Coffill v. Coffill, et al
Filing
OPINION issued by Michael Boudin, Appellate Judge; David H. Souter, Associate Supreme Court Justice and Norman H. Stahl, Appellate Judge. Published. [10-1976]
Case: 10-1976
Document: 00116253960
Page: 1
Date Filed: 08/31/2011
Entry ID: 5576457
United States Court of Appeals
For the First Circuit
No. 10-1976
PATRICIA J. COFFILL,
Plaintiff, Appellant,
v.
ROBERT G. COFFILL, JR., ET AL.,
Defendants, Appellees.
APPEAL FROM THE UNITED STATES DISTRICT COURT
FOR THE DISTRICT OF MASSACHUSETTS
[Hon. William J. Young,
U.S. District Judge]
Before
Boudin, Circuit Judge,
Souter, Associate Justice,*
and Stahl, Circuit Judge.
James R. Knudsen, with whom Edward L. Manchur and Whittenberg
Knudsen, LLP were on brief, for appellants.
R. Bruce Allensworth, with whom Andrew C. Glass, Gregory N.
Blase, and K&L Gates LLP were on brief, for appellee.
August 31, 2011
*
The Hon. David H. Souter, Associate Justice (Ret.) of the
Supreme Court of the United States, sitting by designation.
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Document: 00116253960
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SOUTER, Associate Justice.
the
Superior
Court
of
Date Filed: 08/31/2011
Entry ID: 5576457
In this suit, removed from
Massachusetts,
the
plaintiff,
Patricia
Coffill, seeks to rescind two mortgages ostensibly encumbering
titles to her residence in Andover, Massachusetts, and a retreat in
Maine,
and
she
asks
for
further
foreclosure as well as for damages.
equitable
relief
against
Defendants include (without
limitation) her husband and his business partner; the original
mortgagee, Bank of Ann Arbor, Inc.; its nominee of record, Mortgage
Electronic Registration System, Inc. (MERS); the supposed current
assignee of the mortgage interest, CitiMortgage, Inc.; and a lawyer
claimed to have acted for both the husband and the mortgagee,
Sherrill R. Gould.
This appeal is brought from the dismissal under Federal
Rule of Civil Procedure 12(b)(6) of those counts upon which removal
was predicated (the remainder being remanded to the state court),
and we accordingly give the gist of the present issue on the basis
of the pleadings.
Coffill’s husband needed to raise money for a
new business and asked her to sign documents he described as
attesting to her clear title to the Andover and Maine properties
and certifying a clean family credit record generally.
She was
never given a chance to read the pair of two-page instruments, but
was requested to sign and acknowledge them in some haste before a
notary public on August 13, 2008.
In fact, the documents were
powers of attorney purporting to authorize the husband to mortgage
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the two properties, and each included the following provision
governing the duration of the authority granted:
This power of attorney and the powers herein
granted shall terminate upon the earliest
occurrence
of
[various
events
or]
the
expiration of a period of time ending May 31,
2008. It is my intention that any person or
any
firm,
corporation,
joint
venture,
association or other legal entity of any kind
or character dealing with my said attorney, or
his substitute or substitutes, shall be
entitled to rely on the provisions of this
paragraph in determining whether or not this
power of attorney has been revoked . . . .
Despite the fact that each of the powers on its face had expired
prior to its execution date, five days after their execution the
husband tendered
them
at the
loan
closing where
he
executed
mortgages of the two properties, on the strength of which the Bank
of Ann Arbor gave him $695,000.
So far as it concerns us here, Coffill’s prayer for
rescission rests on provisions of the federal Truth In Lending Act,
15
U.S.C.
§
1635,
which
has
a
state
counterpart
in
the
Massachusetts Consumer Credit Cost Disclosure Act, Mass. Gen. Laws
ch. 140D § 10.1
Each requires a lender to provide a borrower with
specific information about the terms of credit, as well as notice
that a borrower assailed by second thoughts may call things off by
rescinding the transaction within a limited time.
