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US Bank NA v Kimball Joseph Supreme Court Opinion

US Bank NA v Kimball Joseph Supreme Court Opinion

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Published by acfield13
VT Supreme Court forces US Bank to restart foreclosure from scratch because the bank's standing documents don't add up.
VT Supreme Court forces US Bank to restart foreclosure from scratch because the bank's standing documents don't add up.

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Published by: acfield13 on Jul 25, 2011
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10/10/2013

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ENTRYORDER
VERMONTSUPREMECOURTFILEDINCLERK'SOFFICE
.JUL~2'
2011
2011VT81SUPREMECOURTDOCKETNO.2010-169JANUARYTERM,2011U,S.BankNationalAssociationv.}APPEALEDFROM:
}}
}GrandIsleSuperiorCourt}
}
}DOCKETNO.6-1-09GicvhristineKimballIntheabove-entitledcause,theClerkwillenter:Theforeclqsurecomplaintisdismissedandthecaseisremandedforconsiderationofdefendant'smotionforattorney'sfees.
 
NOTICE:ThisopinionissubjecttomotionsforreargumentunderV.R.A.P.40aswellasformalrevisionbeforepublicationintheVermontReports.ReadersarerequestedtonotifytheReporterofDecisions,VermontSupremeCourt,109StateStreet,Montpelier,Vermont05609-0801ofanyerrorsinorderthatcorrectionsmaybemadebeforethisopiniongOVEf{flO'RT
SUPREM~
COURTFILEDINCLERK'SOFFICE
2011VT81
-JUL22'
20\1
No.2010-169U.S.BankNationalAssociationSupremeCourt
v.
OnAppealfromGrandIsleSuperiorCourtChristineKimballJanuaryTerm,2011BenW.Joseph,J.AndreD.BouffardofDownsRachlinMartinPLLC,Burlington,forPlaintiff-Appellant.GraceB.Pazdan,VermontLegalAid,Inc.,Montpelier,forDefendant-Appellee.PRESENT:Reiber,C.J.,Dooley,Johnson,SkoglundandBurgess,JJ.~1.BURGESS,
J.
PlaintiffUSBankNationalAssociation,astrusteeforRASC2005AHLl,appealsfromatrialcourtordergrantingsummaryjudgmentfordefendanthomeowneranddismissingwithprejudiceUSBank'sforeclosurecomplaintforlackofstanding.Onappeal,USBankarguesthat
it
hadstandingtoprosecutetheforeclosureclaimandthecourt'sdismissalwithprejudicewasinerror.Homeownercross-appeals,arguingthatthecourterredinnotaddressingherclaimforattorney'sfees.Weaffirmthedismissalandremandforconsiderationofhomeowner'smotionforattorney'sfees.~2.Onappealfromagrantofsummaryjudgment,"thenonmovingpartyreceivesthebenefitofallreasonabledoubtsandinferences."SamplidEnters.,Inc.v.FirstVt.Bank,165Vt.22,25,676A.2d774,776(1996).Wereviewthedecisiondenovounderthesamestandardas
 
thetrialcourt.Id.Summaryjudgmentisappropriateifthereisnogenuineissueofmaterialfactand
aparty
isentitledtojudgmentasamatteroflaw.Id.;seeV.R.C.P.56(c)(3).~3.Soviewed,therecordrevealsthefollowingfacts.HomeownerpurchasedpropertyonJune16,2005.Tofinancethepurchase,sheexecutedanadjustableratepromissorynoteinfavorofAccreditedHomeLenders,Inc.(Accredited)intheamountof$185,520.ThenotewassecuredbyamortgagedeedtoMortgageElectronicRegistrationSystems,Inc.(MERS)asnomineeforAccredited.~4.OnJanuary12,2009,USBankfiledaforeclosurecomplaintforhomeowner'sfailuretomakerequiredpayments.ThecomplaintallegedthatthemortgageandnotewereassignedtoUSBankbyMERS,asnomineeforAccredited,byaninstrumentdatedJanuary6,2009.Attachedtothecomplaintwasacopyoftheinstrumententitled"AssignmentofMortgage,"signedbyJeffreyStephan,identifiedthereinasDulyAuthorizedAgentandVicePresidentofMERS.Thepromissorynotewasalsoattachedtothecomplaint,andappendedtoitwasanundatedallonge'signedbyacorporateofficerofAccredited,endorsingthenoteinblank.~5.Homeownerinitiallyfiledaproseanswer.Afterprocuringcounsel,homeownerfiledanamendedanswer,claiming,amongotherthings,thatUSBankfailedtopresentsufficientevidencethatitheldhomeowner'snoteandcorrespondingmortgage.Homeowneralsofiledacounterclaimallegingconsumerfraud.InMarch2005,homeownerfiledamotionforsummaryjudgmentarguingthatUSBanklackedstandingtobringtheforeclosurecomplaintbecauseitfailedtoestablishthatitheldaninterestinthedebtsecuredbyhomeowner'sproperty.
1
An
allongeis"[a]slipofpapersometimesattachedtoanegotiableinstrumentforthepurposeofreceivingfurtherindorsementswhentheoriginalpaperisfilledwithindorsements."Black'sLawDictionary83(8thed.2004).TheUniformCommercialCode(UCC)acceptstheuseofsuchendorsements,explainingthat"apaperaffixedtotheinstrumentisapartoftheinstrument."9AV.S.A.
§
3-204(a).Althoughatonetimeanallongecouldbeusedonlywhentherewasnoroomontheoriginaldocument,theofficialcommenttotheUCCexplainsthatnowanallonge"isvalideventhoughthereissufficientspaceontheinstrumentforanindorsement."Id.
§
3-204cmt.2

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