Azar Sabeti Raissian v. Quality Loan Service Corp. et al
Filing
24
MINUTES (IN CHAMBERS) ORDER GRANTING Plaintiff's Motion to Remand 9 and VACATING Defendant's Motion to Dismiss 13 by Judge Beverly Reid O'Connell: The Court finds SPS has failed to establish Quality's status as a nominal party . This matter's removal was therefore improper under section 1441 and section 1446, as complete diversity is lacking and Quality failed to join in or consent to the notice of removal. Because the Court lacks subject matter jurisdiction under sec tion 1332, Plaintiff's Motion to Remand is GRANTED, and this matter is REMANDED to the Superior Court of California, County of Los Angeles, Central District. SPS's Motion to Dismiss is also VACATED for lack of subject matter jurisdiction. (MD JS-6. Case Terminated.) (Attachments: # 1 CV-103 Letter of Transmittal - Remand to Superior Court) (jp)
JS-6
LINK:
UNITED STATES DISTRICT COURT
CENTRAL DISTRICT OF CALIFORNIA
CIVIL MINUTES – GENERAL
Case No.
CV 14–07969 BRO (AGRx)
Title
AZAR SABETI RAISSIAN V. QUALITY LOAN SERVICE CORP. ET AL.
Date
November 18, 2014
Present: The
Honorable
BEVERLY REID O’CONNELL, United States District
Judge
Renee A. Fisher
Not Present
N/A
Deputy Clerk
Court Reporter
Tape No.
Attorneys Present for Plaintiffs:
Attorneys Present for Defendants:
Not Present
Not Present
Proceedings:
(IN CHAMBERS)
ORDER GRANTING PLAINTIFF’S MOTION TO REMAND [9] AND
VACATING DEFENDANT’S MOTION TO DISMISS [13]
I.
INTRODUCTION
Pending before the Court are two separate motions: (1) Plaintiff Azar Sabeti
Raissian’s Motion to Remand (Dkt. No. 9), and (2) Defendant Select Portfolio Servicing,
Inc.’s Motion to Dismiss (Dkt. No. 13). After considering the papers filed in support of
and in opposition to the instant motions, the Court deems this matter appropriate for
decision without oral argument of counsel. See Fed. R. Civ. P. 78; C.D. Cal. L.R. 7-15.
For the following reasons, the Court finds it lacks subject matter jurisdiction over this
matter and accordingly GRANTS the Motion to Remand and VACATES the Motion to
Dismiss.
II.
FACTUAL AND PROCEDURAL BACKGROUND
This matter involves a real property dispute between Plaintiff Azar Sabeti Raissian
(“Plaintiff”) and Defendants Select Portfolio Servicing, Inc. (“SPS”) and Quality Loan
Service Corp. (“Quality”) (collectively, “Defendants”). On September 22, 1995, Plaintiff
obtained a mortgage loan secured by a parcel of real property located at 6425 Valley
Circle Terrace, Los Angeles, California, 91307. (Compl. ¶ 1, 17; see also id. Ex. 3.) The
loan’s principal is $585,000. (Id. Ex. 3 at 2.) The original deed of trust named United
Independent Title Insurance Company as the trustee. (Id. Ex. 3 at 1–2.)
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LINK:
UNITED STATES DISTRICT COURT
CENTRAL DISTRICT OF CALIFORNIA
CIVIL MINUTES – GENERAL
Case No.
CV 14–07969 BRO (AGRx)
Title
AZAR SABETI RAISSIAN V. QUALITY LOAN SERVICE CORP. ET AL.
Date
November 18, 2014
According to the Complaint, Plaintiff applied for a loan modification on January 1,
2013. (Id. ¶ 27.) Plaintiff alleges he never received a written determination as to his
eligibility for a loan modification. (Id.) Quality became the loan’s trustee later that year
on October 4, 2013. (Id. ¶ 18.) Three days after the trustee substitution, Defendants
recorded a notice of default and election to sell against the property. (Id. ¶ 19.)
Defendants then recorded a notice of trustee’s sale on January 10, 2014. (Id. ¶ 28.)
Believing the property’s foreclosure would violate his rights under California law,
Plaintiff initiated this action in the Superior Court of California, County of Los Angeles
on August 7, 2014. (See Notice of Removal (“Removal”) Ex. 1.) The Complaint brings
six claims against Defendants. These include five claims for violations of the California
Civil Code,1 as well as one claim for unfair business practices under California Business
and Professions Code section 17200 et seq. (Compl. ¶¶ 21–53.)
