Koehler v. New American Funding

CourtDistrict Court, E.D. Missouri
DecidedJuly 8, 2024
Docket4:23-cv-01332
StatusUnknown

This text of Koehler v. New American Funding (Koehler v. New American Funding) is published on Counsel Stack Legal Research, covering District Court, E.D. Missouri primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Koehler v. New American Funding, (E.D. Mo. 2024).

Opinion

UNITED STATES DISTRICT COURT EASTERN DISTRICT OF MISSOURI EASTERN DIVISION

SABRINA KOEHLER, ) ) Plaintiff, ) ) v. ) No. 4:23-CV-1332 RLW ) NEW AMERICAN FUNDING, et al., ) ) Defendants. )

MEMORANDUM AND ORDER This matter is before the Court on separate motions to dismiss filed by Defendant Midland Mortgage and Defendant Brokers Solutions, Inc. d/b/a New American Funding (“NAF”).1 (ECF Nos. 38 and 46). Both Defendants move to dismiss Plaintiff Sabrina Koehler’s First Amended Complaint for failure to state a claim pursuant to Rule 12(b)(6) of the Federal Rules of Civil Procedure. The motions are fully briefed and ripe for review.2 For the reasons that follow, the motions to dismiss are granted in part and denied without prejudice in part.3 I. Background Plaintiff Sabrina Koehler, who is proceeding in this matter pro se without the assistance of counsel, alleges that on November 12, 2019, she purchased a residential property located at 4023 Fawn Hollow Drive, House Springs, Missouri 63051 (the “Property”). To purchase the Property,

1In its motion, Defendant Midland Mortgage states that it is a division of MidFirst Bank, which is the proper defendant in interest.

2Also before the Court are Plaintiff’s Motion for Leave to File a Surreply to Defendant Midland Mortgage’s Motion to Dismiss, and Motion for Leave to File a Surreply to NAF’s Motion to Dismiss (ECF Nos. 45, 50). Plaintiff does not request leave to file additional briefing to address new legal arguments made by Defendants in their reply memoranda or to bring relevant, newly decided case law to the Court’s attention. Rather, it appears Plaintiff is motivated by a desire to have the last word. Plaintiff’s motions are denied. Plaintiff secured a loan for $157,000.00 from NAF, loan No. 300337494. Plaintiff attached to her Amended Complaint a copy of the Warranty Deed, Note, and Deed of Trust.4 (ECF No. 35, Ex. A). Plaintiff and Arthur C. Jennewein, who is not a party to this suit, signed the documents and are listed as the borrowers. The documents further indicate that both Plaintiff and Mr. Jennewein are unmarried. Plaintiff alleges she paid the loan “as agreed.” (ECF No. 35 at 3, ¶ 2). Plaintiff does not allege that she paid loan No. 300337494 in full, however, and a statement from NAF attached to the Amended Complaint indicates Plaintiff had an outstanding principal balance of $153,575.06

on September 9, 2020. (ECF No. 35, Ex. K). On November 17, 2020, NAF filed a Release of Deed on loan No. 300337494, which showed the loan was paid in full.5 Plaintiff alleges that prior to filing the release, NAF forged signatures on a second set of loan documents, including a Note and Deed of Trust. According to the Amended Complaint, the second set of loan documents, dated October 20, 2020, secured a loan on the Property in the amount of $154,614.00.6 The signatures of Plaintiff and Mr. Jennewein appear on these documents. Plaintiff alleges she did not sign the documents and that her signature was forged, and that she has proof of the forgery. Plaintiff alleges “upon information and belief, the new loan documents were prepared to allow NAF to get unjust enrichment and apply for federal funding related to the Covid 19 pandemic under the Cares Act.” (ECF No. 35 at 4). Plaintiff

4The attached documents, and many of Plaintiff’s other exhibits, are poor copies and are largely illegible. (ECF No. 35, Ex. A).

