BRONSTEIN v. BAYVIEW LOAN SERVICING, LLC

CourtDistrict Court, E.D. Pennsylvania
DecidedFebruary 11, 2020
Docket2:18-cv-04223
StatusUnknown

This text of BRONSTEIN v. BAYVIEW LOAN SERVICING, LLC (BRONSTEIN v. BAYVIEW LOAN SERVICING, LLC) is published on Counsel Stack Legal Research, covering District Court, E.D. Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
BRONSTEIN v. BAYVIEW LOAN SERVICING, LLC, (E.D. Pa. 2020).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE EASTERN DISTRICT OF PENNSYLVANIA JOLA BRONSTEIN, Plaintiff, CIVIL ACTION v. NO. 18-4223 BAYVIEW LOAN SERVICING, LLC, et al. Defendants. OPINION Slomsky, J. February 10, 2020

I. INTRODUCTION On September 14, 2018, Plaintiff Jola Bronstein filed suit in the Court of Common Pleas of Montgomery County, Pennsylvania, claiming that her house was improperly foreclosed upon because the interest rate she was charged was both erroneous and fraudulently misrepresented in the state court foreclosure complaint. She sued several parties, including: (1) the Bank of New York Mellon formerly known as The Bank of New York, individually and as Trustee for the Certificateholders of CWABS, Inc., Asset-Backed Certificates, Series 2007-SEA2 (“BONY”), the holder of the promissory note and mortgage; (2) Bayview Loan Servicing, Inc. (“Bayview”), BONY’s loan servicer; and (3) Mattleman, Weinroth & Miller, P.C. (“MWM” and together with BONY and Bayview, “Defendants”), the law firm retained by Bayview on behalf of BONY to commence foreclosure proceedings.

On October 1, 2018, BONY and Bayview removed the case to this Court. (Doc. No. 1.) After removal, BONY and Bayview filed an Answer to the Complaint (Doc. No. 3). MWM, the law firm, however, filed a Motion to Dismiss the Complaint (Doc. No. 13) under Federal Rule of Civil Procedure 12(b)(6), which is now ripe for review.1 For the following reasons, MWM’s Motion to Dismiss will be granted in part and denied in part. II. BACKGROUND On May 18, 2007, Plaintiff purchased a house located at 112 Haverford Road, Wynnewood, Pennsylvania 19096 (the “Property”). (Doc. No. 1 at 33.) To finance the purchase, she obtained

a $220,000 loan from Castle Point Mortgage, Inc. (“Castle Point”), a mortgage lender and mortgage broker for residential properties. (Id.) In exchange, Plaintiff executed an adjustable rate note (the “Note”) that evidenced the loan and obligated Plaintiff to pay Castle Point, or any subsequent holder of the Note, the original principal balance of $220,000 plus interest. (Id.) The same day, to secure the obligations under the Note, Plaintiff executed and delivered a mortgage on the Property (the “Mortgage”) to Mortgage Electronic Registration Systems, Inc. (“MERSCORP”), solely as nominee for Castle Point. 2 (Id. at 42.) The mortgage was subsequently recorded in the Montgomery County Recorder of Deeds. (Id.) The Note included an adjustable interest rate, meaning that over the life of the loan, the interest rate would change. (Id. at 14.) From July 1, 2007—Plaintiff’s first payment date—until

June 1, 2009, the Note’s interest rate was fixed at 11.75%. (Id. at 33.) Then, on June 1, 2009, and every six months thereafter—each such date dubbed a “change date”—the interest rate would be

1 For purposes of this Opinion, the Court has considered the Notice of Removal and Plaintiff’s Complaint contained therein (Doc. No. 1), Defendant Mattleman, Weinroth & Miller, P.C.’s Motion to Dismiss for Failure to State a Claim (Doc. No. 13), Plaintiff’s Response in Opposition (Doc. No. 14), Defendant Mattleman, Weinroth & Miller, P.C.’s Reply in Support of their Motion to Dismiss (Doc. No. 18), and the parties’ arguments presented during the hearing held on December 11, 2019 (Doc. No. 20).

2 Castle Point was the effective holder of the mortgage; however, the nominal mortgage holder was Mortgage Electronic Registration Systems, Inc. (“MERSCORP”). (Doc. No. 13 at 8.) Mortgage loan originators, like Castle Point, often use MERSCORP to serve as the nominal mortgage holder in local government recording offices. reset. (Id. at 24.) On each change date, the rate would reset to 6.375% plus the most recent six- month U.S. dollar-denominated LIBOR (London Interbank Offered Rate) published in the Wall Street Journal, rounded to the nearest one-eighth of one percent. (Id.) The first reset rate could not be less than 11.750% nor greater than 14.750%, and no subsequent reset rate could increase or

decrease more than 1% from the prior change date’s interest rate. (Id.) Alleged here is that Plaintiff stopped making her mortgage payments on December 1, 2010. (Doc. No. 13-1 at 8.) Thereafter, on May 10, 2011, BONY—which is in the business of acquiring and rehabilitating defaulted mortgage loans—purchased Plaintiff’s Mortgage. It is unclear if the Mortgage was purchased from Castle Point or another entity, but, in any event, following the sale of the Mortgage, it was assigned by MERSCORP, the nominal mortgage holder, to BONY and recorded in the Montgomery County Recorder of Deeds on June 21, 2011. (Doc. No. 1 at 42.) Plaintiff allegedly failed to make mortgage payments for the next three years and on May 28, 2014, Bayview sent Plaintiff a notice of their intent to foreclose on the Property, as required under Pennsylvania’s Act 91, 35 P.S. § 1680.401 et seq., and Act 6, 41 P.S. § 401 et seq. (the

