REVERSE MORTGAGE SOLUTIONS, INC., Plaintiff/Appellant, APPEAL NO.: 13-11585-B v. District Court: 5:13-cv-58-Oc-WTH-PRL NEIL J . GILLESPIE AS CO-TRUSTEES, ET AL. Defendants/Appellees. _____________________________________/ MOTION TO RECONSIDER, VACATE OR MODIFY ORDER Motion to Stay or Recall the Mandate Pending Outcome Motion to Stay Florida Bar UPL Investigation 20133090(5) Reluctantly appearing pro se, Defendants-Appellants Neil J . Gillespie, as co-trustee, and Neil J . Gillespie (Gillespie), move to reconsider, vacate or modify (11th Cir.R. 27-2) the Order entered J une 12, 2013 dismissing this appeal, sua sponte, for lack of jurisdiction, and state: 1. On J une 12, 2013 this Court dismissed this appeal, sua sponte, for lack of jurisdiction. The Order of Dismissal and Clerks letter appear at Exhibit 1 attached hereto, and state: ORDER: This appeal is DISMISSED, sua sponte, for lack of jurisdiction. We are precluded from reviewing the district court's March 7, 2013 order and March 11, 2013 judgment remanding this case to state court because the district court found that it lacked federal subject matter jurisdiction. See 28 U.S.C. 1447(c), (d); Corporate Mgmt. Advisors, Inc. v. Artjen Complexus, Inc., 561 F.3d 1294, 1296 (11th Cir. 2009); New v. Sports & Recreation, Inc., 114 F.3d 1092, 1095-96 (11th Cir. 1997). No motion for reconsideration may be filed unless it complies with the timing and other requirements of 11th Cir.R. 27-2 and all other applicable rules. Clerks letter: The enclosed copy of this Court's Order of Dismissal is issued as the mandate of this court. See 11th Cir. R. 41-4. Counsel and pro se parties are advised that pursuant to 11th Cir. R. 27-2, a motion to reconsider, vacate, or modify an order must be filed within 21 days of the entry of such order. No additional time shall be allowed for mailing. 2. Gillespie (a) moves to stay or recall the mandate issued as this Courts Order of Dismissal pending the outcome of this motion and appeal, (b) moves to stay Florida Bar UPL Investigation 20133090(5), (c) and henceforth appears in the first person. 2 TABLE OF CONTENTS Section I P. 3 Statement of facts and law: Disputed foreclosure of a HECM reverse mortgage 12 U.S.C. 1715-z20(j) Safeguard to prevent displacement of homeowner. See Defendant Gillespies motion to dismiss Complaint, Docs 5 through 5-5. P. 5 The Secretary has administrative authority, 12 U.S.C. 1715-z20(h) The Secretary approved mortgage originators, 12 U.S.C. 1715z20(n) Counseling not adequate, 12 U.S.C. 1715z20(d)(2)(B), and 1715z20(f) P. 6 Material alteration voids the instrument-unenforceable, Bland v. Fidelity Trust Co., 71 Fla. 499, 71 So. 630 (1916). HECM is a non-recourse loan. P. 7 Liberty Reverse Mortgage sold a nonexistent HECM to Bank of America. P. 8 Borrower Lacked Capacity to Make a HECM due to Alzheimers dementia. HECM foreclosure must commence within 6 months. 24 C.F.R. 206.125(d)(1). P. 9 Santos rejected definition of borrower as only natural persons acting individually. Isabel Santos, individually & trustee, et al. v RMS, 12-3296-SC, USDC, ND Cal. P. 10 HUD Complaint, Reverse Mortgage Handbook 7610.01, Section 4-19 Consumer Financial Protection Bureau, Complaint No. 120914-000082 See the district court record provided, Doc. 5-3, Doc. 5-4, Doc. 5-5. P. 11 Fed. R. Civ. Pro. 5.1 Constitutional Challenge to HECM - 12 U.S.C. 1715z20 Terms homeowner, borrower and mortgagor are void for vagueness. P. 12 Reverse mortgage void for borrowers incapacity. Matter of Doar (Brunson) 2009 NY Slip Op 29549 [28 Misc 3d 759] P. 13. Counseling not adequate, 12 U.S.C. 1715z20(d)(2)(B), and 1715z20(f) Recorded HECM counseling sessions shows borrower lacked capacity P. 14 HECM financial projections beyond optimistic; fraudulent, off by $81,144 P. 14 Statutory relief from HUD - Bennett v. Donovan 11-5288 D.C. Cir. 12 USC 1715z20(i) Protection of homeowner and lender Section II P. 15 Non-Criminal J ustice Act Counsel Appointment. Florida Bar UPL Investigation Section III P. 16 Procedural history of case. Fed. R. Civ. Pro. 81. Repleading not necessary Section IV P. 17 Troville v. Venz, 303 F.3d 1256, 1260, n. 5 (11th Circ. 2002), allows amended pro se pleading in IFP; also see Rule 15, Fed.R.Civ.Pro. Section V P. 19 Corporate Mgmt. Advisors, Inc. v. Artjen Complexus, Inc., (11th Cir. 2009) When defect in removal procedure, district court cannot sua sponte remand case. Section VI P. 19 Thermtron Products, Inc. v. Hermansdorfer, 423 U.S. 336. Writ of mandamus proper means for party to challenge remand order. Sep. Vol. Appendix Civil Appeal Statement and Portions of Record, 11th Cir. R. 33-1(b), full district court record on CD-ROM, Doc. 1 through Doc. 30 3 Section I - Statement of facts and law - HECM reverse mortgage 3. This appeal is to save my home from foreclosure. I am one of three (3) borrowers, with my mother Penelope Gillespie, and brother Mark Gillespie. Plaintiffs state court in rem action 1 alleges the 2009 death of Penelope Gillespie is grounds to foreclose a Home Equity Conversion Mortgage on my homestead residence, 8092 SW 115th Loop, Ocala, Marion County, Florida (the property) in a 55+community, Oak Run Country Club (Oak Run), built and managed by Development and Construction Corporation of America (DECCA). The propertys market value is $78,675. The mortgage balance is $114,889. The property is underwater by $36,214. 4. A Home Equity Conversion Mortgage, or HECM, is a Federal Housing Administration (FHA) reverse mortgage program administered by the Secretary, United States Department of Housing and Urban Development (Secretary or HUD) to enable home owners over 62 years old access the subject home's equity. 12 U.S.C. 1715z20 et seq. and 24 C.F.R. Part 206. The record shows substantial violations of the HECM rules by the HUD-approved lender and lender parties. 5. A HECM does not require a homeowner to make mortgage payments as a conventional mortgage does. Instead, a HECM does not become due and payable until the last surviving homeowner dies or no longer lives in the home. 12 U.S.C. 1715-z20(j) Safeguard to prevent displacement of homeowner. The HECM becomes due and payable in full if a mortgagor dies and the property is not the principal residence of at least one surviving mortgagor....and no other mortgagor retains title to the property. 24 C.F.R. 206.27(c).
1 Reverse Mortgage Solutions, Inc. v. Neil J . Gillespie, et al., Case No. 13-115-CAT Marion Co. FL Circuit Court. The Plaintiffs complaint identifies seven (7) fictional defendants. On removal, any claims asserted by a plaintiff against fictional parties are due to be stricken, because there is no provision for fictitious party practice under federal law or rules of procedure. Cf. 28 U.S.C. 1441(a). Green v. Pilgrims Pride Corporation, Civil Action No. 5:08-cv-0573-CLS, U.S. District Court, Northern District of Alabama, Northeastern Division, U.S. J udge Lynwood Smith held in a Memorandum Opinion entered May 8, 2008, at footnote 1. 4 Disputed HECM Foreclosure: Substantial disputed issue of federal HECM law is a necessary element of the state law foreclosure claim on a HECM 6. I am one of two surviving HECM mortgagors, and the only surviving homeowner living in the home, alone, in substantial compliance with the HECM Note, making this foreclosure of a HECM premature. My bother Mark Gillespie of Fort Worth Texas is also a surviving borrower, but he does not live in the home. The HECM becomes due and payable in full if a mortgagor dies and the property is not the principal residence of at least one surviving mortgagor....and no other mortgagor retains title to the property. 24 C.F.R. 206.27(c). Mortgagor Ms. Gillespie died in 2009. But I am a surviving borrower or mortgagor living in the home as my principal residence, and retain title to the property. Therefore I dispute the Plaintiffs allegations in its Verified Complaint to Foreclose Home Equity Conversion Mortgage. (Doc. 2). That means a substantial disputed issue of federal HECM law is a necessary element of the Plaintiffs state law foreclosure claim that this HECM is due and payable. The district court has subject matter jurisdiction under 28 U.S.C. 1331 and the U.S. Constitution, Article III, Section 2 for all cases, in law and equity, arising under this Constitution, [and] the laws of the United States.... (Doc. 18, page 2). Fed. R. Civ. Pro 13(g) permits a crossclaim by one party, me, against a coparty, HUD, if the claim arises out of the transaction or occurrence that is the subject matter of the original action or of a counterclaim, or if the claim relates to any property that is the subject matter of the original action. My home is property that is the subject matter of the original action. The Plaintiffs Complaint (Doc. 2) is an in rem action against my home (Doc. 1, 1, and 15) my primary residence (Doc. 5, 2, 6, 9, 20, 118, ) and homestead. (Doc. 9). 7. The terms homeowner, borrower and mortgagor are not used consistently in HUDs HECM reverse mortgage program, and thus are void for vagueness. For example: 5 a. The HECM Note: Borrower means each person signing at the end of this Note. b. Homeowners are safeguarded from displacement by 12 U.S.C. 1715-z20(j). c. Mortgagors are safeguarded from displacement by 24 C.F.R. 206.27(c). The terms homeowner, borrower and mortgagor are ordinary words, well-established in the vocabulary of elderly folks. It is unreasonable to expect the elderly to learn and understand new and nuanced meanings for those words in the context of a very complex HECM transaction. 8. The loan originator, lender and affiliated parties for the subject HECM include: HECM originator: HECM consumer counseling: Liz Baize, The Park Avenue Bank Susan Gray/CCCS/MMI 8375 SW Highway 200 5825 Phelan Blvd., Ste. #102 Ocala, Florida Beaumont, TX 77706 HECM title company: HECM assignee: Financial Title Company Bank of America, N.A. 81 Blue Ravine Road, #220 100 North Tryon Street Folsom, CA, 95630 Charlotte, NC 28155 HECM lender: HECM servicer: Liberty Reverse Mortgage, Inc. BofA Reverse Servicing Dept 10951 White Rock Road, Suite 200 BAC Home Loans Servicing Rancho Cordova, CA 95670 9. The Secretary has administrative authority, 12 U.S.C. 1715-z20(h) and may (1) enter into such contracts and agreements with Federal, State, and local agencies, public and private entities, and such other persons as the Secretary determines to be necessary or desirable to carry out the purposes of this section;. The Secretary approved under 12 U.S.C. 1715z20(n), mortgage originators, and (2) all parties that participate in the origination of a mortgage to be insured under this section. Therefore the Secretary knew or should have known: a. The Park Avenue Bank (PAB), Valdosta GA, was unsound, at risk of failure, entered a consent decree with the FDIC and State of Georgia on J uly 14, 2009, and failed April 29, 2011. PAB was the loan originator who broke HECM rules in a hopeless survival quest for big fees. 6 b. Financial Title Company closed J uly 30, 2008, two months after it mishandled the subject HECM, and with PAB, disregarded HECM regulations to earn fees. (Docs. 5-3, 5-4, 5-5). c. Bank of America knowingly made loans insured by the FHA to unqualified home buyers. HUD reported February 9, 2012 $1 Billion To Be Paid By The Bank of America To The United States Largest False Claims Act Settlement Relating To Mortgage Fraud. (Doc. 5-5) d. Bank of America was a major contributor to Money Management International (MMI) a HUD approved counselor. MMI did not provide me or mom adequate counseling by a third party, 12 U.S.C. 1715z20(d)(2)(B), or comply with 1715z20(f) Counseling services and information for mortgagors, when Bank of America was affiliated with the subject HECM. e. Liberty Reverse Mortgage sold for $50 million to Genworth Financial, Inc., a process began in 2007 and ended after our loan closed. Liberty cut corners to earn fees, sold our HECM Note and HECM Mortgage to Bank of America a week before I signed the HECM documents. 10. I became one of three HECM borrowers J une 5, 2008 along with Penelope Gillespie, my mother, and Mark Gillespie, when we signed a first and second HECM Note, and a first and second HECM Mortgage, and other loan documents, as co-trustees for the Gillespie Family Living Trust. Penelope Gillespie also signed the first and second HECM Mortgages personally, although the body of the mortgage document(s) shows only three Co-Trustees as borrowers. 