Jourdan v. Nationsbanc Mortgage Corp.

42 P.3d 1072, 2002 Alas. LEXIS 28, 2002 WL 363393
CourtAlaska Supreme Court
DecidedMarch 8, 2002
DocketS-9194
StatusPublished
Cited by14 cases

This text of 42 P.3d 1072 (Jourdan v. Nationsbanc Mortgage Corp.) is published on Counsel Stack Legal Research, covering Alaska Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Jourdan v. Nationsbanc Mortgage Corp., 42 P.3d 1072, 2002 Alas. LEXIS 28, 2002 WL 363393 (Ala. 2002).

Opinion

OPINION

FABE, Chief Justice.

I. INTRODUCTION

Ava Jourdan brings this action challenging the foreclosure of her residence. Jourdan claims that the superior court improperly granted summary judgment, arguing both that the foreclosure was procedurally flawed and that there existed material issues of factual dispute. Jourdan's various legal challenges have been heard before a number of superior court judges. We affirm all of the decisions of the superior court.

II - STATEMENT OF FACTS

In December 1985 Charles Elder executed a deed of trust against a residence located at 1725 Amherst Circle in Anchorage to secure a note payable to Alaska Mutual Bank. Elder then deeded the property to Royalty Company, which was wholly owned by Ava Jourdan. The note and deed of trust were then assigned by the bank to the Federal Home Loan Mortgage Corporation (Freddie Mac). 1 A non-judicial foreclosure was initiated in 1991 after the payments on the note went into default. Jourdan stayed the foreclosure by putting Royalty Company into Chapter 11 bankruptey. Royalty Company's bankruptey was later converted to a Chapter 7 bankrupt, cy when Jourdan filed a personal Chapter 7 bankruptcy. Freddie Mac was able to obtain relief from the stay and recommence the foreclosure action. The foreclosure sale was conducted on February 10, 1994.

In early February 1994 Jourdan received a copy of a facsimile from Freddie Mac indicating that the amount of arrearages was approximately $35,000. Freddie Mac offered to accept one-half of the amount immediately and the other half over the course of the next six months in exchange for terminating the foreclosure proceedings. Jourdan responded by offering to pay $15,000 immediately and another $15,000 at the end of six months. This was unacceptable to Freddie Mac. On February 10, 1994, shortly before the foreclosure sale, Jourdan delivered a letter to Richard Ullstrom and Richard Crabtree, the attorneys handling the foreclosure, stating that she wished to accept Freddie Mac's offer of a "workout" agreement, but adding additional conditions. Ulistrom and Crabtree did not consider this to be a valid acceptance and proceeded with the foreclosure sale. Freddie Mac was the successful bidder at the sale.

On February 14, 1994, Jourdan filed a complaint seeking a temporary restraining order to halt the recording of the deed of trust. Superior Court Judge Milton M. Souter granted the restraining order and later issued a preliminary injunction on February 25 on the condition that Jourdan pay $17,500 by February 28, in line with the "workout" agreement Freddie Mac had offered Jourdan. Judge Souter ordered that the injunction was to expire on its own terms on February 28 if the necessary money was *1076 not paid. When Jourdan failed to pay, Freddie Mac moved for partial summary judgment. On September 26, 1994, the superior court, Judge Souter again presiding, granted summary judgment as to contractual interference, punitive damages, bad faith dealing, injunctive relief, and disparate treatment. Jourdan moved in January 1995 to amend her complaint to repeat the two surviving counts-breach of contract and specific performance-and add claims of defective foreclosure, constructive eviction, invasion of privacy, unlawful forced entry, and intentional infliction of emotional distress. In a second motion to amend her complaint, Jourdan attempted to add claims of violating her right to enjoy her home, misuse of process, disparagement of character, deprivation of civil rights, malicious prosecution, and disparagement of title. This second amended complaint was not ruled upon by the trial court.

Oral argument was set for September 29, 1995, but Jourdan moved for and was granted an open-ended continuance based on an affidavit from her psychiatrist that for the time being she was "unable to deal with complex legal matters." In September 1996 Freddie Mac moved to require Jourdan to show cause why oral arguments should not proceed. Jourdan responded that the burden was on Freddie Mac to demonstrate that Jourdan was able to proceed. After Freddie Mac moved for the imposition of a conserva-torship, Superior Court Judge Karen L. Hunt ruled that Jourdan was competent to conduct her own legal affairs. This order further required Jourdan to "reactivate" her pending civil litigation. When Jourdan failed to comply, Freddie Mac moved to proceed with oral argument, which was held before Judge Hunt on March 26, 1998 with Jourdan participating. On August 27, 1998, Judge Hunt granted partial summary judgment against Jourdan on the amended complaint. A request for partial Judgment for possession of the real property was granted, effective August 1, 1999. Jourdan filed a motion for reconsideration, which was denied by Superi- or Court Judge Stephanie E. Joannides. Jourdan now appeals.

III, STANDARD OF REVIEW

We review summary judgment orders de novo. 2 In reviewing a grant of summary judgment, this court must determine whether any genuine issue of material fact exists and whether on the established facts the moving party is entitled to judgment as a matter of law." 3 We use our independent judgment in reviewing conclusions of law. 4 Findings of fact will only be reversed if "clearly erroneous." 5 A genuine issue of fact exists when reasonable jurors could differ on their interpretation of the evidence. 6

IV. DISCUSSION

A. The Superior Court Properly Granted Summary Judgment on the Absence of a "Workout" Agreement.

As a threshold issue, this court must decide whether the alleged "workout" agreement between Jourdan and Freddie Mac concerning the February 10, 1994 foreclosure sale precluded the entry of summary judgment against Jourdan with regard to possession of the house. Judge Hunt ruled that while there was a genuine issue of material fact as to whether a "workout" contract existed, Jourdan did not have the ability to perform on that contract. This conclusion was based in part upon Jourdan's inability to pay the $17,500 owed after the injunction was issued and the sale forestalled to give her the opportunity to pay. Under Alaska law, a plaintiff cannot collect damages in a breach of contract action without showing the willingness to perform his or her own obligation, 7 which in this case would be to pay *1077 the amount owed under the alleged "workout" agreement. Because Jourdan was given the opportunity to pay her outstanding debt and did not, she cannot bring an action for breach of contract here. 8 Consequently, the summary judgment order against Jourdan was properly granted. 9

B. The Notice of Foreclosure Was Valid.

Jourdan alleges that the foreclosure action was invalid primarily due to the extended length of time between when notice of the sale was given and the sale itself.

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Bluebook (online)
42 P.3d 1072, 2002 Alas. LEXIS 28, 2002 WL 363393, Counsel Stack Legal Research, https://law.counselstack.com/opinion/jourdan-v-nationsbanc-mortgage-corp-alaska-2002.