U.S. Bank Nat'l Ass'n v. Watters
Decision Date | 19 April 2017 |
Docket Number | No. 483 WDA 2016,483 WDA 2016 |
Citation | 163 A.3d 1019 |
Parties | U.S. BANK NATIONAL ASSOCIATION as Trustee FOR the PENNSYLVANIA HOUSING FINANCE AGENCY, Appellee v. Bryan J. WATTERS and Proposed Intervener, Diane Watters, Appellants |
Court | Pennsylvania Superior Court |
Stephen H. Hutzelman, Erie, for appellant.
John W. Buss, Jr., Pittsburgh, for appellee.
Appellants Bryan J. Watters ("Husband") and Diane Watters ("Wife") appeal from the order entered on March 9, 2016, denying their petition to strike or open a judgment against Husband in an action to foreclose on a mortgage and Wife's application for leave to intervene in that action. We affirm.
On June 7, 2006, Husband signed a note and mortgage for $73,071 to purchase real property in Girard, Erie County ("the Property"). The original mortgagee was American Home Mortgage, which subsequently assigned the mortgage to the Pennsylvania Housing Finance Agency, which in turn assigned the mortgage to Appellee, U.S. Bank National Association ("Bank").
At the time he purchased the Property, Husband was married to Wife, but Wife was not a purchaser of the Property and her name was not placed on the deed. Husband and Wife deliberately chose not to include Wife as a party to the purchase or to the mortgage because she had a poor credit rating. N.T., 3/8/16, at 13–14; Trial Ct. Op., 6/8/16, at 1.
The trial court accurately detailed the subsequent facts and procedural history underlying this action, as follows:
Trial Ct. Op., 6/8/16, at 1–3; see also id. at 7.2
The trial court denied Wife's petition to intervene because it concluded that Wife was not a "real owner" of the Property who was required to be named as a party under Rule 1144 of the Rules of Civil Procedure. Pa.R.C.P. 1141 – 1150 govern actions in mortgage foreclosure. Rule 1144(a)(3) states: "The plaintiff shall name as defendants ... the real owner of the property, or if the real owner is unknown, the grantee in the last recorded deed." The court held that a "real owner" is "the original mortgagor or one who takes title for the original mortgagor" and that "[i]ndividuals who have an equitable right to the subject property or those who claim title antagonistic to the mortgagor are not real owners required to be named as defendants." Trial Ct. Op., 6/8/16, at 3–4. Because Wife was not named in the mortgage, note, or deed, she "had at most an equitable interest in the property because it was marital property and the divorce was not yet finalized." Id. at 4. Therefore, the court held, her interest was insufficient to make Wife a real owner for purposes of Rule 1144.3
The trial court held that even if Wife had been required to be named as a defendant in the action, the fact that she received actual notice of the action by personal service of the complaint on her as the resident of the Property enabled her to participate in the action. If she wished to be formally named as a party, she then could have sought to intervene before the sheriff's sale occurred, but she did not do so. Instead, she did not seek to intervene until over a year later, and her application was untimely. Trial Ct. Op., 6/8/16, at 7.
The trial court denied the petition to open the default judgment because the petition was not filed until 584 days after notice of the default was sent to defendant Husband and therefore was untimely; Husband provided no reason for the delay. Trial Ct. Op., 6/8/16, at 7–8. Husband also failed to state a meritorious defense to the action. Id.
Husband and Wife appealed on April 5, 2016, and raise the following issues for our review:
"Whether to allow intervention is a matter vested in the discretion of the trial court and the court's decision will not be disturbed on appeal absent a manifest abuse of its discretion." Johnson v. Tele–Media Co. of McKean Cty., 90 A.3d 736, 739 (Pa. Super. 2014).
The trial court's main reason for denying Wife's petition to intervene was its conclusion that Wife was not a "real owner of the property" who had to be named as a defendant under Rule 1144(a)(3). Appellants' first three issues challenge that holding.
Appellants contend that Wife is a "real owner" who was required to be joined because she had an equitable interest in the Property pursuant to the Divorce Code. That statute states that "all property acquired by either party during the marriage" is "marital property," 23 Pa.C.S. § 3501(a), and that such property shall be equitably divided by the court if a request to do so is made in a divorce proceeding, id. § 3502(a). See Appellants' Brief at 7, 12–14, 16.
This Court has never addressed whether an individual with a marital interest in real property qualifies as a "real owner" under Rule 1144(a)(3). The mortgage foreclosure rules were adopted in 1949 to replace statutes governing proceedings by scire facias4 for the enforcement of a mortgage debt. Under the scire facias statute, the plaintiff in a foreclosure action was required to file "an affidavit setting forth to the best of his knowledge, information, and belief, who are real owners of the land charged, and that all such persons shall be made parties to the writ, and served according to its provisions." Orient Bldg. & Loan Ass'n v. Gould, 239 Pa. 335, 86 A. 863, 863 (1913). The Supreme Court construed a "real owner" (sometimes referred to as a "terre-tenant") under the statute to mean "the real or present owner of the title by and under which the mortgagor claimed the land at the time he assumed to mortgage it." Id. at 864 ; see also Commonwealth Trust Co. v. Harkins, 312 Pa. 402, 167 A. 278, 280–81 (1933) (...
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