product.  They are meant to "restate" the law, meaning summarize and improve it, sort of the way Yiddish versions of Shakespeare plays were unironically advertised as farbesert un fartaytsht (improved and translated).  That is to say the restatements are meant to be positive summaries of the law, but they often have normative spins.  

Section 5.4(c) appears to stand for a very simple and uncontroversial principle (pace FNMA v. Eaton), that only the obligee of a mortgage note has the right to foreclose on the note:  

A mortgage may be enforced only by, or in behalf of, a person who is entitled to enforce the obligation the mortgage secures.

In other words, a naked mortgage's got nothin' (are you listening AZ Supreme Court?).  But then the comments and illustration go off the deep-end. Here's Comment (e):  

Mortgage may not be enforced except by a person having the right to enforce the obligation or one acting on behalf of such a person...[including an agent or a trustee for the noteholder.]  The trust or agency relationship may arise from the terms of the assignment, from a separate agreement, or from other circumstances. Courts should be vigorous in seeking to find such a relationship, since the result is otherwise likely to be a windfall for the mortgagor and the frustration of [the noteholder]'s expectation of security. See Illustration 10.

Illustration 10 is an example in which a past agency relations is grounds for finding a current agency relationship:

Mortgagee has often served as [noteholder's] agent in the past with authority to foreclose mortgages held by [Noteholder]. A court is warranted in finding on the basis of this pattern of prior conduct that Mortgagee is noteholder's agent for purposes of foreclosing the instant mortgage.

I've never seen anything like this before. The Restatement here is saying that "courts should bend over backwards to make sure that the lender wins no matter how badly the lender has screwed things up." Is it really an accurate restatement of the law to say "lenders win even if they screw up and don't follow the law"? That sure sounds like a Mortgagocracy.  I suspect that many ALI members would be pretty shocked to find that's what the Restatement is saying.  But it's got the ALI imprimatur on it.  

I get that the borrower has no right to a windfall, but I can't see why that means that basic principal of agency law should be disregarded and agency relationships implied where they do not exist; the ALI's Restatement (2d) on Agency (sec. 15) is quite clear in stating that an agency relationship requirement mutual consent. It isn't an implied set of fiduciary duties, etc.  Current agency is going to be implied from a past course of dealing?  What if the scope of that agency varied in the past? Curiously, the Restatement cites NO cases in support of its point.  

Let me be clear. I don't think anyone deserves a free house. But a mortgage is a contract, and a background term to that contract is that the foreclosure has to follow the law.  That's part of the deal, no different from any other (non-severable), material term.  Otherwise, why not allow self-help foreclosures and evictions?  

I don't think it's too much to say that if you're going to engage in a major financial transaction like making a mortgage loan, you'll be expected to follow the law correctly or not enjoy its benefits. Both lenders and borrowers have to play by the rules.  If you don't pay the mortgage and the lender follows the law, you lose your house. But following the proper legal procedure is no less important than the default in a foreclosure; both are equally important requirements.  It's not a windfall.  It's part of the mortgage contract. 

What about the noteholder's "reasonable expectation of security"?  There is none, and I don't see how the drafters possibly thought there was one.  Just having a note without the security instrument doesn't make you meaningfully secured.  The noteholder only has a reasonable expectation of security as long as it retains the security instrument or can prove its terms.  If it doesn't, what expectation of security could it reasonably have?  

Consider if the security instrument were destroyed prior to recordation, but not the note.  Perhaps there could be an equitable mortgage or the like, but the noteholder would have a lot of trouble proving that the note was in fact secured.  That creates a strong incentive to record, asap.  If you don't control the security instrument physically, and it isn't recorded (and recording isn't required usually for enforceability against the borrower), how can you reasonably expect to remain secured? You can't take care of that security instrument if you don't have it and don't have an agent or trustee holding it for you.  But apparently the good folks who did the Restatement of Property think that's quite reasonable.  Or more precisely, they don't care if it's reasonable, as long as the lender wins.

It's really disturbing to see an ALI product moving so blatantly away from rule of law and towards mortgagocracy.  Now the good news is that the Restatement isn't law. But this is a scary sign of how part of the legal elite, which used to fight for rule of law above the rule of monied interests, has been co-opted.  More about that whenever I get to my final post on UCC Article 9.

