Bernardi et al v. JPMorgan Chase Bank, N.A.
Filing
19
ORDER by Judge Whyte granting in part and denying in part 10 Motion to Dismiss (rmwlc1, COURT STAFF) (Filed on 1/6/2012)
1
2
3
4
E-FILED on
1/6/2012
5
6
7
IN THE UNITED STATES DISTRICT COURT
9
FOR THE NORTHERN DISTRICT OF CALIFORNIA
10
United States District Court
For the Northern District of California
8
SAN JOSE DIVISION
11
12
DONNA BERNARDI, an individual,
SMITESH PARMAR, an individual,
No. C-11-04543 RMW
13
Plaintiffs,
14
ORDER GRANTING IN PART AND
DENYING IN PART MOTION TO DISMISS
FIRST AMENDED COMPLAINT
v.
15
16
JPMORGAN CHASE BANK, N.A., F/K/A
WASHINGTON MUTUAL BANK, F.A.; and
Does 1-10, inclusive,
[Re Docket No. 10]
17
Defendants.
18
19
Defendant JPMorgan Chase Bank, N.A. ("JPMorgan") moves to dismiss plaintiffs' first
20
amended complaint ("FAC") pursuant to Federal Rule of Civil Procedure 12(b)(6). Plaintiffs oppose
21
the motion. On January 6, 2012, the court held a hearing to consider defendant's motion. Having
22
considered the papers submitted by the parties and the arguments of counsel, and for the reasons set
23
forth below, the court grants in part and denies in part defendant's motion to dismiss.
24
25
I. BACKGROUND
In May 2006, plaintiffs Donna Bernardi and Smitesh Parmar entered into a mortgage loan
26
transaction with Washington Mutual Bank ("WMB") to acquire residential property located in Ben
27
Lomond, California. FAC ¶ 1. Plaintiffs executed a promissory note in favor of WMB in the
28
amount of $620,000, secured by a deed of trust. Id. On September 25, 2008, JPMorgan executed a
ORDER GRANTING IN PART AND DENYING IN PART MOTION TO DISMISS FIRST AMENDED COMPLAINT—No.
C-11-04543 RMW
LJP
1
Purchase and Assumption Agreement ("P&A Agreement") with the Federal Deposit Insurance
2
Corporation acting as receiver of WMB. Dkt. No. 11 Exh. 5.1 The P&A Agreement transferred to
3
JPMorgan "all right, title, and interest of the Receiver in and to all of the assets" of WMB and its
4
subsidiaries, and provided that JPMorgan "specifically purchases all mortgage servicing rights and
5
obligations of [WMB]." Id. § 3.1.
6
Plaintiffs allege that "shortly after the origination of the loan," their loan was sold by WMB
to unknown entities. Id. ¶ 15. Defendants and these unknown entities attempted to securitize
8
plaintiffs' loan into a securitized trust, but they failed to follow the requirements of the agreement
9
that governed the creation of the trust. Id. ¶ 16. Thus, plaintiffs allege, the loan was never a part of
10
United States District Court
For the Northern District of California
7
the trust res, "render[ing] Defendants third-party strangers to the underlying debt obligation without
11
the power or right to demand payment, declare default, negotiate their Loan, and foreclose on their
12
Property." Id. Plaintiffs further allege that defendants are aware of this fact but continue to act as if
13
they have authority to service the loan. Id.
14
Plaintiffs state they do not dispute that they owe money on their mortgage obligation but they
15
dispute the amount owed and seek judicial assistance in determining the true creditor. Id. ¶ 24.
16
Plaintiffs have made payments to JPMorgan, as well as sought loan modification by JPMorgan and
17
sent a Qualified Written Request letter asking for the identity of the owner of the mortgage note. Id.
18
¶¶ 17, 23, 27. Plaintiffs allege in the alternative that, even if JPMorgan is a successor in interest to
19
the deed of trust, it has failed to properly apply plaintiffs' mortgage payments, resulting in improper
20
taxes and fees being added to the loan balance. Id. ¶¶ 133, 135.
