Justia U.S. 6th Circuit Court of Appeals Opinion Summaries

Dayton Title brokered real estate closings and had a trust account at PNC Bank for clients’ funds. In 1998-1999, Dayton facilitated bridge loans from defendants to Chari, from $1.9 million to $3.2 million, for commercial real estate purchases. Defendants would deposit funds into Dayton’s PNC account, which Dayton would transfer to Chari. Chari’s loan payments would pass through Dayton’s account. The first six bridge loans were paid, but not always on time. Defendants provided Chari another bridge loan, for $4.8 million. After the due date, Chari deposited a $4.885 million check into Dayton’s account. The PNC teller did not place a hold on the check. On the same day, Dayton “pursuant to Chari’s instructions” issued checks to defendants. PNC extended a provisional credit for the value of Chari’s check, as is standard for business accounts. After the checks were paid, PNC learned that Chari’s check was a forgery drawn on a non-existing account, exercised its right of “charge back” on the Dayton account, and regained about $740,000 of the provisional credit. Dayton was forced into bankruptcy. Chari declared bankruptcy and was convicted of racketeering, fraud, and forgery. Dayton’s bankruptcy estate and PNC sued, seeking to avoid the $4.885 million transfer to defendants as fraudulent under 11 U.S.C. 548 and Ohio Rev. Code 1336.04(A)(2). The bankruptcy court held that all but $722,101.49 of the transfer was fraudulent. The district court held that all but $20,747.13 of the transfer was not fraudulent. The Sixth Circuit reversed the district court, reinstating the bankruptcy court holding. Dayton did not hold the provisional credit funds in trust; the funds were not encumbered by a lien at the time of transfer. The funds were “assets” held by Dayton, so the transfer satisfied the statutory definition of “fraudulent.” View "In re: Dayton Title Agency, Inc." on Justia Law

The debtor worked Saylor’s nightclub and for another entity owned by Saylor, scouting for commercial properties. Debtor obtained loans ($1,018,350) to purchase four Michigan car washes. The loan closings were conducted by another company controlled by Saylor, acting as agent for the title company, which never released loan proceeds to complete the purchases. After the debtor defaulted, Bayview, assignee of the notes, discovered that he did not hold title to the properties securing the notes. Bayview filed claims under the title commitments. The title company claimed that the loan applications contained false statements and denied the claim for failure to exercise due diligence in approving the loans. Bayview sued and the parties settled; Bayview assigned an interest in the notes to the title company, which obtained a default judgment of $10,172,840 against Saylor. The debtor filed a Chapter 7 bankruptcy petition. The title company filed an adversary complaint claiming that the Bayview notes were undischargeable under 11 U.S.C. 523(a)(2)(B). The bankruptcy court rejected the argument, holding that under Michigan law, claims for fraud cannot be assigned and that the title company had the right to pursue Saylor, but not the debtor. The district court reversed. The Sixth Circuit affirmed, holding that the title company can seek nondischargeability under section 523(a)(2) View "Pazdzierz v. First Am. Title Ins. Co." on Justia Law

In 2009, Epling purchased a manufactured home, borrowing funds from Vanderbilt secured by a security interest in her manufactured home. Epling resided in Magoffin County, Kentucky. Vanderbilt filed an application for first title and an application for a title lien statement in Bell County, Kentucky and later filed the Certificate of Title for the manufactured home, which listed Vanderbilt’s lien, in Bell County. In 2010, Epling filed a voluntary Chapter 7 bankruptcy petition. The trustee initiated a strong-arm proceeding to avoid Vanderbilt’s lien on the manufactured home, under 11 U.S.C. 544, because the lien was not properly perfected under the Kentucky law. The bankruptcy court granted the trustee summary judgment, concluding that Vanderbilt had failed to perfect its lien because it had filed the required title lien statement in its county of residence, rather than in Epling’s county of residence. The district court and Sixth Circuit affirmed. View "Vanderbilt Mortg. & Fin., Inc. v. Westenhoefer" on Justia Law

