Erick Carter v. Welles-Bowen Realty, Inc.

Procedural entryThis page is a short order in Erick Carter v. Welles-Bowen Realty, Inc.. Read the opinion of the Court — 736 F.3d 722
Court of Appeals for the Sixth Circuit·Decided November 27, 2013·No. 10-3922·Published

Opinion

RECOMMENDED FOR FULL-TEXT PUBLICATION Pursuant to Sixth Circuit I.O.P. 32.1(b) File Name: 13a0333p.06

UNITED STATES COURT OF APPEALS FOR THE SIXTH CIRCUIT _________________

X - ERICK C. CARTER; WHITNEY A.

Plaintiffs-Appellants, -- HAYES-CARTER; JOSHUA J. GRZECKI,

- No. 10-3922

, > Intervenor, - UNITED STATES OF AMERICA,

- - - v. - - - WELLES-BOWEN REALTY, INC.; WELLES - BOWEN TITLE AGENCY, LLC; WELLES - BOWEN INVESTORS, LLC; WELLES BOWEN MORTGAGE, INC.; THE DANBERRY CO.; - - MICHIGAN, LTD; CHICAGO TITLE INSURANCE - INTEGRITY TITLE AGENCY OF OHIO & - - COMPANY; DANBERRY TITLE, LLC, Defendants-Appellees. N Appeal from the United States District Court for the Northern District of Ohio at Toledo. Nos.: 3:05-cv-07427; 3:09-00400—Jack Zouhary, District Judge. Argued: October 16, 2013 Decided and Filed: November 27, 2013 Before: BATCHELDER, Chief Judge; SUTTON, Circuit Judge; BARZILAY, Judge.*

_________________

COUNSEL ARGUED: John T. Murray, MURRAY & MURRAY CO., L.P.A., Sandusky, Ohio, for Appellants. Christine N. Kohl, UNITED STATES DEPARTMENT OF JUSTICE, Washington, D.C., for Intervenor. Derek E. Diaz, HAHN LOESER & PARKS LLP, Cleveland, Ohio, for Appellees. ON BRIEF: John T. Murray, MURRAY & MURRAY CO., L.P.A., Sandusky, Ohio, for Appellants. Christine N. Kohl, Michael Jay Singer, UNITED STATES DEPARTMENT OF JUSTICE, Washington, D.C., for Intervenor.

* The Honorable Judith M. Barzilay, Judge for the United States Court of International Trade, sitting by designation.

1 No. 10-3922 Carter v. Welles-Bowen Realty, Inc. Page 2

Richard H. Carr, Maumee, Ohio, for Welles-Bowen Appellees. Derek E. Diaz, Robert J. Fogarty, Steven A. Goldfarb, Justin M. Croniser, HAHN LOESER & PARKS LLP, Cleveland, Ohio, for Chicago Title Appellee. Jay N. Varon, Jennifer Keas, FOLEY & LARDNER LLP, Washington, D.C., Michael D. Leffel, FOLEY & LARDNER LLP, Madison, Wisconsin, Gregory W. Happ, Medina, Ohio, Robert A. Franco, Mansfield, Ohio, Tara Twomey, NATIONAL CONSUMER LAW CENTER, Boston, Massachusetts, for Amici Curiae. SUTTON, J., delivered the opinion of the court, in which BATCHELDER, C. J., and BARZILAY, J., joined. SUTTON, J. (pp. 11–21), also delivered a separate concurring opinion. _________________

OPINION _________________

SUTTON, Circuit Judge. Under the Real Estate Settlement Procedures Act, a title services company may not pay a real estate agent a fee in exchange for a referral. 12 U.S.C. § 2607(a). Exempted from this prohibition are “affiliated business arrangements.” Id. § 2607(c)(4). The statute establishes three prerequisites for this safe harbor, and everyone agrees that the defendants in this case (several realty companies and title companies) satisfied them. The plaintiffs (three home buyers) claim that the defendants nevertheless fall outside the safe harbor’s coverage because they failed to satisfy a fourth condition announced by the Department of Housing and Urban Development through a policy statement. As that policy statement is not binding on the Department or anyone else and as it is not otherwise entitled to deference, it does not supplement the Act’s existing safe-harbor conditions. We affirm.