21
22
Plaintiffs filed the present action in this court on September 13, 2011. Upon defendant's
motion to dismiss the original complaint, plaintiffs filed the FAC as a matter of right on November
23
24
25
26
27
28
1
The court takes judicial notice of the P&A Agreement, which is available on the FDIC's website.
See Fed. R. Evid. 201 (courts may take judicial notice of facts “capable of accurate and ready
determination by resort to sources whose accuracy cannot reasonably be questioned"); Molina v.
Washington Mut. Bank, No. 09-CV-00894, 2010 WL 431439, at *3 (S.D. Cal. Jan. 29, 2010) (taking
judicial notice of the WMB-Chase P&A Agreement); Tanavusa v. FDIC, 2009 WL 3108568 at *1
n.1 (C.D. Cal. 2009) (same). However, as plaintiffs point out, judicial notice of matters of public
record is limited to the existence and authenticity of a document; the veracity and validity of the
contents remain open to dispute. See Team Enters., LLP v. W. Inv. Real Estate Trust, 2009 WL
1451635 at *3-4 (E.D. Cal. 2009).
ORDER GRANTING IN PART AND DENYING IN PART MOTION TO DISMISS FIRST AMENDED COMPLAINT—No.
C-11-04543 RMW
LJP
2
1
3, 2011. The FAC asserts claims for declaratory relief, negligence, quasi-contract, violation of 15
2
U.S.C. § 1692(e) of the Fair Debt Collection Practices Act ("FDCPA"), violation of 12 U.S.C.
3
§ 2605 of the Real Estate Settlement Procedures Act ("RESPA"), violation of Cal. Bus. & Prof.
4
Code § 17200 et seq. ("UCL"), accounting, quiet title, breach of contract, and breach of the implied
5
covenant of good faith and fair dealing.
6
II. ANALYSIS
A.
8
Most of plaintiffs' claims turn on the assertion that JPMorgan does not have the authority to
9
enforce plaintiffs' debt obligation. However, plaintiffs have not alleged facts that plausibly support
10
United States District Court
For the Northern District of California
7
this assertion. Plaintiffs admit they are not claiming JPMorgan was deprived of any interest in the
11
loan simply because the loan was securitized. Opp. at 9. Rather, plaintiffs' theory is that the
12
purported assignment of the loan into the securitized trust is void due to failure to follow the trust
13
agreement and New York trust law. Id. at 9-10. Plaintiffs explicitly allege that "their Loan was not
14
assigned, transferred, or granted to the Sponsor, Depositor, the Trustee of the Securitized Trust, or
15
any of the Defendants, as required by the Trust Agreement." Compl. ¶ 20. But if the loan was never
16
properly assigned to another entity, then it remained part of WMB's assets, which JPMorgan
17
acquired through the P&A Agreement. Plaintiffs have not alleged a theory under which their debt
18
obligation ended up in the possession of a third party rather than JPMorgan. Nor do plaintiffs allege
19
that any third party has ever come forward attempting to enforce the debt, making plaintiffs' claim
20
yet more implausible.
21
Standing to Enforce Plaintiffs' Debt
Because plaintiffs have not adequately pled that JPMorgan lacks standing to enforce the
22
debt, plaintiffs' claims must be dismissed to the extent they rely on this assertion. Thus, plaintiffs'
23
first, third, fourth, seventh, and eighth causes of action are dismissed in their entirety, and plaintiffs'
24
second cause of action is dismissed in part. Since this is the first time plaintiffs' claims are being
25
dismissed, the court will allow plaintiffs to amend their complaint and attempt to allege facts
26
showing that JPMorgan lacks standing to enforce the debt.
27
28
ORDER GRANTING IN PART AND DENYING IN PART MOTION TO DISMISS FIRST AMENDED COMPLAINT—No.
C-11-04543 RMW
LJP
3
1
B.