11. In 2012 I found the HECM mortgages filed with the Marion County Clerk of Court were altered by interlineation after execution to include Penelope Gillespie personally, but the changes were not initialed, and were made sometime after the loan closed. Florida case law holds a material alteration voids the instrument and destroys the identity of the contract rendering it unenforceable. Bland v. Fidelity Trust Co., 71 Fla. 499, 71 So. 630 (1916). Since a HECM 7 reverse mortgage is a non-recourse loan, the void contract is unenforceable, and the lender, its successors and assigns, have no further means to collect the debt. (Doc. 5, 5-1, 5-2, 5-3, 5-4, 5-5) 12. On J une 3, 2008 - two days before the loan closed - Liberty Reverse Mortgage somehow sold a nonexistent HECM Note and HECM Mortgage to Bank of America. Libertys J essica Yee also made a Direct Endorsement Allonge - without recourse - May 29, 2008 that predates execution of the Note by a week. The Direct Endorsement Allonge was made Pay To The Order Of: Bank of America, N.A., a National Banking Association. The Allonge became a permanent part of said Note on May 29, 2008: (See Docs. 5, 5-1, 5-2, 5-3, 5-4, 5-5) For purposes of further endorsement of the following described Note, this Allonge is affixed and becomes a permanent part of said Note on May 29, 2008. On May 29, 2008 a Note did not exist. The Allonge has a fatal defect that vitiates the Note, making it unenforceable. The Allonge was made Without Recourse to Bank of America, N.A., and thus without recourse against the property. This defective chain of custody is fatal and vitiates the Assignment of Mortgage executed by BofA to the Plaintiff March 27, 2012. 13. Penelope Gillespie had Alzheimers disease and died September 16, 2009 of dementia. The Plaintiffs Complaint alleges Pursuant to Paragraph 9(a) of the subject mortgage, lender may require immediate payment in full if borrower dies and the property is not the principal residence of at lease one surviving borrower. But I am a surviving borrower. The HECM Note defines the parties in paragraph 1, DEFINITIONS: Borrower" means each person signing at the end of this Note. Lender means Liberty Reverse Mortgage, Inc., and its successors and assigns. Secretary means the Secretary of Housing and Urban Development or his of her authorized representatives. Three persons signed at the end of the Note making them borrowers: Penelope M. Gillespie, individually and trustee of the Trust Neil J . Gillespie, trustee of the Trust Mark Gillespie, trustee of the Trust 8 Borrower Lacked Capacity to Make a HECM 14. Borrower Penelope Gillespie had Alzheimers disease and dementia and lacked capacity at the time of the HECM counseling session April 22, 2008. Ms. Gillespie lacked capacity at the time of the HECM loan closing J une 5, 2008. Elizabeth Liz Baize of the Ocala office of The Park Avenue Bank was the HECM loan originator. I told Ms. Baize that Penelope Gillespie had Alzheimers disease early in the origination process. Ms. Baizes only concern was whether a guardianship was in place for Ms. Gillespie. There was no guardianship. In February 2005 I moved into the property to care full-time for my mother, an unremarried widow. By then Ms. Gillespie could no longer drive a car, could no longer balance her checkbook, and was being treated by a neurologist for Alzheimers. In 2006 I was power of attorney for Ms. Gillespie, healthcare surrogate, living will proxy, and designated a personal representative in the will. 15. Liz Baize did not require anyone to act as power of attorney for Ms. Gillespie. Instead, the bank had me and Mark Gillespie added to the quit-claim deed along with Ms. Gillespie, and required us all to sign the HECM Notes and HECM Mortgages making us borrowers. When the HECM closed J une 5, 2008, Penelope Gillespie age 77 was the only borrower age 62 or older qualified for a HECM. I was age 52. Mark Gillespie was age 49. (Doc. 5 through Doc. 5-5). 16. The Plaintiff responded May 24, 2012 to my Qualified Written Request for Bank of Americas transfer of servicing account/loan no. 68011002615899 pursuant to RESPA, the Real Estate Settlement Procedures Act (12 U.S.C. 2605). Plaintiffs response is attached as Exhibit 2. Plaintiffs letter states, The total loan balance became Due and Payable on December 16, 2009. Bennett noted a HECM foreclosure must commence within 6 months. 24 C.F.R. 206.125(d)(1). Bank of America gave notice October 5, 2009 the mortgage was due and payable. The Plaintiff did not foreclose until J anuary 9, 2013. The Plaintiffs May 24, 2012 letter also states in part: 9 The borrower listed on the loan is Penelope M. Gillespie. The trustees are listed on the deed as trustee, and not on the loan as borrowers. Please understand, the trustees do have rights to the property, however, this is a reverse mortgage loan and the loan must be satisfied. As Bank of America communicated to you previously, you are not a borrower and were not a beneficiary of the trust at the time of the loan origination. You were a trustee and now a successor beneficiary. What being trustee of the property means is that you do not have to go to court to have the estate probated. Therefore, if you as beneficiary trustee would like to retain the property the loan balance must be paid in full. However the attached Assignment of Mortgage contradicted the statement about borrowers: Original Borrower(s): PENELOPE M. GILLESPIE, INDIVIDUALLY AND AS TRUSTEE NEIL J . GILLESPIE AND MARK GILLESPIE, AS CO-TRUSTEES OF THE GILLESPIE FAMILY LIVING TRUST AGREEMENT DATED FEBRUARY 10, 1997 17. The Court rejected a definition of borrower to include only natural persons acting in their individual capacities. Isabel Santos, individually and as trustee and beneficiary of the Yolanda Maria Santos Trust, et al. v. Reverse Mortgage Solutions, et al, 12-3296-SC, USDC, N.D. Cal. 2 Defendants argue that the Santos Trust cannot be the borrower under the HECM Deed or the notes because the notes limit the definition of "borrower" to "each person signing at the end of this Note." Defendants' argument is unavailing. First, Defendants do not account for the fact that, while the notes indeed define "borrower" in this way, the HECM Deed lists the borrower as Yolanda Maria Santos in her capacity as trustee for the Santos Trust. Second, Defendants apparently interpret the notes' definition of borrower to include only natural persons acting in their individual capacities. The Court is unconvinced that this narrow reading is the correct one. On the contrary, the HECM Deed specifically contemplates transfer of a borrower's interest in the property to or from a separate trust, HECM Deed 9(e), which suggests that trusts can hold the rights of borrowers under the HECM Deed, as well as their obligations under the notes. Defendants cite no contrary authority 18. A Notice of Default and Intent to Foreclose dated J une 8, 2012 from the Plaintiff appears at Exhibit 3. The notice informs Penelope Gillespie that the mortgage is in default because of the death of the primary mortgagor and the loan must be paid in full. The notice demands $108,056.19 to cure default. The notice arrived by certified mail to the property, addressed
2 Page 11, Order, October 12, 2012 (Doc. 25) Denying Defendants Motion (1) For J udgment on the Pleadings and (2) To Dissolve or Modify Preliminary Injunction. See Doc. 5-2 for the case. 10 only on the envelope to me and Mark Gillespie individually. The Plaintiff did not send Mark Gillespie a notice of default where he lives in Texas, as required by the note. The Plaintiff did not send notice to the trust, or notice to the co-trustees. However I did respond to this: IF YOU ARE UNABLE TO PAY YOUR ACCOUNT IN FULL, RMS offers consumer assistance programs designed to help resolve delinquencies and avoid FORECLOSURE. These services are provided without cost to our customers. You may be eligible for a loan workout plan or other similar alternatives. If you would like to learn more about these programs, you may contact the Loss Mitigation Department at (866) 503-5559, between the hours of 8:30 AM and 5:00 PM CST. WE ARE VERY INTERESTED IN ASSISTING YOU. I called J une 19, 2012to RMS and eventually spoke with Valerie Castro and others. I disputed the claim, I asked about a loan workout and other such, all to no avail. Unfortunately a reverse mortgage cannot be refinanced, and there are no assistance programs or workouts, nothing. 19. On August 9, 2012 I made a written complaint to HUD and the Plaintiff, pursuant to the complaint procedure set forth in the HUD Reverse Mortgage Handbook 7610.01, Section 4-19. My complaint was 227 pages, with a CD recording of the 2008 HECM telephone counseling: HUD Complaint August 9, 2012 by Neil J . Gillespie, twenty-five (25) pages Exhibit A, a two page Notice of Default and Intend to Foreclose Exhibit B, CD audio recording of the April 22, 2008 HECM telephone counseling Separate Volume Appendix 1, Exhibits 1-21 (108 pages) Separate Volume Appendix 2, Exhibits 22-42 (92 pages) In turn HUD provided the 25 page complaint, Exhibit A, but not the appendices, to the CFPB. 20. The Consumer Financial Protection Bureau (CFPB) is the federal agency that holds primary responsibility for regulating consumer protection with regard to financial products and services in the United States. Authority for CFPB is found in Dodd-Frank, 12 U.S.C. Chapter 53, Subchapter V - Bureau of Consumer Financial Protection. The CFPB opened an investigation J anuary 4, 2013 on my complaint submitted August 9, 2012 to HUD and the Plaintiff. The CFPB closed the complaint March 19, 2013 because Bank of America claimed it could not discuss the 11 loan with me due to privacy laws. But that issue was later resolved. J ason Powell of Bank of America notified me March 28, 2013 that he had the necessary documentation to respond. The letter is attached as Exhibit 4. I notified the CFPB by letter, but it did not reopen my complaint. 21. A HECM is a highly complicated financial product. It has taken me years to learn about the subject reverse mortgage and its many parts and defects. The subject HECM is a disaster for me as a homeowner, a predatory loan that charged high fees, stripped me of home equity, and threatens to leave me homeless. On March 4, 2013 I notified the district court of a Rule 5.1 Constitutional Challenge in my Objections to the Report and Recommendation (Doc. 18), page 2: Notice is also given under Rule 5.1, Federal Rules of Civil Procedure (Fed. R. Civ. P.), of a Constitutional Challenge to 12 U.S.C. 1715z20 - Insurance of home equity conversion mortgage for elderly homeowners, set out in a separate Rule 5.1 pleading. However the district court remanded the case sua sponte one day after getting my objections, without Plaintiffs response, and before I could file the Rule 5.1 pleading, which states at 1: 1. Gillespie initiates under Fed. R. Civ. P. 5.1 a constitutional challenge to a statute affecting the public interest, 12 U.S.C. 1715z20, Insurance of home equity conversion mortgages [HECM] for elderly homeowners. In addition to and in the alternative to the Rule 5.1 relief sought, Gillespie seeks a Declaratory J udgment under Fed. R. Civ. P. 57 and 28 U.S.C. 2201, Creation of remedy, including relief under the U.C.C., Article 3, Negotiable Instruments, 3-305, Defenses and Claims in Recoupment. [Codified under Florida law as F.S. 673.3051]. My challenge shows the HECM program is an unconstitutional financial burden on the public, harms elderly homeowners, age discrimination, and primarily benefits banks and lender parties: The Age Discrimination Act of 1975, 42 U.S.C. Sections 6101-6107 Fifth and Fourteenth Amendments, Due Process - U.S. Constitution The Void for Vagueness Doctrine. Terms homeowner, borrower and mortgagor are void for vagueness. Also, see Plaintiffs responses (Doc. 5-3) to the HUD complaint Oct-15-2012; and the letter J an-14-2009 of Karen Yantis, Bank of America, re negative growth, Doc. 5-5, Exhibit 37. (best read by a J .D. with a C.P.A.) Property Rights - Kingsford v. Salt Lake City Sch. Dist, U.S. Constitutional question First Amendment, Petition for Redress of Grievances - U.S. Constitution 12 HECM program is burden on taxpayers, The Wall Street J ournal, December 14, 2012 Mortgages in Reverse, Taxpayers get hit by another federal housing money loser. See the CFPB Report to Congress on Reverse