Adams v. Madison Realty & Development, Inc.

853 F.2d 163, 1988 WL 74543
CourtCourt of Appeals for the Third Circuit
DecidedJuly 22, 1988
DocketNo. 88-5111
StatusPublished
Cited by22 cases

This text of 853 F.2d 163 (Adams v. Madison Realty & Development, Inc.) is published on Counsel Stack Legal Research, covering Court of Appeals for the Third Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Adams v. Madison Realty & Development, Inc., 853 F.2d 163, 1988 WL 74543 (3d Cir. 1988).

Opinion

OPINION OF THE COURT

WEIS, Circuit Judge.

The district court entered summary judgments in favor of the purported indorsee of promissory notes and certified a controlling question of law pursuant to 28 U.S.C. § 1292(b). The issue presented on this appeal is whether a good faith purchaser is a holder in due course of promissory notes containing indorsements on separate sheets of paper loosely inserted within each note. We answer in the negative and will vacate the judgments.

The saga of this litigation is extensive and quite complicated. However, the question certified to us is narrow, and the essential facts are easily summarized.

Plaintiffs executed promissory notes in payment for investments in Madison Partnerships, a series of tax shelters formed to acquire and operate residential real estate properties. Each of the promissory notes were made payable to one of three originator banks: Tri-County Savings & Loan Association of New Jersey, Community Federal Savings & Loan Association of Connecticut, and First Northern Cooperative Bank of New Hampshire. After a series of transfers, the notes came into the possession of defendant Empire of America Federal Savings Bank.

Charging fraud in connection with the investment scheme, plaintiffs filed suit against numerous defendants who allegedly participated in the wrongdoing. Also named as a defendant was Empire, from whom plaintiffs sought rescission of the notes now in the bank’s possession. The discrete issue before us is the legal effect of purported indorsements not physically attached to the notes.

Empire purchased the thirty-five promissory notes challenged in this appeal for $19.5 million in March 1985 as part of a bulk acquisition of negotiable instruments. According to the bank’s affidavits, the practice of acquiring notes through this “secondary market” is an established commercial banking practice. It allows smaller lenders to preserve liquidity and diversify risks, while permitting larger institutions to buy notes at discounted prices.

In November 1984, Consolidated Mortgage Company sold to Empire for $6.1 million a package of 116 notes executed by investors in conjunction with the Madison Partnership venture. In early 1985, Putnam Funding Company offered Empire a similar batch of notes which included the 35 instruments executed by plaintiffs. This collection consisted of 267 notes tendered at a purchase price of $19.5 million dollars.

On March 4, 1985 an Empire representative conducted a four-hour random review of 52 of the 267 loan files associated with the proposed Putnam transaction. He examined the supporting file material, including loan applications, credit reports, disbursal sheets, and current income tax 1040 forms. The documents indicated that the makers of the notes had substantial means, with individual net worths generally in excess of $500,000 and adjusted annual gross incomes usually greater than $100,000. None of the notes was found to be delinquent or beyond maturity.

Empire’s representative could not recall whether he had inspected the notes. He did report, however, that he was satisfied with the financial condition of both borrowers and servicer and would recommend the purchase. On the following day, Empire’s management loan committee approved the transaction and wired a transfer of $19.54 million dollars to Putnam.

On March 20, 1985 an examiner from the Federal Home Loan Bank Board met with Empire’s internal auditors to inquire whether the bank had any contact with certain persons then under investigation for conduct unrelated to these purchases. The examiner’s list included some of the [165]*165individuals who had negotiated the sale of the Consolidated and Putnam notes to Empire. The district judge found that the examiner’s report, shown to Empire personnel, did not contain specific allegations of fraud and had no apparent connection to the notes under discussion.

Plaintiffs allege that both Consolidated and Putnam participated in the asserted fraud. No evidence of record, however, demonstrates that Empire played any role in the original investment proposals.

On March 28, 1985 Empire’s Board of Directors ratified the purchase. Twelve days later, the original notes were sent to Empire.

The promissory notes are each two-page, fold-over documents. The front page names the originator bank and sets forth the repayment schedule. The reverse side contains printed agreement conditions and signature lines. Inserted loosely within the fold, lacking any physical attachment to the note, are two sheets of paper containing purported indorsements, the last of which is the transfer from Putnam to Empire.1 Each note contains a provision directing that its terms be interpreted under the law of the state in which the originator bank is located — New Hampshire, Connecticut, and New Jersey, respectively.

The district court acknowledged that the use of a separate, unattached sheet of paper to carry the indorsements failed to comply with Uniform Commercial Code section 3-202(2), which reads: “An indorsement must be written by or on behalf of the holder and on the instrument or on a paper so firmly affixed thereto as to become a part thereof.” Conn.Gen.Stat.Ann. § 42a-3-202(2) (West 1987); N.H.Rev.Stat. Ann. § 382-A:3-202(2) (1961); N.J.Stat. Ann. § 12A:3-202(2) (West 1962).

The court commented that the object of this statutory provision was “to protect subsequent purchasers from the risk that the present holder or a previous holder has negotiated the instrument to someone outside the apparent chain of title through a separate document.” In view of this purpose, the court reasoned, even if the indor-see had been exposed to some risks, “that is no reason to absolve the notemakers, who are in no way injured by the use of an unattached indorsement, of their obligations.”

The court observed that the makers of the notes in this case were not threatened with double liability because there “is no reasonable basis to fear that there are other indorsees to the notes in question other than Empire.” Failure to properly attach the indorsements, therefore, was excused as “hypertechnical.” Nevertheless, the court conceded that the issue was a “close one” which justified certification under 28 U.S.C. § 1292(b).

On appeal, plaintiffs contend that the district court’s ruling runs contrary to explicit language in the Uniform Commercial Code and decisional precedents. Admitting that the affixation requirement may be technical, plaintiffs assert that the privileged status of holder in due course is also a technical creation bestowed only after strict compliance with the statutory prerequisites.

Defendant argues that it is the rightful owner of the notes, that it purchased them for value, and that the unambiguous in-dorsements were intended by the parties to negotiate the notes. The bank insists that the “purely clerical omission” of proper affixation distinguishes this case from others in which collateral documents such as assignments, ■ guarantees, or mortgages were denied effect as indorsements.

I.

Whether a separate, unattached indorsement page can constitute a proper indorse[166]

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Cite This Page — Counsel Stack

Bluebook (online)
853 F.2d 163, 1988 WL 74543, Counsel Stack Legal Research, https://law.counselstack.com/opinion/adams-v-madison-realty-development-inc-ca3-1988.