Cornerstone Mortgage Inc. v. Kurt Ponzar and Sandra Ponzar

Missouri Court of Appeals·Decided March 9, 2021·No. ED108758·Published

Opinion

In the Missouri Court of Appeals Eastern District

DIVISION TWO

CORNERSTONE MORTGAGE, INC., ) No. ED108758 )

Respondent, ) Appeal from the Circuit Court ) of St. Charles County v. ) 0611-CV04932 )

KURT PONZAR and SANDRA PONZAR, ) Honorable Thomas J. Frawley )

Appellants. ) Filed: March 9, 2021

Introduction

Kurt Ponzar and Sandra Ponzar (“the Ponzars”) appeal from the judgment of the trial court denying their Motion to Vacate Interlocutory Orders and Enter Judgment of Dismissal and retroactively declaring that the interlocutory order dated November 23, 2011, was a final appealable order. The Ponzars raise six points of error on appeal, none of which require reversal. We affirm.

Background

This case has a long and tortured history before this Court. We incorporate the facts and procedural history as previously determined by this Court in Cornerstone Mortg., Inc. v. Ponzar, 254 S.W.3d 221 (Mo. App. E.D. 2008) (“Cornerstone I”); Cornerstone Mortg., Inc. v. Ponzar, 318 S.W.3d 250 (Mo. App. E.D. 2010) (“Cornerstone II”), and its corresponding unpublished memorandum, Cornerstone Mortg., Inc. v. Ponzar, ED93337, unpublished mem. (Mo. App. E.D.

June 22, 2010); and Ponzar v. Am. Nat. Prop. & Cas. Co., 405 S.W.3d 562 (Mo. App. E.D. 2013) (per curiam). As relevant to this appeal, the facts are as follows.

In January 2006, the Ponzars applied with Cornerstone Mortgage, Inc. (“Cornerstone”) to refinance their existing home loan with a balance of $491,894.96 secured by their residence in Weldon Springs, Missouri (“the Property”). The Ponzars’ new loan with Cornerstone closed on January 19, 2006, and, on that date, Mr. Ponzar signed a promissory note (“the Note”), Mr. and Mrs. Ponzar both signed a Deed of Trust securing their new Cornerstone loan (“the Cornerstone Loan”) with the Property, and Cornerstone paid $491,894.96 to the Ponzars’ former mortgage holder to pay off the Ponzars’ former loan. Four days later, the Ponzars sent a letter rescinding the Cornerstone Loan under the Truth in Lending Act (“TILA”).

Cornerstone subsequently filed suit for: declaratory judgment to determine both whether the Ponzars properly rescinded the Cornerstone Loan and, if they did, their liability for the return of the principal balance of the Cornerstone Loan (Count I); unjust enrichment for the $491,894.96 payment Cornerstone made to pay off the Ponzars’ former loan (Count II); and imposition of an equitable lien on the property under the Deed of Trust signed by the Ponzars (Count III). 1 The trial court granted summary judgment in favor of Cornerstone, which the Ponzars appealed to this Court. In Cornerstone I, this Court found, as relevant to this appeal, that the Ponzars successfully rescinded the Cornerstone Loan under TILA, Mrs. Ponzar was not liable under the Note because she did not sign it, and the Ponzars were required but had failed to tender payment to Cornerstone for its satisfaction of the Ponzars’ former loan. 254 S.W.3d at 225-30, 233. The case was remanded to the trial court for further proceedings to enforce the Ponzars’ obligation to tender. Id. at 234.

1 The Petition also contained a Count IV that Cornerstone later abandoned.

On remand, the trial court entered judgment in favor of Cornerstone on all three counts (“the June 2009 Judgment”). On Count I, the trial court declared Mr. Ponzar owed Cornerstone $491,894.96 under the Note and imposed a lien on both Mr. and Mrs. Ponzars’ interest in the Property, authorizing Cornerstone to request a writ of execution to the Sheriff’s office for the purpose of conducting an execution sale to satisfy the judgment and lien if Mr. Ponzar did not pay the judgment within 30 days. On Count III, the trial court imposed an equitable lien against Mr. Ponzar’s interest in the Property. Following a jury trial on Count II, the jury rendered a verdict against both Mr. and Mrs. Ponzar, finding they were unjustly enriched by Cornerstone’s pay off of $491,894.96 for the former loan. 2 The June 2009 Judgment further directed Cornerstone could have only one recovery, not duplicative, on the three counts; and ordered the Ponzars to insure the Property and name Cornerstone as a loss-payee under the policy. On appeal, this Court in Cornerstone II affirmed the June 2009 Judgment. 318 S.W.3d at 254.

In accordance with the June 2009 Judgment ordering the Ponzars to add Cornerstone as an additional insured on the Ponzars’ homeowner’s insurance policy for the Property, the record includes both a 30-day insurance binder and an Addendum to Binder, both dated July15, 2010. Both the 30-day insurance binder and the Addendum to Binder purported to add Cornerstone as an additional insured on the Ponzars’ policy through American National Property and Casualty Company (“ANPAC”), and while the 30-day insurance binder specified that coverage under the binder would end 30 days from July 15, 2010, the Addendum to Binder contained no such end

2 While not relevant to the issues raised in this appeal, we recognize that the trial court in the June 2009 Judgment set aside and dismissed the jury’s verdict of unjust enrichment against Mrs. Ponzar, finding that a money judgment against her would be inconsistent with Cornerstone I, and entered judgment against only Mr. Ponzar. Cornerstone appealed from the trial court’s judgment on Count II, and this Court in Cornerstone II granted Cornerstone’s appeal and modified the judgment of $491,894.96 for unjust enrichment to be entered against Mr. and Mrs. Ponzar jointly and severally in accordance with the Deed of Trust signed by both. Cornerstone Mortg., Inc. v. Ponzar, 318 S.W.3d 250, 254 (Mo. App. E.D. 2010).

date. The Addendum to Binder provided that “[a]ny loss or damage arising under this policy shall first be paid to Cornerstone … to the extent of its judgment lien.”

In October 2010, Mrs. Ponzar notified the trial court she had filed suggestions of bankruptcy. Cornerstone applied for relief from the automatic stay of legal action against the debtor, including enforcement of a judgment, that accompanies bankruptcy filings. 3 The bankruptcy court granted Cornerstone relief from the stay on December 20, 2010, after a hearing. The bankruptcy court found that Cornerstone was a secured creditor and party in interest with respect to Mrs. Ponzar in that Cornerstone was the holder of a final, unavoidable judgment entered on June 11, 2009, against Mrs. and Mr. Ponzar, which granted Cornerstone a lien on Mr. and Mrs. Ponzars’ interest in the Property. Accordingly, the bankruptcy court held that “the automatic stay as set forth in 11 U.S.C. section 362 is terminated, annulled and modified as it relates to [Mrs. Ponzar’s] right, title and interest in the Property to allow Cornerstone to pursue all rights and remedies available to Cornerstone with respect to the Property under applicable non-bankruptcy law.”

In February 2011, a fire occurred at the Property, and ANPAC determined the net payable claim to be $62,692.52 for damage to the dwelling, plus an additional $7,347.56 for damage to the contents. Both Cornerstone and the Ponzars claimed entitlement to the insurance proceeds. ANPAC filed a petition for declaratory judgment seeking a determination of to whom it should pay the insurance proceeds. As well, Cornerstone filed for and was granted a writ of garnishment directed to ANPAC with a return date of October 18, 2011, to garnish the insurance payment to satisfy the Ponzars’ debt under the June 2009 Judgment.

3 See 11 U.S.C. section 362(a) (Supp. 2010).

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