Hernandez v. Specialized Loan Servicing, LLC

District Court, N.D. California·Decided December 6, 2023·No. 3:23-cv-04093·Unknown

Opinion

RAMON HERNANDEZ, et al., Case No. 23-cv-04093-WHO

Plaintiffs, ORDER GRANTING PLAINTIFFS’ v. MOTION TO REMAND AND DENYING AS MOOT DEFENDANTS’ et al., Re: Dkt. No. 7, 19 Defendants.

Two motions are pending: (1) Plaintiffs Ramon and Blanca Hernandez’s (“the plaintiffs”) Motion to Remand (“Remand Motion” or “Remand Mot.”) [Dkt. No. 19], and (2) Defendants Specialized Loan Servicing (“SLS”) and MEB REO Trust VI’s (“the Trust”) Motion to Dismiss (“MTD”) [Dkt. No. 7]. After considering the papers filed in support and in opposition of the instant motions, I deemed this matter appropriate for resolution without oral argument of counsel. See Fed. R. Civ. P. 78. For the following reasons, the plaintiffs’ Remand Motion is GRANTED, and the defendants’ Motion to Dismiss is DENIED as moot. In November 2006, Ramon and Blanca Hernandez (“the plaintiffs”) took out a $62,500 second mortgage on their property, located at 715 Warden Ave, San Leandro, California (the “Property”), and a first position mortgage on the same property for $500,000. Complaint (“Compl.”) [Dkt. No. 1-1] ¶¶ 21, 23. Both mortgages were memorialized in deeds of trust recorded in Alameda County. Id. In October 2012, the plaintiffs entered a loan modification trial period plan with Bank of America on their first position mortgage, which Bank of America informed them would “erase” statements on the loan from January 2011 to June 2018. Id. ¶¶ 27, 28. In June 2021, beneficial interest in the loan transferred from Countrywide Bank, N.A. to MEB REO Trust VI (“MEB Trust”). Id. ¶ 29. The plaintiffs allege that on or about November 9, 2021, they received a letter from SLS (the alleged loan servicer) entitled “MATURED LOAN FULL PAYMENT DUE (Final Notice),” stating that the total balance on their loan had to be paid on or before December 1, 2021, the loan’s original maturity date. Compl. ¶ 38. The plaintiffs applied for loan modification three times, which SLS largely denied. Id. ¶¶ 40, 42. They then contacted the Housing and Economic Rights Advocates (“HERA”); HERA proposed to SLS that the plaintiffs pay $80,000 to satisfy the loan; SLS ultimately rejected that proposal. Id. ¶¶ 41, 44. At this point, Mr. Hernandez reached out to SLS and spoke with an SLS agent who told him that paying between $70,000 - $85,000 would “resolve the entire problem.” Id. ¶ 45. The complaint alleges that the agent recommended that plaintiffs pay $85,000 and ask SLS for a document that would state that the loan was resolved. Id. After this conversation, on February 3, 2022, SLS sent the plaintiffs a letter informing them that a payment of $84,917.35 was required to reinstate their loan. Id. ¶ 46. Accordingly, the plaintiffs transferred SLS a total of approximately $85,000, believing that this would entirely resolve the loan. Id. ¶ 48. But soon thereafter, SLS sent another payoff demand quoting an outstanding balance of $51,097.44, which it claimed was needed to cure delinquency and avoid foreclosure. Id. ¶ 49. On June 23, 2022, SLS sent another payoff demand stating that the total amount due was $49,275.79. The plaintiffs paid this amount as well. Id. ¶¶ 53-54. On August 21, 2022, the plaintiffs submitted a complaint to the Consumer Financial Protection Bureau (CFPB). Upon contact from the CFPB, SLS denied that it had failed to send the plaintiffs periodic statements as it was required to do and stated that the account was not eligible for reinstatement at the time that SLS sent the reinstatement quote on February 3, 2022. Id. ¶¶ 55- 56. SLS stated it “regret[ted] any confusion experienced due to the restatement quote sent on February 3, 2022.” Id. ¶ 57. County of Alameda against Specialized Loan Servicing, LLC; MEB REO Trust VI; and CTC Real Estate Services (“CTC”). See generally Compl. The plaintiffs alleged that each defendant was a California citizen. Id. ¶¶ 3-7. They assert that they “attempted to serve the summons and complaint on Defendant CTC Real Estate Services via the entity the California Secretary of State previously listed as [its] registered agent, CT Corporation, on July 6, 2023.” Remand Mot. 12:1-3; see Dkt. 19-1, Ex. 1. The entity they served, CT Corporation Systems, was listed as CTC’s registered agent at the time of its dissolution in 2015. Dkt. 24-1. The plaintiffs say that CT Corporation informed them days after they served it that it was no longer the registered agent for CTC. Remand Mot. 12:1-5. They also tried to serve another individual who served as a director for CTC throughout August 2023, both before and after SLS filed its notice of removal on August 11, 2023, but they were “unable to do so.” Remand Mot. 12:7-12; Dkt. 19-1, Ex. 2 (Declaration of Due Diligence showing that a registered process server attempted to serve the former corporate director for CTC on seven occasions between August 4, 2023, and August 27, 2023). On August 11, 2023, defendants Specialized Loan Servicing, LLC (“SLS”) and MEB REO Trust VI (the “Trust”), removed the action to this court asserting diversity jurisdiction. Defendants’ Notice of Removal of Action Based on Diversity Jurisdiction (“Removal Notice”) [Dkt. No. 1]. The defendants alleged their own diverse citizenship from the plaintiffs but did not address the citizenship of CTC, stating that “defendant CTC Real Estate Services has not been properly served in the State Court Action and therefore do not need to join in or consent to this removal,” and that its citizenship should not be considered because it was not a properly named party. Removal Notice ¶ 12. SLS and the Trust claimed that the plaintiffs meant to name Computershare Title Services, a Delaware company, not CTC. Id. They also argued, seemingly in the alternative, that CTC was a nominal party whose citizenship need not be considered. Removal Notice ¶ 5. The defendants also moved to dismiss the Complaint. See generally MTD. The plaintiffs moved to remand on September 11, 2023. See generally Remand Mot. have been brought in federal court in the first instance. 28 U.S.C. § 1441(a). A defendant may remove “any civil action brought in a State court of which the district courts . . . have original jurisdiction.” Id. When a civil action is removed solely under § 1441(a), all defendants who have been properly joined and served must join in or consent to the removal of the action. 28 U.S.C. § 1446. Diversity removal requires complete diversity, meaning that each plaintiff must be of a different citizenship from each defendant. Caterpillar Inc. v. Lewis, 519 U.S. 61, 68 (1996). “Absent unusual circumstances, a party seeking to invoke diversity jurisdiction should be able to allege affirmatively the actual citizenship of the relevant parties.” Kanter v. Warner-Lambert, Co., 265 F.3d 853, 857 (9th Cir. 2001) (citing Whitmire v. Victus Ltd. t/a Master Design Furniture, 212 F.3d 885, 887 (5th Cir.2000)). In determining whether there is complete diversity, district courts may disregard the citizenship of a non-diverse defendant who has been fraudulently joined. Grancare, LLC v. Thrower by & through Mills, 889 F.3d 543, 548 (9th Cir. 2018) (citing Chesapeake & Ohio Ry. Co. v. Cockrell, 232 U.S. 146, 152 (1914)). Under the doctrine of fraudulent joinder, “ [j]oinder of a non-diverse defendant is deemed fraudulent, and the defendant’s presence in the lawsuit is

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