5Plaintiff attached a copy of this document to her Amended Complaint, but it is largely illegible. (ECF No. 35, Ex. B).

6 Copies of these documents are attached to the Amended Complaint but are largely illegible. (ECF No. 35, Ex. C). alleges that upon “discovering the fraud” she contacted the police department and filed a police report.7 (Id. at 5). Plaintiff states that, fearing foreclosure, she paid on the allegedly fraudulent loan even though she never agreed to the loan’s terms and conditions. According to the Amended Complaint, NAF initiated a non-judicial foreclosure on January 27, 2022, and appointed S & W Foreclosure Corporation as the Successor Trustee. On April 5, 2022, the loan, which was already in default, was sold to Lynx Whole Loan Acquisition, LLC (“Lynx”), a debt collection agency that is not a party to this suit. Plaintiff states that a monthly mortgage statement from NAF dated May 17, 2022, indicates she was 289 days past due when

Lynx acquired the loan. (ECF No. 35 at 5; Ex. I, ECF No. 35-9 at 2.) Plaintiff further alleges that NAF “sold a fraudulent loan to Midland Mortgage.” (ECF No. 35 at 6). Plaintiff does not allege when the sale to Midland Mortgage occurred. Plaintiff alleges that Midland Mortgage has no right to collect payments or declare Plaintiff in default over a fraudulent loan. Plaintiff alleges that on June 2, 2021, she had a FICO score of 796, which is excellent, and today she has a FICO score of 576, which is poor. Plaintiff brings the following claims in her Amended Complaint: violations of Missouri Revised Statutes § 443.930 against Defendant NAF (Count I); common law fraud against Defendant NAF (Count II); violations of the Fair Debt Collection Practices Act, 15 U.S.C. §§ 1692, et seq., against Defendants NAF and Midland Mortgage (Count III); violations of the

False Claims Act, 31 U.S.C. §§ 3729, et seq., against Defendants NAF and Midland Mortgage (Count IV); violations of the Federal Trade Commission Act, 31 U.S.C. §§ 41, et seq., against Defendants NAF and Midland Mortgage (Count V); Breach of Fiduciary Duty pursuant to 29

7Plaintiff attached a copy of the police report to her Amended Complaint, but it is largely illegible. (ECF No. 35, Ex. F). U.S.C. § 1109 against Defendants NAF and Midland Mortgage (Count VI); common law Breach of Implied Covenant of Good Faith and Fair Dealing against Defendant NAF (Count VII); common law Unjust Enrichment against Defendant NAF (Count VIII); common law Infliction of Emotional Distress against Defendant NAF (Count IX); violations of the Fair Credit Reporting Act, 15 U.S.C. §§ 1681, et seq., against Defendants NAF and Midland Mortgage (Count X); and common law Slander of Title against Defendants NAF and Midland Mortgage (Count XI).8 For relief, Plaintiff seeks an order quieting title of the Property in Plaintiff’s favor, and judicial declarations that Plaintiff is the full legal and beneficial owner of the Property and that the

Note and Deed of Trust are invalid. Plaintiff also seeks monetary damages including $157,000, “which is the cost of Plaintiff’s home,” and as well as statutory damages and “three times the interest paid.” (ECF No. 35 at 25). Plaintiff’s Amended Complaint does not allege the jurisdictional basis for bringing suit in federal court. The Court finds that it has federal question jurisdiction over claims Plaintiff is bringing pursuant to federal statutes and supplemental jurisdiction over Plaintiff’s state law claims. See 28 U.S.C. §§ 1331, 1367. The Court further finds Plaintiff has not alleged, and there is insufficient information in the record to establish, the existence of diversity jurisdiction in this case. See 28 U.S.C. § 1332. In response to Plaintiff’s Amended Complaint, Defendants NAF and Midland Mortgage

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Bluebook (online)
Koehler v. New American Funding, Counsel Stack Legal Research, https://law.counselstack.com/opinion/koehler-v-new-american-funding-moed-2024.