Flagstar Bank, FSB v. Danos

46 So. 3d 348, 2008 Miss. App. LEXIS 717, 2008 WL 5064953
CourtCourt of Appeals of Mississippi
DecidedDecember 2, 2008
Docket2007-CA-00418-COA
StatusPublished
Cited by4 cases

This text of 46 So. 3d 348 (Flagstar Bank, FSB v. Danos) is published on Counsel Stack Legal Research, covering Court of Appeals of Mississippi primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Flagstar Bank, FSB v. Danos, 46 So. 3d 348, 2008 Miss. App. LEXIS 717, 2008 WL 5064953 (Mich. Ct. App. 2008).

Opinions

KING, C.J.,

for the Court.

¶ 1. While the genesis of this appeal is the sale of an allegedly defective manufactured home, its resolution requires an examination of our law regarding judgments by default. Flagstar Bank, FSB, (Flags-tar) is the last of two defendants in a suit filed by the Danos family who purchased a manufactured home only to discover after the sale that the structure had preexisting water damage, which they claim led to mold growth that harmed them. Flagstar is a Michigan-based banking and mortgage lending corporation that held the Danoses’ mortgage for a short period. Flagstar is alleged by the Danoses to be vicariously liable because its alleged agent, an employee of a Lamar County mortgage company, submitted false and erroneous information to his employer and to Allstate Property and Casualty Insurance Company (Allstate). The Danoses claim that without the erroneous information being given to these parties, their loan would never have closed due to the inability of the property to qualify either for a loan or for insurance.

¶ 2. The trial judge entered a $500,000 judgment by default against Flagstar and against Michael H. Burks, the seller of the trailer home property, after he determined that neither party had ever appeared nor answered the complaint. Twelve days after the default judgment was entered, an attorney filed an appearance as counsel for Flagstar and timely filed a motion to set aside the default judgment. The motion claimed that the Danoses’ service of process on Flagstar was defective; therefore, the default judgment based upon improper service was void thereby giving Flagstar good cause to have the default judgment set aside. Further, Flagstar argued that it had a colorable defense to the merits of the Danoses’ claim in that their allegations against Flagstar rested solely upon vicarious liability through the actions of a defendant who was not Flagstar’s employee and more importantly had been dismissed from the lawsuit. There was no direct allegation against Flagstar in the complaint.

¶ 3. The trial court denied the motion, and this appeal ensued. Flagstar raises three issues on appeal, which we quote verbatim:

I. Did the trial court err when it entered a default judgment against Flagstar Bank, FSB for not appearing at docket call or trial when no notice of trial setting was sent by the Circuit Clerk to Flagstar, and even though the plaintiffs had not sought entry of judgment by default?
II. Did the trial court abuse its discretion when it refused to set aside the default judgment and judgment against Flagstar Bank, FSB, and did it abuse its discretion in not considering the three factors for setting aside a default judgment?
III. Did the trial court abuse its discretion in not setting aside the $500,000.00 damages award against Flagstar Bank, FSB or not apportioning damages as to Flagstar?

¶ 4. Finding error, we reverse the decision of the trial court and render as to the judgment against Flagstar.

FACTS

¶ 5. In March 2001, Calvin J. Danos and his wife, Jamie A. Danos, began the pro[351]*351cess to purchase from Burks a manufactured home and about eight acres of land located at 828 Pine Grove Road in Picayune, Mississippi. They used Angela Miller of Coldwell Banker Country Properties (Coldwell Banker) in Picayune as their real estate agent. In an effort to obtain financing, the Danoses contacted Chris Shirley, a mortgage broker with Amerigo Mortgage, Inc., (Amerigo) in Gulfport, who began the process of obtaining financing by getting an appraisal and insurance on the property. After the appraisal was done, the Da-noses contacted Country Living Insurance, Inc., (Country Living) in Poplarville, which issued a homeowners’ policy to them through Allstate.

¶ 6. The Danoses closed on the manufactured home and acreage on May 9, 2001, for a price of $65,000 and began occupying the property the first week of June 2001. Amerigo made the original loan and then shortly thereafter sold it to Flagstar pursuant to an agreement between Flagstar and Amerigo for Flagstar to purchase certain mortgages originated by Amerigo. Flagstar then apparently sold the mortgage to Chase Manhattan Mortgage, Inc., (Chase Manhattan) on November 16, 2001. In early June 2001, heavy rains associated with Hurricane Allison caused the Danos-es’ roof to leak. They investigated and found that the roof of the trailer had no ridge cap on the center of the roof and that visqueen which had been put on the roof was directing water down into the walls of the mobile home. As they attempted repairs, they found more and more rotted wood under the paneling. Odors from the rotting wood became apparent, and in September 2001, the family started experiencing respiratory problems. Because the conditions continued, the Da-noses hired an inspector who determined that the mobile home suffered from mildew and mold. To alleviate their health problems, the family moved into a nearby workshop on the property that was not insulated and had insufficient lighting. Calvin testified that the time they spent in the workshop damaged the family relationship due to the living conditions. Also, Jamie testified that the family suffered allergic reactions which caused them to incur $1,500 in medical bills. The Danoses filed a claim with Allstate for the damage, which Allstate denied under the “wear and tear deterioration; molds” provision of the homeowners policy.

¶ 7. On March 22, 2004, Calvin and Jamie, individually and as guardians and next friends of their children, Laura Math-erne, Gavin Danos, and Marissa Danos, all minors, filed suit in the Circuit Court of Lamar County against several defendants. Originally the defendants were Allstate, which wrote a policy of insurance on the trailer home; Coldwell Banker, a Picayune, Mississippi real estate company and Miller, a real estate broker employed by Coldwell Banker in Picayune; Country Living, an insurance agency located in Poplarville, which procured the Allstate policy for the Danoses; Amerigo, a mortgage brokering agency in Lamar County, and Shirley, an employee of Amerigo based in Pass Christian, Mississippi; Burks, a resident of Picayune, who sold the mobile home to the Danoses that is the subject of the litigation; and Flagstar, a lending institution incorporated in the state of Michigan, which held the mortgage on the property and mobile home for a short while. Venue was placed by the plaintiff in Lamar County as it is the principal place of business of Amerigo, even though the property involved and all other plaintiffs and defendants were either nonresident corporations or residents of Pearl River County.

¶ 8. Four of the defendants answered the complaint — Allstate; County Living; real estate broker Coldwell Banker and its [352]*352employee, Miller; and Amerigo, the mortgage broker/lender and its employee, Shirley. The same defendants who answered the complaint also engaged in discovery with the plaintiff for about two years.

¶ 9. Each of these four defendants were dismissed from the suit. The first to go were defendants Miller and Coldwell Banker, having been dismissed from the action on June 7, 2005, as result of a settlement. Defendant Country Living was dismissed from the action pursuant to an agreement of the parties filed on December 6, 2005.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Pearl Equipment, LLC v. Cartwright Construction Co.
Court of Appeals of Tennessee, 2010
Flagstar Bank, FSB v. Danos
46 So. 3d 298 (Mississippi Supreme Court, 2010)
Flagstar Bank, FSB v. Danos
46 So. 3d 348 (Court of Appeals of Mississippi, 2008)
Flagstar Bank, FSB v. Calvin Danos
Mississippi Supreme Court, 2007

Cite This Page — Counsel Stack

Bluebook (online)
46 So. 3d 348, 2008 Miss. App. LEXIS 717, 2008 WL 5064953, Counsel Stack Legal Research, https://law.counselstack.com/opinion/flagstar-bank-fsb-v-danos-missctapp-2008.