Defendant SPS removed the matter to this Court on October 15, 2014, invoking
this Court’s diversity jurisdiction under 28 U.S.C. § 1332(a). (Removal ¶¶ 7–13).
Plaintiff is domiciled in and therefore a citizen of California. (Compl. ¶ 1.) SPS is a
Utah citizen for purposes of diversity jurisdiction.2 (Removal ¶ 9(a).) Like Plaintiff,
Quality is a California citizen. (Id. ¶ 9(b).) SPS nevertheless alleges complete diversity
exists and removal is proper because as the loan trustee, Quality is a nominal defendant
whose citizenship should be disregarded for subject matter jurisdiction purposes.
Plaintiff filed the instant Motion to Remand on October 20, 2014.3 (Dkt. No. 9.)
Plaintiff asserts that Quality abused its authority as trustee and is therefore not a nominal
1
Specifically, Plaintiff alleges Defendants have violated sections 2923.55, 2923.6, 2923.7, 2924.11, and
2924.12 of the California Civil Code.
2
Corporations are deemed citizens of each state in which they are incorporated and have a principal
place of business. 28 U.S.C. § 1332(c)(1).
3
Plaintiff’s motion does not comply with the Court’s Local Rule 7-3. Under this rule, a party
“contemplating the filing of any motion shall first contact opposing counsel to discuss thoroughly,
preferably in person, the substance of the contemplated motion and any potential resolution.” C.D. Cal.
L.R. 7-3. The notice of motion must include a statement indicating that counsel did in fact confer and
the date of the conference. Id. Plaintiff’s notice of motion does not include this statement. The Court
admonishes Plaintiff to carefully comply with all Local Rules in the future.
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LINK:
UNITED STATES DISTRICT COURT
CENTRAL DISTRICT OF CALIFORNIA
CIVIL MINUTES – GENERAL
Case No.
CV 14–07969 BRO (AGRx)
Title
AZAR SABETI RAISSIAN V. QUALITY LOAN SERVICE CORP. ET AL.
Date
November 18, 2014
defendant, and that the amount in controversy does not satisfy §1332’s jurisdictional
requirement. SPS timely opposed the motion. (Dkt. No. 17.) SPS also filed a Motion to
Dismiss the Complaint in its entirety. (Dkt. No. 13.)
III.
LEGAL STANDARD
Federal courts are courts of limited jurisdiction. They possess original jurisdiction
only as authorized by the Constitution and federal statute. See, e.g., Kokkonen v.
Guardian Life Ins. Co. of Am., 511 U.S. 375, 377 (1994). Original jurisdiction may be
established pursuant to 28 U.S.C. § 1332. Under § 1332, a federal district court has
“original jurisdiction of all civil actions where the matter in controversy exceeds the sum
or value of $75,000, exclusive of interest and costs,” and the dispute is between “citizens
of different states.” Id. § 1332(a)(1). The United States Supreme Court has interpreted
the diversity statute to require “complete diversity of citizenship,” meaning each plaintiff
must be diverse from each defendant. Caterpillar Inc. v. Lewis, 519 U.S. 61, 67–68
(1996).
Under 28 U.S.C. § 1441, a civil action may be removed to the district court only if
the plaintiff could have originally filed the action in federal court. 28 U.S.C. § 1441(a).
This means removal is proper only if the district court has original jurisdiction over the
issues alleged in the state court complaint. If a matter is removable solely on the basis of
diversity jurisdiction under § 1332, it may not be removed if any properly joined and
served defendant is a citizen of the forum state. Id. § 1441(b)(2).
In determining whether removal in a given case is proper, a court should “strictly
construe the removal statute against removal jurisdiction.” Gaus v. Miles, Inc., 980 F.2d
564, 566 (9th Cir. 1992). “Federal jurisdiction must be rejected if there is any doubt as to
the right of removal in the first instance.” Id. The removing party therefore bears a
heavy burden to rebut the presumption against removal. See id.
IV.
DISCUSSION
Plaintiff contends SPS has failed to satisfy its heavy burden to establish the
propriety of this matter’s removal. Specifically, Plaintiff argues (1) Quality is not a
nominal defendant and accordingly, complete diversity is lacking; (2) SPS has not carried
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LINK:
UNITED STATES DISTRICT COURT
CENTRAL DISTRICT OF CALIFORNIA
CIVIL MINUTES – GENERAL
Case No.
