Boyd County ex rel. Hedrick v. Merscorp, Inc.

614 F. App'x 818
CourtCourt of Appeals for the Sixth Circuit
DecidedJune 5, 2015
DocketNo. 14-5647
StatusPublished
Cited by3 cases

This text of 614 F. App'x 818 (Boyd County ex rel. Hedrick v. Merscorp, Inc.) is published on Counsel Stack Legal Research, covering Court of Appeals for the Sixth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Boyd County ex rel. Hedrick v. Merscorp, Inc., 614 F. App'x 818 (6th Cir. 2015).

Opinion

OPINION

JANE B. STRANCH, Circuit Judge.

Forty-one of Kentucky’s 120 counties, through their county attorneys, brought this putative class-action lawsuit in the United States District Court for the Eastern District of Kentucky against Mortgage Electronic Registration Systems, Inc. (MERS) and its shareholders. The counties allege that MERS and its shareholders have assigned and continue to assign mortgage liens among each other without recording those assignments, in violation of Kentucky law. The district court dismissed the lawsuit on the ground that the counties lacked the power to enforce the statute, either prospectively or retrospectively. In support, the court largely relied on this court’s opinion in Christian Cnty. Clerk ex rel. Kent v. Mortgage Electronic Registration Systems, Inc., 515 Fed.Appx. 451 (6th Cir.2013), which held that county clerks lack a private right of action to pursue similar claims.

The counties now argue that they have the power, as subdivisions of the state, to enforce mandatory provisions of Kentucky’s recording statute through civil litigation. This is a novel argument under Kentucky law, which we do not adopt without support from the Kentucky courts. Moreover, because the counties chose to bring this litigation in federal court and sought certification only after the district court ruled against them, we decline to certify a question to the Kentucky Supreme Court.

[821]*821I. Factual and Procedural Background

The Judicial Panel on Multidistrict Litigation succinctly described the MERS business model:

The MERS system purportedly operates as follows: When a home is purchased, the lender obtains from the borrower a promissory note and a mortgage instrument naming MERS as the mortgagee (as nominee for the lender and its successors and assigns). In the mortgage, the borrower assigns his right, title, and interest in the property to MERS, and the mortgage instrument is then recorded in the local land records with MERS as the named mortgagee. When the promissory note is sold (and possibly resold) in the secondary mortgage market, the MERS database tracks that transfer. As long as the parties involved in the sale are MERS members [as most large financial institutions are], MERS remains the mortgagee of record (thereby avoiding recording and other transfer fees that are otherwise associated with the sale) and continues to act as an agent for the new owner of the promissory note.

In re MERS Litig., 659 F.Supp.2d 1368, 1370 n. 6 (U.S.Jud.Pan.Mult.Lit.2009). This lawsuit alleges that the defendants, through MERS, avoid recording mortgage assignments — and thereby avoid paying the recording fees. The counties argue that the defendants’ actions violate Ky. Rev.Stat. § 382.360(3), which, for a mortgage that has been initially recorded, requires: “When a mortgage is assigned to another person, the assignee shall file the assignment for recording with the county clerk within thirty (30) days of the assignment!.]” The counties argue that, under Kentucky law, the assignment of the promissory note secured by a mortgage transfers the mortgage interest as well. See Christian Cnty. Clerk, 515 Fed.Appx. 451, 455 (6th Cir.2013) and cases cited. They therefore maintain that MERS and its shareholders are required to record each assignment and pay the corresponding fees. The counties brought claims for violation of the recording statute, violation of a criminal statute barring illegal liens (Ky. Rev.Stat. § 434.155), fraud, unjust enrichment, and civil conspiracy. The counties seek an injunction mandating that the defendants record all such assignments in the future, as well as compensatory and punitive damages for the past failure to record and for unpaid fees. (R. at Page ID 556)

II. Discussion

The counties appeal from the dismissal of two of their claims: the claim for violation of the recording statute and the claim for unjust enrichment. The district court interpreted the first claim as arising under Ky.Rev.Stat. § 446.070 — Kentucky’s negligence per se statute — despite the fact that the counties did not invoke § 446.070 in their complaint and, in response to the motion to dismiss, maintained that they were not bringing such a claim. The district court correctly determined that the reasoning of Christian County Clerk, 515 Fed.Appx. 451, would bar counties from bringing claims for unjust enrichment and claims under § 446.070. As described below, however, the counties presented a separate argument that they are empowered to independently seek enforcement of mandatory provisions of the recording statute. Because the Kentucky courts have yet to recognize such a power, we do not find it appropriate for us, as a federal court, to do so now.

A. Ky.Rev.Stat. § 446.070

The district court analyzed the counties’ claim as seeking a private right of action— which may be brought only pursuant to [822]*822the negligence per se statute, § 446.070. See Christian Cnty. Clerk, 515 Fed.Appx. at 456. Section 446.070 “creates a private right of action in a person damaged by another person’s violation of any statute that is penal in nature and provides no civil remedy, if the person damaged is within the class of persons the statute intended to be protected.” Hargis v. Baize, 168 S.W.3d 36, 40 (Ky:2005).

In Christian Cnty. Clerk, 515 Fed.Appx. at 456-58, this court held that county clerks could not pursue a recording-statute claim under § 446.070 because they were not within the class of persons that the Kentucky General Assembly sought to protect with the recording statutes. “Considering the overall statutory scheme, Kentucky authorities appear to recognize three categories of protected persons: (1) existing lienholders and lenders who record their security interests in the land to give notice of their secured status; (2) prospective lienholders and purchasers; and (3) property owners and borrowers whose loans have been satisfied.” Id. at 456-57 (citations omitted). The court rejected the clerks’ arguments that their role in administering the system and right to use recording fees manifested an intent to protect them through the recording statute. Id. at 457-58. As correctly noted by the district court, this reasoning would also bar the counties from pursuing a recording-statute claim under the provisions of § 446.070, if they had brought such a claim.

B. Unjust Enrichment

In Christian Cnty. Clerk, we further rejected the clerks’ claims for unjust enrichment because “the benefits that the Clerks purport Defendants have derived from recording .assignments in MERS’s name, such as lien priority and the ability to release satisfied mortgages, would be derived from Kentucky law, not from the Clerks themselves.” 515 Fed.Appx. at 459-60.

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Cite This Page — Counsel Stack

Bluebook (online)
614 F. App'x 818, Counsel Stack Legal Research, https://law.counselstack.com/opinion/boyd-county-ex-rel-hedrick-v-merscorp-inc-ca6-2015.