“Foreclosure Notices”). (Doc. No. 1 at 57.) Among other things, the Foreclosure Notices informed Plaintiff that she could cure the default by paying the alleged deficiency in full within thirty days, along with any mortgage payments and late charges that became due during that thirty-day period. (Id. at 58.) A line-item breakdown of the alleged deficiency was provided in each of the Foreclosure Notices and is reproduced below. Total Monthly Payments Due: $118,672.19 (12/01/2010 – 06/01/2011 @ $3,178.04) (07/01/2011 – 10/01/2013 @ $2,762.50) (11/10/2013 – 5/28/2014 @ $2,725.13) Late Charges: $1,998.72 Other Charges: Uncollected NSF Fees: $0.00 Other Fees: $0.00 Corporate Advance Balance: $1,624.50 Unapplied Balance: ($0.00) TOTAL YOU MUST PAY TO CURE DEFAULT: $122,295.41

(Id. at 58, 65.) Notably, under the heading “Total Monthly Payments Due,” Plaintiff’s monthly mortgage payment changed three times, suggesting that Plaintiff was being charged a variable interest rate. On July 13, 2016, after Plaintiff did not satisfy the alleged deficiency, BONY, by and through its legal counsel, MWM, initiated a judicial foreclosure proceeding by filing a Complaint in Mortgage Foreclosure in the Court of Common Pleas for Montgomery County, Pennsylvania (the “Foreclosure Complaint”). (Id. at 41.) The Foreclosure Complaint included an updated breakdown of the alleged amounts due on the Mortgage, reflected a fixed interest rate of 11.75%, and is reproduced below. Principal Balance $215,619.44 11.75% interest from November 1, 2010 through $143,566.36 July 1, 2016 at $69.41 per day Late Charges $4,330.56 Escrow Advances – Taxes $18,821.61 Escrow Advances – Insurance $10,006.00 Corporate Advances – Property Inspections $893.50 Corporate Advances – Legal $1,040.00 TOTAL AMOUNT DUE $394,277.47

(Id. at 43.) The foreclosure action remains pending in state court. (Id. at 11-13.) On September 14, 2018, Plaintiff sued BONY, Bayview, and MWM, alleging that her debt was misrepresented in the Foreclosure Complaint because [d]espite their knowledge of the Adjustable Rate Note and the terms therein, Defendants filed the foreclosure complaint demanding a rate of interest which is in violation of the Note and excessive as well as Bayview continuing to send Plaintiff monthly statements demanding an excessive amount based upon an interest rate which is not stated in the Note [and that] [b]y filing the foreclosure complaint and attendant documents demanding a rate of interest which is in violation of the Note and excessive, Defendants have made false, misleading and deceptive representations to Plaintiff.

(Id. at 17.) In her Complaint, Plaintiff asserted five claims against Defendants: (1) violation of the Fair Debt Collection Practices Act (“FDCPA”), 15 U.S.C. § 1692, et seq.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Bell Atlantic Corp. v. Twombly
550 U.S. 544 (Supreme Court, 2007)
Ashcroft v. Iqbal
556 U.S. 662 (Supreme Court, 2009)
Santiago v. Warminster Township
629 F.3d 121 (Third Circuit, 2010)
Karen Malleus v. John George
641 F.3d 560 (Third Circuit, 2011)
Phillips v. County of Allegheny
515 F.3d 224 (Third Circuit, 2008)
Fowler v. UPMC SHADYSIDE
578 F.3d 203 (Third Circuit, 2009)
Smith v. Griffiths
476 A.2d 22 (Supreme Court of Pennsylvania, 1984)
Yelin v. Swartz
790 F. Supp. 2d 331 (E.D. Pennsylvania, 2011)
Moses v. McWilliams
549 A.2d 950 (Supreme Court of Pennsylvania, 1988)
Matson v. Margiotti
88 A.2d 892 (Supreme Court of Pennsylvania, 1952)
Post v. Mendel
507 A.2d 351 (Supreme Court of Pennsylvania, 1986)
Dale Kaymark v. Bank of America NA
783 F.3d 168 (Third Circuit, 2015)
Paula Jensen v. Pressler & Pressler
791 F.3d 413 (Third Circuit, 2015)
Greenberg, M. v. McGraw, N.
161 A.3d 976 (Superior Court of Pennsylvania, 2017)
Michelle Tatis v. Allied Interstate LLC
882 F.3d 422 (Third Circuit, 2018)
Obduskey v. McCarthy & Holthus LLP
586 U.S. 466 (Supreme Court, 2019)
Binder v. Triangle Publications, Inc.
275 A.2d 53 (Supreme Court of Pennsylvania, 1971)

Cite This Page — Counsel Stack

Bluebook (online)
BRONSTEIN v. BAYVIEW LOAN SERVICING, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/bronstein-v-bayview-loan-servicing-llc-paed-2020.