
Summary judgment is supposed to be both a drastic remedy not easily invoked,
and a time-and-cost saving procedure when facts
truly aren't in dispute and the only questions before the court are legal questions.
That's a pretty simple idea -- so how did summary judgment, like
offers of settlement, get twisted into something expensive, time-consuming, resource-wasting, and, as often as not, ultimately unsuccessful?
The answer lies in a case that shows just how muddled and mixed-up litigation is getting -- especially
foreclosure litigation, which is getting muddled and mixed-up because banks are muddling and mixing it up and courts are letting them, and the result is a system that punishes homeowners and rewards lenders -- while letting lenders do
nothing and forcing homeowners to do
everything. The case is
Bank of New York v. Cano, a less-than-two-months old unpublished Wisconsin Court of Appeals decision that shows how stupid litigation can be.
In
Bank of New York, the bank filed a foreclosure suit in 2007, and at least one of the defendants (according to CCAP records) filed a response in May 2007.
Nothing then happened for over thirteen months until the Court entered an order for dismissal, which online records say would take effect in 20 days unless good cause was shown otherwise. More than 20 days later, on October 15, 2008, the Court dismissed the action. The reasons aren't online, but the Court of Appeals' opinion says that the dismissal was "based on the parties' agreement to work on repayment."
That, though, differs with what
Bank of New York said the dismissal was for: Bank of New York, in an unusual move, argued that the court had dismissed the order because Bank of New York had not prosecuted the action or otherwise failed to comply with court rules.
Why would Bank of New York argue that it had its foreclosure case dismissed because it had failed to prosecute it properly? The answer lies in what Bank of New York did
next, and what Bank of New York did
next was move to reopen the case, claiming that the Canos were in violation of an agreement to keep repaying.
That's the first part of stupid litigation: nowhere in the case does it say whether Bank of New York had tried to work out a payment arrangement with the Canos
before filing suit, or
after, or
both. We simply know that Bank of New York filed suit and then did
absolutely nothing for 13 months before agreeing to let the action be dismissed.
From that, it's possible to infer that Bank of New York
didn't view the foreclosure as all that pressing, and was willing to work out a deal with the Canos... but
first, Bank of New York wanted to make sure that it tacked on some legal fees to what the Canos owe, put them into the stress of litigation, and tie up our public court system.
Why not work out a deal
before filing suit?
The
second stupid part of litigation is that the motion to reopen was premised
expressly, according to CCAP notes, on a claim that the agreement to repay had been breached -- and on a claim that Bank of New York needed to conduct discovery.
That's what CCAP says, anyway, and what the opinion says, and that's my source of information on those two.
CCAP says on the day of the motion to reopen hearing,
Case called at 10:24 am Attorney Christina E Demakopoulos appears by telephone for Plaintiff BANK OF NEW YORK. Defendant Mario Cano SPOUSE OF DIANE G CANO in court. Court reviews case file documents and gives status update of the case including dismissal order of 8/08. Mr. Cano-doesn't oppose, just wants credit for payments to other mortgage company Atty Demakopoulos-Request to reopen to conduct discovery. From August - present, been attempting to resolve without success. Court grants motion and reopens case Recess: 10:28 am
The Court of Appeals said "
The bank later moved to reopen the case, asserting that the Canos were not meeting their payment obligations under the mortgage."
So was it that no workout was achieved, as the CCAP notes state? Or was the action reopened because no payments were being made under the mortgage, as the Court of Appeals said? Or was it that the Canos didn't "
cure their default as contemplated under the dismissal order," as the Court of Appeals said the Bank argued in reopening the case?
(On a related note: Here, Bank of New York's attorneys, the Blommer Peterman firm, moved to
reopen a case that had been dismissed to work out a loan modification or cure; in a case I was involved in, that same firm representing a different lender opted to file a
new action rather than reopen the old case under
identical, or nearly-identical, circumstances. One difference between the two cases: In
Cano, the Canos were
pro se litigants at the time the case was dismissed and when it was reopened, so Bank of New York's lawyers were not dealing with a lawyer. In
my case, the defendants were represented by counsel when the action was dismissed, so a motion to reopen would have been required to be served on a lawyer, rather than a
pro se litigant -- whereas a complaint must be served on the defendant personally with no requirement to provide me a copy. In other words, it appears as though some lawyers are actively trying to avoid letting homeowners have legal help, which is partially what I argued to the Court in
my case -- and avoided a default judgment.)
Back to
Cano, where it's unclear, remember, on
why Bank of New York wants to reopen the case rather than file a new action... or simply work out a deal with the Canos, who appeared before the circuit court and said they'd been making their payments.
And back to stupid litigation part number 3, Bank of New York's claim that it wanted to conduct
discovery. One might say
"What discovery do you need to conduct?" After all, the only issue in the case (judging by the opinion from the Court of Appeals) was whether or not the Canos had been making payments -- and the Canos had already provided the Court with not only a claim they were paying, but documents showing they'd submitted payments, through 2007, to a servicer for the loan.
Still,
maybe Bank of New York needed to conduct discovery -- maybe they needed to subpoena that other servicer, or get bank records, or maybe the Canos weren't complying with
informal requests for proof of payment. Let's give Bank of New York the benefit of the doubt and see where that discovery takes them...