I.

Welles-Bowen is a real estate agency. It helps people buy homes. WB Title and Chicago Title are title services companies. They help people confirm the true ownership of a house before they buy it.

Welles-Bowen, WB and Chicago are related to one another along two dimensions—their ownership and their business. As for ownership: The people who own Welles-Bowen also own a holding company that in turn owns about half of WB. No. 10-3922 Carter v. Welles-Bowen Realty, Inc. Page 3

Chicago owns the other half of WB. As for business: Welles-Bowen often refers prospective buyers to WB for title services. WB in turn contracts some of the referred work out to Chicago. In the main Chicago gathers evidence relating to the title, and WB evaluates this evidence to determine the title’s validity.

When Erick and Whitney Carter bought a home in 2005, they used Welles- Bowen as their real estate agent. Like other Welles-Bowen clients, they received a referral to WB. And like other WB customers, they saw much of their title work contracted out to Chicago. The Carters did not like this arrangement. To their way of thinking, WB was a shell corporation that funneled referral fees between Chicago and Welles-Bowen. They sued all of the companies under the Real Estate Settlement Procedures Act. Joining the Carters in the lawsuit was Joshua Grzecki, a buyer who raised similar claims against a similar set of companies. The companies responded that they satisfied the Act’s safe-harbor requirements and that a policy statement issued by the Department of Housing and Urban Development could not impose a new requirement on them.

The district court sided with the companies, holding the policy statement invalid. After the buyers appealed, the United States intervened to defend the validity of the policy statement.

II.

A.

Buying a home involves more than looking at the house, negotiating a price and signing the contract. Before closing the deal, a prudent buyer asks a title agency to check the title for its validity, a pest control company to check the house for termites, an attorney to check the contract for legal errors, and so forth. All of these tasks go by the name of “settlement services.” 12 U.S.C. § 2602(3).

The Real Estate Settlement Procedures Act regulates settlement services. Its leading provision prohibits giving or receiving “any fee . . . pursuant to any agreement or understanding . . . that business incident to . . . a real estate settlement service . . . shall No. 10-3922 Carter v. Welles-Bowen Realty, Inc. Page 4

be referred.” Id. § 2607(a). Anyone who violates the provision commits a crime punishable with up to a year in prison. Id. § 2607(d)(1). A violator also faces civil liability through private-enforcement actions as well as through public-enforcement actions. Id. § 2607(d)(2), (4). The Department of Housing and Urban Development once administered the enforcement provisions, but legislation passed after this case began transferred this task to the new Consumer Financial Protection Bureau. Id. § 2617.

As enacted in 1974, the Act produced uncertainty about its application to referrals between affiliated companies. Suppose a real estate agent refers a client to a title company that the agent owns in part. Consistent with the Act, the agent does not receive a separate fee for making the referral. But the referral gives the title company more business, which in turn increases the title company’s profits, which in turn increases the dividends paid to the real estate agent. Does this indirect benefit to the agent constitute a prohibited referral fee?

Congress gave one answer to this question in 1983 when it added a safe harbor for “affiliated business arrangements.” Id. § 2607(c)(4). The provision covers arrangements in which the person making the referral “has either an affiliate relationship with or a direct or beneficial ownership interest of more than 1 percent in” the settlement-service provider receiving the referral. Id. § 2602(7). An arrangement qualifies for the safe harbor if it meets three conditions: (1) The person making the referral must disclose the arrangement to the client; (2) the client must remain free to reject the referral; and (3) the person making the referral cannot receive any “thing of value from the arrangement” other than “a return on the ownership interest or franchise relationship.” Id. § 2607(c)(4).

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