Harbin v. Roundpoint Mortgage Company

CourtDistrict Court, N.D. Alabama
DecidedDecember 4, 2020
Docket2:15-cv-01069
StatusUnknown

This text of Harbin v. Roundpoint Mortgage Company (Harbin v. Roundpoint Mortgage Company) is published on Counsel Stack Legal Research, covering District Court, N.D. Alabama primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Harbin v. Roundpoint Mortgage Company, (N.D. Ala. 2020).

Opinion

UNITED STATES DISTRICT COURT NORTHERN DISTRICT OF ALABAMA SOUTHERN DIVISION

ALLISON HARBIN, ) Plaintiff, ) ) vs. ) 2:15-CV-01069-SLB ) ROUNDPOINT MORTGAGE ) COMPANY, ) ) Defendant. )

MEMORANDUM OPINION

This matter comes before the court on cross-motions regarding the availability of witness testimony at trial in this action arising from alleged fraud that purportedly resulted in the foreclosure sale of the plaintiff’s home. Plaintiff Allison Harbin moves the court to “permit disclosures out of time and, if needed, reopen limited discovery.” (Doc. 121).1 More specifically, Ms. Harbin seeks to clarify her ability to call Suzanne Shinn (a bankruptcy attorney) as a witness and to belatedly disclose Ms. Shinn as a non-retained expert witness if necessary; she also seeks to belatedly disclose Diann O’Mary Harbin Barrett (Ms. Harbin’s mother) and Carl Cummings (Ms. Harbin’s husband) as witnesses for trial. Defendant Roundpoint Mortgage Company opposes Ms. Harbin’s motion and has filed a

1 Reference to a document number, [“Doc. ___”], refers to the number assigned to each document as it is filed in the court’s record. Page number citations refer to the page numbers assigned to the document by the court’s CM/ECF electronic filing system. separate motion in limine seeking to exclude any testimony from Ms. Barrett and Mr. Cummings. (Doc. 124).

After reviewing the submissions of the parties, the court will grant in part and deny in part Ms. Harbin’s motion for expert disclosure and discovery. The court will deny Ms. Harbin’s request to belatedly disclose Ms. Shinn as a non-

retained expert witness because her failure to timely disclose Ms. Shinn was not substantially justified or harmless and because anything beyond her permissible fact testimony crosses the line into speculation. Ms. Shinn may testify only as a fact witness to her limited actual interactions with Ms. Harbin. However, the court

will grant Ms. Harbin’s request for belated disclosure of Ms. Barrett and Mr. Cummings as witnesses and will reopen discovery on a limited basis as to those witnesses because any failure to disclose was substantially justified and harmless.

As such, the court will deny Roundpoint’s motion in limine to exclude any testimony from Ms. Barrett and Mr. Cummings. I. BACKGROUND Simply stated, this case arises from Ms. Harbin’s default on her mortgage,

an alleged misrepresentation by Roundpoint—the servicer of her mortgage—about the date of the resulting foreclosure sale, and the ultimate sale at foreclosure of Ms. Harbin’s home. According to Ms. Harbin, after she defaulted on her mortgage she

tried to get a loan modification to save her home, but faced the threat of a rapidly impending foreclosure sale. Ms. Harbin wished to avoid foreclosure, so she spoke to Ms. Shinn—a bankruptcy attorney and family friend—and discussed the

possibility of filing for bankruptcy to prevent foreclosure. Four days before the scheduled foreclosure sale of her home, Ms. Harbin talked to an employee at Roundpoint to determine whether the foreclosure sale was

going to be postponed as she worked on obtaining documents to apply for a modification of her loan. According to Ms. Harbin, the employee told her that the sale, which had already been rescheduled once, was “temporarily suspended.” Ms. Harbin took that to mean that the sale was postponed, but, in fact, the rescheduled

sale went ahead as planned. According to Ms. Harbin, if she had known that the sale was not postponed then she would have filed for bankruptcy to prevent the foreclosure sale.

