Daryl Anthony Green

CourtUnited States Bankruptcy Court, D. Maryland
DecidedJune 25, 2020
Docket19-13565
StatusUnknown

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Bluebook
Daryl Anthony Green, (Md. 2020).

Opinion

UNITED STATES DISTRICT COURT DISTRICT OF MARYLAND

DARYL ANTHONY GREEN,

Appellant,

v.

1900 CAPITAL TRUST II, by U.S. Bank Trust National Association, not in its Civil Action No. TDC-19-2270 Individual Capacity but Solely as Certificate Trustee, and NEWREZ LLC d/b/a SHELLPOINT MORTGAGE SERVICING,

Appellees.

NEWREZ LLC d/b/a SHELLPOINT Civil Action No. TDC-19-3132 MORTGAGE SERVICING and 1900 CAPITAL TRUST II, by U.S. Bank Trust National Association, not in its Individual Capacity but Solely as Certificate Trustee,

MEMORANDUM OPINION Appellant Daryl Anthony Green has appealed two Orders of the United States Bankruptcy Court for the District of Maryland arising out of Green’s Chapter 13 bankruptcy proceeding. The first appeal, Case No. TDC-19-2270 (“the 2270 Appeal”), against Appellees 1900 Capital Trust II, by U.S. Bank Trust National Association, not in its Individual Capacity but Solely as Certificate Trustee (“1900 Capital”) and NewRez LLC d/b/a Shellpoint Mortgage Servicing (“Shellpoint”), seeks review of an Order overruling his objection to a proof of claim filed by 1900 Capital. The second appeal, Case No. TDC-19-3132 (“the 3132 Appeal”), seeks review of an Order dismissing a related adversary proceeding brought by Green against the same two entities. For the reasons set forth below, the Order in the 2270 Appeal will be AFFIRMED IN PART and VACATED AND

REMANDED IN PART, and the Order in the 3132 Appeal will be AFFIRMED. BACKGROUND I. The Mortgage Loan On August 24, 2007, Green executed a note (“the Note”) promising to repay a $417,000 mortgage loan issued by C&F Mortgage Corporation (“C&F Mortgage”). The same day, Green also executed a deed of trust (“the Deed of Trust”) granting Mortgage Electronic Registration Systems, Inc. (“MERS”), acting as a nominee of C&F Mortgage, a security interest in the property at 15416 Cedar Drive in Accokeek, Maryland (“the Property”). C&F Mortgage subsequently indorsed the Note to Franklin American Mortgage Co., which

in turn indorsed it to Wells Fargo Bank, N.A. (“Wells Fargo”). On October 24, 2009, Green and Wells Fargo entered into a loan modification agreement granting Green a temporary reprieve on his payments on the Note while increasing the Note’s unpaid principal balance to $424,323.19. At some point, Wells Fargo indorsed the Note in blank. Two allonges to the Note were later executed, one reflecting the transfer of the Note from MCM Capital Homeowners Advantage Trust IX (“MCM Capital”) to Newbury Place Ventures IV, LLC and the other reflecting the transfer of the Note from Newbury Place Ventures IV, LLC to Citibank, N.A., as Trustee for CMLTI Asset Trust (“Citibank”). Separately, the Deed of Trust was assigned numerous times. On March 15, 2012, the Deed of Trust was assigned directly from C&F Mortgage to Wells Fargo. On September 13, 2012, Wells Fargo assigned the Deed of Trust to MCM Capital. After that assignment, the Deed of Trust was assigned, with documentation, eight more times, the last of which was an assignment on December 28, 2018, from U.S. Bank National Association, as Trustee for PROF-2014-S2 Legal Title Trust

to 1900 Capital. It is 1900 Capital that now claims the right to enforce the Deed of Trust and the Note. II. Related Litigation On June 11, 2015, a foreclosure action on the Property was filed in the Circuit Court for Prince George’s County, Maryland. Rosenberg v. Green, No. 15-16453 (Md. Cir. Ct.); see In re Papatones, 143 F.3d 623, 625 n.3 (1st Cir. 1998) (noting in a bankruptcy appeal that “appellate courts may notice another court’s record as an adjudicative fact”); see also Philips v. Pitt Cty. Mem’l Hosp., 572 F.3d 176, 180 (4th Cir. 2009). After protracted litigation, including the removal of the case to federal court, a subsequent remand to state court, and two appeals to the Court of

