Bryant v. Washington Mutual Bank

524 F. Supp. 2d 753, 2007 U.S. Dist. LEXIS 93081
CourtDistrict Court, W.D. Virginia
DecidedDecember 19, 2007
DocketCivil 6:07cv00015
StatusPublished
Cited by88 cases

This text of 524 F. Supp. 2d 753 (Bryant v. Washington Mutual Bank) is published on Counsel Stack Legal Research, covering District Court, W.D. Virginia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Bryant v. Washington Mutual Bank, 524 F. Supp. 2d 753, 2007 U.S. Dist. LEXIS 93081 (W.D. Va. 2007).

Opinion

MEMORANDUM OPINION

NORMAN K. MOON, District Judge.

This matter is before the Court on Defendants’ Amended Motion to Dismiss Plaintiffs Second Amended Complaint (docket entry no. 43). Defendants’ motion is pursuant to Federal Rule of Civil Procedure Rule 12(b)(6) and argues that Plaintiffs Second Amended Complaint (“Complaint”) fails to state a claim upon which relief can be granted. Accepting all factual allegations in Plaintiffs complaint as true and drawing all reasonable inferences in her favor, I find that Plaintiff has pled insufficient facts to support her claims. Accordingly, Defendants’ Amended Motion to Dismiss Plaintiffs Second Amended Complaint will be GRANTED in an Order accompanying this Memorandum Opinion.

BACKGROUND

This case arises out of Plaintiffs attempt to pay off the mortgage on her home, which was held by Defendant Washington Mutual Bank, 1 with a $244,663.79 “Bill of *756 Exchange drawn on a Contract Trust Account,] which is approved by and administered by or through the Analysis and Control Division of the IRS.” 2 (Second Am. Compl. ¶ 80.) According to Plaintiffs Complaint, Washington Mutual initially told her that the Bill of Exchange had been lost but eventually informed her that it was an unacceptable form of payment. Washington Mutual did not, however, return the Bill of Exchange to Plaintiff.

Finding that Plaintiff and her husband, who were joint-borrowers, were in default, Washington Mutual initiated foreclosure proceedings on the property and contracted with Defendant Bierman, Geesing & Ward, LLC to perform the foreclosure sale. 3 Following the foreclosure sale, Plaintiff filed the instant action, in which she proceeds pro se.

STANDARD OF REVIEW

“The purpose of a Rule 12(b)(6) motion is to test the sufficiency of a complaint,” not to “resolve contests surrounding the facts, the merits of a claim, or the applicability of defenses.” Edwards v. City of Goldsboro, 178 F.3d 231, 243-44 (4th Cir.1999). In considering a Rule 12(b)(6) motion, a court must accept all allegations in the complaint as true and must draw all reasonable inferences in favor of the plaintiff. See id. at 244; Warner v. Buck Creek Nursery, Inc., 149 F.Supp.2d 246, 254-55 (W.D.Va.2001).

Although “a complaint attacked by a Rule 12(b)(6) motion to dismiss does not need detailed factual allegations, a plaintiffs obligation to provide the grounds of his entitlement to relief requires more than labels and conclusions, and a formulaic recitation of the eleménts of a cause of action will not do.” Bell Atl. Corp. v. Twombly, - U.S. -, -, 127 S.Ct. 1955, 1964-65, 167 L.Ed.2d 929 (2007) (alteration in original omitted) (citations omitted) (internal quotation marks omitted). Instead, “factual allegations must be enough to raise a right to relief above the speculative level on the assumption that all the allegations in the complaint are true (even if doubtful in fact).” Id. at 1965 (citations omitted). Rule 12(b)(6) does “not require heightened fact pleading of specifics, but only enough facts to state a claim to relief that is plausible on its face”; plaintiffs must “nudge[ ] their claims across the line from conceivable to plausible” or “their complaint must be dismissed.” Id. at 1974. As the Fourth Circuit has held, a plaintiff “must sufficiently allege facts to allow the Court to infer that all elements of each of his causes of action exist.” Jordan v. Alternative Res. Corp., 458 F.3d 332, 344-45 (4th Cir.2006).

Because pro se complaints “represent the work of an untutored hand requiring special judicial solicitude,” courts must “construe pro se complaints liberally.” Beaudett v. City of Hampton, 775 F.2d 1274, 1277-78 (4th Cir.1985). Fourth Circuit precedent “expressed] the indisputable desire that those litigants with meritorious claims should not be tripped up in court on technical niceties.” Id. at 1277-78 (citation omitted). Courts need not, however, “conjure up questions never squarely presented to them.... Even in the case of pro se litigants, they cannot be expected to construct full blown claims from sentence fragments.” Id. at 1278.

*757 DISCUSSION

With her Complaint, Plaintiff asks the Court to award her “a clear title to her home,” as well as attorney’s fees, costs, expenses, and interest. Plaintiff bases her claim of entitlement to this relief on three alleged causes of action: breach of contract, intentional infliction of emotional distress, and conspiracy. I will address each of these in turn.

Count One: Breach of Contract

Plaintiffs claim for breach of contract relies on language in the Deed of Trust, which secured the loan to Plaintiff and her husband, that “[payments are deemed received by Lender when received at the location designated in the Note or at such other location as may be designated by Lender.... ” (Deed of Trust 4.) 4 Plaintiff asserts that payment, in the form of the Bill of Exchange for $244,663.79, “was received at the location designated by the lender on November 20, 2006.” 5 (Second Am. Compl. ¶ 31.) Plaintiff therefore concludes that “[s]ince the payment was received at the designated location, this loan is paid off.” (Id. ¶ 37.) By nonetheless foreclosing on Plaintiffs home, Plaintiff alleges that Defendants were in breach of the agreement contained in the Deed of Trust.

Under Virginia law, 6 the elements of a claim for breach of contract are: (1) a *758 duly executed and enforceable agreement; (2) the plaintiffs performance, or offers to perform, in accordance with the terms of the contract; (3) the defendant’s breach or failure to perform under the agreement; and (4) actual damages sustained by the plaintiff that are recoverable under Virginia law. Carley Capital Group v. Newport News, 709 F.Supp. 1387, 1396 (E.D.Va.1989). Construing Plaintiffs Complaint liberally, it appears that she has alleged the existence of each of these elements.

As I explained, however, “a formulaic recitation of the elements of a cause of action will not do.” Twombly, 127 S.Ct. at 1959. Instead, Plaintiff must allege “enough facts to state a claim to relief that is plausible on its face”; she must “nudge[her] claims across the line from conceivable to plausible.” Id. at 1974.

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Cite This Page — Counsel Stack

Bluebook (online)
524 F. Supp. 2d 753, 2007 U.S. Dist. LEXIS 93081, Counsel Stack Legal Research, https://law.counselstack.com/opinion/bryant-v-washington-mutual-bank-vawd-2007.