Homestead Land Services Inc. v. Mortgagexpress Financial Services Inc.

47 Pa. D. & C.4th 121, 2000 Pa. Dist. & Cnty. Dec. LEXIS 157
CourtPennsylvania Court of Common Pleas, Monroe County
DecidedMarch 15, 2000
Docketno. 8183 Civil 1999
StatusPublished

This text of 47 Pa. D. & C.4th 121 (Homestead Land Services Inc. v. Mortgagexpress Financial Services Inc.) is published on Counsel Stack Legal Research, covering Pennsylvania Court of Common Pleas, Monroe County primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Homestead Land Services Inc. v. Mortgagexpress Financial Services Inc., 47 Pa. D. & C.4th 121, 2000 Pa. Dist. & Cnty. Dec. LEXIS 157 (Pa. Super. Ct. 2000).

Opinion

CHESLOCK, J.,

Plaintiff Loree Guthrie is the owner of real property subject to a mortgage entered into on April 3, 1996 and held by PNC Mortgage Corporation. Guthrie decided to refinance said mortgage through a new loan from defendant, Mortgagexpress Financial Services Inc., a mortgage bank. Mortgagexpress agreed to loan Guthrie $96,500 for the refinance. Settlement on the refinance occurred on October 7,1999. Plaintiff, Homestead Land Services Inc., a title insurance agency, conducted the closing and issued checks to parties who received payment disbursements at the closing. At settlement, Mortgagexpress supplied a check in the amount of $95,133.08, payable to Homestead and representing the proceeds of Mortgagexpress’ “refinance” loan to Guthrie. Said check was returned for insufficient funds twice. Consequently, plaintiffs commenced this action by filing a writ of summons on November 5, 1999. On November 11, 1999, plaintiffs filed a complaint in equity.

Since the revocation of its mortgage bank license in late November 1999, Mortgagexpress no longer conducts [123]*123mortgage-banking business. Defendant Harvey Young was Mortgagexpress’ president, chief executive officer, a director, and the majority shareholder. As of January 3, 2000, Young, individually, is a defendant in four cases involving insufficiently funded Mortgagexpress checks totaling approximately $2,000,000. In addition, Young is currently the subject of a federal investigation of the Mortgagexpress matter.

On December 27, 1999, plaintiffs filed a motion to compel the deposition of Harvey Young and a designee of Mortgagexpress. On January 3,2000, Mortgagexpress and Young filed a petition for the following: (1) a temporary stay of proceedings; (2) to enlarge time to answer or otherwise plead to the complaint; and (3) a temporary protective order halting discovery. On the same date, plaintiffs filed a praecipe for default judgment against Mortgagexpress and Young. Judgment on Counts I, II, and III of the complaint was entered against Mortgagexpress. In addition, judgment on Counts IV and V of the complaint was entered against Young. On January 10, 2000, Mortgagexpress and Young filed a second petition for the following: (1) a temporary stay of proceedings; (2) an indefinite extension of time to answer or otherwise plead; and (3) for a protective order suspending discovery.1 Plaintiffs filed a response to defendants’ January 10, 2000 motion on January 26, 2000.

Plaintiffs’ motion to compel depositions and Mortgagexpress and Young’s January 10, 2000 motion were praeciped for the March argument term. On March 6, 2000, oral argument was heard before this court. We are [124]*124now ready to dispose of plaintiffs’ motion to compel and Mortgagexpress and Harvey Young’s January 10, 2000 motion.

First, Young asks this court to grant an indefinite stay of any discovery from him, in either an individual capacity or as a Mortgagexpress representative, until the criminal investigation or any resulting criminal proceeding against him terminates. Young contends that if he defends this civil case, he will be forced to abandon his Fifth Amendment rights against self-incrimination.

The privilege against self-incrimination is guaranteed by the Fifth Amendment of the United States Constitution and by Article I, Section 9 of the Pennsylvania Constitution. The privilege protects an individual from being compelled to testify against himself in both criminal and civil proceedings, formal or informal, where the answers to questions might incriminate the individual in future criminal proceedings. McDonough v. PennDOT, 152 Pa. Commw. 384,390,618 A.2d 1258,1261 (1992); Commonwealth v. Lutz, 152 Pa. Commw. 377, 380, 618 A.2d 1254, 1255 (1992). The privilege applies not only at trial, but during the discovery process as well. S.E.C. v. Graystone Nash Inc., 25 F.3d 187,190 (3d Cir. 1994). A witness can only assert the privilege when he is being asked to testify to self-incriminating facts and “only when a witness is asked a question which requires an incriminating answer. Lutz, 152 Pa. Commw. at 380, 618 A.2d at 1255; McDonough, 152 Pa. Commw. at 390,618 A.2d at 1261.

The mere pendency of a parallel criminal proceeding is not dispositive in the determination of whether to grant a stay or continuance to protect a party’s privilege against self-incrimination. In McDonough, appellant was simultaneously involved in civil litigation due to the suspen[125]*125sion of his driving privileges for one year and in criminal litigation for a driving under the influence charge. Id. Appellant moved to continue the suspension hearing until the criminal trial was complete on the basis that he could not testify at the suspension hearing without waiving his privilege against self-incrimination. Id. The McDonough court held that conducting an administrative hearing prior to the disposition of a criminal case arising from the same matter is not a per se violation of a defendant’s Fifth Amendment privilege. Id. at 391, 618 A.2d at 1261; Lutz at 381, 618 A.2d at 1256.

Young relies on Cotter v. State Civil Service Commission, 6 Pa. Commw. 498, 297 A.2d 176 (1972), in support of his argument to stay or continue this proceeding. In Cotter, the appellant’s employment with the Pennsylvania Department of Transportation was terminated after he was charged with an accessory after the fact in the sale of a stolen motor vehicle. Id. Appellant appealed his dismissal to the State Civil Service Commission and requested a continuance to protect his Fifth Amendment privilege. Id. Appellant contended that if he asserted his Fifth Amendment privilege he could not pursue the appeal of his dismissal and if he testified, he might waive his Fifth Amendment privilege. Id. The Cotter court held that, under the circumstances, a continuance was proper.

However, the court also stated that “we are not holding that the commission was bound to continue its hearing until the criminal charges filed against appellant had been finally disposed of by the criminal courts.” Id. at 501,297 A.2d at 178.

Cotter is distinguishable. In Cotter, the appellant had been charged with a crime. Here, Young is simply under investigation; he has not even been declared a target. In addition, on appeal, the Cotter court had the benefit of [126]*126hindsight in making its rating that a continuance should have been granted. Because the criminal charges against the appellant were withdrawn upon the district attorney’s motion, a continuance would have eliminated appellant’s dilemma of being forced to choose unnecessarily to refrain from testifying in his own defense, resulting in an undeveloped and incomplete record. Here, we do not know if criminal charges will even be filed. Defense counsel stated that from the date that an indictment is obtained, approximately one year would pass before a criminal trial begins.

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Related

Commonwealth v. Lutz
618 A.2d 1254 (Commonwealth Court of Pennsylvania, 1992)
McDonough v. COM., DEPT. OF TRANSP.
618 A.2d 1258 (Commonwealth Court of Pennsylvania, 1992)
Cotter v. State Civil Service Commission
297 A.2d 176 (Commonwealth Court of Pennsylvania, 1972)

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Bluebook (online)
47 Pa. D. & C.4th 121, 2000 Pa. Dist. & Cnty. Dec. LEXIS 157, Counsel Stack Legal Research, https://law.counselstack.com/opinion/homestead-land-services-inc-v-mortgagexpress-financial-services-inc-pactcomplmonroe-2000.