Coralee Edwards

CourtUnited States Bankruptcy Court, S.D. Florida.
DecidedAugust 1, 2019
Docket13-25698
StatusUnknown

This text of Coralee Edwards (Coralee Edwards) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, S.D. Florida. primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Coralee Edwards, (Fla. 2019).

Opinion

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Erik P. Kimball, Judge United States Bankruptcy Court

UNITED STATES BANKRUPTCY COURT SOUTHERN DISTRICT OF FLORIDA WEST PALM BEACH DIVISION In re: Case No. 13-25698-EPK CORALEE EDWARDS, Chapter 13 Debtor. / ORDER DENYING MOTION TO RECONSIDER ORDER GRANTING MOTION TO DEEM CURRENT SECURED OBLIGATION This matter came before the Court for hearing on June 27, 2019 upon the Amended Motion to Reconsider Amended Order Granting Motion to Deem Current Secured Obligation [ECF No. 180] (the “Motion to Reconsider”), wherein Wells Fargo Bank, N.A. (“Wells Fargo”), a creditor with a claim secured by a mortgage on the principal residence of Coralee Edwards (the “Debtor’), seeks reconsideration of this Court’s Amended Order Granting Motion to Deem Current Secured Obligation [ECF No. 174] (the “Order’”). Facts In July 2013, with the assistance of counsel, the Debtor filed a voluntary chapter 13 petition.

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Wells Fargo timely filed proof of claim number 7-2 in the total amount of $132,331.91. The claim is secured by a mortgage on the Debtor’s principal residence. Wells Fargo’s proof of claim reflects prepetition arrearages in the amount of $15,846.30 and ongoing mortgage payments in the amount of $1,045.03 per month. The Debtor did not file an objection to Wells Fargo’s claim. As detailed below, the Debtor treated the claim through a confirmed chapter 13 plan. In July 2018, after five years without missing a plan payment, the Debtor satisfied all conditions of the confirmed plan. There is no dispute that the Debtor paid all prepetition

arrearages owed to Wells Fargo. ECF Nos. 132 and 144. However, the Debtor and Wells Fargo dispute whether the Debtor is current with post-petition mortgage payments consistent with section1 1322(b)(5). Prior to confirming a plan, the Debtor attempted to modify Wells Fargo’s secured claim through the Court’s mortgage modification mediation process. ECF Nos. 18 and 20. The Debtor’s initial plan through the Debtor’s fifth amended plan provided for adequate protection payments to Wells Fargo in the amount of $500.00 per month. ECF Nos. 11, 26, 37, 43, 62, and 74. In April 2014, nine months into the case, the Debtor and Wells Fargo failed to reach an agreement through the mortgage modification mediation. ECF No. 67. In July 2014, the Debtor filed a sixth amended plan, electing for the first time to cure the prepetition arrearage owed to Wells Fargo and to maintain post-petition mortgage payments consistent with the original documents. ECF No. 80. The Debtor then filed a series of amended plans with the same treatment for Wells Fargo. ECF Nos. 85, 88, and 91. In September 2014, the Debtor filed a tenth amended plan [ECF No. 91] (the “10AP”). The 10AP provided for cure of the prepetition arrearage and for post-petition mortgage

1 Unless otherwise noted, the word section or sections refers to the stated section or sections of the United States Bankruptcy Code, 11 U.S.C. §§ 101 et seq. payments to Wells Fargo in the amount of $500.00 for months 1 through 12 (to reflect the Debtor’s previously paid adequate protection payments) and $1,181.29 for months 13 through 60, for a total amount of $62,701.92 in post-petition mortgage payments during the period covered by the 10AP. The monthly mortgage payment reflected for months 13 through 60 of the 10AP is $1,181.29, or $136.26 higher than the monthly mortgage payment reflected in Wells Fargo’s proof of claim. Because, in the end, the Debtor determined to cure and maintain Wells Fargo’s mortgage loan, which then had a monthly payment of $1,045.03, but the Debtor had

paid only $500.00 each month towards Wells Fargo’s loan during the first 12 months of the plan, the Debtor needed to make up the resulting shortfall over the remaining 48 payments. The sum of $12,540.36 was due during the first 12 months of the plan ($1,045.03 x 12), but the Debtor had paid only $6,000.00 ($500.00 x 12), leaving a shortfall of $6,540.36. Dividing this shortfall by the remaining 48 months in the plan results in an extra $136.26 to be added to each monthly payment, hence the monthly payment of $1,181.29 in the 10AP. In other words, the 10AP appropriately addressed the payment shortfall resulting from the Debtor’s failed attempt to negotiate a loan modification during the first 12 months of the plan, when the Debtor was making only $500.00 adequate protection payments each month. Wells Fargo received notice of the 10AP and the hearing thereon, and did not object to its confirmation. After a hearing, on September 29, 2014, the Court confirmed the Debtor’s 10AP. ECF No. 94. Soon after confirmation of the 10AP, Wells Fargo filed its first notice of payment change pursuant to Fed. R. Bankr. P. 3002.1. This rule provides a method for a mortgage lender to present periodic changes in loan payments resulting from adjustments in the interest rate on a variable rate mortgage or from changes in required monthly escrows for taxes and insurance. The notice indicated that, effective November 15, 2014, the Debtor’s monthly mortgage payment would decrease to $1,034.68. It is important to note that this does not mean that future payments to Wells Fargo under the 10AP should have been adjusted to the same amount, as it would still be necessary to add $136.26 to each payment to make up for the shortfall from the first 12 months. At that time, although it would have been appropriate for the Debtor to propose a modification to the 10AP to lower the payment to Wells Fargo to $1,170.94 ($1,034.68 + $136.26), the Debtor did not seek such a modification. In April 2015, the Debtor filed a motion to modify the 10AP. ECF No. 107. In that

motion, the Debtor proposed to adjust only the treatment of a claim held by another secured creditor. The motion to modify incorporated a new plan filed at ECF No. 106. Wells Fargo received copies of these documents and the notice of hearing on the motion to modify. The form of first modified plan filed at ECF No. 106 in tandem with the motion to modify included changes to the treatment of Wells Fargo’s claim not identified in the motion to modify. There is no rhyme or reason to the payment provisions for Wells Fargo set out in the form of first modified plan. The parties agree that these payment provisions were simply a typographical mistake by the Debtor’s prior counsel. The aggregate of regular mortgage payments set out in the first modified plan was $62,699.86, just $2.06 shy of the $62,701.92 provided for under the previously confirmed 10AP. In other words, even if Wells Fargo had looked beyond the text of the motion to modify, it would have discovered a revised plan providing for essentially the same aggregate of payments during the life of the plan. Indeed, taking into account Wells Fargo’s first notice of mortgage payment change, the aggregate of regular monthly payments under the first modified plan would have exceeded the actual amount due. The Debtor filed four additional modified plans in connection with the motion to modify, each of which provided the same treatment for Wells Fargo as the first modified plan filed along with the motion to modify. ECF Nos. 106, 110, 111, 112, and 113. Wells Fargo received notice of each of these modified plans. In early July 2015, the Court held a hearing on the motion to modify. Wells Fargo received notice of that hearing but did not attend. Immediately after the hearing, the Debtor filed a sixth modified plan [ECF No. 114] (the “6MP”).

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