CV 14–07969 BRO (AGRx)
Title
AZAR SABETI RAISSIAN V. QUALITY LOAN SERVICE CORP. ET AL.
Date
November 18, 2014
its burden of demonstrating by a preponderance of the evidence that the amount in
controversy exceeds $75,000, exclusive of costs and interest; and (3) the notice of
removal was procedurally improper because Quality did not join in or consent to it. As
discussed below, the Court finds it lacks subject matter jurisdiction because SPS has
failed to establish that Quality is a purely nominal defendant.
A. Quality Is Not A Nominal Defendant
There is an exception to the complete diversity rule in the case of nominal parties.
“A defendant is a nominal party where his role is limited to that of a stakeholder or
depositary.” Hewitt v. City of Stanton, 798 F.2d 1230, 1232 (9th Cir. 1986). “Defendants
who are nominal parties with nothing at stake may be disregarded in determining
diversity, despite the propriety of their technical joinder.” Strotek Corp. v. Air Transp.
Ass’n of Am., 300 F.3d 1129, 1133 (9th Cir. 2002).
The parties do not dispute that both Plaintiff and Quality are California citizens for
purposes of jurisdiction. The question is whether Quality is a nominal party such that its
citizenship must be disregarded. SPS primarily argues that Quality must be deemed a
nominal party because it filed an unopposed declaration of non-monetary status in the
state court proceeding before SPS removed the matter to this Court. (See Opp’n to Mot.
to Remand at 5–7.)
California Civil Code section 2924l provides a mechanism for excusing trustees
under a deed of trust from participating in an action or proceeding in which the deed of
trust is the subject of the dispute. Under section 2924l, a trustee is excused from the
proceedings if it files and serves a declaration of non-monetary status and no objection is
made within fifteen days of service. See Cal. Civ. Code § 2924l(d). If the trustee serves
the declaration by mail, the parties have twenty days from the date of deposit to object.4
See Cal. Civ. Proc. Code § 1013(a). A trustee may file a declaration of non-monetary
status if it “knows or maintains a reasonable belief that it has been named as a defendant
in the proceeding solely in its capacity as trustee under the deed of trust” and not because
4
California Code of Civil Procedure section 1013(a) governs service by mail. Specifically, the statute
provides that “[s]ervice is complete at the time of the deposit, but any period of notice and any right or
duty to do any act or make any response within any period . . . shall be extended five calendar days”
where a party serves documents by mail within the State of California.
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LINK:
UNITED STATES DISTRICT COURT
CENTRAL DISTRICT OF CALIFORNIA
CIVIL MINUTES – GENERAL
Case No.
CV 14–07969 BRO (AGRx)
Title
AZAR SABETI RAISSIAN V. QUALITY LOAN SERVICE CORP. ET AL.
Date
November 18, 2014
of any acts or omissions in the performance of its duties as trustee. Cal. Civ. Code §
2924l(b).
Quality filed a declaration of non-monetary status on September 22, 2014. (See
Removal Ex. 2.) It is unclear whether Quality mailed or personally served the
declaration.5 At the latest, Plaintiff’s time to object expired on October 12, 2014. The
parties dispute whether Plaintiff objected within this time frame.6
Plaintiff argues Quality cannot be deemed a nominal defendant because the case
law is not clear as to whether a trustee’s declaration of non-monetary status is sufficient
to establish the trustee’s nominal status. (Mot. to Remand at 4–8.) As SPS points out in
its Opposition, some of the cases upon which Plaintiff relies are distinguishable.7 But
other cases demonstrate that courts are divided over whether an unopposed declaration of
non-monetary status alone renders the trustee a purely nominal party.
5
SPS has attached a copy of the docket from the state court action to show Quality filed the declaration.
(Id.) The docket indicates Quality served the declaration, but it does not indicate which method of
service was used.
6
SPS asserts Plaintiff never objected to Quality’s declaration of non-monetary status (Opp’n to Mot. to
Remand at 5), but Plaintiff contends he filed an objection before SPS removed the matter to this Court
(Pl.’s Mot. to Remand at 8). Plaintiff has not supported this contention with any evidence or
documentation. And other portions of the motion concede that he did not object. (Id. at 4.)