Ms. Harbin filed the instant lawsuit against Roundpoint and against the bank who issued her mortgage, alleging multiple causes of action including fraud against Roundpoint. (Doc. 29). After motions for summary judgment from both defendants, this court found that all of Ms. Harbin’s claims lacked merit. (Doc. 38,

doc. 46; doc. 68, doc. 69). Ms. Harbin appealed this court’s decision and the Eleventh Circuit held that Ms. Harbin’s fraud claim against Roundpoint could proceed to trial because “a reasonable jury could conclude that Roundpoint made a

false representation of a material existing fact on which [Ms. Harbin] reasonably relied to her detriment by not filing for bankruptcy protection.” Harbin v. Roundpoint Mortg. Co., 758 F. App'x 753, 757 (11th Cir. 2018). Roundpoint then

filed a second motion for summary judgment on Ms. Harbin’s fraud claim, which the court denied. (Doc. 82, doc. 83, doc. 99). So, Ms. Harbin’s claim for fraud against Roundpoint survives to proceed to trial.

Roundpoint also filed a motion in limine, seeking, in part, to preclude the use of evidence that bankruptcy would have saved Ms. Harbin’s home from foreclosure. (Doc. 84 at 5). Roundpoint asserted that any evidence that bankruptcy could have saved Ms. Harbin’s home was unduly speculative and that

Ms. Harbin had failed to disclose any experts who could testify about the results of a potential bankruptcy filing. Ms. Harbin responded that she did not intend to argue that bankruptcy would have saved her home, but asserted that Roundpoint

should not be able to argue that filing for bankruptcy would not have saved her home because that argument would be unduly speculative. (Doc. 94 at 3). This court ruled on the parties’ motions in limine, finding, among other things, that it would exclude all evidence regarding whether filing for bankruptcy would have

saved Ms. Harbin’s house because that evidence would be unduly speculative. (Doc. 100 at 4).2 Then, on November 14, 2019, Ms. Harbin filed a motion to identify Ms.

2 This ruling was made by Judge R. David Proctor, a colleague on this court; the case was subsequently reassigned to the undersigned. Shinn, the bankruptcy attorney, out of time as a non-retained expert witness. (Doc. 102). After a conference, Judge Proctor denied the motion as moot because Ms.

Shinn would only testify as a fact witness. (Doc. 102).1 After the case was reassigned to the undersigned, the court entered a submission order requesting that the parties submit briefs on the issue of damages,

specifically the duration of Ms. Harbin’s potential damages. (Doc. 112). The court noted that Ms. Harbin seeks damages for the loss of her ownership interest and equity in her home, and that, to prove those damages, she would have to show that Roundpoint’s alleged misrepresentation proximately caused that damage,

which would require a showing that she would actually have been able to keep her home or retain her equity in the home through filing for bankruptcy or completing a loan modification application. (Id. at 2). The court further observed that

Roundpoint would have the right to question Ms. Harbin about those issues. (Id.). In its submission order, the court noted many of the generally applicable bankruptcy provisions in Ms. Harbin’s case and ordered Roundpoint to file a brief regarding Ms. Harbin’s bankruptcy and loan modification options. The court also

allowed Ms. Harbin to file a response. Finally, the court noted that, should the jury find that foreclosure was inevitable, Ms. Harbin’s damages would be limited to the time between the foreclosure sale and the date of inevitable foreclosure. (Id. at 8).

Roundpoint filed its response to the submission order, arguing that, based on Ms. Harbin’s financial situation and the rules governing loan modification and bankruptcy, Ms. Harbin could not have saved her home from foreclosure with a

loan modification or through bankruptcy. (Doc. 114). Roundpoint also argued that Ms. Harbin could not establish that Roundpoint’s alleged misrepresentation proximately caused her any actual damages because she would have lost her home

in foreclosure regardless of Roundpoint’s alleged misrepresentation. (Id.). Ms.

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Harbin v. Roundpoint Mortgage Company, Counsel Stack Legal Research, https://law.counselstack.com/opinion/harbin-v-roundpoint-mortgage-company-alnd-2020.