Nnodim v. US Bank National Association

CourtDistrict Court, D. Massachusetts
DecidedNovember 22, 2023
Docket1:22-cv-11125
StatusUnknown

This text of Nnodim v. US Bank National Association (Nnodim v. US Bank National Association) is published on Counsel Stack Legal Research, covering District Court, D. Massachusetts primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Nnodim v. US Bank National Association, (D. Mass. 2023).

Opinion

UNITED STATES DISTRICT COURT DISTRICT OF MASSACHUSETTS

AMADI NNODIM, Plaintiff,

v. No. 22-cv-11125-DLC

U.S. BANK TRUST ASSOCIATION, Not In Its Individual Capacity But Solely As Trustee For LB- Igloo Series IV Trust, RUSHMORE LOAN MANAGEMENT SERVICES, and JOHN T. PRECOBB, Defendants.

MEMORANDUM AND ORDER ON DEFENDANT JOHN T. PRECOBB’S MOTION FOR SUMMARY JUDGMENT

CABELL, Chief U.S.M.J. In this residential mortgage dispute, Amadi Nnodim (“Nnodim” or “the plaintiff”) has brought suit against various entities in an effort to stave off the foreclosure of his home in Winthrop, Massachusetts, including (1) U.S. Bank Trust Association (“USBTA”), as Trustee for LB-Igloo Series IV Trust, which holds the mortgage and promissory note he gave to secure the property; (2) USBTA’s loan servicer Rushmore Loan Management Services (“Rushmore”); and (3) USBTA’s and Rushmore’s attorney, John T. Precobb, Esq. (“Attorney Precobb”). Attorney Precobb moves for summary judgment, principally on the ground that the litigation privilege bars the claims against him. (D. 43). For the reasons that follow, the court agrees and grants the motion for summary judgment.

I. PROCEDURAL HISTORY The plaintiff initiated this action in June 2022 by filing a lawsuit against USBTA in the Land Court Department of the Trial Court of Massachusetts (“the Land Court”), which USBTA timely removed to federal court. (D. 1-1) (D. 1-3) (D. 14-1, p. 53). In November 2022, the plaintiff filed the operative amended complaint (“operative complaint”), asserting thirteen counts against USBTA, Rushmore, and Attorney Precobb (“defendants”). In essence, the operative complaint alleges that various mortgagees received the plaintiff’s mortgage payments but failed to credit them to the plaintiff’s accounts and damaged his credit rating. It further alleges that when the plaintiff, then in arrears and

accorded the opportunity to pay a reinstatement, paid the entire reinstatement amount of $55,373.41 on October 21, 2022, the defendants deceptively and fraudulently increased the reinstatement amount by $20,369.28 and demanded that the plaintiff pay this amount to avoid foreclosure. The defendants also allegedly discriminated against the plaintiff, who is an African American of Nigerian descent, and conspired to take his property by not crediting his mortgage payments and by increasing the reinstatement fee.1 (D. 15, ¶¶ 13-22, 36-38, 113-115). In opposing summary judgment, the plaintiff emphasizes Attorney Precobb’s involvement in the October 2022 increase, which allegedly forced

the plaintiff to pay the extra amount to avoid foreclosure. The operative complaint asserts that the defendants violated the Massachusetts Civil Rights Act, M.G.L. c. 12, § 11I (“MCRA”); the Real Estate Settlement Procedures Act, 12 U.S.C. § 2605; the Fair Debt Collection Practices Act, 15 U.S.C. § 1692e; the Massachusetts Unfair and Deceptive Trade Practices Act, M.G.L. c. 93A, § 9; and 42 U.S.C. §§ 1985(3), 1986. It additionally sets out Massachusetts common law claims for conversion, intentional infliction of emotional distress, breach of contract, and breach of the implied covenant of good faith and fair dealing against the defendants. (D. 15). The operative complaint also brings a claim against Attorney Precobb for interference with contractual or

advantageous business relations. II. STANDARD OF REVIEW Entitlement to summary judgment requires the movant to show “there is no genuine dispute as to any material fact.” Dusel v. Factory Mut. Ins. Co., 52 F.4th 495, 503 (1st Cir. 2022) (affirming allowance of defendant’s summary judgment motion) (citation omitted). “A fact is material if it ‘might affect the outcome of