Additionally, the state court docket does not reflect the filing of any objection. (See Removal Ex. 2.)
Because the Court’s conclusion that it lacks subject matter jurisdiction does not depend on whether or
not Plaintiff in fact objected, the Court need not resolve this factual dispute. The Court’s analysis will
nevertheless assume Plaintiff did not object because, as discussed below, Quality is not a nominal
defendant even if Plaintiff failed to timely object.
7
For example, in Boggs v. Wells Fargo Bank NA, No. C 11-2346 SBA, 2012 WL 2357428, at *3 (N.D.
Cal. June 14, 2012), the court refused to recognize the trustee as a nominal defendant based on the filing
of a declaration of non-monetary status because the fifteen-day objection period had not expired at the
time of removal. Accordingly, even if a trustee could be considered a nominal party under section
2924l, the trustee was not one when the case was removed. Id. Plaintiff’s reliance on Wise v. Suntrust
Mortgage, Inc., No. 11-CV-01360-LHK, 2011 WL 1466153 (N.D. Cal. Apr. 18, 2011) is misplaced for
the same reason. Id. at *4. Tran v. Washington Mutual Bank, No. CIV S-09-3277 LKK/DA, 2010 WL
520878 (E.D. Cal. Feb. 11, 2010) is also distinguishable. That case did not consider whether section
2924l renders a trustee a nominal defendant for purposes of removal. Id. at *1.
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UNITED STATES DISTRICT COURT
CENTRAL DISTRICT OF CALIFORNIA
CIVIL MINUTES – GENERAL
Case No.
CV 14–07969 BRO (AGRx)
Title
AZAR SABETI RAISSIAN V. QUALITY LOAN SERVICE CORP. ET AL.
Date
November 18, 2014
In Hershcu v. Wells Fargo Bank, NA, No. 12-CV-00096 BEN BLM, 2012 WL
439698, at *2 (S.D. Cal. Feb. 10, 2012), the court found that section 2924l does not
conclusively render a trustee a nominal party. The court relied on the fact that section
2924l permits a party to challenge a trustee’s declaration even after the objection period
has expired. Id.; see also Cal. Civ. Code § 2924l(e). If the motion is granted, the trustee
must thereafter participate in the proceedings. See Cal. Civ. Code § 2924l(e). The
Hershcu court also relied on the fact that trustees remain bound by court orders relating
to the subject of the deed of trust, regardless of whether the trustee’s declaration remains
unchallenged throughout the proceedings. Hershcu, 2012 WL 439698, at *2; see also
Cal. Civ. Code § 2924l(d).
Other courts have concluded that an unopposed declaration of non-monetary status
is sufficient to render a trustee a nominal party. Rivera v. Aurora Loan Servs. LLC, No.
09CV2686 BTM RBB, 2010 WL 1709376, at *2 (S.D. Cal. Apr. 26, 2010) (“[The
trustee] filed a notice of non-monetary status in state court, to which [p]laintiffs failed to
object. Under these circumstances, the [c]ourt properly has jurisdiction.”); accord
Figueiredo v. Aurora Loan, No. C 09-4784 PJH, 2009 WL 5184472, at *1 (N.D. Cal.
Dec. 22, 2009) (denying motion to remand where plaintiff failed to timely object to
trustee’s declaration of non-monetary status); see also Delgado v. Bank of Am. Corp., No.
1:09CV01638 AWI DLB, 2009 WL 4163525, at *5 (E.D. Cal. Nov. 23, 2009) (finding
trustee who filed declaration of non-monetary status had no real stake or interest in the
outcome of the suit and was a nominal party).
In sum, the case law is divided on the issue of whether a trustee’s unopposed
declaration of non-monetary status renders it a nominal defendant. But the Court need
not resolve the issue at this time because regardless of whether an unopposed declaration
may render a trustee a nominal party, Quality cannot be deemed a nominal defendant
because the Complaint clearly demonstrates it is not a mere stakeholder. This is because
a court need not regard a trustee as a nominal party where the complaint pleads
substantive allegations against and seeks money damages from the trustee. See Latino v.
Wells Fargo Bank, N.A., No. 2:11-CV-02037-MCE, 2011 WL 4928880, at *3 (E.D. Cal.
Oct. 17, 2011).
