Donaldson v. Primary Residential Mortgage, Inc.

CourtDistrict Court, D. Maryland
DecidedMay 28, 2021
Docket1:19-cv-01175
StatusUnknown

This text of Donaldson v. Primary Residential Mortgage, Inc. (Donaldson v. Primary Residential Mortgage, Inc.) is published on Counsel Stack Legal Research, covering District Court, D. Maryland primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Donaldson v. Primary Residential Mortgage, Inc., (D. Md. 2021).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF MARYLAND

RICHARD DONALDSON, et al. * Plaintiffs *

v. * CIVIL NO. ELH-19-1175

PRIMARY RESIDENTIAL MORTGAGE, * INC. Defendant * * * * * * * * * * * * *

MEMORANDUM OPINION

Plaintiffs Richard Donaldson and Walter and Dawn Sperl filed suit in April 2019 against defendant Primary Residential Mortgage, Inc. (“PRMI” or “Primary Residential”). See ECF 1 (the “Complaint”). The suit, a putative class action, alleges a kickback scheme between PRMI and All Star Title, Inc., a defunct Maryland-based title and settlement services company. The plaintiffs, who are mortgagors, assert that PRMI made referrals of their loans and the loans of others to All Star for title and settlement services and, in exchange, All Star laundered payments to PRMI, largely through third party marketing companies. As a result of the scheme, plaintiffs allegedly paid inflated settlement fees. Of relevance here, plaintiffs allege that the kickback scheme violates Section 8(a) of the Real Estate Settlement Procedures Act (“RESPA”), 12 U.S.C. § 2607(a) (Count I).1 The Complaint, which is about 60 pages in length, is supported by more than 40 exhibits.

1 In Count II of their suit, plaintiffs alleged a violation of the Sherman Act, 15 U.S.C. § 1. But, they subsequently withdrew that claim. See ECF 14. And, in Count III, they alleged a violation of the Racketeer Influenced and Corrupt Organizations Act (“RICO”), 18 U.S.C. § 1962. By Memorandum Opinion and Order of June 12, 2020, I dismissed the RICO claim. On January 8, 2021, plaintiffs filed an “Unopposed Motion for Preliminary Approval of Class Action Settlement of All Claims” (ECF 47), seeking, inter alia, preliminary certification and approval of the proposed class action settlement in this matter. By Order of January 11, 2021 (ECF 49), I granted preliminary approval of the proposed settlement and the settlement class, and

directed notice to be issued to the class members, in the form prescribed. Now pending is a “Joint Motion for Final Approval of Class Action Settlement Agreement.” ECF 58 (the “Motion” or “Joint Motion”). With the Motion, the parties submitted a “[Proposed] Final Approval Order Relating to Class Action Settlement” (ECF 58-4) and a “[Proposed] Final Judgment Relating to Claims Asserted Against Primary Residential Mortgage, Inc.” ECF 58-5. Also pending is “Settlement Class Counsel’s Petition for Attorneys’ Fees, Reimbursement of Expenses, and Class Representatives’ Service Awards for Primary Residential Settlement.” ECF 54 (the “Fee Motion”). On May 28, 2021, the Court conducted a class action fairness hearing under Fed. R. Civ. P. 23 for final approval of the settlement. 2 No objections have been lodged to the motions. Nor

has any Class Member asked to opt out. For the reasons that follow, I shall grant the motions. I. Factual and Procedural Background3 As noted, plaintiffs contend that from approximately October 1, 2009 through January 31, 2016, Primary Residential referred its mortgage loans to All Star for title and settlement services and, in exchange, All Star laundered kickback payments to Primary Residential. ECF 1. As a result

2 By agreement of counsel and the parties, the hearing was being conducted via Zoom, a platform the Court has used due to the COVID-19 global pandemic. The public was able to participate by way of a public access telephone line. 3 The Court cites to the electronic pagination, which does not always correspond to the pagination that appears on the actual submission. of the scheme, plaintiffs allegedly paid inflated settlement fees. According to plaintiffs, the kickback scheme violates Section 8(a) of RESPA, 12 U.S.C. § 2607(a). After filing the Complaint, the parties engaged in lengthy settlement negotiations, “including the exchange of information related to the class of borrowers potentially affected by

conduct alleged in the Complaint.” ECF 58-1 at 2. However, those settlement negotiations were not successful. Defendant then moved to dismiss the Complaint, pursuant to Fed. R. Civ. P. 12(b)(1), 12(b)(2), and 12(b)(6). ECF 9. The motion was fully briefed. By Memorandum Opinion and Order of June 12, 2020, I granted defendant’s motion, in part, and denied it, in part. ECF 26; ECF 27. In particular, I denied the motion as to the RESPA claim, but dismissed the claim under the Racketeer Influenced and Corrupt Organizations Act. Defendant answered the suit as to the RESPA claim on June 30, 2020. ECF 28. The parties subsequently engaged in discovery. In September 2020, the parties jointly requested a stay so that they could engage in

mediation. ECF 37; ECF 39. I granted the requests. ECF 38; ECF 40. The parties participated in mediation in October 2020 (ECF 41), conducted by Judge Steven Platt, a retired Maryland judge. ECF 47-1 at 2. In a Joint Status Report of December 23, 2020, counsel notified the Court that they had reached a settlement. ECF 45. On January 8, 2021, plaintiffs filed “Plaintiffs’ Unopposed Motion For Preliminary Approval of Class Action Settlement of All Claims, Conditional Certification of Settlement Class, And Appointment of Class Representatives And Class Counsel For the Settlement Class.” ECF 47. It included several exhibits, including the proposed settlement agreement (ECF 47-2), titled “Class Action Settlement Agreement” (“Agreement or “Settlement Agreement”). The Court granted preliminary approval of the Agreement on January 11, 2021. ECF 49. The Settlement Agreement is now pending before the Court for final approval, pursuant to the parties’ Joint Motion. ECF 58. II. The Settlement Agreement

The Settlement Agreement defines the “Settlement Class” as “all individuals in the United States who were borrowers on a federally related mortgage (as defined under the Real Estate Settlement Procedures Act, 12 U.S.C. § 2602) originated or brokered by Primary Residential Mortgage Inc. for which All Star Title, Inc. provided a settlement service, as identified in Section 1100 on the borrower’s HUD-1, between October 1, 2009 and January 31, 2016.” ECF 47-2 at 8, ¶ 2.22. The terms “Settlement Class Member” and “Settlement Class Members” refer to members of the Settlement Class. Id. at 9, ¶ 2.23. According to Dorothy Merryman, the Settlement Administrator, defense counsel provided

her with a list of 160 “unique loan numbers,” pertaining to 160 loan transactions, along with the names of 160 borrowers and 72 co-borrowers. ECF 58-3 at 2, ¶ 5. This constitutes the “Class List.” Id.4 The borrowers on those loans are the Settlement Class Members. Id. The Settlement Agreement provides for the payment of benefits to each Class Member in “an amount equal to 220% of the Section 1100 fees reflected on the Settlement Class Member’s final HUD-1 Settlement Statement for the subject loan, less the amount of Line 1108 fees reflected on the Settlement Class Member’s final HUD-1 Settlement Statement for the subject loan ((Section

4 In the Motion, the Court was erroneously advised that “the parties identified 159 Primary Residential transactions for which All Star Title provided a settlement service during the relevant time period. . . .” ECF 58-1 at 4.

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