Ihebereme v. Capital One, N.A.
| Decision Date | 28 March 2013 |
| Docket Number | Civil Action No. 10-1106 (ABJ) |
| Parties | CHRISTOPHER IHEBEREME, et al., Plaintiffs, v. CAPITAL ONE, N.A., as Successor by Merger to Chevy Chase Bank, F.S.B., et al., Defendants. |
| Court | U.S. District Court — District of Columbia |
Plaintiffs Christopher Ihebereme and Chidozie Ihebereme sue defendants Chevy Chase Bank and its successor in interest, Capital One, N.A., for actions related to Christopher Ihebereme's mortgage. This matter is before the Court on defendants' motion for summary judgment and alternative motion for judgment on the pleadings. For the reasons discussed below, the Court will grant defendants' motion.
On March 28, 2007, plaintiff Christopher Ihebereme purchased a house in the District of Columbia and signed a thirty-year promissory note for $280,000. See Note, Ex. A to Defs.' Mot.for Summ. J and Altern. Mot. for J. on the Pldgs. [Dkt. # 34] ("Defs.' Mot.").1 His nephew plaintiff Chidozie Ihebereme co-signed the mortgage. Note at 3. The Note, which had an interest rate of 6.750%, required Christopher Ihebereme to pay $1,816.08 on the first day of every month until the mortgage was paid off. Id. ¶ 3. The Note also provided a grace period of fifteen days from the date a payment was due until the payment would be considered late. See id. ¶ 6. It required plaintiffs to make monthly payments to "P.O. Box 17000, Baltimore, MD 21203 or at a different place if required by the Note Holder." Id. ¶ 3. Finally, it required the co-signer, Chidozie Ihebereme, to satisfy the obligations under the Note if Christopher Ihebereme failed to do so. Id. ¶ 8. Plaintiffs do not dispute these obligations under the Note. See Second Amended Complaint [Dkt. # 24] ("2d Am. Compl.) ¶¶ 13-19.
In connection with the mortgage, Christopher Ihebereme also signed a Deed of Trust, which required him to pay principal, interest, and funds into escrow every month. See Deed of Trust, Ex. C to Defs.' Mot. Escrow included $406.00 per month toward private mortgage insurance ("PMI"). Commitment/Certificate, Ex. D to Defs.' Mot.; Initial Escrow Account Discl. Stmt., Ex. E to Defs.' Mot. According to an addendum to the loan application, which Christopher Ihebereme and Chidozie Ihebereme also signed, the PMI requirement would only be discontinued when the "loan balance amortizes or is paid down to 78% of the original value and you are current on your monthly payments." Addendum to Loan Application, Ex. G to Defs.' Mot. ¶ 11 (emphasis in original).
According to defendants, Christopher Ihebereme's monthly payments were paid within the fifteen day grace period and therefore timely from the beginning of the loan in May 2007 through February 2008. Defs.' Mot. at 4, citing Loan History, Ex. F to Defs.' Mot. ( ).2 Plaintiffs dispute this, contending that Christopher Ihebereme was timely on his mortgage payments through November 2008. Pls.' Opp. to Defs.' Mot. for Summ. J and Altern. Mot. for J. on the Pldgs. [Dkt. # 35] ( ) at 3. Whether timely or late, it is undisputed that plaintiffs made monthly payments from May 2007 through March 2009 and that they were credited to the account on the following schedule.
+------------------------------------------------------------------------------+
¦Payment Due ¦Payment Made ¦Exhibit ¦Payment Credited to Account ¦Exhibit ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦May 1, 2007 ¦No evidence ¦None ¦May 8, 2007 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 50 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Jun. 1, 2007 ¦No evidence ¦None ¦Jun. 1, 2007 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 49 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Jul. 1, 2007 ¦No evidence ¦None ¦Jul. 2, 2007 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 58 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Aug. 1, 2007 ¦No evidence ¦None ¦Aug. 2, 2007 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 47 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Sep. 1, 2007 ¦No evidence ¦None ¦Sep. 7, 2007 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 47 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Oct. 1, 2007 ¦No evidence ¦None ¦Oct. 15, 2007 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 46 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Nov. 1, 2007 ¦No evidence ¦None ¦Nov. 13, 2007 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 45 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Dec. 1, 2007 ¦No evidence ¦None ¦Dec. 13, 2007 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 45 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Jan. 1, 2008 ¦No evidence ¦None ¦Jan. 14, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 44 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Feb. 1, 2008 ¦No evidence ¦None ¦Feb. 14, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 44 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Mar. 1, 2008 ¦No evidence ¦None ¦Mar. 18, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 43 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Apr. 1, 2008 ¦No evidence ¦None ¦Apr. 14, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 42 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦May 1, 2008 ¦No evidence ¦None ¦May 16, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 41 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Jun. 1, 2008 ¦No evidence ¦None ¦Jun. 25, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 39 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Jul. 1, 2008 ¦No evidence ¦None ¦Jul. 28, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 38 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Aug. 1, 2008 ¦No evidence ¦None ¦Aug. 28, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 37 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Sep. 1, 2008 ¦No evidence ¦None ¦Sep. 26, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 36 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Oct. 1, 2008 ¦No evidence ¦None ¦Oct. 28, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 35 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Nov. 1, 2008 ¦No evidence ¦None ¦Dec. 1, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 34 ¦
+-------------+--------------+---------+-----------------------------+---------¦
¦ ¦ ¦ ¦ ¦Pls.' ¦
¦Dec. 1, 2008 ¦No evidence ¦None ¦Dec. 31, 2008 ¦Opp. Ex. ¦
¦ ¦ ¦ ¦ ¦at 33 ¦
+-------------+--------------+---------+-----------------------------+---------¦
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