Olson v. Atlantic Mortgage & Investment Corp.

24 F. Supp. 2d 976, 1998 U.S. Dist. LEXIS 17073, 1998 WL 758386
CourtDistrict Court, D. Minnesota
DecidedSeptember 14, 1998
DocketCiv. 6-96-338(RLE)
StatusPublished
Cited by2 cases

This text of 24 F. Supp. 2d 976 (Olson v. Atlantic Mortgage & Investment Corp.) is published on Counsel Stack Legal Research, covering District Court, D. Minnesota primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Olson v. Atlantic Mortgage & Investment Corp., 24 F. Supp. 2d 976, 1998 U.S. Dist. LEXIS 17073, 1998 WL 758386 (mnd 1998).

Opinion

MEMORANDUM ORDER

ERICKSON, United States Magistrate Judge.

I. Introduction

This matter came before the undersigned United States Magistrate Judge pursuant to the consent of the parties, in accordance with the provisions of Title 28 U.S.C. § 636(c), upon the Defendant’s Motion for Summary Judgment.

A Hearing on the Motion was conducted on February 12, 1998, at which time the Plaintiffs appeared by Tamara L. Yon, Esq., and the Defendant appeared by John T. Kelly, Esq.

For reasons which follow, the Defendant’s Motion for Summary Judgment is granted.

II. Factual and Procedural Background

On November 29, 1993, the Plaintiffs executed and delivered a Note, in the principal amount of $67,104.00, in order to finance their purchase of certain real estate which was located at R.R. 2, Box 92, in Mahnomen, Minnesota. The Note was secured by a Mortgage, which was approved by the Federal Housing Administration (“FHA”), and which granted the lender, Metropolitan Federal Bank, F.S.B. (“Metropolitan”), a security interest in the real estate that the Plaintiffs had purchased. On April 24,1995, Metropolitan assigned its interest in the Mortgage to the Defendant. Shortly thereafter, in September of 1995, the Plaintiffs defaulted on their Note payments and, consistent with the terms of the Mortgage, the Defendant notified the Plaintiffs, by a writing dated September 20, 1995, that they were in default.

As related by the Plaintiffs, they were unable to meet their repayment obligations because Anita D. Olson (“Ms.Olson”) had become disabled, and was unable to work. Ms. Olson has averred that she attempted to renegotiate the terms of the Mortgage with one representative of the Defendant, who was “very difficult to work with” and, having been denied permission to remedy a defaulted payment by doubling future Mortgage payments, the Plaintiffs were informed of alternative means to avoid foreclosure. Affidavit of Anita D. Olson, at ¶ 3.

When the Plaintiffs failed to make their Note payment in October of 1995, the Defendant transmitted a letter to them, which was dated October 16, 1995, and which informed them of the Defendant’s willingness to work with them in curing their default or, if necessary, in discussing alternatives to a foreclosure on their Mortgage. Thereafter, Martha DuBose (“DuBose”), 1 who was a Risk Analyst/FHA Loss Mitigator for the Defendant, advised the Plaintiffs of a preforeelosure program, which was created by the United States Department of Housing and Urban Development, and which was known as the “Short Sale Program.” Under this program, the Plaintiffs would be afforded the opportunity of selling their real estate for an amount which was less than their loan indebtedness to the Defendant, and without incurring a deficiency liability. The Plaintiffs made application to invoke the Short Sale Program.

On December 8, 1995, the Defendant approved the Plaintiffs’ participation in the Short Sale Program. Among the conditions which the Plaintiffs were obligated to satisfy in order to sell their property pursuant to “the Short Sale Program, were (1) procur-ring a signed contract of sale with a qualified buyer on or before March 8,1996; (2) agreeing that the “net” sales proceeds resulting from any such sale would be at least 87% of the Property’s appraised value of $72,000.00, or $62,640.00; and (3) completing the sale of the Property within 90 days from the date of [the Defendant’s] approval of the [Plaintiffs] participation in the Short Sale Program, in other words, on or before March 7, 1996.” Affidavit of Martha DuBose, at ¶ 7.

The Plaintiffs first attempted to sell their property, pursuant to the Short Sale Pro *978 gram, to Tammy and Del-Alien Bellanger, but the Defendant rejected the Bellanger’s application to assume the Plaintiffs’ loan obligations. Thereafter, on January 22, 1996, the Plaintiffs entered an agreement to sell their real estate to Bob and Ann Gordon, for the sum of $67,000.00, with a closing date of March 7, 1996. Prior to the closing date, however, Ms. Olson contacted the Defendant and requested that the closing date be extended to March 18, 1996, in order to allow the Plaintiffs additional time to repair certain damage to the property. Although not required to do so, DuBose consented to the extension, and the closing occurred on March 18, 1996, with the Plaintiffs selling the property to the Gordons for $68,979.02. On March 21,1996, the closing agent delivered a check to the Plaintiff in the amount of $62,-536.92 and, on the same day, the Defendant executed a Satisfaction of Mortgage, and caused the same to be filed with the Mahno-men County Recorder.

Ms. Olson relates that, prior to the closing on their real estate, the property sustained smoke damage and, consistent with routine adjusting practices, the Plaintiffs’ insurer issued the insurance check, for the payment of cleaning and related services, for the joint endorsement of the Plaintiffs and the Defendant. According to Ms. Olson, in April of 1996, she contacted the Defendant in order to secure the release of that check, and was informed that the Defendant was holding the check because the Plaintiffs were in default on their loan obligations. As stated by Ms. Olson, “[ajfter several attempts to try to obtain the check on my own, I eventually had to hire an attorney to obtain the insurance check,” which she received in June of 1996. Affidavit of Anita D. Olson, at ¶ 6. In contrast, the Defendant argues that, “after endorsing the check and releasing the check to the [Plaintiffs], Ms. DuBose received confirmation on April 18, 1996 that the [Plaintiffs] had endorsed and delivered the same to Jim Hanson of Servicemaster as payment for repairing the fire-damaged property.” Defendant’s Reply Memorandum, at page 4 n. 1. 2

On June 24, 1996, Ms. Olson met with Jamie Abrahamson (“Abrahamson”), who is a Vice President of the American State Bank of Erskine, Minnesota (“American State Bank”), in order to secure a Minnesota Housing Finance Agency (“MHFA”) home improvement loan. On the following day, Ms. Olson provided Abrahamson with a completed MHFA loan application, and copies of the Plaintiffs’ W-2 Wage and Tax Statements for 1995. Independently, Abrahamson secured a credit report. on the Plaintiffs, from CSC Grand Forks (“CSC”), which was consistent with American State Bank’s loan procedures. During a meeting on June 25, Abrahamson asked Ms. Olson for an explanation as .to why the CSC credit report contained an entry, under the name of the Plaintiffs, which stated: “Foreclosure Process Started/FHA Mortgage.” After responding that the entry was in error, Ms. Olson telephoned DuBose, on June 26, 1996, in order to report the error. Unfortunately, Ms. Olson did not disclose that the error had been observed in the CSC report.

Nonetheless, Ms. Olson’s telephone call alerted DuBose to the existence of a coding error as to the Plaintiffs’ account with the Defendant.

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24 F. Supp. 2d 976, 1998 U.S. Dist. LEXIS 17073, 1998 WL 758386, Counsel Stack Legal Research, https://law.counselstack.com/opinion/olson-v-atlantic-mortgage-investment-corp-mnd-1998.