Mortgages, J une, 2012. Copy enclosed. When banks and lawyers [foreclosure mills] operate unfettered, people loose rights. J udge Voids Reverse Mortgage, Says Counseling Fails to Prove Competency Matter of Doar (Brunson) 2009 NY Slip Op 29549 [28 Misc 3d 759] December 18, 2009 22. Charles J . Thomas, a New York Supreme Court J udge, voided a reverse mortgage and its subsequent refinancing on the grounds that the borrowers mental illness made her unable to understand the reverse mortgage. The Order appears at Exhibit 5, and a news story at Exhibit 6. Matter of Doar (Brunson) 2009 NY Slip Op 29549 [28 Misc 3d 759] December 18, 2009 Thomas, J . Supreme Court, Queens County Published by New York State Law Reporting Bureau pursuant to J udiciary Law 431. As corrected through Thursday, October 7, 2010 Appellate Division continued to require that a mortgagee have knowledge of the mortgagor's incapacity before the contract which is otherwise voidable could be voided. In order to void a contract which is voidable because of incapacity, the mortgagor must establish that the mortgagee had knowledge of the "incapacity and were . . . not bona fide mortgagees for value." (See Weisberg v DeMeo, 254 AD2d 351, 351 [1998].) Under these circumstances, the court finds that Hermina Brunson was incapable of understanding the agreements that she signed on April 21, 2003 and that Financial Freedom is charged with the responsibility to determine, and was in a position to know of her incapacity. Therefore, the court finds the mortgages on J une 20, 2003 void. 23. A voice recording 3 of the April 22, 2008 HECM telephonic counseling session was made, attended by me, Ms. Gillespie, and Susan Gray of Consumer Credit Counseling Services, Money Management International Incorporated (CCCS/MMI), a HUD approved HECM counselor. The counseling session did not comply with HECM rules. Ms. Gillespie was not able to answer questions showing she understood a reverse mortgage. 12 U.S.C. 1715z20(d)(2)(B), and
3 All calls on home office telephone extension (352) 854-7807 are recorded for quality assurance purposes per the use exemption of Fla. Stat. ch. 934, 934.02(4)(a)(1) and the holding of Royal Health Care Servs., Inc. v. J efferson-Pilot Life Ins. Co., 924 F.2d 215 (11th Cir. 1991). This is, in part, a disability accommodation for me. 13 1715z20(f). A transcript of the call was provided to the CFPB April 22, 2013. The HECM handbook 7610.1 states, Sec. 4-18 F. Issuing the Certificate of Counseling. A counseling agency must withhold a certificate from a client who cannot successfully answer five of the ten review questions that are provided in Attachment B.10 of the Protocol. The client will be given adequate opportunities to correctly respond to the review questions in accordance with the requirements in Attachment B.10. The certificate cannot be withheld based on lack of payment. The recorded HECM telephonic counseling session shows Penelope Gillespie did not actively participate in the call or the counseling. Ms. Gray did not ask Ms. Gillespie to successfully answer five of the ten review questions or make other effort to determine if she understood basic information about reverse mortgages, which was impossible due to Alzheimers disease, but required under 12 USC 1715z20(f) Counseling services and information for mortgagors. Therefore Ms. Gray should not have issued the certificate to Ms. Gillespie. The subject HECM did not comply with 12 USC 1715z20(d) Eligibility requirements: (2)(B) has received adequate counseling, as provided in subsection (f), by an independent third party that is not, either directly or indirectly, associated with or compensated by a party involved in (i) originating or servicing the mortgage; (ii) funding the loan underlying the mortgage; or (iii) the sale of annuities, investments, long-term care insurance, or any other type of financial or insurance product; CCCS/MMI was the HUD-approved housing counseling agency for this loan. According to Wikipedia, in its 2007 Annual Report, MMI identified Bank of America as a major contributor. Therefore the counseling was not adequate counseling by a third party because this HECM was compromised from the beginning by Bank of America. 24. The subject HECM charged high fees and stripped me of home equity. The HECM counseling session was a sham, and did not serve its intended purpose. The HECM reverse mortgage financial projections were beyond optimistic, they were fraudulent. The FHA's Monthly Adjustable HECM Loan Estimated Amortization Schedule for Penelope Gillespie and 14 Neil Gillespie shows at year four (4) an ending loan balance of $118,550, a home value of $163,780, and equity of $45,230. The value of the home is now $78,675; the loan balance is $114,889; the current deficit is -($36,214); the gross equity deficit is -($81,444). The foregoing is contrary to 12 USC 1715z20(f) Counseling services and information for mortgagors, and 12 USC 1715z20(e)(4) did not disclose depreciation rates - or my $81,144 deficit! The borrowers did not receive full disclosure, as prescribed by the Secretary, of all costs charged to the mortgagor...than was not possible without disclosure of depreciation rates. Statutory relief from HUD - Bennett v. Donovan 11-5288 D.C. Cir. 12 USC 1715z20(i) Protection of homeowner and lender Exhibit 7 - National Consumer Law Center story on Bennett Exhibit 8 - Bennett v. Donovan, 11-5288, 2013 WL 45879 (D.C. Cir. J an. 4, 2013) 25. Bennett, cited statutory means for protection of homeowner and lender, pages 9-10: It does appear to us, however, that HUD has additional statutory means to provide complete relief to both appellants and their lenders, and at least one such avenue of relief would remove speculation as to independent third-party actions. That statutory provision is 12 U.S.C. 1715z-20(i). This subsection is titled Protection of homeowner and lender and states in relevant part: (1) [I]n order to further the purposes of the program authorized in this section, the Secretary shall take any action necessary (A) to provide any mortgagor under this section with funds to which the mortgagor is entitled under the insured mortgage or ancillary contracts but that the mortgagor has not received because of the default of the party responsible for payment; (B) to obtain repayment of disbursements provided under subparagraph (A) from any source; and (C) to provide any mortgagee under this section with funds . . . to which the mortgagee is entitled under the terms of the insured mortgage or ancillary contracts authorized in this section. (2) Actions under paragraph (1) may include (A) disbursing funds to the mortgagor or mortgagee from the Mutual Mortgage Insurance Fund; [and] (B) accepting an assignment of the insured mortgage notwithstanding that the mortgagor is not in default under its terms, and calculating the amount and making the payment of the insurance claim on such assigned mortgage . . . . 26. The Constitution states only one command twice. The Fifth Amendment says to the federal government that no one shall be "deprived of life, liberty or property without due process of law." The Fourteenth Amendment, ratified in 1868, uses the same eleven words, called the 15 Due Process Clause, to describe a legal obligation of all states. These words have as their central promise an assurance that all levels of American government must operate within the law ("legality") and provide fair procedures. http://www.law.cornell.edu/wex/due_process 27. A property right can be created only by state law. Once a property right is established, the determination of what process is due before that right can be deprived is a question answered by the federal Constitution. Kingsford v. Salt Lake City Sch. Dist., 247 F.3d 1123 (10th Cir. 2001). 28. U.S. J udge Thomas W. Thrash, J r. in Thompson-El v. Bank of America, 1:12-CV-840- TWT, District Court, N.D. GA held in an Order entered December 12, 2012: Federal question cases are those arising under the Constitution, laws, or treaties of the United States. 28 U.S.C. 1331 A case arises under federal law if federal law creates the cause of action, or if a substantial disputed issue of federal law is a necessary element of a state law claim. Pacheco de Perez v. AT&T Co., 139 F.3d 1368, 1373 (11th Cir. 1998) (citing Franchise Tax Bd. of Cal. v. Construction Laborers Vacation Trust for S. Cal., 463 U.S. 1, 13 (1983)). The Order of J udge Thrash appears in the district court record (Doc. 26, Exhibit 9). 29. Here, my case arises under the federal law because a substantial disputed issue of federal law is a necessary element of a state law foreclosure. 30. Tellingly the Court in the Order Remanding Case (Doc. 19) held, on page 4 at footnote 1: [fn1]This Order should not be interpreted as a ruling concerning whether, or to what extent, Mr. Gillespie can sue HUD in a separate action. Rather, this Order is limited to whether the Court has subject matter jurisdiction over the specific action that has been removed to this Court. Section II - Motion for Non-Criminal J ustice Act Counsel Appointment. 31. The Florida Bar notified me May 14, 2013 of the Unlicensed Practice of Law (UPL) Investigation of Neil J . Gillespie, Case No. 20133090(5), for representing my interest pro se in this action. I filed notice thereof in the district court. (Doc. 29). I am indigent and financially unable to obtain adequate representation. I move for a counsel appointment in a separate motion, which is supported by a separate motion for disability accommodation. 16 Section II - Procedural history of the case 32. Plaintiff filed Verified Complaint To Foreclose Home Equity Conversion Mortgage (Doc. 2) J anuary 9, 2013 at 12:45 PM. Case No. 13-115-CAT Marion Co. FL Circuit Court 33. February 4, 2013 12:47 PM, I filed by hand, motion to dismiss in Case No. 13-115- CAT, Marion County Circuit Court, a response consisting of 559 pages of documents: 02-04-2013, Notice of Agreement to Extend Time (9 pages) 02-04-2013, Defendants Motion to Dismiss (47 pages) 02-04-2013, Defendants Motion to Dismiss, Exhibits (107 pages) 02-04-2013, Defendants Composite A (85 pages) 02-04-2013, Defendants Composite B (240 pages) 02-04-2013, Notice of Filing Notice of Removal (3 pages) 02-04-2013, Notice of Removal USDC Feb-04-2013 (67 pages) 02-04-2013, Rule 2.516 notice NJ G (1 page) 34. February 4, 2013 1:07 PM, I immediately removed the case to US District Court, Middle District, Florida, Ocala Division, 5:13-cv-58-oc-WTH-PRL, and filed by hand delivery: 02-04-2013, Notice of Removal (Doc. 1) 02-03-2013, Verified Complaint HECM Foreclosure (Doc. 2) 02-04-2013, Motion Quash Service for Mark Gillespie, et al; Tiffany Caparas, Esq. (Doc. 3) 02-04-2013, Notice of Filing Agreement Extend Time (Doc. 4) 02-04-2013, Motion to Dismiss Verified Complaint (Doc. 5) 02-04-2013, Exhibits to Motion to Dismiss (Doc. 5-1) 02-04-2013, Defendants Composite A (Doc. 5-2) 02-04-2013, Defendants Composite B (Doc. 5-3) 02-04-2013, Appendix 1 to HUD complaint (Doc. 5-4) 02-04-2013, Appendix 2 to HUD Complaint (Doc. 5-5) Fed. R. Civ. Pro. 81(c) Removed Actions.(2) After removal, repleading is unnecessary.... 02-13-2013, Magistrate J udge Report and Recommendation (Doc. 10) 02-21-2013, RMS agreed Motion for Extension of Time (Doc. 11) 02-22-13, Magistrate J udge Order on motion to extend time (Doc. 12) 02-26-13, Rule 11 sanction motion, Ms. Parsons, McCalla Raymer (Doc. 15) 02-26-13, Gillespie default motion, Rule 55 (Doc. 16) 03-05-13, Gillespie Verified Objection to Magistrate Order Doc. 12 (Doc. 17) 03-04-13, Gillespie Objections to Report and Recommendation (Doc. 18) 03-07-13, U.S. J udge, Order Remanding Case (Doc. 19) 03-11-13, J udgment in a Civil Case (Doc. 20) 04-08-13, Rule 59(e) motion to alter-amend judgment (Doc. 21) 04-08-13, Gillespie Affidavit 28 U.S.C. 144 bias or prejudice of judge (Doc. 22) 04-10-13, Gillespie Notice of Appeal (Doc. 23) 04-12-13, U.S. J udge Order, Denied Rule 59(e) motion; Denied 28 U.S.C. 144 (Doc. 24) 05-06-13, Gillespie Motion for IFP on Appeal (17 pages) (Doc. 25) 05-06-13, Gillespie APPENDIX for IFP on Appeal (32 pages) (Doc. 26) 05-01-13, Gillespie Affidavit of IFP (5 page form) (Doc. 27) 05-09-13, U.S. J udge Order, Denied Gillespie IFP on appeal (Doc. 28) 06-06-13, Notice of Filing Florida Bar UPL investigation of Gillespie (Doc. 29) 06-12-13, C.A.11 Order of Dismissal, lack of federal jurisdiction (Doc. 30) 17 Section IV - Amendment of pleadings in forma pauperis Troville v. Venz, 303 F.3d 1256, 1260, n. 5 (11th Circ. 2002) 35. On February 13, 2013 the U.S. Magistrate J udge issued a Report and Recommendation (Report) (Doc. 10), which recommended, pursuant to 28 U.S.C. 1915(e)(2), that the motion to proceed in forma pauperis be denied, and this case be remanded to state court for lack of jurisdiction and a procedural defect in removal. (Doc. 19). I filed 58 pages of objections and exhibits (Doc. 18) to the Report, which the Court denied in its Order Remanding Case (Doc. 19). 