Bradford v. HSBC Mortgage Corp.

280 F.R.D. 257, 2012 WL 603183, 2012 U.S. Dist. LEXIS 23295
District Court, E.D. Virginia·Decided February 23, 2012·No. No. 1:09cv1226·Published·Cited by 5 cases

Opinion

MEMORANDUM OPINION

T.S. ELLIS, III, District Judge.

This case addresses the jurisdictional consequences of declining, or allowing to lapse, a Rule 68, Fed. R. Civ. P., offer of judgment that provides complete relief to a plaintiff asserting a claim under the Truth in Lending Act, 15 U.S.C. § 1601 et seq. (“TILA”). At issue, more specifically, are the following questions:

(i) Whether a Rule 68 offer of judgment that provides a TILA claimant with full statutory damages, plus one dollar, costs and reasonable attorney’s fees, as TILA provides, affords complete relief to the claimant where, as here, the only actual damages sought by the claimant are the attorney’s fees claimant incurred in pursuing his TILA action;

And, if so,

(ii) Whether a TILA claim becomes moot so as to extinguish any case or controversy with respect to the claim where, as here, the claimant did not accept a Rule 68 offer that, if accepted, would have provided full relief on the claim.

I.

On September 20, 2006, plaintiff Norman Bradford (“Bradford”) and defendant HSBC Mortgage Corp. (“HSBC”) agreed to refinance the loan that had originally financed Bradford’s purchase of his primary residence in Ashburn, Virginia (the “Ashburn home”). To this end. Bradford signed a promissory note (the “Note”), which was secured by a deed of trust on the Ashburn home that named HSBC as the lender. At the time of the refinancing, Bradford was not provided with a “Truth in Lending” statement that would have informed him of his right to rescind the transaction pursuant to TILA [259] Indeed, Bradford has established as an undisputed fact “that various mandatory TILA disclosures were not provided at the time of closing, such that he was entitled to rescind his loan within the extended statutory three-year period.” Bradford v. HSBC Mortg. Corp., 799 F.Supp.2d 625, 627 (E.D.Va.2011). Several months after the refinancing, HSBC sold the Note to Ally Bank (“Ally”). Neither HSBC nor Ally informed Bradford of the sale at that time. On October 16, 2008, Bradford sent a letter to HSBC purporting to “exercise [Bradford’s] right to rescind the mortgage transaction^]” (Doc. 30-5). HSBC responded by letter dated December 17, 2008 declining to comply with Bradford’s rescission request.

Bradford filed the instant action on October 29, 2009 alleging, inter alia, that several defendants, including HSBC, had violated § 1635 of TILA by failing to honor Bradford’s request for rescission. On December 30, 2009, RFC purchased the Note from Ally in a transaction that involved RFC’s acquisition of a bundle of mortgage loans.1 At that time, RFC did not notify Bradford that it had acquired the Note, as RFC was required to do under a separate TILA provision, 15 U.S.C. § 1641(g). Bradford filed an amended complaint on August 5, 2010; neither Ally nor RFC was named as a defendant. After the original discovery period had closed on December 10, 2010, Bradford and HSBC filed cross-motions for summary judgment. At that time, the identity of the noteholder was unknown, and thus the parties were granted additional discovery so that the note-holder’s identity could be ascertained. Initially, the parties represented, albeit incorrectly, that Ally was the current noteholder, so Bradford was granted leave to amend his complaint to add Ally as a defendant.2 See Bradford v. HSBC Mortg. Corp., 1:09cv1226 (E.D.Va. Mar. 11, 2011) (Order). Months later, HSBC correctly averred that RFC, not Ally, was the current noteholder. On June 6, 2011, Bradford was allowed to file a third amended complaint naming RFC as a defendant.

On July 22, 2011, Bradford’s § 1635 claims were dismissed as untimely given TILA’s three-year statute of repose for rescission claims. See Bradford, 799 F.Supp.2d at 635. Thereafter, Bradford was allowed to file yet another amended complaint — the fourth — to add a claim that RFC violated § 1641(g) by failing to disclose in a timely fashion that it had acquired the Note. RFC then moved to dismiss the fourth amended complaint arguing, with respect to the § 1641(g) claim, that the claim was untimely. RFC’s motion to dismiss was converted into a motion to summary judgment pursuant to Rule 12(d), Fed. R.Civ.P. and then denied as to the § 1641(g) claim on the ground that the claim had been timely asserted. See Bradford v. HSBC Mortg. Corp., 829 F.Supp.2d 340, 353-54 n. 32, 2011 WL 6148486, at *8 n. 32 (E.D.Va. Dec. 8, 2011). Subsequently, an Order issued scheduling a status conference. See Bradford v. HSBC Mortg. Corp., I:09cvl226 (E.D.Va. Dec. 8, 2011) (Order).

After the status conference, RFC tendered a Rule 68 offer of judgment to Bradford on December 14, 2011. This offer read as follows:

Residential Funding Company, LLC offers that the Plaintiff, Norman Bradford, take judgment against it for a single violation of [260] the Truth in Lending Act. 15 U.S.C. § 1641(g), in the amount of FOUR THOUSAND AND ONE DOLLAR AND NO CENTS ($4,001.00). plus costs and reasonable attorney’s fees in connection with this claim, if provided by statute.

(Doc. 261-1 at 2). Bradford allowed the offer to lapse as he did not accept it “within 14 days after being served[.]” Rule 68(a), Fed.R.Civ.P. Thereafter, on January 19, 2012, RFC filed the dismissal motion at bar pursuant to Rule 12(b)(1), Fed.R.Civ.P., arguing that because the offer of judgment would have afforded full relief to Bradford on his § 1641(g) claim had the offer been accepted, the offer served to render Bradford’s § 1641(g) claim moot and thus dismissal of the claim is now required for lack of subject-matter jurisdiction. In his untimely response to RFC’s motion,3 Bradford asserts that RFC’s offer “did not include attorney fees.” (Doc. 270 at 3). In particular, Bradford contends that that he is “entitled to attorney fees attributable to RFC’s and other defendants’ wrongful conduct in preventing Bradford from discovering the identity of the owner of the debt.” (Id.). RFC’s dismissal motion has been fully briefed and argued and is now ripe for disposition.

II.

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Bradford v. HSBC Mortgage Corp., 280 F.R.D. 257, 2012 WL 603183, 2012 U.S. Dist. LEXIS 23295 (E.D. Va. 2012).

280 F.R.D. 257 (Bradford v. HSBC Mortgage Corp.) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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