See generally
McKenna v. First Horizon Home Loan Corp., 475 F.3d 418, 421 (1st
1
Applicability of the federal act to the Maine real estate is
contested.
-3-
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Cir. 2007); In re Desrosiers, 212 B.R. 716, 722 (Bankr. D. Mass.
1997).
If no such notice is given to the borrower, however, the
rescission period is generally three years after the transaction
under the Truth in Lending Act, 15 U.S.C. § 1635(f), and four years
under the Massachusetts law, Mass. Gen. Laws ch. 140D § 10(f).
Coffill alleges
that
she
never
received
notice
of
terms
and
cancellation rights, which would have revealed her husband’s fraud
and led her to rescind the transactions, and so she claims a
statutory right to rescind now.
CitiMortgage moved to dismiss the counts against it and
its nominee MERS under Federal Rule of Civil Procedure 12(b)(6),
for failure to state a claim for which relief is available.
rely
on
the
admitted
fact
that
the
husband
received
They
timely
statutory disclosures, which are said to have sufficed as notices
to Coffill by virtue of the powers of attorney.
She, in turn,
responds that the powers of attorney conveyed no authority to act
on her behalf in August 2008, given their stated expirations on May
31.
At the District Court’s hearing on the motion to dismiss,
the sole issue was the efficacy of the two powers at the August
loan closing.
No evidence was taken at the brief courtroom
proceeding, and the court resolved the issue of authority at the
closing by drawing “a natural inference” that “it’s supposed to
terminate May of 2009,” that the May expiration date was “a
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scrivener’s error as a matter of law . . . . She signed the
document.
The document’s effective.”
Following this finding, the
court proceeded to rule on the motion to dismiss, which it granted
as to the several counts mentioned.
There is no dispute that Patricia Coffill preserved her
position that the effectiveness of the powers turned on her intent,
that her signatures were induced by fraud, that the original
mortgagee and its assignee are charged with knowledge owing to
Gould’s notice of the circumstances, and that she “was entitled to
pursue” these claims in support of her challenge.
It is equally
true that CitiMortgage and MERS raise a number of other issues on
which they claim the right to ultimate judgment against Coffill.
Because, however, none of them was considered by the District
Court, we confine our attention to the sole issue that was resolved
and look to the controlling local law of Massachusetts to review
the soundness of concluding without evidence that the powers were
effective
as judicially
corrected
for
what the
court
saw
as
apparent scrivener’s error. We believe that the ruling as a matter
of law without evidentiary hearing and evidentiary basis was error.
Although the motion before the District Court was one to
dismiss, the court in effect took an intermediate step before
acting on that motion, for in concluding that the powers of
attorney suffered from identical scrivener’s error and should be
read as if their expiration dates were May 31, 2009 (not 2008) the
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Case: 10-1976
court
Document: 00116253960
was
relying
on
its
Page: 6
equity
Date Filed: 08/31/2011
power
to
reform
Entry ID: 5576457
a
written
instrument to “conform [it] to the parties’ intent.” OneBeacon Am.
Ins. Co. v. Travelers Indem. Co., 465 F.3d 38, 41 (1st Cir. 2006)
(summarizing Massachusetts law).
Its authority to make such a
correction thus turns on finding a mutual mistake by both Patricia
and Robert Coffill about the intended effective date of the powers
of attorney,2 that is, it depends on findings of fact.
The District Court apparently reasoned that evidence was
unnecessary on the strength of the rule that proof of a maker’s
intent at odds with the document is ineffective to defeat a third
party’s good faith reliance on a power of attorney valid on its
face.
See Malaguti v. Rosen, 262 Mass. 555, 160 N.E. 532, 536
(1928); Strunk v. Strunk, No. 320966(LJL), 2007 WL 1559486, at *4
(Mass. Land Ct. May 31, 2007).
We understand this to be the point
of the court’s mentioning that “[s]he signed the document.”
But
the document in this case is of no effect on its face, being
limited by an expiration date long past before its purported
exercise (or even execution), and thus apparently worthless.