Improper Application of Mortgage Payments
2
Plaintiffs claim, in the alternative, that JPMorgan failed to follow the terms of the deed of
3
trust specifying the order of priority for applying mortgage payments. Defendant argues that
4
plaintiffs' contract claims contradict their allegation that defendant has no rights with respect to the
5
loan. However, "[a] party may state as many separate claims or defenses as it has, regardless of
6
consistency." Fed. R. Civ. P. 8(d)(3) (emphasis added); see also Taylor v. Pathmark Stores, Inc.,
7
177 F.3d 180, 189 (3d Cir. 1999) ("[A] plaintiff may plead in the alternative, and our caselaw finds
8
no difficulty with pairing the two claims in one complaint."); Marcella v. ARP Films, Inc., 778 F.2d
9
112, 117 (2d Cir. 1985) (finding plaintiff could properly submit his case on both a contract claim
United States District Court
For the Northern District of California
10
and a quantum meruit claim). Plaintiffs have sufficiently alleged their alternative theory that a
11
contractual relationship exists between them and JPMorgan as successor in interest to the deed of
12
trust. Plaintiffs also provide the terms of the contract by attaching the deed of trust and allege
13
breach in that JPMorgan did not credit payments in the required order of priority.
14
Defendant next argues that, under the P&A Agreement, it did not assume any liability for
15
borrower claims against WMB for conduct prior to September 25, 2008. However, plaintiffs allege
16
that they made payments directly to JPMorgan and that it was JPMorgan, not WMB, who failed to
17
properly account for the payment. E.g., FAC ¶¶ 27-28, 118, 135. Thus, the provision in the P&A
18
Agreement is inapplicable.
19
Finally, defendant argues that plaintiffs fail to allege performance and have breached the
20
deed of trust by failing to make payments on the loan. In order to succeed on a claim for breach of
21
contract, plaintiffs "must be free from substantial default" and hence "must plead and prove
22
performance or tender on [their] part or an excuse for performance." 1 B.E. Witkin, Summary of
23
California Law, Contracts, § 848, p. 935 (10th ed. 2005). Plaintiffs do allege that they "substantially
24
performed all of their conditions in the Deed of Trust," FAC ¶ 134, in addition to alleging that they
25
made payments that were not properly credited. At the same time, plaintiffs make references to
26
being "push[ed] . . . into foreclosure" and the "imminent foreclosure" of their home, id. ¶¶ 19, 41,
27
which suggests they have not been able to keep up with loan payments. While the allegations of
28
performance are marginal, the court finds it inappropriate to resolve at this stage the factual issue of
ORDER GRANTING IN PART AND DENYING IN PART MOTION TO DISMISS FIRST AMENDED COMPLAINT—No.
C-11-04543 RMW
LJP
4
1
whether plaintiffs are in default. Thus, the motion to dismiss plaintiffs' breach of contract claim is
2
denied.
3
Plaintiffs also assert a breach of the implied covenant of good faith and fair dealing, alleging
4
that defendant's improper application of payments, and the resulting addition of interest and
5
improper fees, rendered it impossible for plaintiffs to carry out their obligations under the contract.
6
To support a claim for breach of the implied covenant, the allegations
7
8
9
must show that the conduct of the defendant, whether or not it also constitutes a
breach of a consensual contract term, demonstrates a failure or refusal to discharge
contractual responsibilities, prompted not by an honest mistake, bad judgment or
negligence but rather by a conscious and deliberate act, which unfairly frustrates the
agreed common purposes and disappoints the reasonable expectations of the other
party thereby depriving that party of the benefits of the agreement.
United States District Court
For the Northern District of California
10
Careau & Co. v. Security Pac. Bus. Credit, Inc., 222 Cal. App. 3d 1371, 1395 (1990). "If the
11
allegations do not go beyond the statement of a mere contract breach and, relying on the same
12
alleged acts, simply seek the same damages or other relief already claimed in a companion contract
13
cause of action, they may be disregarded as superfluous as no additional claim is actually stated."
14
Id. Here, plaintiffs do not allege any facts beyond JPMorgan's failure to properly apply payments,
15
and they allege the same damages on both claims, FAC ¶¶ 138, 149. Thus, plaintiffs' claim for
16
breach of the implied covenant is dismissed as superfluous.
