In re Residential Capital, LLC
| Decision Date | 11 February 2015 |
| Docket Number | Case No. 12-12020 (MG) |
| Parties | In re: RESIDENTIAL CAPITAL, LLC, et al. Debtors. |
| Court | U.S. Bankruptcy Court — Southern District of New York |
NOT FOR PUBLICATION
Jointly Administered
APPEARANCES:
STEPHANIE HARRIS
1525 Lenox Avenue, Unit 2
Miami Beach, Florida 33139
By: Stephanie Harris
MORRISON & FOERSTER LLP
250 West 55th Street
New York, New York 10019
By: Norman S. Rosenbaum, Esq.
Jordan A. Wishnew, Esq.
James A. Newton, Esq.
Stephanie Harris ("Harris") filed Claim Number 2536 (the "Claim") against Debtor Residential Capital, LLC ("ResCap") in the amount of $5 million, premised on two allegedly wrongful foreclosures commenced with respect to a loan (the "Loan") secured by real property located at 1525 Lenox Avenue, Unit 2, Miami Beach, Florida 33139 (the "Property"). Debtor GMAC Mortgage, LLC ("GMACM") was the servicer of the Loan when these foreclosure proceedings were commenced in 2008 and 2012. GMACM initiated both foreclosure proceedings naming the Trustee of the wrong securitization trust as the plaintiff. Harris filed achapter 7 bankruptcy case in January 2010 without scheduling any claims against the Debtors; she received a chapter 7 discharge in February 2011. After GMACM commenced the second foreclosure action in 2012, Harris timely filed her Claim against ResCap on November 6, 2012, premised on alleged claims for wrongful foreclosure and tortious interference with business relationships. In February 2013, Harris filed a chapter 13 bankruptcy case, which remains pending.
The ResCap Borrower Claims Trust (the "Trust") objects to the Claim arguing that the Debtors are not liable to Harris (the "Objection," ECF Doc. # 7666).1 The Trust argues that the Claim is not properly asserted against ResCap, Harris lacks standing to pursue and is judicially estopped from bringing any claims arising before her chapter 7 bankruptcy discharge, and Harris fails to provide any basis for the amount of her Claim. In response, Harris filed an opposition (the "Opposition," ECF Doc. # 7818), reiterating that the Debtors rushed to wrongfully foreclose on her Property and alleging that the legal fees she incurred defending against foreclosure constitute a portion of her Claim.
As explained below, the Court concludes that Harris is judicially estopped from asserting claims accruing before the date she filed for chapter 7 relief and has not otherwise met her burden of establishing the validity of her Claim against any Debtor. Therefore, the Objection is SUSTAINED and the Claim is DISALLOWED and EXPUNGED.
The Claim was timely filed on November 6, 2012. On March 21, 2013, the Court entered the Procedures Order (ECF Doc. # 3294) requiring the Debtors (and now the Trust), before objecting to certain Borrower claims, to send the Borrower a letter (a "Request Letter") asking for additional documentation supporting the asserted claim. (See Procedures Order at 4.) The Debtors sent a Request Letter to Harris but did not receive a formal response. (Priore Decl. ¶ 29.) However, Harris subsequently sent the Trust documents related to her Claim.
On February 21, 2007, Harris took out the Loan in the principal amount of $297,500.00 to refinance a mortgage loan. (Obj. ¶ 12.) The Loan was originated by People's Choice Home Loan, Inc. ("PCHL") and is evidenced by an adjustable rate note (the "Note," Priore Decl. Ex. 2-A), secured by a mortgage on the Property (the "Mortgage," id. Ex. 2-C). (Obj. ¶ 12.) Debtor Residential Funding Corporation ("RFC") purchased the Loan as an investor, as evidenced by an endorsement on the Note. (Id.; see Priore Decl. Ex. 2-A at 5.) GMACM began servicing the Loan on April 9, 2007.2 (Obj. ¶ 12.)
On September 1, 2007, RFC transferred its interest in the Loan to LaSalle Bank, N.A. ("LaSalle"), as Trustee for holders of Mortgage Asset-Backed Pass-Through Certificates Series 2007-SP3 (the "RAAC 2007-SP3 Trust"). (Id. ¶ 13.) To effectuate this transfer, the Note was negotiated by special endorsement from RFC to LaSalle, as Trustee for the RAAC 2007-SP3 Trust. (Id.) On February 8, 2012, the Mortgage was mistakenly assigned to Deutsche BankTrust Company Americas ("Deutsche Bank"), as Trustee for the RAMP 2007-SP3 securitization trust (the "RAMP 2007-SP3 Trust"), by Mortgage Electronic Registration Systems, Inc., as nominee for PCHL. (Id. ¶ 14.) According to the Trust, the assignment should instead have been made to U.S. Bank, as Trustee for the RAAC 2007-SP3 Trust.3 (See id.)