The correct approach is illustrated by another case
involving a wife-to-husband power of attorney, cited by Patricia
2
In Massachusetts, powers of attorney are subject to rules of
interpretation and reformation like those that govern standard
contracts. See McQuade v. Springfield Safe Deposit & Trust Co.,
333 Mass. 229, 129 N.E.2d 923, 925-26 (1955); Malaguti v. Rosen,
262 Mass. 555, 160 N.E. 532, 535-36 (1928); Grabowski v. Bank of
Boston, 997 F. Supp. 111, 125 (D. Mass. 1997).
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Coffill.
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In Malaguti v. Rosen, an otherwise plenary grant of
authority to the husband nonetheless reserved a discretionary power
on the part of the wife that was patently at odds with the overall
tenor of the instrument.
160 N.E. at 535-36.
The document was
reformed to provide the husband with full discretion, not merely as
an inference from the facial disharmony of terms, but on the basis
of evidence showing that his wife meant to reserve no powers.
As
in Malaguti, the issue here is one of intent, intent is a matter of
fact, Seaco Ins. Co. v. Barbosa, 435 Mass. 772, 761 N.E.2d 946, 951
(2002), and like other contested matters of fact it is to be
resolved on the basis of evidence,
820 N.E.2d 813, 814 (2005).
Lordi v. Lordi, 443 Mass. 1006,
Hence, the general rule of applicable
Massachusetts law that the evidence necessary for reformation must
be “full, clear, and decisive proof” of the mutual mistake alleged.
See Polaroid Corp. v. Travelers Indem. Co., 414 Mass. 747, 610
N.E.2d 912, 917 (1993).
And although we will assume there are
cases in which a mutual mistake is so patent on the face of the
instrument,
and
the
possibility
for
correction
so
manifestly
exclusive, that reformation may be ordered without evidentiary
hearing, this is not one of them.
Indeed, the proposal to reform the powers of attorney in
this case raised not one, but potentially two distinct issues of
fact that would have to be resolved in the mortgagees’ favor before
the trial court’s conclusion could be sustained.
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The first arises
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Entry ID: 5576457
as a consequence of the threshold legal question implicated by any
proposal to reform the powers, given the pleadings in the case: is
it possible to reform the durational provision of a facially
nugatory power of attorney if the party making it had no intent to
confer any authority of any duration (let alone, if that person’s
signature was induced by fraud)?
If the pleadings here are true in
fact, this question of law would have to be answered in the
defendants’ favor before any reformation may be decreed, but just
as
surely
the
question
should
not
even be
considered
unless
material allegations about the plaintiff’s execution of the powers
are shown to be true.
We need to say no more here, since we do not
know whether the facts as found will actually present the question
for decision.
But if that question drops away, or is posed but
answered in the affirmative, then a second issue of fact will be
ripe for resolution: did Coffill and her husband have a different
date mutually in mind?
Before closing, a word must be said about Davidson v.
Reznikow, No. 295820, 2005 WL 774047 (Mass. Land. Ct. Apr. 6,
2005), on which CitiMortgage and MERS placed heavy reliance at
argument, but which we do not think supports a contrary resolution
of this appeal.
Although the execution of the power of attorney
there was dated after the date of the acknowledgment, the power was
held to be effective when exercised at a time subsequent to both
dates.
Id. at *1 & n.3, *4.
Because the fact of acknowledgment at
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Case: 10-1976
Document: 00116253960
some point
was
not
Page: 9
contested,
and
Date Filed: 08/31/2011
the document
Entry ID: 5576457
contained
no
indication that its authority had expired after the later of the
acknowledgment and execution dates, see id., the case is better
seen as one about the materiality of error than about requirements
for reformation.
The order dismissing four counts and remanding to the
state courts will be vacated, and the case remanded to the district
court for further proceedings.
As mentioned, we mean to imply no
opinion on the issues raised by way of defense but not previously
considered, or on the significance of the fraud claims, either in
resolving any request to reform the powers in question, or on the
creditor’s rights of the assignee.
Vacated
and
remanded.
appellees.
-9-
Costs
are
taxed
against
the
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