Bank of New York Mellon F/K/A Bank of New York as Trustee for the Certificate Holders of CWABS, Inc., Asset-Backed Certificates Series 2006-10 v. NSL Property Holdings, LLC

CourtCourt of Appeals of Texas
DecidedJune 28, 2018
Docket02-17-00465-CV
StatusPublished

This text of Bank of New York Mellon F/K/A Bank of New York as Trustee for the Certificate Holders of CWABS, Inc., Asset-Backed Certificates Series 2006-10 v. NSL Property Holdings, LLC (Bank of New York Mellon F/K/A Bank of New York as Trustee for the Certificate Holders of CWABS, Inc., Asset-Backed Certificates Series 2006-10 v. NSL Property Holdings, LLC) is published on Counsel Stack Legal Research, covering Court of Appeals of Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

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Bank of New York Mellon F/K/A Bank of New York as Trustee for the Certificate Holders of CWABS, Inc., Asset-Backed Certificates Series 2006-10 v. NSL Property Holdings, LLC, (Tex. Ct. App. 2018).

Opinion

COURT OF APPEALS SECOND DISTRICT OF TEXAS FORT WORTH

NO. 02-17-00465-CV

BANK OF NEW YORK MELLON APPELLANT F/K/A BANK OF NEW YORK AS TRUSTEE FOR THE CERTIFICATE HOLDERS OF CWABS, INC., ASSET-BACKED CERTIFICATES SERIES 2006-10

V.

NSL PROPERTY HOLDINGS, LLC APPELLEE

----------

FROM THE 352ND DISTRICT COURT OF TARRANT COUNTY TRIAL COURT NO. 352-291732-17

MEMORANDUM OPINION1

This is a restricted appeal from a no-answer default judgment. Appellant

Bank of New York Mellon f/k/a Bank of New York as Trustee for the Certificate

Holders of CWABS, Inc., Asset-Backed Certificates Series 2006–10 (Bank of

1 See Tex. R. App. P. 47.4. New York) appeals the trial court’s final judgment in favor of appellee NSL

Property Holdings, LLC (NSL). Bank of New York argues that we must reverse

the trial court’s judgment because the face of the record shows improper service

of process. We disagree and affirm the trial court’s judgment.

Background

The underlying dispute concerns title to real property. NSL filed a petition

against Bank of New York for trespass to try title to property located in North

Richland Hills. In NSL’s petition, regarding service of citation, it alleged that

Bank of New York was formerly known as Irving Trust Company, that Bank of

New York was being sued “in its capacity as a foreign fiduciary corporation,” that

Bank of New York had “irrevocably appointed the Texas Secretary of State to act

as its agent for service of process” under chapter 505 of the estates code, and

that Bank of New York had designated Stephen Wells to receive the citation and

petition from the secretary of state. Concerning the property, NSL alleged that it

owned the property through a recorded deed; that Bank of New York had claimed

an encumbrance against the property through a deed of trust; that Bank of New

York had filed an action to foreclose the property, had obtained an order

authorizing foreclosure, and had sold the property to itself at a foreclosure sale;

and that the foreclosure was void and therefore failed to transfer title of the

property to Bank of New York. NSL asked the trial court to “decree that title to

the property [was] vested in [NSL] free of the deed of trust.”

2 To its petition, NSL attached a 1981 document signed by executives of the

Irving Trust Company. The document was addressed to the secretary of state

and stated that it was an application under section 105A of the probate code2 for

the company to serve in a fiduciary capacity. NSL also attached a document in

which Irving Trust Company irrevocably appointed the secretary of state to act as

its agent for service of process for any matter in which the company was acting in

a fiduciary capacity. Finally, NSL attached a document in which Irving Trust

Company, “having duly appointed” the secretary of state to serve as its agent for

service of process, designated Wells as the agent to whom the secretary of state

could forward process.