17
As to the contract-based part of their negligence claim, plaintiffs have failed to allege that
18
they were owed a duty of care. Plaintiffs acknowledge that "[n]ormally lenders and servicers do not
19
owe a borrower a duty of care" but claim that "a bank may be liable in negligence if it fails to
20
discharge its contractual duties with reasonable care." FAC at 12 n.6 (citing Das v. Bank of Am.,
21
186 Cal. App. 4th 727, 741 (2010)). Das, however, simply continues a line of cases finding that
22
banks have a duty to act with reasonable care in its transactions with depositors. See Das, 186 Cal.
23
App. 4th at 741 ("[A] bank can be subject to tort liability to a depositor for misconduct in connection
24
with an account."); Chazen v. Centennial Bank, 61 Cal. App. 4th 532, 543 (1998) ("It is well
25
established that a bank has 'a duty to act with reasonable care in its transactions with its
26
depositors....'" (quoting Bullis v. Security Pac. Nat'l Bank, 21 Cal.3d 801, 808 (1978))). Plaintiffs
27
28
ORDER GRANTING IN PART AND DENYING IN PART MOTION TO DISMISS FIRST AMENDED COMPLAINT—No.
C-11-04543 RMW
LJP
5
1
have not cited, nor has the court found, any cases extending a similar duty to the relationship
2
between banks and borrowers. Thus, the remainder of plaintiffs' negligence claim is dismissed.
3
B.
4
The FDCPA provides that "[a] debt collector may not use any false, deceptive, or misleading
Violation of the Fair Debt Collection Practices Act
representation or means in connection with the collection of any debt." 15 U.S.C. § 1692e. A debt
6
collector is "any person who uses any instrumentality of interstate commerce or the mails in any
7
business the principal purpose of which is the collection of any debts, or who regularly collects or
8
attempts to collect, directly or indirectly, debts owed or due or asserted to be owed or due another."
9
Id. § 1692a(6). However, specifically excluded from the definition are collection efforts "to the
10
United States District Court
For the Northern District of California
5
extent such activity . . . concerns a debt which was not in default at the time it was obtained." Id.
11
§ 1692a(6)(F)(iii). Plaintiffs fail to allege that JPMorgan acted as a debt collector in attempting to
12
collect payments on plaintiffs' debt obligation. First, plaintiffs have not alleged that JPMorgan
13
regularly collects debts on behalf of third parties or that it is in the business of debt collection.
14
Second, plaintiffs allege they made payments to JPMorgan, suggesting their debt was not in default
15
at the time JPMorgan began collection efforts.
16
Finally, plaintiffs fundamentally misunderstand the FDCPA in asserting that their claims are
17
"based on the most basic requirement of the FDCPA: that a creditor collecting payment must be a
18
true creditor entitled to collect payment." Opp. at 13. The FDCPA applies to debt collectors, not to
19
creditors, and "the status of debt collector or creditor is mutually exclusive." Schlegel v. Wells
20
Fargo Bank, N.A., 799 F. Supp. 2d 1100, 1103 (N.D. Cal. 2011). Plaintiffs apparently concede that
21
JPMorgan's conduct was akin to that of a creditor, not a debt collector. Cf. id. at 1105 (finding
22
FDCPA did not apply because defendant's activity was "more debt servicing than debt collection").
23
Although plaintiffs seek to challenge JPMorgan's status as a creditor, and defendant's conduct may
24
be wrongful if it in fact lacks standing, plaintiffs have not shown how JPMorgan's conduct could be
25
wrongful under the FDCPA. Thus, in addition to the reason discussed in section II.A above,
26
plaintiffs' fourth cause of action must be dismissed for this additional reason.
27
28
ORDER GRANTING IN PART AND DENYING IN PART MOTION TO DISMISS FIRST AMENDED COMPLAINT—No.
C-11-04543 RMW
LJP
6
1
C.