36. The Report (Doc. 10) wrongly alleges on page 5, part B. Procedural Defect in the Removal, and wrongly states this civil action is removed solely under section 1441(a). My notice of removal (Doc. 1) cites 5 grounds for removal and/or jurisdiction: 28 U.S.C. 1441(a), on page 1 28 U.S.C. 1331 - Federal question, paragraph 7 5 U.S.C. 702, Right of review, paragraph 7 5 U.S.C. 551 et seq., Administrative Procedures Act, paragraph 8 Bennett v. Donovan 11-5288 D.C. Cir., paragraphs 5, 6, 10, with a copy of the decision in Bennett attached to the notice of removal. On an amended notice of removal I would cite all 5 grounds together, and perhaps others. 37. The Plaintiff, Reverse Mortgage Solutions, Inc. (RMS), did not file any responsive pleadings. The Plaintiff did not file a motion to remand. 28 USC 1446(b)(2)(B). 38. The Order Remanding Case (Doc. 19) states, page 2, last sentence, Although typically the Court would afford the Plaintiff leave to respond to the Objections, the law and the facts of this case conclusively establish that this Court is without subject matter jurisdiction, such that it would be a waste of attorney and judicial resources to wait for a response. 39. The Order Remanding Case (Doc. 19) states, page 5, last sentence, Mr. Gillespies request to amend his Notice of Removal will also be Denied as futile because there is no set of facts or legal claims that can be raised which would give the Court jurisdiction over this case. 18 40. The Eleventh Circuit held courts should permit a pro se litigant who is seeking in forma pauperis status the opportunity to amend a deficient complaint, which I construe to include a deficient notice of removal, before dismissal pursuant to 28 U.S.C. 1915 et seq. for failure to state a claim. Troville v. Venz, 303 F.3d 1256, 1260, n. 5 (11th Circ. 2002). Troville was upheld by the Eleventh Circuit March 18, 2013 in Edwards v. Fernandez-Rundell, et al., Appeal No. 12- 12938 (D.C. Docket No. 1:12-cv-20799-UU; Southern District, FL). We review de novo a dismissal of a complaint for failure to state a claim under 28 U.S.C. 1915(e)(2)(B)(ii). Troville v. Venz, 303 F.3d 1256, 1259 (11th Cir. 2002). We liberally construe pro se pleadings. Timson v. Sampson, 518 F.3d 870, 874 (11th Cir. 2008). [p.2] We have held that even when the plaintiff did not seek leave to amend until after final judgment, where a more carefully drafted pleading might state a claim, a plaintiff must be given at least one chance to amend the complaint prior to dismissal. Bank v. Pitt, 928 F.2d 1108, 1112 (11th Cir. 1991). [p.3] [P]ro se litigants are held to a less stringent standard, see Tannenbaum v. United States, 148 F.3d 1262, 1263 (11th Cir. 1998)... [p.3] 41. Under 28 U.S.C. 1915(a), the Court may permit me to proceed IFP if I show by affidavit that I am unable to bear the fees and costs. Sec. 1915(e)(2)(B)(ii) does not allow the court to dismiss an in forma pauperis complaint without leave to amend under Fed.R.Civ.P. 15. Rule 15(a)(1) Amending as a Matter of Course. A party may amend its pleading once as a matter of course within: (A) 21 days after serving it, or (B) if the pleading is one to which a responsive pleading is required, 21 days after service of a responsive pleading or 21 days after service of a motion under Rule 12(b), (e), or (f), whichever is earlier. The Plaintiff did not file a response to my motion to dismiss (Docs. 5, 5-1, 5-2, 5-3, 5-4, 5-5). Also, Motion 4 for leave to proceed on appeal in forma pauperis (Doc. 25) (17 pages) Appendix, motion for leave to proceed on appeal, IFP (Doc. 26) (31 pages) Affidavit of indigency (Doc. 27) (5 pages)
4 On May 17, 2013 this Court notified me by letter that the district court does not allow this appeal in forma pauperis. I called Ms. Gaddis and determined the 30 day time period to file a motion to proceed IFP began May 17, 2013, the date on the letter. The 30 day time period ended Sunday J une 16, 2013, extended to Monday J une 17, 2013. (Rule 26(a)(1)(c). Before I timely filed my IFP motion, this Court entered the Order of Dismissal sua sponte J une 12, 2013. 19 Section V - Corporate Mgmt. Advisors, Inc. v. Artjen Complexus, Inc. 561 F.3d 1294, 1296 (11th Cir. 2009) 42. The Order Remanding Case was entered sua sponte without hearing from the Plaintiff: Although typically the Court would afford the Plaintiff leave to respond to the Objections, the law and the facts of this case conclusively establish that this Court is without subject matter jurisdiction, such that it would be a waste of attorney and judicial resources to wait for a response. (U.S. J udge Hodges, Order Remanding Case, Doc. 19; page 2, last sentence). 43. The Court dismissed sua sponte for subject matter. 28 U.S.C. 1915(e)(2). The Plaintiff did not file a motion to remand [28 USC 1446(b)(2)(B)] or file other responsive pleading(s). Tellingly the Court in the Order Remanding Case (Doc. 19) held, on page 4 at footnote 1: [fn1]This Order should not be interpreted as a ruling concerning whether, or to what extent, Mr. Gillespie can sue HUD in a separate action. Rather, this Order is limited to whether the Court has subject matter jurisdiction over the specific action that has been removed to this Court. The Courts ruling suggests I may sue HUD in a separate action under 28 U.S.C. 1331. I may do so in a separate action, sue HUD, Bank of America, the Plaintiff, etc., if this appeal is denied. 44. Corporate Mgmt. Advisors, Inc. held the failure to allege facts sufficient to establish subject matter jurisdiction in a notice of removal is a defect in the removal procedure, and consequently, the district court cannot sua sponte remand a case to state court on that ground. Section VI - A writ of mandamus is the proper means by which a party may challenge a remand order. Thermtron Products, Inc. v. Hermansdorfer 45. A writ of mandamus is the proper means by which a party may challenge a remand order. Thermtron Products, Inc. v. Hermansdorfer, 423 U.S. 336, 352-53, 96 S.Ct. 584, 593-94, 46 L.Ed.2d 542 (1976). A remand order based on subject matter jurisdiction is not reviewable by appeal. 28 U.S.C. 1447(d). But such remand order entered sua sponte is a defect in the removal process within the meaning of 1447(c), and may be challenged by writ of mandamus. New v. Sports & Recreation, Inc., 114 F.3d 1092, 1095-96 (11th Cir. 1997). 20 WHEREFORE, I respectfully move this Honorable Court to reconsider, vacate or modify this Courts Order of Dismissal; move for leave to submit a petition for writ of mandamus; move to stay or recall the mandate; move to void the mortgage for incapacity; move for leave to proceed in forma pauperis; move for a Non-Criminal J ustice Act Counsel Appointment; and move for disability accommodation. I also make a general request to the Court to grant such other and further relief as it deems just and equitable, including a stay pending dismissal of Florida Bar No. 20133090(5), Unlicensed Practice of Law (UPL) Investigation of Neil J . Gillespie, for me appearing pro se for my own interests in this matter. RESPECTFULLY SUBMITTED J uly 1, 2013. 8092 SW 115th Loop Ocala, Florida 34481 Email: [email protected] Phone: 352-854-7807 CERTIFICATE OF SERVICE I HEREBY CERTIFY that I have furnished a true and correct copy of this pleading to Curtis Wilson, [email protected], and Danielle N. Parsons, [email protected], McCalla Raymer LLC, 225 E. Robinson St. Suite 660, Orlando, FL 32801, [email protected], by email today J uly 1, 2013, and to parties on the service list by email unless otherwise noted. A paper copy of this pleading, and supporting documents on CD-ROM, are provided by third-party carrier to parties on the service list. NEIL J . GILLESPIE UNITED STATES COURT OF APPEALS FOR THE ELEVENTH CIRCUIT REVERSE MORTGAGE SOLUTIONS, INC., Plaintiff/Appellant, APPEAL NO.: 13-11585-B v. District Court: 5:13-cv-58-Oc-WTH-PRL NEIL J . GILLESPIE AS CO-TRUSTEES, ET AL. Defendants/Appellees. _____________________________________/ APPENDIX OF EXHIBITS MOTION TO RECONSIDER, VACATE OR MODIFY ORDER Exhibit 1. Order of Dismissal, J une 12, 2013, U.S. Eleventh Circuit Court of Appeals Exhibit 2. Plaintiff Reverse Mortgage Solutions, Inc.s response to RESPA May 24, 2012 Exhibit 3. Plaintiff Reverse Mortgage Solutions, Inc., Notice of Default and Intent to Foreclose Exhibit 4. Bank of America, letter of J ason Powell March 28, 2013 to Gillespie Exhibit 5. Matter of Doar (Brunson) 2009 NY Slip Op 29549 [28 Misc 3d 759] Exhibit 6. J udge Voids Reverse Mortgage, Reverse Mortgage Daily, J anuary 14, 2010 Exhibit 7. National Consumer Law Center, Bennett v Donovan, NCLC eReports J an. 2013 #12 Exhibit 8. Bennett v. Donovan, 11-5288, 2013 WL 45879 (D.C. Cir. J an. 4, 2013) Case 5:13-cv-00058-WTH-PRL Document 30 Filed 06/12/13 Page 1 of 3 PageID 856 1 Case 5:13-cv-00058-WTH-PRL Document 30 Filed 06/12/13 Page 2 of 3 PageID 857 Case 5:13-cv-00058-WTH-PRL Document 30 Filed 06/12/13 Page 3 of 3 PageID 858 May 24,2012 The Estate of Penelope M. Gillespie C/O Neil J. Gillespie 8092 SW 115 th Loop Ocala, FL 34481 Re: Loan No./Skey: 68011002615899/69977 FHA Case Number: 091-4405741 Borrower: Penelope M. Gillespie Property: 8092 SW 115 th Loop, Ocala, FL 34481 Dear Mr. Gillespie: This will acknowledge receipt of your letter May 14, 2012 regarding the Estate of Penelope M. Gillespie, which was received in our office on May 17, 2012. The total loan balance became Due and Payable on December 16, 2009. The loan is currently in a status of default-death until the Bank of America file has been reviewed. The borrower listed on the loan is Penelope M. Gillespie. The trustees are listed on the deed as trustee, and not on the loan as borrowers. Please understand, the trustees do have rights to the property, however, this is a reverse mortgage loan and the loan must be satisfied. As Bank of America communicated to you previously, you are not a borrower and were not a beneficiary of the trust at the time ofthe loan origination. You were a trustee and now a successor beneficiary. What being trustee of the property means is that you do not have to go to court to have the estate probated. Therefore, if you as beneficiary trustee would like to retain the property the loan balance must be paid in full. We are returning your documents to you along with the requested Assignment of Mortgage. Also enclosed is the Reverse Mortgage Repayment Procedures and Timeline. We trust that this information provided will meet your needs. If however, you still have questions or you require further information, please feel free to contact our Default Service Group toll free at 1-866 503-5559. Sincerely, / i m ~ Barbara Moore Reverse Mortgage Solutions, Inc. Customer Service Office /1-866-503-5559 Fax /1-866-790-3451 [email protected] 2727 Spring Creek Drive, Spring, TX 77373 Phone (866) 503-5559 Fax (866) 790-3451 ~ TIY/TDD (866) 827-6697 2 RM S' Reverse Mongage Solutions, Inc. 2727 Spring Creek Drive Spring, TX 77373 REVERSE MORTGAGE REPAYMENT PROCEDURES AND TIMELINE The reverse mortgage is due and payable when all borrowers have passed away or moved out of the property on a permanent basis. The mortgage can also be called due and payable upon approval from the Secretary of Housing and Urban Development (HUD) for Tax and/or Insurance Defaults and non-completion of required repairs. C As long as the borrower (or estate) is actively working to satisfy the debt, HUD's preliminary repayment timeline is 6 months after the borrower's Due and Payable date (or date of death). If the case warrants, Reverse Mortgage Solutions, Inc. has the right to begin foreclosure as early as 30 days from the date of this repayment demand letter. After 6 months, HUD requires written requests for extensions every 90 days. These requests should be sent to Reverse Mortgage Solutions, Inc. 30 days before the expiration date. They should