Jan
04

Bear Stearns Asset Backed Securities Trust 2005-4 v. EMC Mortgage Corp | JPMorgan Sued for $95 Million Over Mortgage Securities

JPMorgan Sued for $95 Million Over Mortgage Securities (Reuters) – JPMorgan Chase & Co has been sued for $95 million by the trustee for securities marketed in 2005 by the former Bear Stearns Cos over alleged misrepresentations regarding the underlying mortgage loans. US Bank NA wants to force JPMorgan to buy back the mortgage loans … Read more Related posts:
  1. Daily Finance | Did Bear Stearns Know Its Mortgage Securities Were a House of Cards?
  2. E-mails Suggest Bear Stearns Cheated Clients Out of Billions and Now JPMorgan May Be on the Hook
  3. In Re Bear Stearns Companies, Inc. Securities, Derivative, And Erisa Litigation | Motion to Dismiss Securities Fraud Complaint is Denied
Dec
29

Fannie Mae Servicing Guide Announcement SVC-2011-22 | Documentation Requirements for Foreclosure and Bankruptcy Referral Packages

Effective for foreclosure referrals on and after March 1, 2012: In all circumstances in which an assignment of mortgage to the party in whose name the foreclosure will be conducted is required, servicers must ensure that, no later than the time of the foreclosure referral to an attorney (or trustee), the mortgage has been validly … Read more Related posts:
  1. Fannie Mae Announcement SVC-2010-10 Miscellaneous Servicing Policy Changes
  2. Jennifer Brunner Ohio Secretary of State Referral Letter to U.S. District Attorney Steven Dettelbach RE Foreclosure Fraud
  3. Fannie Mae Update – MERS must NOT be Named as a Plaintiff in ANY Foreclosure Action Ever Again
Dec
29

Fannie Mae Servicing Guide Announcement SVC-2011-22 | Documentation Requirements for Foreclosure and Bankruptcy Referral Packages

Effective for foreclosure referrals on and after March 1, 2012: In all circumstances in which an assignment of mortgage to the party in whose name the foreclosure will be conducted is required, servicers must ensure that, no later than the time of the foreclosure referral to an attorney (or trustee), the mortgage has been validly … Read more Related posts:
  1. Fannie Mae Announcement SVC-2010-10 Miscellaneous Servicing Policy Changes
  2. Jennifer Brunner Ohio Secretary of State Referral Letter to U.S. District Attorney Steven Dettelbach RE Foreclosure Fraud
  3. Fannie Mae Update – MERS must NOT be Named as a Plaintiff in ANY Foreclosure Action Ever Again
Dec
28

BAM! | U.S. Army Sergeant David Brash has won more than $21 million in damages from PHH Mortgage after it falsely claimed he defaulted on his loan

David beats Goliath: Homeowner wins $21MILLION payout from mortgage firm in dispute over credit rating It’s a rare case of the little guy taking on a big corporation – and winning. U.S. Army sergeant David Brash has won more than $21million in damages from PHH Mortgage after it falsely claimed he defaulted on his loan. … Read more Related posts:
  1. Fidelity National Financial Subsidiaries Ordered to Pay $5.7 Million in Punitive Damages for Mortgage Fraud
  2. Florida Judge Vacates Summary Judgement Wrongfully Obtained by Law Office Of David J. Stern for Deutsche Bank as Trustee for Securitized Mortgage Loan Trust
  3. Army of Homeowners Unite Help Join the Fight
Dec
23

Utah Federal Judge David Sam is WRONG (IMHO) RE ReconTrust is Operating Under the National Bank Act Regulated by the Office of the Comptroller of the Currency (OCC)

I have brought this up a few times before. Now it looks like it is time to bring it up AGAIN. First from Utah… ~ Utah Federal Judges Decisions Conflict in ReconTrust Utah Home Foreclosure Actions (Salt Lake City, UT) – Utah senior federal Judges Dee Benson and Bruce Jenkins have ruled Bank of America’s … Read more Related posts:
  1. No Federal Preemption by a Trustee of a Mortgage Backed Security Trust from Senior Counsel of the Office of the Comptroller of the Currency
  2. No Federal Preemption by a Trustee of a Mortgage Backed Security Trust from Senior Counsel of the Office of the Comptroller of the Currency
  3. Comptroller of the Currency Orders National Banks to Cover Up Foreclosure Scandal
Dec
15

FL 4th DCA | LAW OFFICE OF DAVID J. STERN, P.A., v. STATE OF FLORIDA, DEPARTMENT OF LEGAL AFFAIRS

DISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FOURTH DISTRICT July Term 2011 LAW OFFICE OF DAVID J. STERN, P.A., Appellant, v. STATE OF FLORIDA, DEPARTMENT OF LEGAL AFFAIRS, Appellee. No. 4D10-4708 [December 14, 2011] STEVENSON, J. This appeal stems from an order denying a petition to quash an investigative subpoena duces tecum, issued … Read more Related posts:
  1. FL 4th DCA | (Bank) Lawyers ARE Above the Law – STATE OF FLORIDA, OFFICE OF THE ATTORNEY GENERAL, v. SHAPIRO & FISHMAN, LLP
  2. Florida Judge Vacates Summary Judgement Wrongfully Obtained by Law Office Of David J. Stern for Deutsche Bank as Trustee for Securitized Mortgage Loan Trust
  3. OUTRAGEOUS – Law Office of David J. Stern Files Fraudulent Foreclosure on Family Including Federal Tax Lien of Another Man with Different SSN
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