The Michigan State Real Estate Transfer Tax, MICH.COMP.LAWS 207.521, and the County Real Estate Transfer Tax, section 207.501, impose a tax when a deed or other instrument of conveyance is recorded during the transfer of real property. The tax is imposed upon “the person who is the seller or grantor.” State and county plaintiffs sought to recover transfer taxes for real property transfers recorded by Fannie Mae, a corporation chartered by Congress to “establish secondary market facilities for residential mortgages,” in order to “provide stability in the secondary market for residential mortgages,” and “promote access to mortgage credit throughout the Nation,” 12 U.S.C. 1716; Freddie Mac, also a corporation chartered by Congress for substantially the same purposes; and the Federal Housing Finance Agency, an independent federal agency, created under the Housing and Economic Recovery Act of 2008, 12 U.S.C. 4617, which placed Fannie and Freddie into conservatorships, 12 U.S.C. 4617(a)(2). When Congress created defendants, it expressly exempted them from “all” state and local taxes except for taxes on real property. The district court entered summary judgment in favor of the plaintiffs, reasoning that “transfer taxes are excise taxes, not taxes on real property. The Sixth Circuit reversed. View "Genesee Cty, v. Fed. Hous. Fin. Agency" on Justia Law

In 2004 Wallace financed a home purchase with a $272,315 mortgage. He took a second mortgage of $164,500 for improvements and to pay down debt. In 2006, Wallace sought a refinance loan of $422,500. Midwest obtained an appraisal from Brock, through the now-defunct Accupraise. A former Accupraise employee explained that Midwest would send a requested appraisal value and Brock would return a tailor-made appraisal, often without seeing the property. Accupraise and Brock valued Wallace’s home at $500,000. Unbeknownst to Wallace, his refinance was an adjustable-rate mortgage that allows negative amortization; he had a teaser rate of two percent that quickly multiplied. For securing a high long-term interest rate, Midwest received a premium in excess of $14,000. The loan created insurmountable financial problems for Wallace. He learned that the true 2006 value of his home was $375,000. Wallace declared bankruptcy, surrendered the home, and sued alleging that he was the victim of a fraudulent scheme violating the Racketeer Influenced and Corrupt Organizations Act and Kentucky conspiracy law. Mediation produced a settlement, under which Wallace prevailed on a RESPA claim. The district court granted defendants partial summary judgment. The Sixth Circuit reversed a finding that Wallace did not sufficiently demonstrate that the appraisal proximately caused his financial injuries, but otherwise affirmed. View "Wallace v. Midwest Fin. & Mortg. Servs., Inc." on Justia Law

Based on a mortgage fraud scheme that caused the U.S. Department of Housing and Urban Development (HUD) to insure loans for unqualified applicants based upon forged documents and false information provided by Wendlandt, he pled guilty to one count of conspiracy to defraud the United States, 18 U.S.C. 371, and was sentenced to 42 months in prison. The Sixth Circuit affirmed, rejecting challenges to the district court’s computation of financial loss for purposes of determining his offense level under U.S.S.G. 2B1.1 and to the court’s decision to vary upward from the advisory Guidelines range of 24 to months in prison. View "United States v. Wendlandt" on Justia Law

Conlin refinanced with a loan from Bergin, secured by a mortgage containing a provision that recognized MERS as a nominee for Bergin and Bergin’s successors. Bergin sold the note to the Real Estate Mortgage Investment Conduit, for which U.S. Bank was trustee. The mortgage was held by MERS, and serviced by GMAC. In 2008, MERS assigned the mortgage to “U.S. Bank National Association as trustee.” In 2010 Orlans sent Conlan notice (Mich. Comp. Laws 600.3205a), of default and of his ability to request loan modification, stating that it was sent on behalf of GMAC as “the creditor to whom your mortgage debt is owed or the servicing agent for the creditor.” In 2011, Orlans published notice of foreclosure sale, stating that “the mortgage is now held by U.S. Bank National Association as Trustee by assignment.” The notice was also posted on the property, which was sold at a sheriff’s sale on March 31. On October 28, 2011, Conlin sought damages and to have the foreclosure sale set aside. The district court dismissed. The Sixth Circuit affirmed. Even if the “robo-signed” assignment were invalid, Conlin was not prejudiced. He has not clearly shown fraud in the foreclosure process, as required for a challenge after expiration of the six-month redemption period. View "Conlin v. Mrtg. Elec. Registration Sys., Inc." on Justia Law