include the reason the extension is needed, the action the estate is taking to repay the loan, and any documentation supporting your claim. With the extensions, the maximum timeline for repayment is one year from the borrower's Due and Payabledate (or date of death). Reverse Mortgage Solution's, Inc. is required to begin foreclosure on Due and Payable reverse mortgages no later than one year after the date of death or default. A reverse mortgage in foreclosure can be paid off, however all expenses related to foreclosure will be added to the payoff figure. There may be a point during the foreclosure process in which a pre-foreclosure sale payoff deadline is set. Please call Reverse Mortgage Solutions, Inc. to find out if such a deadline applies. To obtain a payoff figure, please submit a written request to our office. By mail: Reverse Mortgage Solutions, Inc. Attn: Reverse Mortgage Payoff Dept. 2727 Spring Creek Drive Spring, TX 77373 By fax: (866) 790-3451 Page # 2 2727 Spring Creek Drive, Spring, TX 77373 Phone (866) 5035559 - Fax (866) 790-3451 - HYITOO (866) 827-6697 Recording Requested By: Bank of America Prepared By: Diana De Avila 888-603-9011 When recorded mail to: Reverse Mortgage Solutions, Inc. 2727 Spring Creek Drive Spring, TX 77373 1 1 1 1 1 1 1 1 1 1 1 1 ~ 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 DocID# 1266801100261589920032 Property Address: 8092 SW 115TH LOOP OCALA, FL 34481 FLO-AM 18001254 3/2712012 This space for Recorder's use ASSIGNMENT OF MORTGAGE For Value Received, the undersigned holder of a Mortgage (herein "Assignor") whose address is 190 QUEEN ANNE, NORTH SUITE 100 SEATTLE, WA 98109 does hereby grant, sell, assign, transfer and convey unto REVERSE MORTGAGE SOLUTIONS, INC., whose address is 2727 SPRING CREEK DRIVE, SPRING, TX 77373 all beneficial interest under that certain Mortgage described below together with the note(s) and obligations therein described and the money due and to become due thereon with interest and all rights accrued or to accrue under said Mortgage, Original Lender: LIBERTY REVERSE MORTGAGE, INC. Original Borrower(s): PENELOPE M. GILLESPIE, INDIVIDUALLY AND AS TRUSTEE NEIL J. GILLESPIE AND MARK GILLESPIE, AS CO-TRUSTEES OF THE GILLESPIE FAMILY LIVING TRUST AGREEMENT DATED FEBRUARY 10, 1997 Date of Mortgage: 6/5/2008 Original Loan Amount: $198,000.00 Recorded in Marion County, FL on: 6/25/2008, book OR 05057, page 1670 and instrument number 2008065289 IN W I T N ~ ~ S Yo!tQ::REOF, the undersigned has caused this Assignment of Mortgage to be executed on MAR Z'/ ZOlZ Assistant Vice President By L2:0G Dominique JobnsoD ~ Witness: C_hest __B_1L_9_'V_i"_g_S__ Witness: Edward Gallegos State of California County of Ventura On MAR 27 2012 before me, appeared Jane Martorana J jJ)jan JEllison and ,No4U"Y Public, perso O6mlnlqUe Johnson nally ,who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that helshelthey executed the same in hislher/their authorized capacity(ies), and that by hislher/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person (s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. Notary Pu c: Lillian J. Ellison
LILLIAN J. ELLISON C(lIMIIllion It 11256\7 . ~ Public -Cllltornit , los Angele. County. .. M Comm. Ex 'res Mar 13. 2015 My Commission Expires: Ma!ch 13, 2015 7196 9006 9296 0216 1259 RM S"Reverse Mortgage Solutions, Inc. June 8, 2012 Sent Via Certified Mail Penelope Gillespie Loan Number: 69977 Property Address: 8092 SW 115TH LOOP OCALA, FL 34481 NOTICE OF DEFAULT AND INTENT TO FORECLOSE Dear Penelope Gillespie: Reverse Mortgage Solutions, Inc., (herein as "RMS") is currently servicing your mortgage loan that is secured by the above referenced property. You are hereby formally notified IJlat the mortgage loan associated with the referenced Deed of TrustIMortgage is in default because of the death of the primary mortgagor and the loan must be paid in full. To cure this default, you must forward funds in the amount of $1 08,056.19 consisting of the principal due, plus all interest and fees through July 8, 2012. It is possible that after payment of the amounts detailed above there may be other fees still due and owing, including but not limited to other fees, escrow advances or corporate advances that RMS paid on your behalf or advanced to your account. This letter is a formal demand to pay $108,056.19. If the default is not paid in full by July 8, 2012, RMS will take steps to terminate your ownership in the property by a foreclosure proceeding or other action to seize the property. IF YOU ARE UNABLE TO PAY YOUR ACCOUNT IN FULL, RMS offers consumer assistance programs designed to help resolve delinquencies and avoid FORECLOSURE. These services are provided without cost to our customers. You may be eligible for a loan workout plan or other similar alternatives. If you would like to learn more about these programs, you may contact the Loss Mitigation Department at (866) 503-5559, between the hours of 8:30 AM and 5:00 PM CST. WE ARE VERY INTERESTED IN ASSISTING YOU. The default above can be cured by payment of the total payoff amount plus any additional fees that become due by July 8, 2012. Note that additional charges, costs and fees may become due during the period between today's date and the date the aforementioned payments are received. Please contact our Collection Department at (866) 503-5559 to obtain updated payoff information. Please include your loan number and property address with your payment and send to: Reverse Mortgage Solutions, Inc. 2727 Spring Creek Drive Spring, TX 77373 562439 12-02121-1 Page 1 of2 ~
3 If you wish to dispute the delinquency, or if you dispute the calculation of amount of the delinquency and reinstatement amount, you may contact us by calling (866) 503-5559. You have the right to bring a court action to assert the non-existence of a default or any other defense to acceleration or foreclosure sale. Failure to respond to this letter may result in the loss of your property. To the extent your obligation has been discharged or is subject to the autolnatic stay in a bankruptcy case, this notice is for informational purposes only and does not constitute a demand for payment or an attempt to collect a debt as your personal obligation. If you are represented by an attorney, please provide us with the attorney's name, address and telephone number. Attention Service members and dependents: The Federal Service Members' Civil Relief Act ("SCRA") and certain state laws provide important protections for you, including prohibiting foreclosure under most circumstances. If you are currently in the military service, or have been within the last nine (9) months, AND joined after signing the Note and Security Instrument now in default, please notify RMS immediately. When contacting RMS as to your military service, you must provide positive proof as to your military status. If you do not provide this information, it will be assumed that you are not entitled to protection under the above-mentioned Act. If you are experiencing financial difficulty, you should know that there are several options available to you that may help you keep your home. You may contact HUD Government Counseling which provides free or low-cost housing counseling. You should consider contacting one of these agencies immediately. These agencies specialize in helping homeowners who are facing financial difficulty. Housing counselors can help you assess your financial condition and work with us to explore the possibility of modifying your loan, establishing an easier payment plan for you, or even working out a period of loan forbearance. For your benefit and assistance, there are government approved homeownership counseling agencies designed to help homeowners avoid losing their homes. To obtain a list of approved counseling agencies, please call (800) 569-4287 or visit http://www.hud.gov/offices/hsg/sfh/hcc/hcs.cfm. NO PERSON IN THIS OFFICE WILL GIVE YOU ANY LEGAL ADVICE. If, at any time, you make a written request to us not to be contacted by phone at your place of employment, we will not do so. If, at any time, you make a written request to us not to contact you, we will not do so, except to send statutorily and/or contractually required legal notice. You may be. eligible for assistance from the Homeownership Preservation Foufldation or other foreclosure counseling a. You may call the following toll-free number to request assistance from the Homeownership Preservation Foundation: (888) 995 HOPE (4637). If you wish, you may also contact us directly at (866) 503-5559 and ask to discuss possible options. This matter is very important. Please give it your immediate attention. Sincerely, Reverse Mortgage Solutions, Inc. (866) 503-5559 FEDERAL LAW REQUIRES US TO ADVISE YOU THAT REVERSE MORTGAGE SOLUTIONS, INC, IS A DEBT COLLECTOR AND THAT THIS IS AN ATTEMPT TO COLLECT A DEBT. ANY INFORMATION OBTAINED MAY BE USED FOR THAT PURPOSE. TO THE EXTENT YOUR OBLIGATION HAS BEEN DISCHARGED OR IS SUBJECT TO THE AUTOMATIC STAY IN A BANKRUPTCY PROCEEDING, THIS NOTICE IS FOR INFORMATIONAL PURPOSES ONLY AND DOES NOT CONSTITUTE A DEMAND FOR PAYMENT OR AN ATTEMPT TO COLLECT AN INDEBTEDNESS AS YOUR PERSONAL OBLIGATION. IF YOU ARE REPRESENTED BY AN ATTORNEY, PLEASE PROVIDE US WITH THE ATTORNEY'S NAME, ADDRESS AND TELEPHONE NUMBER. 562439 12-02121-1 Page 2 of2 Reverse Mortgage Solutions, Inc. 2727 Spring Creek Dr. Spring, TX 77377 7196 9006 9296 0216 1259 PRESORT First-Class Mail U.S. Postage and Fees Paid WSO 20120608-197 1111111111111111111111111111111111111111111111111111111111111 1111 Neil J. Gillespie Mark Gillespie 8092 SW 115TH LOOP OCALA, FL 34481-3567 OEM !.t) -I::. .j::. m .... - -
'- ~ Bankof America Executive Customer Relations Office of the CEO and President March 28,2013 Mr. Neil J. Gillespie 8092 Soutllwest 11S th Loop Ocala, FL 34481 Bank of America account ending: 5899 Escalated Service Request Number: 1-405452162 Date Issue was received: March 14, 2013 Dear Mr. Gillespie: Bank of America's Office of the CEO and President acknowledges receipt of your inquiry received March 14,2013, addressed to Bank of America's Office of the CEO and President. As a customer advocate, I welcome this opportunity to respond to the inquiry. According to the inquiry, you requested foreclosure action to be stopped on the reverse mortgage account. You noted concern over whether you were authorized to obtain account information on the reverse mortgage. You indicated concern over changes to the reverse mortgage account. You also expressed concern over fraudulent acts, which may have occurred at the time of origination and with the servicing of the account. I hope I have accurately captured your concerns. Laws that govern customer privacy prevent us fronl providing you with details about any relationship we may have with any customer without first obtaining the written consent of such customer. Thank you for submitting necessary documentation to allow Bank of America to respond to concerns noted in your inquiry. My research indicates that the nlortgage loan account servicing was transferred to Reverse Mortgage Solutions Inc. effective April 1, 2012. I have enclosed a copy of the Notice of Assignment, Sale or Transfer of Servicing Rights letter sent by Bank of America for review purposes. The Notice of Assignment, Sale or Transfer of Servicing Rights letter, sent by Bank of America, states the assignment, sale, or transfer of the servicing of the reverse mortgage loan does not affect any term or condition of the mortgage instruments, other than terms directly related to the servicing of your loan. The business address to submit any correspondence or requests for Reverse Mortgage Solutions, Inc. is: 2727 Spring Creek Drive, Spring, TX 77373. Please contact Reverse Mortgage Solutions, Inc. at 1.866.503.5559, Monday through Friday, 8 a.m. to 5 p.m. nationwide, for assistance with any concerns related to foreclosure activity, changes to the account or any possible fraudulent activity with the origination or servicing of the reverse mortgage account. Bank of America, TX2-981-05-07 100 North Tryon Street, Charlotte, NC 28255-0001 ORecycled Paper 4 March 28,2013 Mr. Neil J. Gillespie Page Two Mr. Gillespie, thank you for bringing your concerns to our attention. If you have any additional questions regarding this correspondence, please feel free to contact nle at 1.855.834.5400 extension 063275. I am available Monday through