1 The defendants also purportedly retaliated against the plaintiff for filing this action. (D. 15). the suit under the governing law.’” Grace v. Bd. of Tr., Brooke E. Boston, 85 F.4th 1, 10 (1st Cir. 2023) (citation omitted). “A genuine dispute as to a material fact exists if a rational

factfinder, viewing the evidence ‘in the light most flattering to the party opposing’ summary judgment, could resolve the dispute in that party’s favor.” Id. (citation omitted). III. FACTUAL BACKGROUND2 In 2003, the plaintiff executed a note promising to pay GMAC Mortgage Corporation (“GMAC”) $280,000 and granted a mortgage on his property to Mortgage Electronic Registration Systems, Inc. (“MERS”) as nominee for GMAC. (D. 14-1, pp. 1-23).3 The mortgage gave GMAC the statutory power of sale4 and the authority to accelerate the amount due in the event the plaintiff breached the

2 In a reply brief to the plaintiff’s summary judgment opposition, Attorney Precobb asks the court not to consider the plaintiff’s exhibits (D. 49) and the plaintiff’s opposition memorandum (D. 50) because the plaintiff filed them one day after the October 17, 2022 deadline. (D. 51). In light of the brief delay and the lack of prejudice to Attorney Precobb, the court will consider the filings as part of the summary judgment record.

3 The parties did not file the note or the mortgage in connection with the summary judgment motion. USBTA, however, filed these documents in an exhibit attached to a motion for sanctions. (D. 14-1, pp. 30-34). Accordingly, the court considers the note and the mortgage as part of the summary judgment record pursuant to Federal Rule of Civil Procedure 56(c)(3) (“Rule 56(c)(3)”). See Wahlstrom v. Zurich Am. Ins. Co., Civil No. 19-12208-LTS, 2022 WL 20416909, at *3 n.4 (D. Mass. Aug. 17, 2022) (explaining Rule 56(c)(3) allows court to “consider other materials in the record” and rejecting argument “Court cannot consider the original answers in the context of the pending summary judgment motion”); Mills v. Turner, Civil Action No. 15-13267-MLW, 2017 WL 3670967, at *4 (D. Mass. Aug. 25, 2017).

4 See Pinti v. Emigrant Mortg. Co., Inc., 33 N.E.3d 1213, 1218 (Mass. 2015) (“[M]ortgagee may conduct a foreclosure by exercise of the statutory power of sale set out in [M.G.L. c. 183,] § 21,” without judicial approval where mortgage gives “mortgagee a power of sale and includes by reference the statutory power.”). covenant to pay the principal and interest “when due.” (D. 14-1, pp. 6, 18). Correspondingly, the mortgage allowed the plaintiff to reinstate the mortgage and avoid foreclosure after an

acceleration, provided he met certain conditions. (D. 14-1, p. 16). In 2012, MERS assigned the mortgage to GMAC Mortgage, LLC. (D. 14-1, p. 24). A number of mortgage assignments occurred thereafter. (D. 14-1, pp. 30-34). In April 2022, Rushmore sent the plaintiff a “90-Day Right to Cure Your Mortgage Default” notice identifying 24 alleged missed payments starting on September 1, 2020. The notice warned that nonpayment may result in eviction from the plaintiff’s home after a foreclosure. (D. 14-1, pp. 45- 47). In May 2022, USBTA obtained a military affidavit under the Servicemembers Civil Relief Act, 50 U.S.C. § 3931, stating that the plaintiff was not in the military. (D. 14-1, p. 50).

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Nnodim v. US Bank National Association, Counsel Stack Legal Research, https://law.counselstack.com/opinion/nnodim-v-us-bank-national-association-mad-2023.