Melford v. Kahane & Assocs.

371 F. Supp. 3d 1116
CourtDistrict Court, S.D. Florida
DecidedApril 1, 2019
DocketCase No. 18-cv-60881-BLOOM/Valle
StatusPublished
Cited by32 cases

This text of 371 F. Supp. 3d 1116 (Melford v. Kahane & Assocs.) is published on Counsel Stack Legal Research, covering District Court, S.D. Florida primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Melford v. Kahane & Assocs., 371 F. Supp. 3d 1116 (S.D. Fla. 2019).

Opinion

BETH BLOOM, UNITED STATES DISTRICT JUDGE

*1120THIS CAUSE is before the Court upon Defendant Kahane & Associates, P.A.'s ("Kahane")Motion for Final Summary Judgment, ECF No. [77] ("Kahane's Motion"), Defendants Towd Point Master Funding Trust REO ("Towd"), U.S. Bank Trust ("U.S. Bank"), and Select Portfolio Servicing, Inc.'s ("SPS") Motion for Final Summary Judgment, ECF No. [80] ("Joint Defense Motion"), and Plaintiff Judith Melford's ("Ms. Melford," "Judith Watkins," or "Plaintiff") Motion for Partial Summary Judgment as to Liability, ECF No. [83], ("Ms. Melford's Motion") (collectively, the "Motions"). The Court has carefully reviewed the Motions, the record, all supporting and opposing filings, the exhibits attached thereto, and is otherwise fully advised. For the reasons that follow, Kahane's Motion and the Joint Defense Motion are granted in part and denied in part and Ms. Melford's Motion is granted in part and denied in part.

I. BACKGROUND

On April 4, 2018 Ms. Melford filed her Complaint against Defendants for violations of the Fair Debt Collection Practices Act, the Florida Consumer Collection Practices Act, breach of contract, and malicious prosecution. ECF No. [1]. The Court dismissed all counts except the malicious prosecution claim. See ECF No. [53]. Defendants have moved for summary judgment as to the sole remaining claim, arguing that no genuine issue of material fact exists to support the following elements of a claim for malicious prosecution: an absence of probable cause for the original proceeding, malice on the part of Defendants, and damages suffered by Ms. Melford as a result of the original proceeding. Towd also argues that it was not the legal cause of the original proceeding against Ms. Melford. Additionally, Defendants contend that they are entitled to summary judgment as to Ms. Melford's claim for punitive damages. Ms. Melford moved for partial summary judgment as to liability, contending that there are no genuine issues of material fact to refute any element of malicious prosecution. Additionally, Ms. Melford requests judgment as a matter of law as to two of the Defendants' affirmative defenses: that the impact rule bars recovery for emotional damages and that Ms. Melford is not entitled to punitive damages.

A. The Loan Agreement

On November 19, 2007, Plaintiff entered into a loan agreement with Regions Bank d/b/a Regions Mortgage ("Regions Bank") for the purchase of residential property located at 9297 N. Saponaria Drive, Citrus Springs, Florida, where Plaintiff and her now former spouse Michael P. Watkins ("Mr. Watkins") resided. ECF No. [84] ¶¶ 3-4; ECF No. [78] ¶¶ 1-2.1 On April 29, 2008, Plaintiff, Mr. Watkins, and Regions Bank agreed to modify the terms of repayment of the subject debt pursuant to a *1121loan modification agreement ("First Loan Modification"). ECF No. [84] ¶ 5. The First Loan Modification made Mr. Watkins a co-obligor on the subject debt. Id. ¶ 6.