Friday, 7:00 a.m. to 4:00 p.m. Central. Sincerely, ~ 1 U Jason Powell Customer Advocate Office of the CEO and President Enclosure Bank of America, N.A. is required by law to inform you that this communication is from a debt collector. If you are currently in a bankruptcy proceeding, or have previously obtained a discharge of this debt under applicable bankruptcy law, this notice is for information only and is not an attempt to collect the debt, a demand for payment, or an attempt to impose personal liability for that debt. You are not obligated to discuss your home loan with us or enter into a loan modification or other loan-assistance program. You should consult with your bankruptcy attorney or other advisor about your legal rights and options. Mortgages funded and administered by an t5:r Equal Housing Lender. o Protect your personal information before recycling this document. oRecycled Paper BankolAmerica. Home Loans PENELOPE M. GILLESPIE 8092 SW 115TH LOOP OCALA, FL 34481 NOTICE OF ASSIGNMENT, SALE, OR TRANSFER OF SERVICING RIGHTS You are hereby notified that the servicing of your reverse mortgage loan, that is, the right and the obligation to make loan payn1ents to you, is being assigned, sold or transferred from Bank of America, N.A., to Reverse Mortgage Solutions, Inc. effective April ], 20] 2. The assignment, sale, or transfer of the servicing of the reverse mortgage loan does not affect any term or condition of the mortgage instruments, other than terms directly related to the servicing of your loan. Except in limited circumstances, the law requires that your present servicer send you this notice at least 15 days before the effective date of transfer, or at closing. Your new servicer n1ust also send you this notice no later than 15 days after this effective date or at closing. In this case, all necessary information is combined in this one notice. Your present servicer is Bank of America, N.A. If you have any questions relating to the transfer of servicing from your present servicer, please call the Reverse Mortgage Customer Service Department at 1.866.863.5224 between 5 a.m. and 5 p.m. Pacific, Monday through Friday. This is a toll free number. Your new servicer will be Reverse Mortgage Solutions, Inc. The business address for Reverse Mortgage Solutions, Inc. is: 2727 Spring Creek Drive, Spring, TX 77373. The toll-free telephone number of Reverse Mortgage Solutions, Inc is 1.866.503.5559. If you have any questions relating to the transfer of servicing to your new servicer, please call Reverse Mortgage Solutions Customer Service toll-free at 1.866.503.5559 between 8 a.m. and 5 p.m. Nationwide, Monday through Friday. The date that your present servicer will stop making paynlents to or accepting payments from you is March 31, 2012. The date that your nc\v servicer will bcgin making payments to or accepting payments from you is April 1,2012. Send all requests for payments due to you on or after that date to Reverse Mortgage Solutions, Inc. Sincerely, Sincerely, Bank of America, N.A. Reverse Mortgage Solutions, Inc. PLEASE SEE IMPORTANT ADDITIONAL INFORMATION ON THE OTHER SIDE Bank of America, N A. \1ember FDIC Hank of America, N.A. is an Equal Housing Lender 02011 Bank of America Corporation. Trademarks are the property of Bank of America Corporation. All rights reserved. Bank of America, N.A. is a debt collector. C3-730 WAl-501-15-22 P.O. Box 3977 Seattle, WA 98124-2477 ADDITIONAL RIGHTS UNDER THE REAL ESTATE SETTLEMENT PROCEDURES ACT (RESPA) We want to make you aware of certain rights you have under RESPA. A summary is provided below. ABOUT YOUR RIGHTS UNDER RESPA You should also be aware of the following information, which is set out in more detail in Section 6 of the Real Estate Settlement Procedures Act (RESPA) (12 U.S.C. 2605): During the 60-day period following the effective date of the transfer of the loan servicing, a loan payment received by your old servicer before its due date may not be treated by the new loan servicer as late, and a late fee may not be imposed on you. Section 6 ofRESPA (12 U.S.C. 2605) gives you certain consumer rights. If you send a "qualified written request" to your loan servicer concerning the servicing of your loan, your servicer must provide you with a written acknowledgement within 20 business days of receipt of your request. A "qualified written request" is a written correspondence, other than notice on a payment coupon or other payment nledium supplied by the servicer, which includes your name and account number, and your reasons for the request. If you want to send a "qualified written request" regarding the servicing of your loan, it must be sent to this address: Reverse Mortgage Solutions 2727 Spring Creek Drive Spring, TX 77373 No later than 60 Business Days after receiving your request, your servicer must make any appropriate corrections to your account, and must provide you with a written clarification regarding any dispute. During this 60-Business-Day period, your servicer may not provide information to a consumer reporting agency concerning any overdue payment related to such period or qualified written request. However, this does not prevent the servicer from initiating foreclosure if proper grounds exist under the mortgage documents. A business day is a day on which the offices of the business entity are open to the public for carrying on substantially all of its business functions. Section 6 of RESPA also provides for damages and costs for individuals or classes of individuals in circumstances where servicers are shown to have violated the requirements of that Section. You should seek legal advice if you believe your rights have been violated. Bank of America, N.A. Member FDIC Bank of America, N.A. is an Equal Housing Lender. tJ20 11 Bank of Ametica Cmporation. Trademarks are the property of Bank of America Corporation. AJJ rights reserved. Bank of America, N.A. is a debt collector. C3-730 WAl-501-1S-22 P.o. Box 3977 Seattle, WA 98124-2477 i ' '. ...." '" '. ,.' "f'" ." ..,,,,., C"'" ' ,.Iii"'., . ',.' ',' "r 't '! r' "'1' r " ;_...:... i!!!iM:1IfTr. ; ;. .......-: I II! .JJL i\
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BankofAmerica. a2 1R $ 00.38 4 000 200 8442 APR 04 20 13 Bank of America, Office of the CEO and President MAILEDFROMZIPCODE 75024 100 North Tryon St, Charlotte, NC 28255-0001 Mr. Neil J. Gillespie 8092 Southwest 11S th Loop Ocala, FL 34481 010 BIF-A3B 34481 II I' f I, J' tn'III 1'1It Jill" II "111'1,1,. ,'1'1'" 'I'll' JIU"II"
L 5 - Reverse Mortgage Daily - http://reversemortgagedaily.com - Judge Voids Reverse Mortgage, Says Counseling Fails to Prove Competency Posted By Reva On January 14, 2010 @ 9:50 am In Counseling,Legislation,News,Reverse Mortgage | 105 Comments In a ruling last month, Charles J. Thomas, a New York Supreme Court Judge voided a reverse mortgage and its subsequent refinancing on the grounds that the borrowers mental illness made her unable to understand the reverse mortgage. In the case, Matter of Doar, 31393/07 [1] , the borrower, Ms. Hermina Brunson, took out a reverse mortgage with Financial Freedom on her home in Queens for $300,000 in December of 2001, refinancing for $375,000 in June of 2003. However, at the time, Ms. Brunson was being treated for chronic paranoid schizophrenia. By the end of 2001, her psychiatrist testified that Ms. Brunson was hearing voices, believed her neighbor was trying to take her home away from her, and claimed that she no longer had the deed to the home. Despite the counseling session lasting 45 minutes over the phone, the judge wrote that it was not meant to be perfunctory or a mere rubber stamp of the banking or mortgage industry. It was intended to secure that the rights of elderly homeowners were protected. The mortgagee is entrusted with the responsibility of conducting an inquiry of the applicants understanding of the mortgage agreement. Judge Thomas continued, There is no evidence that Ms. Brunson understood the terms of the mortgage or the Counseling Certificate that she signed on June 20, 2003. He faulted the counselor for not unearthing the borrowers mental illness and her delusions regarding her home. Most significantly for the industry, Judge Thomas ruled: While the Certificate of Counseling is an indication that information was given to the homeowners it is not dispositive of the issue of the mortgagors knowledge and understanding of the implications of a reverse mortgage or that the National Housing Act has been satisfied. That determination rests ultimately with the court. As a result, the responsibility is on the lender to prove that the borrower understood the reverse mortgage, regardless of whether or not they received a counseling certificate. The judge further faulted the counseling process, noting that there was no evidence as to the qualifications of the counselor, whether the counselor spoke to Ms. Brunson or only to her brother, if Ms. Bunsons questions were answered, and what information the counselor provided. While recent counseling reforms such as the qualification of the counselor addresses some of these issues, this is still a situation that could be repeated today. In the ruling, Financial Freedom was ordered to void the mortgage, but the Guardian of the borrower is directed to reimburse Financial Freedom for monies paid out at the closing which includes taxes, water charges, and the New York City Department of Social Services liens. It is unclear whether Financial Freedom will appeal. Matter of Doar, 31393/07 [1] Write to Reva Minkoff [2] Share this: FL-Loan Modification Help Save Your Home & Cut Pmts 50%- Our Law FirmGets It Done Quickly www.thelegalassistancecenter.com Reverse Mortgage Daily J udge Voids Reverse Mortgage, Says Counseli... http://reversemortgagedaily.com/2010/01/14/judge-voids-reverse-mortga... 1 of 2 5/27/2013 12:28 PM 6 Google +1 [5] Facebook [6] Twitter [7] Article printed from Reverse Mortgage Daily: http://reversemortgagedaily.com URL to article: http://reversemortgagedaily.com/2010/01/14/judge-voids-reverse- mortgage-says-counseling-fails-to-prove-competency/ URLs in this post: [1] Matter of Doar, 31393/07: http://reversemortgagedaily.com/img-112161623-0001.pdf [2] Reva Minkoff: mailto:[email protected] [3] Sign up: http://reversemortgagedaily.list-manage.com /subscribe?u=bccc16f054acb3137aa5fcfe5&id=48b4357284 [4] RSS feed: http://reversemortgagedaily.com/feed/ [5] Google +1: http://reversemortgagedaily.com/2010/01/14/judge-voids-reverse- mortgage-says-counseling-fails-to-prove-competency/?share=google-plus-1 [6] Facebook: http://reversemortgagedaily.com/2010/01/14/judge-voids-reverse- mortgage-says-counseling-fails-to-prove-competency/?share=facebook [7] Twitter: http://reversemortgagedaily.com/2010/01/14/judge-voids-reverse-mortgage- says-counseling-fails-to-prove-competency/?share=twitter Copyright 2011 Reverse Mortgage Daily. All rights reserved. Reverse Mortgage Daily J udge Voids Reverse Mortgage, Says Counseli... http://reversemortgagedaily.com/2010/01/14/judge-voids-reverse-mortga... 2 of 2 5/27/2013 12:28 PM Search the bookstore: MyAccount | View Cart(0 items) | Checkout Home About Us Contact Us Printable Order Form Download Catalog For Lawyers Complete Manual Set Updates Debtor Rights Credit & Banking Consumer Litigation Deception & Warranties Other Books for Lawyers Discount Book Packages NCLC eReports For Consumers For Counselors Popular Topics Arbitration Auto Sales Bankruptcy Class Actions Credit Cards Credit Reporting Debt Collection Deceptive Practices Dodd-Frank Act Foreclosure Mortgages Student Loans << Back to NCLC eReports Surviving Spouses of Reverse Mortgage Borrowers Have Standing to Assert Protection from Displacement by Jean Constantine-Davis, Senior Attorney, AARP Foundation Litigation and Craig Briskin, Partner, Mehri & Skalet, P.L.L.C. NCLC eReports January 2013 #12 Foreclosures and Servicing; Mortgage Loans
A January 4, 2013 D.C. Circuit ruling has important implications in overturning a HUD Rule and providing protections for surviving spouses of reverse mortgage borrowers who face foreclosure after the death of their spouses. Younger spouses are often given bad advice to remove their name fromownership of the house so that the older spouse can obtain a reverse mortgage on more favorable terms. Current HUD rules though often result in the younger spouse no longer being able to live in the home after the older spouse dies.