The Debtors, five single-asset limited partnerships holding apartment complexes developed under the Low-Income Housing Tax Credit Program, 26 U.S.C. 42, filed for relief under Chapter 11 in 2010. The properties were put into service in 2005 and 2006, and their tax credit recapture periods expire in 2019 and 2020. The bankruptcy court conducted a valuation hearing and concluded that, for purposes of determining the value of the secured portion of the (mortgage holder) Bank’s claims under 11 U.S.C. 506(a), a determination of the fair market value of the properties included consideration of the remaining federal low-income housing tax credits. The Bankruptcy Panel affirmed the bankruptcy court’s Valuation Order. The Debtors failed to amend their plan or disclosure statement to reflect the values set by the bankruptcy court until ordered to do so in 2012. The court ultimately dismissed the petitions, based on continuing loss to or diminution of the estate, coupled with absence of a reasonable likelihood of rehabilitation; the Debtors’ inability to effectuate a plan; and bad faith under 11 U.S.C. 1112(b). The Sixth Circuit Bankruptcy Appellate Panel affirmed. View "In re: Creekside Senior Apts." on Justia Law

Columbia Gas disagrees with the Singhs over the scope of an existing pipeline right-of-way. Columbia suit in federal court to enjoin the Singhs and their tenant from engaging in activity that Columbia believed could lead to violations of Columbia’s duties under federal laws regulating natural gas service and pipeline safety. Although the cause of action appeared to be an Ohio interference-with-easement claim, Columbia’s complaint referred to the Natural Gas Act, 15 U.S.C. 717–717w, as a basis for federal jurisdiction. Without explicitly addressing jurisdiction, the district court held a status conference at which the parties reached a settlement. When the Singhs refused to comply with Columbia’s understanding of the settlement, the district court granted Columbia’s motion to enforce the settlement. The Sixth Circuit vacated, holding that the district court did not have jurisdiction over this property dispute between nondiverse parties. Columbia’s complaint neither asserted a federal cause of action nor showed that a substantial federal interest was implicated by its state-law claim. View "Columbia Gas Transmission, LLC v. Singh" on Justia Law

Klie purchased property with financing from Coldwell Banker, which assigned its rights to the Federal National Mortgage Corporation (Fannie Mae) but continued to service the loan. The assignment was never recorded. In 2007, servicing rights transferred to JP Morgan. Coldwell Banker assigned its rights in the note and mortgage (none) to JP Morgan, which reassigned to Fannie Mae. Chase, an arm of JP Morgan, serviced the loan until Klie died. With the loan in default, Chase’s law firm, RACJ, prepared an assignment of the note and mortgage that purported to establish Chase’s right to foreclose and filed a foreclosure actionf, naming Glazer, a beneficiary of Klie’s estate. The court entered a decree of foreclosure, but later vacated and demanded that RACJ produce the original note. Chase dismissed the foreclosure without prejudice. Glazer filed suit, alleging that Chase and RACJ violated the Fair Debt Collection Practices Act, 15 U.S.C. 1692, and Ohio law by falsely stating that Chase owned the note and mortgage, improperly scheduling a foreclosure sale, and refusing to verify the debt upon request. Chase and RACJ moved to dismiss. The district court dismissed. The Sixth Circuit reversed, holding that mortgage foreclosure is debt collection under the Act. View "Glazer v. Chase Home Fin. LLC" on Justia Law