On or about October 7, 2010, Plaintiff and Mr. Watkins divorced.2 Id. ¶ 7. On or about December 27, 2011, Plaintiff deeded all right, title, and interest she had in the property that she co-owned with Mr. Watkins to him alone. Id. ¶ 8. On or about April 17, 2012, Plaintiff, Mr. Watkins, and Regions Bank entered into an agreement to modify the terms of the subject debt pursuant to another loan modification agreement ("Second Loan Modification"). Id. ¶ 16. The Second Loan Modification expressly released Plaintiff from her obligation under the subject debt, stating in relevant part that:

[Regions Bank d/b/a Regions Mortgage] does hereby consent to the assumption by [Michael P. Watkins] of the indebtedness owed subject to the terms, conditions, and modifications herein stated and does hereby release [Judith Watkins] from obligations under the Note and Security Instrument

Id. ¶¶ 17, 18.

B. The Foreclosure Action

On or about January 1, 2015, Mr. Watkins defaulted under his obligations under the subject debt. ECF No. [84] ¶ 19. Towd owned the subject debt. ECF No. [103] ¶ 20. U.S. Bank is the trustee of Towd and is tasked to carry out functions on its behalf. ECF No. [78] ¶ 5. SPS is an attorney-in-fact of Towd. Id. ¶ 6. Kahane was retained by SPS to attempt to collect debts owed to Towd. ECF No. [84] ¶ 21. On March 9, 2016, Kahane's title department obtained a title report on the Property through Florida Premier Title & Escrow identifying Judith Watkins as a defendant to be named in a foreclosure action as the note maker and the signor of the mortgage. ECF No. [81] ¶¶ 16, 18. A foreclosure complaint was sent to SPS for verification as part of a package of documents providing underlying support for the allegations in the complaint. Id. ¶ 20-22. The verification package included the Second Loan Modification and an internal SPS form listing Mr. Watkins as "Borrower" and leaving "Co-Borrower" blank. ECF No. [88]3 at 467, 522. SPS verified the foreclosure complaint. ECF No. [81] ¶ 23. Additionally, as a matter of procedure, prior to filing a complaint, various Kahane employees review the complaint and the supporting documents, including the preliminary title report. ECF No. [78] ¶ 9.

On April 25, 2016, Kahane, on behalf of Towd and U.S. Bank, filed a Verified Complaint to Foreclose Mortgage ("Foreclosure Complaint") against various interested parties including Judith Watkins and Mr. Watkins in the Circuit Court of the Fifth Judicial Circuit in and for Citrus County, Florida, Case No. 2016 CA 000336 ("Foreclosure Action"). Id. ¶ 8. Attached to Defendants' Foreclosure Complaint was a copy of original promissory note, the First Loan Modification, and the Second Loan Modification. ECF No. [84] ¶ 22. The Foreclosure Complaint alleged that

9. Defendant(s), JUDITH P. WATKINS A/K/A JUDITH PAULINE WATKINS has defaulted under the Note and Mortgage by failing to pay the January 1, 2015 payment and all subsequent payments due thereafter.
...
*112212. Defendant(s), JUDITH P. WATKINS A/K/A JUDITH PAULINE WATKINS, owes Plaintiff $ 193,794.32 that is due on the principal on the Note and Mortgage, together with interests from December 1, 2014, late charges, all costs of collection (including title search expenses for ascertaining necessary parties to this action), and reasonable attorney's fees.

Id. ¶ 23. The Document Control Officer for SPS verified the Foreclosure Complaint's representations, acting as attorney-in-fact for Towd, by U.S. Bank as their trustee. ECF No. [105] ¶ 24; See also ECF No. [54-1] at 7. Pursuant to Fla. R. Civ. P. 1.115, the Officer declared that the facts alleged in the Foreclosure Complaint were true and correct. Id.

The fact that Plaintiff had been released from the subject debt was communicated to Kahane on multiple occasions from June 17, 2016 through July 31, 2017. ECF No. [84] ¶ 42. On or about June 23, 2016, Ms. Melford sent a letter to Kahane requesting to be dropped as a defendant and stating that Ms.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Cite This Page — Counsel Stack

Bluebook (online)
371 F. Supp. 3d 1116, Counsel Stack Legal Research, https://law.counselstack.com/opinion/melford-v-kahane-assocs-flsd-2019.