A process server served citation on Bank of New York through the

secretary of state. Bank of New York did not file an answer. NSL filed a motion

for entry of a default judgment. In the motion, NSL asserted that because Bank

of New York was “sued in its capacity as a foreign fiduciary, service was on the

Texas Secretary of State, who was appointed (irrevocably) as agent for service

of process.” NSL attached an affidavit to its motion that was signed by Mike

Rhima, an executive with NSL, and that stated:

Defendant is sued herein in its capacity as a foreign fiduciary corporation. Defendant is authorized by its charter and the laws of the state of its formation to act as a corporate fiduciary in its home

2 The text of former section 105A of the probate code now appears, with some nonsubstantive, stylistic changes, in section 505.004 of the estates code, which we discuss in detail below. See Bank of New York v. Chesapeake 34771 Land Tr., 456 S.W.3d 628, 635 n.1 (Tex. App.—El Paso 2015, pet. denied)

3 state and in this state. Defendant has been appointed by indenture to act as the trustee of the CWABS, INC., ASSET-BACK[ED] CERTIFICATES SERIES 2006 . . . . Pursuant to Estates Code Chapter 505, . . . Defendant has irrevocably appointed the Texas Secretary of State to act as its agent for service of process. Defendant has designated the following person to receive [service of process] from the Secretary of State[:]

Stephen B. Wells One Wall Street New York, NY 10005.

Service was sent to said person at that address by the Secretary of State . . . .

Plaintiff is the owner of the property the subject of this suit . . . . Plaintiff acquired title to the property on or about April 8, 2016, recording its deed . . . .

Plaintiff’s predecessor encumbered the property with a deed of trust . . . in favor of Countrywide Home Loans, Inc. The said deed of trust is a home equity deed of trust . . . that requires a judicial decree to enable the holder to exercise the powers of sale.

Defendant claimed ownership of the deed of trust by virtue of an Assignment . . . . The trust which claims ownership of the deed of trust was not empowered by [its] founding documents . . . to acquire this deed of trust, and is therefore unable to claim any rights thereunder. Defendant, acting on behalf of the trust, filed an action . . . to foreclose the property . . . .

Plaintiff filed an answer in said suit. Notwithstanding Plaintiff’s answer and appearance in said case, the Court entered a Default Order on October 21, 2016, authorizing the foreclosure of the property. . . . Defendant conducted a foreclosure sale, selling the property to itself. The Substitute Trustee’s Deed is recorded in the Tarrant County Deed Records . . . .

Plaintiff would show that the foreclosure is void, and . . . fails to transfer title to the property. In fact, Defendant has no title to the real estate because the foreclosure sale purporting to convey title was void. . . .

4 Plaintiff would further show that Defendant never acquired the Deed of Trust because it was unable to do so according to the documents creating said trust. Under the terms of the trust which claims ownership of the deed of trust, the trust is prohibited from acquiring said deed of trust.

The trial court granted NSL’s motion for a default judgment. In its final

judgment, the court found that “service of process . . . was accomplished

according to law” and that Bank of New York had defaulted by failing to answer

or appear. The court also found that Bank of New York was a “foreign fiduciary

and [was] sued in that capacity.” The court decreed that NSL owned the real

property at issue free of any encumbrance by a deed of trust.

The trial court signed its final judgment on June 28, 2017. Exactly six

months later, on December 28, 2017, Bank of New York filed a notice of

restricted appeal.

This Restricted Appeal – No Error on the Face of the Record

In one issue, Bank of New York contends that we should reverse the trial

court’s judgment because the record shows all of the requirements for a

restricted appeal, including error on the face of the record because of improper

service of process. NSL contends that the record does not show error because

service was proper.

Standards for restricted appeals

A restricted appeal is a direct attack on a trial court’s judgment. Aero at

Sp. Z.O.O. v.

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Bank of New York Mellon F/K/A Bank of New York as Trustee for the Certificate Holders of CWABS, Inc., Asset-Backed Certificates Series 2006-10 v. NSL Property Holdings, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/bank-of-new-york-mellon-fka-bank-of-new-york-as-trustee-for-the-texapp-2018.