Alberetta G. Williams v. Select Portfolio Servicing, Inc.

CourtDistrict Court, W.D. Texas
DecidedJanuary 5, 2023
Docket5:22-cv-00624
StatusUnknown

This text of Alberetta G. Williams v. Select Portfolio Servicing, Inc. (Alberetta G. Williams v. Select Portfolio Servicing, Inc.) is published on Counsel Stack Legal Research, covering District Court, W.D. Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Alberetta G. Williams v. Select Portfolio Servicing, Inc., (W.D. Tex. 2023).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE WESTERN DISTRICT OF TEXAS SAN ANTONI O DIVI SION

ALBERETTA G. WILLIAMS, § CHRISTOPHER WILLIAMS § Plaintiffs § § -vs- § SA-22-CV-00624-XR § Consolidated Cases SELECT PORTFOLIO SERVICING, § INC., § Defendant §

ORDER

On this day, the Court considered Defendant Select Portfolio Servicing, Inc.’s motion for summary judgment (ECF No. 15) and motion for non-monetary sanctions (ECF No. 16) and Plaintiff’s response (ECF No. 19). After careful consideration, the motions are GRANTED. BACKGROUND On December 6, 2005, Alberetta Williams executed a promissory note in the principal amount of $118,640 (the “Note”). On the same date, Ms. Williams and her husband, Christopher Williams, executed a deed of trust (together with the Note, the “Loan”), establishing a first lien on the real property located at 8523 Tanbark Drive, San Antonio, Texas (the “Property”). The Loan went into default in October 2010. Through a variety of legal tactics—including multiple bankruptcy filings and abuse of the Texas state courts’ perfunctory approach to temporary restraining orders in such cases—Ms. Williams has managed to successfully delay foreclosure on the Property for over a decade, despite not having made a single mortgage payment in that time.1 As of September 1, 2022, the Loan balance had reached $375,376.17.

1 The Court here takes judicial notice of the prior bankruptcies and lawsuits. See Krystal One Acquisitions, LLC v. Bank of Am., N.A., 805 F. App’x 283, 287 (5th Cir. 2020) (permitting district court to take judicial notice of filings from prior lawsuits because such documents were public records). I. Previous Litigation2 The first case filed by Ms. Williams relating to the Loan was filed in state court in 2012 against the mortgagee, Deutsche Bank National Trust Company, as Indenture Trustee, on Behalf of the Registered Holders of the Accredited Mortgage Loan Trust 2006-1 Asset Backed Notes

(“Deutsche Bank”). After the state court issued an ex parte temporary restraining order (“TRO”) preventing foreclosure, Deutsche Bank removed the case to federal court, where it was dismissed for want of prosecution. See Williams v. Deutsche Bank Nat’l Tr. Co., No. 5:12-CV-01089-FB, ECF Nos. 1, 9 (W.D. Tex. Feb. 26, 2013). Two years later, Ms. Williams filed another suit in the 438th District Court of Bexar County involving the Loan. See Williams v. Deutsche Bank Nat’l Tr. Co., No. 2014CI05120. The state court again issued a TRO preventing the scheduled foreclosure sale. The parties settled the lawsuit in September 2016. See Williams v. Deutsche Bank Nat’l Tr. Co., No. SA-18-CV-00954-FB, 2020 WL 824111, at *3 (W.D. Tex. Feb. 19, 2020), report and recommendation adopted 2020 WL 1902539 (W.D. Tex. Mar. 25, 2020) (describing procedural history). Under the settlement

agreement, Ms. Williams agreed to vacate the Property by January 31, 2017, and to leave the Property in broom-swept condition, free of any personal possessions or physical damage. Id. If she complied with these conditions, Deutsche Bank’s mortgage servicer, Select Portfolio Servicing, Inc. (“SPS”), agreed to pay her $8,000. As part of the settlement, Deutsche Bank rescinded its acceleration of the Note and Williams “surrender[ed] any interest in the Property . . . and agree[d] not to interfere with or contest foreclosure of the Property in any way” and released “all state or federal claims . . . arising from or related to . . . the Property . . . .” Id.

