Morris v. Wells Fargo & Company

District Court, N.D. California·Decided December 19, 2024·No. 4:23-cv-03277·Unknown

Opinion

1 2 3 6 7 ANTHONY MORRIS, Case No. 23-cv-03277-HSG

8 Plaintiff, AMENDED ORDER GRANTING IN PART AND DENYING IN PART 9 v. MOTION TO DISMISS

10 WELLS FARGO & COMPANY, et al., Re: Dkt. No. 62 11 Defendants.

12 13 Before the Court is Wells Fargo & Company and Wells Fargo Bank, N.A.’s motion to 14 dismiss Plaintiff’s first amended class action complaint, Dkt. No. 62. The Court finds the matter 15 appropriate for disposition without oral argument and deems it submitted. See Civil L.R. 7-1(b). 16 The Court GRANTS IN PART AND DENIES IN PART the motion. 18 On May 23, 2023, Anthony Morris (“Plaintiff”) filed this putative class action against 19 Wells Fargo & Company (“WF & Co.”), Wells Fargo Bank, N.A. (“the Bank”), and Wells Fargo 20 Home Mortgage, Inc., in San Francisco Superior Court. Dkt. No. 1. On June 30, 2023, the 21 defendants removed the case to federal court. Id. 22 Plaintiff’s lawsuit arises from “[Wells Fargo’s] failure to return to its borrowers massive 23 amounts of money Wells Fargo made after it wrongly charged borrowers rate lock extension fees 24 (“RLEFs”) on the borrowers’ respective Wells Fargo mortgage applications.” Dkt. No. 1-1 25 (“Compl.”) ¶ 1. As relevant here, “RLEFs extend the period in which a quoted mortgage interest 26 rate is ‘locked in’ against potential market fluctuations.” Id. Whether the borrower or the lender 27 is responsible for paying the RLEF is a matter of “lender policy,” but generally the party at fault 1 policy during the relevant time period, which purported to “charge borrowers for RLEFs only 2 when the borrowers [were] at fault for delays and [to] absorb[] those fees itself . . . when the fault 3 [was] Wells Fargo’s.” Id. ¶ 21. During the same period, the company allegedly also had a policy 4 of limiting their obligation to refund RLEFs to instances of its own “willful misconduct.” Id. ¶ 22. 5 In his initial complaint, Plaintiff alleged that he applied for a home mortgage with Wells 6 Fargo in early 2005, and that Wells Fargo knowingly misrepresented to him that he owed an 7 RLEF in the amount of $4,087.13, which he paid. Id. ¶¶ 27, 29, 50. Plaintiff only discovered the 8 wrongdoing many years later in 2013 when, unprompted, “Wells Fargo mailed Plaintiff a letter 9 enclosing a purported refund check for the RLEF he was wrongfully charged by Wells Fargo in 10 connection with his mortgage.” Id. ¶ 30. Plaintiff’s original complaint asserted state law claims 11 for unjust enrichment, money had and received, conversion, and civil theft on behalf of Plaintiff 12 and a nationwide class of borrowers who received RLEF refunds. Id. ¶¶ 64–99. 13 The three named defendants moved to dismiss the complaint in its entirety. Dkt. No. 19. 14 The Court rejected their arguments that Plaintiff’s claims were time-barred and that Plaintiff had 15 failed to sufficiently state claims against WF & Co. See Morris v. Wells Fargo & Co., No. 23- 16 CV-03277-HSG, 2024 WL 781036, at *4–5 (N.D. Cal. Feb. 26, 2024) (“Order”).1 But the Court 17 ultimately granted the motion to dismiss with leave to amend on the basis that Plaintiff’s 18 allegations as to the exact nature of the defendants’ misconduct were too vague and conclusory to 19 state a legally cognizable theory for his claims. Id. at 6. Specifically, the Court found that 20 Plaintiff failed to plead with particularity facts about “the parties’ course of conduct during the 21 loan transaction (for example, whether closing was delayed beyond the rate lock period, and what 22 party contributed to that delay), the specific representations made about the length of the 23 application process and why they were misleading, or anything else that demonstrates Defendants' 24 RLEF-related wrongdoing.” Id. at 5. 