Coit Independence Joint Venture v. Federal Savings & Loan Insurance

489 U.S. 561, 109 S. Ct. 1361, 103 L. Ed. 2d 602, 1989 U.S. LEXIS 1571, 57 U.S.L.W. 4347
CourtSupreme Court of the United States
DecidedMarch 21, 1989
Docket87-996
StatusPublished
Cited by355 cases

This text of 489 U.S. 561 (Coit Independence Joint Venture v. Federal Savings & Loan Insurance) is published on Counsel Stack Legal Research, covering Supreme Court of the United States primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Coit Independence Joint Venture v. Federal Savings & Loan Insurance, 489 U.S. 561, 109 S. Ct. 1361, 103 L. Ed. 2d 602, 1989 U.S. LEXIS 1571, 57 U.S.L.W. 4347 (1989).

Opinions

Justice O’Connor

delivered the opinion of the Court.

This case presents the question whether Congress granted the Federal Savings and Loan Insurance Corporation (FSLIC), as receiver, the exclusive authority to adjudicate the state law claims asserted against a failed savings and loan association. We hold that Congress did not grant FSLIC such power and that the creditors of a failed savings and loan association are entitled to de novo consideration of their claims in court. We also hold that creditors are not required to exhaust FSLIC’s current administrative claims procedure before filing suit because the lack of a clear time limit on FSLIC’s consideration of claims renders the administrative procedure inadequate.

[565]*565hH

From 1983 to 1986, Coit Independence Joint Venture (Coit), a real estate concern, borrowed money from FirstSouth, F. A., a federal savings and loan association. Subsequent disagreements led Coit to file suit against FirstSouth in October 1986 in the 95th Judicial District Court of Dallas County, Texas. In its state court complaint, Coit alleged that it had received two loans of $20 million and $30 million to purchase two parcels of undeveloped land. Coit alleged that FirstSouth had required it to pay a “profit participation” interest in any profits derived from sale of the property as a condition of receiving the loans. Coit asserted that this “profit participation” fee was interest that, when added to the regular accrued interest rate, made the loans usurious under Texas law. Complaint ¶¶ 4-13, App. 17-22. Coit also alleged that FirstSouth orally agreed to allow Coit to draw down funds to improve the property purchased with the $30 million loan, and to carry the loan, by executing any necessary renewal notes, for at least five years unless the property was sold earlier. Coit charged that FirstSouth violated this agreement in August 1986 by refusing to renew the notes and threatening to foreclose on the property.

Coit sought damages from FirstSouth for usury. Alternatively, Coit sought a declaratory judgment that FirstSouth was Coit’s partner by virtue of its profit sharing interest in the joint venture and that FirstSouth had breached its fiduciary duty and its implied duty of good faith and fair dealing. Complaint ¶¶ 11-16, App. 21-23. Coit also sought a declaration that any outstanding note was unenforceable.

On December 4, 1986, two months after Coit filed suit in state court, the Federal Home Loan Bank Board (Bank Board) determined that FirstSouth was insolvent and appointed FSLIC as receiver. Substituting itself for First-South in Coit’s state suit, FSLIC removed the case to federal court. In February 1987, the District Court dismissed the suit for lack of subject matter jurisdiction, relying on North [566]*566Mississippi Savings & Loan Assn. v. Hudspeth, 756 F. 2d 1096 (CA5 1985), cert. denied, 474 U. S. 1054 (1986).

In Hudspeth, the Court of Appeals for the Fifth Circuit held that FSLIC has exclusive jurisdiction to adjudicate claims against the assets of an insolvent savings and loan association placed in a FSLIC receivership, subject first to review by the Bank Board and then to judicial review under the Administrative Procedure Act. 756 F. 2d, at 1103. The Hudspeth court relied on two statutory provisions in reaching this conclusion. First, 12 U. S. C. § 1464(d)(6)(C) states that “[ejxcept as otherwise provided in this subsection, no court may . . . except at the instance of the Board, restrain or affect the exercise of powers or functions of a conservator or receiver.” Second, 12 U. S. C. § 1729(d) provides that “[i]n connection with the liquidation of insured institutions, [FSLIC] shall have power ... to settle, compromise, or release claims in favor of or against the insured institutions, and to do all other things that may be necessary in connection therewith, subject only to the regulation of the Federal Home Loan Bank Board.” The Hudspeth court reasoned that Congress, by these provisions, intended that FSLIC should be able to act quickly in liquidating failed institutions and “not be interfered with by other judicial or regulatory authorities.” 756 F. 2d, at 1101.

The Fifth Circuit rejected Hudspeth’s argument that adjudication of claims against a debtor, as opposed to allocation of assets to satisfy those claims, is not a receivership function, and thus that judicial resolution of claims would not “restrain or affect” FSLIC’s powers as receiver. The court reasoned that judicial “resolution of even the facial merits of claims . . . would delay the receivership function of distribution of assets” and that “such a delay is a 'restraint’ within the scope of the statute.” Id., at 1102. The court found further support for its reading of the statute in the Board’s regulations giving FSLIC the power to disallow claims not “proved to its satisfaction,” 12 CFR §§549.4, 569a.8 (1988), [567]*567which the court took to mean the power to adjudicate claims. 756 F. 2d, at 1102, and n. 5.

Since Hudspeth was decided, FSLIC has successfully urged state and federal courts to dismiss a broad variety of claims for lack of subject matter jurisdiction. Those creditor claims have included contract and tort claims, see, e. g., Resna Associates, Ltd. v. Financial Equity Mortgage Corp., 673 F. Supp. 1371, 1372 (NJ 1987), alleged antitrust violations, Red Fox Industries, Inc. v. FSLIC, 832 F. 2d 340 (CA5 1987), and even racketeering claims, Baer v. Abel, 637 F. Supp. 343, 347 (WD Wash. 1986).

In the instant case, Coit appealed the District Court’s dismissal of its case for lack of subject matter jurisdiction to the Fifth Circuit. That court acknowledged that since Hudspeth was decided two other courts had held that Congress did not intend FSLIC to enjoy exclusive jurisdiction over creditors’ state law claims against savings and loan associations under FSLIC receivership. Morrison-Knudsen Co. v. CHG International, Inc., 811 F. 2d 1209 (CA9 1987), cert. dism’d sub nom. FSLIC v. Stevenson Assocs., 488 U. S. 935 (1988); Glen Ridge I Condominiums, Ltd. v. FSLIC, 734 S. W. 2d 374 (Tex. App. 1986), writ of error denied, 750 S. W. 2d 757 (Tex. 1988), cert. pending, No. 88-659. However, the Fifth Circuit held that it was bound by Hudspeth and affirmed the District Court’s dismissal of Coit’s suit. The court also concluded that Coit’s constitutional challenges to exclusive FSLIC jurisdiction were not ripe for review. Coit Independence Joint Venture v. FirstSouth, F. A., 829 F. 2d 563, 565 (1987).

On September 28,1987, the deadline established by FSLIC for the filing of creditor claims against FirstSouth, Coit filed its proof of claim with FSLIC for approximately $113 million. Six months later, FSLIC notified Coit that its claim had been “retained for further review.” There has been no further action on Coit’s claim.

[568]

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Bluebook (online)
489 U.S. 561, 109 S. Ct. 1361, 103 L. Ed. 2d 602, 1989 U.S. LEXIS 1571, 57 U.S.L.W. 4347, Counsel Stack Legal Research, https://law.counselstack.com/opinion/coit-independence-joint-venture-v-federal-savings-loan-insurance-scotus-1989.