Violation of the Real Estate Settlement Procedures Act
2
Defendant argues that plaintiffs fail to allege facts establishing a RESPA violation and
3
additionally fail to allege damages that are causally connected to the violation. RESPA requires the
4
servicer of a federally related mortgage loan to acknowledge receipt of a qualified written request
5
("QWR") and to take appropriate substantive action within specified periods of time. 12 U.S.C.
6
§ 2605(e). Failure to comply results in liability to the borrower for actual damages and "any
7
additional damages, as the court may allow, in the case of a pattern or practice of noncompliance."
8
Id. § 2605(f)(1). Plaintiffs allege that they sent a QWR to JPMorgan on October 19, 2010 and that
9
JPMorgan failed to acknowledge receipt or provide a substantive response within the required time
United States District Court
For the Northern District of California
10
periods. FAC ¶¶ 74, 77-78. Plaintiff also alleges that the QWR contained information in
11
conformance with 12 U.S.C. § 2605(e)(1)(B). FAC ¶ 76. Although these allegations do little more
12
than track the statutory language, the court finds them sufficient to support a claim under RESPA.
13
Since plaintiffs allege a complete failure to act on the part of JPMorgan, it is unclear what additional
14
factual detail they could provide, and defendant does not identify any specific deficiencies.
15
Plaintiffs have also sufficiently alleged that they have suffered actual damages with a causal
16
relationship to the RESPA violation. For example, plaintiffs allege that they have overpaid interest
17
on their loan, FAC ¶ 83, which logically flows from defendant's alleged failure to make appropriate
18
corrections to plaintiffs' account, FAC ¶ 81. Plaintiffs also allege "costs associated with removing
19
the cloud on their property title and setting aside the trustee's sale," FAC ¶ 83, which could plausibly
20
have been avoided if defendant had provided the requested information regarding the identity of the
21
owner of plaintiffs' note. Contrary to defendant's assertion, plaintiffs need not allege a pattern and
22
practice of non-compliance for a RESPA claim to lie. Such a showing is needed only if a plaintiff is
23
seeking to recover statutory damages. See 12 U.S.C. § 260(f)(1); Lal v. Am. Home Mortg. Servicing,
24
Inc., 2009 WL 3126450 at *3 (E.D. Cal. 2009) (denying motion to dismiss claim for actual damages
25
while dismissing claim for statutory damages). Because plaintiffs' allegations, if true, would support
26
recovery of at least actual damages, defendant's motion to dismiss the RESPA claim is denied.
27
28
ORDER GRANTING IN PART AND DENYING IN PART MOTION TO DISMISS FIRST AMENDED COMPLAINT—No.
C-11-04543 RMW
LJP
7
1
D.
Violation of Cal. Bus. & Prof. Code § 17200
2
As discussed above, plaintiffs fail to adequately allege their theory that JPMorgan lacks
3
authority to enforce their debt obligation. As such, much of plaintiffs' UCL claim fails. However,
4
as just discussed, plaintiffs have sufficiently alleged a RESPA violation and resulting damages,
5
which can support a claim under the unlawful prong of the UCL. Thus, defendant's motion to
6
dismiss the UCL claim is denied.
7
III. ORDER
8
For the foregoing reasons, the court grants in part and denies in part defendant's motion to
9
dismiss. The first, second, third, fourth, seventh, eighth, and tenth causes of action are dismissed
United States District Court
For the Northern District of California
10
with leave to amend. The remainder of the motion to dismiss is denied. Plaintiffs have twenty (20)
11
days from the date of this order to file an amended complaint.
12
13
14
15
DATED:
January 6, 2012
RONALD M. WHYTE
United States District Judge
16
17
18
19
20
21
22
23
24
25
26
27
28
ORDER GRANTING IN PART AND DENYING IN PART MOTION TO DISMISS FIRST AMENDED COMPLAINT—No.
C-11-04543 RMW
LJP
8
Disclaimer: Justia Dockets & Filings provides public litigation records from the federal appellate and district courts. These filings and docket sheets should not be considered findings of fact or liability, nor do they necessarily reflect the view of Justia.
Why Is My Information Online?