Harris v. Key Bank National Ass'n

89 F. Supp. 2d 408, 41 U.C.C. Rep. Serv. 2d (West) 1266, 2000 U.S. Dist. LEXIS 3688, 2000 WL 287500
CourtDistrict Court, W.D. New York
DecidedMarch 14, 2000
Docket6:98-cr-06044
StatusPublished
Cited by2 cases

This text of 89 F. Supp. 2d 408 (Harris v. Key Bank National Ass'n) is published on Counsel Stack Legal Research, covering District Court, W.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Harris v. Key Bank National Ass'n, 89 F. Supp. 2d 408, 41 U.C.C. Rep. Serv. 2d (West) 1266, 2000 U.S. Dist. LEXIS 3688, 2000 WL 287500 (W.D.N.Y. 2000).

Opinion

DECISION AND ORDER

LARIMER, Chief Judge.

Plaintiffs Ben and Shirley Harris (“plaintiffs”), pursuant to this court’s diversity jurisdiction under 28 U.S.C. § 1382, commenced this action against defendant Key Bank National Association, d/b/a Key Bank, Key Bank of New York, and Key Bank of Central New York (“defendant” or “Key Bank” or “the bank”). In their complaint, plaintiffs allege essentially that Key Bank mishandled collateral that plaintiffs had pledged to secure a loan. Defendant moves to dismiss this action for failure to state a claim upon which relief can be granted, which motion was converted to a motion for summary judgment.

FACTUAL BACKGROUND

In June 1984, plaintiffs sold an apartment building located at 1564 St. Paul Street to a general partnership called the 1564 St. Paul Street Partners (“partners”). 1 As part of the $775,000 purchase price, the partners executed a promissory note for the benefit of plaintiffs in the amount of $195,000 (“St. Paul Street Note”). As security for this note, the partners gave plaintiffs a second mortgage on the property. According to the terms of the St. Paul Street Note, the partners would pay only interest to plaintiffs, in monthly installments of $1,900, until April 1991. The partners would then pay the principal of $195,000, in a balloon payment, on May 1,1991.

On May 30, 1985, in a completely separate transaction, plaintiffs borrowed $150,-000 from Key Bank. Plaintiffs executed a demand note for the benefit of the bank in the amount of $150,000 (“Key Bank Note”). As security for this note, plaintiffs assigned to Key Bank their $195,000 St. Paul Street Note and the second mortgage interest that secured it.

In 1986, plaintiffs began having difficulty making the monthly payments on the Key Bank Note. As a result, plaintiffs made arrangements for the partners to send their monthly interest payments on the St. Paul Street Note directly to Key Bank. The bank agreed to apply those payments to plaintiffs’ Key Bank Note debt. The bank also agreed to amortize the Key Bank Note over five years so that it would mirror the term of the St. Paul Street Note. Consequently, the Key Bank Note balance would be due at the same time the St. Paul Street Note principal payment was due. Plaintiffs allege that Key Bank agreed further that when it received the $195,000 principal payment from the partners, it would use that money to pay off the outstanding balance on the Key Bank Note and then return any remaining money to plaintiffs, along with their assigned collateral.

This arrangement worked well for approximately five years. However, just before the principal payment on the St. Paul Street Note was due, the partners approached Key Bank for a $195,000 loan so that they could refinance the money owed plaintiffs. Key Bank refused to loan the partners the money. Therefore, when the principal payment came due, the partners were unable to pay it. The partners offered to continue making monthly interest payments until they could afford the $195,-000 principal payment. Plaintiffs agreed not to immediately enforce the St. Paul Street Note, and the bank agreed to continue to apply the partners’ monthly interest payments to the Key Bank No.te. This arrangement worked well for another two and one-half years, at which time there was only a $75,000 balance remaining on *411 the Key Bank Note, and the bank was oversecured by about $120,000 (the difference between the $195,000 pledged St. Paul Street Note and the unpaid $75,000 Key Bank Note).

By January 1994, however, the partners had been remitting payments late on the St. Paul Street Note. Further, plaintiffs’ attorney, David Berlowitz, learned that the senior mortgage holder intended to foreclose on the property because of an unpaid tax bill. Berlowitz wrote to the bank’s loan officer, Gary Wernz, and asked Key Bank to join plaintiffs in suing the partners for the $195,000 principal payment. Wernz responded that he was looking for the file and would get back to Berlowitz once he found it. Plaintiffs maintain, however, that Wernz had the file at all times and was secretly corresponding with the partners. Instead of getting back to Ber-lowitz, as promised, Wernz simply sold the Key Bank Note to the partners for the $75,000 balance.

Wernz then informed plaintiffs that the bank had sold the Key Bank Note, along with the $195,000 St. Paul Street Note and the second mortgage interest that secured it, to a partnership called “Last” Associates. At no time did Wernz mention the partners’ involvement in this transaction. Berlowitz knew that the name Last Associates had been used for many years by a respected realtor, Lawrence Dresner. Berlowitz contacted Dresner, who knew nothing about the transaction. Berlowitz then contacted Wernz again to inquire about this unusual situation. At around this time, it appears that the partners reserved another business name similar to Last Associates — Lass Associates — and changed the name on all the closing documents. See Plaintiffs’ Affidavit (Docket Item 11) Ex. I (Letter to plaintiffs from partners’ attorney noting name change). Wernz then allegedly told plaintiffs that he simply had made a mistake regarding the name of the entity purchasing the Key Bank Note.

By letter dated April 4, 1994, the partners’ attorney, Stanley Gordon, on behalf of Lass Associates, demanded that plaintiffs pay the $75,000 balance on the Key Bank Note within fifteen days. When plaintiffs failed to do so, Gordon personally served on plaintiffs written notice, pursuant to U.C.C. § 9-505(2), that Lass Associates proposed to retain the assigned collat eral — i.e., the St. Paul Street Note and second mortgage — in full satisfaction of the Key Bank Note. 2 Plaintiffs maintain that they could not afford to remit payment to Lass Associates. According to plaintiffs, they had been waiting for the partners’ $195,000 principal payment so that they could pay off the Key Bank Note balance. Plaintiffs allege further that they told Berlowitz to object to the Lass Associates’ proposal to keep the collateral in full satisfaction of the debt. Berlowitz, however, apparently never sent the objection. Consequently, the partners foreclosed upon the Key Bank Note and retained the collateral.

Plaintiffs immediately sued the partners in New York State Supreme Court, Monroe County, to enforce the St. Paul Street Note. The state court ruled that since the bank had repledged the Key Bank Note to Lass Associates and Lass Associates had foreclosed on that note, Lass Associates was now the owner of the St. Paul Street Note, and plaintiffs did not have standing to enforce it.

*412 In the instant action, plaintiffs maintain that Key Bank’s conduct constituted: (1) negligence, in violation of U.C.C. § 9-207; 3 (2) a breach of the bank’s fiduciary duty; (3) a breach of good faith, in violation of U.C.C. § 1-203; 4 and (4) constructive fraud. 5 Specifically, plaintiffs contend that Key Bank breached duties owed to them when it ignored Berlowitz’s plea to sue the partners to enforce the St.

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Bluebook (online)
89 F. Supp. 2d 408, 41 U.C.C. Rep. Serv. 2d (West) 1266, 2000 U.S. Dist. LEXIS 3688, 2000 WL 287500, Counsel Stack Legal Research, https://law.counselstack.com/opinion/harris-v-key-bank-national-assn-nywd-2000.