GMACM contacted Harris on October 27, 2007 to inform her that her Loan payment due October 1, 2007 had not been received. (Id. ¶ 15.) Harris requested a deferral of the monthly payment; GMACM declined but informed Harris that it would consider offering her a repayment plan if she were able to make a payment toward the Loan. (Id.) On January 15, 2008, GMACM offered Harris a five-month repayment plan. (Id.) The repayment plan was cancelled on February 17, 2008 after Harris failed to make the required payment. (See id.) GMACM subsequently offered Harris a six-month repayment plan on February 29, 2008. (Id. ¶ 16.) This second repayment plan was cancelled after Harris's second payment under the plan was returned for insufficient funds. (Id.) On May 13, 2008, Harris contacted GMACM by telephone to request a loan modification. (See id. ¶ 17.) According to the Trust, Harris had previously refused to provide GMACM with the financial information required for consideration of a loan modification; however, on this telephone call she verbally provided GMACM with the necessary financial information. (Id.) On May 28, 2008, GMACM informed Harris that she did not qualify for a traditional loan modification because she had insufficient income to comply withthe terms of a traditional loan modification, including an increased payment relating to escrow deficiencies resulting from her failure to pay taxes.4 (Id.)
Also on May 28, 2008, GMACM sent Harris a breach letter, setting forth that she remained delinquent on her April and May 2008 Loan payments. (See id. ¶ 18; Priore Decl. Ex. 2-F.) GMACM referred the Loan to foreclosure on July 2, 2008, and on July 15, 2008, GMACM initiated a foreclosure proceeding in Florida state court (the "State Court") on behalf of Deutsche Bank, as Trustee (the "2008 Foreclosure Action"). (Obj. ¶ 19.) This foreclosure filing was erroneous because U.S. Bank, as Trustee, not Deutsche Bank, as Trustee, actually owned the Note.
On October 3, 2008, GMACM received a letter from Harris requesting a loan modification. (Id. ¶ 20; see Priore Decl. Ex. 2-H.) On October 15, 2008, GMACM spoke with Harris's authorized representative by telephone; GMACM informed Harris's representative that it required updated financial information from Harris to consider her request for a loan modification. (Obj. ¶ 20.) GMACM subsequently received a workout package from Harris but it did not include required proof of income and copies of Harris's income tax returns. (Id.) Harris and GMACM arranged a temporary "stop gap" plan on May 5, 2009, reducing her monthly Loan payment to $1,860 per month for two months to afford her time to complete the workout package GMACM provided to her. (See id. ¶ 21.) At Harris's request, GMACM sent her another workout package on May 21, 2009 but there is no record of GMACM receiving the completed workout package from her in the following weeks. (Id. ¶ 22.)
After Harris contacted GMACM to request a loan modification on August 3, 2009, a HAMP trial plan was established with a first payment due on August 31, 2009; however, Harrisdid not make the first required payment. (Id. ¶ 23.) Harris requested a traditional loan modification on at least three occasions in September and October 2009. (Id. ¶ 24.) GMACM advised Harris that she needed to first submit a loan workout package but again GMACM never received a completed workout package. (Id.) In response to an inquiry made by Harris, on April 15, 2010, GMACM offered her a traditional fixed rate loan modification with a lower applicable interest rate than under her adjustable rate Loan. (Id. ¶ 26.) Harris refused the loan modification. (Id. ¶ 26.) GMACM also offered Harris a short settlement option, which would have allowed her to pay off her Loan for a reduced amount; however, GMACM has no record of Harris pursuing a short settlement plan further. (See id.)
On December 13, 2010, GMACM voluntarily dismissed the 2008 Foreclosure Action because of the mistaken Mortgage assignment to Deutsche Bank, as Trustee. (Id. ¶ 27.) Harris claims she incurred legal fees defending the 2008 Foreclosure Action before it was dismissed. (See Opp. at 2-4.)
Harris filed a chapter 7 bankruptcy petition in the United States Bankruptcy Court for the Southern District of Florida on January 27, 2010 (the "Chapter 7 Case"). (Id. ¶ 25.) Harris did not list any claims against the Debtors on the schedules filed in her Chapter 7 Case. (Id.) She filed a statement of intention indicating that she intended to reaffirm her debt to GMACM. (Id.; see Priore Decl. Ex. 2-I at 35.) Notwithstanding Harris's statement of intention, she did not execute or file a reaffirmation agreement in her Chapter 7 Case. (See Obj. ¶ 28.) On February 11, 2011, Harris obtained a discharge (the "Chapter 7 Discharge"). (Id.; see Priore Decl. Ex. 2-K.)
GMACM again referred the Loan to foreclosure on February 22, 2011 and commenced a second foreclosure action in Florida State Court on April 25, 2012 (the "2012 Foreclosure Action"). (Obj. ¶ 29.) As in the 2008 Foreclosure Action, the 2012 Foreclosure Action also was mistakenly initiated on behalf of Deutsche Bank, as Truste...
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