2 While Plaintiffs appear to concede that their causes of action are barred by claim preclusion, see ECF No. 19 at 3, a brief history of Ms. Williams’ previous litigation is necessary here for the purpose of addressing the potential sanctions against Plaintiffs and their counsel. Ms. Williams failed to timely vacate the Property, and when she finally did, it was not in the condition required by the agreement. Id., at *4. An inspection revealed that she had left large piles of trash and debris in the yard and left the Property with missing and/or damaged drywall, ceilings, and flooring throughout the Property due to “mortgagor neglect,” with estimated repair

costs of $8,300. Id. Accordingly, SPS did not tender the $8,000 settlement payment. Id. After Williams vacated the Property, SPS sent a new notice of default and intent to accelerate dated August 3, 2017. Id. On September 21, 2017, Ms. Williams filed a voluntary petition for bankruptcy under Chapter 13 of the Bankruptcy Code, but the case was dismissed for failure to make plan payments in February 2018. See In re Williams, No. 17-cv-52213-G, ECF No. 25. Six months after the dismissal of her bankruptcy petition, Ms. Williams filed a third action on the Loan in state court, seeking a declaratory judgment that the lien on the Property was void and that foreclosure was time-barred and alleging claims for quiet title and violations of the Deceptive Trade Practices Act and Texas Fair Debt Collection Practices Act. The state court issued yet another TRO preventing foreclosure. The case was removed to federal court See Williams v.

Deutsche Bank Nat’l Tr. Co., No. 5:18-CV-00954-FB, ECF Nos. 1, 9. In March 2020, Judge Biery entered an order adopting the Magistrate Judge’s report and recommendation to grant SPS’s motion for summary judgment, concluding that the recission of the acceleration notice pursuant to the 2016 settlement agreement had reset the limitations clock. See See Williams, No. 5:18-CV- 00954-FB, 2020 WL 1902539, at *1. Accordingly, the new limitations period did not begin to run until a new notice of default was issued in August 2017. Id. Ms. Williams again filed for bankruptcy in January 2022. On March 23, the Trustee entered an order lifting the automatic stay and allowing foreclosure on the Property to proceed. In re Williams, No. 22-50019-cag, ECF No. 18. A foreclosure sale was scheduled for June 7, 2022. In her most recent effort to avoid foreclosure, Ms. Williams commenced this action on June 3, 2022, against Defendant SPS in the 37th District Court of Bexar County, Texas, asserting claims for breach of contract, for injunctive and declaratory relief, and a request for an accounting. See ECF No. 1-4. In her petition, Ms. Williams alleged that there was “no default sufficient to justify

foreclosure,” that Defendant had “requested an improperly documented second lien on the property,” and that “the notice of acceleration [was] problematic and defective” in some unspecified way. Id. at 4, 6–7. On June 6, the state court issued a TRO preventing the foreclosure sale of the Property scheduled for following day. ECF No. 1-5. Ten days later, Defendant removed the case to this Court based on diversity jurisdiction. See Alberetta G. Williams v. Select Portfolio Servicing, Inc., No. SA:22-CV-00624-XR (the “First Action”), ECF No. 1. While the First Action was still pending before this Court, SPS evidently scheduled another foreclosure sale for September 6, 2022. Rather than moving for a temporary restraining order in the First Action, Ms. Alberetta’s counsel, Gregory Van Cleave, filed a second suit in state court to prevent the foreclosure sale, this time on behalf Ms. Williams’s husband, Christopher Williams.

See Christopher Williams v. Select Portfolio Servicing, Inc., No. SA:22-CV-00989-XR (the “Second Action”), ECF No. 1-4. Mr. Williams asserted that there was “no default sufficient to justify foreclosure” and that the amount owed under the terms of the Loan was “well less” than the amount being requested, though he acknowledged in a supporting affidavit that he was “a decade behind” on his mortgage. See id. at 3–4, 9. SPS removed the case to federal court, where it was assigned to Judge Garcia, who then transferred the case to the undersigned. See Second Action, ECF Nos. 1, 3.

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