In an important challenge to those HUD rules, Bennett v. Donovan[1] holds that surviving spouses have standing to enforce the Safeguard to prevent displacement of homeowner in the federal reverse mortgage statute, because the statute also gives HUD the power to take ownership of mortgages to serve the programs goals.[2] While the holding concerned standing, the court expressly sided with plaintiffs on the merits regarding the anti-displacement provision, stating, we admit to being somewhat puzzled as to how HUD can justify a regulation that seems contrary to the governing statute.
Plaintiffs Robert Bennett and Leila Joseph had owned their homes with their spouses for decades when they were solicited for reverse mortgages. Although both were over 62, the minimumage under the federal Home Equity Conversion Program(HECM),[3] they were each younger than their spouses. In a practice that appears widespread, the mortgage brokers induced both plaintiffs to quitclaim their interest in their homes. Mrs. Josephs broker misled her about the implications of removing her name fromthe deed to her home; Mr. Bennetts broker never told himhis name would be removed fromthe deed. Mr. Bennetts wife died a month after they signed on their loan; Mrs. Josephs husband died four months after they signed on theirs.
In accordance with HUDs regulations, the servicers of the two reverse mortgages called themdue and payable soon after the last surviving mortgagor had died. The HECM statute, however, states that HUD may not insure a HECM unless it includes a provision that protects the homeowner fromdisplacement until the homeowners death, sale of the property, or other events. It further states, for purposes of this subsection, homeowner includes the spouse of the homeowner.[4] But HUD drafted not only its regulations but the reverse mortgage documents to demand repayment upon the death of the mortgagor. As a result, plaintiffs HECM lenders moved to foreclose on the homes after their spouses died.
In March 2011, Mr. Bennett and Mrs. Joseph filed suit in the U.S. District Court for the District of Columbia challenging HUDs regulation under the Administrative Procedure Act,[5] and seeking to be protected from foreclosure until after their deaths or sale of their homes.[6] The district court granted HUDs motion to dismiss the case on the ground that plaintiffs lacked standing to raise this claimbecause even if they prevailed, the private lenders were authorized by the mortgage contracts to foreclose after the death of the named borrowers.
On appeal, plaintiffs argued that the lenders actions were not independent of HUD, which controls HECM mortgages fromcradle to grave, and that the lenders foreclosures were driven by the strict timetable laid out in HUDs regulations, which penalize lenders who do not prosecute timely foreclosure actions. Plaintiffs noted that the HECM statute, 12 U.S.C. 1715z-20(i), gives HUD ample authority to carry out the purposes of the program, including accepting assignment of plaintiffs mortgages and paying off the lenders after the deaths of their borrowing spouses, making HUD not third party lenders capable of redressing their injury.
HUD argued that, while its regulations penalize lenders who do not follow its foreclosure protocols, it cannot ultimately control foreclosure actions, which are contractually in the hands of private lenders. It also claimed that its regulation requiging HECMs to become due and payable once all borrowers have died is consistent with the statute and that plaintiffs interpretation would create open-ended liability on the FHA programfor younger and after-acquired spouses that was not built into the actuarial assumptions of the program.
The D.C. Circuit disagreed. It noted the difficulty of establishing redressability where it is the private lenders, not HUD itself, that currently threaten foreclosure.[7] Nonetheless, the Court concluded that HUDs statutory authority under 12 U.S.C. 1715z-20(i) to accept assignment of HECM mortgages and pay lenders the amounts owed themmeans that plaintiffs claims are likely redressable.[8] If HUD accepts assignment of the mortgages, it would be within its discretion as the holder of the contract to simply decline to foreclose.[9]
Although the merits of plaintiffs challenge to HUDs regulation were not before the court, its view of the merits was clear. eR-20130112 http://shop.consumerlaw.org/er-20130112.aspx 1 of 2 6/27/2013 7:39 PM 7
[W]e admit to being somewhat puzzled as to how HUD can justify a regulation that seems contrary to the governing statute. HUD explains that it is specially concerned about the scenario in which a homeowner, after taking out a reverse mortgage, marries a spouse particularly a young spouse and thereby significantly increases a lenders risk. It would seem, however, that HUD could legitimately deal with that problemby issuing a regulation defining a spouse as only a spouse in existence at the time of the mortgage.[10]
If the district court on remand finds for plaintiffs on the merits, HUD need not follow the steps to redress laid out by the Court i.e., assignment and payment of the mortgages and may find another path to redressing plaintiffs injury. However, the Court noted, if plaintiffs prevail on the merits but are dissatisfied with HUDs remedy, they would always have the option to seek review on the ground that HUDs actions were arbitrary, capricious, an abuse of discretion, or otherwise not in accordance with law.[11]
What Now?
Plaintiffs currently await the next steps in this litigation. HUD may choose to request a rehearing or appeal the ruling. Barring that, the case will be remanded to the district court, where plaintiffs are likely to prevail on the merits, given the expressed views of the D.C. Circuit. In the meantime, the D.C. Circuit opinion provides key support to advocates defending surviving HECM spouses fromforeclosure. Even prior to the issuance of the decision, a California widower survived summary judgment on a claimfor reformation of the HECM contract based, in part, on his assertion that the federal statutory protection of homeowners fromdisplacement should protect himfromforeclosure.[12] The Bennett courts support for this reading, and the fact that ultimate success by plaintiffs would result in protection fromforeclosure, should strengthen the hand of surviving spouses making such claims.
Copyright 2013 National Consumer Law Center, Inc. [1] 2013 WL 45879 (DC Cir. Jan. 4, 2013). [2] 12 U.S.C. 1715z-20(j) [3] 24 C.F.R. 206.33 [4] 12 U.S.C. 1715z-20(j) [5] 5 U.S.C. 706(2)(A). [6] Plaintiffs Complaint also asserted that HUDs issuance of Mortgagee Letter 2008-38 (requiring the first time that surviving spouses and heirs repay the full HECM balance if they want to keep the home, while allowing a sale of the property to anyone else for 95% of its current appraised value) violated the APA. Shortly after the Complaint was filed, HUD revoked ML 2008-38 by issuing ML 2011-16. [7] Bennett v. Donovan, 2013 WL 45879 (DC Cir. Jan. 4, 2013). [8] Id. See also Lujan v. Defenders of Wildlife, 504 U.S. at 561, holding that a plaintiffs claims are redressable if it is likely as opposed to merely speculative that the relief granted by the court will redress the injury. [9] Bennett v. Donovan, 2013 WL 45879 (DC Cir. Jan. 4, 2013). [10] Id. [11] Id. [12] Kerrigan v. Bank of America, 2011 WL 3565121 (C.D. Cal. Aug. 12, 2011) (denying bank summary judgment on claimfor reformation of contract). Shipping Policy ReturnPolicy PrivacyPolicy Sitemap CartHelp 2013 National Consumer Law Center Online Store eR-20130112 http://shop.consumerlaw.org/er-20130112.aspx 2 of 2 6/27/2013 7:39 PM United States Court of Appeals FOR THE DISTRICT OF COLUMBIA CIRCUIT Argued November 19, 2012 Decided January 4, 2013 No. 11-5288 ROBERT BENNETT, ET AL., APPELLANTS v. SHAUN DONOVAN, IN HIS CAPACITY AS SECRETARY OF THE UNITED STATES DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT, APPELLEE Appeal from the United States District Court for the District of Columbia (No. 1:11-cv-00498) Jean Constantine-Davis argued the cause for appellants. With her on the briefs were Steven A. Skalet and Craig L. Briskin. Janell M. Byrd entered an appearance. Benjamin M. Shultz, Attorney, U.S. Department of Justice, argued the cause for appellee. With him on the brief were Stuart F. Delery, Acting Assistant Attorney General, Ronald C. Machen Jr., U.S. Attorney, Michael S. Raab and Mary L. Smith, Attorneys. Before: BROWN, Circuit Judge, and EDWARDS and SILBERMAN, Senior Circuit Judges. 8 2 Opinion for the Court filed by Senior Circuit Judge SILBERMAN. SILBERMAN, Senior Circuit Judge: Two widowed spouses of homeowners with reverse-mortgage contracts faced foreclosure by mortgage lenders after their spouses died. They brought suit against the Secretary of the Department of Housing and Urban Development, alleging that HUDs regulation defining the conditions under which it would insure a reverse- mortgage agreement was inconsistent with the applicable statute. The district court dismissed for lack of standing, but we reverse. The district court correctly reasoned that if relief for appellants injuries depended on the independent actions of the lenders deciding whether to foreclose or not then appellants would lack standing. But after, perhaps, a more thorough presentation before us, we think that, assuming the regulation is unlawful, HUD itself has the capability to provide complete relief to the lenders and mortgagors alike, which eliminates the uncertainty of third-party action that would otherwise block standing. I. A reverse mortgage is a form of equity release in which a mortgage lender (typically, a bank) makes payments to a borrower based on the borrowers accumulated equity in his or her home. Unlike a traditional mortgage, in which the borrower receives a lump sum and steadily repays the balance over time, the borrower in a reverse mortgage receives periodic payments (or a lump sum) and need not repay the outstanding loan balance until certain triggering events occur (like the death of the borrower or the sale of the home). Because repayment can usually be deferred until death, reverse mortgages function as a means for elderly homeowners to receive funds based on their home equity. 3 Reverse mortgages are generally non-recourse loans, meaning that if a borrower fails to repay the loan when due, and if the sale of the home is insufficient to cover the balance, then the lender has no recourse to any of the borrowers other assets. This feature is, of course, favorable to borrowers but introduces significant risk for lenders if regular disbursements are chosen, they can continue until the death of the borrower (like a life annuity), and the loan balance will increase over time, making it less and less likely that the borrower will be able to cover the full amount. If a borrower lives substantially longer than expected, lenders could face a major loss. Congress, concerned that this risk was deterring lenders from offering reverse mortgages, authorized HUD to administer a mortgage-insurance program, which would provide assurance to lenders that, if certain conditions were met, HUD would provide compensation for any outstanding balance not repaid by the borrower or covered by the sale of the home. The Housing and Community Development Act of 1987 set out those conditions. The particular provision at issue in this case states: The Secretary may not insure a home equity conversion mortgage under this section unless such mortgage provides that the homeowners obligation to satisfy the loan obligation is deferred until the homeowners death, the sale of the home, or the occurrence of other events specified in regulations of the Secretary. For purposes of this subsection, the term homeowner includes the spouse of a homeowner. 12 U.S.C. 1715z-20(j) (emphasis added). HUD promulgated regulations to implement the Act, which include the following provision establishing when insured loans become due and payable: 4 The mortgage shall state that the mortgage balance will be due and payable in full if a mortgagor dies and the property is not the principal residence of at least one surviving mortgagor, or a mortgagor conveys all of his or her title in the property and no other mortgagor retains title to the property. 24 C.F.R. 206.27(c)(1). Robert Bennett and Leila Joseph are the surviving spouses of reverse-mortgage borrowers whose mortgage contracts were executed pursuant to HUDs insurance program. Only their spouses, not the appellants themselves, were legal borrowers under the mortgage contract. Appellants allege that they were assured by their brokers that they would be protected from displacement after their spouses died, and that in reliance on this protection, they quitclaimed interest in the homes they had owned jointly with their spouses when their mortgages were originated. 1 Yet when appellants spouses died, the respective lenders both asserted their right to immediate repayment of the loan. Their claim was based on language in the mortgage contracts stating that the balance became due and payable if [a] Borrower dies and the Property is not the principal residence of at least Both Bennett and Joseph were younger than their respective 1 spouses, and because loan limits depend on the age of the youngest borrower, quitclaiming interest in their homes likely allowed the banks to provide appellants more favorable loan terms than if they had been parties to the contract as well. Pricing of reverse mortgages is like the inverse of life-insurance policies older borrowers are expected to live for a shorter period of time, and thus draw fewer payments over the life of the mortgage, so the magnitude of those payments can be greater for a given amount of equity. 