Cornerstone Title & Escrow, Inc. v. Evanston Insurance Company

555 F. App'x 230
CourtCourt of Appeals for the Fourth Circuit
DecidedFebruary 19, 2014
Docket13-1318
StatusUnpublished
Cited by5 cases

This text of 555 F. App'x 230 (Cornerstone Title & Escrow, Inc. v. Evanston Insurance Company) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fourth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Cornerstone Title & Escrow, Inc. v. Evanston Insurance Company, 555 F. App'x 230 (4th Cir. 2014).

Opinion

Reversed and remanded by unpublished opinion. Judge AGEE wrote the opinion, in which Judge FLOYD and Judge THACKER joined.

Unpublished opinions are not binding precedent in this circuit.

AGEE, Circuit Judge:

The Maryland Attorney General sued Cornerstone Title & Escrow, Inc., alleging that Cornerstone and others engaged in a scheme to defraud homeowners on the brink of foreclosure. In response, Cornerstone sought coverage from its professional liability insurer, Evanston Insurance Company, but Evanston denied any duty to defend under the policy. Cornerstone and its owner then filed a breach-of-contract action against Evanston in the District of Maryland. That court entered summary judgment in Evanston’s favor, finding that at least two policy exclusions barred coverage for the underlying action. Cornerstone appealed.

For the reasons explained below, we reverse and remand the judgment of the district court. Not all the claims found in the underlying complaint fall within the two exclusions that the district court identified, so those two exclusions do not defeat Evanston’s duty to defend and, by extension, duty to indemnify.

I.

A.

Evanston issued a “Service and Technical Professional Liability Insurance” policy to Cornerstone, which provides that Ev-anston will pay “the amount of Damages and Claims Expenses ... because of any (a) act, error or omission in Professional Services rendered ... or (b) Personal In *232 jury committed by [Cornerstone].” (J.A. 67-68.) The policy also says that Evans-ton will “investigate, defend and settle any Claim to which coverage under this policy applies.” (J.A. 68.) Taken together, these provisions require Evanston to defend and indemnify Cornerstone for covered claims.

This case implicates four of the policy’s exclusions:

• Exclusion (a): applying to claims “based upon or arising out of any dishonest, deliberately fraudulent, malicious, willful or knowingly wrongful act or omissions committed by or at the direction of [Cornerstone].” (J.A. 70.).
• Exclusion (n): applying to claims “based upon or arising out of [Cornerstone] gaining any profit or advantage to which [Cornerstone] is not legally entitled.” (J.A. 70.)
• Exclusion (x): applying to claims “based upon or arising out of the actual or alleged theft, conversion, misappropriation, disappearance, or any actual or alleged insufficiency in the amount of, any escrow funds, monies, monetary proceeds, or any other assets, securities, negotiable instruments, ... irrespective of which individual, party, or entity actually or allegedly committed or caused in whole or part the [excluded act].” (J.A. 65.)
• Exclusion (cc): applying to claims “based upon or arising out of the Real Estate Settlement Procedures Act (RESPA) or any similar state or local legislation.” (J.A. 66.)

If a “[c]laim” falls within one of these exclusions, then the policy “[d]oes [n]ot [a]pply.” (J.A. 69.)

B.

In 2008, the Maryland Attorney General sued Cornerstone and ten co-defendants, alleging that the defendants collectively violated two Maryland statutes: the Protection of Homeowners in Foreclosure Act and the Consumer Protection Act. According to the complaint, the defendants violated these statutes by scheming to “take title to homeowners’ residences and ... strip the equity that the homeowners ha[d] built up in their homes.” (J.A. 109.) The complaint identified thirteen specific property transactions in which the defendants, including Cornerstone, acted wrongfully; it asked the court for a variety of relief, including restitution.

The alleged scheme worked by preying on homeowners close to losing their homes in foreclosure. 1 The “Lewis Defendants” marketed foreclosure-consulting services for a fee and, with the help of a colluding mortgage broker (Thomas), would convince their consulting clients to enter sale-leaseback agreements. Under such an agreement, a homeowner would sell her home to the Lewis Defendants and rent it back. The Lewis Defendants pitched the arrangement as a way to resolve the homeowner’s delinquency while allowing the homeowner to rebuild her credit and keep her home. The reality was much different. Once a sale was consummated, the Lewis Defendants would tell a homeowner that unspecified closing fees and charges had consumed any equity proceeds and convince the homeowner to sign her check for the settlement proceeds back to the Lewis Defendants. Then, the Lewis Defendants would charge the homeowner monthly rent payments that were much higher than the original mortgage payments — driving the homeowner out of her home and ending *233 any chance for her to repurchase it in the future.

Cornerstone “provide[d] settlement services for the sale-leaseback transactions,” and the Attorney General alleged that Cornerstone failed to “deliver to homeowners the checks for proceeds due to them at settlement or afterwards.” (J.A. 116.) Cornerstone instead “deliver[ed] the homeowners’ [unendorsed] checks to the Lewis Defendants or to Defendant Thomas, who deliver[ed] the checks to the Lewis Defendants.” (J.A. 116.) The complaint alleged that Cornerstone never “disclose[d] [to the homeowners] the fact that it provide[d] homeowners’ checks to other parties” (J.A. 116), and alleged that this failure to disclose amounted to “a failure to state' material facts” in violation of the Maryland Consumer Protection Act. (J.A. 129.) In addition, by acting as the settlement agent, “Cornerstone participated in and provided substantial assistance to the ... [equity-stripping] scheme.” (J.A. 129.)

The Attorney General sought to hold Cornerstone responsible not just for its own alleged failure to disclose, but also for its co-defendants’ acts. The Attorney General pled that it was the defendants’ “concerted action that [made] the enterprise possible” (J.A. 109), so each defendant was “jointly and severally liable” for the acts of every other co-defendant (J.A. 124,130). Applying this theory, the Attorney General asserted that Cornerstone was liable for a laundry list of statutory violations committed by its co-defendants, including:

• Failing to provide a written foreclosure consulting contract or written sale-leaseback agreement;
• Requiring homeowners to pay a membership fee before receiving foreclosure consulting services;
• Obtaining an interest in a person’s home while offering that same person foreclosure consulting services;
• Representing that the services were offered to save a homeowner from foreclosure;
• Failing to disclose the nature of the foreclosure services provided, the material terms of the sale-leaseback agreement, the terms of the rental agreement that followed, and the terms of any subsequent repurchase;
• Failing to disclosure specific terms of the sale-leaseback agreements that statutes require to be disclosed;

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Bluebook (online)
555 F. App'x 230, Counsel Stack Legal Research, https://law.counselstack.com/opinion/cornerstone-title-escrow-inc-v-evanston-insurance-company-ca4-2014.