... because the Court of Appeals upheld the order reopening the case, saying that the decision was governed -- of all statutes-- by
section 806.07(1)(h), Wis. Stats., the "catch-all" provision that's supposed to only apply when no other provision does; that alone is an extremely unusual ruling and bears some scrutiny, too.
Section 806.07(1)(a) lets a litigant reopen a case within a year of dismissal for excusable neglect. But this motion was filed more than a year later. Section 806.07(1)(g) would let a court reopen a case for
equitable reasons, and that would seemingly apply to
equitable cases like foreclosures. But the Court of Appeals didn't reference that section, and it looks like the circuit court analyzed the case under (1)(h), a rarely-used statutory subsection.
The Court of Appeals
upheld that ruling, essentially ruling that under section 806.07(1)(h), a circuit court can reopen a case if the opponent fails to provide sufficient reason
not to reopen:
"Thus, while the Canos asserted that the Bank was not entitled to foreclosure, they did not assert that there was insufficient reason that could justify relief from the operation of the judgment in the foreclosure action."
(Emphasis added.)
That's a pretty big, and indirect, shifting of the burden of proof.
So the case was reopened, and Bank of New York was going to do some discovery, or so it had told the circuit court. And, like I said, we should give Bank of New York's attorneys the benefit of the doubt and believe they were sincere in claiming they wanted to do discovery.
The problem with giving someone the benefit of the doubt occurs when they go back and show that you should have just
doubted them. As is the case here:
There's no record of what, if any, discovery was conducted. What there
is a record of is that after the case was reopened, in February 2009,
nothing else happened for another 8 months. At least not in court; maybe discovery was being conducted (although I suspect not, as we'll see in a minute.)
So now, Bank of New York has sued someone for foreclosure, then done nothing for 13 months. Then they've
reopened that foreclosure... and done nothing for 8 months.
Lenders frequently complain (to me, at least, and to courts when I'm around) that all lawyers like me do is delay things. What you don't hear those lenders and their lawyers say is "
Well, sometimes, judge, we file actions and then do nothing for about 2 years, other than leave homeowners in a sort of legal limbo where every day they have to worry that they might lose their house."
If it was so
all-fired important to file this case, and reopen this case, and conduct discovery,
why was it left sitting for 21 months?And was discovery conducted, after all? Who knows? I suspect it wasn't, because that's where we get to the
fifth (unless I've lost count) stupid litigation part: Bank of New York's faulty summary judgment motion.
Bank of New York, hit with a
second order to do something or have the action dismissed, in October, 2009,
did something: it filed a completely defective motion for summary judgment that didn't come
near the standards for that motion, but which
still required that the homeowners respond to it, and now in fact required that they hire themselves a lawyer.
The motion for summary judgment -- which was granted by the circuit court, it should be noted -- was supported only by a lawyer's affidavit claiming that a default existed and identifying business records, and by a servicer's affidavit which, in the Court of Appeals' words:
is similarly flawed... no financial documents are attached to the affidavit.... the affidavit fails to set forth the necessary facts.... The agent's affidavit does not contains any facts to show that the agent is qualified to testify.
(Emphasis added.)
Given that, it's hard to see why the circuit court granted summary judgment, especially because the Court of Appeals relied on
the by-now-famous Palisades case.
Granted, the circuit court's decision was issued a month or two before
Palisades came out, but
Palisades wasn't new law at all; it simply reiterated the longstanding requirement that
business records be admitted only by qualified testimony.
And, it should be noted, the circuit court had time to think it over; initially it
denied summary judgment, only to reconsider and, two days before the new year, foreclose on the Canos' home-- and then had a chance to re-reconsider when the Canos filed a motion to reconsider, which motion was heard
after Palisades was issued, and
Palisades was big news everywhere I went in that period of time.
So the decision stood, and the Canos had to file an appeal, doing so on February 11, 2010, and waiting nearly a year to hear from the Court of Appeals that they were right -- and they're back in circuit court now, or will be,
four years after a foreclosure was filed, incurring legal fees
two ways -- because they now have to pay a lawyer,
and Bank of New York is (no doubt) tacking
its legal fees on to the mortgage, so that the Canos may ultimately have to pay Bank of New York's lawyers for
its legal fees as well as their own, even though some (if not all) of those legal fees should never have been incurred and some (if not all) were incurred in violation of court procedures and longstanding rules of evidence.
Sound simple? Of course it doesn't. Sound cheap and quick? Of course it doesn't. Sound
drastic? Yes -- but not in a good way.
So long as banks insist on barging ahead with foreclosures
before working things out, so long as courts allow motions for summary judgment that
clearly do not meet the standard for proceeding to be litigated, anyway, so long as courts let Banks reopen cases willy-nilly rather than incur new costs to re-file and re-serve, so long as courts let banks tack on legal fees
even for efforts that didn't work and litigation that shouldn't have happened, banks will continue to do those things. It's lucky for the Canos that they got a lawyer and managed to appeal, and lucky that the Court of Appeals was having a good day and did the right thing. But all
that did was land the Canos back into litigation in the circuit court, where they insisted they shouldn't have been all along because
they keep claiming they've paid, and because
Bank of New York has never submitted any evidence that they didn't pay.
For
four years. For
four years the Canos have been fighting, and for
four years they've supplied proof of payment and for
four years Bank of New York has, both literally and figuratively
done nothing.
Does that seem
fair? Does that seem right? Does that seem like the way we want to work a court system or mortgage lending system?
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