Special Appeals of Maryland, one of which remains unresolved, this case appears to have been stayed on March 21, 2019 as a result of Green’s bankruptcy petition. Separately, on March 17, 2017, Green filed a case in the United States District Court for the District of Maryland against the parties and attorneys involved in the foreclosure case, raising several different causes of action under federal and state law. Green v. Rosenberg & Assocs., LLC, No. PJM-17-0732, 2018 WL 1183655, at *1-2 (D. Md. Mar. 7, 2018). The court (Messitte, J.) dismissed the case on March 7, 2018, id. at *8, and denied Green’s motion for reconsideration on April 19, 2018, Green v. Rosenberg & Assocs., LLC, No. PJM-17-0732, 2018 WL 1872517, at *3 (D. Md. Apr. 19, 2018). On July 23, 2018, both orders were affirmed by the United States Court of Appeals for the Fourth Circuit. Green v. Rosenberg & Assocs., LLC for PrimeStar-H Fund I Tr., 731 F. App’x 240, 241 (4th Cir. 2018). III. The Bankruptcy Proceedings A. The Proof of Claim On March 18, 2019, Green filed a Petition for Chapter 13 Bankruptcy in the United States

Bankruptcy Court for the District of Maryland. As part of that proceeding, 1900 Capital, in conjunction with its loan servicer, Shellpoint, filed a proof of claim asserting that Green owed $687,049.04 based on the Note (“the Proof of Claim”). The Proof of Claim also noted that the claim was secured by a Deed of Trust for the Property. Appellees attached to their Proof of Claim the Note, the Deed of Trust, the 2009 loan modification, and the complete chain of title for the Deed of Trust from C&F Mortgage to 1900 Capital. On June 24, 2019, Green filed an Objection to the Proof of Claim. He asserted that the Note submitted by Appellees was fraudulent and that his alleged signature on the Note was forged. In addition, he claimed that he possessed “original wet ink and canceled notes.” Objection at 6,

ECF No. 6-5, TDC-19-2270. On that basis, he “challenge[d]” Appellees “to produce the original mortgage note.” Id. at 5. Green also challenged Appellees’ ownership of the Note and the validity of the evidence of the chain of title that Appellees submitted with their claim. Among other irregularities, Green noted that Wells Fargo had filed a document in the Office of the Clerk of Prince George’s County acknowledging that its assignment of the Deed of Trust had been executed in error and was withdrawn. He claimed that Wells Fargo had previously sought to begin foreclosure proceedings against him and had included in the foreclosure notice certain documents reflecting that the owner of the Note was the Federal National Mortgage Association. Green also asserted that the statute of limitations for foreclosure had expired, barring Appellees from asserting their claim. Finally, he asserted that the Note was not properly indorsed in blank because of the two allonges to the Note. Appellees responded to Green’s Objection by asserting that they had properly substantiated their claim and that Green had not properly established any of the grounds for disallowance of a claim set out in 11 U.S.C. § 502(b).

On July 24, 2019, the bankruptcy court issued an Order overruling Green’s Objection to Appellees’ claim. The court held that the evidence submitted by Appellees satisfied the requirements for a proof of claim and thus was prima facie evidence of the claim’s validity under the Federal Rules of Bankruptcy Procedure. The court further found that Green had not produced evidence to overcome that presumption of validity. In particular, the court noted that Green asserted “wet ink” and “show me the note” arguments and that such arguments are unsupported by Maryland law. Order at 2-3, ECF No. 6-27, TDC-19-2270.

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