25 Plaintiff timely filed an amended complaint against WF & Co. and the Bank 26 (“Defendants”). Dkt. No. 56 (“FAC”). The amended complaint contains additional facts about 27 1 Plaintiff’s loan transaction. Id. ¶¶ 30–39. Plaintiff now alleges that at the point he was 2 conditionally approved for his loan with Wells Fargo on April 14, 2005, he elected to “lock in” a 3 particular interest rate for a certain amount of time because he was “confident in his ability to 4 close the loan on time,” and “[had] not been informed of the consequences of the loan not closing 5 within the rate lock period.” Id. ¶ 33. Then, at some point during the loan closure process, Wells 6 Fargo told him that his application lacked certain documentation, and that he would be “required 7 to (re)submit these documents and pay an RLEF due to the resulting delay in closing his loan.” 8 Id. ¶ 35. Plaintiff alleges that he agreed to submit the relevant documentation to avoid an 9 increased interest rate, even though he believed he had previously submitted all the necessary 10 documents, and, as a result of the resubmission, the loan “did not close during the rate lock 11 period.” Id. Then, “[a]ssuming Wells Fargo was applying its stated policy fairly, and not wanting 12 to delay the loan closure even further, Plaintiff subsequently paid an RLEF of $4,087.13.” Id. 13 The amended complaint also includes facts summarizing a Wells Fargo employee- 14 whistleblower’s allegations that Defendants “orchestrated an effort to shift the cost of RLEFs onto 15 borrowers instead of the bank,” which “involved blaming customers for delays in the loan process 16 and improperly charging them RLEFs.” FAC ¶ 41. Additionally, Plaintiff restyled his unjust 17 enrichment claim as a quasi-contract claim and removed the civil theft claim. Id. ¶ 78. 18 Defendants move to dismiss the amended complaint with prejudice. Dkt. No. 62 (“Mot.”) at 3. 20 Federal Rule of Civil Procedure 8(a) requires that a complaint contain “a short and plain 21 statement of the claim showing that the pleader is entitled to relief.” Fed. R. Civ. P. 8(a)(2). A 22 defendant may move to dismiss a complaint for failing to state a claim upon which relief can be 23 granted under Rule 12(b)(6). “Dismissal under Rule 12(b)(6) is appropriate only where the 24 complaint lacks a cognizable legal theory or sufficient facts to support a cognizable legal theory.” 25 Mendiondo v. Centinela Hosp. Med. Ctr., 521 F.3d 1097, 1104 (9th Cir. 2008). To survive a Rule 26 12(b)(6) motion, a plaintiff need only plead “enough facts to state a claim to relief that is plausible 27 on its face.” Bell Atl. Corp. v. Twombly, 550 U.S. 544, 570 (2007). A claim is facially plausible 1 the defendant is liable for the misconduct alleged.” Ashcroft v. Iqbal, 556 U.S. 662, 678 (2009). 2 Rule 9(b) imposes a heightened pleading standard where fraud is an essential element of a 3 claim. See Fed. R. Civ. P. 9(b) (“In alleging fraud or mistake, a party must state with particularity 4 the circumstances constituting fraud or mistake.”); see also Vess v. Ciba–Geigy Corp. USA, 317 5 F.3d 1097, 1107 (9th Cir. 2003). A plaintiff must identify “the who, what, when, where, and how” 6 of the alleged conduct, so as to provide defendants with sufficient information to defend against 7 the charge. Cooper v. Pickett, 137 F.3d 616, 627 (9th Cir. 1997). However, “[m]alice, intent, 8 knowledge, and other conditions of a person’s mind may be alleged generally.” Fed. R. Civ. P. 9 Rule 9(b).

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