Plaintiff’s Complaint alleges a claim under California Civil Code section 2923.55
against both SPS and Quality. (Compl. ¶¶21–24.) Under the statute, a mortgage servicer,
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LINK:
UNITED STATES DISTRICT COURT
CENTRAL DISTRICT OF CALIFORNIA
CIVIL MINUTES – GENERAL
Case No.
CV 14–07969 BRO (AGRx)
Title
AZAR SABETI RAISSIAN V. QUALITY LOAN SERVICE CORP. ET AL.
Date
November 18, 2014
mortgagee, trustee, beneficiary, or authorized agent may not record a notice of default
until the mortgage servicer sends certain information and documentation to the borrower
as required by subdivision (b)(1). See Cal. Civ. Code § 2923.55(a)(1).8 Plaintiff alleges
he did not receive any of the required documents. (Compl. ¶ 23.) Plaintiff also alleges
SPS and Quality nevertheless recorded a notice of default on the subject property. (Id. ¶
19.) SPS has not provided the Court with any documents to suggest Quality was not
involved in recording the notice of default, and the Complaint alleges SPS and Quality
acted as agents. (Id. ¶ 5.) Plaintiff also seeks money damages from each defendant for
the alleged statutory violation. (Id. ¶ 24.)
The Court must assume the truth of Plaintiff’s allegations. See Nasrawi v. Buck
Consultants, LLC, 713 F. Supp. 2d 1080, 1084 (E.D. Cal. 2010). Assuming these
allegations are true, Quality has a sufficient stake in the outcome of these proceedings
such that it cannot be deemed a purely nominal defendant. See Cheng v. Wells Fargo
Bank, NA, No. SACV 10-1764-JST, 2010 WL 4923045, at *1 (C.D. Cal. Dec. 2, 2010)
(finding the plaintiff sufficiently stated a claim against the trustee where the complaint
alleged the trustee filed a notice of default). The Court therefore cannot disregard
Quality’s citizenship for diversity jurisdiction purposes. Strotek Corp., 300 F.3d at 1133.
Because complete diversity is lacking, the Court does not address whether SPS has
established the requisite amount in controversy for diversity jurisdiction under § 1332.
B. The Notice of Removal was Procedurally Improper
28 U.S.C. § 1446 governs the procedure for removing civil actions from state court
to the federal district court. The statute requires all defendants who have been properly
joined and served to join in or consent to the removal. 28 U.S.C. § 1446(b)(2)(A). But
nominal parties are not required to join in or consent. Hewitt, 798 F.2d at 1232.
8
SPS asserts that claims under section 2923.55 concern only mortgage servicer activity such that
Plaintiff’s claim does not raise any substantive allegations against Quality, the trustee. (Opp’n to Mot.
to Remand at 7.) The Court is mindful that the statute requires only mortgage servicers to send certain
written information to the borrower. See Cal. Civ. Code § 2923.55(b)(1). But SPS does not direct the
Court to any authority contradicting the statute’s plain language that “[a] mortgage servicer, mortgagee,
trustee, beneficiary, or authorized agent may not record a notice of default” until the mortgage servicer
has satisfied subdivision (b)(1)’s requirements. Id. § 2923.55(a) (emphasis added).
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LINK:
UNITED STATES DISTRICT COURT
CENTRAL DISTRICT OF CALIFORNIA
CIVIL MINUTES – GENERAL
Case No.
CV 14–07969 BRO (AGRx)
Title
AZAR SABETI RAISSIAN V. QUALITY LOAN SERVICE CORP. ET AL.
Date
November 18, 2014
Here, SPS alone filed the notice of removal. (See Dkt. No. 1.) As discussed
above, the Court finds Quality is not a nominal party. Accordingly, Quality was required
to join in or consent to the matter’s removal. Because it did not, the removal was also
procedurally improper.
V.
CONCLUSION
For the foregoing reasons, the Court finds SPS has failed to establish Quality’s
status as a nominal party. This matter’s removal was therefore improper under § 1441
and § 1446, as complete diversity is lacking and Quality failed to join in or consent to the
notice of removal. Because the Court lacks subject matter jurisdiction under § 1332,
Plaintiff’s Motion to Remand is GRANTED, and this matter is REMANDED to the
Superior Court of California, County of Los Angeles, Central District. SPS’s Motion to
Dismiss is also VACATED for lack of subject matter jurisdiction.
:
IT IS SO ORDERED.
Initials of
Preparer
rf
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