Michael Scott v. First S. Nat'l Bank

936 F.3d 509
CourtCourt of Appeals for the Sixth Circuit
DecidedAugust 29, 2019
Docket18-6130
StatusPublished
Cited by104 cases

This text of 936 F.3d 509 (Michael Scott v. First S. Nat'l Bank) is published on Counsel Stack Legal Research, covering Court of Appeals for the Sixth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Michael Scott v. First S. Nat'l Bank, 936 F.3d 509 (6th Cir. 2019).

Opinion

RECOMMENDED FOR FULL-TEXT PUBLICATION Pursuant to Sixth Circuit I.O.P. 32.1(b) File Name: 19a0220p.06

UNITED STATES COURT OF APPEALS FOR THE SIXTH CIRCUIT

MICHAEL L. SCOTT; LINDA A. LARKIN, ┐ Plaintiffs-Appellants, │ │ > No. 18-6130 v. │ │ │ FIRST SOUTHERN NATIONAL BANK, │ Defendant-Appellee. │ ┘

Appeal from the United States District Court for the Eastern District of Kentucky at Lexington. No. 5:16-cv-00281—Karen K. Caldwell, Chief District Judge.

Argued: August 9, 2019

Decided and Filed: August 29, 2019

Before: CLAY, LARSEN, and READLER, Circuit Judges. _________________

COUNSEL

ARGUED: Richard A. Getty, THE GETTY LAW GROUP, PLLC, Lexington, Kentucky, for Appellants. Robert C. “Coley” Stilz III, KINKEAD & STILZ, PLLC, Lexington, Kentucky, for Appellee. ON BRIEF: Richard A. Getty, Danielle Harlan, THE GETTY LAW GROUP, PLLC, Lexington, Kentucky, for Appellants. Robert C. “Coley” Stilz III, KINKEAD & STILZ, PLLC, Lexington, Kentucky, Stanton L. Cave, LAW OFFICE OF STAN CAVE, Lexington, Kentucky, for Appellee. _________________

OPINION _________________

CLAY, Circuit Judge. Plaintiffs Michael L. Scott and Linda A. Larkin filed a five count Complaint in state court against Defendant First Southern National Bank (“First Southern”) after No. 18-6130 Scott, et al. v. First S. Nat’l Bank Page 2

First Southern failed to extend additional loans to finance Plaintiffs’ commercial renovation project. First Southern removed the action to federal district court, properly invoking federal question jurisdiction, see 28 U.S.C. §§ 1331 and 1441, for Plaintiffs’ claims under the Fair Credit Reporting Act (“FCRA”), 15 U.S.C. § 1681, et seq., and supplemental jurisdiction over Plaintiffs’ related state common law claims, see 28 U.S.C. § 1367. After discovery, First Southern moved for summary judgment on all claims. In response, Plaintiffs filed a motion for partial summary judgment on their claim that First Southern breached its duty of good faith and fair dealing. The district court granted First Southern’s motion for summary judgment, denied Plaintiffs’ motion for partial summary judgment, and entered judgment in favor of First Southern. Plaintiffs filed this timely appeal.

For the reasons provided below, we AFFIRM the district court.

I. BACKGROUND

A. Factual History

Plaintiffs own two dental practices, several LLC’s that own properties that Plaintiffs use to generate rental income, a sports bar, and an indoor basketball gymnasium that they also rent out as an event center. Around 2009, Scott began “buying property” that he “could rehab” because “it was a great time to buy . . . especially in Cincinnati.” (Scott Dep., ECF No. 66-2 at PageID #322.) To further his property-investment efforts, Scott obtained a $300,000 commercial line of credit (“Credit Line”) from First Southern.

Scott had previously taken out several loans from First Southern, including a home equity loan, a line of credit, and a construction loan. From his prior dealings with First Southern, Scott knew that First Southern went through a “process” before it “len[t] money or renew[ed] notes to approve people for loans.” (Id. at 316.) Scott knew that this process entailed “collect[ing] . . . financial information about the borrower” through “[p]ersonal financial statements” and “credit reports” and gathering “information about the collateral that’s going to be pledged.” (Id. at 317.) And Scott understood that First Southern evaluated this financial information before deciding whether to approve a borrower for a loan. No. 18-6130 Scott, et al. v. First S. Nat’l Bank Page 3

In June 2013, Scott sought a loan from First Southern to convert a vacant former hotel into 26 apartment units and two commercial spaces. To support his loan request, Scott provided First Southern with a total cost estimate of $941,793.32 for the renovation. Scott submitted the cost estimate to Rocky Mason, the Community President of First Southern’s Lexington branch who managed Plaintiffs’ accounts at First Southern. Scott and Mason also communicated about the loan request via text message, discussing, among other things, the terms of the potential loan, the bank’s appraisal of Scott’s collateral, and the bank’s valuation of the renovation project.

After First Southern received the cost estimates for the renovation project from Scott, First Southern followed its usual process for reviewing a request for a sizable loan. An analyst from First Southern evaluated Plaintiffs’ financial statements, three years of Plaintiffs’ tax returns, and Plaintiffs’ credit report. The analyst compiled Plaintiffs’ financial information into a “loan presentation” that was submitted to First Southern’s Executive Loan Committee. After reviewing the loan presentation, the Executive Loan Committee approved Plaintiffs’ loan request.

On July 23, 2013, Plaintiffs and First Southern executed a Commercial Loan Agreement through which Frist Southern extended Plaintiffs a commercial loan for the renovation project (“Construction Loan”). The Commercial Loan Agreement provided that the “maximum total principal balance” for the Construction Loan “will not exceed $1,013,519.00.” (Loan Agreement, ECF No. 66-11 at PageID #582.) The Commercial Loan Agreement, by its terms, represented “the complete and final expression of the understanding between” Plaintiffs and First Southern, provided that it could “not be amended or modified by oral agreement,” and stated that “[n]o amendment or modification . . . is effective unless made in writing and executed” by Plaintiffs and First Southern. (Id. at PageID #587.)

While the Commercial Loan Agreement did not contain any promise that First Southern would extend additional loans to Plaintiffs, Scott believed that First Southern would loan him any extra funds needed to complete the renovation. According to Scott, he and Mason had discussed the possibility of cost overruns before Plaintiffs and First Southern entered into the Commercial Loan Agreement; Mason understood that overruns were likely and told Scott that because of Scott’s longstanding relationship with First Southern, Mason “d[id]n’t see [Scott] No. 18-6130 Scott, et al. v. First S. Nat’l Bank Page 4

having any problems” obtaining additional financing. (Scott Dep., ECF No. 66-2 at PageID #336.) Scott asserts that Mason “represented [that] the project was going to be finished.” (Id. at PageID #345.) Scott states that he relied on Mason’s assurances that Scott could obtain additional funding in deciding to finance the project through First Southern rather than through a different lending institution.

In early November 2013, Scott informed Mason via text message that Plaintiffs would likely need an additional $400,000 to complete the renovation. Scott asked Mason to “let me know as soon as possible” if First Southern “cannot do” the additional loan because Scott could “get it from PNC” instead. (Text Messages, ECF No. 66-7 at PageID #533.) In response, Mason asked Scott to provide a “breakdown” for the additional $400,000 Scott might request. (Id.) Scott stated that he would have the architect for the renovation project explain to Mason the reasons for requesting the additional funds.

On November 9, 2013 and November 27, 2013, the architect provided Mason with revised bids for certain individual components of the renovation.

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