5 one surviving Borrower. Neither Bennett nor Joseph were borrowers under the mortgage contracts. When appellants failed to repay the loans, the lenders initiated foreclosure proceedings. Bennett and Joseph responded by filing suit against the Secretary of HUD in the District Court for the District of Columbia. They asserted that HUDs promulgation of 24 C.F.R. 206.27(c) was unlawful because insuring loans payable on the death of the last surviving borrower was inconsistent with 12 U.S.C. 1715-z20(j), which protects homeowners from displacement and defines homeowner to include spouse of the homeowner. On appellants view, whether or not a spouse is also a borrower is irrelevant. The district court dismissed the complaint for lack of standing. Bennett and Joseph could not show that a favorable outcome that is, a declaratory judgment that HUDs regulation violated the statute would redress this harm. Even if HUD should never have insured these mortgages, the lenders now had a lawful right to foreclose under the mortgage contracts themselves, and that right did not depend on the legality of HUDs regulation. The district court therefore concluded that this set of facts did not fall under any of the limited circumstances whereby redressability of a plaintiffs injury can be based on the actions of a regulated third party. II. The issue on appeal is limited to appellants standing. But we admit to being somewhat puzzled as to how HUD can justify a regulation that seems contrary to the governing statute. HUD explains that it is specially concerned about the scenario in which a homeowner, after taking out a reverse mortgage, marries a spouse particularly a young spouse and thereby 6 significantly increases a lenders risk. It would seem, however, that HUD could legitimately deal with that problem by issuing a regulation defining a spouse as only a spouse in existence at the time of the mortgage. Be that as it may, we turn to the standing question. To further limit our focus, it is only the redressability component of Article III standing that is in dispute. See Lujan v. Defenders of Wildlife, 504 U.S. 555, 561 (1992) (plaintiffs must show that it is likely, and not merely speculative, that a decision in their favor will redress their injury). There is no dispute that the risk of displacement upon foreclosure constitutes an injury in fact, and although the district court did not specifically determine causation, we see little reason to doubt that a causal connection exists between HUDs actions and appellants harm. Had HUD not issued its allegedly unlawful regulation which insures mortgages that protect from displacement only surviving borrowers instead of surviving spouses it is reasonable to assume that the lenders would not have executed contracts under these terms. But redressability is a closer question because it is the private lenders, not HUD itself, that currently threaten foreclosure. Bennett and Joseph point out that the lenders are heavily regulated by HUD and would decline to foreclose if HUD so suggested HUD is the 900-pound gorilla and thus a declaratory judgment that HUDs regulation is unlawful would likely redress their injuries. HUD argues that the lenders are independent decision-makers with respect to foreclosure, that they will have a legal right to foreclose (and economic incentive to do so) regardless of the outcome of this litigation, and therefore that any redress would be merely speculative. Our seminal case discussing standing in the context of a regulated third party is National Wrestling Coaches Assn v. 7 Department of Education, 366 F.3d 930, 938 (D.C. Cir. 2004) (When a plaintiffs asserted injury arises from the Governments regulation of a third party that is not before the court, it becomes substantially more difficult to establish standing. (quoting Lujan, 504 U.S. at 562)). We held that mens wrestling organizations lacked standing to challenge interpretations of Title IX regulations that caused schools to eliminate or reduce the size of the their mens wrestling teams. Id. at 933. That was because, assuming the interpretations were unlawful, schools could still make their own decisions about whether to forego elimination of a wrestling team or to reinstate a disbanded program. Educational institutions were, in this respect, truly independent of government policy. Id. at 941. Bennett and Josephs case appears close to the facts of National Wrestling. Both cases involve third parties who took actions because of allegedly unlawful agency decisions, but who would have no compelling reason to reverse those actions were the decisions held unlawful by a court. In that regard, the lenders have no pecuniary interest in withholding foreclosure, even if appellants prevailed on the merits. Cf. Abigail Alliance for Better Access to Developmental Drugs v. Eschenbach, 469 F.3d 129, 135-36 (D.C. Cir. 2006) (public interest group had standing to seek to enjoin the FDA from enforcing a policy barring the sale of drugs to their members because drug companies would have clear financial incentives to sell their products). Bennett and Joseph claim that the lenders would not want to lose their HUD insurance and that foreclosing after a court finds the regulation unlawful would somehow effect this result. But appellants overlook 12 U.S.C. 1709(e), which states that an insurance contract executed with HUD shall be conclusive evidence of the eligibility of the loan or mortgage for insurance, and the validity of any contract of insurance so executed shall be incontestable in the hands of an approved financial institution . . . , except for fraud or 8 misrepresentation. The lenders thus have a statutory guaranty that their contracts will remain eligible for insurance, and no ruling on the validity of HUDs regulation will threaten this protection. Indeed, HUDs own regulations actually require lenders to commence foreclosure of the mortgage within six months of giving notice to the mortgagor that the mortgage is due and payable, 24 C.F.R. 206.125(d)(1), or else HUD may withhold interest disbursements accordingly, id. 206.129(d)(2)(iii). See also id. 206.125(d)(3) (lenders must exercise reasonable diligence in prosecuting the foreclosure proceedings to completion). So not only would prompt foreclosure fail to forfeit the lenders insurance, but maintaining that insurance actually requires it. To be sure, if the regulation was found unlawful, HUD could decline to enforce these requirements, which would give the lenders the option to withhold foreclosure without forfeiting their insurance. But that course would still leave the lender with an independent decision (and with no economic incentive not to foreclose).
Bennett and Joseph nevertheless insist that there is substantial evidence of a causal relationship, Natl Wrestling, 366 F.3d at 941, between HUD and the lenders that participate in its reverse-mortgage program. Appellants explain how HUD has substantial control over most of the programs features, which in appellants view, amounts to the conclusion that the lenders are not truly independent of government policy. Id. But the phrase truly independent, as we used it in National Wrestling, does not refer to the general relationship between a third party and a government agency. The relevant question is whether a third party is independent of government policy with respect to the action at issue in a particular case. Here, that action is foreclosure according to the terms of a 9 lawfully executed mortgage contract, and in that respect, the lenders are independent of HUDs control. Insofar as the lenders maintain the right to foreclose, Bennett and Joseph would lack standing to bring suit against HUD. * * * It does appear to us, however, that HUD has additional statutory means to provide complete relief to both appellants and their lenders, and at least one such avenue of relief would remove speculation as to independent third-party actions. That statutory provision is 12 U.S.C. 1715z-20(i). This subsection is titled Protection of homeowner and lender and states in relevant part: (1) [I]n order to further the purposes of the program authorized in this section, the Secretary shall take any action necessary (A) to provide any mortgagor under this section with funds to which the mortgagor is entitled under the insured mortgage or ancillary contracts but that the mortgagor has not received because of the default of the party responsible for payment; (B) to obtain repayment of disbursements provided under subparagraph (A) from any source; and (C) to provide any mortgagee under this section with funds . . . to which the mortgagee is entitled under the terms of the insured mortgage or ancillary contracts authorized in this section. (2) Actions under paragraph (1) may include 10 (A) disbursing funds to the mortgagor or mortgagee from the Mutual Mortgage Insurance Fund; [and] (B) accepting an assignment of the insured mortgage notwithstanding that the mortgagor is not in default under its terms, and calculating the amount and making the payment of the insurance claim on such assigned mortgage . . . . (emphasis added). Neither partys briefs explicitly discuss the precise text of this provision. Bennett and Joseph describe the statute as compelling HUD to take any action necessary to further the purposes of the [reverse mortgage] program a reading that misleadingly characterizes HUD as having authority to take any action to further any purpose of the program, as opposed to authority to take certain actions to effect the particular goals listed in paragraph (1). HUD, unfortunately, ignores the provision almost entirely. But notwithstanding appellants limited presentation of the issue, they do suggest a means of relief that appears to fall within this subsection and also resolves their standing problem HUD could accept assignment of the mortgage, pay off the balance of the loans to the lenders, and then decline to foreclose against Bennett and Joseph. Accepting assignment and disbursing funds are both actions specifically authorized by paragraph (2), and such actions could be used to satisfy the trigger condition in subparagraph (1)(C) to provide lenders with funds to which they are entitled under their insured mortgages. 11 It might seem odd for the borrowers to benefit from a provision intended to protect the lenders, but there is no doubt 2 here that the lenders were entitled to further funds under their mortgage contracts. And, of course, if HUD were to accept assignment, it would be within its discretion as the holder of the contract to simply decline to foreclose. That this remedy would also benefit the borrowers is hardly a problem and indeed, doing justice to 1715z-20(j)s intended protection for spouses would seem to further the purposes of the program authorized in this section. Id. 1715z-20(i)(1). In sum, this remedy eliminates the uncertainty of third-party action, which likewise eliminates the redressability problem if HUD took this series of steps, then HUD, and not the lenders, would be in the position of deciding whether to foreclose against Bennett and Joseph. To be sure, the statute does not make clear whether accepting an assignment of the insured mortgage requires the lenders consent. Yet, even assuming the lenders agreement would be needed, it would clearly be in the lenders pecuniary interest, Abigail Alliance, 469 F.3d at 135, to receive the full balance of the loan immediately, rather than face the uncertainty and transaction costs of foreclosure. So even though this potential remedy might involve third-party conduct, there is no serious doubt as to how the lenders would respond. We do not hold, of course, that HUD is required to take this precise series of steps, nor do we suggest that the district court should issue an injunction to that effect. Appellants brought a complaint under the Administrative Procedure Act to set aside an unlawful agency action, and in such circumstances, it is the Subparagraphs (A) and (B) which give HUD authority to 2 ensure that mortgagors receive funds due under their contracts are irrelevant, because Bennett and Joseph were not actually entitled to any further funds under their contracts. 12 prerogative of the agency to decide in the first instance how best to provide relief. See N. Air. Cargo v. U.S. Postal Serv., 674 F.3d 852, 861 (D.C. Cir. 2012) (When a district court reverses agency action and determines that the agency acted unlawfully, ordinarily the appropriate course is simply to identify a legal error and then remand to the agency, because the role of the district court in such situations is to act as an appellate tribunal.). 3 Perhaps HUD would provide the precise relief we have outlined, perhaps it would find another alternative, or perhaps it would decide no such relief was appropriate. We recognize that, even if the district court issues a declaratory judgment, appellants still have no guaranty of relief. Though of course, if Bennett and Joseph prevailed on the merits in the district court but were dissatisfied with HUDs remedy, they would always have the option to seek review on the ground that HUDs actions were arbitrary, capricious, an abuse of discretion, or otherwise not in accordance with law. 5 U.S.C. 706(2)(A). The relevant question for standing, however, is not whether relief is certain, but only whether it is likely, as opposed to merely speculative. Lujan, 504 U.S. at 561. There would indeed be a problem of merely speculative relief were the lenders the only party with discretion not to foreclose, but 1715z-20(i) gives HUD the tools to remove this uncertainty. HUD is the government actor alleged to have caused appellants injury, and HUD is the actor that can provide relief that arrangement is sufficient to establish that relief is likely. Northern Air Cargo was not technically an APA case because 3 the Postal Service is exempt from APA review, 674 F.3d at 858, but the same principle applies regardless. 13 Because we decide that appellants have standing, we need not consider their alternative argument that the district court abused its discretion in denying them leave to amend their complaint. The judgment of the district court is reversed, and we remand for proceedings consistent with this opinion. So ordered.
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